Sustainability in Construction - Part I

Sustainability in the Construction Industry – Part I

A guide for RICS APC candidates on the key aspects of sustainable development and construction

Introduction

Sustainability is a core value of the Royal Institution of Chartered Surveyors (RICS) and a key competency for the Assessment of Professional Competence (APC). As a surveyor, you need to demonstrate your knowledge and understanding of the principles and practices of sustainable development and construction, as well as the relevant national and international regulations, standards and codes that apply to your area of work.

In this blogpost, we will cover some of the main topics that you should be familiar with as an APC candidate, such as:

• Sustainable development/construction

• National and international regulations

• Environmental assessment methods – e.g. SKA Rating, LEED, BREEAM, National Technical Standards, etc.

• Building Regulations and Codes

• Contaminated land

• Waste management

• Recyclable materials

We will also provide some real-life examples of sustainable projects and initiatives that illustrate the application of these topics in practice.

By the end of this blogpost, you should have a better understanding of the role and responsibility of surveyors in promoting and delivering sustainability in the construction industry, as well as the sources of information and guidance that you can refer to for further learning and development.

Sustainable Development in Construction

Sustainable development is defined by the United Nations as "development that meets the needs of the present without compromising the ability of future generations to meet their own needs" (UN, 1987). It is based on the recognition that the social, economic and environmental aspects of development are interdependent and need to be balanced and integrated.

Sustainable construction is the application of sustainable development principles to the construction industry. It aims to minimise the negative impacts and maximise the positive benefits of construction activities on the environment, society and economy, both in the short and long term. It covers the whole life cycle of buildings and projects, from planning and design, to construction and operation, to maintenance and refurbishment, to demolition and reuse.

Sustainability is important for the construction industry because it contributes to the global efforts to tackle the major challenges facing humanity, such as climate change, resource depletion, biodiversity loss, poverty, inequality and social injustice. It also creates opportunities for innovation, competitiveness, efficiency, resilience and growth. It enhances the quality and value of the built environment and the well-being and satisfaction of the users and stakeholders.

As surveyors, you have a significant influence and responsibility in ensuring that sustainability is embedded and implemented in the construction industry. You can do this by applying your professional skills and expertise to advise, assess, manage, monitor and report on the sustainability performance and outcomes of buildings and projects. You can also advocate and educate others on the importance and benefits of sustainability and act as role models and leaders in your field [1].

Relevant National and international regulations & Frameworks

There are various national and international regulations and frameworks that set the context and direction for sustainability in the construction industry. Some of the most relevant ones for the UK context are:

• The Climate Change Act 2008, which commits the UK to reduce its greenhouse gas emissions by at least 80% by 2050 compared to 1990 levels, and to set five-yearly carbon budgets to ensure progress towards this target [3].

• The UK Green Building Council (UKGBC), which is a membership organisation that brings together the construction industry and other stakeholders to drive the transformation towards a sustainable built environment. It provides guidance, standards, tools, training and advocacy on various aspects of sustainability, such as net zero carbon, circular economy, health and well-being, social value and nature-based solutions [2].

• The UN Sustainable Development Goals (SDGs), which are a set of 17 global goals and 169 targets that aim to end poverty, protect the planet and ensure peace and prosperity for all by 2030. They cover a wide range of issues that are relevant to the construction industry, such as clean energy, sustainable cities, responsible consumption and production, climate action, life on land and partnerships [3].

• The Paris Agreement, which is an international treaty that aims to limit the global average temperature rise to well below 2°C above pre-industrial levels, and to pursue efforts to limit it to 1.5°C. It requires all parties to submit nationally determined contributions (NDCs) that outline their plans and actions to reduce their greenhouse gas emissions and adapt to the impacts of climate change [4].

• The RICS Professional Statement on Sustainability and Commercial Property Valuation, which sets out the mandatory requirements and best practice guidance for valuers to incorporate sustainability into their valuation process and reporting. It covers the key sustainability factors that can affect the value of commercial property, such as energy efficiency, environmental certification, green leases, occupier demand and legislation [5].

These are some of the main national and international regulations and frameworks that you should be aware of and comply with as an APC candidate. You should also keep up to date with the latest developments and changes in the policy and regulatory landscape, as well as the industry best practice and standards, that affect sustainability in the construction industry.

Environmental Assessment Methods

Environmental assessment methods and tools are systems that are used to evaluate and improve the environmental performance and impacts of buildings and projects. They typically use a set of criteria and indicators that cover various aspects of sustainability, such as energy, water, materials, waste, pollution, biodiversity, transport, health and well-being. They also use a rating or scoring system that reflects the level of performance or achievement against the criteria and indicators.

Some of the main environmental assessment methods and tools that are used in the UK and internationally are:

• SKA Rating, which is a method developed by RICS that assesses the environmental performance of fit-out projects in offices, retail and higher education sectors. It uses over 100 good practice measures that are grouped into eight categories: energy and CO2, waste, water, materials, pollution, wellbeing, transport and project delivery. It awards a rating of gold, silver or bronze depending on the percentage of measures achieved [6].

• LEED (Leadership in Energy and Environmental Design), which is a method developed by the US Green Building Council that assesses the environmental performance of buildings and projects across their life cycle. It uses a set of prerequisites and credits that are grouped into nine categories: integrative process, location and transportation, sustainable sites, water efficiency, energy and atmosphere, materials and resources, indoor environmental quality, innovation and regional priority. It awards a rating of certified, silver, gold or platinum depending on the number of points earned [7].

• BREEAM (Building Research Establishment Environmental Assessment Method), which is a method developed by the Building Research Establishment (BRE) that assesses the environmental performance of buildings and projects across their life cycle. It uses a set of criteria and benchmarks that are grouped into ten categories: management, health and well-being, energy, transport, water, materials, waste, land use and ecology, pollution and innovation. It awards a rating of pass, good, very good, excellent or outstanding depending on the percentage of points achieved [8].

• National Technical Standards, which are a set of standards developed by the Ministry of Housing, Communities and Local Government (MHCLG) that set the minimum requirements for the design and construction of new homes in England. They cover six aspects of sustainability: access, space, water efficiency, energy efficiency, security and indoor environmental conditions. They are mandatory for all homes that receive public funding or are built on public land [5].

These are some of the main environmental assessment methods and tools that you should be familiar with and use as an APC candidate. You should also be able to explain the benefits and limitations of each method and tool, as well as the differences and similarities between them. You should also be able to apply them to real-life examples of buildings and projects that you have been involved in or have knowledge of.

Building Regulations and Codes for Sustainable Design & Construction

Building regulations and codes are sets of rules and standards that set the minimum requirements for the design and construction of buildings. They aim to ensure the health and safety, accessibility, functionality and performance of buildings, as well as to promote sustainability and reduce environmental impacts.

Some of the main building regulations and codes that set the minimum requirements for sustainability in the design and construction of buildings in the UK are:

• The Building Regulations 2010, which apply to England and Wales and are divided into 16 parts, each with a letter and a title. Part L (Conservation of fuel and power) sets the minimum requirements for the energy efficiency and carbon emissions of buildings, such as the U-values, air permeability, heating and cooling systems, lighting and renewable energy sources. Part F (Ventilation) sets the minimum requirements for the ventilation and indoor air quality of buildings, such as the ventilation rates, systems, controls and testing. Part G (Sanitation, hot water safety and water efficiency) sets the minimum requirements for the water efficiency and safety of buildings, such as the water consumption, fittings, appliances and hot water systems.

• The Building Standards 2017, which apply to Scotland and are divided into seven sections, each with a number and a title. Section 6 (Energy) sets the minimum requirements for the energy efficiency and carbon emissions of buildings, such as the U-values, air permeability, heating and cooling systems, lighting and renewable energy sources. Section 3 (Environment) sets the minimum requirements for the environmental performance and impacts of buildings, such as the water efficiency, waste management, pollution prevention and noise reduction.

• The Building Regulations (Northern Ireland) 2012, which apply to Northern Ireland and are divided into 18 parts, each with a letter and a title. Part F (Conservation of fuel and power) sets the minimum requirements for the energy efficiency and carbon emissions of buildings, such as the U-values, air permeability, heating and cooling systems, lighting and renewable energy sources. Part K (Ventilation) sets the minimum requirements for the ventilation and indoor air quality of buildings, such as the ventilation rates, systems, controls and testing. Part G (Sanitation, hot water safety and water efficiency) sets the minimum requirements for the water efficiency and safety of buildings, such as the water consumption, fittings, appliances and hot water systems [5].

These are some of the main building regulations and codes that set the minimum requirements for sustainability in the design and construction of buildings in the UK. You should be aware of and comply with the relevant regulations and codes that apply to your area of work and the type and location of buildings and projects that you are involved in. You should also be able to explain the rationale and objectives of each regulation and code, as well as the implications and consequences of non-compliance.

Contaminated Lands

Contaminated land is land that has been polluted or damaged by substances that are harmful to human health or the environment, such as chemicals, metals, oils, gases, asbestos, radioactive materials or biological agents. Contaminated land can pose risks and liabilities to the owners, occupiers, developers and users of the land, as well as to the surrounding communities and ecosystems.

Some of the main issues and challenges related to contaminated land are:

• Identifying and assessing the extent and nature of the contamination, as well as the potential sources, pathways and receptors of exposure and harm. This requires a thorough site investigation and risk assessment, using appropriate methods and techniques, such as desk studies, site surveys, sampling, testing and modelling.

• Remediating and managing the contamination, as well as preventing its spread and recurrence. This requires a suitable remediation strategy and plan, using appropriate methods and technologies, such as excavation, containment, treatment, disposal, monitoring and maintenance.

• Complying with the relevant legislation and regulations that govern the identification, assessment, remediation and management of contaminated land, such as the Environmental Protection Act 1990, the Environmental Damage Regulations 2009, the Contaminated Land Regulations 2006 and the Planning Policy Framework.

• Allocating and resolving the responsibilities and liabilities for the contamination, as well as the costs and benefits of the remediation and management. This requires a clear and fair apportionment of the duty of care and the polluter pays principle, as well as a transparent and collaborative communication and consultation with the stakeholders involved [5].

These are some of the main issues and challenges related to contaminated land that you should be aware of and address as an APC candidate. You should also be able to apply your professional skills and expertise to advise, assess, manage, monitor and report on the contaminated land issues and challenges that affect the buildings and projects that you are involved in or have knowledge of.

Waste Management

Waste management is the process of reducing, reusing, recycling and disposing of waste materials generated by construction activities. It is essential for minimising the environmental impacts of the construction industry, such as pollution, resource depletion, greenhouse gas emissions and landfill use. According to the UK government, the construction sector is responsible for around 60% of the total waste generated in the UK, and only around 50% of this waste is recycled or recovered.

As a RICS APC candidate, you need to demonstrate that you can identify the sources and types of waste in your projects, and implement appropriate waste management strategies, such as waste hierarchy, waste minimisation, waste segregation, waste audits and waste recovery. You also need to be aware of the relevant legislation and guidance that regulate waste management in the UK, such as the Waste (England and Wales) Regulations 2011, the Waste Duty of Care Code of Practice, and the RICS Professional Statement on Whole Life Carbon Assessment for the Built Environment.

Some examples of waste management practices in the construction industry are:

• Using prefabricated or modular components to reduce the amount of waste generated on site.

• Using recycled or reclaimed materials, such as aggregates, bricks, timber, glass and metals, to reduce the demand for virgin materials.

• Using biodegradable or compostable materials, such as hemp, straw, bamboo and cork, to reduce the environmental impact of waste disposal.

• Using digital technologies, such as Building Information Modelling (BIM), to improve the design and planning of projects, and reduce the errors and rework that cause waste.

• Implementing a Site Waste Management Plan (SWMP) to document the waste management activities and targets for a project, and monitor the performance and compliance [9], [11].

Recyclable Materials

Recyclable materials are materials that can be processed and transformed into new products or materials after their original use. They are an important aspect of sustainability in the construction industry, as they help to conserve natural resources, reduce waste, save energy and lower carbon emissions. According to the UK Green Building Council, using recycled materials can reduce the embodied carbon of a building by up to 20%.

As a RICS APC candidate, you need to demonstrate that you can select and specify recyclable materials for your projects, and evaluate their environmental and economic benefits and drawbacks. You also need to be familiar with the standards and certifications that indicate the recyclability and recycled content of materials, such as the ISO 14021, the BRE Green Guide, and the BREEAM scheme.

Some examples of recyclable materials in the construction industry are:

• Concrete, which can be crushed and reused as aggregate for new concrete or other applications, such as road base, drainage or landscaping.

• Steel, which can be melted and remoulded into new steel products, such as beams, bars, pipes or wires, without losing its strength or quality.

• Gypsum, which can be separated from plasterboard and recycled into new plasterboard or other products, such as cement or fertiliser.

• Plastic, which can be sorted and reprocessed into new plastic products, such as pipes, insulation, flooring or furniture.

• Wood, which can be chipped and recycled into new wood products, such as particleboard, fibreboard, pellets or mulch [10], [11].

Conclusion

In this blogpost, we have covered some of the key topics that you should know and understand as an APC candidate on sustainability in the construction industry. We have discussed the definition and importance of sustainable development and construction, the main national and international regulations and frameworks that govern sustainability in the construction industry, the main environmental assessment methods and tools that are used to measure and improve the sustainability performance of buildings and projects, the main building regulations and codes that set the minimum requirements for sustainability in the design and construction of buildings, and the main issues and challenges related to contaminated land and how they can be addressed.

We hope that this blogpost has been useful and informative for you and that it has helped you to prepare for your APC assessment. We also encourage you to explore and learn more about the topics that we have covered, as well as other topics that are relevant to your area of work and specialism. You can find more information and guidance on the RICS website, the UKGBC website, the BRE website, the MHCLG website, and other reputable sources.

Remember that sustainability is not only a competency, but also a value and a responsibility that you should uphold and demonstrate as a surveyor and as a member of the RICS. You should always strive to improve your knowledge and skills on sustainability and to apply them to your professional practice and development. You should also always act in the public interest and in accordance with the RICS ethical standards and code of conduct.

We wish you all the best for your APC assessment and your future career as a chartered surveyor.

References

Here are some of the references that we have used for this blogpost:

1. UN (1987). Report of the World Commission on Environment and Development: Our Common Future. Available at: https://sustainabledevelopment.un.org/content/documents/5987our-common-future.pdf

2. UKGBC (2021). About UKGBC. Available at: https://www.ukgbc.org/about-ukgbc/

3. UN (2021). Sustainable Development Goals. Available at: https://sdgs.un.org/goals

4. UNFCCC (2021). The Paris Agreement. Available at: https://unfccc.int/process-and-meetings/the-paris-agreement/the-paris-agreement

5. RICS (2017). Sustainability and Commercial Property Valuation. Available at: https://www.rics.org/globalassets/rics-website/media/upholding-professional-standards/sector-standards/valuation/sustainability-and-commercial-property-valuation-1st-edition-rics.pdf

6. RICS (2018). SKA Rating. Available at: https://www.rics.org/uk/upholding-professional-standards/sector-standards/building-surveying/ska-rating/

7. USGBC (2021). LEED. Available at: https://www.usgbc.org/leed

8. BRE (2021). BREEAM. Available at: https://www.breeam.com/

9. Carbon Trust (2011). Building the Future, Today: Transforming the Economic and Carbon Performance of the Buildings We Work In. Available at: https://www.carbontrust.com/media/81362/ctg047-building-the-future-today.pdf

10. RICS (2017). Whole Life Carbon Assessment for the Built Environment Professional Statement. Available at: https://www.rics.org/globalassets/rics-website/media/upholding-professional-standards/sector-standards/building-surveying/whole-life-carbon-assessment-for-the-built-environment-1st-edition-rics.pdf

11. UK Green Building Council (2015). Tackling Embodied Carbon in Buildings. Available at: https://www.ukgbc.org/wp-content/uploads/2018/04/Tackling-embodied-carbon-in-buildings.pdf