Full Planning Application for Demolition of Existing ......benchmark using current building...

5th Floor, Longcross Court, 47 Newport Road, Cardiff, CF24 0AD

Tel: +44 (0)29 2082 9200 Fax: +44 (0)29 2045 5321 Email: Website: www.wyg.com

Former Abattoir Site, Lon Groes, Gaerwen

Full Planning Application for Demolition of Existing

Abattoir Buildings and Construction of Industrial

Estate (B1/B2/B8)

Energy Statement

January 2019

Gaerwen Industrial Estate – Energy Statement

A109869 February 2019 www.wyg.com creative minds safe hands

Document control

Document: Energy Statement

Project: Gaerwen Industrial Estate

Client: Amber REI Holdings Ltd

Job Number: A109869

File Origin: \\CARDIFF31\Data\data\A109000-A109999\A109869 - Gaerwen Industrial Estate, Anglesey

Revision: Issue 01

Date: March 2019

Prepared by:

Richard Forbes

Checked by:

Richard Hemmings

Approved By:

David Glitz



Contents

1.0 Introduction .......................................................................................................... 2

1.1 Development Description ............................................................................................ 2

2.0 Energy Use and Carbon Dioxide Emission Policy ....................................................... 4

2.1 Planning Policy Wales ................................................................................................. 4

2.2 Local Planning Policy .................................................................................................. 4

2.3 Welsh Government Building Regulations L2A ................................................................ 5

2.4 Simplified Building Energy Model (SBEM) ..................................................................... 6

2.5 Summary of Energy and Carbon Emission Targets ........................................................ 6

3.0 Energy Design Strategy .......................................................................................... 7

3.1 Passive Design Measures (Be Lean) ............................................................................. 7

3.2 Active Design Measures (Be Clean) .............................................................................. 8

3.3 Unregulated Energy .................................................................................................... 9

3.4 Summary of Energy Efficient Design Specifications ....................................................... 9

4.0 Renewable Energy Technology Review .................................................................. 12

4.1 Macro Technology Solutions: District Scale ..................................................................13

4.1.1 District Heating ................................................................................................13

4.1.2 Gas-fired CHP ..................................................................................................14

4.1.3 Biomass Boiler / CHP ........................................................................................14

4.1.4 Large Scale PV Array (Solar Farm) ....................................................................14

4.1.5 Medium/Large Wind .........................................................................................15

4.2 Microgeneration Solutions: Individual Building Technologies .........................................16

4.2.1 Solar Thermal Hot Water Panels .......................................................................16

4.2.2 Photovoltaic Panels ..........................................................................................16

4.2.3 Heat Pumps .....................................................................................................17

4.3 Summary of Renewable and LZC Technologies ............................................................18



5.0 SBEM Calculation with Renewable Energy Technology ............................................. 19

6.0 Conclusion........................................................................................................... 20


www.wyg.com creative minds safe hands 1

Executive Summary

The following document is an Energy Statement prepared by WYG Asset and Facilities Management,

on behalf of the Applicants (Amber REI Holdings Ltd). The Energy Statement addresses the planning

requirements of Isle of Anglesey County Council as set out in Anglesey and Gwynedd Joint Local

Development Planning Document, adopted July 2017.

This Energy Statement has been prepared to illustrate the environmental aspects of the proposed

development highlighting the energy and carbon dioxide (CO2) emission profile and assess the options

available for reducing energy consumption and associated CO2 emissions in accordance with Isle of

Anglesey Council’s policies and guidelines. The document accompanies an outline planning application

for the redevelopment comprising c.27,041m2 of warehousing and ancillary office space. The site

comprises of 11.6ha of land.

National and local planning policies that apply to the proposed development have been reviewed

together with the Building Regulations Approved document part L2A to ensure the required energy

targets are achieved.

An innovative and coherent approach has been adopted to determine a baseline energy profile

producing preliminary calculations and results that meet the energy targets depicted in the policies.

Passive fabric measures across the building including improvements to the thermal performance and

air tightness above Part L requirements of the Building Regulations have been incorporated.

Policy PCYFF5: Carbon Management Summary

In appropriate non-residential development of 1,000m2 or more, an

energy statement addressing the following matter will be required:

1. Energy efficient design

2. Renewable energy feasibility of all on site renewable energy

technologies.



1.0 Introduction

1.1 Development Description

On behalf of the Applicant (Amber REI Holdings Ltd), the Energy Statement has been prepared in

support of a hybrid planning application in relation to the demolition of existing buildings at the site of

the former Welsh Country Foods Abbattoir, Lon Groes, Gaerwen, and the construction of an Industrial

Estate, comprising a total floorspace of 27,041m2 of class B1/B2/B8 uses.

The proposed new development involves the construction of 14 units consisting of predominantly

warehouse space with a mixture of office space too. The design of the units has yet to be finalised

however the floor area of each unit has been indicated in table 1.

WYG have collaborated with the design team to provide a strategy for the development that provides

an efficient envelope that reduces the demand for energy along with an intelligent building services that

efficiently runs the environmental factors within the buildings.

Unit Space Type (m2)

Office Warehouse Total

1 1,824 1,824

2 2,000 2,000

3 120 1,795 1,915

4 120 1,075 1,195

5 280 2,374 2,654

6 120 1,705 1,825

7 320 1,739 2,059

8 120 1,315 1,435

9 77 689 766

10 120 2,295 2,415

11 120 1,801 1,921

12 352 2,633 2,985

13 3,247 3,247

14 800 800

Total 1,749 25,292 27,041

Table 1: Proposed Floor Areas per Unit



Figure 1: Site Boundary of development



2.0 Energy Use and Carbon Dioxide Emission Policy

2.1 Planning Policy Wales

The Planning Policy Wales Edition 10 (PPW) was issued in December 2018 to set out the land use

planning policies of the Welsh Government. It provides a framework within which local development

plans can be prepared and planning applications and appeals can be determined.

At the heart of the PPW is a presumption in favour of sustainable development, and Local Development

Plans should follow this presumption so that development which is sustainable can be approved without

delay.

The framework sets out a structure for delivering sustainable development. Of relevance to energy and

carbon emission issues the following apply:

1.4.4 The Climate Change Act 2008 provides the statutory framework for the reduction of

greenhouse gas emissions in the UK. At the core of the Act is a requirement for the

UK to reduce net UK greenhouse gas emissions by 80% by 2050 – and CO2 emissions

by at least 34% by 2020 – against a 1990 baseline.

4.11 Promoting sustainability through ‘good design’. It should promote the efficient use of

resources, including land. It should seek to maximise energy efficiency and the

efficient use of other resources, minimise the use of non-renewable resources and

minimise the generation of waste and pollution.

2.2 Local Planning Policy

The proposed development is in Gaerwen, Anglesey, with the local policies adopted by Isle of Anglesey

County Council set out in Anglesey and Gwynedd Joint Local Development Plan.

The Isle of Anglesey Council and Gwynedd Council is committed to reducing energy consumption and

tackling climate change. To aid in the mitigation of climate change, developments should consider

energy efficiency from the outset. Within the local development plan specific policies highlight reducing

carbon emissions and adapting to the effects of climate change. With respect to the proposed

development the policy is defined as follows;



2.3 Welsh Government Building Regulations Part L2A

A new build building signifies the building regulations approved document Part L2A 2014 will be referred

to with regards to the relevant legal requirements and general guidance with respect to carbon emissions

compliance in Wales. A new build non-domestic building signifies the building regulations approved

document Part L2A 2014 will be referred to with regards to the relevant legal requirements and general

guidance in Wales.

The approved documents for non-domestic buildings provide guidance on how to comply with energy

efficiency requirements. Essentially to demonstrate compliance with L2A of the building regulations; the

following Criterion must be adhered to:

• Criterion 1 – The Building Emission Rate (DER) is no greater than the Target Emission Rate

(TER). For non-domestic buildings it is named the Building Emission Rate (BER).

• Criterion 2 – Are limits on performance of building fabric and fixed services being met?

• Criterion 3 – Has the risk of overheating in summer due to solar and other heat gains being

minimised?

• Criterion 4 – Is the building/building constructed and equipped to achieve the DER/BER?

• Criterion 5 – Has adequate information been provided to allow for the energy efficient operation

of the building?

The answers to achieving the criterion required under Part L2A 2014 (non-domestic building) are

explained in the energy strategy for the development set out in chapter 3.

Additionally, the calculations required to show compliance with Criterion 1 can also provide the

information needed to prepare the Energy Performance Certificate (EPC) for the buildings as required

by the Energy Performance of Buildings (England and Wales) Regulations 2012.

Strategic Policy PS6: Alleviating and Adapting to the Effects of Climate Change

To alleviate the effects of climate change and comply with the strategy policy PS 6, the

proposals shall demonstrate fully taken account of and respond the following:

Energy Hierarchy:

i. Reducing energy demand

ii. Energy efficiency

iii. Using low or zero carbon energy technologies wherever practical, viable and

consistent with the need to engage and involve communities; protect visual

amenities, the natural, built and historic environment and the landscape.



2.4 Simplified Building Energy Model (SBEM)

To demonstrate the Policy PCYFF 5 the proposed development has been subject to a thermal

modelling simulation in order to determine the likely baseline energy and CO2 emissions as a

benchmark using current building regulations approved document Part L2A 2014.

A Simplified Building Energy Model (SBEM) calculation is required to show compliance with the building

regulation carbon emissions target.

The SBEM calculation considers a range of factors that contribute to energy efficiency including:

• Construction materials and thermal insulation of the building fabric

• Air Permeability

• Heating and Hot Water system efficiency and controls

• Heating fuel

• Lighting fittings and controls

• Renewable technologies

2.5 Summary of Energy and Carbon Emission Targets

Policy Method Building Type Target

Wales Building

Regulations L2A 2014 SBEM Calculation Non-domestic Compliance with Part L2A 2013

Table 2: Gaerwen Development Energy and Carbon Emission Targets

The following chapter describes in detail via an Energy Design Strategy how the energy and carbon

emission targets can be achieved.



3.0 Energy Design Strategy

Keeping in line with the local development plan as ‘good practice’ design, an SBEM energy model has

been produced to determine compliance with Part L2A (2014) for the industrial units. A

The methodology in Parts L2A provides the CO2 emission rates as a Target Emission Rate (TER) forming

a notional building. To achieve compliance the Building Emission Rate (DER) needs to improve upon the

TER.

This chapter considers the energy strategies that may be adopted at the site to meet policy and

regulatory requirements as well as client aspirations. The following design parameters have been

included within the energy model to ensure sustainability features and energy efficient methods are

considered for the development.

3.1 Passive Design Measures (Be Lean)

Substantial reductions in energy usage for the scheme will be achieved through consideration of the

passive elements of the design, together with improved occupancy comfort. The aim for the design of

the proposed development is to optimise the passive building elements, where practical, and hence

reduce the energy consumption associated with mechanical systems, whilst maintaining a balance

between a range of requirements and accounting for factors such as site constraints and acoustic

considerations.

• Energy efficient fabric – the heat loss of building elements is dependent upon their U-value.

The lower the U-value the better the level of insulation which will improve the thermal

performance of the building and hence reduce the space heating demands.

Building Element L2A Notional

U-values (W/m2K)

Design U-value

(W/m2K) Improvement

External Wall 0.26 0.2 23%

External Glazing 1.6 (including frame) 1.45 (including frame) 10%

Ground/ Exposed Floor 0.18 0.16 17%

Roof 0.18 0.16 17%

Large Doors 1.5 1.2 20%

Table 3: Assumed U-value fabric performance for proposed development



Note: The design U-values are indicative of reducing heating demand and not fixed within any design

constraints. The U-values will be confirmed by the design team to ensure compliance with the Building

Regulations.

• Reduced air permeability – a target air permeability rate of 3m3/hr/m2 @ 50Pa is a

reasonable limit for the industrial units. However, for this development, improved air tightness

will be sought where practical.

• Natural day-lighting –the proportions, orientation and distribution of glazing ensure good

levels of daylight, helping to reduce electricity consumption through artificial lighting. Rooflights

on the warehouses and windows on the office facades would be the most likely solution to

optimizing daylighting

• Solar control – the scheme will be designed and built to minimise the risk of summer

overheating without the use of natural ventilation, appropriate combination of window size and

orientation. The offices are to be mainly east, west and south facing and will benefit from access

to direct sunshine at some point throughout the day.

• Thermal bridging – in well insulated buildings, as much as 30% of heat loss can occur through

thermal bridges, which occur when highly conductive elements (e.g. metals) in the wall

construction enable a low resistance escape route for heat. The development will meet

Accredited Construction Details for thermal bridges, thus substantially reducing heat loss.

3.2 Active Design Measures (Be Clean)

Active design measures are those which seek to service the demand for energy (i.e. the remaining

demand after implementation of passive design measures) in the most efficient way.

• Energy efficient lighting – the buildings will be fitted with 100% dedicated energy efficient

light fittings to reduce energy consumption. Where viable and appropriate, LED lighting will be

used to further reduce energy demand.

• Highly efficient Air Conditioning Units with Heat Recovery – A warehouse building can

experience extreme swings of temperature, aggravated by installation of a mezzanine floor.

Therefore, the installation of a Variable Refrigerant Flow (VRF) air-conditioning system to

provide both heating and cooling has been recommended for the development. Ducted units

would have sufficient fan power to drive warm air from the room of the warehouse building to

the floor, with minimum noise for the large open plan environment. By recovering upto 80% of

the heat in the outgoing air, the air conditioning load can be reduced by approximately 20%.



• Local air conditioning control – the buildings will be controlled with thermostatic sensors to

maximise energy efficiency in operation.

• Enhanced pipe work thermal insulation – the thermal distribution network within each

home will be insulated beyond the requirements of the relevant standards to reduce distribution

losses.

• Energy metering – specification of smart electricity and gas meters if selected by occupiers

will enable residents to be aware of their energy usage and make behavioural changes to reduce

demand.

3.3 Unregulated Energy

Unregulated energy equates to plug-in equipment such as white good and small power appliances.

Overall there is very limited design control over the un-regulated energy use at the development because

this is almost entirely dependent on the occupant of a building and can vary substantially. Un-regulated

energy consumption is not considered in the Building Regulations part L2A assessment. However, an

effort will be made to reduce the un-regulated energy uses (e.g. small power, security lighting) through

the following measures:

• Energy-efficient equipment – seek to ensure kitchen and other pre-installed appliances will

be A or A+ rated for energy efficiency, as a minimum.

• External lighting – all external lighting will be energy efficient and will incorporate the relevant

controls i.e. passive infra-red, timers etc. to ensure that these are not switched on when they

are not required.

3.4 Summary of Energy Efficient Design Specifications

The passive and active measures described above are integrated within the design of the development

to minimise energy usage and use the most efficient and economical systems as part of the ‘good

practice’ approach.

The energy efficient specifications for the building envelope and services for the proposed new buildings

are summarised in table 4 below;



Passive and Active Measures Non-domestic Buildings

Construction U-Values W/m2.k

External Wall 0.2

Ground Floor 0.16

Roof 0.16

Glazing (including frame) 1.45

Air Tightness 3 m3/m2.hr @ 50pa

Air Conditioning System C.O.P: Heating = 4, Cooling = 5

Domestic Hot Water Gas-fired hot water boiler = 0.95

Heat Recovery Unit 70-80%

Heating Controls Time and Temp zone

Ventilation Mechanically Controlled

Lighting 100% Low Energy (7W/m2)

Renewable Energy Technology See chapter 4.

Table 4: Energy efficient measures applied to Buildings

The specification in Table 4 has been incorporated to provide an indicative SBEM calculation and the

results summarised in Table 5 below;

SBEM Results with Energy Efficiency Measures

SBEM for Non-domestic

Building Emission Rate (BER)

(kgCO2/m2/year) 22

Target Emissions Rate (TER)

(kgCO2/m2/year) 21.7

Policy target achieved YES (BER<TER) ~ Compliance with Wales

Building Regulations Part L2A 2014

Table 5: Results of SBEM Calculation



Figure 2: Output from SBEM Energy Modelling Result

The SBEM calculation shows that for a proposed non-domestic building, the energy efficient measures

in Table 4 applied to the calculation results in compliance with Wales Part L2A 2014 assessment. This

scenario incorporates energy efficient measures only to each industrial unit to show compliance with no

renewable energy technologies.

In chapter 4, a renewable energy technology review has been undertaken to determine a viable solution

of on-site renewable technologies to reduce the energy use and CO2 furthermore.



4.0 Renewable Energy Technology Review

The analysis thus far has focused on the energy efficient measures from passive and active design. This

section analyses the potential onsite renewable energy systems and considers their viability as applicable

to the proposed development.

The improvements to the building design to reduce carbon emissions involve a fabric first approach,

where improving the thermal performance of the building is prioritised over adding renewable energy

technologies, due to it being more cost effective and sustainable. However, if the building solution does

require input from renewable energy technologies to offset the carbon emissions and meet the Building

Regulations targets an option appraisal of what technologies are available to the development are

described in the following chapter.

Utilising energy generated locally (on-site) reduces energy lost through transmission and distribution

and can often take advantage of more advanced generating technologies that combine to provide energy

more efficiently. Local generation, or decentralised generation, is produced on a smaller scale nearer to

the point of consumption and can offer several benefits, including:

• Reducing distribution losses

• Security of energy supply

• Can operate ‘on or off grid’ which increases reliability

• Stronger links between energy production and consumption

To retain flexibility, we have considered a range of available macro and micro solutions to the

development. Table 5 identifies the energy generation technologies and approaches considered.



Macro Solutions

(typically district scale or larger)

Micro Solutions

(individual building related)

Biomass fuelled CHP

Solar Thermal (roof mounted)

Gas Fuelled CHP

Solar Photovoltaic (roof mounted)

Large Scale Wind Turbine

Heat Pumps: Ground & Air Source

Large Scale Photovoltaics

Table 6: Low and Zero Carbon Technologies Considered

4.1 Macro Technology Solutions: District Scale

The local development plan requests that development plans shall seek to mitigate the causes of further

climate change and adapt to the current and future effects of climate change by considering as part of

the criteria hierarchy connection to existing combined heat and power or district heating networks.

Currently, there is no local district heating system which can be utilised by the proposed development.

4.1.1 District Heating

District heating is an alternative method of supplying heat to buildings, using a network of super

insulated pipes to deliver heat to multiple buildings from a central heat source. Heat is generated in an

energy centre and then pumped through underground pipes to the buildings. Building systems are

usually connected to the network via a heat exchanger (also known as a heat interface unit (HIU)),

which replaces individual boilers for space heating and hot water.

Whilst there is some amount of thermal loss from the heat distribution infrastructure, the aggregation

of small heat loads from individual buildings into a single large load allows the use of large scale heat

technologies, including the capture of waste heat from industrial processes or power generation, or

other large-scale heat generation technologies. However, these are not viably suited for the proposed

development at the Gaerwen Industrial site.



4.1.2 Gas-fired CHP

Traditional coal and gas fired power stations lose vast amounts of the heat produced during the

generation process. Combined Heat and Power (CHP) integrates the production of usable heat and

power (electricity), in one single, highly efficient process. CHP generates electricity and produce usable

heat at the same time. The specific technologies employed, and the efficiency they achieve will vary

however the CHP system offers the capability to make more efficient and effective use of valuable

primary fuel resources. The CHP system helps to avoid significant energy losses and reduces CO2

emissions; hence CHP units can be up to 90% efficient.

However, it requires all occupiers to some energy from the CHP and introduces large development and

maintenance costs. Furthermore, it is not required to meet Building Regulations or policy of the LDP or

PPW.

In this instance CHP is not considered appropriate for the development.

4.1.3 Biomass Boiler / CHP

Biomass is any organic matter, typically plant-based, that is available on a renewable or recurring basis.

Biomass resources include forest and mill residues, agricultural crops and wastes, wood and wood

wastes, animal wastes, livestock operation residues, aquatic plants, fast growing trees and plants, and

municipal and industrial waste. Biomass can be used in solid form or gasified for heating applications or

electricity generation, or it can be converted into liquid or gaseous fuels. The use of biomass to produce

heat and power can be environmentally beneficial because biomass is a renewable resource and its

combustion does not contribute additional greenhouse gases to the atmosphere.

Biomass CHP would be sized to meet the space heating and hot water demands of the development;

and as (other CHP technologies) would also contribute to meeting the electrical needs of the

development. It should be noted however, that biomass CHP has not been deployed at significant scale

within the UK and is as an unproven technology for primary application at this type of development.

Biomass boilers and CHP require significant quantities of solid biomass fuel, such as wood chips/ pellets,

which should be sourced as locally as possible to maintain its sustainability credentials and improve

feasibility.

4.1.4 Large Scale PV Array (Solar Farm)

Solar farms / land based PV arrays are large scale Solar Photovoltaic (PV) installations used to generate

electricity. They often cover large areas of land, generally between 5 to 60 hectares and are usually

developed in rural locations.



A solar farm could contribute to or meet the electricity demands of the development provided sufficient

land space and appropriate grid capacity (to manage the intermittence) were available. However, as

there is no available land for a solar farm on this site this option is not deemed viable.

4.1.5 Medium/Large Wind

Medium (circa 40 to 80m hub height averaging 500kW to 1MW) to large (circa 90 to 150m hub height

averaging 1.5MW to 3MW) scale wind turbines are free standing structures that may be installed singly

or in groups. Wind turbines commonly require a buffer zone or separation zone where other land uses

may be affected; for example from a good practice Welsh Technical Advice Note (TAN) 8 “500m is

currently considered a typical separation distance between a wind turbine and residential property to

avoid unacceptable noise impacts…”. In addition, landscape visual issues are likely to require any

turbine(s) to be located a suitable distance away from residential buildings.

Any medium to large scale wind turbine would not be able to be sited within or in close proximity to the

development as there is no other land available.

Figure 3: Average Wind Speed for Anglesey 2018 (source Worldweatheronline.com)



4.2 Microgeneration Solutions: Individual Building Technologies

Individual building technologies can be separately installed for individual buildings;

4.2.1 Solar Thermal Hot Water Panels

Heating water with solar energy is the most common

use of solar thermal technology. The main elements are

a solar collector (evacuated tube being the most

efficient), a pump, hot water tank and a controller. The

panels use the sun’s energy to generate hot water and,

in the UK, a solar water heating system can generally

cover up to 60% of the annual hot water needs. By

reducing the need for gas in the generation of hot water,

CO2 savings are made as well as increasing the

affordability of energy for residents.

The solar thermal heating system should be sized to

meet the hot water base load for the development. The gas-fired boilers specified in the design would

‘top-up’ any remaining hot water requirements. An oversized system would produce surplus heat in the

summer, which would have to be dumped, hence less cost effective and inefficient.

The area of panels available to each building would be dependent upon the roof space available.

4.2.2 Photovoltaic Panels

Photovoltaic cells, also known as solar PVs, generate

electricity from sunlight. An inverter turns the Direct

Current (DC) generated into Alternative Current (AC)

which can be used in the building, with any surplus sent

to the grid. Optimum performance of a PV panel occurs

when the panel is facing due south at an inclined angle

of approximately 35o. The area of cells required is

dependent on the efficiency of the cells. Typically, a

monocrystalline PV module requires 6m2 of cells to

generate 1kW peak.



Roof mounted solar PV help to meet the electricity demands of individual buildings and contribute to a

zero-carbon solution. Like the solar thermal hot water system, the area of panels available to each

building would be dependent upon the roof space available.

4.2.3 Heat Pumps

Heat pump technology is designed to provide heating and cooling demands. There are two principal

types: ground source and air source.

Ground Source Heat Pump (GSHP) technology can meet heating/cooling demands all year round as the

earth’s temperature is virtually constant at depth. This technology offers energy savings on meeting

heating/cooling demands relatively efficiently. 1 kW of energy intake will produce up to 3-4 kW of output

which makes this technology more efficient in comparison with traditional gas boilers.

All heat pumps need electricity to run, but the heat they extract from the ground or air is constantly

being renewed naturally. The significant barrier of GSHP technology is the land requirement for ground

loop or borehole construction; which also have ground trench or borehole installation costs. ASHP can

have external noise constraints (although generally minimal) and the positioning of the external unit

needs careful consideration.

Central distribution system of a Ground Source Heat Pump:

• 2 pipe system around development

• Ground array designed to suit development

layout and phasing

• Low temperature water – no distribution losses

• Can be plumbed in plastic pipework (lagged to

prevent condensation)

• No requirement for central circulator

• Individual pumps in GSHP provide circulation

• No communal operation/maintenance cost



4.3 Summary of Renewable and LZC Technologies

The appraisal of renewable and LZC technologies is designed to identify suitable headline energy options

and approaches. A summary of the viability of the technologies are shown below.

Micro Solutions

Technology Purpose Feasibility

Solar Thermal Panels

(Roof mounted)

To meet site wide hot water

demand and zero carbon

solution.

Possibly Suitable: not expected to have a high-water consumption

on site. Potentially affordable, however, with limited knowledge of

hot water load it is difficult to propose as suitable.

Photovoltaic Panels

(Roof-mounted)

Generate electricity to meet

zero carbon solution.

Suitable: Affordable solution which enables significant carbon

reductions. Poor tariff incentives. Could be considered as part of a

suite of technologies utilised to reduce carbon emissions.

Ground Source Heat

Pumps

To meet side wide heating

and hot water demand and

hence zero carbon solution.

Not Suitable: Heat Pump to be installed in each building. Large

carbon emission savings and RHI income incentive. However large

capital cost to install and requires large land take which is limited on

this development.

Macro Solutions

Technology Purpose Feasibility

Gas-fired CHP To meet 80% of heating and

hot water demand

Not Suitable: Needs to be correctly sized to meet the thermal

demand of the site. Potential large CO2 savings however extensive

site wide District heating network (DHN) required, along with

management company and is an expensive asset to maintain.

Biomass CHP To meet 50% of heating and

hot water demand

Not Suitable: Biomass CHP will need to be sized correctly to meet

the thermal demand. Consistent and availability of biomass fuel

would be necessary to facilitate this. Technology is in its infancy and

therefore burdened by risk. Requires a management company and is

and expensive asset to maintain.

Large Scale PV Array To meet site wide electricity

demand

Not Suitable: Insufficient land area to accommodate.

Medium/Large Wind

Turbine

Sized to meet zero carbon

target

Not Suitable: The geographical location has an average wind

speed over 10m/s which is enough for a large-scale turbine.

However, a turbine can present visual and acoustic impacts on

surrounding environment and there is insufficient land area.

Table 7: Summary of Renewable and LZC Technologies



5.0 SBEM Calculation with Renewable Energy Technology

The Renewable Energy Technology Review in Chapter 5 summarised that Photovoltaics (PV) panels

are considered as a feasible solution to achieve the energy targets.

The case for renewable energy systems is clear and we understand that the Isle of Anglesey County

Council requires developments to contribute to the mitigation of climate change and hence minimise

Carbon Dioxide emissions.

The results in Table 7 reflect the size of PV panel installation for a single industrial building (example

3,000m2). In line with the Welsh Notional Building, an area of 5.3% of the floor area has been allowed

for in this scenario to provide an indication of performance. The orientation of the panels is south

facing with an inclination of 30o to optimize the panel efficiency.

CO2 Emission Results for Building with Renewable Technology

Variables Energy Efficient Measures + PV Panels

Area of Panels (m2) 150

Estimated Costs of Panels (£) 45,000

Estimated Electricity generated by Panels

(kWh/yr) 23,500 (approx. 10% of electricity consumed)

Building Emission Rate (BER) (kgCO2/m2/year) 18.6

Target Emissions Rate (TER) (kgCO2/m2/year) 22

BER reduction compared to TER 15%

Policy target achieved Yes

Table 8: Results of CO2 Emissions for Buildings Using Renewable Energy Technologies



6.0 Conclusion

This Energy Statement provides an options appraisal of the various available measures described to

minimise energy use and to ensure the carbon emission targets set out in Gwynedd Joint Local

Development Plan are exceeded for the proposed development of 14 new build industrial units at

Gaerwen.

To meet the Welsh Building Regulations Part L2A 2014 and the local planning policies for the non-

domestic buildings, the energy efficient measures described in chapter 4 are required. This includes the

incorporation of passive and active energy techniques to reduce energy and consumption required to

heat, cool, ventilate and power a building. The energy reduction efficiency aspects cover i and ii of

Strategic Policy PS6 within the local development plan.

In addition to strategy policy PS6, a feasibility study of using low or zero carbon energy technologies

wherever practical and viable has been considered for the development.

To ensure the policy energy targets are met it is recommended that the following solutions are applied

to the development:

• Energy efficient measures (Table 4): Efficient Fabric design, Variable Refrigerant Flow

system to provide heating and cooling, efficient heat recovery system, low energy

lighting with controls.

• Renewable Energy Technology: Proposal of approximately 5% of floor area for each

industrial unit to be supplied with Photovoltaic Panels roof mounted to provide up to

10% of electricity generation and reduce carbon emissions from grid connections.

Additional renewable energy technologies are not required by planning policy or building regulations.

Full Planning Application for Demolition of Existing ......benchmark using current building...

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Transcript of Full Planning Application for Demolition of Existing ......benchmark using current building...