Sustainable Heritage and PPS5Is Sustainable Heritage an Oxymoron?

Andrew Tegg – DPP HeritageMary Rawlinson – DPP Sustainability

Emerging Contexts for Heritage Conservation

23rd February 2011Leeds

Introduction to DPP LLP

• Established in 1973

• 10 offices across the UK and Ireland

• 160 Partners and Staff

• ISO 9001 registered

• Full range of planning services

• Planning

• Heritage

• Sustainability

• Urban Design

Introduction

• Why does heritage planning need to be sustainable?

• Requirements of PPS5

• Available guidance

• The sustainability viewpoint

• Case Studies

Why does heritage planning need to be sustainable:

Why does heritage planning need to be sustainable:

Existing homes will make up 2/3 of the housing stock in 2050, ¼ of the existing stock are what can be considered traditional. 46% of CO2 emissions come from dwellings….

Strong foundations….

• Historic settlement layouts reflect sustainable principles in spatial planning (residential, commercial and leisure resources in settlement centres)

• Historically heating your property was expensive so thick walls and small openings

• Buildings were constructed using local materials

• Therefore good foundations for sustainable living within historic assets

Two distinct areas of consideration:• Large scale infrastructure

projects

• Small scale site specific projects

Requirements of PPS5:

Key policy….. HE1 – Heritage Assets and Climate Change

•HE1.1 - Importance of seeking opportunities to mitigate and adapt to the effects of climate change when devising policies and making decisions relating to heritage assets so as to reduce carbon emissions and securing sustainable development.•Opportunities include energy efficiency, improving resilience, better use of renewable energy, sustainable use of water

Para 6… Planning has a central role to play in conserving our heritage assets and utilising the historic environment in creating sustainable places…

Requirements of PPS5:

Key policy….. HE1 – Heritage Assets and Climate Change

•HE1.2 – Where proposals that are promoted for the ability to mitigate climate change have a potentially negative impact, LPA should prior to determination and ideally during pre-application help applicant to identify feasible solutions to deliver benefits with less harm to heritage assets.

•HE1.3 – Where conflict is unavoidable public benefits should be weighed against potential harm to heritage assets in accordance with other policies in PPS5 and other documents.

Assessment process:Proposal

Identify Assets

Consideration against

PPS5 Policies

Assessment of Impacts

Assessment of

Significance

Consideration against

local policies

Potential for pre-app as per HE1

HER searches/site assessment - identify

physical impacts/setting

HE7, HE8, HE9, HE10Does the proposal cause harm – is it

substantial?

Assess significance of assets and wider

settings

Local policy, SPD etc

Do benefits outweigh

harm?

Decision

HE9.2 or HE9.4

Other guidance available

Various documents been prepared by English Heritage to provide guidance and advice to applicants and decision makers….

Other guidance available

Opportunities

Historic Environment Planning Practice Guide suggests opportunities to achieve objectives

• Production of SPD – using skills and knowledge of heritage and sustainability experts to set out ways in which heritage assets can be modified to improve their environment performance without damaging significance.

• Prepare plan policies for particular assets or asset types to manage conflicts. Promote improved standards through design and awards.

• Take account of positive role historic environment can make to achieving climate change aims.

• Consider best practice through LDF annual monitoring reviews.

Opportunities

Large scale energy generation and other infrastructure (Para 26 – Planning Practice Guide)

• Balancing benefits in renewable energy with potential to impact on large number of differing types of heritage asset.

• Importance of early discussion and co-operation between developer and local authority – try to establish acceptable balance.

• Scope for LPA’s to prepare specific policies for handling such applications.

The sustainability viewpoint• Triple bottom line

The Oxymoron

Draughty old buildings, with untouchable façades…

RE World.com

Chandlerkbs.com

Sleek and Modern

Green Bling

Blame Cycle

Developers“We would ask for environmentally

efficient buildings but the investors

won’t pay for them.”

Constructors“We can build

environmentally efficient buildings but the developers don’t ask for them.”

Investors“We would fund environmentally

efficient buildings but there is no

demand for them.”

Occupiers“We would like to

have environmentally

efficient buildings to fulfil our policy commitments, but there aren’t any.”

Sir Martin Laing’s Sustainable Construction Task Group

National Trust Six L’s

Longevity

Loose-fit

Low Carbon

Lovability

Liked by OccupiersLocation

Evidence for Sustainability

• RICS study, Doing well by doing good? identified:• energy-efficient buildings attract rental premiums of more than 6%;• "green" buildings worth 16% more than standard stock;• a high Energy Star rating attracted 3% per sq ft more rent compared

with non-green buildings of the same size, location and function;• Including rent-free periods and other concessions, the premium rose

to 6%;• sale price of "green" buildings was more than 16% higher;• upgrading the average non green building would increase its capital

value by £3.85m • Tenants and investors would pay more for an energy-efficient building,

but not for buildings that were sustainable in a broader sense. • Non-green buildings will eventually become an outdated model.

Return on Investment

• 95% of unlisted UK and continental European real estate fund managers believe there is a relationship between environmental performance and financial returns. However, the majority felt this relationship was difficult to quantify at the current time.” Aviva Investors and the Environment Agency Pension Fund survey in May 2009

Case studies – The Grange, Seacroft

• Re-occupation of a long empty site• Within a district centre for access• Sustainability measures included

Case studies – MOJ, Marylebone

• Technologies included• Solar water heating• Ground source heating• Ground source cooling• Rainwater harvesting

• Other measures• High performance

glazing• Thermal mass• Shading• Air permeability rates

Courtesy Shove media

Case studies – Tesco Express

• Signage Issues• Character

preservation• Energy efficiency• Emissions • Materials

• Refrigeration• Water consumption• Recycling• Travel

Sustainability Conundrums

• Market value of a conserved building

• Cost of conservation

• Conservation as a catalyst

• Building appreciation

Summary

• Important to understand and promote the energy saving credentials of historic assets.

• Wherever possible early discussions should be completed between all parties.

• Substantial advice available.

• Conservation appreciation

Contacts:

Andrew TeggPrincipal - HeritageTelephone: 0161 238 9884Email:

andrew.tegg@dppllp.com

Mary RawlinsonPrincipal Consultant -

SustainabilityTelephone: 0207 092 3611Email:

mary.rawlinson@dppllp.com