Tag Archives: Planning

Elephant & Castle plans to be ‘Climate Positive’

Posted on October 13, 2013 by Admin

October 2013: London SE1 community website recently reported that  “Lend Lease’s Elephant & Castle programme has been formally recognised by C40 Cities Climate Leadership to become the third project of 18 globally to reach ‘participant’ status.
The ‘climate positive participant’ rating is conferred by sustainability experts acting on behalf of C40’s Climate Positive Development Programme in partnership with the Clinton Climate Initiative.
To achieve this status, Elephant & Castle developers have submitted a roadmap which demonstrates that the scheme is set to be climate positive by 2020.”

Further information on the Elephant and Castle regeneration website states construction started last month  on “the first 500 new homes …[which] will be some of the most sustainable, energy efficient and occupier-friendly places to live in Britain.” Amongst the ‘green’ initiatives to be incorporated in to what is one of the largest regeneration sites in Europe will be an ” on-site combined heat and energy centre [which] will not only provide heat and power to the homes and shops, it will also act as an interactive community and educational centre for the public.”

Some further background to this scheme and its carbon-reduction plans can be read in an earlier post here.

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Energy and Climate Questions to the Mayor

Posted on September 18, 2013 by Admin

September 2013: This month the Mayor has been asked questions in relation to:

How the Mayor’s programmes will respond to the forthcoming IPCC’s (Intergovernmental Panel on Climate Change) 5th Assessment Report; the Mayor’s “climate sceptic views“; London’s growing energy demand; £145k spend on climate change adaptation;  the amount of energy generated from waste incineration; the number of GLA officers working on energy efficiency retrofit; the amount of ECO funding that could be directed to London; the operation of the RE:FIT schools energy efficiency programme in Harrow; the RE:FIT schools programme in Brent; Government’s proposed changes to building regulations and its potential impact on London Plan energy requirements; the Mayor’s response to DECC’s Community Energy – Call for Evidence; the Mayor’s support for community energy schemes in London – such as Brixton Energy; publication of the latest London Energy and Greenhouse Gas Inventory (LEGGI); the cost of producing ‘Using Local Powers to Maximise Energy Efficiency Retrofit – How to’ materials for London’? (report here); the terms of loans provided by the London Energy Efficiency Fund (LEEF); extending LEEF loans to the private sector; details of the LEEF Advisory Committee; consultancy companies working on LEEF; the amount spent by LEEF; the number of loans given out by LEEF; rollover energy contracts for SMEs; Londoners energy bills; the amount of renewable electricity provided by Source London electric vehicle charging points; funds previously spent on adding energy efficiency measures to Metropolitan Police buildings currently for sale; developing a Fuel Poverty Action Plan for London; the supply of electricity to London’s electric vehicle charging points; the supply of electricity to London Underground; London Green Deal targets; a London Green Roofs map; the Mayor’s Green Deal assessment on his home; stimulating Green Deal finance packages; spend of the Green Bus Fund; funding received from the Green Bus Fund; identifying brownfield land in London suitable for sustainable energy projects; CO2 savings achieved by the Mayor’s climate change programmes; potential for the London Pension Fund Authority to invest in low carbon energy projects; when the next update to the Mayor’s Climate Change Adaptation Strategy is to be published; how climate change will affect London’s summer temperatures; new anaerobic digestion plant in Surrey; the level of waste being directed to the Beddington incinerator; the London Plan’s policies on incineration; the Mayor’s approval of the Beddington incinerator; if the Mayor had pressed for the Beddington project to develop as a anaerobic digestion plant; if the Beddington incinerator can operate in combined heat and power (CHP) mode; heat network around the Beddington incinerator; the growth of waste incineration in London to 2016; the role for future incineration in London; local planning controls and fracking; the fracking potential in London; details of the new RE:NEW domestic energy efficiency programme; targets for the new RE:NEW programme; the choice of the Capita Group to manage the new RE:NEW programme; GLA buildings that have been treated by the RE:FIT programme; whether the Mayor’s Environment advisor had visited the Kings Cross CHP and district heating scheme.

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Draft London Sustainable Design Planning Guidance released

Posted on September 9, 2013 by Admin

September 2013: The Mayor has issued for public consultation draft supplementary planning guidance (SPG) on Sustainable Design and Construction, which sets out that all major planning applications for developments submitted to the GLA from 1 October 2013 will need to provide CO2 emission savings 40% beyond the 2010 building regulation requirements. This requirement was originally set out in the 2011 London Plan CO2 targets for residential and non-domestic buildings (Policy 5.2). The draft SPG is available here and the deadline for comments is 21 October 2013:

The SPG adds to the London Plan climate and energy policies by providing additional detail on:

  • Optimising the use of passive design measures and energy efficiency solutions to help reduce energy consumption
  • Setting out minimum requirements for energy masterplans
  • Connecting to an existing district heating scheme
  • the use of CHP and onsite heat networks (and references that further information can be found in the ‘District Heating Manual for London‘)

Pages 49-50 provide some helpful detail on the use of CO2 off-set funds stating that“Boroughs may agree with a developer for the developer to directly off-set any shortfall in carbon dioxide reductions from a scheme by installing a carbon dioxide saving project off-site. Measures could include directly funding or installing community energy and retrofitting projects”. On the price of carbon, the SPG says “Boroughs should develop and publish a price for carbon dioxide” – but goes on to provide an example of using the Zero Carbon Hub’s suggested price of £46 per tonne:

”  The overall contribution should be calculated over 30 years. For example,using the Zero Carbon Hub price equates to £46 x 30 years = £1,380 per tonne of carbon dioxide to be off-set.”

The guidance goes on to say: “It is essential that boroughs identify a suitable range of projects that can be funded through the carbon dioxide off-set fund. Preference should be given to retrofitting publicly owned property as this would provide wider community benefit. Initial discussions suggest that schools, council buildings and social housing are the buildings that could be retrofit most readily. Another option could be establishing a borough wide revolving energy fund, where a loan is provided to local residents or businesses wanting to retrofit energy and water saving measures.” Islington have recently published details of their own carbon offset fund – with a buy-out price starting at £950 – details here.

Paras 2.4.64 include some interesting new information with guidance on incorporating the use of demand side response measures, stating that:

“When negotiating with developers on planning applications, boroughs should encourage them to install systems that would enable the development to take advantage of demand side response … The Mayor has set up a permanent working interface with UK Power Networks to identify initiatives that each might take to support the development of demand side response measures within the UKPN network.“

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New London guidance on preparing planning energy assessments released

Posted on September 5, 2013 by Admin

September 2013: In line with Policy 5.2 of the London Plan, all major new developments submitted for planning in London are required to provide a detailed energy assessment as part of their planning application. The GLA has provided developers with additional guidance setting out in detail on how these assessments should be undertaken and, as a result of new planning energy targets being proposed by the Mayor (see below), a revised energy assessment guidance document has just been released.

The guidance has been updated to align with the Mayor’s recent proposals, set out in a draft Supplementary Planning Guidance (SPG) document on sustainable design and construction, that states that from 1st of October 2013, the Mayor will apply the 40% carbon reduction target (beyond Part L 2010) to all planning applications. This target has been set to work to the Government’s long-standing commitment for all new homes to be zero carbon by 2016.

Things have however become more complicated in the past few weeks… The Department for Communities and Local Government (DCLG) has recently announced a step-back in carbon requirements in their new building regulations standards for England, which will now come into operation with a delayed start-date of April 2014. At the same time however, the Government has continued to state their continued commitment to the 2016 zero carbon target. The GLA’s guidance document attempts to address this with the following statement:

“At this stage the target will remain 40% beyond 2010 Building Regulations. Following the announcement regarding the proposed changes to Part L of the Building Regulations by the Department of Communities and Local Government on the 30th July 2013 along with any new modelling considerations the Mayor is reviewing the implications for new developments. A further update of this guidance will be issued, if necessary, to reflect the changes to Part L of the Building Regulations coming into effect on the 6 April 2014 and the conclusions of the Housing Standards Review. This update will also reflect any changes to the Supplementary Planning Guidance (SPG) on Sustainable Design and Construction arising following consultation.”

The recently released GLA monitoring report on the implementation of the London Plan’s energy policies  clearly shows that the development industry can respond to challenging planning energy targets, and London is now seeing significant growth in climate-friendly buildings which are both highly energy efficient, and are also generating a proportion of their own heat and power needs through onsite decentralised energy generation technologies. At the same time, Government appears to be ignoring such evidence and is going backwards in its commitments on the development of low carbon buildings.

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Latest review of implementation of London Plan energy policies

Posted on September 5, 2013 by Admin

September 2013: The GLA have recently produced their latest update on how the energy and climate policies in London’s spatial planning strategy – the London Plan – have helped drive forward the development of lower carbon buildings in the capital. The new 2013 report – along with previous years studies – can be downloaded here. An earlier post here provides some details on these reports.

The study ‘Energy Planning: Monitoring the implementation of London Plan energy policies in 2012‘ provides an analysis of the energy assessments relating to all finalised (stage II) planning applications determined from 1 January to 31 December 2012. As the Executive Summary of the report sets out “London planning authorities must consult the Mayor on all planning applications that are of strategic importance to London . For each planning application referable to the Mayor, an energy assessment is required setting out how the development will meet the London Plan energy policies. Following the order of the Mayor’s energy hierarchy, each energy assessment is required to set out how the development will:

  • Use less energy
  • Supply energy efficiently
  • Use renewable energy”

The analysis highlights how the London Plan’s policies are making significant headway in helping drive forward the development of more energy efficient, climate-friendly buildings in London. Some of the findings include:

  • High levels of energy demand reduction achieved with developments exceeding the requirements of Building Regulations through energy efficiency alone. The associated investment of circa £32 million will help to reduce consumers’ energy bills.
  • Circa £20 million of investment in new, high efficiency combined heat and power (CHP) plant able to produce 29MW of electricity and a similar amount of heat.
  • 74MW of cumulative CHP electrical capacity has been secured through the planning process since 2010 to the end of 2012, broadly equivalent to the capacity required to supply 150,000 homes.
  • Circa £133 million of investment in heat network infrastructure for approximately 53,000 communally heated dwellings
  • Continued investment in on-site renewable energy systems, including approximately £16 million to provide circa 87,000m2 of photovoltaic solar panels.
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Bringing DSR and Planning Together?

Posted on July 1, 2013 by Admin

1 July 2013: Discussions from the latest (third) meeting of the Mayor’s High Level Electricity Working Group – which took place on 18 June –  have recently been published. The papers can be downloaded here [see details of previous meetings here]. Points of interest include:

  • GLA “officers are currently in the process of setting up a mechanism to provide UKPN regularly with up to date data from the GLA’s London Development Database in particular about planning permission.” Provision of this data will allow UKPN a better understanding of where future developments are likely to come forward, and foresight on where future energy demand – and potential future new decentralised energy generation capacity connected to the distribution network – is likely to be introduced.
  • The minutes also inform that “The GLA and UKPN have also established a sub-group with respective experts to discuss identified Decentralised Energy and demand side response [DSR] issues and develop a joint strategy initially covering UKPN’s demand site [minor typo here in minutes – this should read ‘demand side’] response initiatives and connection cost barrier for Decentralised Energy. The subgroup met on 3 May for the first time and will meet again twice this year.”
  • The minutes also capture the following interesting point: “It was also mentioned that demand side response measures work best in new developments. GLA officers confirmed that development could be encouraged to be ‘demand-side-response ready’ through the London Plan. This will be considered as part of the Further Alterations to the London Plan.” The discussions do not go on to explain how this could be done, but energy management systems on site could potentially reduce the load of a building during times of peak grid system demand (ie reduce lighting or electrical heating/cooling uses, restrict lift use) or potentially looking to onsite decentralised energy systems exporting more of their output (or conversely when there is a lot of wind or perhaps PV output on the grid, onsite DE systems such as CHP could switch off).

UK Power Networks (UKPN) – under their Low Carbon London Programme – are already undertaking trials of such demand response activities – see the following press release.

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London Energy & Climate Priorities for the year

Posted on June 12, 2013 by Admin

June 2013:  The GLA’s Environment Programme budget for 2013-14 has recently been approved by the Mayor, setting out a total spend of £946,000 to support the delivery of the GLA’s environment policy and programmes. The approval form sets out in detail priorities being focussed on across the environment programme,  but listed below are those actions specifically related to energy and climate:

  • £100,000 to fund consultancy support for Energy Assessments: The London Plan sets out a requirement for developers to submit an energy assessment as part of their planning application.The Environment Team appraises at least 300 applications per year and requires part time expert consultancy support to assist on some highly technical issues. More on this  here.
  • £125,000  for the preparation of the London Energy & Greenhouse Gases Inventory (LEGGI) and London Atmospheric Emissions Inventory (LAEI) which provide baseline information on London energy use, greenhouse gas and air pollutant emissions.
  • £30,000 for a CHP in social housing study. This research will help demonstrate the commercial viability of Combined Heat and Power schemes in social housing over the installation of individual boilers and support the application of the energy hierarchy in the London Plan.
  • Guidance for developers on revised Building Regulations. The review of Part L of Buildings Regulations will lead to revised standards for new buildings coming into effect in October 2013. This study will recalibrate the standards in the London Plan (Policy 5.2 – see page 141) and provide guidance to the London Plan team and developers.
  • £30,000 to London Climate Change Partnership (LCCP) to undertake 3 projects: a) working with commercial landlords to reduce climate risks to the premises and tenants, b) working with social housing landlords in 4 boroughs to reduce overheating risks, c) undertaking a scoping study to define and increase the ‘adaptation economy’.
  • £30,000 for Hydrogen London – The Hydrogen London 2013-2014 programme will deliver the Mayor’s vision of London as a global centre of hydrogen and fuel cell activity, services and early adopter of these technologies.
  • £10,000 to review London’s CO2 emissions from waste – including to monitoring CO2 emissions from municipal waste management and reviewing CO2 metrics for waste (for previous work on this issue by the GLA see the following links here and here)
  • £160,000 to retrofitting London –  £110k will support the development of interventions with London Councils and the boroughs to remove barriers to delivery of energy efficiency. These include guidance for conservation areas and areas with a high density of listed buildings; procurement and analysis of energy performance certificate (EPC) data to enable the targeted identification of properties, quantification of the impact of emerging energy legislation and build the investment case for increasing the ‘success rate’ for delivery of measures. £50k will support the development of delivery models to maximise engagement to increase uptake in the private rented and owner occupied sectors (70 per cent of London’s housing stock).
  • £66,000 to delivering decentralised energy – Funding the London Heat Map (£16k in 2013/14 and £9k per year thereafter) – which identifies opportunities for local energy supply projects. The costs involve the GLA maintaining the current site hosted by RADE includes cost of ArcGIS server licence (a one off fee), hosting and admin costs for the site. LWaRB have agreed to pay 50 per cent towards the licence and hosting services.
  • £30,000 for Energy master plans (EMPs) – these provide the strategic planning function that underpins the delivery of strategic DE projects. The EMP provides a high-level feasibility and viability assessment and puts forward a ‘preferred solution’ for the energy infrastructure of that area. Funding will support three EMPs . EMP costs around £50k to produce. GLA will make £~10k contributions, developers and boroughs will contribute the remaining required budget. Recent energy masterplans undertaken include major regeneration sites in Croydon, Vauxhall Nine Elms Battersea, White City and London Riverside.
  • £20,000 in 2013/14 and £50,000 in 2014/15 to Licence Lite – following our recent application to become a supplier we will need to work with Ofgem and the electricity supply market to develop business model and submit for Mayoral approval. We will work with market advisors on completing matrix of services needed and completion of formal legal agreements for services. (see here and here for further detail).
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Thames Tideway Tunnel Energy and Carbon Footprint

Posted on May 1, 2013 by Admin

April 2013: Thames Water recently submitted its 50,000 page (!) planning application for the development of the Thames Tideway Tunnel.  It’s not surprisingly a big project …requiring the construction of a 15 mile tunnel to run 75 metres beneath the Thames riverbed through central London and would capture storm sewage from overflow points along the river. An online video on the project’s website can be viewed here.

The Tunnel has been designated a Nationally Significant Infrastructure Project (NSIP)  and as such its application must be submitted to the National Infrastructure Planning Inspectorate. And it is on their website that an Energy and Carbon Footprint Report for the project can be found ( here – and directly downloadable here).

This report sets out an energy and carbon footprint assessment for the Thames Tideway Tunnel considering the CO2 equivalent emissions (CO2e) for both the construction and operation of the tunnel. The results are presented within Section 5 of the report, which provides details on the CO2e associated with construction materials, transport and logistics, worksite construction activities and operational energy demand. The assumptions which underpin the assessment, and the raw data which informs it, is also provided within the appendices of the report.

The report sets out that “the total carbon footprint, in the decarbonised scenario, of some 840,000 tCO2e (tonnes of carbon dioxide equivalent)the principal impact from the project is the GHG emissions caused by construction of the infrastructure, in particular embodied carbon in materials, being approximately 84% of the total emissions, with emissions from construction plant and machinery (construction worksite activities eg tunnel boring and emissions from plant and machinery) being around 10%of the total emissions. Emissions during the 120 year operational life of the tunnel represent approximately 2.5% of the total GHG emissions. The transport of excavated material and construction materials represents approximately 3.5% of the total carbon footprint of the project.” Much is placed on overall future electricity grid decarbonisation to help reduce the CO2 footprint of the project.

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Haringey issue new energy and carbon planning guidance

Posted on April 26, 2013 by Admin

April 2013: Haringey fully adopted a new and very useful Supplementary Planning Document (SPD) on Sustainable Design and Construction last month. It’s stated that the “document will be considered in determining planning applications. It does not create new policy, but complements the Local Plan and brings together policy requirements and guidance from national, regional and local planning framework that promote sustainable buildings.” The SPD can be downloaded here.

Two sections are of particular interest.  Section 3: Energy & Carbon – and Section 4: Changing Climate – the latter focused on relevant adaptation issues. Section 3 mentions the following:

“The Upper Lee Valley is one of London’s most exciting areas of change and the opportunity for an alternative energy supply in the area is unique. The core idea of the strategic decentralised energy network here is to capture low-carbon heat from waste-to-energy facilities in the Edmonton area of the Lee Valley and supply the heat to existing businesses and residential customers as well as to new developments.”

The appendices document provides further information on energy requirements related to planning applications to the borough.

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Islington Establish New Carbon Offset Fund

Posted on April 25, 2013 by Admin

April 2013: One of the many interesting things being developed by Islington – as set out in their recently launched Energy Strategy 2013-2016 – is the creation of a new ‘Carbon Offset Fund’. The Energy Strategy sets out that:

“A Carbon offset policy will be implemented in 2013 which will generate funding for investment in energy efficiency of existing social housing. As part of the Energy Statement building applicants will need to demonstrate how a scheme meets the relevant on site carbon emissions reduction targets by following the energy hierarchy:

  1. Maximise energy efficiency
  2. Supply energy efficiently using low carbon heating and cooling systems
  3. Incorporate renewable energy
  4. Offset remaining carbon emissions.

The council will look to use the carbon offset fund to mitigate emissions from existing stock by targeting specific projects that lower carbon emissions such as cavity wall and solid wall insulation , boiler replacements, improvements to communal heating systems and decentralised energy project work. In relation to DE, the energy strategy states that Islington has identified 14 heat network opportunities across the borough, which it intends to implement between 2013 and 2018. The total cost is estimated to be £42M with a funding gap of £20M expected to be filled by the Community Infrastructure Levy (CIL).

Islington’s recently adopted Environmental Design Supplementary Planning document (SPD) highlights (para2.02) that “implementation of the carbon offset mechanism (part of policy CS10) will generate significant funding for investment in the energy efficiency of housing, including existing social housing – given that around 75% of the current building stock is likely to be still standing in 2050, this mechanism will be crucial to addressing fuel poverty.”

Importantly , the SPD sets out the offset costs:

” For all major developments the financial contribution shall be calculated based on an established price per tonne of CO2 for Islington. The price per annual tonne of carbon is currently set at £920, based on analysis of the costs and carbon savings of retrofit measure suitable for properties in Islington. The calculation of the amount of CO2 to be offset,and the resulting financial contribution, shall be specified in the submitted Energy Statement. The spending of carbon offset payments and monitoring of CO2 savings delivered will be managed by the council.”

Minor developments are to be treated differently: “As minor schemes are not required to produce Energy Statements to the same level of detail as major developments the process for carbon offsetting has been simplified. The cost of the offset contribution is a flat fee based on the development type as follows: Houses – £1500 per house; Flats – £1000 per flat. “

The rationale behind these cost charges is set out in some research undertaken for Islington – see AECOM Davis Langdon report Promoting Zero Carbon
Development.

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Heygate Energy Strategy

Posted on April 22, 2013 by Admin

April 2013:  The Mayor and Southwark Council have recently given final planning permission to the development of the Heygate Estate in Elephant and Castle which, as the following GLA press release states, will see the “23 acre site demolished and redeveloped delivering up to 2,469 new homes, a quarter of which will be affordable, as well as new shops, offices, leisure and community facilities and a park.”

As one of the largest regeneration projects in the country, there’s been considerable focus on the development – including the energy strategy for the project (details on previous posts here and here).  The final energy assessment report for the development (and updated addendum) can be accessed at Southwark’s Planning website (and directly here Strategy, Addendum).

A site-wide district heating network is being proposed connecting all apartments and commercial units supplied from a single energy centre.  The energy centre building would also include an  education centre and cafe. Which is nice…

Further information is contained in the Mayor’s Planning report on the application – paras 210 onward highlighting that:

  • A potential to link the heat network to the proposed SELCHP district heating network, in Bermondsey has been explored. This is unlikely to be viable in the near term. The applicant has committed to designing the energy infrastructure to allow future connection to SELCHP should it prove viable at a later stage.
  • A phased installation of combined heat and power (CHP) is being proposed in line with the phasing of the development. This would begin with a 263 kWe gas fired CHP unit being switched on during 2019. This would then be followed by a 985 kWe gas fired CHP unit being switched on in 2021 as the lead heat source for the site heat network.
  • The preferred renewable energy strategy for the site  is to use biomethane fuel supplied over the gas network. This renewable fuel would be produced and injected into the national grid elsewhere and then purchased as a credit to supply some or all of the gas consumption requirements of the CHP plant and gas boilers in the energy centre.
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DE plans for Croydon Town Centre

Posted on February 26, 2013 by Admin

February 2013: Following a consultation last Summer, a Croydon Town Centre Opportunity Area Planning Framework (OAPF) has just been adopted by the Mayor,  Croydon Council and TfL. OAPFs  set out planning, regeneration and design guidance for major growth centres in London, called Opportunity Areas. The London Plan identifies 33 Opportunity Areas one of which is the Croydon Metropolitan Centre and its environs.

Included within the  OAPF are considerations of future energy requirements within the area. Chapter 4 of the document sets out the following:

“4.68 Delivery of a Croydon Central Area Heat and Power Scheme is an objective of the Croydon Council climate change strategy. In order to achieve a major reduction in the Borough’s carbon footprint, and meet the Mayor’s decentralised energy target, the Core Strategy (Policy CS6) expects that larger  developments and refurbishments should be enabled to connect to district energy networks based on centralised combined heat and power plants (CHP), particularly in the COA and other district centres within the borough.

4.69 Croydon Council has undertaken a detailed study on the viability of delivering a district heating network to support the regeneration of the COA. The scheme would provide low carbon heat to new developments which would enable them to meet the energy performance standards required by planning policy and national Building Regulations. Existing buildings would also be able to connect to the scheme to benefit from the lower carbon heat. Some key features are:

• A centralised “energy centre” fuelled by gas fired Combined Heat & Power plant

• This heat is distributed across the COA as hotwater in a network of buried pipes

• The electricity generated could be sold for use in near by buildings with the excess being exported to the public supply grid

• The scheme would be financed, designed, builtand operated by a commercial partner

• Cost of connecting to the scheme would be lower than making on-site heat provision

• Cost of heat to building users will be less than alternative on-site provision of heat (e.g. having own boiler system and paying for heat)

• Wandle Road car park has been identified asa potential location for the energy centre butfurther feasibility work is required to assess thisoption in more detail

4.70 It is envisaged that the first phase of the scheme would connect to new developments in mid Croydon and East Croydon, along with a core of existing public buildings. The full potential would expand to buildings across the wider COA area. The council will be working with the GLA “Decentralised Energy Project Delivery Unit” to configure the scheme so that it would be commercially attractive to the energy services market. This work is currently ongoing. As and when new development comes forward it will be expected to help deliver and connect into such a district heating system, if feasible.”

Other OAPF energy studies undertaken include Vauxhall Nine Elms Battersea, London Riverside and White City amongst others.

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