Gold Certification Ska-Rating Report

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Gold Certification Ska-Rating Report

Eldon Court, 75-77 London Road, Reading, RG1 5BS

Eldon Court is a self contained, purpose built, modern office building, with excellent prominence and

parking, situated close to the amenities of Reading town centre. The property has been refurbished to a

very high standard by Kyocera and is easily accessible by rail, bus and car.

Eldon Court provides Kyocera with highly efficient and spacious accommodation capable of a

high-level user occupation. The space has been designed to provide excellent natural and artificial lighting.

Kyocera appointed Area Sq, a leading independent design and fit-out company, to refurbish the offices. Their brief was to incorporate best practice sustainable design elements, whilst being sympathetic with the buildings listed status as a building of historical interest.

Sustainable design and construction was assessed using the Ska rating environmental assessment method, Ska is a best practice environmental office ‘fit-out’ criteria that was developed by Royal Institute of Chartered Surveyors (RICS).

Ska rating promotes the principles of sustainable development within the context of the fit-out of an office building. It aims to improve the environmental outcomes related to the office fit-out.

Ska rating also measures the environmental factors associated with the fit-out of an office building and then gives the building an environmental rating, depending on how well it has

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Sustainable development covers all aspects of our life and addresses many issues including;

• Conservation of resources – such as minimising the use of energy, water and materials.

• Minimisation of pollution – for example reducing emissions of greenhouse gases, such as the refrigerants used in HVAC systems.

• Ensuring occupant health and well being – by providing good levels of thermal comfort, maximising the use of natural daylight and providing suitable levels of ventilation.

Ska Rating Gold Certification

Kyocera achieved a Gold rating for Eldon Court, which is the highest Ska accolade for a sustainable fit-out. Kyocera are one of only a handful of companies that have achieved

Ska Gold certification. They have designed a contemporary modern day office, that surpasses the standards required by regulations, and incorporated innovative solutions that minimise the environmental impact of the offices.

Throughout the project Kyocera recognised sustainability as one of their key considerations when looking to design and fit-out Eldon Court, and as a result they were able to improve the environmental outcomes related to the office refurbishment and reduce the environmental footprint of the building.

There were three elements that were central to the projects success;

1. Waste - Diverting 100% of waste from landfill and monitoring all waste streams produced during the project.

2. Energy & CO2 - reducing energy usage through the implementation of energy efficient lighting, lighting controls in offices and PIR’s, and the reduction in associated CO2 emissions of the office.

3. Material Usage – Kyocera used a number of environmentally sustainable materials for the office, including A+ rated environmentally efficient products such as Interface Flor carpet, 100% recyclable Bolon vinyl flooring and FSC rated hardwood and timber.

ASSOCIATED IMPACT ELDON COURT Energy usage and global warming

Implementing energy efficient lighting & HVAC at Eldon Court reduces energy usage and lowers our operating costs by up to 31%.

Waste to landfill Ska gave Kyocera a mechanism to measure and segregate waste during the project, so that 100% of the waste produced during the fit-out was diverted from landfill.

Conservation of resources

Where possible Kyocera used resources efficiently by choosing materials from ethical suppliers. These included natural and renewable sources that have a low embodied energy rating, promote good indoor air quality, and contain a high recycled or recyclable contain (>80%) Ensuring

occupant health & wellbeing

Carrying out the Ska rating ensured that the office provided good levels of thermal comfort, reduced VOC’s, maximised the use of natural daylight and provided suitable levels of ventilation.

ISO 14001 A Ska certificate helps Kyocera ensure that the fit-out project has been rated accurately and can be used to support their environmental management system & CSR initiatives.

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The Assessment Process

Design stage assessment

The purpose of the design stage assessment was to enable the design team to plan the office in the most sustainable manner, implementing energy saving technology and specifying the most sustainable materials that were available.

It was also important to manage-out waste and implement rigorous site waste management plans to reduce waste sent to landfill and re-use where possible.

Handover stage assessment

The handover stage assessment allowed the Ska assessor to check that the fit-out met the Ska rating requirements for a Gold rating. All the materials and equipment that were installed as part of the fit-out were checked to determine whether they met the Ska criteria. And all other evidence, such as waste reports, and Considerate Constructors Scheme reports were scrutinised. Once the evidence had been reviewed and checked, the assessor was in the position to award the appropriate Gold rating for the project.

The Rating System

The Ska rating system is underpinned by good practice measures. Each good practice measure relates to a specific element of the new office fit-out process and explains how to achieve best practice when designing and installing that particular element.

The good practice measures are categorised into eight sustainability issues: Energy and C02, Materials, Waste, Water, Wellbeing, Pollution, Transport, and Other.

Energy and C02

The aim of these measures was to reduce energy usage and associated C02 emissions or the office.

During the design phase of the project we looked at:

• Choosing the most energy efficient equipment as indicated by the Energy Technology List (ETL).

• Providing technology that automatically switches off the lights when the room is unoccupied

• Implementing energy efficient light fittings

• Reducing energy usage during the fit-out process and then during operational use of the building.

Water

The aim of these measures was to reduce water usage at the office. These considered:

• Choosing water efficient equipment as indicated by the Water Technology List (WTL)

• Installing metering equipment • Reducing leakage

• Reducing water usage during the fit-out process and during operational use

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Waste

Eliminating waste was a key aim for Kyocera and as a result the design team implemented measures that looked at: • Waste minimisation strategies

• Reducing the amount of waste sent to landfill • Monitoring all waste streams throughout the project By implementing good practice measures Kyocera eliminated the creation of waste during the entire construction process. When waste generation was unavoidable the goal was to minimise the amount sent to landfill.

Kyocera achieved 82% of waste being diverted from landfill and they managed to do this by implementing strict waste control strategies in the form of a demolition salvage plan, site waste management plan and by setting up a recyclable waste storage space in the office.

Materials

The aim of these measures was to reduce the lifecycle impact of materials used during the fit-out process. These looked at • Selecting the most environmentally sustainable & ethical

materials for the office

For materials, as with waste, there is a hierarchy of what is the most environmental product to use. This includes the minimisation of resources such as energy, water and raw material used to manufacture that product.

As due process for the project Kyocera monitored where exactly materials came from, their recycled content and what alternatives were available in the market.

The majority of materials specified for Eldon Court are highly rated on BRE’s Green Guide, or manufactured with at least 80% recycled content.

Pollution

Kyocera also wanted to ensure that all areas of pollution were considered from air pollution, to noise and light pollution. Specific areas looked at included:

• Avoiding or reducing air borne pollutants that cause ozone depletion and global warming

• Reducing noise and light pollution

Wellbeing

Staff are Kyocera’s most important asset. Kyocera therefore aimed to create a healthy indoor environment for the building occupant including:

• Air quality • Noise

• Thermal comfort • Visual comfort

• The use of low VOC products

Thermal comfort and air quality was considered throughout the offices, and extract vents installed above the printing and photocopying areas to extract any toxic gases.

Visual comfort is maintained by maximising daylight, as well as implementing best practice lighting designed to CIBSE standards which provides the correct lux levels for different areas of the office.

Transport

Kyocera encourages alternative forms of transport and the office benefits from new cycle parking facilities & cyclist showers.

The offices have a good road network, and are close proximity to public transport including Reading train station and bus stops.

Other

These covered environmental impacts that cannot be classified within the previous seven categories incorporating:

• Commissioning of equipment

• Providing information to enable building occupants to operate the building efficiently

• Managing the construction site in line with Considerate Constructors Scheme best practice requirements (the project received a ‘Performance Beyond Compliance’ rating). During the handover phase the project team ensured that all mechanical and electrical equipment was commissioned properly and operates effectively and efficiently in accordance with CIBSE and BSRIA guidance.

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Summary

Issue In Scope Targeted % Targeted Achieved % Achieved Out of 66 measures in Scope, Kyocera achieved 50 measures, of which 13 were *gateway measures. *(Some measures are more important from a sustainability perspective, so the measures are ranked from one to 109, (one is the highest and 109 the lowest). To ensure that teams do not just target the easiest measures, the project has to achieve a number of the highest ranked measures in scope in order to score. These are known as Gateway Measures).

Energy & CO2 12 12 100% 11 91.67%

Materials 20 14 70% 12 60% Pollution 5 2 40% 2 40% Transport 3 3 100% 3 100% Waste 11 11 100% 11 100% Water 4 2 50% 2 50% Wellbeing 8 6 75% 6 75% Other 3 3 100% 3 100% Totals 66 53 80.3% 50 75.76%

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ID Measure Issue

D06 Demolition salvage plan Waste D01 Efficient lighting Energy & CO2 D02 Lighting controllability Energy & CO2 D07 Plan to minimise site waste Waste

E12 Lower flush WCs Water

E02 Energy efficient lamps Energy & CO2 E05 Energy efficient heat pumps Energy & CO2

M05 Hardwoods Materials

D22 Low-GWP insulation Pollution

D41 Cycle parking Transport

D44 CCS registration Other

E03 High frequency Lighting Energy & CO2

D20 Timber Materials

D29 Noise Level Standards Wellbeing

D30 Lighting design Wellbeing D31 Daylight glare control Wellbeing D14 Reduce carpets sent to landfill Waste E07 Pipework insulation Energy & CO2 E04 Energy efficient light fittings Energy & CO2 E06 HVAC zone controls Energy & CO2 D11 Reduce Timber sent to landfill Waste D13 Reduce ceilings sent to landfill Waste D12 Reduce partitions sent to landfill Waste D48 Reduce Doors sent to landfill Waste P03 Reduce C&D waste sent to landfill Waste M10 Suspended ceilings Materials

M08 Partitions Materials

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D32 Occupant HVAC control Wellbeing D45 Building user guide Other D42 Cyclist Showers Transport D43 Cyclist Lockers Transport M09 Glazed partitions Materials P04 Increase recycled construction and

demolition waste

Waste

D03 Efficient HVAC Energy & CO2

M06 Joinery Materials

D08 Recyclable waste storage space Waste

D09 SWMP Waste

M04 Insulation Materials

M19 Workstations and tables Materials D33 Ventilation rates Wellbeing

M17 Doors Materials

M20 Chairs Materials

M22 Other loose ancillary furniture items Materials D36 Cleaning of existing air supply

ductwork

Wellbeing

P01 Reduce fit-out energy use Energy & CO2 D25 Limiting plant noise Pollution P07 Reduce fit-out water use Water D47 Seasonal Commissioning Other D25 Limiting plant noise Pollution

M21 Storage units Materials

M13 Hard wall covering Materials P07 Reduce fit-out water use Water D43 Cyclist lockers Transport M23 Window Treatments Materials

D39 Outside views Wellbeing

M16 Wall covering Materials

Energy & CO2

D01 Energy Efficient Lighting Rationale

The aim is to encourage the design of energy efficient lighting installations.

Criteria

Installed lighting load in the general office area is less than 11W/m2.

Scoping

This measure applies if a general office lighting system serving at least one area of more than 20m2is being installed or upgraded. The criteria apply only to workspaces (either open plan or cellular offices) and meeting spaces. Other areas within the office environment, such as toilet blocks, lift lobbies, stairs, tea points and kitchen areas are excluded.

Evidence

Checked specification & drawings, and confirmed by electrical contractor.

All lamps are either T5 or LED.

Evidence and calculations will form part of O&M report.

D02 Lighting Controllability Rationale

Good practice, as outlined in the CIBSE guidelines for office lighting, dictates that office lighting should be simply and easily controlled. When new lighting is being installed, the design should incorporate controls that minimise energy usage: lighting should switch off when daylight provides a sufficient level of illuminance and also when spaces are unoccupied.

Criteria

• Lights are automatically controlled for the presence of daylight or occupancy where appropriate.

• Cellular offices are provided with manual on/off switches and absence detectors to switch the lights off.

• Separate controls/sensors are provided to lighting areas of up to four workstations.

Scoping

This measure applies if new lighting is being installed or existing controls are being replaced.

The criteria apply to lighting in office spaces, corridors, and non-occupied spaces such as toilets and store rooms.

Evidence

PIR’s automatically control the office for the presence of daylight and occupancy.

New cellular offices have been provided with manual on/off switches to switch the lights off.

Have checked specifications and drawings and carried out a site visit to confirm.

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E01 Lighting Controls Rationale

The aim is to encourage the use of energy efficient lighting controls. Lights are often left on when not needed. Equally, people will often turn on all the lights in a room or building when they are only occupying a small section of it. Good lighting control ensures that lights are only on when needed. It is easy to fit products to existing buildings or lighting systems, and they can help significantly reduce the amount of energy being used.

Criteria

Lighting controls comply with the Energy Technology List criteria (ETL criteria).

Scoping

This measure applies if new lighting controls are being installed.

Evidence

Lighting has been extended so this measure applies. All lighting controls comply with the Energy Technology List Criteria.

The lighting consists of PIR’s and daylight sensors. Lighting is zoned and switches on using default sensors. Have checked electrical contractors drawings and specifications, and existing lighting specification.

E02 Energy Efficient Lamps Rationale

The aim is to encourage the use of energy efficient lamps.

Criteria

All lamps comply with the Energy Technology List criteria (ETL criteria).

Scoping

This measure applies if new lamps are being installed. There may be occasional instances where existing light fittings cannot take energy efficient lamps. This measure must still remain in scope even though it cannot be achieved. This is because the aim of the assessment is to encourage more sustainable behaviour. In this instance the most sustainable behaviour would be to upgrade the light fittings.

Evidence

All lamps are either T5 or LED. Specifications and proposal checked. Purchase orders cross-checked.

All luminaires comply with the ECA ENERGY TECHNOLOGY CRITERIA LIST 2012 – HIGH EFFICIENCY LIGHTING UNITS.

E03 High Frequency Lighting Rationale

The aim is to encourage the use of energy efficient light fittings. High frequency ballasts reduce lighting energy use. In addition they have health benefits: low frequency ballasts can cause eyestrain and headaches.

Criteria

All fluorescent light fittings are installed with high frequency ballasts.

Scoping

This measure applies if fluorescent light fittings are installed or upgraded.

Evidence

Checked specifications and drawings and all light fittings have high frequency lamps.

Confirmed via purchase orders, HRL Scope of Works and Manufacturer Technical data sheets.

E07 Pipework Insulation Rationale

The aim is to decrease energy loss as a result of inadequate pipework insulation.

Criteria

The insulation complies with the Energy Technology List criteria (ETL criteria).

Scoping

This measure applies if pipework or pipework insulation are being installed.

Evidence

The insulation is Kaiflex.

Checked thicknesses on specifications, and received confirmation from contractor that insulation meets criteria of BS 5422:2009

E04 Energy Efficient Light Fittings Rationale

The aim is to encourage the use of energy efficient light fittings.

Criteria

All light fittings (luminaires) comply with the Energy Technology List criteria (ETL criteria).

Scoping

This measure applies if new light fittings are being installed.

Evidence

Specifications and proposal checked. Purchase orders cross checked.

All luminaires comply with the ECA ENERGY TECHNOLOGY CRITERIA LIST 2012 – HIGH EFFICIENCY LIGHTING UNITS.

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P01 Reduce Fit-Out Energy Use Rationale

The aim is to encourage the monitoring of energy consumption during the construction process, so that construction staff are aware of energy usage and are encouraged to make reductions.

Criteria

All energy use on site is metered, records are kept and the site manager regularly reviews consumption figures.

Scoping

This measure applies to all fit-outs. The criteria apply to both electricity and other fuels used on site, such as diesel for a generator.

Evidence

Meter readings were taken from all risers each week by site manager. These were sent to Alphacello to review.

Site manager carried out toolbox talks with emphasis on the environment and good practice of reducing energy usage, not leaving electrical appliances on etc…

E06 HVAC Zone Controls Rationale

The aim is to encourage the use of energy efficient HVAC zone

Criteria

Heating, ventilation and air conditioning (HVAC) zone controls are on the Energy Technology List (ETL).

Scoping

This measure applies if these systems are being upgraded or replaced.

Evidence

Written specifications/contracts state that the equipment is Daikin and appears on the ETL (DCS601C51 Daikin ITOUCH controller).

D03 Energy Efficient HVAC Rationale

The aim is to encourage the installation of energy efficient HVAC systems.

Criteria

Heating, ventilation and air conditioning (HVAC) system

components listed below are on the Energy Technology List (ETL): • boiler equipment;

• heat pumps; • HVAC zone controls; • motors and drives; • refrigeration equipment.

Note: The criteria apply only to those components that are in scope.

Scoping

This measure applies if any one of the components listed above is being installed, upgraded or replaced.

Evidence

Written specifications/contracts state that the equipment is Daikin and appears on the ETL.

E05 Energy Efficient Heat Pumps Rationale

The aim is to encourage the use of energy efficient heat pumps.

Criteria

Heat pumps are on the Energy Technology List.

Scoping

This measure applies if new heat pumps (split units) are being installed.

Evidence

Daikin FAQ100 & RZQSG100 listed on the ETL added 1/11/2012.

Waste

D06 Demolition Salvage Plan Rationale

A demolition/salvage audit is part of the site waste management plan (SWMP). All construction projects in England worth more than £300,000 must have a SWMP. Many fit-out projects will fall below this threshold, but it is good practice for these smaller projects to develop plans to manage the waste arising from the strip-out process. The goal is to promote the reuse of materials from the strip-out phase either on-site or on another site, rather than sending all materials for recycling or landfill.

Criteria

A demolition salvage plan is prepared prior to site work, and carried out during the construction phase.

Scoping

This measure applies to all fit-outs that include the strip-out of the old building.

Evidence

Demolition Salvage Plan was implemented at the start of the project to establish, measure and report on demolition waste and recovery routes. Plan clearly identified waste streams and EWC codes, and an estimated % of each waste stream that would be produced through demolition & strip-out.

The plan included what actions & initiatives had been undertaken to divert waste from landfill.

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D07 Plans to Minimise Site Waste Rationale

A site waste management place is part of the site waste management plan (SWMP). All construction projects in England worth more than £300,000 must have a SWMP. Many fit-out projects will fall below this threshold, but it is good practice for these smaller projects to develop plans to manage the waste arising from the strip-out process. The goal is to promote the reuse of materials from the strip-out phase either on-site or on another site, rather than sending all materials for recycling or landfill.

Criteria

A site waste minimisation plan is prepared prior to site work, detailing measures to minimise waste generated on site. The plan must be carried out during the construction phase.

Scoping

This measure applies to all fit-outs.

Evidence

A SWMP was in place for the project - FFE27 issue 13. Key objectives of Fourfront Group’s site waste management plan included:

• Forecasting waste types and quantities

• Identifying proposed waste management actions • Establishing clear responsibilities for waste • Recording waste documentation

• Comparing actual waste produced with estimates • Review and feedback into future design and planning

D11 Reduce Timber Sent to Landfill Rationale

Every year approximately 8–10 million tonnes of wood is produced for disposal in the UK. The aim is to reduce the amount of wood waste sent to landfill, which is highly wasteful in terms of energy and resource use.

Criteria

At least 80% of waste timber is: • reused;

• recycled; or

• diverted from landfill.

Scoping

This measure applies if the removal of existing timber and/or new on-site joinery works form part of the fit-out contract.

Evidence

The SWMP identified different waste streams and their EWC Code (timber 170201).

Waste was separated for collection by appointed waste carrier. Checked waste carriers environmental agency licence number, and waste transfer notes to calculate weight of waste timber. Waste carrier was Lawmens and they supplied full breakdown of waste streams & percentages diverted from landfill.

Records indicate that 100% of all waste from the project was diverted from landfill.

D12 Reduce Partitions Sent to Landfill Rationale

The aim is to reduce the amount of partition waste sent to landfill, which is highly wasteful in terms of energy and resource use.

Criteria

At least 80% of the waste partitions are: • reused;

• recycled; or

Scoping

This measure applies if the removal of existing partitions forms part of the fit-out contract or if partitions are to be installed.

Evidence

The SWMP identified different waste streams and their EWC Code (Plasterboard 170802).

Plasterboard partitioning was separated onsite in-line with WRAP and Environment Agency guidelines.

Waste was separated for collection by appointed waste carrier. Disposal of plasterboard waste to landfill is a poor use of a valuable material resource. Plasterboard waste from construction offcuts can be recycled and the gypsum recovered, if free from contamination (debris such as wood and plastic, and general soiling). This should be possible for a large proportion of these waste arisings if efforts are made to segregate the materials on site. However, waste arising from demolition and refurbishment is much more likely to be contaminated with other materials and difficult to segregate effectively, and hence more problematic to recycle.

Checked waste carriers environmental agency licence number, and waste transfer notes to calculate weight of waste plasterboard.

Waste carrier confirmed in writing that 100% of plasterboard was diverted from landfill.

D48 Reduce Doors Sent to Landfill Rationale

The aim is to reduce the number of doors sent to landfill, which is highly wasteful in terms of energy and resource use.

Criteria

• recycled; or

Scoping

This measure applies if the removal of doors forms part of the fit-out contract or if new doors are being installed.

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Evidence

The SWMP identified different waste streams and their EWC Code (Timber 170201).

Door furniture (handles etc…) was removed and waste was separated for collection by appointed waste carrier.

Checked waste carriers environmental agency licence number, and waste transfer notes to calculate weight of waste timber. Lawmens supplied full breakdown of waste streams & percentages diverted from landfill.

Records indicate that 100% of all doors was diverted from landfill.

P03 Reduce C&D Waste Sent to Landfill Rationale

This measure covers all C&D waste, not just the specified products in other good practice measures. The purpose of this measure is to provide extra incentive to any contractor who manages to divert more than 80% of ALL construction and demolition waste from landfill.

Criteria

• recycled; or

Scoping

Evidence

SWMP in place with evidenced targets for ensuring that 80% of waste by weight is diverted from landfill.

Checked waste transfer notes, and waste contractors environmental waste report detailing the types of waste removed, quantities and whether the waste is recycled or landfilled.

Confirmed 100% of waste diverted from landfill across the project.

P04 Increase Recycled C&D Waste Rationale

This measure covers all C&D waste, not just the specified products in other good practice measures. The purpose of this measure is to provide extra incentive to any contractor who manages to recycle or reuse more than 80% of ALL construction and demolition waste.

This measure has the same scope as P03 but rewards the contractor only for reusing and recycling waste. This measure does not reward the contractor for incinerating these waste products to recover energy. This is because, although this option is better than sending these products to landfill, energy recovery is not considered best practice for waste streams arising from the office fit-out process.

Criteria

• recycled; or

Scoping

Evidence

SWMP in place with evidenced targets for ensuring that 80% of waste by weight is diverted from landfill.

Checked waste transfer notes, and waste contractors

environmental waste report detailing the types of waste removed, quantities and whether the waste is recycled or landfilled. Confirmed 100% of waste diverted from landfill across the project, and no incineration took place.

D08 Recyclable Waste Storage Space Rationale

The aim is to encourage the provision of a storage space dedicated to recyclable materials and so enable occupiers to recycle operational waste.

Criteria

Space is provided for the storage of segregated recyclable waste generated from the tenant’s operations. This space could be central or provided on the floor adjacent to

workstations. The area must be clearly marked as an area for recycled waste bins.

Scoping

Evidence

A recyclable waste storage space was present in the basement of the building and on the ground floor, this was evidenced by the assessor during a site visit.

There was space to segregate and store different waste streams and bins were labeled.

D09 SWMP Rationale

A SWMP is compulsory in England for all construction projects with a value greater than £300,000. This measure requires that a SWMP is provided for all projects regardless of value. At present the government does not require that a SWMP sets a target for reducing the amount of waste sent to landfill. The purpose of this measure is to set a target ahead of proposed government regulations. In 2007 the government produced a Waste Strategy for

England that accredited the construction industry as a significant contributor of waste to landfill. The government set the following targets:

• 50% reduction in waste to landfill by 2012; and • zero waste to landfill by 2020.

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Criteria

A site waste management plan (SWMP) is prepared and at least 80% of waste produced on site is diverted from landfill. The plan is in line with the voluntary code of practice Site Waste Management Plans.

Scoping

Evidence

A SWMP was in place for the project - FFE27 issue 13. Key objectives of Fourfront Group’s site waste management plan included:

• Forecasting waste types and quantities

• Identifying proposed waste management actions • Establishing clear responsibilities for waste • Recording waste documentation

• Comparing actual waste produced with estimates • Review and feedback into future design and planning

D14 Reduce Carpets Sent to Landfill Rationale

The aim is to reduce flooring waste sent to landfill. In Europe, 30 million m2 of carpet tiles are sent to landfill each year. This is highly wasteful in terms of energy and resource use.

Criteria

At least 80% of the waste carpet is: • reused;

• recycled; or

Scoping

This measure applies if the removal of existing carpets forms part of the fit-out contract or if new carpets are being installed.

Evidence

Waste carrier was Lawmens and they supplied full breakdown of waste streams & percentages diverted from landfill.

Records indicate that 82% of all waste from the project was diverted from landfill.

Carpet is taken to Herons Nest transfer station where it is sorted and recycled into various new products such as new tiles or animal bedding.

Water

E12 Low Flush WC’s Rationale

The aim is to reduce water use within the office.

Criteria

WCs have an effective flush volume of 4.5 litres or less and are on the Water Technology List (WTL).

Scoping

This measure applies if WCs are being installed or replaced or if washrooms containing WCs are being installed or replaced.

Evidence

Checked criteria for specified WC’s – Vitra range, with TD Miniflow Single 4l Flush Cistern.

P07 Reduce Fit-Out Water Use Rationale

The aim is to encourage the reduction of water use during the construction process by monitoring water consumption. Active monitoring helps raise awareness of water use among construction staff and therefore encourages them to make reductions.

Collection of this data will enable the contractor to set targets for water reduction in future fit-out projects.

Criteria

All water use on site is metered, records are kept and the site manager regularly reviews consumption figures.

Scoping

Evidence

Water usage was monitored throughout the project from existing water meters and records sent to Ska Assessor.

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Materials

D20 Timber Rationale

The aim is to reduce the use of unmanaged timber in construction/fit-outs, and consequently to reduce the

environmental impact of forestry by ensuring timber originates from sustainable sources. Sourcing reclaimed timber is the most sustainable option.

Criteria

100% of timber used is from at least one of the following sources:

• is reclaimed; or

• where new timber is used, is supplied with a Chain of Custody (CoC) from one of the following forest certification schemes only:

• Forest Stewardship Council (FSC);

• Programme for the Endorsement of Forest Certification (PEFC);

• Sustainable Forestry Initiative (SFI); • Canadian Standards Association (CSA).

Scoping

This measure applies if timber is specified or installed. This includes hardwoods, softwoods, joinery, timber panel products (e.g. MDF, plywood), composite timber, wood veneers in permanent installations and temporary site timber.

Evidence

Joinery included the Reception desk, back wall, lectern, unit 1, 2, 3, & 4 using American Black Walnut

All timber used in the project has been checked that it has come from sustainable sources via the FSC or equivalent chain of custody.

M12 Soft Flooring Rationale

The aim is to reduce the embedded lifetime environmental impacts of materials which can be estimated using life cycle analysis (LCA). LCA takes account of environmental impacts over the lifetime of a product, for example the impact arising from mineral extraction, manufacturing, transport and end-of-life disposal. LCA is the basis of environmental product declarations and environmental preference methods for materials selection, for example BRE’s The Green Guide to Specification.

Criteria

All soft floor coverings, including underlay where applicable, meet at least one of the following criteria:

• are reused;

• if new, are manufactured with at least 50% recycled content; • have an A or A+ rating in BRE’s The Green Guide to

Specification;

• have an A or A+ rating in BRE’s Green Book Live database; • are manufactured from 50% renewable and natural

products, e.g. wool, natural rubber, hessian; or

• are supplied with an environmental product declaration, written in accordance with ISO 14025 standards.

Scoping

This measure applies if soft floor coverings are specified or installed.

Evidence

All soft flooring was checked against the requirements of BRE’s Green Guide to Specification.

Soft flooring included – Interface, Desso and Bolon ranges.

M09 Glazed Partitions Rationale

The aim is to reduce the embedded lifetime environmental impacts of materials which can be estimated using life cycle analysis (LCA). LCA takes account of environmental impacts over the lifetime of a product, for example the impact arising from mineral extraction, manufacturing, transport and end-of-life disposal. LCA is the basis of environmental product declarations and environmental preference methods for materials selection, for example BRE’s The Green Guide to Specification.

Criteria

All glazed partitions meet at least one of the following criteria: • are reused;

Specification;

• have an A or A+ rating in BRE’s Green Book Livedatabase; or

Scoping

This measure applies if glazed partitions are specified or installed.

Evidence

Checked specifications and purchase orders.

Glazed partitions have an A+ rating on BRE’s Green Guide to Specification (Komfort Polar frameless glazed partitioning system).

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M08 Partitions Rationale

The aim is to reduce the embedded lifetime environmental impacts of materials that can be estimated using life cycle analysis (LCA). LCA takes account of environmental impacts over the lifetime of a product, for example the impact arising from mineral extraction, manufacturing, transport and end-of-life disposal. LCA is the basis of environmental product declarations and environmental preference methods for materials selection, for example BRE’s The Green Guide to Specification.

Criteria

All partitions meet at least one of the following criteria: • are reused;

Specification;

• are supplied with an environmental product declaration, written in accordance with ISO 14025 standards; or

• if timber or containing timber elements, the timber meets the criteria of good practice measure D20 Timber.

Scoping

This measure applies if partitions are specified or installed.

Evidence

Checked specifications and purchase orders. All partitioning is A rated on BRE’s Green Guide to Specification.

M06 Joinery Rationale

The aim is to reduce the use of unmanaged joinery in construction/fit-outs, and consequently to reduce the

environmental impact of forestry by ensuring timber originates from sustainable sources.

Criteria

100% of timber used in the joinery for the fit-out is from at least one of the following sources:

• where new timber is used, is supplied with a Chain of Custody (CoC) from one of the following forest certification schemes only:

• Sustainable Forestry Initiative (SFI); or • Canadian Standards Association (CSA).

Scoping

This measure applies if joinery is specified or installed.

Evidence

All timber & joinery products (The wooden components of a building, such as stairs, doors, and window frames, viewed collectively), used in the project has been checked that they have come from sustainable sources via the FSC or equivalent.

M10 Suspended Ceilings Rationale

Criteria

All suspended ceiling systems, including frames, tiles, and/or boards, meet at least one of the following criteria:

• are reused (note: if only tiles are replaced, the frame can be recorded as reused; the tiles must then meet one of the criteria below);

• if new, are manufactured with at least 50% recycled content; • are supplied with an environmental product declaration,

written in accordance with ISO 14025 standards.

Scoping

This measure applies if suspended ceilings are specified, replaced, refurbished or installed.

Evidence

Ceiling tiles were cleaned and re-used on the Ground Floor and part of the 1st Floor.

Additional Armstrong mineral tiles were supplied in all other areas – Armstrong ceiling tiles come with ISO 14025 product declaration.

M04 Insulation Rationale

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Criteria

All insulation materials (thermal and acoustic) meet at least one of the following criteria:

• if new, are manufactured with at least 50% recycled content; • are manufactured from at least 50% renewable material, e.g.

hemp, flax, newspaper, wool.

• have an A or A+ rating in BRE’s The Green Guide to Specification;

Scoping

This measure applies if insulation (thermal or acoustic) is specified or installed.

Evidence

Rockwool sound absorbing quilt – acoustic mineral wall, wire reinforced aluminium foil barrier A rated on BRE’s The Green Guide to Specification.

M05 Hardwoods Rationale

The aim is to reduce the use of unmanaged hardwoods in construction/fit-outs, and consequently to reduce the environmental impact of forestry by ensuring timber originates from sustainable sources.

Ideally timber and timber products should be sourced from the nearest forest, as this reduces the CO2emissions associated with transport. For UK-sourced timber it can either be

certified by one of the above schemes or by the UK Woodland Assurance Standard (UKWAS). This is the UK certification scheme that is recognised by both FSC and PEFC.

Criteria

100% of hardwood is from at least one of the following sources:

• where new hardwood is used, is supplied with a Chain of Custody (CoC) from one of the following forest certification schemes only:

• Sustainable Forestry Initiative (SFI); or • Canadian Standards Association (CSA).

Scoping

This measure applies if hardwood is specified or installed.

Evidence

All new timber products purchase orders checked that they have come from sustainable sources via the FSC or equivalent.

M19 Workstations & Tables Rationale

Criteria

All workstations and tables meet at least one of the following criteria:

• are reused;

• if new, are manufactured with at least 80% recycled content and recyclable content, designed for deconstruction with components that can be recycled, measured by mass; • if containing timber components, the timber meets the

criteria of good practice measure D20 Timber;

• are supplied with an environmental product declaration, written in accordance with ISO 14025 standards; or • have been awarded the EU Ecolabel.

Scoping

This measure applies if workstations or tables are specified or installed.

It applies for both procurement routes: ordered and supplied through the main contractor or a subcontractor of the fit-out or supplied by the occupant/tenant.

Evidence

Workstations & tables were supplied by the following manufacturers; Techo, Orangebox & Table Portfolio.

All manufacturers Chain of Custody certificates checked, and recyclable content of materials has been logged for each item.

M22 Other Loose Ancillary Furniture Items Rationale

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Criteria

All other furniture meets at least one of the following criteria: • is reused;

• if new, are manufactured with at least 80% recycled content and recyclable content, designed for deconstruction with components that can be recycled, measured by mass; • if timber or containing timber components, the timber meets

the criteria of good practice measure D20 Timber; • is supplied with an environmental product declaration,

written in accordance with ISO 14025 standards; or • has been awarded the EU Ecolabel.

Scoping

This measure applies if furniture not covered by good practice measures M19, M20 and M21 is specified, retained, modified, replaced or installed.

Evidence

Ancillary furniture items included sofas, stools, corner seating units, nooks and coffee tables from Orangebox, and banquet seating from Connection Seating.

All manufacturers Chain of Custody certificates checked, and recyclable content of materials has been logged for each item.

M17 Doors Rationale

The aim is to reduce the embedded lifetime environmental impacts of materials that can be estimated using life cycle analysis (LCA). LCA takes account of environmental impacts over the lifetime of a product,for example the impact arising from mineral extraction, manufacturing, transport, and end-of-life disposal. LCA is the basis of environmental product declarations and environmental preference methods for materials selection, for example BRE’s The Green Guide to Specification.

Criteria

All doors, including frames, meet at least one of the following criteria:

• if new, are manufactured with (or a combination of both): composite materials that have at least 80% recycled

content; or

metal components that follow WRAP’s Choosing construction products guide (see guidance): – steel section 60%

– stainless steel 75% – copper sheet 60% – aluminium extrusion 44% – aluminium sheet 73%

• if containing timber components, the timber meets the criteria of good practice measure D20 Timber; or • are supplied with an environmental product declaration,

written in accordance with ISO 14025 standards.

Scoping

This measure applies if doors are specified or installed.

Evidence

Oak veneered doors supplied by Forza Doors who meet the following Ska best practice measures; M05, D20, M06, M17 & M13. FSC Certificate No. C816129CU-COC-01.2011

PEFC Certificate No. C816129PEFC-01.2011

Chairs Rationale

The aim is to reduce the embedded lifetime environmental impacts of products and materials that can be estimated using life cycle analysis (LCA). LCA takes account of environmental impacts over the lifetime of a product, for example the impact arising from mineral extraction, manufacturing, transport and end-of-life disposal. LCA is the basis of environmental product declarations and environmental preference methods for materials selection, for example BRE’s The Green Guide to Specification.

Criteria

All task and visitor chairs meet at least one of the following criteria:

• are reused;

• if new, are manufactured with at least 80% recycled content and recyclable content, designed for deconstruction with components that can be recycled, measured by mass; • if timber or containing timber elements, the timber meets the

criteria of good practice measure D20 Timber;

• are supplied with an environmental product declaration, written in accordance with ISO 14025 standards; or • have been awarded the EU Ecolabel.

Scoping

This measure applies if task or visitor chairs are specified or installed.

Evidence

Chairs supplied by Techo, Boss & Orangebox. All manufacturers Chain of Custody certificates checked, and recyclable content of materials used has been logged for each item.

Orangebox offer a cradle to cradle assessment with 98% of the content of the chairs being recyclable.

Boss chairs are made with a high proportion of recycled content, and have a high recyclable content (55% & 58% respectively).

Techo are members of FISP and 90% of their chair materials are recyclable.

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Pollution

D22 Low-GWP Insulation Rationale

The aim is to reduce the use of materials that cause global warming.

Criteria

All new insulants have a Global Warming Potential (GWP) of less than five.

Scoping

This measure applies if any new insulants (either thermal or acoustic) are used in the building fabric, partitions and building services. The criteria apply both to products the insulants are manufactured from, and any products, such as blowing agents, used in their manufacture.

Evidence

Armaflex insulation which has a GWP of 0.

Checked manufacturers website, and confirmed details with M&E contractor Hitec.

D25 Limiting Plant Noise Rationale

The aim is to reduce the impact of operational noise from new plant on the surrounding environment.

Criteria

A noise impact assessment in compliance with BS 4142:1997 was undertaken and shows that new plant will not create a noise level more than 5dB above existing background noise levels.

Scoping

This measure applies if new plant is being installed.

Evidence

Noise impact assessment and Acoustic survey carried out by Sound Solutions Consultants.

The difference between the total proposed sound power level (ref C) at 89dB(A) and former equipment (ref A or B) is likely to lie in the range of +5dB to -17dB.

A noise level difference of 5dB(A) can be described as ‘moderate adverse’ impact whereas -17dB(A) would be ‘none’ (or ‘severe favourable’) impact.

Additionally acoustic strategies have been employed to limit noise.

These include:

• Absorption of sound waves through acoustic materials such as Rockwool

• Alteration of the sound path by implementing screens, panels & cellular offices

Wellbeing

D29 Noise Level Standards Rationale

Noise is defined as unwanted or harmful sound. Noise is part of everyday life, but loud noise can permanently damage hearing. Noise can also cause distraction from tasks, making people more inefficient or inattentive.

Central AHUs are a major source of internal noise; internal noise levels need to be considered during the design stage of the fit-out to ensure that appropriate measures are taken.

Criteria

Criteria recommended by the British Standards Institute are met.

Indoor ambient noise level in unoccupied offices must fall within the following ranges:

• 35–40dB LAeq,T in meeting rooms; • 40–50dB LAeq,T in cellular offices; and • 45–50dB LAeq,T in open plan offices.

Scoping

This measure applies if a fresh air handling unit (AHU) is being installed or replaced.

Evidence

Acoustic survey carried out at the office and indoor ambient noise level of Ground Floor open plan offices was 44db and Floor 1 & 2 was 46db.

Meeting rooms across the building have a mean 38db. This falls well within the recommended criteria.

D30 Lighting Design Rationale

The visual comfort of office workers is affected by the levels of illumination on the working surfaces. Different lux levels are required for different office areas, such as occupied workspaces and corridors. Task-based lighting should ensure maximum visual comfort, while avoiding over-illumination of spaces where high lighting levels are not required.

Criteria

Lighting levels (measured in lux) are designed to meet those in CIBSE Lighting Guide 7: Office Lighting.

Scoping

This measure applies if general office lighting is being installed, replaced or modified.

The criteria does not apply to circulation and/or service space.

Evidence

Checked drawings and specifications, and lighting levels comply with CIBSE Lighting Guide & Lux plots will form part of the O&M from the electrical contractor.

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D31 Daylight Glare Control Rationale

Glare control is important for occupants comfort, particularly in relation to users’ workstations. The Health and Safety (Display Screen Equipment) Regulations 1992(Amended 2002) Schedule to Regulation 3 requires that: ‘Windows shall be fitted with a suitable system of adjustable covering to attenuate the daylight that falls on the workstation’ (Crown copyright material is reproduced with the permission of the Controller of HMSO and the Queen’s Printer for Scotland). This requirement is commonly met by provision of internally fitted, externally fitted or encapsulated blinds to external windows and atria windows.

Criteria

All the following criteria must be met:

• Occupant-controlled window coverings (typically blinds or screens) are fitted to the external windows and atria that receive sunlight directly or indirectly.

• Coverings are designed to provide optimum glare control and allow the best possible retention of views out with the coverings drawn closed.

• Fabric screens, where specified, have a visual light transmittance (VLT) of less than 10%.

Scoping

This measure applies if window coverings are specified or installed.

Evidence

Roller blinds have been supplied and installed.

D33 Ventilation Rates Rationale

Maintaining adequate fresh air within the office space is important to the health of the occupants as stale air can cause a variety of symptoms such as headaches.

Criteria

Ventilation rate is at least 12 litres per second per person in the office spaces.

Scoping

This measure applies to mechanically ventilated office spaces if the ventilation strategy is being changed, e.g. if the AHU is being replaced or new equipment is being installed.

This measure applies to naturally ventilated offices if the windows are being changed.

Evidence

Ventilation rates have been confirmed as base build levels. This exceeds the criteria of 11 liters per second per person.

Evidence confirmed by Hitec.

D32 Occupant HVAC Control Rationale

The ability to control local temperature is important for an occupant’s sense of wellbeing.

Criteria

Local occupant controls are installed to enable occupants to adjust the temperature of different areas within the office.

Scoping

This measure applies only to those services (heating,

ventilation and/or air conditioning) that have been installed as part of the fit-out.

If no changes have been made to existing services then this measure should not form part of the assessment.

Evidence

HVAC controls are in place and Hitec PO & specifications were checked.

D36 Clean Existing Air Supply Ductwork Rationale

All offices with mechanical ventilation should be supplied with uncontaminated air. If not properly maintained, ductwork can suffer from particulate (dust) contamination and microbial contamination.

These pollutants contaminate the air passing through the ductwork and can cause allergic reactions in office workers.

Criteria

The existing air supply ductwork is cleaned as part of the fit-out works.

Scoping

This measure applies if there is an existing HVAC system that is not being replaced.

If the fit-out encompasses only a few floors in a building with a central HVAC system for the whole of the building, then this measure should not be assessed. This is because the benefits from duct cleaning are only achieved if the whole system is cleaned; if the whole system is not cleaned, the non-cleaned elements will re-contaminate the cleaned elements as the air flows through the system.

Evidence

Existing supply and extract ductwork was given a chemical clean as stipulated in Scope of Works.

Other

D44 CCS Registration Rationale

The aim is to promote the management of the construction site in an environmentally responsible and sustainable manner.

Criteria

The site is registered with the Considerate Constructors Scheme (CCS) and achieves best practice with a score of 32 points or above.

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Scoping

Evidence

A CCS assessment has taken place, awarding the project works a score of 37 with the minimum scores achieved in each section. The project was awarded a Performance Beyond Compliance rating.

D45 Building User Guide Rationale

The aim of the building user guide is to reflect the project scope and provide the design and principal thinking behind every Ska-rated measure and any other good intentions that are unrated but that instill greener practices in the project. The guide should inform all users and operators of the greener practices applied to the space to enable them to be carried out in the intended and most efficient way.

Criteria

A building user guide (BUG) is provided that will inform and guide the tenants/occupants and non-technical building management staff on the operation and environmental performance of the spaces and how to ensure a high environmental operation on a day to day basis.

Scoping

Evidence

O&M has been submitted which includes a section on Ska and energy efficiency of the building.

D47 Seasonal Commissioning Rationale

The aim is to ensure that all systems are operating effectively and efficiently during all times of the year. It is important that systems are checked for correct operation under representative operational conditions. During the commissioning period these conditions may not arise because the building is unoccupied. In addition, it is difficult to verify the performance of seasonal variations in control strategies.

For these reasons control systems should be checked when the building is occupied during the first 12 months of operation.

Criteria

Seasonal commissioning for new or modified systems is carried out within 12 months of practical completion.

Scoping

This measure applies if any mechanical, electrical or public health systems are being installed or modified.

Evidence

Maintenance and seasonal commissioning will be provided via Building Management Company.

Transport

D41 Cycle Parking Rationale

The aim is to encourage staff to cycle to work.

Criteria

• One cycle space per 350m2 of floor space is provided. • Secure, lockable cycle racks are provided.

Scoping

This measure applies if there is tenant core/external space (including existing parking) with suitable access.

Evidence

The Ska requirement was for 8 cycle parking spaces, but Kyocera have provided 10.

D42 Cyclist Showers Rationale

The aim is to encourage staff to cycle to work by providing showers so that staff can freshen up after their cycle ride.

Criteria

For staff numbers up to 100, one male and one female shower are provided. For every additional 100 staff (or part thereof), another shower is provided.

Scoping

This measure applies if there is sufficient tenant core/ washroom space with suitable access.

Evidence

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List of References

Existing O&M Manual

BREEAM Offices 2008 Post Construction Report Area Sq FFE27 SWMP

DEFRA (Department of Environment, Food and Rural Affairs) WRAP (Waste & Resources Action Programme)

Environment Agency Public Registers All Manufacturer Websites & Datasheets Water Technology List

Energy Technology List

BCO Guide to Specification,British Council for Offices, 2009 Lighting technology overview, CTV021, Carbon Trust, 2007 Lighting: non-domestic, Good Building Guide 61, Part 3, BRE, 2004

Lighting Guide 7: Office Lighting, CIBSE, 2005 Energy efficiency in buildings, Guide F,CIBSE, 2004 Forest Stewardship Council

Programme for the Endorsement of Forest Certification The Green Grid

CFCs, HCFCs and halons: professional and practical guidance on substances that deplete the ozone layer, GN1, CIBSE, 2000 – contains a list of common refrigerants and their associated GWP.

Guide 4: R22 Phase Out and F-Gas Regulations, Food & Drink Industry – Refrigeration Efficiency Initiative, Carbon Trust Networks Project, 2007.

Code of practice for refrigerant leak tightness in compliance with the F-gas regulation, British Refrigeration Association, 2007.

Code of practice for the minimisation of refrigerant emissions from refrigerating systems, Institute of Refrigeration, 1995. Heating, ventilating, air conditioning and refrigeration, Guide B, CIBSE, 2005.

Consultancy Drawings & Specifications Hitec Proposal Document

HRL Electrical Proposal Various Emails

Contractor PO’s & Invoices

On-Site Drawings and Specifications Area Sq Project Information

Waste Transfer Notes and Environmental Breakdown Site Visits and Meetings