A Practical Guide to Creating a Sustainable Community Building

A Practical Guide toCreating a SustainableCommunity Building- February 2005 -

Front cover photographsTop - Ardross Village Hall, Easter Ross; designed by David Somerville Architect © David SomervilleCentre - Sgoil na Coille, Sunart, Lochaber © Sunart Oakwoods InitiativeBottom - Garbh Eilean wildlife hide, Loch Sunart, Lochaber © Sunart Oakwoods Initiative

Network 21 is a partnership of the Highland Wellbeing Alliance involving publicbodies from the Highland Community Planning Partnership (The HighlandCouncil, Scottish Natural Heritage, Highlands and Islands Enterprise and NHSHighland) and the voluntary sector (Voluntary Groups – East Sutherland andVoluntary Action Lochaber). Between 2002 and 2005, the Network 21project received grant support from the Scottish Executive’s Rural StrategicSupport Fund.Network 21 aims to: Encourage sustainability to be embedded in community developmentsupport in the Highlands Encourage community action on sustainable development Provide a range of support and advice on sustainable development Promote best practice on sustainability.This guidance was produced for Network 21 by Campbell Consulting (Highland)Ltd in association with David Somerville Architects.Extracts from the text may be re-produced for use by or on behalf ofcommunities, provided the source is acknowledged.While every effort has been made to ensure the accuracy of the advice given,neither the Network 21 partnership nor its member organisations can acceptliability for loss or damage arising from the information supplied.A pdf version of this guidance can be downloaded from the Highlands andIslands Enterprise website. Hard copies are available from:Strengthening Communities, Highlands and Islands EnterpriseCowan House, Inverness Retail and Business Park, Inverness IV2 7GFTel 01463 234 171FEBRUARY 2005

ContentsINTRODUCTION What this Guide covers 1 What do we mean by a sustainable community building? 2 Why incorporate sustainability into the design of a community building? 3STAGE1:GETTING STARTED: THE BUILDING FEASIBILITY STUDY Getting organised 4 How to find an architect/design team with sustainability credentials 5 Developing the project brief and incorporating your sustainability requirements 8 Site selection and best use 8 Meeting essential planning requirements 9 Indicative costs 9 Funding issues 10STAGE 2:DEVELOPING YOUR PROPOSAL: THE SCHEME DESIGN STUDY Healthy and comfortable buildings 12 Construction methods 13 Energy system options 14- Minimising energy use 14- Choosing your energy source 15 Use and specification of sustainable materials 17 Minimising waste water and managing sewage 18 Access for all and parking 18 Planning consent and building control 19STAGE 3:CONSTRUCTION AND COMPLETION Preparation of tendering contract documents 20 Tendering for building contractors 20 Letting the contract 20 On-site management 20 Project hand-over, snagging and building maintenance issues 20 Final completion 21WHERE TO GO FOR FURTHER INFORMATION 22EXAMPLES OF BEST PRACTICE IN SUSTAINABLE CONSTRUCTION 26Page

Subject guidesThe series of numbered GUIDES below provides further information and pointers on subjects coveredin the main text, where each GUIDE is referenced where relevant.GUIDE 1:GUIDE 2:GUIDE 3:GUIDE 4:GUIDE 5:GUIDE 6:GUIDE 7:GUIDE 8:GUIDE 9:Key considerations for sustainable community design and constructionWHO, WHAT & WHEN: An overview of creating a community buildingKey issues in site selection and making the most of your siteSome construction approaches that you may come acrossSome sustainability issues to consider when specifying your building materialsDesign checklist to minimise energy use and wastageRenewable energy options appropriate for community buildingsSustainability pointers for water, sewage and waste managementDesign checklist for access for allGUIDE 10: Sustainability tick list for community buildingsGUIDE 11: Funding sources specifically for sustainability costsGUIDE 12: Network 21 sustainability checklist

IntroductionWhy incorporate sustainabilityinto the design of a communitybuilding?In Europe, approximately half our energy isused in buildings, the largest share of whichis for heating. Global warming, drivenprimarily by CO 2emissions, requires achange in our current patterns of energygeneration and use. So working withbuildings provides an excellent opportunityto act to reduce CO 2emissions by planningfor high levels of energy efficiency in theirdesign, construction and use.Increasingly stringent requirements arebeing introduced into building regulations,to contribute towards nationalenvironmental targets to lower CO 2emissions. These set a minimum standardfor energy efficiency, however, whichcommunities should ideally aim to exceed.Promote best practice to other localdevelopers who may be building in thecommunity.Support and encourage the developmentof products and systems with goodenvironmental credentials, which couldpotentially be produced in theHighlands.The planning and design stage of a building isthe key time to identify which sustainabilityaspects will have the greatest impact, areachievable in your building, and how toincorporate them. Solutions will vary indifferent situations. This booklet providesstep by step notes on applying sustainabilitypractice to the building process, along withthe other vital considerations of communityneed, cost, space requirements, and buildingregulations. As a starting point, Guide 1gives a summary of the key sustainabilityissues to consider.Buildings that are designed to exceed basicBuilding Regulation requirements can deliversignificant benefits to communities, becausethey:-Save on running costs through efficiencymeasures and use of renewable energysources.Maximise local economic impact duringconstruction, by sourcing materials andlabour locally.Reduce the negative environmentalimpact of construction, throughminimum site disturbance and waste.3

STAGE 1Getting started: the building feasibility studyPurpose:This stage examines the feasibility of your idea. Having already defined your communityneeds, you will:research broad sustainability options and begin to set out the sustainability priorities foryour construction project.begin dialogue with professionals.assess potential sites.explore fundamental planning issues in relation to your chosen site.Getting OrganisedPrior to thinking about building design, youneed to carry out preparatory work in thecommunity, including:-Identifying the community need andcreating a community profileEstablishing a formal organisation tomanage the projectResearch on and study visits to examplesof sustainable community buildingsIdentifying the community need andcreating a community profileYour Local Enterprise Company (LEC) andCouncil of Voluntary Service (CVS) arerecommended as the first port of call inhelping to carry out an initial communityneeds exercise or assessing the businessplanning or financial viability of the project.They will be able to guide you on, andpossibly provide funding for, this earlyconsultation process. This may include input,if required, from a community economicdevelopment consultant – who may wellcontinue to work alongside the communityand any building professionals (architect /engineer / quantity surveyor) engaged, indue course, to prepare a feasibility study.These building professionals do not getinvolved, however, in the initial assessmentof community need, financial viability orbusiness planning.Remember to canvass community views onwhat they consider the most important localsustainability issues. Make sure that youinclude specific sustainability questions inyour survey or consultation process e.g.travel modes, recycling facilities, renewablesetc. Your community group can then use thisinformation in your prioritisation ofsustainability aspects in the building design.Separate useful guidance has been producedon the process of community projectmanagement, from creating a new group anddefining your project, through to businessand general management. This Guide focuseson the sustainability considerations of acommunity building project, and we suggestthat you use it in conjunction with one of thepublications listed in “Where to go forfurther information” under “Sources ofcommunity support”.4

STAGE1Getting started: the building feasibility studyEstablishing a formal organisation tomanage the projectOnce your organisation is formed, appoint alead community contact for theconstruction project. This does not have tobe the Chair. The greater the distribution oftasks between group members, the moresustainable your management! Ideally, asecond community person should beappointed to work in parallel and lead onthe sustainability agenda. At this earlystage, your community group can progressthe project considerably at your own hand,such as making initial contact with theregulatory bodies to obtain site specificguidance and complete the necessarypermissions. This can contributeconsiderable savings on the hire ofprofessionals, but will depend on the timeavailability and confidence within yourgroup. Carry out background research – thesection on “Where to go for furtherinformation” provides contacts and web sitesthat you can investigate. The more youunderstand about the issues and the cleareryou are about what is required from yourdesign, the more effective you’ll be incommunicating this to your designer andachieving your goal.Research on and study visits to examples ofsustainable community buildingsSite visits to view good practice insustainable community buildings are highlyrecommended at this stage. Refer to thesection in this Guide on Examples of bestpractice in sustainable construction. Localagencies (for example, your Local EnterpriseCompany, the Council’s Planning andDevelopment Service, SNH, CVS) may alsobe able to suggest relevant projects you cancontact within your area. A chance to talk toother groups with prior experience of theprocess is invaluable, including dilemmas anddifficult decisions they have faced. It isworth bearing in mind, however, thatcommunity projects are usually managed byvolunteers and it is important to makeefficient use of the limited time they have toshare knowledge and experience with you.By this stage you should have established andwritten down your initial summary ofproject requirements (e.g. number and sizeof rooms required, activities to be cateredfor etc) based on the community survey andcommittee discussions. Guide 2 provides anoverview of the “who, what and when” inthe process you are about to embark on ofdeveloping your community building.How to Find an Architect andDesign Team with SustainabilityCredentialsContracting an architect and design teamwith prior ‘sustainability’ track record andexpertise should be a high priority for yourproject. They can provide proactive ideasand suggestions based on their previousexperience and knowledge. You may wish tobalance this, however, with using relativelylocal professionals who are able to meet withyour group regularly. As environmental andsustainability concerns rise up the politicalagenda and public awareness increases,more professionals are taking an activeinterest in the subject. However, thenumber of professionals with in depthexperience is still limited.5

STAGE1Getting started: the building feasibility studyThere are three main sources of informationon such professionals:The Royal Incorporation of Architects inScotland (RIAS) recently launched anaccreditation scheme for sustainablebuilding designers enabling architects witha proven track record to qualify andregister. A similar RIAS accreditationscheme already operates to identifyexpertise in historic buildings. There aredifferent levels of accreditation based onproject size. For more informationcontact the RIAS, Tel 0131 229 7545; E:stombs@rias.org.uk; Websitewww.rias.org.uk.The Scottish Ecological DesignAssociation (SEDA) is a voluntaryorganisation of professional members thatadvocates ecological design, providinginformation, advice and raising awarenessthrough events, site visits, study tours andpublications. It is working to establish aweb gateway on sustainable design andbuilding materials. www.seda2.org ; E:seda@freezone.co.ukIdeally, consider 2-3 architects to assess howeach would approach the project and theirattitude to sustainability issues. Providethem with your initial summary of projectrequirements and invite them to make apresentation to the committee on theirproposed approach. It is vital that yourcommunity group is comfortable with thearchitect’s style, communication andflexibility. You will be stuck with this onceyou start – it is expensive to change adviserat a later stage.The architect should be involved to provideguidance as early as possible in thefeasibility stage. Remember yourcommunity group can still carry out some ofthe tasks at your own hand, if desired, toreduce professional fees eg. liaison withplanning and Scottish EnvironmentalProtection Agency (SEPA) requirements.The Association of Energy ConsciousBuilders (AECB) lists its members from arange of professions (architects, buildingcontractors, energy assessors, engineersetc) at www.aecb.net/seekf.htm. Go to“seek members” and select from dropdown menu ‘Highland’ (or required area)and ‘all professions’ to get a full list.6

STAGE1Getting started: the building feasibility studyDeveloping the Project Brief andIncorporating your SustainabilityRequirementsYou – the community committee or Board –are the client and will be employingprofessionals to carry out work on yourbehalf. It is your job to communicate theneeds of the community project to thedesign team and to ensure that they havegood clear instructions. To start the ballrolling you can write an initial, short brief,defining the physical, space and amenityrequirements of the design. This should bedeveloped into the Project Brief, which is aclearly defined statement of yourrequirements for the building, based on yourcommunity research and consultation. TheProject Brief develops systematically throughan iterative process involving dialoguebetween the community and design teamthat allows your design requirements to takefirmer shape. This dialogue progressesthroughout Stages 1 and 2 of the buildingproject. The Project Brief will usually befinalized by both parties by the end of Stage2 and will provide the basis for thepreparation of the Tender Documents.Architectural design decisions directlyinfluence the sustainability performance andencourage “greener” management of thefinished building. As the client you canspecify selected sustainability objectives forthe building in your Project Brief. The designteam will suggest design options that willdeliver your requirements. It may help you toproduce an overall Mission or SustainabilityDesign Statement to map out the extent thatyou wish to incorporate sustainability in thedesign. Guide 11 provides discussion pointsto explore the extent of your communityaspirations to incorporate sustainabilityobjectives in the construction project. Yourarchitect will be able to guide you throughthe sustainability issues and choices –amending the detail of the Project Briefduring Stages 1 and 2, as you fine tune yourrequirements with the design team.Site Selection and Best UseSelection of your site is a fundamentaldecision that will determine futuresustainability potential of a number ofaspects of your building. It is vital that timeis invested in site considerations. Once thesite, and positioning within it, is determinedthe scope for some other options will befixed. The location of your building isunlikely to be an open choice, and indeedmay be pre-determined if it is arefurbishment. Different constraints willapply in urban and rural locations, but thesustainability issues in Guide 3 should beconsidered when making your decision.8

STAGE1Getting started: the building feasibility studyFunding IssuesPlan ahead for your funding for Stages 1 and2 – as financing these early planning studiescan sometimes cause a dilemma. Mostcommunities need the security of confirmedfunding before committing to spending onprofessional fees. A fixed fee is oftennegotiated for the Building Feasibility Study,to include approval of planning consent. Asmentioned above, this means that theplanning permission is based on thearchitect’s initial proposal and sketch designin Stage 1 – which cannot subsequently bematerially altered. This may pre-empt orcompromise later sustainability decisions.Stage 2 fees are usually charged byprofessionals as a percentage of the finalcontract value – the percentage will be lowerfor larger projects. Your community groupand/or your local funders may not becomfortable about proceeding to Stage 2without planning permission in place. Beaware of this and discuss with your architectand local funding agencies to find the bestsolution.You will not be in a good position to submitfunding applications for capital costs untilyour design is refined and more accuratetotal costs are clear. However, you shouldresearch and make contact with potentialfunders at this stage to cover any additionalcosts of sustainability features.Remember that, with good design advice andcareful choices, investment of additionalmoney in the capital build stage can berepaid by savings in the running costs ofyour building – and most community groupsfind that one-off capital funding is easier tosource than ongoing revenue support. Somegrant funding is available specifically tomeet the higher installation costs ofenvironmentally-friendly systems andsustainability features (see Guide 10). Checkout your eligibility for such funds to help youwith your cost decisions.10

STAGE1Getting started: the building feasibility studyWhat you should have achieved by the end of Stage 1As a community group, you will have:-appointed a lead person for sustainability issues from your community group.selected and appointed your professional team (architect, QS, landscape architect,surveyor and others).communicated all your preparatory work to your architect, including community needsand profile, sustainability aspirations, and feedback from study visits.written an initial Project Brief laying out the scope of the project and requirements insustainability and quality standards.confirmed the acceptability of your chosen site with regard to basic planningrequirements, confirming that there are no “fatal flaws”.agreed the optimum use and layout of the site, with particular reference to the levelsurvey, landscaping aspects and orientation of the building.received an initial design and outline proposal prepared by your architect ready forfurther development – including sketch design (elevations and plan section) suitable forplanning application.received an estimate of the likely capital costs based on the draft specification andplan.identified eligible funding sources to contribute to any additional sustainability costs inyour building.received a Feasibility Study report from the design team, which documents all theabove.[approval of planning permission if you have chosen to submit an application at thisstage – see note above].11

STAGE 2Developing your proposal: the scheme design studyPurpose:This stage undertakes what is sometimes referred to as the ‘Scheme Design Study’,revisiting in more detail some aspects from Stage 1. Your community group will:-refine the Project Brief by examining a range of sustainability issues and options in moredetail with your architect.make a series of design decisions with sustainability implications which will not be easilyaltered at a later stage – some of the benefits, drawbacks and cost options are outlinedin this section.play a vital questioning role, as the community client, to ensure that the building keepsin line with community needs and expectations, although input at Stage 2 will largely beby the professional team.Healthy and Comfortable BuildingsAchieving sustainability in your communitybuilding includes maximising the health andcomfort of building users. There are anumber of cross-cutting quality issues thatyou will need to consider from a users’perspective in all your design decisions.Don’t compromise on performance andquality where these issues are concerned:HeatingRooms need to be warm at the time peopleare using them, with a degree oftemperature control to maintainbackground heating when not in use.Insulation is one of the key methods forachieving thermal comfort efficiently in abuilding. For example, at the new villagehall in Ardross (Ross and Cromarty), highlevels of insulation combined with underfloorheating (a series of pipes warming the floorsurface) and solar roof panels deliver aneffective and cost-efficient heating system.This provides a warm backgroundtemperature, avoiding the need for earlyarrival at the hall to pre-heat the building inadvance of use. Heating costs are lowerthan for the smaller “old” hall. Alternatively,responsive heating can be used, which iscapable of raising or lowering temperaturesquickly. As this is applied only when theroom is required, it results in the buildingbeing cold when not in use; each time aroom is heated the temperature has to beraised from ambient level.Air QualityAchieving the correct balance betweenenergy conservation and adequateventilation is the key to good indoor airquality. Insufficient ventilation can lead to: High levels of indoor pollutants emittedgradually from synthetic materials andfinishes (eg certain paints and floorcoverings) over the course of theirlifetime; Excessive humidity that encourages dustmites, which are a big problem forasthma sufferers.12

STAGE 2Developing your proposal: the scheme design studyLightCareful design should make full use ofnatural lighting wherever possible,supplemented by artificial lighting. This willenable people to work and use the buildingwithout eye strain. Design should eradicateglare from sunlight, which is of particularimportance for older users of your facility.AcousticsSounding proofing between rooms isessential to attract bookings forsimultaneous use of the building by differenttypes of users. This will encourage good useof the building, contributing to financiallysustainability. Areas that are to be used forperformance will need to be designed withspaces and materials that lend themselvesto good acoustics.Construction MethodA choice of construction techniques could beapplied to your building, although this islikely to be determined by cost, practicalconsiderations and the size and complexityof the building. Some new or unconventionalconstruction methods associated withsustainable building practice are at an earlystage of development, not fully tested orproven and may not be advocated for use inlarge buildings. In the Highland climate, thedurability of a structure against the weatheris a major consideration – and timber is oftenthe most suitable sustainable buildingmaterial.Some illustrative construction methods thatyou may come across are outlined in Guide4. The construction options and approachappropriate to your site and building shouldbe discussed in detail with your architect.Key sustainability considerations inchoosing a construction method: Plan the construction process to beresource-efficient i.e. to minimise waste,manage disposal of waste and to preventland and water contamination during thebuilding process. Select a construction method for whichyou will be able to find constructionexpertise locally or relatively easily.Refer to the issues raised under “Use ofSustainable Materials”, as theconstruction method will determine someof the building materials to be used. Aim for a design and construction methodthat is flexible enough to adapt forprojected future usage. Take account in the design of the futurefinancial and environmental cost ofdisposing of components and materials atthe end of their useful life, andmaximize the potential for reuse andrecycling.13

STAGE 2Developing your proposal: the scheme design studyEnergy System OptionsOperational energy requirements of thebuilding (space heating, water heating,cooking, powering of equipment, lightingetc.) represent one of the biggest areaswhere your sustainability decisions can makean impact. Good quality, well insulatedconstruction, using the site’s aspect forpassive solar gain, results in a building thatrequires minimal space heating, so reducingenergy costs considerably. A communitybuilding looks for both reliability and lowoperational costs in its power supplies.Running costs will be determined by:-The thermal design of the building,including insulation standardsThe source of energyThe efficiency and degree of control ofthe heating system you select.Minimising energy use: control systems andinsulation.In tandem with effective heating, lightingand ventilation systems your building shouldbe designed for efficient energy use andenergy conservation. In Europe, heatingenergy accounts, on average, for 40-60% ofenergy use in a building. Heating energydemand can be reduced at a competitivecost by 30-50% in existing buildings and by90-95% in new builds, compared to thecurrent average, using widely availabletechnology and design knowledge. Two keyways of achieving this are through effectivecontrols and good insulation. Purchase ofenergy efficient (retailed as “A” category)models of appliances also helps. A unit ofenergy saved is as good as or better than aunit of renewable energy generated.Building regulations set a minimumstandard for energy efficiency, whichideally you should be aiming to exceed.You should discuss the potential for settingthe project’s energy consumption with yourdesign team. These could be based on thedesign team’s estimate for total annualenergy costs. Recognised industry standardsexist for residential buildings and for officespremises, but as yet there is no standardcalculation available for public or communitybuildings.14

STAGE 2Developing your proposal: the scheme design studyControl SystemsThe range of control systems available ischanging constantly, and at a basic levelincludes:Electronic timers or programmersRoom thermostats or thermostaticradiator control valvesSeparate thermostatic control on hotwater systemIt is important that you select controlmethods appropriate to your building designand heating system. Your design team willadvise on this. Information on controlsystems can be found on the National EnergyFoundation website www.natenergy.org.uk.InsulationInsulation is a very important part of goodthermal design. It offers potential energysavings in both refurbishments and newbuild, given that many buildings, includingnew build, are insulated below optimumlevels. Although insulation standards are setby Building Regulations, additional benefit isgiven by insulating in excess of thesestandards.One of the most important characteristicsof an insulation material is it’s longevity ofperformance over the lifetime of thematerial and building – most buildings do nothave insulation replaced during theirlifetime. Different insulation materials willachieve the same performance applied atdifferent thicknesses, so select a materialthat will last and maintain a highperformance.Key sustainability considerations tominimise energy use (See Guide 6 forchecklist):Specify sufficiently high levels ofinsulation – these may often be higherthan Building Regulation requirements.Don’t skimp on insulation duringconstruction.Choose an insulation material with longlife and durability.Minimise heat loss by controlling airflowand maximising air tightness and draftexclusion e.g. at doorways and windows.Choose an insulation material which isproduced in a sustainable way i.e. themanufacture process does not produceany ozone damaging chemicals such asCFC and CO 2(These materials are saidto have ‘zero ozone depletion potential’- ZODP). Refer to your design team foroptions.Alternative approaches to insulation andventilation are being developed, althoughsome are in early stages and have not beenproven in the UK climate. Your design teamwill advise on appropriate options.Choosing your Energy SourceIdeally, your sustainability aims shouldaccommodate some use of renewable energywithin your construction project. Themajority of the UK’s energy comes fromburning fossil fuels (coal, gas, oil), whichproduces high levels of CO 2contributing tothe greenhouse effect, with renewablesaccounting for only about 3%. Renewablesoffer a range of technologies with differing15

STAGE 2Developing your proposal: the scheme design studyinstallation and running costs – harnessingessentially inexhaustible energy sources ofthe sun, the wind, flowing water, the heat ofthe earth and replaceable fuels such asplants. A summary of the main options foruse of renewable energy and theirapplication to community buildings is givenin Guide 7.It is common for renewables to contributetowards a part of a building’s energy needs,supplemented by conventional sources – asillustrated by the growing number ofcommunity buildings in the Highlands andIslands adopting this approach. Two differentrenewable technologies can also becombined in a hybrid system.Key sustainability considerations inchoosing an energy source:Reduce dependency on non-renewableenergy (coal, gas, oil and electricityfrom a non-renewable source) throughgood design and insulation, combinedwith use of renewables.Choose an efficient heating system,lighting and appliances with lowproduction of CO 2and other greenhousegases.Make use of renewable resourceswherever possible and cost effective –this can be for part, rather than all, ofyour power needs if appropriate. Youdon’t need to make a commitment torun the entire building on renewableenergy, although this is entirely possible.Promote the creation of new jobs inrenewable energy industries by usingrenewable technologies.16

STAGE 2Developing your proposal: the scheme design studyUse and Specification ofSustainable MaterialsSome of the materials that you use will bedetermined by the chosen constructionmethod - but you can still specify in yourProject Brief a minimum quality orsustainability characteristics that yourequire. Discuss with your architect theextent to which it is appropriate to specifysourcing requirements – your architect willlater write these into the tender documentwhich building contractors are obliged tofollow. Be aware that your choice ofspecification is likely to have costimplications, on which your QuantitySurveyor will advise. There are a number ofsuppliers that observe environmental policiesfor manufacturing and sourcing their goodsand ‘Green Purchasing’ guides are availablein the trade. If your architect is experiencedin sustainable design, he/ she will be able toadvise on these.Key sustainability considerations in usingand specifying materials (see Guide 7 fordetail):Use sustainably-produced materialswherever possible i.e. materials from arenewable source, whose production ormanufacture make minimal use of energyUse recycled or salvaged materialswherever possible e.g. maximise the useof building products manufactured fromrecycled material and re-use materialssuch as timber (eg beams / doors) andstone.Be aware of the adverse effects of mosttimber preservative treatments, andtoxins released from synthetics – aim tospecify for the least harmful and mostenvironmentally friendly options indiscussion with your architect.Consider the decommissioning costs ofthe different construction materials aspart of the overall building cost (i.e. thecost of dismantling and disposal at theend of useful life). This involvesidentifying which construction materialscan be recycled, and those that willresult in costly landfill. This may seemremote from your immediate projectcosts, but is part of the sustainabilityequation.Source building materials locallywherever possible to cut transportrequirements and boost the localeconomy:- this will not always bepractical particularly when sourcing‘environmentally sound’ components,fittings and finishings. In particular, localsourcing of heavy or bulky materials canprovide environmental and costadvantage - the geographic remotenessof many parts of the Highlands usuallyresults in higher than averageconstruction costs.17

STAGE 2Developing your proposal: the scheme design studyMinimising Waste Water andManaging SewageSaving on the use of mains water, which isnow metered in all community halls, offersan immediate cost saving. More efficientwater use also decreases the demand fortreated mains water – treatment processeshave environmental impacts, as does thetreatment and disposal of waste water. Somebasic water conservation methods can beemployed in both a new build or arefurbishment. (Refer to Guide 8).SUDS (Sustainable Urban Drainage System) isa Scottish Environmental Protection Agency(SEPA) regulation which despite its nameapplies to rural areas too. It requires thatsurface water run off from a site is at thesame rate post-construction as preconstruction,to avoid water logging andflooding. This is enforced during the planningapplication process and can have quite highcost implications if, for example, installationof storm water holding areas is required.Surface run-off can be controlled or reducedby incorporating a holding pond within thesite, or recycling rainwater.Key sustainability considerations inminimising waste water and managingsewage (see Guide 8 for suggestedactions):Reduce overall water demand in thebuilding without affecting users’comfort.Incorporate systems which recycle rainand grey water where possible for nondrinkingpurposes.Select drainage systems which usematerials that are manufacturedsustainably e.g. fire clay products ratherthan PVC drainage pipes.Treat sewage sustainably.Design for effective management of dayto day waste e.g. recycling facilities forbottles and paper.Access for All and ParkingLegal requirements for disability access arenow incorporated into the BuildingRegulations for all new build, on which yourdesign team will advise. However, accessissues encompass more than physical accessand the checklist in Guide 9 should be usedto ensure all aspects have been considered.Although access to buildings by publictransport is a planning priority, this ischallenging and often impossible in remoterural areas and car access and parking willbe needed in many Highland settings. Openaircar parking will have to be partlytarmac-surfaced to allow access fromvehicles to the building for wheel chair usersand those having walking difficulties.However, consideration should be given tousing the remaining car parking space as arainwater soakaway facility. Gradedaggregate could be used to surface the areaallowing water to drain naturally rather thanhaving to build storm drains to meetstatutory standards. This would be a meansof potentially reducing water charges to thesite/building and meeting SUDSrequirements as described above.18

STAGE 2Developing your proposal: the scheme design studyPlanning Consent and BuildingControlThe completion of Stage 2, the schemedesign study, is the ideal time to gainplanning consent if funding considerationsallow you to wait till this stage (if notapproved at the end of Stage 1 - see earliernote). Applying for planning permission atthis later stage allows your application to bebased on your architect’s detailed designproposal, rather than the initial proposal.The building warrant must be in placebefore the construction contract can be let.This requires submission of an application inan approval process completely separate toplanning consent. It requires technicaldetail to be supplied by the design team,additional to the information submitted inthe planning application.What you should have achieved by the end of Stage 2You will have:-An assessment and prioritisation of the full range of sustainability issues to beincorporated in the building. You will have undertaken this as a community group,with guidance from the design team. It should have included consideration ofconstruction methods, material specification, energy sources and systems, water andwaste management and access for all.A completed Scheme Design Study report (the term used by the National Lottery’sCommunity Fund), based on the refined Project Brief. This will incorporate design,material specifications, and cost breakdown in sufficient detail to formulate thetender document which will be prepared in Stage 3.Full planning permission approval.Building warrant approval.Funding applications submitted and full funding confirmed.19

STAGE 3Construction and completionPurpose:This stage moves from the design into the construction phase, through the tenderingprocess to let the construction contract. Your core sustainability decisions will have beenmade by now, and construction concerns should be focused on tight management and onsitemonitoring and quality control.Listed below are the main steps that takeplace after Stage 2 through to completion.Your professional team will advise you on thedetail and legal requirements of each step. Ifyou would like a more detailed description,please refer to the SCVO publication which isbased on community experiences of buildinghalls and centres:- ‘The Brass Tacks –Guidance Notes for 21 st Century Halls:managing community projects’. SCVO 2000.Preparation of the tendering contractdocument: your architect will producethis formal document using the detailsagreed in Stage 2. It will be used as thebasis to select and engage buildingcontractors.Tendering building contractors: yourarchitect will issue a number of buildingcontracting firms with the tenderingcontract document and invite them tosubmit a competitive bid to undertakethe contract. Once the bids aresubmitted, your community group, withyour architect’s guidance, will select thebuilding contractor. Ideally selectcontractors who can provide evidence ofexperience and commitment tosustainable building practice. Again, youmay wish to balance this with selectionof a locally based firm. Price may also bea deciding factor in awarding thecontract if there is a large discrepancybetween bids.Letting the contract: the contract willbe awarded to your preferred bidder andwill be a direct contract between thecommunity client and the buildingcontractor. Your architect’s continuedinvolvement will be in an inspection roleto ensure that the building contractor isdelivering the work to specification.On-site management: ideally onecommunity contact person should benominated to liaise with the buildingcontractors. This will involve respondingto day-to-day management queries anddecisions, referring these to thecommunity group as and when required.Project hand-over, snagging andbuilding maintenance issues: Thehandover of responsibility for the buildingfrom the contractor to the communitygroup takes place when the Certificateof Practical Completion is issued byyour architect. This usually takes placealongside the release of the CompletionCertificate that is part of the buildingcontrol process managed by the localauthority. Your full building insurancemust be in place at this point, as thebuilding contractors insurance liabilityceases once hand-over has taken place.20

STAGE 3Construction and completion Final completion: during the next 12months, the contractor is still liable forcorrection of most hidden defects. It isonly at the 12-month point that FinalCompletion can be certified by yourarchitect, who conducts a final buildinginspection and draws up a ‘snagging’ listof faults to be addressed.What you should have achieved by the end of Stage 3You will have:-Received a tender document, prepared by your Design Team based on the ProjectBrief and Scheme Design Study content.Appointed a building contractor with some experience in sustainability issues.Completed all stages of building construction, including compliance with all legalrequirements and procedures.Completed the formal building hand over, with your community organisation havingtaken over full responsibility for the building from the contractor.21

Where to go for further information(NOTE: Funding sources for specific sustainability costs listed in Guide 11)Useful ContactsAssociation for Environmentally ConsciousBuilding (AECB) is the leading environmentaltrade organisation in the UK, with theobjective of facilitating environmentallyresponsible practices within buidling.Publishes an excellent, informative andpractical quarterly magazine ‘Building for aFuture’. E: admin@aecb.net Tel: 01559370908 www.aecb.netBuilding Research Establishment (BRE) isthe UK’s leading centre for research,development and consultancy for all aspectsof the build environment, includingsustainability and environmentallyresponsible practices. Some useful reportsprovided free or through on-line bookshop.E: enquiries@bre.co.uk Tel: 01923 664000www.bre.co.uk/sustainableBuilding Services Research and InformationAssociation (BSRIA) is the association forbuilding services research which assists thebuilding services industry and its clients toimprove the efficiency and quality of itsproducts and services. Some usefulenvironmental practice publications. E:bsria@bsria.co.uk Tel: 01344 426511www.bsria.co.ukCentre for Alternative Technology (CAT) Acentre in Mid Wales promoting anddemonstrating alternative energy andsustainable living. Run courses andinformation service. Over 80 practicalfactsheets, publications and a magazine. E:info@cat.org.uk Tel: 01654 702400www.cat.org.ukCIRIA is a UK-based research associationconcerned with improving the performanceof all involved in construction and theenvironment. E: enquiries@ciria.org.uk Tel:0207 222 8891 www.ciria.org.ukCommunity Self-Build Scotland providesinformation, education, advice, assistance,training and development services to Self-Build Groups in Scotland. http://www.selfbuild-scotland.org.uk/Department of Trade and Industry (DTI)promotes Sustainable Construction throughits website www.dti.gov.uk/construction/sustainEarthship Biotecture shares internationalexperience in building and using “earthship”construction, through it websitewww.earthship.orgEnergy Efficiency Best Practice Programme(EEBPP) is a UK government programme tohelp organisations cut energy bills by 10-20%.Provides independent advice to private andpublic sector, including a good list of casestudies. Tel: 01923 664258 www.energyefficiency.gov.ukEnergy Saving Trust is government fundedto promote efficient use of energy. Largelytargeted at domestic homes and generalpublic. Tel: 0207 931 8401 www.est.org.ukEnergy 21 promotes research intosustainable energy systems, water systems,waste management practices and buildingmethods. Based in Glouscestershire. E:info@energy21.org.uk Tel: 01453 752277www.energy21.org.ukENTRUST is the sole regulator of the LandfillTax Credit Scheme. Essential if you areapplying for grants for environmentalprojects under the Landfill Tax Scheme. Tel:0161 972 0044 www.entrust.org.ukHighland Energy Efficiency Advice Centreprovides advice and leaflets on energyefficiency as the local office of a nationalnetwork of Advice Centres. Largely targetedat domestic residences; grants available aremainly for domestic upgrades. Housed in22

Where to go for further informationThe Highland Council’s Property andArchitectural Services, Kinmylies Building,Leachkin Road, Inverness, IV3 6NN.E: Debbie.McCrum@highland.gov.ukTel: 0800 512012Low energy lighting information can befound at www.natenergy.org.uk/cflsave.htmNational Energy Foundation (NEF), basedin Milton Keynes, was set up in 1990 to helpUK citizens address energy conservationthrough practical advice and help ininstalling energy saving measures andimplementing appropriate renewable energysources. www.natenergy.org.ukNEF Renewables is a department of TheNational Energy Foundation (as above). Itsaim is to encourage use of sustainable andgreen sources of energy, by promotingrenewable energy and providing informationand advice. www.greenenergy.org.ukRoyal Incorporation of Architects inScotland (RIAS) is the foremostarchitectural professional institute inScotland dealing with architecture and thebuilt environment. It has charitable statusand offers a wide range of services andproducts for architects, students ofarchitecture, construction industryprofessionals and all those with an interestin the built environment and the designprocess. The RIAS recently launched theworld’s first accreditation scheme forsustainable building designers. E:info@rias.co.uk Tel: 0131 229 7545www.rias.org.ukRoyal Institute of British Architects (RIBA)is the UK equivalent of the RIAS and isincreasingly interested in sustainabledevelopment. Web provides directories ofRIBA practices, members, a bookshop andproduct selector and links to 1000architectural websites. E: info@riba.org.ukTel: 0207 580 5533 www.riba.org.ukScottish Community Renewables Initiative(SCRI) is a one-stop shop for communitiesinterested in renewables, providing advice,project management and funding support.Jointly delivered by the Energy Saving Trustand Highlands & Islands Enterprise.www.est.org.uk/scri or www.hie.co.uk/community-energy.html. For advice andapplication assistance in Highlands andIslands contact:-Inverness and Nairn Enterprise Moray Badenochand Strathspey EnterpriseEric Dodd, CEU ManagerEric.Dodd@hient.co.uk Tel 01463 234 171Highlands and Islands Enterprise, Cowan House,Inverness Retail and Business Park, Inverness IV2 7GFCaithness and Sutherland EnterpriseRoss and Cromarty EnterpriseJon PriddyJon.Priddy@hient.co.uk Tel 01408 635 102Caithness and Sutherland Enterprise, StationRoad, Golspie, Sutherland KW10 6SNLochaber, Skye and LochalshRobert LeesRab@alienergy.org.uk Tel 01397 704 326AlIenergy, Lochaber Enterprise, St Mary’s House,Gordon Square, Fort William PH33 6DYShetlandSandy MacauleySandy@smpower.shetland.co.ukTel 01957 711 838SM power Services, Hagdale Industrial Estate,Baltasound, Shetland ZE2 9DSOrkneySam Harcussam.harcus@orkney.com Tel: 01857 677790Westray Development Trust Cotterochan,Westray, OrkneyWestern IslesHenk MunnekeHenk.Munneke@hient.co.uk Tel 01851 707 343Western Isles Enterprise, St James Square,9 James Street, Stornoway, Isle of Lewis HS1 2QN23

Where to go for further informationArgyll and Islandsenquiries@alienergy.org.ukTel 01631 562 125ALIenergy, Kilbowie House, Gallanach Road, ObanPA34 4PFThe Scottish Executive’s energy efficiencywebsite has information on grantapplications for the “Scottish Clean EnergyDemonstration Scheme”. www.energyefficiency.orgScottish Ecological Design Association(SEDA) is a voluntary organisation ofprofessional members that advocatesecological design, providing information,advice and raising awareness throughevents, site visits, study tours andpublications. It is compiling a Directory ofMembers which should be ready by June2004. It is also working to establish a webgateway on sustainable design and buildingmaterials. Contact Gill Pemberton, SEDAMembership Secretary, The Library Wing,Abbey St. Bathans Duns, Berwickshire TD113TX. E: seda@freezone.co.uk andwww.seda2.orgScottish Natural Heritage is a Non-Departmental Public Body that works withScotland’s people to promote the care andimprovement, appreciation, and sustainableuse of Scotland’s natural heritage now andfor future generations; more information isavailable at http://www.snh.org.ukShell Better Britain Campaign - Althoughcurrently closed, this programme supportssustainable community action by awardinggrants to local groups and innovativeresearch projects. A new programme isexpected to be launched in Autumn 2004;more information is available atwww.sbbc.co.ukSolar Century is a commercial company setup to promote the use of, advise on andinstall solar photovoltaic energy systems.www.solarcentury.co.ukSustainable Communities Network Scotland(SCNS) is a charity founded in 1998 topromote the development of sustainablecommunity projects in Scotland.E: info@scns.org.uk Tel: 0131 557 8611www.scns.org.ukUK Solar Energy Society (UK-ISES) providescomprehensive links to solar and renewableenergy websites through its own website,SOLEIL (Sustainable On-Line EnergyInformation Listing). The site is maintainedby Oxford Brookes University.www.brookes.ac.uk/other/uk-ises/soleil.htmlWind Energy Network promotes wind energyprojects across the UK. E:enquiries@windsupporters.netTel: 0870 1343430 www.windsupporters.netTechnical ReferencesDesigning for Sustainability in theHighlands: The Highland Council’s DraftDevelopment Plan Policy Guidance onSustainable Design, available from theCouncil’s Planning and Development Service.The Real Green Building Book. Free withAECB membership (see Useful Contacts). Anexcellent Directory, listing and summarisingactivities of all members of AECB acrossbuilding trades, professions and suppliers.Green Building Products and ServicesDirectory. Hall, K. and Warm. P. 4 th Edition.Published by the Green Building Press, Nanty-Garreg,Saron, Llandysul, Carmarthenshire,SA44 5EJGreen Building Handbook. A guide tobuilding products and their impact on theenvironment. 1 st Edition 1997. Published byT J International, Padstow, Cornwall.24

Where to go for further informationScottish House, Gaia Research, 2001. Areview of recent experience in buildingindividual and small groups of houses with aview to sustainability, the use of traditionaland new materials, and innovative design.Published by The Stationary Office, 71Lothian Road, Edinburgh (tel. 08706065566) and available to download off theScottish Executive’s website: http://www.scotland.gov.uk/cru/kd01/orange/shar-00.aspTimber Cladding in Scotland, Davies, I.,Walker, B., Pendlebury, J., 2002. ARCAPublications Ltd. ISBN 1 904320 00 7.Technical information on the sustainable useof external timber cladding in constructionthat is specifically relevant to Scottishconditions. Available to download off theScottish Executive’s website: http://www.scotland.gov.uk/library5/housing/tcis-00.aspSustainable Housing Design Guide forScotland. Stevenson, F and Williams, N,2000, prepared for Scottish Homes (nowCommunities Scotland). Guidance forhousing providers on dealing with specificissues of sustainability and housing. A webversion is available on the following website:http://www.official-documents.co.uk/document/deps/cs/shdg/index.htmlSources of Community SupportCouncils of Voluntary Service locatedthroughout the Highlands, providing localadvice on all aspects of running a voluntaryorganisation and developing projects.Local Enterprise Companies locatedthrough out Highland, provide support andfunding for community organisations. Themost up to date contact details are availableat:http://www.hie.co.uk/Local-Enterprise-Companies.htmInverness and Nairn EnterpriseCommunity Toolkit website covers adviceon a number of relevant areas: click onEnter Site; select ‘Information’; select‘Advice Notes Index’ – and you will beoffered a drop-down menu of topics(includes Working with Consultants;Feasibility Studies; Business Planning, Bidand Application Writing; Fundraising)www.communitytoolkit.org.ukSkye and Lochalsh Community Toolkitprovides useful web-based information onProject Planning (community consultation,feasibility studies and business planning).Other relevant sections to browse includeFundraising, Organisational, and GoodPractice (select Community Halls)www.slcvo.org.uk/toolkitThe Scottish Council for VoluntaryOrganisations (SCVO) produces a number ofpublications and provides advice on allaspects of setting up and running avoluntary organisation in Scotland including:The Brass Tacks – Guidance Notes for 21 stCentury Halls: managing communityprojects’. Scottish Council for VoluntaryOrganisations, 2000. www.scvo.org.ukThey may also be able to put you in touchwith your local Federation of Village Halls.The most up to date contact details areavailable at : http://www.cvsscotland.org.uk/locations/index.htm25

Examples of best practice in sustainableconstructionMAKE BEST USE OF THE SITEAstley Hall, Arisaig, Lochaber:This village hall is a listed building that wasrecently repaired, upgraded and extendedby Simpson & Brown Architects. Substantialimprovements in energy efficiency wereachieved through the introduction ofinsulation to the walls and roof. Othersustainable design features include the useof homegrown timber for external claddingto the new extension. Work was completedin 2001.http://www.simpsonandbrown.co.uk/Birnam Institute and Beatrix PotterCentre, near Dunkeld:This redevelopment was designed byMacMon Architects to complement theexisting building and local townenvironment. Its most striking feature isthe timberclad extension, which contrastswith the Victorian stone and slate of theoriginal building, connecting the two with afully glazed link. New foyer, café artsworkshop, mezzanine gallery and multipurposehall have been created.Birnam Institute, Station Road, Birnam,DUNKELD, PH8 0DSTel: 01350 727674Email: admin@birnaminstitute.com http://www.birnaminstitute.com/contact.htmNational Trust for Scotland Visitor Centre,Glencoe:This Visitor Centre was designed andconstructed to have minimal negativeimpact on the natural environment. The sitehas a wastewater management systemdesigned to support and enhancebiodiversity. To minimise disturbance to theground below, the timber frame walls aresuspended on a framework of steel beams,which rest on concrete pad foundations.‘No go’ areas were established during theconstruction phase to prevent buildingactivity, storage and traffic from harmingnearby wildlife, plants and habitats. Othersustainable design features include the useof locally-sourced woodfuel for heating.Fuel consumption is minimised by highstandards of insulation and energyefficiency. All timber used in theconstruction of the building is home grownand free of preservative treatment. Thisincludes softwood for the timber frame andexterior cladding, oak for windows anddoors and sycamore for flooring. Windowsand doors were manufactured in theHighlands. Construction work wascompleted in 2002.www.gaiagroup.org/Architects/Glencoearticle web.pdf - detailed articlewww.gaiagroup.org/Architects/tourism/Glencoe/index.html - short summaryAssynt Community Sports Centre,Lochinver, Sutherland:Assynt Leisure, a registered charity,commissioned Gaia Architects to carry out afeasibility study on the potential to providean indoor sports, recreation and generalcommunity facility for the local community,which is spread across a wide geographicalarea. The building was designed by GaiaArchitects within tight site constraints,applying the principles of: flexibility andadaptability; quality and durability ofspecification; energy conservation andefficiency incorporating passive solar design;accessibility for all; high standards of indoorair quality; minimising the negative impactof the development on the widerenvironment. http://www.gaiagroup.org/Architects/sport/assynt/index.html26

Examples of best practice in sustainableconstructionUSE LOCALLY-SOURCED/SUSTAINABLE MATERIALSRSPB Osprey Observation Post, LochGarten, Strathspey:This bird observation centre designed by BellIngram Ltd makes use of homegrownsoftwood for all structural timber, externalcladding and roof shingles. Located on anartificial island in a bog that is highlysensitive to changes in ground water levels,the centre was designed to avoid adverseenvironmental impact from drainageinstallation. Apart from rainwater disposal,drainage was avoided through the use ofcomposting toilets. The centre wascompleted in 1999.Tel: 01479 821409Tourist info: 01479 810363E-mail:abernethy@rspb.org.ukField of Dreams, Findhorn Foundation,Forres, Morayshire:The Findhorn Foundation is a communitythat has developed approximately 50 privatehouses in the period since the 1970s toachieve a large-scale demonstration ofecological building practice. The buildingsdemonstrate widespread use of timber-clad,timber frame construction and someexamples of alternative methods such asstraw bale and “earthship” construction.Locally sourced materials and suppliers areused where ever possible.http://www.ecovillagefindhorn.com andselect ‘ecological building’MINIMISE ENERGY USE AND MAKEBEST USE OF RENEWABLESKinlochleven Community and SportsCentre, Lochaber:This centre, designed by Gaia Architects,comprises a main hall, and changingfacilities, a Learning Resource Centre forthe University of the Highlands and Islands,snooker room, fitness suite, kitchen andseveral general purpose community rooms.It demonstrates very high standards ofenergy efficiency and is heated entirely bylocally-sourced woodfuel, making it “carbonneutral”. A sweeping roof light in the slateroof brings daylight into the centre of thebuilding. Dynamic insulation is usedthroughout, whereby air is drawn into thebuilding through a permeable insulationlayer in order to recover heat that wouldotherwise be lost by conduction. Naturalpaint finishes are used internally. The centrewas completed in October 2001.www.gaiagroup.org/Architects/sport/kinlochleven/index.htmlHofn Youth Centre, Westray, Orkney: Thisaward winning community centre isprimarily used as a drop-in for, andmanaged by, the young people of Westray. Awind turbine has been installed to generatepower to meet the majority of thebuilding’s heating requirement.http://www.hie.co.uk/communityenergy.htmland click on pdf file at bottomof page.27

Examples of best practice in sustainableconstructionBettyhill Swimming Pool, North Sutherland:This swimming pool is run by a localcommunity company, Tongue and Farr SportsAssociation Ltd, and is supported by TheHighland Council. The facility is well used bythe local community and visitors, witharound 10,000 users/year. The building wasrecently converted to a biomass (wood fuel)heating system, replacing an expensive oilfiredsystem with renewable energy for bothswimming pool and space heating needs.Despite the building’s remote location, it hasbeen possible to source adequate supplies ofwood fuel. The oil-fired boiler has beenretained as a back up.http://www.energy-efficiency.org/casestudies/sceds/biomass.jsp and selectthe Bettyhill case study.Jim Johnston, Tongue and Farr SportsAssociationTel: 01641 521217E-mail: JJohn20432@aol.comArdross Village Hall, Easter Ross:This new-build village hall was designed byDavid Somerville Architect and constructedon the site of the old hall. It combinespassive solar design with active solar heatcollection through roof panels, to optimiseenergy use.David Somerville. E-mail:somerville.abriachan@btinternet.comhttp://www.network-21.info/htm/pdf/Ardross%20Village%20Hall.pdfMcLaren Community Leisure Centre,Callander, Perthshire:This community sports facility by GaiaArchitects is an example of the large-scaleuse of healthy materials and a uniquemethod of energy efficient ventilation thatresults in a fresh and healthy indoorenvironment. As for KinlochlevenCommunity and Sports Centre (3.1), dynamicinsulation is used throughout, whereby air isdrawn into the building through a permeableinsulation layer in order to recover heat thatwould otherwise be lost by conduction. Thecentre was completed in 1998.http://www.gaiagroup.org/Research/RI/DI/http://www.gaiagroup.org/Architects/sport/mclaren/index.htmlDESIGN TO CONSERVE WATERLoch Garten RSPB Visitor Centre, Speyside– visitor facilities include composting toiletsand waterless urinals (see previous entry).Abriachan Forest Trust, Inverness-shire: Acomposting toilet and reed bed wererecently installed as part of community-leddevelopments to encourage visitors to useand take and interest in the local woodland(see entry below).Contact David Somerville. E-mail:somerville.abriachan@btinternet.comENVIRONMENT-CONSCIOUS WASTEDISPOSALGatliff Hebridean Youth Hostel Trust, SouthUist:Living Water designed a wetland for thishostel for the treatment of septic tankeffluent.http://www.livingwater.org.uk/client.aspNational Trust for Scotland Visitor Centre,Culloden Battlefield, Inverness: LivingWater designed a wetland treatment systemfor sewage from the café and Centrefacilities.http://www.livingwater.org.uk/client.asp28

Examples of best practice in sustainableconstructionEXAMPLES OF COMMUNITYWOODLAND PROJECTSSgoil na Coille, Sunart Oakwoods Initiative(SOI), Lochaber:Sgoil na Coille was constructed as part ofthe SOI’s rural development programme toprovide some degree of shelter forwoodland education classes and workshops.The building is an open-sided structuremade of local larch that uses the round poleconstruction method. Removable wall panelsmay be added later.Jamie McIntyre, Project Manager (ForestryCommission)Tel: 01967 402165www.sunartoakwoods.org.uk/ruraldev/woodschool.htmAbriachan Forest Trust, Inverness-shire:This community-owned and managedwoodland offers facilities for locals andvisitors. A number of small wooden buildingshave been constructed to complementwoodland footpaths and car parking withBBQ stands, all led and developed throughcommunity participation. These includetree houses, a bird hide, and a compostingtoilet.George Hawco, Chair, Abriachan ForestTrustTel: 01463 861257E-mail: g.hawco@btinternet.comwww:http://members.tripod.com/AbriachanMilton Community Woodland Trust, EasterRoss:A purpose built log-building is planned forthe Milton Community Woodland,constructed from local timber. This buildingwill provide a venue for display ofinformation on the woodland, storage oftools, and woodland related workshops.http://www.nhft.org.uk/milton.htm29

Subject guidesThe following guides provide further information on the issues covered inthe main text.Guide 1:Key considerations for sustainable design in a communityconstruction projectPrincipleAim and Practical Application1. MeetingCommunityNeeds2. Workingwith theHighlandLandscape &environment3. ProvidingAccess for All4. HealthyBuildings5. MinimisingEnergyRequired inConstruction6. Use ofSustainablyProducedConstructionMaterials7. MinimisingEnergy Use inBuildingOperation8. Minimising &ManagingWasteSustainablyEnsure active participation by the community in the design and management of the buildingproject.Ensure that the building is well used and financially sustainable by making sure it can be used byall sectors of the community, both now and in the future.Support the local economy by sourcing materials and employment locally where possible.Ensure that the building location and design protects natural and archaeological heritage andminimises adverse impact on landscape, natural habitats and species.Link to local features, enhance biodiversity, and encourage access to and enjoyment ofheritage.Ensure durability of construction in the Highland climate, taking account of conditions becomingwetter and warmer in the future as a result of climate change.Accommodate access and usage needs of all types of user group, exceeding legislativerequirements, so the whole community can benefit and the building is fully used.Encourage sustainable transport use, making access easy by foot, cycle and public transport.Ensure that the building design minimises the use of noxious materials and provides highenvironmental standards for its users in terms of air quality, ventilation, heating, lighting andacoustics.Re-use buildings or land where the opportunity arises.Use efficient construction methods that minimise the energy used in material manufacture,transportation and installation (referred to as “embodied energy”).Design out and manage waste produced by the construction process.Source materials as locally as is practical, thereby decreasing the environmental cost oftransport.Maximise the use of materials with low environmental impact e.g. materials that are recycled,reused, renewable or unprocessed.Maximise the use of sustainably produced materials e.g. homegrown or certified timber (not allhomegrown timber is certified, but virtually all is managed sustainably due to the high standardsof regulation in the UK forestry)Avoid the use of materials that release CO 2 , acid gas or CFC during manufactureAvoid materials that release (“off-gas”) toxic chemicals during their lifetime e.g. certain paints,carpets and floor coverings.Ensure that design makes best use of passive solar features in the aspect and orientation ofbuilding.Examine “Whole Life Costing” at the design stage:- analysing not only construction costs, butthe maintenance and running costs over the life of the building; and the cost of demolition/disposal of materials at the end of the building’s useful life.Select efficient systems that can be controlled to minimise energy wastage and costs.Insulate the entire building to standards well in excess of those set by the Building Regulations.Make use of a renewable energy source for part or all of the building’s energy requirements.Reduce water usage and make use of water recycling.Maximise the recycling of day to day waste (e.g. from catering and activities in the building) byincorporating on site recycling facilities such composting facilities and storage for segregatedwaste.Consider environmentally sound alternatives to soakaways for sewage disposal.30

Subject guidesGuide 2:WHO, WHAT & WHEN: An overview of steps in creating asustainable community buildingNOTE: the following table is merely intended as a guide - your design team may suggest some variation.KEY:Who is responsible for input at different stages*Points at which Key Sustainability Issues/Decisions arisePROJECT DEVELOPMENTSTAGESCommunity NeedsAssessment and ProfileCommunity Architect Landscape Surveyor/ Quantity BuildingClient Architect Engineer Surveyor Contractor*Establishing an organisationto manage the projectSTAGE1: GETTING STARTED:THE BUILDING FEASIBILITYSTUDYDeveloping the ProjectBriefSelecting an Architect withsustainability credentialsSite Selection and Best Use*** * * *Meeting Essential PlanningRequirementsIndicative Costs andsustainability cost choicesFunding sources forsustainability aspects* **31

Subject guidesGuide 2:WHO, WHAT & WHEN: An overview of steps in creating asustainable community buildingPROJECT DEVELOPMENTSTAGESCommunity Architect Landscape Surveyor/ Quantity BuildingClient Architect Engineer Surveyor ContractorSTAGE 2: DEVELOPING YOURPROPOSAL: THE SCHEME DESIGNSTUDYHealthy and ComfortableBuildings**Construction methods*** * *Use and Specification ofSustainable Materials***Energy System Options**Minimising waste water andmanaging sewage***Access for All and Parking***Planning consentBuilding Control/WarrantSTAGE 3: CONSTRUCTION ANDCOMPLETIONPreparation of TenderingContract DocumentsTendering building contractorsLetting the ContractOn Site ManagementProject hand-over, snaggingand building maintenanceissues** *32

Subject guidesGuide 3: Key issues in site selection and making the most of your siteNew build vs. re-use of existing buidingsRe-use of existing buildings, and consequent use of existing service infrastructure, can offer savingsin comparison with a new build. A concept know as Whole Life Costing calculates the cost of a buildingover its lifetime, including hidden costs such as:- Energy stored in the existing building and its materials (energy used in manufacture, transportationand installation - referred to as “embodied energy”). Demolition costs and location of disposal of the debris. The degree and efficiency with which sustainability aspects can be incorporated into the oldbuilding in conversion and extension. For instance a re-used building may be less energy efficientthan a new build.A new build in an urban or rural location offers the potential for maximum use of the latest sustainableconcepts in design, construction and operation – but may not present the most sustainable, efficientoverall solution once the above factors have been accounted for. If you face a choice of re-use or newbuild, your architect can advise on these issues.Value Added Tax (VAT): The cost implication of VAT is also a major consideration in the decision to reuseor build new. The current tax regime is not sustainability-friendly: VAT is not charged on any newbuildconstruction costs (materials and contractors) but all refurbishment/ re-use costs attract VAT at17.5% and a building extension is VAT-exempt only if it is considered to be “stand-alone” annex. As ageneral guide, if a refurbishment costs more than two thirds of the comparative new build, it is usuallymore cost and energy efficient to go for new build.Brownfield vs. Greenfield SitesBrownfield sites usually consist of land of low ecological value, where there has been previousdevelopment such as buildings or industrial activity. Planning and sustainability principles generallyfavour the use of brownfield sites because they make use of existing services and infrastructure, arelikely to have provision for public transport access, and are often suitable for mixed-use developmentsbecause they are commonly close to other developed land. A brownfield site may be redundant andcausing an eyesore in which case its redevelopment can support regeneration. Care should be taken tocheck out any possibility of ground contamination.In the Highlands, however, brownfield sites are not widespread outside small urban settlements, andnew development tends to take place on greenfield sites by default, especially in rural areas. Wheredevelopment is necessary in the countryside, planning preference is for in-fill, extension or conversionof existing buildings. If a greenfield site is the only option, it should be readily serviced by publictransport.33

Subject guidesGuide 3: Key issues in site selection and making the most of your siteSafeguarding and enhancing wildlife habitats, species and plant lifeSites of environmental importance and special interest are protected by statutory designations (egSites of Special Scientific Interest (SSSI)), that place constraints on development. At an early stage youneed to check whether any potential sites you have in mind are not high natural or archaeologicalheritage value. To do so contact your local Highland Council Planning Officer.The building should be designed to have minimal negative impact on the surrounding environment,including the ground that it will stand on. For example, The National Trust for Scotland Visitor Centre atGlencoe in Lochaber has been built on stilts to minimise the need for earthworks on a sloping site, andalso to minimise negative impact on the natural environment.Although initially a construction site, with appropriate preparation your project can be designed tostimulate biodiversity, as well as minimise negative impact on landscape and habitats. Reference toLocal Biodiversity Action Plans (LBAPs) can assist you to take an ecological approach to landscapedesign, planting and other features in the area surrounding your building. Eight LBAPs have beenprepared for the Highlands and are available for reference at The Highland Council Service Points andlibraries. The Highland Council’s draft Planning Guidance Designing for Sustainability in the Highlandscontains advice on how to safeguard and enhance biodiversity in the development of a building project.Efficient approaches to site development and landscapingDisposal of discarded earthworks from a site is expensive, especially in west coast locations and rocksubsoil is costly in energy and cash to extract. During the feasibility phase, a level survey by aprofessional surveyor and the use of trial pits by the structural engineer to assess sub-soil conditionswill help avoid hidden costs and plan for sustainable disposal of excavated materials.During the construction phase, work on the site should be planned and managed to minimise “siteintervention” i.e. the level of physical disruption and soil works on the site. One option is to consider abuilding on stilts which can compensate for site slope, rather than excavation. The need to dispose ofexcavated materials from foundations should also be minimised by their re-use for infill, car parkingsurfaces or landscaping.Public access routesCurrent figures show that transport is responsible for almost one third of the UK’s CO 2emissions. Siteselection should provide the best possible links to public transport to discourage personal car use wherepossible – e.g railway station in walking distance, bus stop nearby, access by dedicated cycle routes.These considerations become more difficult in rural settings where car dependency is high, butshould still be incorporated into plans where possible.34

Subject guidesGuide 3: Key issues in site selection and making the most of your siteBuilding orientationSustainability opportunities are optimised by well thought out positioning of the building to takeaccount of the site’s microclimate. This can maximise the benefit of fine weather and offer protectionfrom adverse weather, which will reduce energy consumption and improve the durability of the buildingfabric. Overhead obstructions and shading by trees and adjacent buildings will limit the potential to usesome renewable energy technologies (e.g. limit solar efficiency / prevent the installation of turbines).Consider the following:Passive solar gainGood design of the orientation and glazed area of the building will make a significant contribution tospace heating, allowing sunshine to heat up your rooms through the windows. This is referred to as“passive solar gain”. It can be maximised through the design of appropriate roof and windowproportions and through orienting glazed areas towards the south as much as possible. Aspect will alsobe important for the efficient siting of solar panels or photovoltaic units (solarPV) to maximise thesupply of renewable energy. Shading of low-angled winter sun by coniferous trees or buildings should beavoided.Shelter and prevailing windsSiting a building in the shelter of a landscape feature (e.g. a hillside) can provide protection fromprevailing winds and hence, some passive insulation. Existing trees or new planting can be used aswindbreaks/shelterbelts. This has the added advantage of protecting the building exterior, to someextent, from weather deterioration. Avoid naturally cold sites – frost pockets and hill tops. Theorientation of the building within the site is also a consideration for ventilation control.Maximising daylight useUse of natural daylight in the building is both good for the health of the occupants and cuts down onenergy consumption for lighting. This can be achieved by good design – both orientation of the buildingand positioning of windows. Use of skylights and sun pipes can also enhance light penetration intoother parts of the building. A sun pipe transmits daylight from roof level to the interior of a buildingvia a tube that uses mirrors and other reflective devices.35

Subject guidesGuide 4: Some construction approaches that you may come acrossConstructionMethodTimberframeSteel frameCladdingTimbercladdingRaising thebuildingabove thegroundRound PoleGreenwoodStraw baleconstruction“Earthship”designApplication and CommentsA ‘lightweight’ construction approach using timber as the structural frame for walls,floors and roof. Specify timber from a sustainably-managed source. Sustainabilitycan be increased by combining this construction method with timber cladding forthe external walls, rather than conventional cement harling.A similar ‘lightweight’ method – although high levels of “embodied energy” are usedin the production of steel. Embodied energy is the energy used in extraction,processing and transportation of a building material or method. In steel frameconstruction, embodied energy is less if the frame is made from recycled steel. Canalso be combined with timber cladding.Cladding usually refers to the outside envelope of a building whose structureconsists of a timber, steel or concrete frame. It carries no load and is a protectiveand decorative envelope for the structural frame. Cladding materials include metalsheets, pre-cast concrete slabs, uPVC, tiles, masonry and timber.Timber cladding is not extensively used in Scotland but its use is increasing, drivenby aesthetic and sustainability benefits. There is considerable potential to usehomegrown timber as a renewable cladding material, adding value to Scotland’sforest resource and sustaining local jobs. The sustainability, lifespan andmaintenance costs of timber cladding will depend on how it is specified andconstructed. For example, appropriate choice of timber species, durability andconstruction details can ensure that toxic timber preservative treatment is notnecessary.The whole structure of the building can be raised off the ground, effectively on‘stilts’. This ensures minimum disturbance to the ground and its waterways byavoiding extensive earthworks - useful on a sloping site where excavation wouldotherwise be required to provide a level base for construction. Boardwalks can beused for access, although this can be expensive and is likely to requiremaintenance.This method uses a framework of whole stems (trunks) of conifer trees, which aresometimes bent into the shape of the frame. Suitable for small buildings e.g.chalets, sheds and small barns.Construction with ‘green’ (undried) timber – usually to form a structural frameknown as “post and beam”. This dries out slowly in situ tightening the joints in theframe by natural shrinkage. ‘Green’ timber is also used for external cladding.At present, the use of straw bale construction for major buildings is uncertain, asdurability, structural safety and fire risk need further research. NeverthelessScotland’s first straw bale house was completed at The Findhorn Foundation,Morayshire, in 2002. Planners and building control officers are often wary, however,of large scale use of this method. Potential for small-scale use of these materialscould be demonstrated in a bicycle shed, garden shed, garaging for vehicles etc.This is the use of recycled car tyres, bottles and cans as main constructionmaterials. Many of the issues that limit the use of straw bale construction (above)also apply to this method.36

Subject guidesGuide 5:MaterialsSome sustainability issues to consider when specifying yourbuilding materialsApplication and CommentsTraditional “heavyweight” materials(concrete, cement,bricks, stone etc)Timber - for frameconstruction, claddingand internal finishesTimber preservatives(commonly used toprevent/suppress fungalgrowth and insect attackduring the life of thebuilding)Concrete, cement and bricks demand high-energy input inmanufacture and transportation, which is often far from the site.They also have low recycling potential at the end of the building’s life.Minimising their use will improve the sustainability of a project. Forexample, avoid over-specification of concrete foundations etc, wherethese are necessary.·The use of locally-sourced stone will minimise the environmental costof transportation and bring benefit to the local economy.Where possible re-use stone from other buildings- this has extrasustainability value and may enhance the visual and textural quality ofyour building.Where possible, make use of local demolition materials for ballast,infill or hard-core.Timber is a renewable construction material and providing it comesfrom a sustainably managed source, is one of the most sustainablebuilding materials available in Scotland. Aim to source timber aslocally as possible, to minimise transportation and support localbusinesses and employment.Most homegrown timber is now independently certified as comingfrom a sustainably-managed source. The current exception is homegrown hardwoods, although this absence of certification should not actas a deterrent. Forestry Commission Scotland uses strong regulatoryframeworks to control timber harvesting and many sawmills canprovide direct assurance that their logs come from a sustainablymanaged source.Avoid the use of tropical hardwood. Where possible use a temperatehardwood or softwood substitute. Only use tropical hardwood thatcomes from an FSC certified source (Forest Stewardship Council).Specify plywood or other building boards that do not contain tropicalhardwood.Where possible use reclaimed timbers - these have extrasustainability value and may add visual interest.Specify naturally durable timber species for cladding such as larch, oakor sweet chestnut, or alternatively, take appropriate steps in thedetailing, specification and construction of non-durable species (egspruce).Virtually all timber preservative treatments contain chemicalformulations that are increasingly being classified as toxic waste.These chemicals pose a threat to workers during processing and to theenvironment on disposal (eg as construction / demolition waste). Asfar as possible the use of timber preservative treatment should beavoided.Investigate alternatives to preservative use with your architect.Minimise the need for timber preservatives by good detailing,including the use of natural ventilation to maintain adequately lowmoisture content in timber.37

Subject guidesGuide 5:MaterialsSome sustainability issues to consider when specifying yourbuilding materialsApplication and CommentsCFC-based materialsand systemsPVC-uPaints and gluesInsulation materialsChlorofluorocarbons (CFCs) are chemicals used in the manufacture ofaerosol sprays, blowing agents for foams and packing materials, assolvents and refrigerants, and in some fire prevention systems. CFCscontain ozone-depleting chemicals that may contribute to globalwarming. Their use in buildings should be avoided.PVC-u is commonly used in the UK for wire cabling, window and doorframes, and drainage pipes. PVC-u products are believed to releasetoxic chemicals to the environment during both manufacture anddisposal. There is significant debate about the safety of PVC-u inconstruction, both in terms of the health of building users and itseventual disposal through landfill or incineration. It has already beenbanned by several European countries.Use alternative products to PVC-u, e.g. clay drainage pipes, Econetwood-based products for trunking and cabling.Many paints, varnishes and glues contain solvents that release volatileorganic compounds (VOCs) to the atmosphere on evaporation. Thesecan harm the health of both the worker applying them and the buildinguser.All timber panel products with a high glue content (eg chipboard, mdf,plywood) contain toxic chemicals.Use paints, stains and washes that are solvent and lead-free. Waterbased alternatives and paint products with low environmental impactare available.Wherever possible, substitute solid timber for timber panel products.When selecting your insulation material, remember that longevity andthe ability to maintain a high performance throughout its lifetime isits most important characteristic.Discuss options with your architect. A range of low impact, renewableinsulation materials are available:-- Sheep’s’ wool has high ability to absorb and release moisture – itcan absorb up to 30% of its dry weight with no noticeable reductionin performance. Its use could potentially provide an additionalmarket for wool, thereby supporting the sheep farming industry.Sheep’s’ wool is currently more expensive, however, than mostother insulation materials.- Recycled newspaper ( e.g. Filicrete Warmcel 500) has a good degreeof breathability, is readily available and generally affordable.- Other sustainable alternatives include flax slabs, boards andblankets or liquid made from recycled newspaper with jute, (forspraying into difficult areas).38

Subject guidesGuide 6: Design checklist to minimise energy use and wastageDesign features to minimise heat lossControl of airflowInsulationstandardsWindow designEnergy controlsystems Fit draught-proofing to doors. Reduce the temperature gradient between inside and outside by use of bufferzones eg. porch or foyer Consider using automatic door closure devices. Try to minimise the number of doors in use. Where frequent access is required through doorways, consider installingplastic strip curtains or fast opening/closing doors. Use high levels of continuous insulation to all external surfaces. Significantcost reductions in space heating can be achieved by insulating roof, floor andwalls well beyond the levels set in the Building Regulations. Applying this“spend-to save” principle at the outset will have a substantial impact inminimising the running costs of the building, which is a key consideration formany communities. Roof spaces should be insulated appropriately to a minimum depth of 150mm/ 6 inches. Floor insulation should be installed during construction of allnew buildings, including sealing of gaps between floorboards to preventdraughts. Wall insulation should be thickened at locations where radiators willbe placed. Select insulation products that are CFC-free with no effects of “off-gassing”.(See guide 5). Use glazing configurations with very low heat loss specification (ie. doubleand triple glazing), a large air gap and low emissivity (Low E) glass. Cavitiescan also be filled with gas. Although double glazing saves energy, installationcosts are high in comparison with the annual cost savings realized. Savingsare higher if windows are specified for very low heat loss. Consider windows that can be opened in a number of directions, maximisingflexibility to aid summer ventilation whilst protecting occupiers from drafts. Window-to-wall ratios should not be excessive and thermal characteristics(known as U-values) should exceed levels set out in the Building Regulations. Window design should give flexibility of building use and strike a balancebetween daylighting, ventilation, solar gain in summer, solar gain in winter,conduction loss in winter, noise control, general floor, wall and roof insulationlevels, views out, privacy, appearance and security. Separate electricty meters could be installed for discrete facilities within thebuilding that are to be hired out (e.g. meeting hall, computer suite) toensure you can measure and charge for use appropriately. Any requirement for close control of correct temperature and humidity forspecific spaces within the building must be identified at the design stage eg.for IT rooms, museum spaces etc. Such areas should be separately controlledto achieve their specific performance requirements. Specify appliances (fridge, cooker etc) that have maximum energy efficiencyratings under the EU Energy labeling system.39

Subject guidesGuide 6: Design checklist to minimise energy use and wastageDesign features to minimise heat lossSpace heatingVentilationWater heatingLighting Underfloor heating (transmitted via a series of underfloor pipes) presents asignificant advantage for meeting halls and auditoriums by freeing up wallspace that might otherwise have been occupied by radiators. Used inconjunction with high levels of insulation, it is economic to run and can supplyuseful “round-the-clock” background heating, ensuring that the building iswarm enough to use at all times. Underfloor pipes will not interfere with theinstallation of a sprung floor for dancing. Where radiators are used, ensure that they are correctly sized and placedwhere heat is needed; increase wall insulation where radiators are locatedagainst external walls. Fit an “intelligent” boiler management system to make efficient use of hotwater and space heating. Avoid mechanical ventilation and/or cooling systems (which require energyto power them) by designing for natural ventilation throughout, combinedwith passive control techniques (eg, opening windows, shading, orientation,thermal mass etc). Manage ventilation carefully. Uncontrolled ventilation leads to high heat loss.For this reason, some sustainable buildings make use of air-tight constructioncombined with a mechanical heat recovery system (MHVR) that managesventilation and recycles heat. Consider if a central boiler is needed; for instance, it is often more cost andenergy efficient to deliver domestic water heating by point-of-use heaters. Specify energy efficient light bulbs and Compact Fluorescent Lampsthroughout. These are 8-10 times as efficient as ordinary bulbs and last longeralthough initial cost is higher. e.g. a 100w bulb burning 5 hours per day isestimated to cost £12.50 pa compared to an energy efficient bulb at only£2.50 pa. Specify lighting control systems that activate lighting when required, avoidingwaste. Use a combination of local manual switching, timers, motion detectorsand daylight sensitive photo-electic controls, to reduce energy use and costs.In addition, encourage a culture of people turning off lighting when notneeded. Use low pressure sodium lamps for external lighting for car parks and security,as these are the most efficient option available. The quality of the light colourprovided is low, but adequate for these applications.40

Subject guidesGuide 7: Renewable energy options appropriate for community buildingsApplication and practical considerationsLocal examples wherethe technology is in useSolar Thermal systemGathers energy radiated by the sun through collectors mounted onthe roof to directly heat fluids – primarily used for heating water. An easy to install, relatively cheap option. A “must have” if this isthe only renewables use you are able to incorporate in your design. Low installation costs (@ £3-4k) with reasonable pay back period –small scale could potentially be fully funded via the SCHRI (see HIECommunity Energy Unit in Where to go for Further Information). The technology is well developed with a choice of equipment for manyapplications. Generally comes with 10 year warranty and requires littlemaintenance. Requires a conventional water heater to work in tandem. Couldprovide all hot water in summer and a contribution for the rest of theyear. Reduces CO 2emissions by 0.25-0.5 tonne/yr depending on type offuel replaced.Mull & Iona Slaughterhouse.Ardross Millennium VillageHallPhotovoltaic Cells (PV)The cells convert light to Direct Current electricity, producing powerduring day light hours which can be stored in batteries for later use. Can be used in very small scale applications through to integratedsystems for offices/ public buildings. Expensive to install for whole building system. Price depends on thesize system and amount of electricity required. Grant funding isavailable from Energy Saving Trust, but not at 100%. Long pay back period – up to 90 years. Therefore, highest costbenefitis from small cell applications, which could receive assistancefrom SCHRI e.g. see examples:- street lighting, parking meters,power/heat a bio-digestor system for toilets without mainssewerage. Valuable in remote locations with no mains electric, where a batterystore is used. Power use can be controlled by timer or movement sensor e.g. forsecurity lights. A high seasonal variation in power output means that back up poweris ideally necessary e.g. with wind or conventional Check planning requirements, especially for listed buildings andconservation areas. Usually installed on roof, although can beincorporated into wall design.Bus shelter lighting inShetland; combined withresponsive sensor toactivate lighting only whenin use.Abriachan Forest Trust:-- to power playing of soundtrack recorded on smallinterpretive panels- to power the pump on thecomposting toiletRecent extension toFortrose Academy, FortroseFishmarket, Wick41

Subject guidesGuide 7: Renewable energy options appropriate for community buildingsApplication and practical considerationsLocal examples wherethe technology is in useSingle Wind TurbineA single turbine can be linked to a building to produce and storeelectricity – or to feed direct into storage heaters. Knowledge of the local wind resource is critical to design, drawing onMeteorological Office Data etc; specialist input is usually required. A suitable site for the turbine is required on or in close proximity tothe building site. Installation cost ranges from £5-25k depending on size and type. Easyto install. Low maintenance - turbine life up to 20 years. Potential todecrease electricity bill by 33%. Particularly suited to off-mains-grid locations where a conventionalsupply is expensive to install. For off-grid systems, the size of thebattery bank will determine how long applications can be run if thereis no wind. Wind power is most commonly installed as part of ahybrid system, with a second tandem renewable source or mains/fossil fuel supply. Can be used in conjunction with storage heaters to provide a baselevel of heat to a community building. CO 2emission reduction is 5-6.6tonnes/yr for a 6kW systemproducing 12,000-15,000 units/yr. Planning concerns include noise, safety and visual impact.Two in Westray, Orkney(3KW and 6kW).One turbine suppliespower to Scoraig school(Wester Ross) and anumber of schools inSheltland.One turbine providesintermittent power supplyto households on the Isleof MuckSmall Scale HydroelectricA mature and proven technology to produce and store electricity -‘micro’ (under 100kW) hydro schemes suitable for local application. Hydro costs are very site specific – and can be high. Relies on the water source being close to site of power usage. Bewareof droughts! Useful in remote non-mains locations – where they generally producea more reliable power supply than other renewable technologies. Planning considerations: Abstraction License needed (SEPA) to setrequirements to maintain river ecology; visual and noise impact fromturbines (relatively easily overcome).Isle of Eigg – Power supplyto the Pier Centre, housingcafé, shop toilets andshowersCommunity-owned hydroschemesat Knoydart,Lochaber and Assynt,SutherlandBiomass (also called bioenergy & biofuels)Energy from direct combustion of organic matter of recent origin toproduce electricity and/or heat for space and water heating e.g.woody products, animal wastes or high energy crops burnt in boilersor stoves. The capital cost of the boiler installation is significantly greater thanconventional systems – however wood fuel prices offset this overtime being very competitive compared to fossil fuels. Wood pellets, chips or logs (of low moisture content) are usual fuelfor small scale systems. Research the continuity of affordable/localbiomass supply at the outset.Bettyhill Swimming Pool,SutherlandPoolewe Swimming Pool,Wester Ross (at planningstage)Acharacle communityoffice, Lochaber42

Subject guidesGuide 7: Renewable energy options appropriate for community buildingsApplication and practical considerations Overall a biomass system is considered ‘CO 2netural’ with net ZeroCarbon emissions (carbon used in growing = carbon released inburning). However, this relies on the fuel supply being managedsustainably. Use of the technology can support new jobs and enterprises in anarea in forestry and chip processing or short rotation coppicing. Planning issues include: storage space for fuel; fire safety regs; fluevent specifically designed for wood fuel appliance; smokeless zone.Local examples wherethe technology is in useAveron Leisure Centre,Invergordon, Easter RossGeothermal - using the temperature of the earth.Earth temperature a few metres below ground level stays constantat 11-12C throughout the year. This geothermal heat can be pumpedinto a building using a Ground Source Heat Pump (GSHP). Can meet 100% of space heating requirements; usually only able topre-heat domestic hot water – with a top- up heating sourcerequired. Installation costs are cheaper if done during new build, as installationcan be combined with other site earthworks. GSHP can be cheaper to run space heating than oil, LPG and electricstorage heaters, but is more expensive than mains gas. Planning considerations: is under floor heating possible? (radiatorscan also be used); is there space and suitable ground material for thetrench which will bury the ground loop?; what auxiliary heating willyou use? Environmental disadvantages are:– the use of mains electric isrequired to operate the pump (every unit used in pump produces 3-4units ground heat) however this still produces less carbon emissionsthan a conventional boiler; also, refrigerants are used in the system.Glenelg Community Hall,Skye & Lochalsh, hasinstalled a GSHP in the newbuilding to provideunderfloor heating for allrooms in the hallNew community centre atGlendale, Isle of Skye, Skye& LochalshGreen Electricity TariffsBuying Green Tariff electricity from the mains means your electricitysupplier is obliged to source an amount equal to the power youconsume from existing renewable energy sources, through the mainsgrid. Electricity is supplied to your building in exactly the same way – butis purchased by your supplier from a green electricity source such ashydro or wind farm. You pay a premium for a Green Tariff, as generation from renewablesis more costly, so your power is more expensive per unit to purchase(a few pounds per month – cost varies with supplier). The benefit to the community is not highly visible, but thiscommunicates to energy companies that there is a consumerpreference for renewables. When you buy ‘regular’ electricity, a small part will be fromrenewables, set by government targets and legislation which requireenergy suppliers to source a minimum percentage of the electricitythey sell from defined renewables sources.Glenelg Community Hall,Skye & Lochalsh, ispurchasing Green tariffelectricity to power thepump which drives theGSHP system43

Subject guidesGuide 8: Sustainability pointers for water, sewage and waste managementActionEnsure installation of water meters.Specify toilets and urinals with low-volume flush(use lowest available); alternatively installsmaller cisterns or water dams to reduce flushvolumes.Use urinal equipment that does not require aconstant flow of water: - install variable timing systems for automaticurinal flushing, or - install pressure-drop or occupancy detectionsensors to link urinal flushing to use.Specify taps that make efficient use of water;use spray heads or flow restrictors, oralternatively, percussion taps (“pressmiser”),which contain an adjustable flow restrictor. Fitshowers with low flow heads.Fit plugs to sinks.Install a rainwater collection system to supplywater for toilet flushing, washing machines and/ or watering gardens.Waste “grey water” from sinks, showers andwashing machines, with a relatively low level ofcontamination, can be recycled for purposeswith a low quality requirement e.g. to flushtoilets or for watering planted borders on site.Careful consideration should be given tominimising the need to construct storm drainsdue to their high cost. Most relevant to newbuilds.Savings and ConstraintsAllows monitoring of water use and detection ofleaks.Toilet flushing uses about one third of domesticwater consumption.Low flush tends to be 2 litres perflush, as opposed to 4 litres, which is a considerablesaving.Rather than a continuous flush, urinals can be set toflush at 20/40 minute intervals (daytime) and twiceper night/unoccupied time.Reduces water volume used per wash.Reduces waste in running water.Several proprietary systems are available to collect,treat and use rainwater. Water needs to besterilised by a UV filter and topped up from mainsduring low rain fall. Pay-back period to recover costscan be prohibitive.A number of systems are available that use greywater for toilet flushing. The cost of installing sucha separate system needs to be offset againstdemand. Cost can be prohibitive. Water has to befiltered before re-use. More appropriate for largerbuildings with greater volume and shorterthroughput time than a small facilities with lowvolume and longer storage of grey water (with theknock-on hygiene considerations).Minimising the amount of paved/tarmac paths/carparking areas allows rainwater to drain naturallyinto the ground. Car parking areas could be formedfrom deep graded aggregates allowing significantsoakaway potential to be maintained whilst stillgiving a good surface.44

Subject guidesGuide 8: Sustainability pointers for water, sewage and waste managementActionThe use of constructed reed beds as analternative to a soakaway to treat sewageon site may be an option if there is spacefor the reed bed. The system requiresspecialist installation, regular managementand good explanation to nearby residents ontheir effective, smell-free and non-pollutingnature.Dry composting or long drop toilets can beconsidered in smaller buildings or as astand-alone facility. Again, the systemrequires specialist installation and regularmanagement.Include waste recycling facilities in thedesign.Savings and ConstraintsCareful calculation needs to be made of thesize of the reed bed and land area necessary,given the likely numbers of people using thebuilding. Tricky in a refurbishment if no extraland. The rate of break down in the coolScottish climate may make the system tooslow to handle large volumes of waste createdby a sizeable building.Primarily suitable in rural locations, for lowvolumeuse, where the required drop-heightcan be achieved. Provision of a safe on-sitewaste composting area requires more land.The compost produced could be a usefulgardening resource on site. Local PR andinformation to residents and users required.Space should be allocated for storagefacilities on-site to aid recycling measures; egsecure and hygienic containers for glass,metal, paper, organic materials. This couldinclude a compost bin.45

Subject guidesGuide 9: Access for all - design checklistPhysicalconsiderationsAudio-visualconsiderationsTransport mode Provision of entrance ramps, automatic doors, wide doors for wheel chairaccess. Electronically pinned-back fire doors. Low level public telephones for wheel chair users. Easy access switches at low level for wheel chair users. Disabled toilet facilities. Lifts to upper floors to include braille inscription and voice messages. Good levels of lighting for those with poor, deteriorating or partial sight. Visual clues to floors; colour coding to enable people to know where theyare. Visual as well as audible fire alarm systems. Braille maps of the building. Installation of loop systems for those wearing hearing aids. Provision of cycle parking (bike racks, covered bike sheds) to encouragebike use and enable children and non-car owners to access to buildingeasily. Some entrance pathways and car parking areas to be well surfaced toallow easy access by wheel chair users and those with mobilitydifficulties.46

Subject guidesGuide 10: Sustainability tick list for community buildingsSummaryThe Sustainability Ticklist is a series of tables that highlight key sustainability features of abuilding project under the nine aspects of sustainability listed below.The Sustainability Ticklist is intended to help you: develop and maintain an overview of the key sustainability features of your project prioritise your sustainability goals and define the extent of your sustainability “mission” develop your project brief communicate with your design team communicate your sustainability aspirations to potential funding bodies.The Sustainability Ticklist summarises a broad range of sustainability features, some of whichmay not be relevant to your project. It is recommended that you seek the assistance of your designteam to complete the ticklist and to clarify any sustainability features listed that you areunsure about (particularly technical detail).Sustainability AspectsTick below to confirm you have consideredall relevant aspects in the attached lists1 Site Selection and Use2 Building Surrounds and Grounds3 Construction Methods & Materials4 Energy Systems5 Lighting6 Access for All and Parking7 Water Management8 Waste Management9 Building Surrounds and Grounds* Adapted from the SHN Green Scorecard - designed by the SNH Greening officer47

Subject guidesGuide 10: Sustainability tick list for community buildingsTick list1 Site Selection and UseIndicatorTick here Re-use of existing building to good environmental standards Re-use of a site of low ecological value - eg brownfield site Site located close to Railway Station (within 15 mins walk) Good bus access - serving surrounding communities, partner bodies, customers(see tick list 6). Good cycle access via dedicated cycle routes (see tick list 6) Site not overshadowed or obstructed overhead (to accommodate renewable energyinstallation) Site can accommodate a sustainable waste-water treatment system Site chosen so that development will minimise negative impact on natural heritage Site chosen to avoid exposure to flooding, exessive frost and prevailing winds, and erosion Site chosen to take account of future climate change (warmer and wetter conditions)2 Project Brief and DesignIndicatorTick here Appoint architects with sustainability and environmental expertise High levels of insulation to roofs, walls, floors and windows, exceeding U-values (heatlosslimits) set out in the Building Regulations Use of passive solar design Design to accommodate future climate change (warmer and wetter conditions) Design to minimise construction waste, eg using off-site pre-fabrication Design for ease of disassembly (and re-use of components) Extremely low electricity use (kWh/m 2 /year within ‘low consumption’ bands). Extremely low water use (< 7.7 m 3 /person/year) Natural ventilation for >80% of building Passive heating/cooling systems i.e. not driven by electricity Adequate natural working lighting for >80% of building Renewable energy system installed to provide electricity (Solar PV, Wind micro-turbine) Electricity submeters installed - eg for IT suite, day use for each part of building, nightheating, night non-heating Rainwater collected and stored for “grey water” use48

Subject guidesGuide 10: Sustainability tick list for community buildingsTick list3 Construction Methods & MaterialsIndicator Building materials have low “embodied energy” (energy used in extraction, processingand transportation) A significant proportion of building materials are from a renewable resource (eg timberthat is sustainably managed) More than 10% of building materials are recycled (eg aggregate, stone, timber, blocksmade from pulverised fuel ash (PFA)) Building materials sourced locally to maximise benefit to local economy and minimiseenergy use in transport Insulation manufactured from renewable material that will perform well for the lifetime ofthe building Paints, varnishes, glues have low chemical content (eg absence of VOCs, heavy metaland other toxins) Window frames manufactured from sustainably sourced timber Timber and timber products carry FSC certification (or equivalent) All windows are double glazed using energy efficient glazing (low-E / low emissivity glass) All pipework is well insulated Natural floor coverings and fixings installed, eg solid wood, marmoleum, wool carpet(fixed with grippers, not glue)Tick here4 Heating and Cooling SystemsIndicator Heating system creates no CO 2(“zero-carbon” system) Renewable energy heating system (eg woodfuel, ground source heat pump, electricfrom Green tariff) Condensing boiler used (if “wet” central heating system is installed) Electrical ‘point of use’ water heating installed, rather than boiler/immersion heater Timers to control all heating Thermostats to control all heating Any essential active cooling system does not use ozone-depleting substances Heat pumps & ducting used to recover and recirculate heat Solar Water Heating system installedTick here49

Subject guidesGuide 10: Sustainability tick list for community buildingsTick list5 LightingIndicator Low energy light fittings installed throughout Motion and light level sensor switches installed in >60% of lighting Individual light switching installed Low energy sodium external lighting Motion and light level sensor switches for external lighting Fit skylights, sunpipes etc to reduce lighting demand Fit brise-soleil (canopies), tinted glazing, blinds etc to reduce glare Use task lighting (e.g.desk lamps) to reduce overall light demandTick here6 Access for All & TransportIndicatorTick here Covered and secure cycle parking Showers, clothing lockers & changing rooms installed for cyclists Collaboration with The Highland Council and cycling bodies to provide safe walking and cycleroutes Collaboration with Highland Council and bus companies to alter bus routes and timetables asappropriate Clear visual/braille and audio interpretation of building layout, fire alarms etc. Permanent video conferencing suite/cam recorders installed Low level, easy access switches, handles (incl lever door handles), telephones etc. for wheelchair users Good level of lighting, avoiding glare, throughout building for those with deteriorating sight Step-free access around the entire site, with gentle gradients Slip-resistant floor finishes50

Subject guidesGuide 10: Sustainability tick list for community buildingsTick list7 Water Management *Indicator Self-closing and spray taps (or equivalent) to minimise water consumption Low-flow urinal flush systems Equipment, eg dishwashers that are labelled water and energy-efficient Re-use grey water and/or rainwater Plumbed chilled drinking water (rather than bottled water delivered) Reedbed sewage treatment (or equivalent waste water management system) Water meters with submeters for large use areas of building Water butts to collect rainwater for grounds use* Assumes that low volume cisterns will be installed, as per Building RegulationsTick here8 Waste ManagementIndicator Provide adequate and accessible segration, storage and collection facilities forrecyclates (paper, cardboard, cans, etc) both inside and outside the building Provide compost bins and manage composting operationTick here9 Building Surrounds and GroundsIndicator Survey undertaken to identify wildlife habitats and plant species on and near the site Design to minimise disturbance to wildlife habitats and plant species Wildflower meadow established Appropriate native trees, shrubs, hedging are planted Wildlife pond created Bird, bat, insect boxes introduced to the siteTick here51

Subject guidesGuide 11: Funding sources for specific sustainability costsFundingavailable for:Renewable energyplanning andinstallationSolar PhotovoltaicOrganisationHIE Community EnergyUnit (through the ScottishCommunity and HouseholdsRenewables Initiative)www.est.org.uk/schriSee reference section‘Where To Go for FurtherInformation’ for full list ofcontactsEnergy Savings Trust(EST)www.solarpvgrants.co.ukTel: 0800 298 3978Type of AssistanceTechnical Assistance: Funding is available forprojects that are at a formative stage toinvestigate their potential to make use ofrenewable energy. These grants will: Pay for the cost of a feasibility study Provide support to develop a project proposal Pay for community capacity building relating torenewable energy.The maximum grant is normally £10,000. Grantscan be for up to 100% of eligible costs, althoughmatch funding is preferred.Capital expenditure: A capital grant is availableto pay towards the cost of installing mostrenewable technologies. Funding is available for: Capital costs for infrastructure Project management costs associated with thedevelopment and installation of projects The cost of establishing a partnership with athird party, such as a renewable energycompany, where appropriate.Grants are available to install photovoltaic panels.If this is small scale with significant communitybenefit e.g. bus shelter/public toilet lighting, itcan be funded through HIE’s Community EnergyUnit.For larger installations involving the supply ofsolar power to buildings, applications should bemade direct to the EST – the Community EnergyUnit can advise on making these applications.52

Supporting Action for Sustainable DevelopmentSustainability ChecklistSustainable Development is about improving our situation and getting the best out of the way we usethings, while limiting any negative impact our actions have now or in the future.The Sustainability Checklist provides a tool to help you identify the most sustainable way forward foryour project. The purpose of your project may primarily be social, economic or environmental, but itmight have impacts or benefits in other areas that you havenít yet considered. A small amount ofthought at an early stage might make a big difference as the project develops.The Checklist prompts you to consider any impacts your project might have under the headingsbelow :CommunityEconomyEnvironmentThe FutureThere are a number of questions under each of these headings, designed to help you consider a rangeof sustainability issues. These are only a guide, and may not all apply to your project. Also, theremight be other issues you think are important and want to include.The checklist will help you to confirm your project's strengths and weaknesses and might also pointto opportunities to improve the project's positive impact as well as threats that might reduce itseffectiveness. As a general rule its always better to identify these at the outset, rather than wait forthem to catch you out later on.Whilst you are working through the checklist, you might find it helpful to note down strengths,weaknesses, opportunities and threats in the table provided at the end. This will allow you to get anoverall picture of your projectís sustainability and what further action you might need to take toimprove it.

COMMUNITY1. Does the project have widespread Community Support?- Has the whole community been able to comment on the project proposal?- If there are concerns about the project from anyone in the community have they been addressed?- How will you ensure the whole community is aware of how the project develops?2. How will the project strengthen the local community?- Does the project promote or increase access to culture (eg Gaelic), arts or crafts, music, sport, localhistory or archaeology?- Does the project provide training or other resources to increase community confidence or allow thecommunity to be more self-reliant?3. How does the project help to ensure everyone has access to the same level of resources?- Will the project help meet local needs for new services or to make better use of existing resources,including volunteers?- Does the project improve access to infrastructure, services, information or support?- Does the project make efforts to support the involvement of all members of the community, includingthose sometimes excluded such as older people, young people and people with disabilities?4. Does the proj ect have any impact on existing facilities or other organisations?- Will the projectís activities compete with or have a negative impact on other organisations and services?(I.e. Hall tearoom competing with local businesses or noise from a youth club impacting on other hallusers.)- Does the project overlap with work of other organisations?- Has consideration been given to impact on similar projects in the surrounding area?ECONOMY1. Does it help increase value of local products or make sustainable use of existing resources?- Does the project create new income streams from renewable natural resources?- Does it help to diversify the local or regional economy?- Where appropriate, does the project encourage visitors to stay longer?- Does it encourage inward investment?2. Does it create jobs or retain existing jobs?3. How does it help to develop skills of local people?- Are efforts made to encourage uptake of such opportunities by long term unemployed or people withspecial needs?4. Local Sourcing?- Does the project purchase goods and services locally?5. How does the project impact on existing businesses?- Will there be benefits as a result of the project for local businesses?- Will the project compete with existing local businesses?- Will the project impact on businesses in surrounding areas?

ENVIRONMENT1. How does the project help reduce waste and pollution?- REDUCE – Does the project take steps to reduce what resources the project is using, ie. Consider buyingin bulk to reduce packaging and transport costs.- REUSE – Reuse existing resources such as glass jars, furniture or leftover paint. Are new premises orbuildings being used rather than making use of existing buildings? Does the project use recycledmaterials and rechargeable equipment?- RECYCLE – Ensure recycling opportunities are used or developed to minimise the amount of wastematerials generated.2. Does the project minimise energy use and/or support the development or use of renewable energy?If so, how will this be achieved?- Has the project undertaken an energy efficiency assessment?- Does the project, where appropriate, aim to reduce car use and promote public transport?- Has the project considered development or use of renewable energy sources?3. Does the project provide access to and awareness of wildlife and open s paces? If so, how will this beachieved?- Does the project provide sustainable access to wildlife and open spaces?- Does the project support access for all users? (People with disabilities, bike or equastrian access?)- Does the project provide interpretation of the local area?4. Does the project safeguard, protect and enhance the natural environment and support localbiodiversity? If so, how will this be achieved?- Has the project adopted good environmental management practices?- Does the project protect fragile ecosystems?- Does the project support the enhancement of native species and their habitat?THE FUTURE1. What positive changes will the project bring?- What changes in service delivery or access to services do you anticipate?- Will new resources, facilities or services be available as a result of the project?- What change in community confidence and capabilities do you anticipate?- How will the project impact on people's quality of life, such as health, safety or access to services oremployment opportunities?2. How does the project link with existing services or organisations?- Does the project work with other organisations to fill a "gap"?- How do you work with other services and organisations to co-ordinate and maximise resources?3. How will running and development costs be met in the long term, particularly after the lifetime ofany grant assistance?- Has a long term exit strategy been developed or included in the project plan?- How will you secure volunteer effort if this is necessary for the operation of the project?- How will you resource any future costs? – repairs and renewals, insurance, salaries etc.4. Does the project have any long-term impacts on the environment? If so, what are these?- Is there a loss of habitat or erosion as a result of the project?- Is there an increase in the use of resources or energy?- Is there a loss of non-renewable local resources?

StrengthsWeaknessesOpportunitiesThreatsNetwork 21 is a Highland Well-being Alliance partnership established to support and build community basedawareness and action for sustainable development. If you would like further assistance please contactNetwork 21's Co-ordinator for more information. Real examples of things other groups have done toovercome negative impacts and useful contacts can be found on the Network 21 website.For more information regarding Network 21 please contact Helen Turnbull, Network 21Co-ordinator, An Drochaid, Claggan Road, Fort William PH33 6PH Tel: 01397 706106Email: hturnbull@network-21.info www.network-21.infoPhotos provided by Highland Council and Sutherland Partnership

PR05-08-C Designed by Charlotte Mackenzie, Public Relations Office, The Highland Council NP-05-46849Printed on totally chlorine-free (TCF) material containing 100% recycled post-consumer waste