Innovation in Construction A Project Life Cycle Approach

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SCRI Research Report4Innovation in constructionA Project Life Cycle Approach5.4 Case Study 3: LancasterUniversity Eco-ResidencesProjectTHE CONCEPTThe eco-friendly accommodation at LancasterUniversity is the first replicable scalable model of itskind and has been designed as an environment that willencourage ‘good habits’ in terms of sustainable living.It is hoped that the accommodation will help to attractincreasing numbers of students from across the UK andinternationally. University Partnerships Programme (UPP)established a partnership with Lancaster University in2003 to develop 950 rooms. The eco-friendly modelwas based on the research of Dr Avi Friedman. Thisresearch has been transformed into bespokeaccommodation by TheGoddard Wybor Practice. The country’s firsteco-residence was constructed using timberframes based on good, simple planning. Off-sitemanufacturing (OSM) of the timber frames contributed toreducing the amount of construction materials requiredand waste generated during the build. It was significantlyquicker than traditional concrete builds and reduces thecarbon-footprint of the build considerably.INNOVATION JOURNEY/STORYInnovative PlanningLancaster University’s ‘County’ and ‘Grizedale’Eco-residences were developed to address issues andproblems identified from three previous phases ofnew-build residences at the university. Theuniversity also sought to develop future university estateson the basis of sustainable principles. HEFCE guidance onuniversities’ environmental performance provides animportant benchmark. HEFCE has confirmed that from2011, all HEFCE capital funding will be subject toInstitutional Carbon Management Plans and further,that pursuant to the Climate Change Act, the HigherEducation Sector is likely to be set a target of reducingcarbon emissions by 80% by 2050.A working group (GreenLancaster) developed four keyobjectives as the design criteria for the university’s Phase4 residences:n Environmental sustainabilityn Reduced construction and rental costsn Enhanced social spacen Improved design quality and specificationThe key success has been to achieve a highlysustainable development at an affordablecost. Affordability has been achieved by looking at theconstruction process and how the detail design mayincorporate features which facilitate construction.Much of what has been incorporated is based on NorthAmerican best practice and the work of ProfessorAvi Friedman who is head of the Affordable HomesProgramme at McGill University, Montreal.Professor Friedman’s work has been funded by centralgovernment for over 20 years and he is recognisedas a world authority on the subject of affordablehousing. The key features of this ‘sustainable by design’concept focused on a simple design delivering high energyefficiency and heat recovery. The units were builtusing sustainable and renewable materials. Each unit wasfitted with a Building Management System (BMS) thatconstantly monitors and communicates utility use.Innovative ProcurementLancaster University has selected UPP as partner for Phase4 of its Residences Programme, which delivered nearly1000 rooms. The deal has included a re-financing of theprevious three phases of the Residences Programme, onwhich UPP also partnered with Lancaster University, anda 10-year extension of the leases, allowing the Universityto release a significant amount of capital, to be reinvestedback into the institution. The agreement transferredconstruction, operational, asset and demand risk fromthe university. UPP will provide facilities managementservices to Lancaster University for the duration of the48 year contract.Another partnership, GreenLancaster, was establishedbetween Lancaster University Student’s Union (LUSU),the University’s Estate Management department, andthe UPP, the aim of which was to help departmentsacross campus promote and deliver environmental initiatives.They have helped increase recycling rates, reducetoxic waste, reduce energy consumption and green theUniversity’s supply chain. In addition they have generatedjobs for students, as well as raising the profile ofenvironmental issues amongst staff and students.Engagement with student residents at an early stage inthe design process and the inclusion of students andother stakeholders’ requirements was key to producingan acceptable and high quality student residence. Followingcompletion, further engagement on obtainingand addressing initial feedback from new residents wasalso critical. This stakeholder participation model will beused in future student residence developments.28
Innovative Modern Methods of ConstructionAlthough the systems or products used in the schemehave been used before, the main innovation in this projectis that all the various design and construction approachesare brought together in a coherent, holistichousing concept that was both sustainable and affordable.Prefabrication is a major factor in keeping costs andwaste to a minimum. Both the structural timber framesand bathroom pods are built off-site and delivered readyfor quick installation and connection.By using timber sourced from sustainable, managedforests for the building’s superstructure, the carbonfootprint of the build is reduced by 30%. Minimisationof construction impacts have been achieved by theconstruction contractor through a variety of measuresincluding site utility monitoring, with targets forelectricity and water, a construction site wastemanagement plan, use of reusable hoardings and‘eco-cabins’ for onsite accommodation.Construction was far ahead of schedule due to theunexpectedly quick insallations of the timber frames.Just in time (JIT) deliveries were fundamental tomaintaining the construction programme. MMCrequired tighter, more reliable processes leading tothe adoption of lean principles. Standardisation of thefinishing processes brought benefit to the supply chain,reducing wastage of materials on site as well as wastedoperations.Panelised timber frame construction was new to somemembers of the construction team, and seminars/project meetings were held at an early stage with thecontractor/supply chain partners with regard to theprocess approach and construction technology involved,both to give confidence and exchange knowledge.‘Toolbox talks’ were initiated with the workforceof the various supply chain partners to ensure requirementswere properly implemented on site. Many detaildesign or construction issues incorporated in the schemehave been adopted by supply chain members as generalpractice moving forward.Innovative Methods and ToolsLancaster University recognises the significantenvironmental impacts associated with its operationsand also its responsibility to address these impacts inall areas of its activities through its Environmental Policyand Environmental Management System (EMS). Theenvironmental impact of new or refurbished buildingsis very carefully evaluated from conception, throughdesign and construction to operation. The County andGrizedale Eco-residences have a Building ManagementSystem (BMS) which constantly communicates utility useto enable the students to monitor their carbon footprintfor their townhouse which is calculated from its water,gas and electricity usage.A competition was launched in January 2009 topromote this function with the residents and motivate themto be more environmentally conscious. This was set-up inconjunction with GreenLancaster to promote andincentivise reduced energy and utilities use, andreward the townhouses with the lowest resultant carbonfootprint. Each townhouse has the opportunity to win£600 per term which is the average cost of their utilitybill. Students can log onto the Green Lancaster websitehttp://www.greenlancaster.org.uk/carbon-competition/and view the carbon footprint and utility use for theirhouse in real-time, as well as check on who is winning.Carbon emissions were reduced by 11.3% (or 16 tonnesCO2) for January-April 2009 compared with the sameperiod last year, when there was no carbon contest.Carbon emissions per person per day also dropped from3.54kg in 2008 to 3.14kg in 2009. Students achievedthese results by taking some simple actions such asswitching off the TV at the mains, not leave anythingon standby, half-filling the kettle, cooking together, andfilling up the washing up bowl instead of running thetap.INNOVATIVE ACHIEVEMENTSSignificant financial and environmental benefits havebeen achieved for both the University and studentresidents in the County and Grizedale developments.n The cost was decreased from £32,000 to £29,830 perstudent room in comparison to previous phase.n The rent charged to students had a 15% reductionagainst the rental charges in previous phase.n The residences are anticipated to better CO2emission targets from the Building Regulations, withannual emissions of 963kg CO2/annum/studentagainst design criteria which predicted emissions of1,147kg CO2/annum/student.n Gas consumption is anticipated to reduce by 5-10%per student room compared to the previous phase ofresidences.n U values of 0.26 W/m2 (walls), 0.135 W/m2 (Roof/Floor) and 1.1 W/m2 (windows/doors) have beenachieved.n The construction contractors are registered with the‘Considerate Contractors’ scheme, and achievedan audit score of 32 out of 40 in a ConsiderateContractors external audit.29
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