Building

Life Cycle
Carbon
Analysis
Heygate Estate & Proposed Redevelopment

Introduction

Deloitte Our Sustainability Expertise

Deloittes Sustainability Services group delivers advice in a number of areas of specialism. The
team that carried out this independent assessment is called dcarbon8, highlighted below:

Climate Risk & Adaptation Planning

Responsible Property Investment
Sustainable Estates
Sustainable Development and Design
Sustainable Property Solutions

Sustainability
Services
Centre of
Excellence

Building Carbon Management Services

Carbon Strategy
Carbon Accounting
Carbon Footprinting& Reduction
Carbon Trust Services

Corporate Strategy
Organisational Integration
Reporting
Assurance of HSE Information
Health and Safety Audits
Communication and Branding

Deloitte Team
The Deloitte team that carried out this assessment comparing the existing Heygate estate
with the proposed redevelopment:

Guy Battle, Partner UK Sustainability Services

Programme Leader
Sustainability Services
Environmental engineer and specialist in sustainable design
Ran Battle McCarthy: sustainable engineering consultancy
Created dcarbon8: carbon and sustainability consultancy
Merged with Deloitte built up Sustainability Services team

Steven Moore, Senior Consultant UK Sustainability Services

Lead Consultant
Sustainability Services
Environmental scientist and carbon management specialist
Life cycle assessments for products and buildings
Sustainable office design and supply chain workshops
Experience of BS EN 15978, ISO 14064, PAS 2050 standards

Background

UK Greenhouse Gas Emissions

UK greenhouse gas emissions can be divided into the 7 end-user groups shown below.
Residential emissions account for approximately 27% of the total. Between 2009 and 2010
residential emissions increased by 9%.

2011 UK GREENHOUSE GAS EMISSIONS, PROVISIONAL FIGURES AND 2010 UK GREENHOUSE GAS EMISSIONS, FINAL FIGURES
BY FUEL TYPE AND END-USER , Department of Energy and Climate Change, 29th March 2012.
6

UK Residential Sector
Based on 109,020 newly built homes in 2011.
Approximately 25 million existing UK homes
Total residential emissions of 157.2 Mt CO2e

Embodied
residential
emissions
4%

Operational
residential
emissions
96%

Approach

Life Cycle
This study assessed the lifecycle for
the building from cradle to grave,
divided into six standard stages.
These are grouped into:

Embodied (including products

and construction, maintenance,
and end-of-life)

Operations

This study examined both the

embodied and operations carbon
emissions measured in tonnes
carbon dioxide equivalent (tCO2e).
This life cycle assessment approach, although high level and including secondary data sources,
defines the scope and boundary according to the standard BS EN 15978: 2011: Sustainability of
construction works Assessment of environmental performance of buildings Calculation
method.
9

Goals of the Study

The purpose of this study was to compare the life cycle carbon emissions (LCCE) of the
existing Heygate estate with the expected LCCE of the planned redevelopment by Lend
Lease.
The objectives of this study were as follows:
1. to undertake an embodied carbon emissions (ECE) impact assessment of the
existing Heygate estate in Elephant & Castle and proposed new development
2. to provide an estimate of the operational carbon emissions (OCE) of the existing
estate and of the proposed new development over a 60 year lifetime
3. to combine the ECE and OCE with to compare the LCCE of the existing estate and
the proposed new development

10

Boundary
The assessment covered the following boundary, outlined in red on the map:

25 buildings
(petrol station
excluded) of
which 3 are
were clad in
brick
Total Gross
Internal Area:
103,041m
External Area
(EA): 105,100
m (1,131,286
sq ft)

11

Calculation Methodology
An LCCE impact assessment for Building 22 (1-49 Wingrave) was calculated and the
total was then divided by the GIA of the building to understand the LCCE intensity per sq
m.
Wingrave was chosen as a typical example of the type of building in the estate based on
its size, height and construction.
This carbon intensity figure per sq m GIA was then applied to the total GIA of the existing
and demolished buildings to calculate an estimate of the total LCCE of the site.
The external areas include the raised walkways, which were measured from site
drawings in order to estimate the concrete and other materials used in their construction
With consultation with Lend Lease it has been assumed that half of the area of the raised
walkways contained garages underneath.
The LCCE of the external areas were modelled separately and then a proportion was
allocated to each building based on its GIA.
12

Building 22
The building assessed was 1-49 Wingrave, on the north edge of the Rodney Road
section of the estate. The main features include:
Gross Internal Area (GIA): 4,553 m2 (49,008 sq ft)
Building Volume: 12,293m
Jesperson Long Panel System (LPS) (prefabricated structural concrete panels)
Old core including lift shafts/machinery and water tanks
9 Levels including ground (2.7m tall) with floors consisting of timber baton to timber
floor planks on top of vertical concrete units
Foundations (ground slab and foundation): 435m
Single glazed, steel framed windows
Flat roof with insulation

13

Use of Primary and Secondary Data

Lend Lease & Southwark Council provided primary data for the following data points:
Quantity of material due to be recycled on the site from the demolition of the existing
buildings
Estimations of the volume of the foundations and ground slab for the buildings by
Rodney Road
Plans and gross internal areas (GIAs) for the buildings within the existing estate
Details of the prefabricated concrete panel system used for the existing estate
Plans for the planned development including estimated GIAs of the buildings
Outline details of the structure and cladding of the planned buildings
Rodney Taplow Energy Study for heating and hot water of the existing estate

Deloitte has used secondary data for the following:

All other data points including BRE Energy Use in Homes study, the Bath Inventory of
Carbon and Energy 2.0 database, and DEFRA/ DECC greenhouse gas conversion
factors.
14

Carbon Impact Assessment

Embodied Carbon Calculations

INPUTS

Materials
Components
Lifetime

CALCULATOR

Materials &
Constructin
(ECE)

Maintenance
& Refurb.
(MCE)

Heating,
Cooling &
Lighting
(OCE)

Recyclability
Operational
Performance

Carbon Emissions

OUTPUTS

Demolition &
Recycling
(ELCE)

By building
section
By building
material
Over the life
cycle

The life cycle carbon emissions of the existing estate were estimated by inputting the
primary and secondary data collected into our bespoke building carbon calculator.
This models the carbon emissions for each of the materials and components based on a
database of industry averages called the Inventory of Carbon and Energy, created by the
University of Bath.

16

Embodied Carbon Existing Estate

The total embodied carbon footprint
of both existing estates is estimated
at 45,160 tCO2e, or 0.41 tCO2e per
m2

By modelling the life cycle for the

whole estate, 81% of the embodied
carbon was estimated to have been
emitted during the construction, and
8% from maintenance of the
buildings.

Demolition of the buildings is

estimated at 11% based on
previous building measurements

17

Embodied Carbon Existing Estate

The graph below shows the carbon emissions from the construction of the existing estate,
divided into the different building sections substructure (ground slab); superstructure
(building above ground); fit-out (shell & core) partition walls, ceilings, lifts, mechanical and
electrical works.

18

Embodied Carbon Planned Development

The graph below shows the carbon emissions from the construction of the planned
development, and compares it to the footprint of reduction scenarios

19

Operational Carbon Comparison

Comparing the energy efficiency of the existing estate and the new development over 60 years:

-77%

20

Operational Carbon Savings over the Buildings Lifetime

The graph below shows the expected operational carbon emissions over the next 60
years, comparing the existing estate with the planned development.

-77%

21

-94%

Life Cycle Carbon Comparison

The graph below compares the life cycle carbon emissions over 60 years, with two
scenarios for both the existing estate and planned development.

-61%

22

-71%

Lifecycle Carbon Savings

Using the carbon savings from the new more energy efficient buildings compared to the
energy efficiency of the existing estate, how many years would it take to pay back* the
embodied carbon of the planned redevelopment?
And of the existing estate as well?

Carbon Emissions (t CO2e)

250,000

200,000

Embodied emissions of Redevelopment & Existing Estate

150,000

Embodied emissions of Redevelopment

100,000

Embodied emissions of
Existing Estate

50,000

After about 6 years, the

operational carbon
savings will equal the
embodied emissions of
the existing estate.

0
0

After 16 years,
the operational
carbon savings
will equal the
embodied
emissions of the
new
development.

By 23 years, the
operational carbon savings
will equal the embodied
emissions of both the
existing estate and the new
development.

9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35

Years
*Payback periods shown are an average of scenarios modelled variance is estimated at +/-20%

23

Conclusions

Conclusions
The impact assessment demonstrated:
Despite significantly increasing the number of homes, based on the data available, the
significantly increased energy efficiency of the new homes will payback the carbon
emissions from constructing the planned development within approximately 16 years

Further analysis showed that:

The impacts of the construction could be lowered through reductions in embodied
carbon. Lend Lease has implemented some of these reductions on other projects.
Low and zero carbon technologies would also make the operational savings higher
therefore reducing the time to payback the embodied carbon of the new development.
Lend Lease has investigated a number of options and is expecting biomethane to be
used for the CHP plant, which is likely to reduce operational carbon further
The design team, main contractor and wider supply chain could be engaged in order
to realise the carbon savings

25

Deloitte refers to one or more of Deloitte Touche Tohmatsu Limited (DTTL), a UK private company limited by guarantee, and its network of
member firms, each of which is a legally separate and independent entity. Please see www.deloitte.co.uk/about for a detailed description of the
legal structure of DTTL and its member firms.
Deloitte LLP is the United Kingdom member firm of DTTL.
This publication has been written in general terms and therefore cannot be relied on to cover specific situations; application of the principles set
out will depend upon the particular circumstances involved and we recommend that you obtain professional advice before acting or refraining
from acting on any of the contents of this publication. Deloitte LLP would be pleased to advise readers on how to apply the principles set out in
this publication to their specific circumstances. Deloitte LLP accepts no duty of care or liability for any loss occasioned to any person acting or
refraining from action as a result of any material in this publication.
2012 Deloitte LLP. All rights reserved.
Deloitte LLP is a limited liability partnership registered in England and Wales with registered number OC303675 and its registered office at 2 New
Street Square, London EC4A 3BZ, United Kingdom. Tel: +44 (0) 20 7936 3000 Fax: +44 (0) 20 7583 1198.
Member of Deloitte Touche Tohmatsu Limited

26