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Retrofitting A Guide For Non Residential Buildings

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0% found this document useful (0 votes)
38 views64 pages

Retrofitting A Guide For Non Residential Buildings

Uploaded by

amin.osama.amin
Copyright
© © All Rights Reserved
We take content rights seriously. If you suspect this is your content, claim it here.
Available Formats
Download as PDF, TXT or read online on Scribd
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Retrotting: A guide for non-residential buildings

Measures you can take to make your building cheaper to run, comply with carbon
cutting legislation, and be more comfortable for the occupiers of the building.
Contents
1. How will retrofitting benefit your organisation? 3
What is retrofitting 3
Benefits of retrofitting 4
2. How to plan your retrofit 6
The ABCs of retrofitting 6
Step by step guide to retrofitting 8
Is your building located in a conversation area? 16
3. Funding your retrofit 17
Is my retrofit solution a good investment? 17
Current financing options for retrofitting 18
Future financing options for retrofitting 19
Energy efficiency funding 20
Renewable energy funding 21
4. Retrofit solutions 22
Behaviour change 24
Energy saving solutions 27
Draught-proofing 29
Roofs 30
Identifying your wall type 31
Cavity wall insulation 33
Internal wall insulation 34
External wall insulation 35
Floor insulation 36
Double and triple glazing 37
Secondary glazing 38
Doors 39
Lighting 40
Lighting controls 41
Gas and oil heating 42
Ventilation 43
Equipment and appliances 44
Voltage optimisation 45
Building management systems 46
Renewable energy 47
Solar thermal 48
Solar photovoltaic panels 49
Small wind turbines 50
Woodfuel heating 51
Air source heat pumps 52
Ground & water source heat pumps 53
Combined heat and power 54

Building Futures Retrofit Module: A guide for non-residential buildings 1


Water saving 55
Saving water 56
Irrigation 57
Water re-use 58
Climate Change Adaptation 59
Managing run-off from storms 60
Preventing overheating 61
Cooling 62

Produced by:

Building Futures Retrofit Module: A guide for non-residential buildings 2


1 How will retrofitting benefit your
organisation?
This module has been designed to advise both building owners and tenants
how to retrofit their premises save energy and water and build resilience to
climate change impacts, such as overheating in the summer months. It also
explains how retrofitting will benefit your business or organisation.

The module guides you through the whole retrofit process, from identifying
which retrofit solutions would be suitable for your building to how much they
would cost, what you need to do before installing the solutions, what funding
is available and whether you need planning permission.

A separate retrofit database is available on the Building Futures website and is


there to help you find suppliers and installers of retrofit services in
Hertfordshire. This can be found 

The Retrofit Resource, consisting of the module and database, has been
developed with funds and assistance from the Climate Change Skills Fund,
which has been managed by Sustainability East on behalf of Improvement
East.

What is retrofitting?
All businesses are finding that energy and water costs account for a bigger proportion of
their overheads year on year and this trend is set to continue. In fact, Ofgem predicts that
energy bills will rise 60% between 2009 and 2016 as energy supplies become more volatilei.

It is possible to make significant annual energy and water savings, and reduce greenhouse
gas emissions through implementing solutions which improve the performance of existing
buildings, and which make buildings more resilient to climate change. This process is known
as retrofitting.

Building Futures Retrofit Module: A guide for non-residential buildings 3


Benefits of retrofitting Who has to take part in
Businesses are now required to reduce their energy the Carbon Reduction
consumption in order to comply with Government Commitment?
legislation. By taking action to retrofit your building now, The scheme is compulsory
you will put your business/ organisation in a favourable for large organisations
position as energy prices rise and as legislation tackling using more than 6,000
carbon reduction changes in the future. Retrofitting your MWh/year of electricity,
building will also contribute to meeting Corporate Social which translates to roughly
Responsibility (CSR) goals. £500,000 in electricity bills.
Its aim is to encourage
The main benefits of retrofitting non-residential buildings these large organisations
are listed below. to reduce their energy
consumption.
Compliance with legislation
The Climate Change Levy (which is added on to your energy bill and is charged per unit of
energy that you consume) and, for larger energy users, the Carbon Reduction Commitment
and European Union Emissions Trading Scheme are key carbon cutting initiatives. The
solutions listed in this module will explain how you can take part in these initiatives, and be
prepared for future carbon cutting legislation.

Save money
Retrofitting solutions can save thousands of pounds a year on your energy and water billsii.
Government funding initiatives are available to reduce the capital costs of these retrofit
solutions. In addition, generating your own energy from renewable energy technologies such
as solar panels will reduce fuel costs and can provide a return on investment of up to 7%.
This is due to the support of Government incentive schemes such as ‘Feed-in Tariffs’ and the
‘Renewable Heat Incentive’.

Enhancing business reputation


Going green really helps to improve a business’s reputation and can contribute towards
Corporate Social Responsibility goals. Having an environmental policy and taking steps to
retrofit the building that you own or rent can help to demonstrate environmental credentials
when tendering for contracts. This can also help you to gain accreditation under schemes
such as ISO 14001.

Making your building easier to sell or rent out


With energy bills making a bigger impact on business profitability, energy efficiency is a
significant consideration when choosing which building to buy or rent. Energy Performance
Certificates (EPCs) are now compulsory when selling or letting a building, so it is therefore
now very clear to see how well your building performs. This may influence a potential
buyer’s/ renter’s choice of building.

Building Futures Retrofit Module: A guide for non-residential buildings 4


Doing your bit to stop climate change
Last year, the UK Government became the first in the world to commit to an 80% reduction
in carbon emissions by 2050. Scientists say that this will give us at least a chance of avoiding
disastrous climate change. To help meet this target the Government will be spending
£3 billion a year on initiatives to reduce the UK’s carbon emissions.

Business emits half of the UK’s carbon dioxide emissions, it is therefore vital that business
plays its part in moving to a low carbon economy.

Reducing our reliance on energy imports and water


resources
In 2011 the UK remained a net importer of energy,
continuing the trend set in 2004. Our reliance on
imported gas has increased energy inflation significantly
above normal inflation. Taking steps to reverse this trend
will protect the UK from steep price increases that can
have significant impact on businesses’ profit margins.

As demand for water grows from housing and


employment growth, water will become a scarce
commodity, and in turn its price will increase.
Buildings contribute 40 % to
the UK’s total carbon dioxide
emissions.

Building Futures Retrofit Module: A guide for non-residential buildings 5


2 How to plan your retrofit
There are many ways in which a building can be retrofitted, this section will help
you decide which approach is best for your building, considering its use,
performance and available financing.

The ABCs of retrofitting can be used to inform your general approach. The
comprehensive step by step guide to planning the retrofit then takes you
through the process from choosing appropriate solutions, planning your retrofit,
to legal/ procedural matters and lastly how to commission the work.

The ABCs of retrofitting


Successful retrofits follow a simple hierarchy to sustainable energy and water use, which in
turn will contribute to adapting your building to climate change impacts. All retrofit solutions
are set out in Section 4.

To maximise the savings on your energy and water bills for the least amount of capital outlay,
undertake retrofitting solutions in the following order:

A: Reduce demand

B: Increase efficiency

C: Source sustainably

D: Adapt to a changing climate

Building Futures Retrofit Module: A guide for non-residential buildings 6


A. Reduce demand
Before doing anything else you should try to reduce your energy and water demand. This
involves free and easy steps such as encouraging occupants to turn off equipment when they
are not using it. A full list of free steps you can take to reduce your energy and water demand
can be found in Section 4.

B. Increase efficiency
Once you have reduced your energy and water demand as far as possible you can then take
steps to make your building more energy and water efficient. Focus on your building’s largest
energy users first, such as lighting if you are in an office. Devices exist which allow you to
reduce the energy consumption of your existing equipment, for example motion sensors for
lighting. You can also consider upgrading to more energy efficient equipment such as a new
boiler.

C. Source sustainably
Only once you have achieved the maximum savings possible from turning off equipment and
installing energy efficiency solutions should you consider generating some of your remaining
energy demand from renewable energy. Likewise, after you have undertaken all the possible
solutions to reduce your water demand you could also think about collecting your rainwater or
recycling your water for flushing WCs.

D. Adapt to a changing climate

Addressing your energy and water consumption will make immediate improvements to your
building and utility bills. However, it is also worthwhile adapting your building to the predicted
changes in climate, in order to reduce the need for air conditioning and to prevent flooding.
Section 4 also contains a range of solutions which are available to do this.

With the ABCs of retrofitting in mind, follow the 12 steps in the flow diagram below for a step
by step approach to retrofitting your building.

E. Monitoring

Once you have implemented your retrofit solutions, make sure you carry on monitoring your
utility bills. This allows you to see how much you are saving and helps you to identify further
opportunities to make savings.

Building Futures Retrofit Module: A guide for non-residential buildings 7


A step by step guide to retrofitting

Step 1 Step 2 Step 3 Step 4 Step 5 Step 6


Identify why Identify your Calculate your Identify which Decide which Combine your
you want to building’s unique energy and measures you other measures retrofit with other
retrofit properties water costs could do for free you want to works
install
xCompliance with xAge and construction xHow much have you x SeeSection 4.2 for x Use the ABCs of xAre you planning any
legislation? type of your building spent on energy and free and easy steps retrofitting to choose refurbishment work
xConcerned about your xLoft/ ceiling space? water in the last year? you can take to reduce the solutions. on your property?
bills? xHeating system age? xWhat are the major your energy and water xRead the suggested xUse Section 4 to see
xEnhancing business xSouth facing roof? How energy consumers for consumption. “quick wins” for each which measures you
reputation? big is it? Pitched or flat? your building? building type. could combine with
xImproved occupier xLighting type? xDo you need permission different
comfort? from the freeholder? refurbishment works.
Step 7 Step 8 Step 9 Step 10 Step 11 Step 12
Think about Sustainable Investigate your Get quotes Get planning or Install, monitor,
the order of materials and financing options building control evaluate and
works waste disposal consent maintain

xPlan the order of works xConsider the best type of xWhat do you have to xUse our database to xIs your building a Listed x Use energy & water
carefully to minimise materials to use, see the pay for measures? find local suppliers and Building or in a bills to monitor the
disruption. Materials module for xSee Section 3 for installers. conservation area? success of the retrofit.
xConsider whether you info. funding opportunities. xGet three quotes. xDoes your measure xEvaluate before your
will need to move staff x Arrange to reduce, reuse xUnderstand the level require planning next retrofit project.
to do the work. and recycle construction of quality necessary permission? xEnsure maintenance of
waste created. See the for a good job. xOr Building Regulations equipment, where
Waste module for info. approval? needed.

Building Futures Retrofit Module: A guide for non-residential buildings 8


Step 1 Identify why you want to retrofit

What is your main motivation for retrofitting? Your reasons may affect which retrofit
solutions you choose to prioritise. For example if you have very high energy bills you may
want to identify where you are wasting energy to quickly reduce your bills. However, if
you are more concerned about making your building more comfortable for the occupants,
draught-proofing may be a priority.

Step 2 Identify your building’s unique properties

The things you need to identify in order to assess which solutions are suitable for your
building are:

1. The age of your building, and whether it is listed or in a conservation area.

2.       by mains gas.

3.      

4.        

5. What type of heating/hot water system you have and how old it is.

6. Whether you have an air conditioning system, and if so its age.

7. The orientation of your roof and how big it is.

8. What sort of lighting you have.

9. Other potential opportunities for renewable energywater    large


 ground source heat pumps, permeable paving.

You could also get a professional to survey your building to identify what retrofit solutions
you could install. Use the online  to find an energy surveyor near you.

Step 3 Calculate your energy and water costs

Calculating your annual spend on electricity and gas using your bills will help you identify
how long it will take to recoup your retrofit investment and keep track of your savings year
on year.

Knowing what your yearly bills are will also help you to prioritise what you should tackle
first. For example, if your heating bill is much larger than your electricity bill, you may want
to focus on solutions to reduce this first.

It is also helpful to identify the largest energy consumers in your building. Commonly these
are lighting, heating and equipment. However, these will vary for different building types.
For example, for a leisure centre this will be hot water for the swimming pool.

Building Futures Retrofit Module: A guide for non-residential buildings 9


All landlords and property owners are required to provide an Energy Performance
Certificate (EPC) when they construct, sell, lease or modify a building. The EPC will identify
your yearly energy bills and carbon dioxide emissions. It will also have some
recommendations as to what steps you could take to reduce your energy bills.

Step 4 Identify which measures you could do for free

There are lots of things you can do for free which will reduce your energy and water
consumption, a full list of these can be seen in Section 4.2. These should be implemented
before installing any retrofit solutions.

Step 5 Decide which other measures you want to install

With the ABCs of retrofitting in mind, begin to consider what other solutions you could implement.
Section 4 provides details of possible retrofitting solutions you could use to make your
building more efficient  . You need to consider whether
    or your building typeor example, if you do not own or occupy
the top floor of your building then it may not be possible to insulate the roof.   
                    

Off the gas-grid?


Once you have reduced your energy and water
demand as much as possible through changing It may be worthwhile thinking about
staff/occupier behaviour and implementing renewable energy once you have
efficiency solutions, you could consider  installed energy efficiency measures,
     since this is likely to be a very cost
for example by installing solar PV effective alternative to oil or electric
panels to generate electricity  heating.
!   
Section 4 contains information on the different
Are you at tenant? renewable energy technologies available. It is
important to assess the natural resources around
The following measures can be your building when thinking about renewable
installed without permission from energy generation. For example if you have a big
your landlord: south facing roof then solar panels to generate
electricity or hot water may be appropriate.
x New light bulbs Alternatively if you have a very windy car park in an
x Thermal films for industrial estate then a small wind turbine might be
windows a good option.
x Water and energy
efficient appliances All of these solutions are explained in more detail in
x Low flow tap inserts Section 4.
x Landscaping for cooling

Building Futures Retrofit Module: A guide for non-residential buildings 10


Quick Wins

Industrial Leisure Centre


x Heating: 40% of the energy used by x Ventilation and air conditioning:
industry goes on process heating accounts for around 49% of the
and drying. This can be reduced by building’s running costs. Systems
10% by installing heat recovery need to be managed and maintained
systems, ensuring pipes and boilers or energy consumption can increase
are insulated, and keeping your by up to 60%.
boilers well maintained.
x Heating: accounts for around 15% of
x Compressed air: Inefficient systems the buildings running costs. Use
could waste as much as 30% of the heating controls to ensure that the
energy supplied to them. Make sure temperature is managed in all areas.
you find leaks and fix them. A 3mm Maintain the boilers and pipework
hole could cost more than £700 per to ensure the system is working as
year in wasted energy. efficiently as possible.

Care Home Office


x Equipment: accounts for 15% of
x Heating: If your boiler is more than office energy use and vast savings
15 years old it should be replaced. (up to 70%) can be made by
x Hot water: Ensure that the  implementing good housekeeping
is set to 60 degrees. Higher measures (e.g. turning computers
temperatures waste energy and can onto standby during lunch), regular
scold. maintenance, and upgrading to
more energy efficient models.
x Lighting: Ensure that all the light
bulbs in residents’ rooms and x Heating: can account for up to 60%
communal areas are energy of office energy use. Ensure that
efficient. your boiler is regularly maintained
and, if it is more than 15 years old,
x Kitchens: Ensure that kitchen staff consider replacing it with a more
turn off equipment such as fryers, efficient model.
grills and hobs when not in use.

Building Futures Retrofit Module: A guide for non-residential buildings 11


Step 6 Combine your retrofit with other works

If you are planning to do any refurbishment works to your building, it may be possible to
combine these with some of the retrofit solutions      . Building
improvement works that could be undertaken alongside the retrofit solutions are listed
under each solution in Section 4.
Step 7 Think about the order of works

Once you have decided what solutions to install, it is recommended you then think
carefully about the order of work. For example, if you plan to do any redecorating and
install internal wall insulation, it is best to decorate once the insulation has been installed.
Also, identify if any of the tasks could be carried out at the same time, such as installing
double-glazing at the same time as having external wall insulation done. Your installer will
be able to advise you about this.

For some of the works such as internal wall insulation or new windows it may be necessary
to move staff/ occupants from the building whilst the work is being completed. It is
important to consider whether the staff could temporarily be accommodated in other
parts of the building or at another site. It also may be possible to do the work in stages so
only one part of the building is disrupted at one time.

Step 8 Sustainable materials and waste disposal

Often there will be a choice of materials to use for the retrofit work. Consider using more
environmentally friendly and longer-lasting options. For information on material choice,
please see the Building Futures "  module 

Many of the retrofit works will generate waste. Ensure that this is dealt with in a resource
efficient and environmentally friendly manner. See the Building Futures module and
the Hertfordshire WasteAware website: wasteaware.org.uk for guidance.

Step 9 Investigate your financing options


There are a variety of funding sources available, please see the funding section for more
detail. For each solution in Section 4 funding opportunities are presented.

Building Futures Retrofit Module: A guide for non-residential buildings 12


Step 10 Get quotes

You can use our   to find local installers to undertake the work.
For any major works you should obtain three quotes to ensure that you receive the best deal.

It is important that you have a good understanding of each solution, particularly if it


involves building work. It is easy for important issues to be overlooked. The installer
should have carried out this type of retrofitting work before, and for renewable energy
installations they should have " -generation Certification Scheme Accreditation. Any works
undertaken using Green Deal finance should be done by a Green Deal qualified installer.

You should also ensure the installer does not forget about important details such as
minimising air leakages from the building fabric and thermal bridging as these can have a
significant impact on the success of your retrofit (see the boxes below for more
information).

Thermal bridging Preventing air leakage


Thermal bridges exist where any In Section 4 you will see how draught-
material which conducts heat, such as proofing your building will reduce heat
metal or masonry, links the interior of loss. Draughts can be found anywhere
the building to the exterior. The where the building envelope is
building’s heat is thus lost to the punctured, for example, around door
outside along these thermal bridges. and window frames and where pipes
and cables enter and leave the
Thermal bridges tend to exist along building.
intermediate floors, window and door
lintels (a horizontal piece of wood or Once you have stopped the draughts in
stone above the window or door) and your building, you want to make sure
partition walls. They can often be that any further retrofit work does not
identified because they cause surface create more draughts. If you have
condensation, mould growth or double glazing fitted ensure that your
damage to the plaster where they installer takes care to make the
meet the internal surface. Ensure that windows airtight. Or if you have a new
you do not forget to insulate these, boiler fitted, or solar panels fixed to
and ensure that your contractor deals the roof, ensure that where the pipes/
with any thermal bridges they create cables enter the house they are well
through retrofit works, for example by sealed.
installing double glazed windows.

Step 11 Get planning and/or building control consent

Building Futures Retrofit Module: A guide for non-residential buildings 13


Some retrofit solutions (for example, solid wall insulation) are classed as “development”
and are therefore subject to planning rules. This means that you would have to apply for
planning permission in order to install these solutions. Section 4 highlights the
“development” solutions for which you would need to obtain planning permission.

Planning Permission
If your building is Listed (Grade I, Grade II or Grade II*) or in a Conservation Area, you may
not receive planning permission for certain solutions or you may need to use particular
solutions that blend with the unique features of your property. You can look on your local
authority’s website to identify whether you are in a Conservation Area (links to the
relevant pages for each authority in Hertfordshire are listed at the end of this section). If
you are in a Conservation Area or your building is Listed, you should contact the
conservation officer at your local planning authority for advice on what you can and cannot
do.
Some employment and industrial areas in Hertfordshire benefit from a relaxation in
planning restrictions through Local Development Orders. For example, Elstree Way in
Borehamwood benefits from a Local Development Order which allows replacement
windows and other development without planning permission being required. Look on
your local authority website to find out whether this applies to your building.

Building Regulations Approval


Regardless of whether planning permission or Listed Building Consent is needed, each
retrofit solution must receive Building Regulations Approval. This ensures that certain
standards have been met. Approval can be obtained from your Local Authority’s Building
Control team or an independent Building Control Body. Your installer will often deal with
the approval process, and if they are part of a relevant competent person scheme they will
be able to certify the work themselves.

For further information speak to your local Building Control team or


visit .planningportal.gov.uk.

If you do not own the freehold for your property you will also need to check the terms of
your lease to ensure that you do not need permission from your freeholder. You may need
to pay for permission if it is needed.

Step 12 Monitor the results of your retrofit and maintain

It is essential that you monitor the results of your retrofit. This will allow you to
track how much energy, water and money you are saving and to ensure that you identify
any problems with the commissioning of equipment or materials. If you are planning to
roll out the retrofit works in other parts of the building or on other sites it is also important

Building Futures Retrofit Module: A guide for non-residential buildings 14


to monitor the success of the retrofit solutions to know which ones would be worth
repeating.
You should calculate your energy consumption prior to the retrofit and compare it to the
energy consumption after the retrofit. For solutions that reduce heating demand you will
need to wait until a full winter after the retrofit in order to observe the difference in
energy use.

Building Futures Retrofit Module: A guide for non-residential buildings 15


Contact your local authority’s Planning and Building Control departments for
further information, and to find out if your property is within a Conservation
Area.

LocalAuthority BuildingControl Planning ConservationAreas&


ListedBuildings
Broxbourne Tel:01992785510 Tel:01992785566 Tel:01992785567
  
http://www.broxbourne.gov.uk/ http://www.broxbourne.gov.uk/ http://www.broxbourne.gov.uk/
environment_and_planning/buil environment_and_planning/plan environment_and_planning/plan
ding_control/building_control_se ning/development_control.aspx ning_policy/conservation,_green
rvice.aspx _belt,/conservation_areas.aspx

Dacorum Tel:01442228587 Tel:01442228000 Tel:01442228176


  
http://www.dacorum.gov.uk/def http://www.dacorum.gov.uk/def http://www.dacorum.gov.uk/def
ault.aspx?page=1643 ault.aspx?page=3151 ault.aspx?page=3119

EastHerts Tel:01279655261 Tel:01279655261 Tel:01279655261


  
http://www.eastherts.gov.uk/ind http://www.eastherts.gov.uk/ind http://www.eastherts.gov.uk/ind
ex.jsp?articleid=10776 ex.jsp?articleid=15326 ex.jsp?articleid=15427

Hertsmere Tel:02082077456 Tel:02082072277 Tel:02082077583


  
http://www.hertsmere.gov.uk/pl http://www.hertsmere.gov.uk/pl http://www.hertsmere.gov.uk/pl
anning/buildingcontrol/ anning/developementcontrol/pla anning/conservation/conservatio
 nningpermission.jsp nareas.jsp

NorthHerts Tel:01462474000 Tel:01462474000 Tel:01462474000


  
http://www.north# http://www.north# http://www.north#
herts.gov.uk/index/environment herts.gov.uk/index/environment herts.gov.uk/index/environment
_and_planning/building_control. _and_planning/planning/plannin _and_planning/planning/conserv
htm g_advice.htm ation_and_heritage/conservation
_areas.htm

StAlbansCity Tel:01727866100 Tel:01727819344 Tel:01727866100


&District   
http://www.stalbans.gov.uk/envi http://www.stalbans.gov.uk/envi http://www.stalbans.gov.uk/envi
ronment#and#planning/building# ronment#and# ronment#and#
control/ planning/planning/development# planning/planning/conservation/
management/ conservation#areas.aspx

Stevenage Tel:01438242264 Te:01438242838 Tel:01438242255


  
http://www.stevenage.gov.uk/pl http://www.stevenage.gov.uk/pl http://www.stevenage.gov.uk/pl
anning/building#control/ anning/planning#permission/ anning/other#planning#
controls/42327/

ThreeRivers Tel:01923278304 Tel:01923776611 Tel:01923776611


  
http://www.swhertsbc.co.uk/ http://www.threerivers.gov.uk/D http://www.threerivers.gov.uk/D
efault.aspx/Web/Do#you#need# efault.aspx/Web/ConservationAr
Planning#Permission eas

Watford Tel:01923278304 Tel:01923226400 Tel:01923226400


  
http://www.swhertsbc.co.uk/ http://www.watford.gov.uk/ccm http://www.watford.gov.uk/ccm
/navigation/environment#and# /navigation/environment#and#
planning/planning/ planning/conservation/

Welwyn Tel:01707357391 Tel:01707357000 Tel:01707357000


Hatfield   
http://www.welhat.gov.uk/index http://www.welhat.gov.uk/index http://www.welhat.gov.uk/index
.aspx?articleid=659 .aspx?articleid=1046 .aspx?articleid=1211
3 Funding your retrofit
Introduction

When deciding which retrofit solutions are best to take forward, it is


important to consider how you will pay for them     
     !   $  ou can
either use your own capital or take out a loan to pay for them. In addition, the Feed-in
Tariff and the Renewable Heat Incentive schemes will pay you for generating
renewable electricity and heat.

At the end of 2012 the Government’s Green Deal programme will start,    
   to install energy efficiency solutions and renewable
energy technologies at no up-front cost,  the costbeing recouped from your
energy bill savings.

Is my retrofit solution a good investment?


As you will see in Section 4, the costs of the different retrofit solutions range from
affordable to very expensive. When deciding which solutions to install it is important to
consider the payback period. This is a calculation of how long it will take before the
reduction in energy bills created by the retrofit solutions equals the initial cost of the
solution.

Payback periods for different retrofit solutions are included in Section 4. Please be aware
that these are indicative only. Actual payback periods will vary from building to building,
depending on the costs of the solution, how much energy you currently use and if you are
taking out a loan the rate of interest you are paying. Do also bear in mind that payback
periods will become shorter as fuel and electricity prices rise. Solutions that have a long
payback period may have other benefits that make them worthwhile, for example solid
wall insulation has a long payback period but it will make it significantly easier to heat the
building to an adequate temperature for occupants.

With the payback period in mind, you can then assess the best way to finance the solution,
taking into account how much capital you have as well as the funding streams and loans
available.

Building Futures Retrofit Module: A guide for non-residential buildings 17


Current financing options for retrofit

Energy Efficiency Financing Scheme


The Energy Efficiency Financing scheme was set up by Carbon Trust Implementation
Services and Siemens Financial Services to offer leases, loans and other financing options
to organisations who wish to install solutions to reduce their energy consumption. The
financing is designed so that the repayments are offset against the anticipated energy
savings. An energy assessment of your building is required to ensure that this will be the
case. Financing can be arranged for sums of £1,000 or more. Go to the Carbon Trust’s
dedicated website to find out more:  .energyefficiencyfinancing.co. .

Enhanced Capital Allowances


The Enhanced Capital Allowance scheme provides businesses with enhanced tax relief for
investments in equipment which meets published energy saving criteria. Normal capital
allowances allow businesses to claim back a certain percentage of tax relief on equipment
bought. The enhanced scheme allows businesses to claim 100% tax relief on investments
in certain energy saving equipment, against the taxable profits of the period of investment.
To find out more, and to see which equipment qualifies, go
to ://etl.decc.gov.uk/etl/default.

Feed-in Tariffs

Feed in Tariffs (FiT) provide payment for electricity generated from renewable energy
technologies, for example, solar photovoltaic panels. The Government will pay you up to
31p for every unit of electricity (kWh) you generate even if you use all the electricity to
power your building. The tariff varies depending on the technology and its size. In
addition, for every unit of electricity that you generate but do not you use you will also
receive around 3p/kWh for the electricity that you export to the national grid (for example,
if you have a wind turbine that generates a lot of energy over night when electricity is not
being used by your building). Payment is made via your electricity supplier.

The combination of reduced energy bills and payment for generating electricity can make
renewable energy technologies an attractive investment with rates of return up to 5 % iii.

The Renewable Heat Incentive


The Renewable Heat Incentive (RHI) for non-domestic buildings was launched in
November 2011. This works in a similar way to the Feed-in Tariff, except that it is for
renewable energy systems that produce heat, such as solar thermal panels, wood-burning
boilers or a ground source heat pump. You can earn up to 8p per unit of heat (kWh) that
you generate from your renewable energy system. The Renewable Heat Incentive
Payment is paid through Ofgem.

Building Futures Retrofit Module: A guide for non-residential buildings 18


Future financing options for retrofit

The Green Deal


The Green Deal is a new Government initiative
I am a landlord, is the Green Deal that will help businesses to finance retrofit, which
suitable for me? is due to launch in the autumn of 2012. It
Yes! It allows you to install energy provides a framework that will provide loans for
efficiency measure without bearing energy efficiency solutions, which will be paid
the upfront costs. The loan will be back via the electricity bill. Energy
repaid via your tenant’s fuel bills. efficiency solutions which meet the “Golden Rule”
However, you will be responsible will be eligible. The “Golden Rule” states that the
for the loan. monthly saving in the energy bill resulting from
the installed solution must be equal to or greater than the monthly cost of paying back the
loan over a standard loan period, e.g. 25 years. The loan stays with the property and the
new owners will continue to repay the loan as they will also benefit from the reduced
energy bills. It therefore does not matter if you sell your building before the solution has
paid for itself.

When deciding if the Green Deal is right for you,


I am a tenant, can I take advantage
consider how much capital you have to use and
of the Green Deal?
the solution’s payback period. The interest paid
Yes! You can ask your landlord to
on a Green Deal loan is likely to be similar to
take out the loan, and you will pay
rates paid on a commercial loan. This means
it back through your energy bill.
that if you have sufficient capital and intend to
From 2016 it will be illegal for the
be in your building long enough for the savings
landlord to refuse any request to
in your energy bills to have paid off the
implement energy efficient
solution, then it would be better to pay using
measures.
your own capital rather than a Green Deal loan.
The Green Deal loan will be worthwhile in situations where you would like to install a
solution, but do not have the upfront capital to do so, or if you are not sure if you will be in
your building long enough to recoup the cost of the solution from the savings on your
energy bill.

Please see the tables on the following pages which summarise the different funding
schemes. In the solutions section specific funding opportunities for each solution are
listed.

Building Futures Retrofit Module: A guide for non-residential buildings 19


Energy efficiency funding

Funding opportunity

Energy Efficiency Financing Green Deal


Scheme

Which solutions x Air conditioning Any solution which meets the


are applicable? x Heating and controls "Golden Rule”, i.e. the cost of
x Heat recovery paying back the loan on the
x Lighting solution is lower than the energy
x Solar thermal systems bill savings.
x Refrigeration
x Some industrial process
technologies

Who is eligible? For businesses who have All businesses.


been trading for at least 36
months. If you rent your building you can
ask your landlord to install the
The savings from the solution(s) (you will pay back the
solution(s) must be more or loan through the savings on your
equal to the cost of paying energy bill).
back the loan.

How much Minimum £1,000, no Depends on whether the


funding is maximum. solution(s) will pay back in a
available? standard financing period.

What is the No deadline. Due to start in October 2012. No


deadline? deadline.

Where to get www.carbontrust.co.uk/cut- The Carbon Trust website will have


more carbon-reduce- information when it becomes
information costs/products- available www.carbontrust.co.uk
services/financing/pages/finan
cing.aspx or call
0800 988 3718.

Building Futures Retrofit Module: A guide for non-residential buildings 20


Renewable energy funding

Funding opportunity

Feed in Tariffs (FiTs) Renewable Heat Incentive (RHI)

Which solutions x Solar photovoltaic panels x Ground source heat pumps


are applicable? x Wind turbines x Biomass boilers
x Micro CHP x Solar thermal panels
x Anaerobic digestion
x Micro-hydro power
Who is eligible? All organisations, for systems All non-domestic organisations.
with a capacity of up to 5MW.

How much Varies depending on the Varies depending on the


funding is technology installed. See the technology installed. See the
available? individual technology pages for individual technology pages for
more detail. more detail.

What is the No deadline, but the later you No deadline, but the later you
deadline? install the technology the lower install the technology the lower
the tariff you receive. the tariff you receive.

Where to get The Carbon Trust’s website The Carbon Trust’s website
more (www.carbontrust.co.uk) (www.carbontrust.co.uk)
information

i
BBC. (2009). (http://news.bbc.co.uk/1/hi/8297882.stm)
ii
The Carbon Trust (http://www.carbontrust.co.uk/cut-carbon-reduce-costs/reasons/why-save-
carbon/pages/why-save-carbon.aspx)
iii
DECC (2011) Consultation on Feed in Tariffs for solar PV
(www.energysavingtrust.org.uk%2Fcontent%2Fdownload%2F32568%2F391030%2Fversion%2F1%2Ffile%2F
LAHA_FiTs_consultation_briefing_note.pdf&ei=CnYiT7-
XJMm70QXltfTOCg&usg=AFQjCNHsxOGttUjUzSODvtmgIqsODLTJ_w)

Building Futures Retrofit Module: A guide for non-residential buildings 21


4 Solutions to retrofit your building
There are a wide range of solutions that can be carried out to reduce a
building’s running costs and improve its performance. On the following pages
you will find information on how to reduce energy and water use, renewable
energy technologies, and ways to adapt your building to the changing climate.

For each solution the costs of installation, work involved and the potential savings you can
expect are examined. Considerations such as planning restrictions, funding opportunities
and accreditation schemes are also covered. Use the key below to find the improvement
measures you are interested in

Energy saving solutions

Renewable energy   

Water saving solutions

Climate change adaptation solutions

For each solution symbols are provided to make it easy to find the information you are
looking for. An explanation of what each symbol denotes is provided on the next page.

Building Futures Retrofit Module: A guide for non-residential buildings 22


Financial issues
;!          

Provides the percentage savings on your utility bill that you  achieve each
year by installing the solution. This is based on current utility prices. So it is
likely that the savings will increase year on year as utility prices rise.
For solutions that save water this shows the amount of water saved.

Indicates for a typical building how long it takes to save as much money from
your utility bills as you have spent on buying and installing the solution(s).

Identifies  different funding opportunities there are for each solution.
You can click on the name of the funding source for more information.

Planning issues
Many of the retrofit solutions need planning permission or building control
approval. Advice is given as to whether permissions might be needed.

If you have a building that is in a Conservation Area or is Listed then different


planning rules apply. This symbol provides more information on this for each
solution.

Before starting work


It is often possible to reducethe    costs of retrofitting by combining
your retrofit solution with other refurbishment works on your building. This section
identifies what other refurbishment projects you could do alongside each
solution.
For renewable energy    and water recycling technologies the
expected maintenance requirement is provided.

Other information
Provides the accreditation body you should look for when procuring a
contractor or installer to undertake the work.

Provides links to further information.

Building Futures Retrofit Module: A guide for non-residential buildings 23


Reduce your utility bills for free

Before reading about the different retrofit solutions which exist, please see below for some
ways of reducing your building’s utility bills for free.

Care Home

 Maintain boilers regularly to keep them operating at maximum efficiency. During the
summer, turn off any unnecessary boilers.

 Check the hot water temperature is no hotter than it needs to be. 60°C is sufficient.

 Try not to obstruct air ducts and radiators.

 Check the heating programme is appropriate for the home’s schedule. For example,
communal areas do not need to be heated overnight.

 If you have a zoned heating system, you can set a lower temperature in the kitchen and
laundry room than in other areas.

 In the summer try and use windows to cool the building as far as possible, before
employing the air conditioning.

 Check that the refrigeration equipment is well maintained, for example, check that no
door seals are damaged and ensure that the evaporator coils are not covered by ice.

 Defrost freezers every six months.

 Items that produce heat such as hot plates, ovens and ventilation fans consume large
amounts of energy so ensure kitchen equipment is only turned on when it needs to be.

 Fix drips and leaks.

 Ensure staff turn off taps when not in use.

 Try to use microwaves  as possible for re-heating food.

Building Futures Retrofit Module: A guide for non-residential buildings 24


Leisure Centre

 Review the building’s heating schedule to check that it is appropriate, and not on at
unnecessary times.

 Check the domestic hot water temperature is no hotter than it needs to be. 60°C is
sufficient.

 Prevent water evaporation from pools by ensuring that the surrounding air temperature
is a couple of degrees warmer than the water.

 Use pool covers when the pool is not in use to retain heat. Ensure that pool heating
schedule is appropriate.

 Keep filters, grilles and vents clean to allow good air flow.

 Maintain boilers regularly to keep them operating at maximum efficiency. During the
summer,  turn off any  < .

 Fix drips and leaks.

Industrial

 It is possible that your heating’s schedule may not be appropriate. Check that it only
comes on when necessary.

 Turn the thermostat down by a degree or two. This could lower your energy bill by at
least 10 %.

 Ensure that staff keep doors closed as much as possible.

 Use high frequency inverters for fork lift truck charging.

 Check that areas are not artificially lit when there is sufficient daylight.

 Ensure that any skylights are kept clean.

 Switch off equipment when not in use.

 Fix drips and leaks

Building Futures Retrofit Module: A guide for non-residential buildings 25


Office

 It is possible that your heating’s schedule may not be appropriate. Check that it only comes
on when necessary.

 Turn the thermostat down by a degree or two. This could lower your energy bill by at least
10 %.

 Check the hot water temperature is not too hot. 60°C is sufficient for all domestic uses such
as hot taps in the WCs.

 Ensure lights are turned off when a room is left unoccupied. A poster campaign or reminder
stickers could help to raise awareness amongst staff.

 Set photocopiers/printers to be automatically on sleep mode after 5 minutes of not being


used during the day. This could save £125 per year per photocopier/ printer.

 Put computers on stand-by over lunch and turn them off at the plug at night. This could
save around £180 per year per computer.

 Ensure that staff turn off taps when not in use.

Building Futures Retrofit Module: A guide for non-residential buildings 26


Energy Saving solutions

Energy saving measures

In line with the >@$  , it is best to first concentrate on measures which
reduce the amount of energy you . This section        
    J .

x Roof insulation
x Wall insulation
x Draught-proofing
x Floor insulation
x Replacement windows
x Secondary glazing
x Replacement doors

Energy efficiency measures

Once you have reduced your building’s energy , the next step is to make it
as efficient as possible        
   !    Q

x Lighting
x Lighting controls
x Heating and hot water (gas or oil fired)
x Ventilation
x Appliances
x Voltage management
x Building management systems

Building Futures Retrofit Module: A guide for non-residential buildings 27


Case study: B&Q

In 2010 B&Q invested £2.3 million into increasing the efficiency


of the lighting across 39 stores. Key initiatives included upgrading
the old fluorescent lighting to the more efficient T5 variety and
installing daylight sensors which turn off half the lighting once
daylight has reached adequate levels. These initiatives have
achieved a 20 % reduction in electricity consumption and an
annual saving of Z[\\\\\.

Case study: Sutton Business Centre

Sutton Business Centre provides office and storage space. They


decided to replace their old, inefficient gas boiler with two new
“A” rated condensing boilers. They are now set to be saving
around £1,000 per year, which means the payback period is only
two to three years.

Case study: Woodhouse College

Woodhouse College is a sixth-form college in North London     
     a number of energy saving measures which have reduced its energy
consumption by 20 %. Hot water pipes were insulated, lighting was upgraded, computers were set to turn
off automatically and an energy awareness    ! 
  ! Z]\\\\


Building Futures Retrofit Module: A guide for non-residential buildings 28


Draught-proofing

What’s involved?
Up to 15% of building’s heat can be lost through draughts. The different things you can do to reduce this are
listed below. Once you have a draught-free building you will be able to make further savings because the
building will still be warm at a lower temperature. For more information please see www.carbontrust.co.uk. The
costs below are for the materials only, this could be a DIY job or you could pay for a professional draught-
proofer to do the work.

Windows and skylights Fit foam, brush or wiper strips around the edges of the window frame Around £20 per
to fill the gap. For sash windows you should use brush strips only. window.

Hang heavy curtains to keep the heat in.

Doors 1. Use a letterbox flap or letterbox brush Letterbox draught-


excluder: around
2. Use a brush or hinged flap draught excluder to prevent draughts £10.
coming in through the bottom Brush for bottom
of door: around
3. Fit foam, brush or wiper strips like those used for windows around £10.
the edges of the door frame. Strips for side of
door: around £5.
4. Buy a purpose-made cover that drops a metal disc over the
Key-hole cover:
keyhole around £6.

Floors and skirting Block cracks using filler that you squirt into gaps. You need a filler Around £5 per
boards that will not crack as the floorboards move. Suitable fillers are: metre.
x Decorator’s caulk
x Flexible fillers usually containing silicone
x Mastic-type products
You can get fillers in different colours to match the floor.
Pipework Fill small gaps around pipework with silicon fillers, similar to the Around £10 per
fillers used for skirting boards and floorboards. Fill larger gaps with metre.
expanding polyurethane foam. This is sprayed into the gap, expands
as it dries, and sets hard.

Draught-Lobby A lobby can be installed inside the entrance to the building or Varies depending
constructed like a porch outside of the entrance. The lobby prevents on size of
heat being lost from within the building when the entrance is used. entrance, and if
lobby is inside or
outside of
entrance.

Building Futures Retrofit Module: A guide for non-residential buildings 29


Roof insulation

What’s involved?
Over 20% of a building’s heat is lost through the roof. Improving insulation levels in this area can often be cost
effective.
Pitched roof insulation: you can install insulation at ceiling level (‘cold roof’)
where insulation is placed between and on top of the joists. Alternatively, you
can install insulation at rafter level (‘warm roof’) where rigid foam boards or
dense mineral wool slabs are fixed to the rafters. ‘Warm roof’ insulation tends
to be more expensive, but allows the space in the roof to be converted for use.
Flat roof insulation: flat roofs can be insulated from above or below. A layer of
rigid insulation board can be added either on top of the roof's weatherproof
layer, directly on top of the timber roof surface with a new weatherproof layer Credit: Jeff Werner
on top of the insulation or below the roof using a stud ceiling.
Suspended ceiling insulation: if there is a thin void between the ceiling and the roof, this can be insulated
relatively cheaply and easily by blowing in insulation.
Industrial building roof insulation: the roof can be insulated by spraying insulating material into the interior of
the roof. This is a good option for warehouses.

Financial issues Before starting


x Pitched roof: around £14/m 2
x Pitched ‘cold roof’: ensure that
x Flat roof: around £17/m 2 roof space is ventilated and any
water piping and ducting are
x Suspended ceiling: around £10/m2
insulated to prevent condensation
x Industrial ceiling: around £30/m2 and freezing.
x Suspended ceiling: ensure any
Up to a 10% reduction on the heating electrical cables in the void will
bill. not overheat.
x Pitched ‘cold roof’: standalone
x Pitched/ flat roof: 1 to 4 years. job.
x Suspended ceiling: 3 years. x Pitched ‘warm roof’: re-roofing.
x Industrial ceiling: 15 years. x Flat roof: repairing or re-roofing.
x Suspended ceiling: standalone
Green Deal. job.
x Industrial ceiling: standalone job.

Planning issues Other information


Planning permission not required. National Insulation Association:
Insulation must meet the energy www.nationalinsulationassociation.org.uk
efficiency standards set in the Building /householder/index.php?page=installer-
Regulations Approved documents. members

Old buildings need to breathe so you Carbon Trust guide: How to implement
may want to consider using natural roof insulation (CTL064)
materials, such as sheep’s wool
insulation, to prevent damp.

Building Futures Retrofit Module: A guide for non-residential buildings 30


Walls

What type of wall does your building have?


Your building could be of solid wall, cavity wall or a more modern construction such as metal cladding, steel or
glass. Insulating the more modern wall types is a very specialised job, so this guide has focussed on solid walls
and cavity walls which are insulated differently. First, you need to identify which type you have.

Solid wall

This is where the wall consists of one layer. Layers of bricks in solid walls tend to alternate between the long
and short end of the brick, as you can see in the diagram below. Solid walls are generally found in buildings
built before the 1920s.

Cavity wall

Cavity walls have a small gap in between two layers of bricks. In cavity walls the bricks are normally laid in a
regular pattern as shown below. Cavity walls are generally found in buildings built after 1920. Buildings built
after 2001 will already have an insulated cavity. Buildings built before 2001 are likely to have an empty cavity
that could be filled.

Building Futures Retrofit Module: A guide for non-residential buildings 31


What type of insulation?

Cavity walls
You will be able to install cavity wall insulation.

Solid walls
If you have solid walls, you can either install insulation to the interior face of the walls or the exterior facade.
More information about the two approaches and the advantages and disadvantages of each approach are
listed below:

Internal insulation

There are two types of internal insulation: rigid internal insulation and flexible insulated lining, the latter is a
more affordable, simple version of the rigid internal insulation which you apply like wall paper.

Advantages Disadvantages

Will not affect the building’s external appearance More disruptive to install

Requires redecoration of the wall and possibly the


Slightly reduces the area of the room
room.

Not quite as effective as external wall insulation.

External insulation
An insulating board attached to the external face of the wall with render over the top. A cheaper but less
effective alternative is to use insulating render.

Advantages Disadvantages

Less disruptive than internal insulation Can change the external appearance of the building.

Can improve the external appearance of the walls. More expensive than internal insulation.

Roof may need to be extended to accommodate


Solves thermal bridging problems.
extra thickness of walls.

If your building has a different construction from those mentioned above, such as metal clad walls, you will
need to speak to a specialist regarding the best way to insulate these.

Building Futures Retrofit Module: A guide for non-residential buildings 32


Cavity wall insulation

What’s involved?
An installer drills small holes at regular intervals of around one metre in the
outside wall of your building. With specially designed equipment, they then blow
insulation into the cavity. Once all the insulation is in, the installer fills the holes in
the brickwork so they are barely visible.
Source: Septuagent

Financial issues Before starting


Any problems with damp in the walls
2
Around £4.50 per m should be remedied before installing
the insulation.

5% to 15% reduction in heating bill. Stand-alone job.

4 to 9 years.

Green Deal.

Planning issues Other information

Planning permission not required, but National Insulation Association:


it is notifiable building work (the www.nationalinsulationassociation.org.uk
installer will submit a building notice /householder/index.php?page=installer-
to your local Building Control members
department).
Cavity Insulation Guarantee Agency:
www.ciga.co.uk/installers.html
Conservation >rea: no issue.

Listed@uilding: it is unlikely that you


www.carbontrust.co.uk/cut-carbon-
will have cavity walls, but if you do
reduce-costs/products-
you should contact your local planning
services/technology-
office before proceeding. advice/pages/building-fabric.aspx

Building Futures Retrofit Module: A guide for non-residential buildings 33


Solid wall insulation - internal

What’s involved?
An insulation board is fixed to the inside of the wall, or a stud wall (timber frame over
which plasterboard is laid) is built and filled with mineral wool fibre. Internal insulation is
more disruptive to install and slightly reduces the area of the room, however it does not
affect the appearance of your building and does not require planning permission. Also
bear in mind that internal insulation requires redecoration of the wall and possibly the
room. Source: Parity Projects

Financial issues Before starting


Any problems with damp in the
Around £100 per m2 walls should be remedied before
installing the insulation.
You will need to decant staff in
order to do this. So you will need to
10% to 30% reduction in   bills. consider whether this is possible. It
will take around a week to complete
for a floor of an average office
15 to 30 years. building.
Refurbishing any of the rooms. The
radiators, window edges and skirting
Green Deal.
boards will need to be removed and
Enhanced Capital Allowances. reapplied after applying the
Energy Efficiency Financing Scheme. insulation.

Planning issues Other information


Planning permission not required. National Insulation Association:
Insulation must meet the energy www.nationalinsulationassociation.org.uk
efficiency standards set out in the /householder/index.php?page=installer-
Building Regulations Approved members
documents. www.carbontrust.co.uk/cut-carbon-
reduce-costs/products-
Conservation>: Planning permission services/technology-
not
required. advice/pages/building-fabric.aspx

Listed@  : will need to apply for


@  Consent.

Building Futures Retrofit Module: A guide for non-residential buildings 34


Solid wall insulation - external

What’s involved?
A layer of insulation material is fixed to the wall, which is then covered with a
special type of render (plasterwork) or cladding. The installation of external wall
insulation is less disruptive than internal insulation but will change the appearance
of your building unless you already have a render finish to your external walls.

Cross-section of external wall


insulation (credit: BioRegional)

Financial issues Before starting

Around £175 per m2 Any problems with damp in the walls


should be remedied before installing
the insulation.

10% to 30% reduction in  bills.


Re-pointing of brick walls, rendering
damaged render, painting the
windows, new roof, installation of
15 to 30 years. solar panels (make the most of the
scaffolding that is required).

Green Deal.

Planning issues Other information


Planning permission required. National Insulation Association:
Insulation must meet the energy www.nationalinsulationassociation.org.uk
efficiency standards set out in the /householder/index.php?page=installer-
Building Regulations Approved members
documents.
www.carbontrust.co.uk/cut-carbon-
reduce-costs/products-
Conservation>: You will need to
services/technology-
 applypermission.
planning for
advice/pages/building-fabric.aspx

Listed@  : You would need to apply


building consent. However, it is unlikely
that you would receive consent as the
external facade of the building will be
altered.

Building Futures Retrofit Module: A guide for non-residential buildings 35


Floor insulation

What’s involved?
Typically 15% of a building’s heat is lost through the ground floor.
Most non-residential buildings will have a concrete floor. The existing
floor covering must be pulled up and rigid insulation placed between it
and the concrete, a layer of chipboard is then put over the insulation
before reinstating the floor covering.
Older buildings may have suspended timber floors. Insulation can be laid
Source: Halfwayupamountain
between the joists (the planks of wood which lie horizontally under the
floor boards).

Financial issues Before starting

Suspended: ensure that the joists are


Around £40 per m2 in good condition before insulating.
Solid: if a rigid layer is being added to
2% to 8% reduction in gas bill an existing concrete floor, doors will
(depending on how large your ground need to be trimmed to make room for
floor is compared to the rest of your the raised floor.
building).
Concrete: replacing upper flooring
layer or concrete floor.
More than 25 years.
Suspended timber: replacing floor
covering and rewiring.

Green Deal.

Planning issues Other information

Planning permission is not required. National Insulation Association.


www.nationalinsulationassociation.org.uk
Insulation must meet the energy /householder/index.php?page=installer-
efficiency standards set out in the members
Building Regulations Approved
documents.
www.carbontrust.co.uk/cut-carbon-
reduce-costs/products-
services/technology-
Many older buildings have air bricks on
advice/pages/building-fabric.aspx
the outside walls below ground level for
ventilation. Ensure that insulation does
not block the air bricks.

Building Futures Retrofit Module: A guide for non-residential buildings 36


Replacement windows
Double and triple glazing
What’s involved?
Double-glazed windows have two sheets of glass with a small gap between them,
to create an insulating barrier which stops heat escaping outside. This is
sometimes filled with a gas which increases how insulating they are.
Triple-glazed windows have three sheets of glass, but are not always better than
double-glazed windows. Other factors such as the frame and the filling of the
window will have an impact on performance; to choose the most energy-efficient
window look for the British Fenestration Rating Council (BFRC) rating.
Installing new windows will also reduce draughts from ill-fitting windows.
Source: BioRegional

Financial issues Before starting

Make sure that the windows have


£150 to £500 per window. been measured properly to ensure a
close fit.

Around 6% of heating bill. Standalone job or could be done


when refurbishing, redecorating or
installing internal wall insulation.

10 to 30 years.

No funding available.

Planning issues Other information

Planning permission is required. Glass & Glazing Federation (GGF).


www.ggf.org.uk/directory/
The new windows must meet the
Building Regulations’ insulating Fenestration Self Assessment Scheme
requirements. (FENSA).
www.fensa.co.uk/asp/member_search.asp
Conservation>: planning permission
required. www.carbontrust.co.uk/cut-carbon-
reduce-costs/products-
Listed@  : planning permission is  services/technology-
< but unlikely to be given. advice/pages/building-fabric.aspx

Building Futures Retrofit Module: A guide for non-residential buildings 37


Secondary glazing

What’s involved?
There are three types of secondary glazing that can be used to prevent heat loss from your windows:
Pane of glass and frame: fitted inside the window recess. This looks and behaves like a normal window.
Plastic pane: Fixed to the existing window frame using adhesive magnetic strips. This is used in the winter then
taken down and stored during summer. This is a cheaper option however, if you wanted to open the window
during the winter you would have to remove the pane of plastic first, which is easy to do.
Thermal films: This is similar to a layer of cling film which is fixed to the inside of the window using double sided
sticky tape. It is not possible to open the windows when it is in place, so this needs to be installed in the winter
and removed in the summer. This is the cheapest option but unlike the plastic which can be used year after year,
new thermal film would need to be applied each winter, therefore in the long term this may not be the best
investment.
These are all good options if you have a building where double glazing is not permitted.

Financial issues Before starting


x Window & frame: around £500/m2 Consider whether staff will need to be
x Plastic pane: around £60/m 2 put in temporary accommodation
before the work commences.
x Thermal film: around £1/m2

Around 4% of heating bills. Standalone job.

x Window & frame: around 30 years.


x Plastic pane: around 5 years.
x Thermal film: around 2 years.

No funding available.

Planning issues Other information


This is not considered “development” Glass & Glazing Federation (GGF).
so planning permission is not required. www.ggf.org.uk/directory/
Building Control approval is also not Fenestration Self Assessment Scheme
required. (FENSA).
These are good options if you want to www.fensa.co.uk/asp/member_search.asp
retain your existing windows, and for www.carbontrust.co.uk/Publications/pag
when double glazing is not permitted. es/publicationdetail.aspx?id=CTV014&res
pos=0&q=building+fabric&o=Rank&od=as
c&pn=0&ps=10

Building Futures Retrofit Module: A guide for non-residential buildings 38


Replacement doors

What’s involved?
A building’s heat can be lost through external doors as well as windows, so it is worth considering upgrading
these too.

Replacement door If you have an external door which Around £300. Around 1% of Varies
lets a lot of heat out (it may not fit in heating bill. between
the frame very well, or is thin) you buildings.
could consider replacing it with a
well-insulated version. Funding is
not currently available for new doors.
In a conservation area or for Listed
Buildings changing your door is likely
to need planning permission. Look
for the Fenestration Self Assessment
Scheme (FENSA) when choosing a
supplier or installer.

Automatic roller door for Many warehouses, factories and Around Around Around 6
industrial buildings garages have large doorways fitted £9,000 for a £1,500 (if this years.
with roller shutter doors. These doors 20m x 5m reduces the
tend to get left open in busy periods door. time that the
because they are time consuming to door is open
open and close. Installing to a 6th of the
automatically controlled roller doors time it was
on heated buildings can reduce previously
heating costs. It may be possible to open).
access a Carbon Trust loan for an
automatic roller door. If you already
have a roller door then planning
permission or Building Control
approval would not be needed.
More information can be obtained
from the Carbon Trust guide: How to
implement rapid roll doors (CTL061)

Building Futures Retrofit Module: A guide for non-residential buildings 39


Lighting

What’s involved?
There are lots of savings to be made by changing your lighting as this is typically one of the biggest energy users
in non-residential buildings. However, before spending any money, think about minimising the need for lighting
through the following actions:
x Open blinds when they are not needed to reduce glare
x Ensure skylights are kept clean
x Install lighting controls
You could also consider retrofitting sun pipes into your building, which enable daylight to enter through the roof.
Funding for new light fittings is available from the Green Deal, Enhanced Capital Allowances and the Energy
Efficiency Financing Scheme. Building Control Approval or Planning Permission would not be required. For
more information see the Carbon Trust’s fact sheet: Lighting technology overview (CTV049)

Compact Fluorescent Lamp These use 80 % less energy than a Around £5 for Around £3 Around 2
(CFLs) (to replace tungsten standard incandescent bulb and they a 9W CFL per year for years.
can last up to 10 times as long. The (equivalent to each bulb.
filament lamps) colour rendering from these bulbs has a 40W
significantly improved, so the incandescent
difference between CFLs and bulb).
incandescents is now negligible.
There are now varieties to suit all
types of light fittings.

LEDs (Light Emitting Diode) These are even more efficient than Around £10 Around £4 a Around 2
(good for directional CFLs (they use 90 % less energy than (for a 6W LED year (if years.
an incandescent bulb). They cost bulb, replacing a
lighting) more than CFLs but, over the lifetime equivalent to 50W halogen
of the bulb, they will save more a 50W down-lighter
money. They last 50 times longer than halogen with a 6W
incandescent bulbs. bulb). LED).
Because LEDs emit a very bright,
direct light, they are best used when
replacing down-lighters. In the future
it is expected that they will be
suitable to replace all types of
lighting.

Fluorescent lighting (to Old fluorescent T12 and T8 lamps can Around £15 Around £50 1 to 2
replace T12 and T8 lamps) be upgraded to new T5 lamps (60% per fitting to per year. years.
more efficient) by replacing both convert T12
lamps and control gear; it may be to T5 light
necessary to update the optics too. fitting.

Building Futures Retrofit Module: A guide for non-residential buildings 40


Lighting controls

What’s involved?
Lighting controls can significantly reduce your energy consumption by ensuring that lights are switched off when
they are not needed. Automatic lighting controls fall into three categories:
x Movement sensor: for switching off lights in unoccupied spaces
x Daylight sensor: for switching off lights when there is enough natural daylight
x Time sensitive: for switching off lights outside of opening hours
In buildings without set occupancy hours, time sensitive lighting is unlikely to be successful unless over-ride
switches for occupants are easy to locate.
Funding for lighting controls is available from the Green Deal, Enhanced Capital Allowances and the Energy
Efficiency Financing Scheme.
Planning permission would not be needed for installing new lighting controls. However, the installation would
need to be compliant with the Building Regulations, your installer will submit a building notice to your local
planning department.
For more information please see the Carbon Trust’s How to Implement Lighting Controls (CTL161) fact sheet.

Movement This turns lighting on and off, depending on Around £80 Up to a 30% Around 2
sensor whether it senses someone is in the area. each. reduction in years.
This is achieved through a Passive Infra-Red lighting
detector. related
The sensor needs to be sited so that it is not electricity
activated by people passing by through to consumption.
another area that the sensor does not
control, e.g. not near a hallway (unless being
located in the hallway itself).
The system can be designed to turn on and
off automatically or just turn off
automatically, so that it does not come on if it
is not needed.

Daylight sensors This turns lighting on and off depending on Around £200 Up to 20% 1-4 years.
whether there is a sufficient level of natural for each reduction in
daylight illuminating the area. The sensor can sensor. lighting
either detect light levels inside or outside to related
modulate the artificial lighting. electricity
consumption.

External lighting LED lamps should be used for all external £15 - £50 per Around 80% Around 1
lighting to minimise energy use. However, to light. reduction in year.
prevent the lights being left on when not energy for
required it is important to have motion external
sensors on the lights. lighting.

Building Futures Retrofit Module: A guide for non-residential buildings 41


Solutions for gas or oil-fired heating

What’s involved?
Heating and hot water typically accounts for 50% of a building’s energy consumption. However, there a number
of steps you can take to reduce the costs of heating and hot water. Funding for heating equipment is available
from the Green Deal, Enhanced Capital Allowances and the Energy Efficiency Financing Scheme. When
contracting the work, look for an installer who belongs to the Chartered Institute of Plumbing and Heating
Engineers (CIPHE).
You should maintain your heating system regularly to ensure that it is running efficiently. It is also important
that you do not overheat the building. The following Carbon Trust guide provides appropriate temperatures for
different buildings and more information on improving your heating system: Heating, ventilation and air
conditioning technology overview (CTV046).

Thermostatic Thermostats allow you to set the temperature of Around 8-10% Around 1
control each heating zone in the building. They turn the £300 per reduction in year.
heating on until the desired temperature is reached thermostat. heating costs.
and turn the heating off until the temperature
drops. More advanced thermostats are available
called optimiser-compensators that learn how long
the building takes to warm up and cool down and set
the heating to come on accordingly.

Heating A full heating and hot water programmer allows you £300-£500 10-15% Around 1
programmer to set different times for the heating and hot water based on reduction in year.
for multiple heating periods in a day. building size. heating costs.

Insulate hot Insulating material is placed around hot water pipes Around £10. Around £15. Around 1
water pipes to prevent heat being lost as the water circulates year.
around the .

Insulate hot An insulating jacket (at least 70mm thick) is placed Around £15. Around 6% on Around 6
water tank around the tank, reducing the amount of heat lost. heating. months.

Thermostatic TRVs allow temperature control of different areas of Around £50 Around a 15% 2-5
Radiator Valves the building. They fit onto radiators, turning them on per radiator. reduction in years.
until the desired temperature is reached, and then heating costs.
(TRVs) turning them off until the temperature drops.

Direct flame gas If you heat your building using direct flame gas Around Around a 20% 10-15
heaters heaters it will be worth upgrading these if they are £20,000 for reduction in years.
over 15 years old. a new large heating.
unit.
Radiator panels The panel sticks to the wall behind the radiator and Around Around £5 Around 6
reflects heat back into the room instead of being £2.50 each. each. months.
transferred into the wall.

New boiler If your boiler is more than 15 years old it is worth Around 10% - 20%, 8 to 25
upgrading to a new, A-rated model. If you have a £2,500. depending on years.
listed building you will need to contact your local original boiler.
planning department before installing a new boiler.

Building Futures Retrofit Module: A guide for non-residential buildings 42


Ventilation

Introduction
If you intend to refurbish your ventilation system, make sure you opt for an energy efficient
replacement. Funding for ventilation equipment is available from the Green Deal, Enhanced Capital
Allowances and the Energy Efficiency Financing Scheme. Planning permission will not be required.
However, Building Regulations Approval is needed} @  $ < .

Extract fans with heat This acts like a regular extract fan but £350 per fan 2% reduction Heavily
recovery it recovers the heat from the air in heating dependent
before it leaves the building. It would costs on the
not be worthwhile installing this number of
except when you need to replace the fans
existing fan or if you do not already
have a fan as the energy savings are
not very high.

Mechanical ventilation with This acts a normal mechanical


heat recovery ventilation system, but recovers the~  ~  ~  
heat from the air before it leaves the
building.

Variable speed drive for air For air conditioning systems that £200-£3,000 20 % 1 to 5
handling unit fan ventilate buildings with a variable depending on reduction in years
occupancy variable speed drives can the number electricity
significantly reduce the amount of required. demand
energy required to run the air
conditioning system. They work by
varying the speed of the motor that
runs the system according to how
much air is required, which will
depend on occupancy. They are
suitable for buildings such as offices,
schools, hospitals and leisure centres

Building Futures Retrofit Module: A guide for non-residential buildings 43


Equipment and appliances

Introduction
Depending on your building type , electronic equipment and appliances
can consume a significant proportion of your building’s total energy
consumption. Funding for efficient equipment is available from the
Enhanced Capital Allowances and the Energy Efficiency Financing
Scheme.

Appliances
When replacing your appliances, aim to get the most energy efficient
models possible. If you’re buying a domestic item, most of these must
now carry the EU Energy rating label (shown on the right), which will
guide you in choosing the most energy efficient model.
Look for A-rated appliances, but be aware of the different “A” ratings
which exist. As appliances have become more energy efficient since the
first labels in 1995, the ratings have changed. For example, an "A++"
rated fridge is more efficient than an older "A" rated fridge, so you may
need to read the small print to determine which model is best. This also
varies between different appliances

Office equipment
Office equipment may account for 15% of your electricity bill. This is
from PCs, monitors, photocopiers and fax machines. Below are some
easy ways to reduce the energy consumption of these machines:
x Put things that are infrequently used on sleep or stand-by mode
during the day. A photocopier set on sleep mode when not in use
can save £125 a year
x If appliances are not in use overnight, switch them off. A
computer turned off each night can save £170 per year. Plug-in
timers can be used to ensure that equipment is turned off at night
x Minimise lighting in vending machines – it is often possible to
remove one of the fluorescent tubes
x When purchasing new equipment look out for energy efficiency
labels (shown to the right).

Building Futures Retrofit Module: A guide for non-residential buildings 44


Voltage optimisation

What’s involved?
In the UK the voltage varies around the average of 240 V. All electronic appliances are designed to operate at the
lower voltages which are sometimes received. A voltage optimisation system takes advantage of this and
regulates the incoming voltage to be in the lower range, thus reducing energy consumed by the appliances. All
appliances will work as normal, but you will be able to make savings on those which are voltage dependent, for
example, mains frequency fluorescent lighting and motors running on low loads.

How to assess if it is right for your building


Installing a voltage optimisation system is worthwhile if your building contains a high proportion of voltage
dependent loads, such as mains frequency lighting which you do not intend to upgrade for the next few years, or
motors which run on low loads. Calculate what proportion of you equipment is voltage dependent and contact a
voltage optimisation provider to identify what savings you could make.

Financial issues Before starting

Varies depending on the size of your Ensure that voltage optimisation is


building. compatible with your equipment.

Around 10% saving on electricity bill. Stand-alone job.

Around 3 years.

Energy Efficiency Financing Scheme.


Enhanced Capital Allowances.

Planning issues Other information


Planning permission not required. Building Controls Industry Association
The system will need to meet Building (BCIA).
Regulation requirements. www.feta.co.uk/membership/memberslis
t.php

www.carbontrust.co.uk/Publications/pag

es/publicationdetail.aspx?id=CTG045&res
 pos=0&q=voltage+optimisation&o=Rank&
od=asc&pn=0&ps=10

Building Futures Retrofit Module: A guide for non-residential buildings 45


Building management systems

What’s involved?
Building Management Systems (BMS) provide a central control for heating, ventilation, cooling and lighting,
according to changing requirements. This ensures that energy is not wasted by two systems (such as heating
and air conditioning) competing with each other.
BMS are well suited to larger buildings that have different heating and cooling requirements in different areas.
They can also be used to control energy in multi-building sites. However, the cost of BMS for small buildings has
reduced in recent years, so if you are replacing your controls it may be worth considering a BMS.
Because BMS provide localised temperature and ventilation control that is adjusted to the temperature outside
they will make your building more comfortable. They also monitor how much energy is being used in the
building and where, which can help to identify where and how energy can be saved.

Financial issues Before starting

Ensure that your building services are


£10,000 to £25,000. correctly sized for your building as the
BMS will not remedy this.

10% to 15% of a building’s energy bills. A building management system could


be installed alongside the installation
or upgrading of any new system such
as lighting, heating, ventilation or
4 to 10 years. cooling.

Energy Efficiency Financing Scheme.


Enhanced Capital Allowances.

Planning issues Other information


Planning permission is not required.
Building Controls Industry Association
Any installation must comply with the
(BCIA).
Building Regulations.
Listed buildings will be subject to www.carbontrust.co.uk/Publications/pag
building restrictions to ensure BMS are es/publicationdetail.aspx?id=CTL149&res
visually discreet and will not damage pos=0&q=building+management+system
the fabric of the building. &o=Rank&od=asc&pn=0&ps=10

Building Futures Retrofit Module: A guide for non-residential buildings 46


An introduction to renewable
energy solutions

Renewable energy describes energy which is generated from resources which are
replenished naturally. Renewable energy technologies which can be used at the building
scale are:

x Solar panels - photovoltaics for electricity, thermal for hot water

x Wind turbines – for electricity

x Wood-fuelled boilers – for heating and hot water

x Heat pumps - ground, air or water, for heating and hot water

Renewable energy technologies can be expensive to install, but once in they will provide you
with free or lower cost energy, and you may be able to earn money from the energy you
generate. If your building is off the main gas grid, then a renewable heat measure could be
particularly beneficial, since it would remove the reliance on costly oil-fuelled or electric
heating.

For larger non-residential buildings combined heat and power systems may also be
appropriate. These generally run on natural gas so are not renewable. However, they are a
efficient way of generating heat and electricity.

In some situations, there may be the opportunity to connect to a community heating


scheme. These are an efficient way of providing heating. If a district heating network exists
in your area then you could investigate connecting to it.

Building Futures Retrofit Module: A guide for non-residential buildings 47


Solar thermal

What’s involved?
Solar thermal panels are fitted to your roof and generate hot water for
your building. They collect energy from the sun and use it to heat up
water which is stored in a hot water cylinder. A boiler or immersion
heater is used for back-up and to heat the water further if necessary.
There are two types of panels: evacuated tubes and flat plate collectors.
Evacuated tubes are generally better performing, however flat plate Source: Richard Blanchard
collectors are sometimes preferred because they are less visually
intrusive, are more robust and are cheaper.
The system will produce around 60% of your building’s hot water needs. It is important to assess how much hot
water your building consumes in the summer to ensure that you size the system to meet that demand only.
Over-sizing the system can break the system as it will overheat in the summer. For this reason solar thermal is
not suitable for buildings that are not occupied in the summer such as schools for example.

Financial issues Before starting


A system for a small office would use You need roof space which faces
around 4m2 of roof space, this would south and is free from shading such as
cost around £4,000. trees or other parts of the roof. Roofs
facing south of east or west are also
Around £400 per year for the system suitable but with reduced output.
above. You would also earn an
The panels can also be fitted to a
additional £1,055 from the Renewable
frame on a flat roof. Not compatible
Heat Incentive.
with a combination boiler.
Around 10 years (without Renewable
Heating replacement.
Heat Incentive).
Roof repairs.
Around 3 years (with Renewable Heat
Incentive). Anything that requires scaffolding.

Green Deal Renewable Heat Incentive: A maintenance visit is required every


5 years, and will cost around £150. A
€ will earn 8.5p/kWh for every unit of
well-maintained solar panel can last
heat you produce.
over 25 years. The tubes on
Enhanced Capital Allowances.
evacuated tube system may break
Energy Efficiency Financing Scheme. during this time and will need
replacing.

Planning issues Other information


Planning permission required. Product and installation must be
Must meet standards set out in Building certified under the Microgeneration
Regulations. Certification Scheme to receive the
RHI.www.microgenerationcertification.or
Conservation>: contact your local g/mcs-consumer/installer-search.php
planning department.
Carbon Trust: Technology information
Listed@  : need to apply for Listed leaflet: Solar thermal technology: A guide
@  $onsent. to equipment eligible for Enhanced
Capital Allowances (ECA770)
Building Futures Retrofit Module: A guide for non-residential buildings 48
Solar photovoltaic panels

What’s involved?
Solar photovoltaic panels generate electricity from sunlight. However, they even
generate on cloudy days. The power of the photovoltaic panel is measured in kilowatts
peak (kWp) which describes the rate at which it generates electricity at peak
performance (full direct sunlight in the summer). The panels come in an array of shapes
and sizes. A small office could generate 20% of its electricity with 40m2 of panels. Most
systems are made up of panels that fit on top of an existing roof, but you can also buy
solar tiles which are more expensive. Source: BioRegional

Financial issues Before starting


Around £19,000 (for a small office). You need roof space which faces
For large installations around £2,100 south and is free from shading (such
for every kWp (6m2). as trees, satellite dishes and other
parts of the roof). Roofs facing south
of east to west are also suitable but a
Around 20% of office’s electricity bill. lower output will be achieved. Ideally
the roof should be sloped at a 30q
angle but you can put panels on a flat
roof using an A-frame.
Around 30 years.
Roof needs to be surveyed by a
building surveyor to ensure it can
Green Deal Feed in Tariff. Current rates carry the additional load.
21p/kWh for all the energy that you
generate plus 3p/kWh for any Roof repairs.
electricity that you export to the grid. Any work that requires scaffolding.

Your building will only be
eligible for the FIT if the building EPC is A maintenance visit is required every
rated D or above. 5 years, and will cost around £150. A
well-maintained solar panel could last
over 25 years but you may need to
replace the inverter every 10 years
which would cost around £500/kWp.

Planning issues Other information


Installation will need to be registered
Planning permission required. with the Micro-generation
Must gain Building Regulations Certification Scheme to ensure it
approval. qualifies for the Feed in Tariff
www.microgenerationcertification.org/m
cs-consumer/installer-search.php.
Conservation>: contact your local
planning department. www.carbontrust.co.uk/cut-carbon-
Listed@  : need to apply for Listed reduce-costs/products-
services/technology-
@  $sent.
advice/renewables/pages/solar-
electricity-photovoltaics.aspx
Building Futures Retrofit Module: A guide for non-residential buildings 49
Small wind turbines

What’s involved?
Wind turbines use large blades to catch the wind. As they move round, they drive a
turbine which generates electricity. The stronger the wind, the more electricity is
produced.
There are two types of small scale wind turbine: pole mounted and building mounted. Pole
mounted turbines are free standing and are placed in a suitably exposed position. They
usually have a capacity of around 6kW. Building mounted turbines are smaller (1kW to Source: Farm4
2kW) and fix to the roof. It is not recommended installing building mounted turbines in
urban or built up areas due to low and disturbed wind flows. They can also cause disturbance to the building
structure due to the vibration caused by the turbine.

Financial issues Before starting


Ensure that your site is windy enough,
Pole-mounted (6 kW) = £22,500.
that there are no obstructions such as
tall buildings or trees. You can
estimate how windy your site is using
Around £3,200 a year (for a well sited this tool from the Carbon Trust:
6kW turbine, including Feed-in Tariff www.carbontrust.co.uk/emerging-
earnings). technologies/current-focus-
areas/offshore-
wind/_layouts/ctassets/aspx/windpowere
Around 7 years (6kW turbine). stimator/windpowerestimatorterms.aspx

Standalone job.
Green Deal Feed in Tariff (FIT). Current 
28p/kWh for all the electricity that you
generate plus 3p/kWh for any electricity
that you export to the grid. Maintenance checks required every
few years (around £150). A well-
maintained turbine should last around
20 years, replacement inverter may
be needed which costs ~£1,500.

Planning issues Other information


Planning permission required. Product and installation must be
Must meet standards set out in Building registered with the Micro-generation
Regulations and gain Approval. Certification Scheme to ensure it
qualifies for the Feed in Tariff:
www.microgenerationcertification.org/m
Conservation: contact your local cs-consumer/installer-search.php
planning department.
www.carbontrust.co.uk/emerging-
Listed: contact your local planning technologies/technology-
department. directory/wind/pages/wind.aspx
www.decc.gov.uk/en/content/cms/meeti
ng_energy/Renewable_ener/feedin_tariff
/feedin_tariff.aspx

Building Futures Retrofit Module: A guide for non-residential buildings 50


Woodfuel heating

What’s involved?
Wood-fuelled (biomass) heating systems burn wood to create heat. A wood-fuelled
boiler provides hot water and central heating. These systems are generally designed
to use pellets, wood chip or logs. They can also be designed to use biomass in other
forms which may be a by-product on your site, for example, wood cuttings or sawdust.
Wood chip is the cheapest fuel, however it is only suitable for larger boilers. Pellet
requires the least amount of maintenance but is the most expensive woodfuel.
Source: BioRegional

Financial issues Before starting


Around £250/kW. A small office would Make sure you have room to store the
need a 20kW boiler. fuel. You will need to check where
Pellet cost: around 3.6p/kWh. you can obtain woodfuel from; only
Wood chip cost: around 2p/kWh.
use woodfuels produced in the UK to
For a small office: reduce transport impacts. See
Replacing gas heating: no savings www.biomassenergycentre.org.uk/portal
/page?_pageid=77,681226&_dad=portal
Replacing electric heating: around £580 &_schema=PORTAL for local suppliers.
a year. Make sure that the boiler is well-sized
Replacing oil heating: around to match the heat demand of your
£280/year. building.
Check if your building is in a smoke
control area (only certain fuels are
permitted in these areas).
Installing new radiators.
For a small office: 3 to 9 years. Changing the boiler.

Renewable Heat Incentive: You receive Large systems (over 50kW) will need
7.9p/kWh generated for 15% of the to have someone on site who can
energy you generate and 2p/kWh for all attend to the boiler. For smaller
subsequent energy generation. systems an annual maintenance visit
Enhanced Capital Allowances. is required as well as de-ashing
Energy Efficiency Financing Scheme. around once a month.

Planning issues Other information


Planning permission  required. The product and installation must be
Must comply with Building Regulations certified under the Microgeneration
and Clean Air Act legislation. Certification Scheme to receive RHI.
www.microgenerationcertification.org/m
Conservation>: check with your local cs-consumer/installer-search.php
planning department.
www.carbontrust.co.uk/Publications/pag
Listed@  : check with your local es/publicationdetail.aspx?id=CTL090&res
  department. pos=1&q=biomass+&o=Rank&od=asc&pn
=0&ps=10
Building Futures Retrofit Module: A guide for non-residential buildings 51
Air source heat pumps

What’s involved?
Air source heat pumps absorb heat from the outside air and uses it to
provide central heating and/ or hot water. They can also run in reverse to
produce cooling. Air source heat pumps are a good option if you currently
have electric heating, but if you have gas heating they may not save you any
money.
Even when it is cold outside, it can still extract heat from the air. The pump Source: BioRegional

has running costs associated with it because it requires electricity to run. If it performs well then it will produce a
lot more heat energy than the electrical energy it uses and so the running costs will be relatively low. Field tests
show that a typical pump runs at 220% efficiency.

Financial issues Before starting


You need a space outside your
£5,000 to £10,000 (for a 5kW to 10 kW building where the pump can be fixed
system, sufficient for a small office). to the wall.
Your building must be well insulated
Compared to gas heating: none.
and draught-proofed.
Compared to electric heating: around a
They work best with under-floor
50% reduction in electricity use.
heating or large radiators.
Compared to oil heating: around a 25%
reduction in heating bill. Replacing heating system.
! 
Electric: 16 to 26 years.
Oil: Over 25 years. Very little maintenance is needed.
They should be serviced as often as
Enhanced Capital Allowances. your gas boiler would be.
Energy Efficiency Financing Scheme.

Planning issues Other information


Planning permission is required. Microgeneration Certification Scheme
Must comply with Building Regulations for the product and the installer:
and gain Approval. www.microgenerationcertification.org/m
cs-consumer/installer-search.php
Conservation>: contact your local
www.carbontrust.co.uk/cut-carbon-
planning department. reduce-costs/products-
Listed@  : contact your local planning services/technology-
department. advice/renewables/pages/air-source-
heat-pumps.aspx

Building Futures Retrofit Module: A guide for non-residential buildings 52


Ground source and water source
heat pumps
What’s involved?
A ground-source heat pump uses pipes which are buried in the ground to extract heat
from the ground to provide central heating and/ or hot water. The length of piping
needed depends on the size of your system and the amount of heat needed. If space
is limited, a vertical borehole can be drilled instead which is more expensive than a
horizontal length of pipe. Ground source heating is a good option if you currently
have electric heating, but if you have gas heating it may not be a good investment.
The pump has running costs associated with it because it requires electricity to work.
Source: BioRegional
If it performs well then it will produce a lot more heat energy than the electrical
energy it uses and so the running costs will be relatively low. Field tests show that a typical pump installed in a
well-insulated building runs at 300% efficiency. The financial data below is based on this.
If you have a course or body of water such as a river or a lake next to your building you could install a water
source heat pump, which runs on a similar principle as a ground-source heat pump.

Financial issues Before starting


Around £15,000 for a 20kW system Make sure your building is well
which would heat a small to medium insulated and draught-proofed.
office. Works best with under-floor heating
Compared to electric heating: around a or large radiators.
66% reduction in heating bill.
Compared to oil heating: around a 35% Replacing heating system.
reduction in heating bill. Any landscaping works to the grounds
Replacing gas: !  of your building.
Replacing electric: around 5 years.
Replacing oil: around 15 years.
Very little maintenance is needed.
Renewable Heat Incentive: You will
They should be serviced as often as
receive 4.5p/kWh of heat generated.
your gas boiler would be.
Paid for 20 years & is index linked.
Enhanced Capital Allowances.
Energy Efficiency Financing Scheme.

Planning issues Other information


Planning Permission is required. Product and installation must be
Must comply with relevant Building certified under the Microgeneration
Regulations and gain approval. The Certification Scheme to receive RHI:
Environment Agency may need to be www.microgenerationcertification.org/m
cs-consumer/installer-search.php
informed.
www.carbontrust.co.uk/cut-carbon-
Conservation> and Listed@  : reduce-costs/products-
‚! om local planning services/technology-
department. advice/renewables/pages/ground-source-
heat-pumps.aspx
Building Futures Retrofit Module: A guide for non-residential buildings 53
Combined heat and power

What’s involved?
A combined heat and power (CHP) system generates electricity
(usually from natural gas) in an engine and the heat that is produced
as a by-product is then utilised for heating one or more buildings.
This is more efficient than generating electricity at a power station as
the waste heat can be used instead of being released into the
atmosphere.
A combined heat and power system is only suitable for buildings that
Source: Vital Energi
have a significant and continuous heat demand throughout the day
and the year. Buildings such as hospitals, leisure centres that have a swimming pool and large hotels could
consider this technology.
CHP can be attached to a district heating network to supply heat to a number of buildings, which can also help
balance out the demand for hot water. Electricity can be exported to the grid and electricity and heat sold to
other customers.

Financial issues Before starting


You must ensure that you have a
Around £1,000 per kWth for larger good site (constant high heat
installations. demand) for a CHP system to ensure
that it will work efficiently. You can
use the following CHP assessment
20-40% reduction in heating bills. tool:
http://chp.decc.gov.uk/CHPAssessment/
%28S%28eqp4gnibumrox4kiwrbxy2za%29
%29/Default.aspx
Dependent on the building type.
Heating replacement.
Enhanced Capital Allowances.
Energy Efficiency Financing Scheme.
Regular maintenance is required. A
Renewable Heat Incentive (if fuel is
member of staff will need to be
renewable, not for gas CHP).
trained to look after the system.

Planning issues Other information


Planning permission required for the Combined Heat and Power
flue. Association:
Must meet standards set out in Building www.chpa.co.uk/member-
Regulations and gain approval. directory_42.html

Conservation>: contact your local www.carbontrust.co.uk/cut-carbon-


planning department. reduce-costs/products-
services/technology-
Listed@  : need to apply for Listed advice/pages/combined-heat-power.aspx
@  Consent. http://chp.decc.gov.uk/cms/tools/

Building Futures Retrofit Module: A guide for non-residential buildings 54


Water saving measures

This section focuses on how you can reduce your water consumption.

In line with the >@$  , the first page explains how to reduce your demand and
make your water appliances as efficient as possible. This could help you save money. The
second and third pages explain how you can re-use your water. Not only could this save
you money, but it will also save on the energy used to treat mains water.

x Save water

x Irrigation

x Water re-use

For further information please see the Building Futures $ $> 
 

Case study: Watford leisure centre


In 2002 Watford leisure centre decided to tackle its
water consumption. Measures such as leak
detection and repair were implemented and
controls to reduce water consumption were
installed. The water bills were monitored before and
after the measures in order to assess the impact.
Together with 16 other council buildings a massive
22 % reduction in water bills was achieved.

Source: Building Futures

Building Futures Retrofit Module: A guide for non-residential buildings 55


Saving water

What’s involved?
There are a few relatively easy measures which can be installed to significantly reduce your water consumption.
You can also make sure that you are not wasting water from leaking taps or urinals. A 5mm drip from a leaking
tap can cost £900 per year. For more information see the Building Futures  

Aerated taps Tap aerators can be installed in your taps. Low flow tap Around £13 per Less than 6
These reduce the flow from the tap but because inserts: tap per year. months.
the water is aerated the user will not notice the around £5 per
difference in flow rate. tap.

Timers and sensors Taps are often accidently left running when no Motion 50% reduction Depends
for taps one is using them. Two types of taps are sensor: in water use. how often
available that prevent this: Around £100 taps are
x Push-button: Only run for a limited period. per tap. left
Push-button running.
x Motion sensor taps: Only run when hands
are detected beneath the tap. taps: around
£50/ tap.

Dual flush WCs If you refurbish the WCs in the building you Dual flush Saves around 6 Less than a
should opt for those that have two different insert: Around litres of water year.
flush volumes. Dual flush devices can also be £50/WC. every flush.
retrofitted to WCs. A cheaper option is to put a Hippo: free This would save
hippo or save-a-flush device in the cistern which from water over £100 per
will save a few litres each flush. company. year.

Controls for urinals Urinals that do not have controls will flush 24 Around £100 50-90% Around 1
hours a day including when the building is per urinal. reduction in year.
unoccupied. Different types of control are water use for
available either using movement detection or the urinal (saves
timers. between £50
and £90 per
year).

Waterless urinals Waterless urinals do not need any flushing. The £90-£300 per Around 65,700 Less than 1
lack of water actually makes the urinals less urinal. litres per year year.
prone to issues such as: for each urinal
x Odour – often caused by limescale. (saves around
£100/year/
x Water leaks and flooding.
urinal).
Water efficient When replacing appliances which use water, such as a dishwasher, make sure you choose a
appliances model with a good water consumption rating. In addition to energy consumption, the EU
energy symbol also rates domestic appliances such as dishwashers and washing machines
according to their water consumption.~   www.sust-it.net  information 
domestic appliances.

Building Futures Retrofit Module: A guide for non-residential buildings 56


Irrigation

What’s involved?
If your building has grounds which are maintained, you can reduce the amount of mains water used for watering
them with the following steps. For more information see the @     $ $> 
 .

Water butt If you have access to a drain pipe from the roof Around £20 Each year an
you can save a significant amount of mains per water average roof
water by installing a water butt and using the butt. collects
water collected in this for irrigation. Water butts around
with lids are available to prevent leaves and 85,000 litres
other debris contaminating the water. of water -
enough to
fill 450 water
butts a year.

Source: BioRegional

Planting to reduce irrigation Choose plants which require less watering, for
example those with silver/grey leaves. For a list
of drought-resistant plants go to
http://apps.rhs.org.uk/advicesearch/profile.asp
x?PID=396
Use mulch (a layer of loose material which
covers the cultivated soil) to help the soil to
retain moisture.
When planting, make sure you do so when the
Source: Tony Rodd
plant is still small and that you thoroughly water
them, this helps to reduce how much water they
need in the longer term.

Building Futures Retrofit Module: A guide for non-residential buildings 57


Water re-use

What’s involved?
Once you have reduced your building’s water consumption, you could then consider meeting some of the
remaining demand through water re-use. There are two main options to do this, both of which reduce the
amount of water drawn from the mains supply, thereby saving you money. In both cases, you would still require
mains water for drinking, washing and cooking. For more information see the Building Futures guide on water.
Water re-use systems do not require planning permission. However, the system will need to comply with
Building Regulations and Building Control approval will need to be sought (your installer should be able to do
this for you). Funding is not currently available for water re-use systems.

Rainwater Rainwater is collected in a tank (which can be The system £2,500-£4,000 30-50% of
harvesting above or under ground). The water is filtered to needs to be for a small water use.
remove any debris and then is used for both inspected system.
irrigation and toilet/urinal flushing. regularly to
Your building will need a reasonably sized roof to reduce any
make this worthwhile. To give an indication contamination
100m2 of roof space would be needed for an risk.
office with 20 employees.

More information is available from:


www.wrap.org.uk/media_centre/press_releases/
free_advice_to_help.html

Grey-water The grey waste water from showers and wash- Regular Approximately 30-50% of
recycling basins is collected in a tank (which can be above maintenance £3,000 for a water use.
or below ground). Contaminated water from from a small system.
WCs, washing machines, kitchen sinks and specialist is
dishwashers is not collected. The water is required.
treated so that it can be used again for There should
toilet/urinal flushing and irrigation. also be periodic
sampling of the
water to
More information is available from:
ensure it is not
www.wrap.org.uk/media_centre/press_releases/ contaminated.
free_advice_to_help.html

Building Futures Retrofit Module: A guide for non-residential buildings 58




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Managing water run-off from storms

What’s involved?
You can protect your building and surrounding buildings from flash floods by taking steps to make it easier for
water to soak into the ground.
If a lot of your grounds   , an excellent way of doing this is to replace    
   gravel bed or grass.
If paving is necessary, for example in a car park, then you could consider using permeable paving. You can also
collect the rainwater for useful purposes such as irrigation or for flushing WCs.

Permeable paving Surface flooding can be avoided by installing a surface that is permeable. The
rainwater can then permeate down through the layer of paving and gravel, either
directly into the ground or into a channel or other water body.
The different types of permeable paving are:
x Gravel
x Interlocking brick pavers (no mortar is used)
x Grass reinforcement to prevent mud
Source: Tomy Lees Pollutants in the water (for example oil) are filtered out as the water passes
through
More information is available from:
.http://apps.rhs.org.uk/advicesearch/Profile.aspx?pid=738
;     <   ! 

Rainwater harvesting Collecting rainwater is another great way of reducing surface run-off during
storms. For more information please see the Water Re-use or Irrigation sections.

Green roofs A roof is made green by placing on top of the roof a medium in which vegetation
can grow. A waterproof layer is placed between the roof surface and the growing
medium. Green roofs absorb rainwater as it falls on the roof, reducing the amount
running directly off the building and   Green roofs also help to
keep the building cool in the summer and warm in the winter, and promote
biodiversity.
Before installing a green roof you need to check that your building’s roof is strong
enough to support the extra weight.
Source: BioRegional ~   “””   

Sustainable drainage systems If you are undertaking landscaping at your premises you could consider
incorporating sustainable drainage systems, which will not only help to prevent
flooding but will also promote biodiversity. Techniques include:
Infiltration trenches: Trenches filled with gravel that store water.
Swales and basins: Depressions in the grass that either direct water to a water-
course or store the water temporarily.
Source: BioRegional Ponds: Ponds can be designed to hold additional water during storms.

Building Futures Retrofit Module: A guide for non-residential buildings 60


Preventing overheating

What’s involved?
The first step to prevent overheating in your building is to make the most of any passive ventilation which is
available. Ensure that enough windows are open to allow air to flow through the building (for example, by
opening windows at opposite sides of the building). €     Q

Louvers or blinds External louvers or internal blinds allow light into the building but Cost of
keep out direct sunlight, this helps to reduce overheating on sunny fixed solar
days. They can be adjusted to allow more light in on overcast days. shading:
You can also incorporate solar PV cells into your windows to help around
with shading. £6,000 for
a medium
sized
Planning permission would be required for the installation of any office.
external shading device. They would also need to comply with the
Building Regulations.

Source: Marcus Lyon

Green walls and other planting Plants are well known for their cooling effect. If your building is
surrounded by lots of vegetation, it will remain cooler than a
building surrounded by paving, so think about growing plants, in pots
if you don’t have access to the ground.

If your building is in a built up area and planting in this way is not


possible, you could consider planting a green wall. You could have a
“green façade”, where climbing plants (for example, ivy) grow up the
wall. Or you could have a “living wall”, whereby plants are grown in a
medium which is attached to the wall. Living walls require greater
maintenance than a “green facade”.

More information is available from:


http://apps.rhs.org.uk/advicesearch/profile.aspx?PID=547

Source: BioRegional

Landscaping for cooling A well-designed landscape can reduce your heating and cooling
costs. On average, landscaping for energy efficiency provides enough
energy savings to return an initial investment in less than 8 years, by
including features which create shading such as deciduous trees that
prevent overheating in summer, but still allow light to enter the
building in the winter.

Building Futures Retrofit Module: A guide for non-residential buildings 61


Cooling

What’s involved?
If your building requires cooling then it is likely that savings can be made by upgrading the existing equipment or
replacing it with newer, more efficient technologies. In the meantime, ensure that your current cooling system is
well maintained as this will keep it running as efficiently as possible. In particular you should make sure that any
condensers for your air conditioning units remain un-obstructed and free from dust.
Energy efficient cooling measures can be funded through Enhanced Capital Allowances and the Energy
Efficiency Financing Scheme.
More information is available from the Carbon Trust Guide: Air conditioning technology guide (CTG005).

Upgrade air conditioning If you have an old air conditioning unit, consider replacing it with a new, more
efficient model.
This can result in a 25% reduction in energy demand for cooling. For a central air
conditioning system this would payback in 3-5 years. For an individual system the
payback period would be 10-20 years.
Planning permission for upgrading an air conditioning system would not be
required. However, it would need to comply with the Building Regulations.

Chilled beams Chilled beams are placed just below the surface of a ceiling. Cold water runs through
them and, as it does so, it cools the surrounding air which then sinks to the floor.
Warm air then rises causing a cycle of convection which keeps the air circulating.
Chilled beams use less energy for cooling than air conditioning units or ceiling fans.
They can also be used for heating.
This solution would not require planning permission. However, the installation
would need to comply with building regulations.

Absorption cooling Absorption chillers use a heat source to provide the energy required to operate the
cooling system. This can be an efficient way of providing cooling if it uses heat
produced by existing equipment such as computer servers or an industrial process.
More information is available from the Carbon Trust Guide: An introduction to
absorption cooling (GPG256)
(http://www.carbontrust.co.uk/publications/pages/publicationdetail.aspx?id=ADD0
01).
This solution would not require planning permission unless a flue is needed.
However, the installation would need to comply with Building Regulations.

Building Futures Retrofit Module: A guide for non-residential buildings 62

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