Risk assessment and sustainable planning

Seminar organised by consultancy firm STATS highlighted the growing importance of environmental and sustainability issues in the built environment.

Speakers at a recent seminar organised by consultancy firm STATS, highlighted the growing importance of environmental and sustainability issues in the built environment.

STATS Chairman Adrian Marsh opened the proceedings by pointing out that the seminar's location in Pall Mall was conveniently sited just outside London's flood plane, whilst our political masters in Westminster were less fortunately placed.

This set the scene for subsequent speakers, all of whom emphasised that whilst the environmental issues that face society are considerable, the solutions lie within our grasp.

Clive Griffiths, Environment Director at STATS, sited a number of historical examples in which Man has harmed the Environment and in doing so learned a number of painful lessons.

For example, the Clean Air Acts were created in response to the Great Smog of London.

However, Griffiths believes that the general approach to environmental issues is changing gradually from being reactive to proactive.

This proactive approach has been catalysed by the recognition that asset values are being affected by environmental risk, or perhaps more accurately, the perception of risk.

Risk being the probability that an adverse effect may arise from a particular hazard.

One of the greatest risk factors affecting all properties in the UK is flooding and Dr Paul Webster, a Director of Hydro-Logic gave a presentation that examined the evaluation of flood risk and how it has been built into the Planning process.

The ODPM has recently published a draft document PPS25 that provides revised guidance for undertaking flood risk assessments and some Institutional changes.

It provides a flood zone matrix for England that links with the published flood zone maps.

This document defines levels of vulnerability and identifies areas both suitable and unsuitable for development.

It also defines those areas in which an 'exception test' could be applied.

Under such circumstances, applicants have to satisfy four steps:.

1.

The development should make a positive contribution to sustainable communities.

2.

It should exploit brownfield land where possible.

3.

A Flood Risk Assessment should demonstrate that risk levels are acceptable 4.

The development should contribute to the reduction or management of flood risk.

Many of the delegates work in the planning, design and construction sector and Dr Webster emphasised that development should not lead to a loss of flood plain storage or to an increase in run-off.

These issues can be accommodated at the design stage by provision of compensation storage, minimising the impermeable area, employing flood water storage and by creating infiltration areas.

Dr Webster concluded by reminding the delegates that sea levels are rising now - the Thames Barrier is already being employed more frequently and if we are to rise to the challenge that this presents, there will be a need for greater unification between Developers, Government Agencies and Planning Authorities.

The following speaker, Tony McNally Managing Director of Climate Change Solutions, reminded delegates it has been estimated that a flood that breaches London's barriers would cost from and#65533;80 - and#65533;100 Billions to remedy.

This figure unsettled McNally's audience, however, he went on to provide even more alarming information on the implications of global warming.

He drew attention, for example, to the debate on 'tipping points' - delicate thresholds where a slight rise in the Earth's temperature can cause a dramatic change in the environment that itself triggers a far greater increase in global temperatures.

For example a tipping point exists at which a thaw of the Western Siberian permafrost will take place.

Researchers who have recently returned from the region found that an area of permafrost spanning a million square kilometres - the size of France and Germany combined - has started to melt for the first time since it formed 11,000 years ago at the end of the last ice age.

The area, which covers the entire sub-Arctic region of western Siberia, is the world's largest frozen peat bog and scientists fear that as it thaws, it will release billions of tonnes of the greenhouse gas methane.

Closer to home McNally said that 50% of all UK greenhouse gas emissions come from buildings and that 50% of landfill is derived from the construction sector.

At this point McNally urged delegates to adopt the stance exemplified by Tim Smit during the early days of planning/fund-seeking for the Eden Project - in facing the challenge of global warming, it is vitally important that we fight hard and refuse to accept defeat.

However, despite the many reasons for alarm, there are signs of hope.

George Bush recently acknowledged America's destabilising 'addiction to oil'.

McNally nearly fell out of his chair on first hearing these words.

There are other positive signs of political will.

The Chinese are building 'Eco Cities', over 200 US cities have signed up to exceed the Kyoto targets and Ken Livingstone Mayor of London, has announced that the Thames Gateway will be 'carbon neutral'.

In addition, building intelligence will play a significant role in the future in reducing energy consumption for lighting, heating and refrigeration.

In summary, McNally reminded delegates "This generation is faced with a huge responsibility - greater than that faced by any other".

"However, if we collectively use our brains we can become part of the solution and not the cause of self annihilation".

Delegates were reminded that a further opportunity to examine sustainability and climate change issues within the context of the built environment would be available at the 'Cities Action Summit' in London on 3 July 2006 (www.climate-change-solutions.co.uk ) The final speaker, Richard Greer Associate Director at Arup Acoustics, emphasised the importance of acoustics to the sustainability of our urban buildings and streets/public space.

The acoustic design of living and work places has a significant effect on stress and comfort levels and Greer explained how good acoustic building design can perform a vital role in the creation of environments that are pleasant to live and work in - and which maximise property value.

In noisy cities internal noise levels can be reduced by sealing buildings, however, this creates a need for air conditioning.

This is inherently unsustainable and will add to climate change.

Greer outlined good practice and innovative techniques available for the design of buildings that reduce internal noise levels combined with sustainable natural ventilation solutions.

Greer noted that noise in the external environment is also critical.

Noise levels have an important effect on people's comfort and property value.

Hence just as the Environment Agency is creating a flood map, so DEFRA is creating a noise map of the UK.

Looking to the future Greer suggested soundscaping our cities is likely to be important in the next wave of urban regeneration which seeks to create environments that are attractive to families, thus reducing emissions from travel/commuting (the residential component of current regeneration sites is usually buy-to-let or for a young demographic that accept noise as part of the 'buzz' of the city).

Naturally, acoustic design is more complicated than a simple reduction of noise (unwanted sound).

High sound levels are not always unwanted.

For example, in assessing a new road or rail scheme a 3 dB change in noise levels is often considered a significant change in terms of disturbance and yet Greer has recorded a 25 decibels increase at the start of a dawn chorus in May and no one considers bird song a nuisance! Also whilst traffic noise is generally regarded as unwanted, some traffic noise helps guide the visually impaired.

Several examples in which 'sonic art' is being used to improve the environment in urban public space were cited as well as passive interventions such as the use of the sound of moving water (e.g fountain) to mask residual road traffic noise.

Greer finished by noting that acoustics is central to good communication and communication is key to ensuring that we shape a more sustainable future.

Seminar Chairman Richard Fiddes, a partner at King Sturge, drew the proceedings to a close by leading a general discussion on the ways in which local authorities can set an example on sustainability issues and how the levels of risk to the built environment will result in some property becoming uninsurable.

Doubtless the conclusion that there will be a greater need for risk analysis will be welcome news to seminar organisers STATS.

In summary, it is clear that sustainability and environmental issues such as flooding, air quality, noise and vibration, contaminated land and energy efficiency, all have a substantial and growing effect on property and investment values.

In order to meet the challenges that these issues represent it will be important to adopt a proactive approach both in terms of resolving existing problems and in future planning and design.

Let us hope that our political masters do not need to get their feet wet before sufficient progress is made.

Back to top