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DESIGN AND IN-USE: CLOSING THE PERFORMANCE GAP

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As we drive the performance of our building stock, it is becoming clear that one of the key challenges we must address is narrowing the gap between design and actual performance. The industry needs support to ensure we use more accurate modelling and data in order to understand how the building will perform in operation. If we don’t, the gap in performance can be as big as 200-450% greater than predicted.

With project costs squeezed and ‘value engineered’, all too often performance suffers. By allowing design teams more time to spend on modelling and considering how the building will be used by its occupants, rather than being forced into ‘default values’ and specification, we will go some of the way to eliminating this performance gap.

Understanding the gap

The performance gap has two components: the compliance gap and the actual performance gap. The modellers estimate 50-70% is the compliance gap and can be solved by more realistic modelling mirroring the conditions more closely. The reasons for the second and larger actual performance gap are generally unknown. There’s speculation about this and assumptions, but little in the way of hard evidence.

When a building is managed effectively, property value is maximised. A high performing building will ultimately generate maximum profit via high and continuous rental income, low operating and maintenance costs and low depreciation.

Modelling tools are used for compliance, which means they use standard default values for the building design. All the operational plant which controls the building is then set at these ‘standardised driving’ conditions and the occupancy density (i.e people versus square metres) is based on industry averages.

As a result these standard default values underestimate the usage by up to 100%. Software is used to meet building regulations and energy performance certificates, as well as being used for ranking rather than the operation of the building. When you pass the design stage, it’s essential that real numbers are inputted and this can be done via modelling techniques such as the Green Deal software developed by BRE. This allows users to tailor the usage of the building to match real operating conditions in. It allows you to work out what it should and shouldn’t be.

But from that point onwards much depends on how well the building is commissioned; what maintenance strategies and schedules are put into place; and how the building is managed. If this doesn’t happen you begin to see divergence. Buildings need to be commissioned properly with particular attention made to control systems and the needs of the occupants.

The power of management

Building management systems (BMSs) and building energy management systems (BEMSs) are powerful tools in ensuring that buildings are run efficiently and provide the desired environment for the occupants. As technology becomes cheaper and advances more rapidly, control systems need to be flexible, upgradable and have the facility to easily communicate and integrate with other systems.

However, care needs to be taken in their operation, and staff using these systems need to be fully trained. Ongoing commissioning and preventative maintenance needs to be carried out to ensure the potentially large energy savings are realised, operational costs are controlled and expensive failures do not occur. End-user needs should be taken into account, while staff training and awareness-raising should be carried out to get the building’s occupants involved.

Ongoing commissioning is essentially a higher form of maintenance. Maintenance simply deals with faults. It’s also important to consider management issues. Is the right environment being provided? Is it being provided in the proper place? Is the building being turned off at the right times?

If it is not managed properly, the performance gap will only get worse. Modelling doesn’t help with the building in-use but baselines the building predicted performance. It starts by putting decent controls in so things are turned off when they are not occupied. Once you have control of the building, you can put the management systems in place so that building is optimised for energy usage.

Focus on people

One of the most important things to remember is that a building is built for the occupant. In terms of costs, staffing is around 95% and workplaces are key to productivity. Any reduction in productivity has a large effect on a business’s bottom line; after all 95% of operational costs are the staff. Buildings therefore need to be efficient, responsive and innovative, which is why it is so important to optimise the environment in first place.

It’s imperative that the industry treats the underlying causes not the symptoms. It’s like the heart problem analogy. A surgeon might repair a damaged heart with a stem cell but not treat the inherent diet and lifestyle issues.

One of the main problems is that architects are not bringing the design teams early enough in the design process. The later you do this, the more expensive it gets and reduces the benefits in the long term. By engaging with the performance gap, it’s possible to deliver the triple bottom line of people, planet and profit.

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UK Construction Week 2017 provides a vital boost of optimism and record attendance

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UK Construction Week closed its doors last week on its most successful outing in its three year history, with a record 33,697 construction professionals attending over three packed days of business, networking, discussion and celebration. The increased attendance represents an 11% increase year on year, proving that a large scale construction event for the whole sector is needed for this vital part of the UK economy.

UK Construction Week 2017 provided an opportunity for construction firms of all sizes to gain competitive advantage, as well as learn how to deal with BREXIT, seize the advantages offered by modern methods of construction and how we all tackle the skills shortage. These debates were held in front of the nation’s media including BBC Breakfast, ITN, Sky News and regional news outlets, bringing construction front and centre of national debate.

Nathan Garnett, Event Director for UK Construction week commented “This was a big year for UK Construction Week. It was only our third year, but to get an 11% uplift in attendees is a real stamp of approval that we are delivering the kind of innovative, forward thinking, national event that brings the whole sector together. It has proven itself as the place to meet and do business, and look at how we tackle the enormous challenges to come in the years ahead. It is also a massive celebration, with thousands of professionals attending a variety of awards over the three days.”

Mark Farmer, author of the landmark Modernise or Die report spoke at the event and said “UK Construction Week brings together a massive cross section of the construction industry so not to be here would be a lost opportunity”.

Visitor feedback has been phenomenally positive, with innovation and solutions provided by over 650 exhibitors: “Regulations are changing all the time, and a lot of the guys here have solutions we need to know about so, this is a one stop opportunity to meet all of those people” Russell Shellard, Managing Director of Bramdean Construction.

Key industry brands have commented on the events success, and a large number of them have already confirmed their return for 2018.

James Fairclough, Head of Marketing for CEMEX said “We have had another great year at UKCW talking to many new and existing customers. We felt it was a perfect event to launch our new ‘neogem’ aggregates range which received a massive amount of interest. We have already booked for 2018 and are looking forward to yet another successful event next year!”

“UK Construction Week is more than a trade show; it’s where you do business. First time exhibitor but what a successful week we had!” Katrina Gates, Client Engagement Director, TLC.eu

Companies who have already made their commitment to UK Construction Week 2018 and the 9 dedicated events within it include Rockwool, CAT, Velux, G2 Energy, Steico, Fundermax, and Lumineux. The number of companies stating their commitment to UKCW in the week after has quadrupled year on year

The amount of press surrounding this year’s event also meant the visitors were coming from further afield, shining a spotlight on UK companies. “The show brought a high quality, broad spectrum of customers from all areas including London, home counties, North East, Midlands, Ireland, Middle East and even the Seychelles.” commented Surfaces & Materials exhibitor, John Barham from Barham & Sons.

The plethora of partners to UK Construction Week gives it the ability to bring everyone together. Lead partner for Timber Expo, TRADA comments: “The Media 10 team are very passionate about Timber Expo, as they are for UK Construction Week and all their other shows. It was great to see plenty of engaging stands and features this year. I encourage every company selling wood-based solutions and products to pull together, get involved and help make the ‘timber pie’ bigger.” Rupert Scott, Membership and Marketing Manager, TRADA.

Plans are already well underway for the 2018 event with a large amount of space already committed to by exhibitors and a number of new innovative features and events planned, next year promises to be even bigger and better for UK Construction Week.

UK Construction Week 2018 is set to take place from 9 – 11 October, please visit www.ukconstructionweek.com for more information.

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