Solutions and choices related to new-build construction and renovation of properties considerably affect both the environmental impact of properties and on how functional they are throughout their life cycle. Even at the planning stage several aspects need to be taken into account because of their impact on the energy efficiency and life of a property. These include preparing the ground,fitting the building in with its immediate surroundings, functionality of space utilisation and modifiability, housing solutions, choice of the energy source, materials used,furnishings and supplies.
Where new buildings are concerned, attention is paid both to the building itself, as well as its close surroundings and how it fits in with the surrounding urban structure. For Sponda, the fact that its properties are centrally located is important. A large part of Sponda’s properties are located in areas that have good public transport connections. In the early stages of building projects (that is: in the feasibility study and planning stages) major decisions are made that will affect the energy efficiency of the property, its environmental impact and its functionality as a healthy working environment, throughout the life cycle of the building. Choices made in construction and renovation projects also have an impact on the users’ ability to make energy efficient choices when operating in the property.
At Sponda, the starting point in designing office buildings are the planning guidelines. They play a key role in the development of an adaptable and energy efficient building. The guidelines portray the desired quality with the aid of technical arguments and system descriptions, and in many areas their values exceed the general level required in building codes and regulations. The planning guidelines for renovation projects are being updated to include environmental aspects more specifically. The process for commissioned construction will also be revised, for instance by adding items related to environmental responsibility into documents.
In 2010, Sponda defined a technical concept for a low energy office building that will be implemented in all new properties. In order to achieve the national and international emission targets and to fulfil stricter requirements for new buildings, a passive energy building concept will be defined in 2011.
Increased demand for environmental certificates in properties
Interest in property-specific internatioinal environmental certificates has increased significantly. Sponda applies either LEED or BREEAM certificates for its properties. Sponda has already obtained LEED® (Leadership in Energy and Environmental Design) Silver Environmental Certification for an Existing building for its office property at Sörnäistenkatu 2 in Helsinki and BREEAM In-Use environmental certification with a Good rating for office property at Porkkalankatu 22 in Helsinki.
The LEED (Leadership in Energy and Environmental Design) certification system, originating from the United States, has quickly become an international environmental classification for buildings, offering a model for guiding sustainable construction and for reducing costs incurred by maintenance of properties as well as environmental loads. Another similar environmental classification system is BREEAM (Building Research Establishment’s Environmental Assessment Method), originating from Great Britain. BREEAM controls the planning, construction and use of a building and reviews environmental impacts considering management, consumption of energy and water, materials used, land use and traffic, for instance.
At the end of 2010, six of Sponda’s properties were going through a certification process. In connection with the LEED certification process for the existing building at Sörnäistenkatu 2 in Helsinki, it became evident that Sponda’s own criteria and requirements correspond to a large extent to the international higher level criteria of this certificate. From 2011 onwards, Sponda will apply for an environmental certificate for all its new-build properties.