Radian

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PROJECT NAME: Highfield Road
PROJECT START DATE: January 2009
PROJECT COMPLETION DATE: December 2009

PROJECT DESCRIPTION:

Radian's latest, award-winning, exemplar retrofit project, ‘Highfield Road’ in Petersfield, Hampshire, entails the refurbishing of 20 homes constructed from reinforced pre-cast concrete known as REEMA properties. These homes are classified as ‘hard to treat’ in terms of energy efficiency improvements, as they are of non-traditional construction and do not have cavity walls.

As well as drastically cutting carbon emissions, Radian wanted to provide its tenants with affordable, easily controlled heating. The comprehensive energy efficiency measures installed were designed to achieve an estimated 70% reduction in carbon emissions. In addition, renewable solar energy technologies (comprising hot water panels and electricity-generating photovoltaics) are installed on three properties that were unoccupied at the start of the project, as Radian could not afford to fit these to all properties due to the cost of the renewable technologies.

All the energy efficiency measures were initially installed in the unoccupied properties, as this enabled Radian to identify any likely problems and find solutions to these without disrupting residents. The processes were then refined before the core energy efficiency measures were rolled out on the 17 remaining homes, with the three unoccupied homes used as temporary accommodation for residents whilst the extensive work was carried out on their own homes down the street.

It is especially pleasing to Radian that, with the exception of the solar panels, all the refurbishment work has been managed and undertaken by Radian Services, its in-house contractor that has gained new skills in low carbon retrofit, including the training of local apprentices.

As a result of the retrofit, an 85% reduction in regulated emissions was achieved in properties where existing electric heating meant that the baseline emissions were initially higher.

These benchmark results that Radian has accomplished, exemplify how the Government’s target of reducing carbon emissions by 80% by 2050, through the Climate Change Act, can be achieved.

With the nation’s existing housing stock responsible for 27% of all carbon emissions, it is essential that a national retrofit programme of around 500,000 homes per annum commences and, Hampshire based, Radian is leading the way in defining and disseminating the retrofit process necessary to achieve this regionally, nationally and internationally.

Radian found the most dramatic saving in CO2 was achieved from the external wall insulation. To reduce the average 35% heat loss through the walls, 100mm of high performance insulation was applied behind a new external render system. To minimise the typical 25% heat loss through the roof, the thickness of loft insulation was increased from 150 to 300mm.

Further reductions in heat loss have been achieved by installing double glazing and draught proofing, including a new loft hatch, following air pressure testing that was carried out both before and after the refurbishment works. The best result achieved on completion was 5.14m3/(h.m2)@50pascalsair pressure improving in the range which is almost a 50% improvement on minimum building regulation standards for new housing.

Substantial savings were also achieved from the installation of efficient gas condensing boilers which are controlled via Thermostatic Radiator Valves.

The transformation of these obsolete, unmortgageable properties into desirable, warm eco-homes has had a profound effect on the area and more noticeably, the community, who are showing a renewed respect for their neighbourhood with the percentage of residents who actively recycle their waste showing a vast improvement.

Andrew Lee, the Chief Executive of the Sustainable Development Commission which is the Government’s independent advisor on sustainable development, lives in Petersfield;  “Radian is doing amazing things, which is all the more impressive as it is on my doorstep. The (Highfield Road) project is an incredible transformation taking place which you can see, not just in the improvements of the buildings, but on people’s faces.”

Other Radian project activities include the training of 175 organisations in retrofitting properties and developing new conceptual financial models to support the uptake in retrofitting. Radian has also recently been awarded a contract to undertake a full feasibility study by the Technology Strategy Board as part of their Retrofit for the Future competition.

Described as “A hotbed of innovation” by Sir Duncan Michael, chief judge of the Housing Corporation Gold award panel for environmental sustainability and “At the forefront of the sustainable movement” by Dr Caroline Lucas MEP, Leader of the Green Party; Radian’s experience has now helped to secure European Regional Development funding from South East England Development Agency (SEEDA) to undertake an eighteen month study to build capacity for low carbon retrofit in the South East region.

COST EFFICIENCY:

Data gathered by Radian revealed that on average, residents of these homes had spent at least £1,200 on gas and electric bills in the last year. Now the works are completed, bills are expected to be significantly lower and residents will also benefit from anticipated excess energy generated which will be sold back to the national grid for their own profit.

Export meters have been installed to allow residents to sell surplus output back to the grid. Radian estimates that around a third of the output could be exported in this way. With the current energy supplier, Scottish and Southern Energy, paying 0.28p per kWh exported, residents should be able to generate an income of around £100 per annum, to offset their fuel bills. The introduction of the ‘Feed in Tariff’ in 2010 could raise household income to over £350 per annum.

As part of the monitoring, a post occupancy evaluation survey of residents is being carried out to establish levels of satisfaction. Local scheme ‘champions’ (selected from the residents who have benefited from this work) will be encouraged to participate in the dissemination of the project.

Monitoring of energy use and running costs will be carried out continually now the project is complete, with a full review and analysis undertaken after 12 and 24 months. This will help to show whether the impressive, projected carbon dioxide reductions and running cost savings have actually been achieved.

All homes are compliant with the Decent Homes Standard and include new kitchens and bathrooms. The core package of energy efficiency measures applied to each home costs approximately £24,000. This figure increases to approximately £36,000 for the homes which benefit from the solar package.

Radian has secured 50% grant funding towards the cost of the solar energy via the government’s Low Carbon Buildings Programme. In addition, it is anticipated that around £1,000 per property will be secured from the energy suppliers’ Carbon Emissions Reduction Target (CERT) fund to help to fund the cost of the wall insulation.

HOW DOES THIS PROJECT DEMONSTRATE CO2 REDUCTION?

Further to the wall and roof insulation, double glazing and draught proofing retaining almost all of the heat generated, substantial savings were also achieved from the installation of efficient gas condensing boilers. These have controls that allow residents to ensure the heating is only on when wanted, and only in the rooms occupied via TRV’s. Savings will also be achieved through providing energy efficient light bulbs for all the fittings. For the same light output, these use around a fifth as much electricity as traditional tungsten lamps.

The photovoltaics that have been installed are expected to generate around 1,000 kiloWatt hours (kWh) per annum for each dwelling, providing approximately one third of the electricity needed to power lights and appliances. The solar thermal systems installed are expected to meet around half of the houses’ annual hot water requirements for non space heating.

In addition to energy efficiency improvements, water efficiency is also being addressed with the provision of dual flush toilets, low flow rate showers and water butts. Radian have installed water meters in the three decant homes and will be working with existing residents to see whether they could save money by choosing to have a free water meter installed.

As a result, a reduction in regulated carbon emissions of 79 - 85% was achieved in properties where the solar package was installed improving the Energy Performance Certificate band of E to a B, and from a Standard Assessment Process rating of 43 to 85.

HOW COULD THIS PROJECT BE REPLICATED BY OTHER LANDLORDS?

Radian are pleased that, with the exception of the solar panels, the retrofit work has been managed and undertaken by Radian Services, its in-house contractors, who have gained new skills in low carbon retrofit, including the training of local apprentices.

Radian is also undertaking the training of 175 organisations in retrofitting skills, developing new conceptual financial models to support the uptake in public and private sector housing retrofitting and the formation of regional retrofit pioneers networks.

Radian has always strived to disseminate all learnings and best practice to benefit other potential retrofitters, passing on the wisdom of its experiences. In November, Radian held a sold-out Retrofit Conference which presented the pitfalls and efficiencies apparent in reftrofit and supplied an expert panel to answer and discuss any questions raised from the floor.

Radian’s experience in sustainable development, and specific expertise in retrofit, has now helped to secure European Regional Development Funding from SEEDA to undertake an eighteen month study to build capacity for low carbon retrofit in the South East region.

The centrepiece of the project will see the whole house retrofitting of a street of 14 homes in Petersfield to an exemplar C80 energy and water efficient standard.

Presenting Radian with the Award for Energy, one national judging panel commented of this project, “This all-round package of measures demonstrates deliverability and promises real potential for replication – one to copy!”

HOW HAVE RESIDENTS BEEN INVOLVED?

With any major refurbishment programme, the involvement and support of residents is vital. In this project, Radian has totally involved the residents in the process from the outset. Residents were individually consulted during the conceptual design phase and kept fully informed throughout the construction phase, with regular resident and community focus group meetings.

The survey conducted during the initial consultation period revealed that residents wished to see improvements to the energy efficiency of their homes, and consequential fuel bill savings.

Due to the amount of work required, residents were asked to move into temporary accommodation, within the same street, whilst the work was completed. Radian appointed a dedicated Community Development Officer for this project to help ensure that this process ran as smoothly as possible, and the upheaval to residents was minimised.

Residents were kept informed of progress through a monthly newsletter. In addition, detailed home-user manuals were provided to all residents when they moved back into their newly refurbished homes and further training offered. This will help to ensure that the various technologies deliver the maximum environmental savings.

A suggestion box was provided so that refinements could be made. A residents’ focus meeting is also planned, to give residents the opportunity to voice any concerns and get any questions answered.

Radian is also running an energy saving campaign focusing on helping residents to change their behaviour and attitude to environmental awareness. As part of this approach ‘current cost’ electrical display meters and ‘power-down’ devices have been issued to residents.

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