BedZED

10THEARUPJOURNAL1/2003IntroductionInearly1999theUK’sPeabodyTrustappointedArupaspartofthedesignteamfortheBeddingtonZero(fossil)EnergyDevelopment(BedZED).Peabody,oneofthelargesthousingassociationsinLondon,isalong-establishedandforward-thinkingsocialhousingprovider.Itmanagesalmost20000homes,andwithahistoryspanningsome150years,isconstantlyre-examiningthechallengesinprovidingurbanhomes.ThedesignappointmentwastheculminationofmanyyearsofideastestingbetweenArupandthearchitectBillDunster,whobeforestartinghispracticehadbeenaunitleaderspecialisinginenvironmentaldesignattheArchitecturalAssociationarchitectureschoolinLondon.Manyofthedebatesanddiscussionsinthisforumrevolvedaroundfullyharnessingrenewablenaturalresources,achievingclosed-loopmaterialuse,siteresourceautonomy,socialinvolvement,andhowallofthesecouldrespondtoever-increasinglifestyleexpectations.AtthattimehealsoworkedforMichaelHopkins&PartnersonseveralArupprojects,includedBrackenHouse1,InlandRevenueCentreNottingham2,PortcullisHouse,andNottinghamUniversity’sJubileeCampus3.Mostofthemhadhighenvironmentalaspirations.(1)Socialamenity(2)Financialeffectiveness(3)Reducedenvironmentalimpact•mixedtenure,hometype,andoccupiers•livingandworkingcommunityactivity•urbandensitycommunitycriticalmass•proximitytowidercommunityfacilities•privateopenspaceforhomes•sunlightanddaylightamenity•airqualityandcomfort•reducedneedforcar•localcarpool•community-ledmanagement•communityinternet•individualchoiceforcarbon-freelifestyle•housingassociationbuildcosts•affordable/keyworkeraccommodation•highdemandforprivatesaleelements•commandsmarginovermarketvalue•planninggaintoadddevelopmentvalue•live/worktoassistbusinessstart-ups•linksimprovepublictransportviability•addressesfuelpoverty•lowenergyrunningbills•Internetlinks:community/localbusinesses/service•zerofossilfuel•100%renewableenergyuse•zeroheatinghomes•passivesolarheating•PVpowerfor40electricvehicles•50%reducedpotablewater•on-siteecologicalwatertreatment•wind-poweredventilationsystems•lowembodiedenergymaterials•recycledtimber•reusedstructuralsteel•urbantreewastebio-fuelledCHP•improvedsiteecologicalvalue•landasafiniteresource•bikefacilities•recyclingfacilitiesBedZEDChrisTwinn1.BedZEDvirtuallycompleted.CarmileageCarownershipPublictransportAirtravelElectricityandgasWaterDomesticwasteOfficefootprintFoodOveralleco-footprintmanufacturemaintenanceroadinfrastructureenergyandpaperbutnotpackagingincludingtransportTypicalUKlifestyleBedZEDConventionallifestyleBedZEDIdealGlobalAverageGlobalAvailableOwnscarYearlyholidaysbyplaneRecycles11%Eatsoutofseason,highlypackaged,importedfoodOwnscarandcommutestoworkbypublictransportYearlyholidaysbyplaneRecycles60%ModeratemeateaterandsomeimportedfoodLivesandworksatBedZEDRecyclesofficepaperNocar-ZEDcarmemberTwo-yearlyholidaysbyplaneRecycles80%athomeLowmeatdietwithlocalfreshfoodLeaving18%ofbioproductivelandforwildlife0.450.090.410.320.040.000.300.300.300.150.300.450.100.100.0020.0010.0011.700.341.020.800.160.801.630.721.066.191.904.362.401.905000km/yr1000km/yr20peopleperclubcar4000km/yr4000km/yr22500kWh/yrelectricandgasWastewoodCHPinclandfilldiversioncreditBrownenergyandvirginpaperWastewoodCHPinclandfilldiversioncredit140litres/day91litres/day91litres/dayBrownenergyandvirginpaperClosed-loopofficepaperscheme0.9010000km/yr2.3.EcologicalfootprintforUKlifestyleinha/person,basedonafour-personhousehold(datasource:BioRegional).BedZEDsustainability‘triplebottomline’.THEARUPJOURNAL1/200311ExploringthedesignideasunderpinningBedZEDbegansomefiveyearsbeforeanypotentialclient,site,designfees,ordevelopmentcapitalwasavailable.BillDunsterhadpreviouslybuilthisownhousetoinvestigatesomeoftheideas,andtheclosecollaborationbetweenhimandtheArupteamenabledtheideastobedevelopedandtested,seekingtoaddressthesocialandfinancialaspectsoffuturesustainabilityalongsideecologicalimpactandresourceconsumption.BioRegionalDevelopment,acharitydedicatedtobringingsustainablebusinessintothecommercialmarket,recognizedtheproject’spotential.TheysecuredfundingfromtheWorldWildlifeFund(WWF)formarketingtheconcept,locatedthepotentialsiteinBeddington,southwestLondon,andintroducedthePeabodyTrust,aninnovativehousingassociation,asfunder/developer.AdvanceddetaileddesignworkwasneededtoprovethecostviabilitysufficientlyforPeabodytofeelconfidentenoughwiththeinnovationtoputinacompetitivetenderforthesite.Theirbid,althoughnotthehighest,wasjudgedwithitssustainabilityproposalsasofferingbestvaluebySuttonBoroughCouncil.ThiswasoneofthefirstoccasionsthataUKlocalauthorityhadacceptedsustainabilitybenefitsasaddingvalue.Thisneededtheapprovalofcentralgovernmentbecausepriortothisthelocalauthority’sobligationtosellpublicassetsforthebestvaluehadbeenassumedtomeanthebestprice.AplanningsubmissionwassubmittedinFebruary1999,withoutlineapprovalgiveninJulyandfullapprovalgainedinNovember1999.TheplanningapprovalincludedmanysustainabilityissuesinitsSection106Agreement.ConstructionstartedonsiteinMay2000withthephasedoccupancyduring2002.PeabodyTrustisoverseeinganextensiveprogrammeofpost-occupancymonitoring.Thec