The Environmentally Responsible Construction and Renovation Handbook
Chapter 1 - Overview
1.1 Introduction
For many years, Canadians have been saying they are worried about the state of their environment. They have expressed concerns about pollution, about the management of resources, and about the effects of past and present decisions on future generations. In 1993, 76% of Canadians told pollsters they would pay at least 10% more for "green products" and 87% of Canadians said they would pay more to avoid harmful household products such as paint. Economic downturns removed some of the focus from environmental issues. However, a recent study, released in February 1998, suggests that the green pendulum is swinging back and Canadians are once again concerned about the environment. Canadians support actions to limit climate change and 73% put environmental protection ahead of economic progress.
These concerns are part of a major challenge facing us as we start the twenty-first century the need to consider human activities within an ecological framework. Recognizing the links between human and environmental health requires a fundamental change in attitude. It must also be understood that technology will not by itself solve all the problems we have created. We require a commitment to working in harmony with the ecological systems that support us.
The constructed environments that Canadians inhabit are intrinsically linked to our natural environment. A significant portion of our annual resource expenditures is consumed by the construction industry, largely because of traditional material selection procedures and renovation and construction practices. Apart from structural suitability, the main criteria for selecting building materials until recently have been the up front costs and aesthetics. Environmental criteria have been all but ignored.
Waste generation and disposal constitute another important environmental issue facing the construction industry. In 1995, Canada produced more solid waste per capita than most other countries. This waste puts enormous stress on the environment. It clogs landfill sites, polluting the soil around the landfill and, in some cases, contaminating water supplies. At present, construction, renovation and demolition (CRD) waste represents about one third of the 20 million tonnes of solid waste sent to landfill in Canada each year.
Incineration of mixed solid waste requires a costly capital investment and substantial ongoing operation and maintenance. It often leads to the release of heavy metals such as mercury and cadmium into the environment. Incineration also leads to the creation of some dioxins. Specialized incineration of a controlled flow of pre-sorted waste can be less harmful, but only if proper burning temperatures are maintained and emissions are checked regularly. As a result, incineration is not a preferred option, even under controlled conditions.
Dumping or burying waste is another growing problem. Many existing municipal landfills are expected to reach capacity within the next few years, and space for additional landfill sites is at a premium. Landfill and incinerator tipping fees have risen by about 500 per cent since the mid-1980s and will continue to increase as the problem becomes more critical. These and other indicators suggest the amount and type of waste being produced is not sustainable.
Energy and water use can also create environmental impacts. Significant environmental issues such as greenhouse gas emissions, acid rain, ozone layer depletion, the flooding of lands for large hydroelectric projects, and the disposal of radioactive waste are all symptoms of our energy demands. Similarly, shortages of clean water, pollution and the impacts of energy use are symptoms of our demands for water.
If buildings are not designed and operated with energy and water efficiency in mind, large quantities of these resources can go to waste. Often, building occupants are not even aware of how inappropriate use of energy and water affects the environment. The problem is compounded when management concerns are about more immediate and more obvious problems. In turn, energy and water conservation is put "on the back burner".
Another issue, and one less often addressed, is the challenge of creating healthier building environments. Sick Building Syndrome is the term used to describe office buildings in which employees experience fatigue and other reactions to pollutants present in the air. Products and materials traditionally used in the construction trade include a multitude of hazardous chemicals, many of which can take years to 'off-gas'.
The good news is that recognition of these problems has resulted in numerous opportunities to reduce the negative impacts of traditional practices. These opportunities are multiplying all the time. Through education, federal building property and facility managers can help the federal government meet its environmental stewardship objectives.
In recognition of these factors, Public Works and Government Services Canada (PWGSC) in partnership with Environment Canada has initiated a process to ensure that environmental factors are taken into consideration during all project phases in the development of office space. The Green Office Building Plan (GOBP) has been developed in response to this need. The GOBP has been written to address primarily the needs of Renovation, Recapitalization and Fit-up projects, which make up the majority of the office space projects in which PWGSC is involved. When the process has been refined and tested, it will be applied to all federal office space projects in the future.
Real Property Services (RPS) classifies renovation projects in three types:
- Major renovations involve the removal and/or replacement of building structure components;
- Fit-ups and routine repair and maintenance projects involve changes within the building structure that are completed in order to meet tenant needs;
- Tenant service renovations involve modifications within the building undertaken by the tenants as opposed to RPS. RPS is usually in a position to assist the tenant in diverting the waste associated with these types of projects from landfill.
The Environmentally Responsible Construction and Renovation Handbook; Edition 2 forms Part B of the GOBP (Green Office Building Plan) and is a Technical Guidebook to address the GOBP requirements which must be taken into consideration in all renovation, recapitalization and fit-up projects.
It builds on the Environmentally Responsible Construction and Renovation Handbook, which was used extensively by many federal government staff. Some technical sections have been added to provide more complete guidance on implementation of Green Office projects.
The first version of the "The Environmentally Responsible Construction and Renovation Handbook" was a collaborative effort of the Office of Federal Environmental Stewardship, Environment Canada, and of the Real Property Branch, Public Works and Government Services Canada. The 1999 version of this document was updated to provide the staff of Public Works and Government Services Canada with direction towards meeting the goals of their Sustainable Development Strategy.
This Technical Guidebook has been prepared for portfolio and asset managers, project managers and building professionals, leasing agents, accommodation users and property managers to assist them in planning and undertaking renovations in an environmentally responsible manner, and to achieve Green Office Building Plan (GOBP) status. Building operators and property managers in the private sector will also find this document useful. Although the emphasis of the handbook is on environmentally responsible renovation, many of the principles and guidelines also apply to new construction projects.
Today's facility managers face a range of challenges associated with operating in the new century. They have to deal with downsizing and significant budget reductions, as well as a growing number of regulations, codes and standards. The information presented in this guidebook provides assistance in dealing with these challenges. It introduces a number of approaches now available for combining practical renovations and construction decisions with environmental considerations, while still remaining cost effective.
1.2 The Global Environment
Our quality of life is linked to the state of the environment. It has been generally accepted that almost every activity has an environmental impact. Buildings are a major consumer of natural resources, through both their construction and operation. Each time a resource is extracted, processed, manufactured and disposed, the environment is altered.
Many traditional building materials are directly or indirectly associated with various types of global impacts: global warming, acid rain, emissions that contribute to the depletion of the ozone layer, toxic wastes and declining landfill space. These impacts are the consequences from the extraction of raw materials, processing procedures, shipping, installation practices, use, maintenance, and disposal.
It has been acknowledged that there are foreseeable limits for many nonrenewable energy and material resources. These limits are, in part, attributed to demands for consumer and building products, which have outgrown sustainable consumption rates. Environmental depletion is evidenced through increased pricing, inferior quality raw materials, and decreased availability. Consumers usually view these situations as, market fluctuations, not as the result of an overall environmental problem.
For example, natural disasters in the southern United States in the last few years have necessitated an increased demand for cedar lumber. Cedar is a traditional building material in these regions due to its natural resistance to insect infestation. This increased demand has been evidenced by the escalating price of cedar lumber. Most consumers view this scenario as the economic fall-out of supply and demand. The truth is that consumer demand is exceeding current sustainable production that is maintained through the issuing of cutting permits and other forestry industry limitations.
Demand driven scenarios, the use of high volume, highly mechanized and energy consuming manufacturing processes and low labour requirements have a direct effect on the environment and it's inhabitants.
1.3 Environmental Stewardship
Scientific research has confirmed what environmentalists proclaimed in the 60's - human's disregard for the environment has resulted in profound environmental damage.
Economic growth experienced in the 1950's and 1960's was based on unchecked exploitation of natural resources. However, costly litigation, loss of public trust, worsening environmental conditions and consumer backlash, has shifted the perspective of the business community. Many businesses and corporations are realizing that good business practices include environmental accountability.
Many construction materials are now recognized as sources of pollution. Paints, solvents and pressure-treated wood, to name only a few, threaten soil and groundwater resources, especially when disposed of improperly. Allowing unsorted CRD waste to end up in landfill is not a viable option. More stringent disposal safeguards, such as liners and leachate systems in landfill sites, are a positive step. However, the problem of land availability remains, and rising tipping fees for hazardous waste are an indication of the problem. The only real solution for the future is to reduce the presence of toxic substances in the air, soil and water altogether.
1.4 The Regulatory Agenda
Legislation directly addressing issues of environmental concern has already been adopted in most developed nations. The Earth Summit, held at the United Nations Conference on the Environment and Development, in Rio de Janeiro addressed environmental issues at a global scale in 1992. One of the most notable accomplishments of this conference was the tabling of the Bruntland Report that was developed by the World Commission on Environment and Development under the auspices of the United Nations Environment Program in 1988. In this report, the term 'sustainable development' is defined as development that "allows the needs of the present to be met without compromising the ability of future generations to meet their own needs".
This 1992 Rio conference served to bring environmental issues to the forefront. As concerns for the environment have gained global recognition and support, governments are developing legislation to ensure that their exports are manufactured in accordance with the new environmental guidelines.
The Government of Canada is committed to making it's operations more environmentally friendly by integrating environmental and sustainable development considerations into the way it does business. Revisions to the Auditor General Act, passed in December 1995, allowed for the establishment of a Commissioner for the Environment and Sustainable Development, who is responsible for ensuring that the Government is following through on its environmental commitment.
The Directions on Greening Government Operations released by Environment Canada in 1995 identifies seven areas of operation where departments are expected to focus their environmental activities: procurement, waste management, water usage, energy use, motor vehicle fleets, land use management and human resource management. The document also provides examples of "best practices" for each of the seven areas.
The Greening of Government initiative presents challenges and opportunities at every level. It requires the ongoing search for solutions to environmental problems, and the active participation of all federal government employees.
The government also has ongoing commitments to improve its environmental performance in the areas of pollution prevention, waste reduction, the phase out of the use of CFCs, and reduction of greenhouse gases.
Each federal department was mandated to table a Sustainable Development Strategy (SDS) to Parliament before December 31st, 1997. Each SDS outlines the overall plan on how the department will translate its sustainable development goals and action plans into concrete policies, operations and programs. Achieving these targets will require active and continuing involvement at all levels of departmental activities. The Commissioner will evaluate each department's progress every three years.
Sustainable development requires a proactive approach to planning in which ecological objectives become a governing factor.
1.5 Health Concerns
There are several ways building materials can impact upon human health.
- Firstly, there is human exposure during the manufacturing process.
- Secondly, there are associated health effects during installation procedures.
- Thirdly, there are health impacts during use and maintenance.
- Lastly, there is exposure during both removal and disposal.
Most people are now aware that interior environments can impact upon their health and well being. Poor indoor air quality, inferior lighting and inadequate ventilation rates are only a few of the factors that contribute to sick building syndrome, building related illness and unhealthy interior environments.
Incorporating environmental responsibility into construction activities requires the recognition of the relationship between human health and indoor air quality. More and more, people are experiencing a lower tolerance to chemical emissions. Many products and materials traditionally used in construction are known to be toxic. Some adhesives contain hazardous solvents such as xylene, toluene and acetone, solvents that remain in a highly volatile state until the materials 'cure'. Other materials, such as paints, finishes and certain types of composite wood products, may contain formaldehyde which can be toxic, or at the very least irritating.
Human health is a complex interaction of many factors, some of which are determined by heredity, diet, age, general health and exposure. Airborne pollutants, toxins, moulds and mildews, particulate, humidity levels, ions, radioactive elements, light, electromagnetic fields, temperature and noise can additionally affect human health. The problems associated with indoor air pollution can be resolved only partially by mechanical means such as exhaust ventilation, which simply redirects the pollutants elsewhere. The best strategy for reducing exposure to toxins and related health risks is to minimize or eliminate pollution at the source.
1.5.1 Health and Tradespeople
Conducting renovation and construction activities in an environmentally responsible way requires a recognition of the need for safer working conditions for tradespeople, and the need to help reduce the burden on the environment as a whole.
Since tradespeople are repeatedly exposed to toxic materials, the risk of long-term health complications, such as respiratory disease, skin problems, nervous disorders, organ damage and chemical hypersensitivity are ignificant. The selection of products that have been manufactured or processed using materials and practices that reduce toxicity and provide lower emission rates, allows for the creation of healthier working conditions for tradespeople.
Great care should always be exercised around clean-up procedures. Irresponsible clean-up and disposal practices can place people at risk and cause additional pollution of natural environments. Application and disposal procedures should always include the use of protective gear and proper ventilation.
1.5.2 Employee Health
Many people are becoming more concerned about the impacts of their interior environments on their health and on their ability to perform tasks effectively. Disorders such as asthma and allergies, immune system dysfunction, decreased attention spans and chemical hypersensitivity are being linked to poor indoor air quality. The chemicals emitted from building materials, office furnishings, equipment or cleaning products all contribute to unhealthy indoor environments.
By increasing the understanding of the link between human health problems and work environments, building and facility managers can ensure that renovated or retrofitted federal government office spaces are healthy places to work. The benefits include improved well being and productivity, fewer health-related complaints from employees, and reduced incidences of illness. These benefits can easily offset higher costs for materials.
1.6 Resource Management
The availability of some raw materials has decreased significantly during recent decades due to the rate at which we consume materials - both non-renewable and renewable - and the fact that we are not creating appropriate opportunities for renewable resources to replenish themselves. As a result, we must continue looking for ways to reduce our impact on both non-renewable and renewable resources.
With any Resource Management issue, the system should be designed to minimize (reduce) as much as possible, reuse resources which can not be reduced, and finally recycle resources when all reduction and reuse options have been implemented.
Products and materials with recycled content are becoming more readily available and are a partial answer to problems of resource depletion. Recycling materials helps to create closed-loop manufacturing/purchasing cycles, significantly reducing the need to extract raw or virgin materials and reducing the amount of solid waste ending up in landfill sites.
Resource management also involves using energy and water more efficiently. Canada's total energy use is the highest per capita of any country, and some is generated from non-renewable resources such as oil and coal. The percentage of energy use from fossil fuels varies considerably by province. The construction industry can help to alleviate these serious problems by increasing the energy efficiency of office buildings and retrofitted spaces, by designing and building with water conservation in mind, and by encouraging the use of products and materials that are less resource - and energy-intensive.
1.7 Green Office Building Plan - Part B - Technical Guidebook
Part A of the Green Office Building Plan (GOBP) contains checklists to guide the incorporation of "green" considerations at various times throughout the office space planning, design and construction phases.
This handbook (Part B to the GOBP) provides more detail on energy conservation and efficiency, water conservation and on waste management practices which maximize waste diversion.