The Scottish Government is consulting on new regulations that will require non-domestic building owners make improvements to the energy performance of larger properties.

The regulations will be made under Section 63 of the Climate Change (Scotland) Act 2009, and will be an update to the The Energy Performance of Buildings (Scotland) Regulations. The new regulations are scheduled to be in place in 2014.

Legislative background

As part of its contribution to the international effort required on climate change, the Scottish Government is committed to achieving an 80% reduction in Scotland’s emissions by 2050 and a 42% reduction by 2020 through the Climate Change (Scotland) Act 2009.

Buildings account for over 40% of the carbon emissions in the UK but less than 1% of the existing stock is replaced by new buildings each year. Emissions reductions will therefore take place very slowly through regulation of new-build alone, and attention is turning to existing properties.

Intended outcomes of policy

That non-domestic building owners make improvements to their larger properties. This will mean some buildings will become more energy efficient and abate carbon. If owners are not ready to make improvements, they make arrangements for measuring and reporting their operational energy use until they can make improvements. Operational ratings will make building users more aware of energy usage, the carbon footprint of their building and any processes. This will encourage energy savings and carbon abatement.

Platform for policy

The policy builds on the use of energy performance certificates (EPCs) for commercial property. EPCs give building owners a calculated indication of their building’s emissions and energy use. They also give recommendations for physical improvements to the building. EPCs are required when buildings are sold or leased. Using EPCs as the platform for the policy means that a separate assessment is not required and the cost of implementing section 63 is less.

How the policy will work

The building owner, after obtaining an EPC (on sale or new lease), must carry out certain prescribed improvements to their building. There is also an opportunity to carry out alternative improvements that are equal in carbon abatement. The owner may pass responsibility for doing improvements on to the new owner (this would likely be negotiated as part of the sale). The owner may allow the tenant to organise and do improvements but ultimately the owner is responsible (this would likely be negotiated as part of the tenancy agreement). The owner is given 3 ½ years to do the physical work.

However if they are not in a position to do the work they may extend the time to do the physical improvements indefinitely by entering into arrangements for measuring and recording operational ratings.  This will be the equivalent of the Display Energy Certificate, as currently used on public buildings in England & Wales.  The requirement to have an annual “DEC” is a lower cost option. The qualified person who does the EPC on behalf of the owner can assist the building owner with decisions.

Broad exemptions from the proposed regulations

The following categories of buildings are likely to be exempted:

• Less than 1000m2 in floor area (acts as a proxy to exempt SMEs)
• Where the owner takes up a Green Deal (a UK Government funding mechanism, such owners are already making improvements)
• Buildings that meet the building regulation energy standards introduced in 2002 (these buildings are already reasonably energy efficient)

Likely Timescale For Introduction of the Regulations

The Scottish Government is currently consulting on the details of the proposed regulations, with consultations due to close on 23 May 2013.  Implementation of the new regulations is expected in 2014, though no set date has as yet been agreed.

How EPCA can help

We are accredited EPC assessors for commercial property in Scotland, and England & Wales. EPCA are also a firm of Chartered Building Surveyors.  We are well placed to offer advice both on the details of energy performance certification and the specification, financial appraisal and project management of any energy improvement works to existing commercial property.

Please call our Directors Matt White or William Bell if you have any queries.

EPCA are proud to announce the purchase of our own office building at Panorama Business Village, Glasgow. We will be moving to the new office on Monday 20 May 2013. Our new contact details are:

EPCA

6 Lonmay Place

Panorama Business Village

Glasgow

G33 4ER

 Matt White – 0141 771 1372

William Bell – 0141 771 1386

 All mobile numbers and e-mail addresses stay the same

EPCA director Matt White commented “From a standing start four years ago, we’ve firmly established ourselves in Scotland’s commercial property scene.  The purchase of our own premises represents an important move forward for the company.”

Matt’s co-director William Bell added “The new location gives us great access to Scotland’s motorway network, supporting our surveying business throughout Scotland and the rest of the UK“.

Panorama Business Village is located in the Queenslie area of Glasgow approximately five miles east of the city centre. The location offers easy access to the M8 motorway at either junction 10 or 11 and connections beyond to the M73 and M74 motorways.

Click here for directions to our new office.

Balloch’s Tullie Inn has re-opened following a major £700,000 refurbishment.  EPCA acted as CDM Co-ordinators for the project.  This is our latest appointment for award winning bar operator Maclay Inns following our recent involvement at The Dram and Munro’s in Glasgow’s West End.

As part of the refurbishment, the Tullie has introduced a stunning new Glasshouse to the front of the building and a Cape Cod nautical themed interior design, inspired by the beauty of Loch Lomond and its surroundings. The substantial investment positions the Tullie Inn as the must-visit destination for locals and tourists to the area thanks to its stylish  surroundings, friendly staff and extensive food and drink offering.

The Tullie’s bar, restaurant and outdoor area was completely stripped back during a four month renovation programme which included levelling out the bar throughout and knocking down walls to create a more open and spacious feel across the bar and restaurant. The most dramatic change however is the Tullie’s bright and airy new Glasshouse at the front of the bar and the new double glass door entrance which is now located at the side of the building. These stunning new features add a sense of light and space throughout the venue and the Glasshouse is expected to be extremely popular for morning coffees and light lunches during the spring and summer months when sunshine will stream through the space creating a calming oasis of tranquillity.

Inside, the Tullie’s stylish new bar features a stylish glazed brick wall, stainless steel top and distressed wooden bar. A new coffee and cake station has also been introduced, complete with teacup and teapot lights, where guests can enjoy freshly baked homemade cakes and sweet treats, all lovingly prepared on-site – perfect for light bites during the day with friends.

A calming palette of nautical blues, creams and white has been used throughout with rustic wood cladding on the walls creating a nautical shabby chic theme while pops of orange and red in textiles and accessories add bright bursts of colour. Cosy corner booths are available adorned with stylish leather and tartan textiles while a fusion of white washed and wicker furniture creates a stylish look inspired by the Tullie’s location next to Loch Lomond. Interesting design accents throughout the venue include lantern candles, port-hole style mirrors, a snug area with a cosy fire, an area featuring a striking statement stag printed wallpaper, a large Scottish clan map on the ceiling and lots of other quirky nautical highlights.

MD of Maclay Inns, Steve Mallon, said: “The Tullie Inn is our flagship venue and we are delighted to unveil its new look following our half million pound refurbishment. It is part of our on-going strategy to invest in our bars to ensure we are offering customers the best possible experience; we are confident that our regular customers will be wowed by the new Tullie and it will also hopefully attract new customers and more tourists to the local area.”

Manager of the Tullie Inn, Natalie Baillie, said: “This has been an exciting time for the team and we are really pleased with the new look. This is a dramatic change for The Tullie; I would go as far as to say the venue is completely unrecognisable. It is brighter, more spacious and more relaxing – you need to come in and see it to really appreciate the scale of the refurbishment.

Glasgow’s hottest new craft beer pub has arrived in the west end; Munro’s opens its doors on Thursday 14th February 2013 following a major £400,000 refurbishment.  EPCA acted as CDM Co-ordinators on the project for award winning bar operator Maclay Inns.

After a 12 week refurbishment Munro’s is looking better than ever – the exterior of the venue has been adorned with stylish wooden cladding while newly fitted large feature windows add a sense of space and light creating a warm and welcoming feel inside.

Décor has been strongly influenced by Scottish heritage and the trend for upcycling with lots of natural wooden cladding, tweed touches mixed with re-upholstered leather booths, real wood flooring, shabby chic rugs, junk shop finds and even rugs hanging as curtains. Subtle references to famous Munros can also be found around the bar including beautiful paintings of Scottish mountains and portraits of British mountaineer Hector Munro and legendary Glasgow landlord Hugh Munro.

Throughout the bar recycled and re-used furniture and fittings create a stylish industrial feel with lots of quirky design features to look out for including the bar’s work top itself which is made of polished concrete and artisan crafted elm by Paul Hodgkiss and a bespoke tyre lighting fixture which is suspended from the ceiling on steel panels.

Speaking on the opening, MD of Maclay Inns, Steve Mallon, said: “We have been looking for a fourth property in the west end for quite some time; when the opportunity to take over the Captain’s Rest came up, it seemed like the perfect fit.

“As a company we have always differentiated ourselves through our focus on offering quality beer; this is particularly evident in Munro’s sister venues in the west end – the Lansdowne Bar & Kitchen, the Three Judges and DRAM – Munro’s is very much the next step forward in our journey.

“We are confident that the bar will become popular with craft beer lovers but we have also added a great wine and premium spirit list to ensure there is something for every taste.”

Building Information Modelling (BIM) is set to become a frequently heard buzzword in 2013.  BIM is a process involving the generation and management of digital representations of physical and functional characteristics of a building. The resulting building information models become shared knowledge resources to support decision-making about a facility from earliest conceptual stages, through design and construction, through its operational life and eventual demolition.

The three inter-related issues of sustainable design, Building Information Modelling  and procurement will have a great deal of influence on the future shape of the construction industry. Evolving BIM technology is transforming modes of working in the construction industry in terms of the ways in which design data is generated, shared and integrated, and this creates a requirement for new protocols, activities and definitions. The technological and conceptual basis of BIM has been emerging for more than twenty years and is now rapidly approaching maturity. The UK Government has set out an ambitious vision for the adoption of BIM on all public sector projects.

The Construction Industry Council (CIC) has published its Building Information Model (BIM) Protocol. This is available to download here.  The Protocol is said to identify the Models which require to be produced by members of the project team and to put in place specific obligations, liabilities and limitations on use of the models. It is intended to be appended to the contracts of all project team members to ensure all parties producing models adopt common standards or ways of working.

The new role of Information Manager (IM) is introduced and there is a requirement on the Employer to appoint the IM. It is envisaged this role will be fulfilled by either the lead designer or the contractor at different stages of the contract or indeed by a stand-alone person. The IM has no design related duties. Clash detection and model co-ordination remain the responsibility of the lead designer. An Outline Scope of Services has been produced. This is for use where the role of IM is delivered as part of an existing appointment with these additional obligations being added. It is available to view here.  A detailed version compatible with the CIC scope of services is to follow.

CIC has also produced a Best Practice Guide for PI Insurance when using BIM. It has been prepared in consultation with the PI insurance market. These new documents are a welcome addition to the BIM literature available. They represent a real step forward in terms of the proposed contractual context of BIM. The next step required, where the Protocol is to be adopted, is to amend standard form contracts and appointments so that the contractual arrangements within them dovetail with the Protocol requirements.

2012 saw EPCA involved in many of the UK’s top hotel transactions.  We featured in three of London’s top hotel sales, as highlighted in the Christie & Co Business Outlook Review of 2013, and four of the top sales in the UK Regions.

The hotel sector remains a growth area for EPCA, where clients appreciate the range of building surveying and statutory compliance services provided under one roof.  Given Matt and William’s previous experience working client side in the industry, we have the specialist knowledge and experience to operate successfully in this competitive sector.

Please click on the images to see a Case Study for each project.

March 2012 saw the sale of Ramada Hyde Park, London and Ramada Ealing, London to Westmont Hospitality for £52.5m and £21m respectively.  EPCA provided statutory compliance services to the vendor in preparation for the sale, in this case fire risk assessment.

Also in March, the Ramada Encore London West was sold to Al Said Holdings for £22m.  Again EPCA provided fire risk assessment services to the vendor in preparation for the sale.

On to the UK Regions where EPCA provided energy performance certification, fire risk assessment, and asbestos surveying and management services in preparation for bringing stock to market. The Aston Hall Hotel, Sheffield was sold to The Lavin Family for £3m in May; the Ramada Hemel Hempstead sold for £3.4m to Icon Hotels in September; Holiday Inn Express, Ayr went in October for £2.2m to Whitbread; and the Ramada Birmingham Solihull was sold in December for £7.5m to SGS Hotels.

Another notable deal in 2012 was the Abbey Hill Hotel, Milton Keynes where EPCA provided fire risk assessment and asbestos surveying services.

For more information on our range of building surveying services for the hotel sector, please contact William or Matt direct. Contact details are at the foot of this page.

A guide to using fire detectors in bedrooms has been published by the Fire Industry Association (FIA).  

The guidance on the use of fire detection in rooms intended for sleeping from the covers the perceived risks in different types of bedrooms, including those in houses in multiple occupation (HMOs), student accommodation, nursing homes and secure institutions. The guide also looks at the different types of detection technology, explaining how they work and the factors that an installer should be aware of when using them. The detection technology explained includes:

• optical/photo-electric sensors
• ionisation chamber smoke detectors
• heat detectors
• carbon monoxide detectors, and
• infra-red and ultra-violet flame sensors

The merits of non-addressable, addressable, and analogue addressable fire control and indicator equipment and alarm technologies, such as sounders, bells and voice alarms, are also covered.

In addition, there is a recommendations table that will give landlords, facilities managers and other stakeholders an idea of what detection technology they should be using.

Click the image below for a download of the guide.

EPCA provide Deed Plans for property transactions.  The Land Register of Scotland has issued updated guidance for Scottish deed plans.  You can download a copy by clicking the image below. The essential criteria remain the same:

• The scale of the deed plan must be appropriate to the scale of the OS Map.
• The scale and orientation has to be shown on the Deed Plan. Demonstrative plans aren’t allowed.
• You must show enough surrounding detail (e.g. fences, houses, road junctions etc) to allow the position of the property to be fixed – the “no floating triangles” rule.
• The property boundaries need to be clearly shown, preferably with measurements (in metric units, to one decimal place).
• References on the plan must be clearly identifiable.

The guidance also flags other important points:

• Imperial measurements are not allowed – so no “feet and inches”.
• If the plan is to specifically show access rights over e.g. a private road, then the start and end point of the road needs to be shown on the plan – that is, you can’t simply show the road disappearing off the edge of the plan.
• The guidance also includes some useful examples of “good plans” and “bad plans”.

“A call for the fire safety industry to heighten awareness of the dangers created by hoteliers who fail to follow the Fire Safety Regulatory Reform Order (2005) has been issued. (The Order applies in England & Wales, with similar fire safety regulation in Scotland under the Fire Safety (Scotland) Regulations 2006).

The initiative is supported by Arlene McCarthy, MEP for the North West, who has been a campaigner for improved safety in hotels. It follows an expose by the BBC’s Inside Out South West programme, which showed serious failings in a number of hotels, including an elderly lady who found herself trapped, and fire doors with seals missing, and without panic bolts or emergency push pads. In addition, new figures released by fire and rescue services have revealed that 46% of public buildings, 42% of care homes, 42% of schools and 37% of hospitals were found to be ‘unsatisfactory’ when inspected.

Ms McCarthy said: ‘As former Chair of the European Parliament’s Consumer Protection Committee, I have been calling for tougher enforcement of fire safety in hotels for a number of years. Working alongside the Federation of European Fire Officers, I have heard first hand of terrifying examples of negligence, sprinklers without a water supply, covered smoke alarms and blocked fire exits. The European Commission needs to take action to drive up standards to cut the fire risk, and it is a shame that it is failing to make such progress.’

Exova Warringtonfire associate, Chris Hughes, said: ‘You don’t expect to have to check the safety of fire doors and escape routes when you check into a hotel. Good fire safety management is important in hotels, where large numbers of people find themselves in unfamiliar surroundings and are reliant on the hotel getting it right.

‘Professional accurate fire risk assessment, selection of products and installation are paramount to rectifying any remedial works identified by the assessor. Good management of fire safety will become more and more important over the next 12 months, as the Government tries to reduce regulatory enforcement across all areas.’”

EPCA provide fire risk assessment services, with a particular specialism in the hotel and hospitality industry. Click here for full details of our fire risk assessment services.

Article taken from the Fire Protection Association journal.

15 Prohibition Notices served

Dozens of construction sites across Scotland have been put under the spotlight as part of an intensive inspection regime by the Health and Safety Executive.

A total of 78 sites were inspected across Scotland during the first three weeks of September 2012 and while the majority were found to be managing health and safety appropriately, work was stopped immediately on several sites. In all 15 Prohibition Notices were served because the proper precautions were not in place for working at height.

The targeted campaign was in response to the continued loss of life and serious injury arising from falls from height. In the 12 months to April 2012, 49 workers lost their lives on construction sites in the UK, with falls from height being the most common cause of fatal injuries.

Jeanette Reuben, HSE’s Head of Unit (Construction) for Scotland, Yorkshire and the North East, said “Whilst the initiative was primarily to raise awareness of the problem of unsafe working practices, it is of serious concern that such a significant proportion of sites visited were undertaking work at height in a dangerous manner.  HSE will continue to maintain a strong enforcement profile where there is blatant disregard to safe working practice.”

epca provide project management services for refurbishment and repair works, often involving working at height.  We are able to ring to bear our in-house CDM Co-ordination and construction health and safety expertise to these projects to ensure a safe conclusion.