The directive it was referring to is the Energy Performance in Buildings directive, whose proposals were published for consultation in June.
For many facilities managers, the directive could mean taking responsibility for implementing a raft of measures to ensure their properties comply with the new rules which will come into force within the next three years.
'For those working in the public sector or at old sites it will be a significant challenge,' said Phil Cowling, group facilities manager Chelsfield which owns the Merry Hill shopping centre in Dudley. 'But for facilities managers working at new premises or for energy proactive companies it is not going to be anything new,' he added.
Daniel Waller of the Association for the Conservation of Energy (ACE) said: 'It will add to the workload, but I think it will also add prestige to the job and raise its profile.'
The draft EC proposals aim to bring Europe another step closer to reducing greenhouse gases, particularly carbon dioxide (CO2) by five per cent by 2010 in order to reach Kyoto Protocol targets.
Loyola de Palacio, EC vice-president and commissioner of energy and transport said the EC decided to put forward legislative measures to ensure that improvements are made in energy performance in buildings. This is to protect the environment, increase security of energy supply and lower energy bills.
'Cost effective energy savings of over 22 per cent can be realised in buildings by 2010: we must take the Kyoto objectives seriously and propose concrete action,' she added.
Given the low turnover rate of buildings, the largest potential for saving energy in the short and medium-term is in existing buildings.
The directive will target residential and tertiary buildings — such as offices,hospitals, restaurants and schools — rather than industrial buildings.
We must take the Kyoto objectives seriously and propose concrete action
Loyola de Palacio
These buildings account for 40 per cent of Europe's energy use through heat, light, hot water and air conditioning.
Large potential for savings
'Numerous studies and practical experience show that there is a large potential for energy savings here, probably larger than any other sector,' according to the Mesures d'Utilisation Rationelle de l'Energie (MURE) in 1998.
New technologies alone have failed to increase energy efficiency standards in buildings and the EC has moved to legislate. The draft covers four main elements:
- the establishment of a general framework of a common methodology for calculating energy performance of buildings
- the application of minimum standards on the energy performance to new buildings and to certain existing buildings when they are renovated
- certification schemes for new and existing buildings on the basis of the standards set out and public display of energy performance certificates and recommended indoor temperatures and other climatic factors
- specific inspection and assessment of boilers and heating/cooling systems.
Cowling believes that there are no hidden dangers in the directive, but warned that it could have a significant impact on facilities managers working at old sites that need refurbishing. Old sites will require significant capital and increased management to bring them up to minimum energy standards.
'Anything that tries to force building owners to make positive moves towards energy efficiency is a good thing,' he said.
However, as a result of the directive, Cowling believes that there will be an increase in the number of facilities managers not familiar with more technical environmental issues, going to consultants for advice.
He welcomed the simplicity of the energy performance indicators that the EC wants to put in place, which would give additional flexibility in how to meet the minimum standards.
However, Andrew Warren director of ACE has voiced his concerns about buildings just meeting minimum standards of energy performance.
'If national governments implement proposals on a minimalist basis, nothing like the identified savings potential will be achieved. But if it becomes a catalyst for other measures designed to suit local conditions and mores, then this could be just the start of something very big,' he said.
For facilities managers working at old sites it will be a significant challenge
Phil Cowling
Christopher Morley of the BPF said that one of its biggest concerns was that the proposed Energy Performance in Buildings directive would be passed as law with little or no consultation with those responsible for ensuring buildings comply. 'Very close dialogue is needed with those who will have to implement it,' he said.
The BPF has also called in to question the merits of the certification process — acquiring the document that serves as proof that the relevant energy checks have been carried out. It believes that this and third-party assessments of company portfolios will lead to increased costs.
Lower running costs
ACE's Waller believes that certificates will ensure a higher level of transparency. He said other benefits would include lower running costs for property occupiers, while for property owners it has the attraction that it may enable them to increase rents. (At present, the interests of the occupier and owner are very different. The payment for energy saving systems usually fall to the occupier, so the incentive for the owner to invest in such systems is very weak.
Certification for new buildings is already mandatory in Denmark, Germany and the UK, but only Denmark uses the certification procedure for existing buildings.
The proposed energy certificate should be no more than five years old and must be based on the same approach used to meet minimum standards in new buildings. It should also include advice on how to improve the existing system.
In public buildings and certain privately-owned properties or occupied buildings used by the public, certificates must be prominently and permanently displayed for the public.
Although the proposed directive may outline the practicalities of how to comply with the new legislation Warren points out that it fails to lay down recommendations as to how the relevant checks — certification — are to be implemented.
The EC believes that the best way to make such investments attractive is to provide clear and reliable information to prospective occupiers. It also plans to offer small grants to reduce the financial burden on companies and occupiers.
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