Material Passports

Kick-starting the circular economy: Pioneering use of Materials Passports at London’s Edenica

Designed by Fletcher Priest Architects and now under construction in the City of London, the 94,000 sq ft Edenica office development at 100 Fetter Lane is on track to set a significant sustainability precedent for UK commercial buildings.

This scheme for BauMont Real Estate Capital and YardNine is harnessing the latest design techniques to optimise operational energy efficiency and slash embodied carbon, whilst also offering class-leading user experience. As part of the development’s unique approach to cutting whole-life carbon and creating a robust platform for material circularity, Waterman’s Sustainability team is pioneering the use of Materials Passports on the project.

Materials Passports are digital data sets which describe characteristics of materials and components in products and systems, giving them value for present use, recovery and future reuse. Edenica will act as a pilot project for their implementation and is the first scheme within the City of London to be designed as a storage bank where materials are held for future reuse.

BauMont Real Estate Capital’s Managing Director, Natalie Harrison, commented: “Our philosophy when it comes to development and refurbishment projects it to take a ‘use less, waste less’ approach. We engage sustainability specialists at the outset of our projects to ensure our desire to deliver buildings with best-in-class ESG credentials is taken into account in the early stages of design. This leads to better collaboration and promotes innovation, a good example of this being Waterman’s Material Passports initiative being delivered at Edenica, which looks beyond policy, setting a new precedent for London.”

Working alongside project manager, Third London Wall, Waterman’s Sustainability team has set out the pathway for procurement to ensure the Materials Passports contain key characteristics of selected building materials held in a centralised database. This can be used to provide reports on maintenance and potential future reuse over the life of the building and beyond, maximising both material life and whole life value.

Discussing the impact of Materials Passports, YardNine’s Co-founder, Maxwell Shand, said: “Underpinned by low operational energy and an innovative approach to cutting embodied carbon, Edenica will demonstrate what can be achieved when sustainability is central to a scheme’s design ethos. I believe Waterman’s Materials Passports initiative will quickly become widely adopted as ‘best-practice’ for responsible development.”

Just as a regular passport provides personal details of an individual’s identity, Edenica’s Materials Passports will become a snapshot of the building elements’ credentials, providing records of the materials, products, and components that have been used. These records will enable the reuse of materials during the building’s operation or at the end of its life, turning the used materials into valuable resources instead of waste. Materials Passports are a relatively new initiative and are a critical step in bringing a functioning circular economy to the built environment. As a new concept in the UK construction industry, there is no current standardised framework to define the process that should be followed for their production, content or form.

The scheme’s Materials Passports will facilitate the reuse of materials in the coming years by future owners, design teams, manufacturers and contractors. For this to be most effective, the system will be calibrated to enable the constant update and maintenance of information associated with these materials throughout their life cycles.



Edenica Project

100 Fetter Lane

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Meet the experts

Mark Terndrup

Mark Terndrup
Managing Director,
Building Services

A Chartered Engineer with 30 years’ experience. With a passion for zero carbon strategies, he maintains a ‘hands on’ role in the business with specialisms in the commercial fit – out, refurbishment and new build sectors, as well as large – scale residential and mixed – use schemes. His considerable experience allows him to simplify complex designs, reducing the time spent on reaching practical solutions. Encouraging his team to innovate, Mark actively engages in problem solving to create best – value design solutions. He actively promotes sustainable solutions as part of a holistic approach to building design, driving sustainability and reduction of whole –
life carbon.

During his career, he has built – up an extensive portfolio, including recent projects such as 100 Fetter Lane, Rolls – Royce London HQ, Charlotte Tilbury’s new London HQ, Angel Court, Fen Court, The Avenue, Jersey International Finance Centre, Kings Cross T1 and P1, The Clarges Estate and 6 Bevis Marks.

Featured Project

Less is More: ‘Keeping it simple’ is key to reducing a building’s whole-life carbon

Mechanical and electrical strategies can dramatically influence a facility’s whole-life carbon. Whilst operational carbon from energy use is reducing as buildings become all electric, more energy efficient and the renewable energy percentage offered by the grid increases, this is far from the full picture.

The lifespan of MEP services and the type of system selected for an office building has a significant impact on whole-life embodied carbon. LETI highlights that MEP services account for 15% of embodied carbon in a new office but only have an economic lifespan of 15 to 25 years, so the real impact on total carbon footprint is much greater.

LETI predicts that ongoing maintenance and replacement accounts for 45% of whole-life embodied carbon and a sizeable proportion of this is related to MEP. As efficiency increases and operational energy reduces, the embodied carbon from construction, maintenance and replacement will account for two-thirds of a building’s lifecycle carbon.

The carbon impact of replacing MEP systems is not just a question of lifespan since retrofits and churn by tenants results in substantial alterations and waste. This cycle of occupation often sees systems replaced far in advance of their economic lifespan.

Our sustainability experts, led by Mark Terndrup, studied the embodied carbon associated with a variety of air-conditioning systems and then factored in the embodied carbon associated with typical fit-outs, maintenance, repair and replacement.

Discussing the findings, Mark said: “It is evident that Under-Floor Air Distribution (UFAD) systems are one answer to the challenge of energy efficient cooling whilst avoiding extensive whole-life carbon penalties. They have the least initial quantum of components installed and are far more favourable in carbon terms. UFAD means fewer physical components in the office space in comparison to alternatives like Fan Coil Units (FCU’s) and Chilled Beams.”

The ‘all-air’ UFAD cooling strategy works without ductwork or terminal units, cutting the number of components and materials. Instead, the raised floor is used as a supply plenum with adjustable diffusers set into the floor. This simplicity means that adaptation for cellularisation is straightforward, and maintenance is minimal. Alterations are limited to moving diffusers, lights and detectors, massively reducing equipment replacement over the building’s lifecycle.

UFAD systems can achieve free cooling for up to 85% of the year, reducing operational energy and working in harmony with mixed mode natural ventilation. The solution comes with a multitude of wellness benefits with better air quality, and occupants can have individual temperature control over their immediate area.

So why isn’t UFAD used more prevalently? The answer stems from the market perception that a solution so simple must be inferior. However, the ability for our buildings to respond to tenant needs without repeatedly making carbon intensive alterations is essential as we strive towards a Net Zero future. The simplicity of UFAD, with its minimal components, makes it easily adaptable to changes. Simplicity is key to unlocking the challenge of delivering low carbon strategies for our buildings, so we must convince the market that ‘Less’ is indeed ‘More’.

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