THE INDUSTRY GUIDE TO SUSTAINABLE OPERATION

9 9.1
REFURBISHMENT AND
LANDSCAPING
P L A N NING AND D E SIGN 2

9.2 B U I L D ING MATE RIALS AND

P R O DUC TS 4

9.3 I N S U LATIO N AND W IND O W S 5

9.4 E N E RGY E FFIC IE NC Y

E N HANC E ME NTS 5

9.5 WAT E R C O NSE R VATIO N AND

Q U ALITY 6

9.6 A I R - CO ND ITIO NING AND

R E F R IGE RATIO N SYSTE MS 6

9.7 F U R N ITUR E , FIX TURE S AND

F I T T INGS 6

9.8 E X T ERNAL GRO UND S 6

9.8.1 Planning 6
9.8.2 Using landscape architects 6
9.8.3 Planting 7
9.8.4 Pest and weed control 8
9.8.5 Water features and irrigation 8

9.9 M O RE INFO R MATIO N 8

9.9.1 Contacts 8
9.9.2 Resources 8

First published 1993 | Third edition 2008 | Digital Release 2014

© International Tourism Partnership 1993, 1996, 2008, 2014 all rights reserved.
This work is licensed under a Creative Commons Attribution-Non-Commercial-NoDerivs 3.0 Unported Licence.
This manual was published in 2014 when Sustainable Hospitality Alliance
was known as International Tourism Partnership (ITP), part of Business in
the Community (BITC).
 ENVIRONMENTAL MANAGEMENT
R EFUR B I SHM ENT AND LA NDSC API NG
FOR HOTELS

9
In the EU
alone, new
buildings and
refurbishment
account for
40 per cent
of energy
requirements,
up to one fifth
of which could
be saved

9
REFURBISHMENT
AND LANDSCAPING
Most hotels have rolling programmes involving redecoration,
changing lighting and services or, more radically, refurbishing
whole floors and upgrading major items of plant. Often systems
are replaced on a like-for-like basis, but refurbishment presents
an excellent opportunity to increase energy-efficiency as well as
introduce other environmental improvements.

When choosing materials, products and equipment, environmental

criteria should be given equal consideration alongside issues such
as appearance and performance. The cost of choosing an energy-
efficient or environmentally preferable option is often marginal,
while the benefits of doing so will accrue over many years.

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9.1 PLANNING AND DESIGN
In the EU alone, the buildings sector accounts for 40 per cent of energy requirements
and offers the greatest potential for savings. Research shows that more than one-
fifth of present energy consumption and up to 30–45 million tonnes of CO2 per year
could be saved by 2010 by applying more ambitious standards to new buildings
and during refurbishment.[1] The EU Directive on the Energy Performance of
Buildings, in force since January 2003, is an important piece of legislation which
is helping to enhance the energy performance of public, commercial and private
buildings in EU member states. Meanwhile, in the United States, more energy
efficient commercial buildings are being delivered through mechanisms such as the
US Green Building Council’s Leadership in Energy and Environmental Design
(LEED) Green Building Rating System and the US EPA’s Energy Star for Buildings
and Manufacturing Plants.

In addition to saving energy, there are many opportunities to save water and reduce
waste, both during construction and operation, so long as refurbishment, extension
and landscaping projects are properly planned from the outset.

Starwood will
require all its
new Element
brand hotels
to pursue the
US Green
Building
Council's LEED
Certification
standard

Resource-saving and other environmental improvements are more likely to be

achieved if you use environmentally-conscious designers and contractors who have
their own environmental management systems in place. Find out about projects
they have completed from professional institutes or trade associations. Exercise
judgement where design fees for building services plant are based on a percentage
of the cost of the plant – it may encourage over-design and result in over-sized plant
operating at below its optimum efficiency.

[1] Source: European Commission. See http://ec.europa.eu/energy/demand/legislation/buildings_en.htm#Directive

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You will need to inform all those involved in design and construction that environmental
best practice and energy efficiency are integral to your design requirements. This
includes:

● design architects
● design and building contractors
● building services engineers
● engineering, plumbing and services contractors
● lighting engineers

● interior designers.

Key steps for commissioning a more sustainable refurbishment project are shown
below in FIGURE 9.1.

Appointing the whole team as early as possible so that

a Appoint team feasibility studies can benefit from a multi-disciplinary input
FIGURE 9.1
Key steps for
commissioning
Briefing the team about the importance you attach to
a more
b Brief team energy-efficient design and operation
sustainable
refurbishment
programme

c Agree targets Agreeing energy and environmental performance targets

d Monitor targets Asking for evidence that the agreed performance targets
will be met in practice as the design is developed

e
Appropriate Ensuring that the building services are designed to be
building services managed and monitored effectively

f Quality control Ensuring that quality control is maintained during construction

so that the potential of the design is realised on site

Obtaining evidence that the building services are fully and

g Commissioning correctly commissioned on handover

Ensuring that you are given all drawings, operating

h Keep records instructions and maintenance schedules for your records

The building manager and staff should be appropriately

i Qualified, trained staff qualified to manage the building, and given training in the
use of newly installed plant and systems

3
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9.2 BUILDIN G MATER I AL S
AN D PRODUCTS
a Because they often require large quantities of a variety of materials and create
waste, refurbishment programmes should take into account the origin and
environmental impact of materials SEE ALSO SECTION 7. Environmentally benign
materials and building products should be specified wherever possible and
every step taken to avoid wasting new materials brought on to the site.

Building materials and products incorporated into the refurbishment all have to
be extracted, transported for processing and/or manufacture and brought to the
site. All these actions have environmental life cycle impacts, particularly in terms
of their embodied energy. When choosing building products, try to select those
that offer the best ratio between high performance in use and low embodied
energy. Although the exact energy needed to produce building products and
materials is very difficult to determine, there are now various tools available on
the internet through which you can evaluate the embodied carbon of various
materials, for example the UK Environment Agency’s Carbon Calculator and the
University of Bath’s Inventory of Carbon and Energy (ICE) which are referenced
in 9.9.2.

b During the demolition phase, unwanted materials should be kept separate from
one another rather than mixed together. Keeping them sorted will facilitate re-
use and/or recycling and reduce the quantity of unsuitable construction waste
that has to be disposed of in landfill at the end of the project.

Under new regulations in England effected in April 2008, builders and developers
now have to produce Site Waste Management Plans (SWMPs) for construction
projects costing over GBP300,000, setting out how building materials and other
waste products will be removed from the site. The plans have to be written
during the design phase of the project and updated throughout construction.

c Components and fittings should be carefully removed and salvaged for re-use:

● metal – particularly lead, copper and brass – should be sorted and sold to
scrap metal merchants

● glass may be broken into cullet for recycling

● large sections and smaller pieces of wood can be re-used

● bricks and roof tiles can often be cleaned for re-use

● steel reinforcing may be removed from concrete and sent for reprocessing

● masonry may be crushed and removed, so that it can be used as a base

material for roads.

d Bear in mind that:

● selecting materials from local sources will reduce transport requirements

● selecting materials which require the minimum of processing will help to

minimise environmental impact

● items such as reclaimed bricks, roof tiles, paving stones, setts and
cobbles can, in appropriate circumstances, add to the visual character of a
refurbishment whilst reducing its environmental impact

4
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● some products, such as insulation, can be made from recycled or natural

FOR HOTELS

9
materials such as newspaper or sheep’s wool, and if they are locally sourced,
will have low transportation impacts

● using natural products, such as stone countertops, slate floors, timber from
sustainable forests and cotton or wool fabrics, can reduce the need for
products made using chemicals

● try to avoid specifying and using materials which contribute to harmful

indoor or external air emissions SEE SECTION 5. For example, use natural
wood instead of compressed particle board, medium density fibreboard
(MDF) and plywood

● use non-toxic sealants and water-based paints and varnishes in place of

substances that contain volatile organic compounds (VOCs).

9.3 INSULATION AND WINDOWS

a In cold and temperate climates, simple attic roof insulation above existing
ceilings typically has a payback of two or three years.

b Other improvements to the building fabric (such as double glazing, wall

insulation or floor insulation) are likely to have a payback of ten years or more.
Being disruptive, they are less easily justified on energy-saving grounds alone and
are best undertaken during major refurbishment. For example, if single-glazed
windows are being replaced, the opportunity should be taken to upgrade to
double glazing. As well as reducing heat losses, this can improve comfort and cut
condensation, while also lowering noise penetration from outside. The additional
cost of double glazing is marginal compared with replacing like-for-like. Other
similar improvements to the building fabric should also be considered.

9.4 EN ERGY EFFI C I EN C Y

EN HAN CEMEN TS
You should aim to conserve energy while ensuring the comfort and convenience of
guests and staff. Potential improvements include:

a More energy-efficient lighting.

b Better controls, including building automation systems.

c Efficient building services.

d Energy monitoring systems.

e Raising the thermal performance of the building fabric.

f Designs must take into account how systems will be commissioned, managed and
operated.

g Comprehensive operating and maintenance instructions must be provided at the

handover. SEE SECTION 2

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9.5 WATER CON SER VATI O N AN D
QUALITY
SEE SECTION 3

9.6 AIR-CON DITIO N I N G AN D

REFRIGERATI O N SY STEM S
SEE SECTION 2 AND SECTION 5

9.7 FURN ITURE, FI X TUR ES AN D

FITTIN GS
SEE SECTION 7 APPENDIX 1

9.8 EXTERNAL GROUNDS

9.8.1 Planning
a A well-planned landscape, including the hotel’s grounds, gardens and car park, can provide
a useful and valuable amenity which can help to attract guests and ensure that their arrival
is a pleasant experience. It can also provide simple leisure facilities for guests, such as paths
for walking or jogging, without their needing to leave the hotel grounds. It may also create
the opportunity to grow vegetables, fruit and herbs for use in the kitchen and cut flowers for
public rooms.

b Existing grounds should be assessed for their potential. Established features like mature
trees, hedges and meadows cannot easily be replaced and should be retained if possible.
Every effort should be made to preserve mature trees. If a tree must be removed, at least
one new tree should be planted for every one cut down. If this cannot be on the site of the
hotel, it may be possible to do so in a nearby park or amenity area.

9.8.2 Using landscape architects

a Landscape architects should be able to use their skill and artistry to ensure that your grounds
become a worthwhile resource rather than an expensive maintenance problem.

b They should not only be able to provide a landscape scheme to meet your requirements,
but also specify plants that will thrive with minimum attention in the local climatic and soil
conditions.

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c The specification should take into account future growth, both above and below ground,
together with seasonal issues such as problems arising from falling leaves.

d A maintenance schedule for the gardener or gardening contractor should be provided.

e Landscape architects should be chosen for their experience and qualifications, and evidence
of their capabilities sought from colleagues, professional institutes or trade associations.

Artisans from
the local
community
built the Six
Senses Earth
Spa in Hua
Hin, Thailand.
Traditional
building
materials
and methods,
with modern
facilities,
were used
throughout

9.8.3 Planting
a Careful attention to planting can, when integrated into a building design project, help to
provide natural protection from the elements. Trees and shrubs can, for example, be used
to shield the building from prevailing winds or provide shade from excessive sunlight.

b Natural hedgerows are environmentally preferable to fencing in almost all cases as they
provide a habitat and source of food for birds and other wildlife. Once established, they
need little maintenance to keep them tidy, and they provide protection from intruders.

c Native species of trees, shrubs and wild flowers which are well adapted to local climatic and
soil conditions generally fare better than imported ones, and support much more wildlife.
When planting, small groups of trees are preferable to widely-spaced individual specimens.
Heights should be graded down from taller trees in the centre surrounded by shrubs and,
where appropriate, a strip of long grass around the edge. Mixed species of native trees
should be chosen to mimic how they would grow naturally.

d Grass lawns require constant attention and are best limited to the areas immediately
adjacent to the building or bordering pathways. Ornamental gardens are expensive to plant
and need to be tended regularly so should be kept to a minimum where possible.

e Plants and shrubs should be chosen to give year-round colour and interest. Other areas
can benefit from being 'naturally landscaped' with indigenous and wild flowers chosen for
their colour and fragrance.

f Choose plants giving careful thought to their water requirements and install automatic
irrigation systems. These will drip-feed water only as it is needed by measuring the soil
humidity and detecting rainfall. Preferably, irrigation should take place at night so that less
water is lost in evaporation.

g For hotels in city centre locations and without extensive grounds, imaginative planting of
troughs, window boxes and hanging baskets can be effective. Many hotels find space on
the roof to grow herbs for culinary use.

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9.8.4 Pest and weed control
SEE SECTION 8.6

9.8.5 Water features and irrigation

a Ponds, pools, lakes, streams, waterfalls and fountains – whether internal or external – can be
attractive both visually and aurally, providing relaxation and distraction for guests. Planning
such features should, however, take into account the safety of children, who are likely to
be attracted to them. External water features may lure wildlife, and the implications – both
positive and negative – of doing so should also be considered.

b Ponds may need a deep area to maintain water and oxygen levels in dry periods, and
should be kept away from trees and shrubs.

c Water ‘harvested’ from roofs can be stored and used for irrigation purposes. With
appropriate treatment, 'grey water' from showers, baths and hand basins can be re-used for
irrigation or flushing WCs.

d Natural reed beds can be used for purification. With appropriate purification and treatment,
water can be recycled on site several times. Such approaches can help to reduce the costs
of both buying in water and its disposal, particularly in areas where water is scarce and
therefore expensive.

SEE ALSO SECTION 3.3.6

9.9 MORE INF ORMATION

9.9.1 Contacts
1. Building Research Establishment (BRE) 4. University of Bath Sustainable Energy Research
www.bre.co.uk Team (SERT)
www.bath.ac.uk/mech-eng/sert/index.html
2. Centre for Alternative Technology (CAT)
www.cat.org.uk 5. US Green Building Council
www.usgbc.org
3. Energy Saving Trust
www.energysavingtrust.org.uk

9.9.2 Resources
1. Build Carbon Neutral 7. US Green Building Council – Leadership in Energy
http://buildcarbonneutral.org and Environmental Design for Existing Buildings
(LEED-EB) Certification
2. Energy Performance in Buildings Directive www.usgbc.org/DisplayPage.aspx?CMSPageID=221
http://ec.europa.eu/energy/efficiency/buildings/
buildings_en.htm 8. Energy Star for existing buildings
www.energystar.gov/buildings/facility-owners-and-
3. Environment Agency Carbon Calculator managers/existing-buildings
www.gov.uk/government/publications/carbon-
calculator-for-construction-projects 9. UK Green Building Council – Carbon Reduction
www.ukgbc.org/resources/publication/uk-gbc-task-
4. Energy Performance of Buildings Directive group-report-carbon-reduction-existing-non-
(EPBD) – Buildings Platform domestic-buildings
www.buildup.eu
10. US Green Building Council – Leadership in Energy
5. Guidelines for Sustainable Hotel Siting, and Environmental Design (LEED) Green Building
Design and Construction, available via: Rating System
www.greenhotelier.org www.usgbc.org/DisplayPage.aspx?CMSPageID=222
6. Inventory of Carbon and Energy (ICE)
http://perigordvacance.typepad.com/files/
inventoryofcarbonandenergy.pdf

8
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