Edinburgh One

A sustainable-redevelopment project in the centre of Edinburgh to create modern office space that's low carbon. 
Climate Change Mitigation Health, Wellbeing and Social Value Resource Use Case Studies

Member written

Project Overview

Edinburgh One, located at 60 Morrison Street, is in the heart of Edinburgh’s CBD. The proposed development will deliver 88,000 sq ft of brand-new workspace, with the aim of creating a city centre community business hub. The building was selected as a sustainable re-development by Odysseus Capital Management due to the nature of its construction in 2000. Typically, buildings were over engineered to hold more staff and infrastructure than is typical today. Therefore, it provided a perfect opportunity to employ a Circular Development strategy and target Net Zero Carbon in Construction and in operation.

Sustainability and Net Zero Carbon performance are at the heart of every design consideration whilst also retaining as much of the location’s heritage as possible. Through the principal of circular development, a large proportion of the concrete and steel frame have been retained, whilst only utilising a comparatively small amount of new materials in order to create nearly 40% more workspace. This has led to a market leading Upfront and Whole Life Carbon Assessment result and far exceeds both London Energy Transformation Initiative and RIBA 2020 targets. Odysseus Capital Management aim to be a leading developer in the response to the climate emergency. They have ambitions to provide high quality development projects that can support occupiers in their own sustainability journey and lead by example where possible on opportunities to utilise new sustainability solutions.

Location

Edinburgh

UK availability

Yes

Date added

Sep, 2022

Project partners

JLL, Dobson Scotland, CDA Group Architects, Atelier Ten, Route2, Axiom Project Services, Christie Gillespie

Project status

Completion Date Q1 2024

Project size

88,000 sq ft

Case Studies submitted by

JLL
Atelier Ten

Approaches Used

  • Embodied carbon reduction has been a key driving design consideration from project inception. Minimising embodied carbon has influenced both the architectural and structural design, as well as the building services as part of the overall energy strategy.
  • Much of the existing frame structure and frame will be retained, with additional floors being added to maximise workspace. This enables the existing asset to be re-used in a way that is suitable for modern requirements as well as efficiently using the site to its full potential.
  • Circular economy principles adopted for materials to be used on-site.
  • Full use of existing stone cladding and retention of existing render facades.
  • Alternative more environmentally friendly concrete mixes.
  • Fully electric building which will be ‘NZC Ready’ on completion, aligning with the UKGBC energy performance targets for commercial offices aiming to achieve Net Zero Carbon in operation.
  • Smart BMS System allowing Landlord and Tenants to monitor energy usage and waste.
  • Whole Life Carbon assessment undertaken which exceeds the future GLA and RIBA targets.
  • Health-conscious specifications such as ‘touchless’ facilities.
  • Social design considerations for impactful integration and engagement with local community.
  • Bio-diverse green roof system which promotes rainwater attenuation.
  • Planning approved for 48 PV panels.

Key Sustainability Objectives/ Outcomes

Climate change:

  • The scheme follows the UKGBC Advancing Net Zero programme and aims to be a net zero carbon building, in line with the framework definition published
  • An embodied and whole-life carbon assessment has been undertaken from early design stage and will be conducted throughout the project to ensure informed decision-making and drive embodied carbon emissions down.
  • The energy strategy developed for the development does not rely on fossil fuel combustion on-site and is targeting to achieve net zero carbon in operation by reducing energy demand and there is also the ability to supply onsite renewable energy through PV roof panels.
  • The development follows the ‘Design for Performance’ (DfP) approach to deliver the expected energy performance once in operation.
  • Existing Structure: The embodied carbon of the existing structure, incurred during stages A1 to A5 is 3,065,513 kg CO2e. By retaining the existing structure. approximately 284 kgCO2e/m2 has been ‘saved’.
  • Upfront Carbon: The upfront embodied carbon of the new materials, incurred during stages A1-A5 is 4,145,657 kgCO2e. This is equal to 384kgCO2e/m2. This falls below the LETI 2020 target of 600 kgCO2e/m2 and reflects approximately a 62% reduction when compared to a typical new build office.
  • Whole Life Carbon: Due to future proofing the specification, including full electrification of the building, and other specification initiatives, E1 has a whole life carbon profile of 806 kgCO2e/m². This illustrates an improvement on current and future GLA and RIBA targets.

Resource Use:

  • Re-using 100% of the original structure and circa 88% of the original superstructure, saved c. £5m compared to a completely new development and is anticipated to improve construction timescales by as much as 8 months.
  • Glazing is to be recycled and reused from the elevations
  • Re-use of raised access floor
  • Plans to keep internal office fit out to a minimum to allow flexibility for incoming tenant.
  • Low VOC materials
  • Fully automated smart Building Management System

Health and Wellbeing:

  • The building had been designed to improve health and wellbeing, offering value to the users and occupiers of the building.
  • Green travel is promoted at the building by providing electric vehicle and electric bicycle charging points.
  • Excellent end of journey facilities.
  • Touchless access.
  • Fresh air provision of 1.6 l/s/sqm

Lessons Learnt

  • The current market now dictates a balance to be struck between performance versus cost and deliverability. The importance of setting clear sustainability targets at the beginning of a project is key in the race to NZC. The ever-evolving advances in technology and governance make it difficult to remain industry leading throughout a project timeline.
  • The constraints of the site in the city centre meant that materials that were due to be reused needed to be removed, stored and returned which is both costly and time sensitive. It is important to have a solution for this at the start of the project.
  • With the reuse of materials there is always an issue with certification and guarantees. Structurally it is maintaining the buildings integrity and with smaller items such as floor tiles it is a matter of warranties for occupational users.

Related members

JLL

Atelier Ten

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