Less is more
As a team we are committed to adopting a challenging new approach to sustainability.
Sustainability has become so valued that we cheekily nicked the French Revolutionaries three aims and added a fourth; egalité, liberté, fraternité, sustainabilité.
Sustainability is a broad church. It covers the creation of a mixed use, mixed tenure community that is culturally and economically diverse, capable of surviving in the long term, with minimum intervention. It is also about reducing consumption and being kinder to the planet.
Responsibility for the environment
The first key principle in New Islington is that residents shouldn't have to make a conscious effort to reduce energy consumption, the building and service infrastructure should do it for them - the only lifestyle change required by the residents will be the separation of waste to assist recycling and reduce landfill.
The second key principle is the developer becomes part of the energy supply chain. That way, the additional capital costs of energy efficient buildings - triple glazing, super insulation etc. can be justified in a long term return as an energy provider.
The third key principle is that being good to the planet should cost residents less, not more. That way, the homes of New Islington will be cheaper to run and will have a competitive advantage in the market for new housing in Manchester.
The fourth key principle is to charge a flat rate 'service charge' for energy consumption (with the exception of electricity, which is metered). Heat, electrical energy, water and waste treatments are traditionally provided by utility suppliers on a metered basis. The Utility Companies shareholders are therefore best served by selling more water and energy through residents' meters, not less.
Our way, the energy supplier makes more money from selling less. Less really does become more.
Waste
The cost of disposing of waste is set to go one way - up. Government pledges on raising landfill tax mean disposal costs will rise sixfold in the next 8 years. Waste production must be reduced. Waste separation for everyone will soon be a reality.
Partnerships with local recycling organisations will enable the dry recyclable element of separated waste to be treated on-site, with only a small element to be sent to municipal tips. Rebates on council tax are being explored to 'credit' best practice, further reducing residents occupancy costs.
The ambition is that the developer will provide the infrastructure locally to reduce waste production and negotiate tax credits to further reduce occupational costs.
Water
Water is provided from a borehole, taking good quality, almost 'mineral' water, from the underlying sandstone. The costs of local provision of drinking water is significantly less than that sourced from the mains, and the quality may even be better.
Storm water can be handled locally to ensure the mains drainage system doesn't bear the burden when it rains - and we know it rains in Manchester.
The ambition is that the developer will provide water on a flat rate charge.
Energy
Electricity is provided by way of a series of on-site gas powered Combined Heat and Power (CHP) plants.
Typically, 'mains' generated electricity is only 35% efficient. 65% is wasted, most going into warming rivers. Local CHPs can be up to 85% efficient.
Heating is a by-product of the generation of electricity and is used to warm the homes and provide hot water. The capital cost of the 'kit' will be offset by the payments normally made to utility providers for new connections.
The ambition is that the developer will provide heat and hot water at a fixed rate and meter electrical consumption.
