As featured in Unlock Net Zero on 9 August, Andy Marshall, our Group Director of Asset Management, discusses the challenges faced in the transition to reach net zero by 2050.
In 2021, we developed our Be Zero sustainability strategy, outlining the ways we plan to become a carbon neutral organisation by 2050. We aim to create greener homes that incorporate more renewable sources of energy and provide long-term sustainable solutions for our residents.
Sustainability is something that we simply cannot compromise on but this ambitious task doesn’t come without its challenges. With the ongoing energy crisis also causing an unprecedented rise in our residents’ energy bills, it is important now more than ever that we take the steps to make our housing more energy efficient.
The cost to create greener housing and upgrade our current homes is becoming increasingly more expensive. We would need something in the region of £350 million over the next 30 years to retrofit all our homes to become a zero carbon business.
We are lucky to have recently secured our debut Sustainability Bond of £260 million to help build 3500 homes by 2026. By working with Natwest and other specialist financial advisors, we have funding for the next 30 years to help us create even more energy efficient housing.
We also received a £1.7 million share of the Social Housing Decarbonisation Fund (SHDF) via Greater Manchester Combined Authority and Midlands Energy Hub to help upgrade 330 existing homes to EPC Level C or above.
As the largest number of emissions – 182,000 tonnes of Co2 – comes from our existing stock, it is paramount that we begin to raise the EPC rating to Level C or above in the majority of our properties by 2030.
One of our pilot schemes in Gedling, Nottinghamshire trialled 67 Air Source Heat Pumps (ASHP) in bungalows to replace outdated electric storage heaters. Additional PV Solar panels were also fitted onto the same properties.
We found that after 7 months, ASHP were saving residents up to £500 on their energy bills and our residents’ reliance on the non-renewable grid supply of electricity was reduced as the panels generated the energy that powered the heat pumps.
We then discovered that the majority of energy used was generated from the PV panels and one property even generated all their energy from the PV panels, using zero carbon energy from the grid.
Whilst ASHP and PV solar panels are better alternatives to gas boilers (which can no longer be installed after 2025) we are also aware that they might not be suitable for every property. As they need to be installed outside the home, what works for a bungalow might not work for our high rise flats. Going forward, we need to ensure a diverse approach is maintained when upgrading our homes.
One of our older flat blocks, Chartist House in Tameside, is being upgraded to help improve its energy performance. We are installing new windows and a new building façade with additional external wall insulation. These improvements will allow us to make homes warmer for residents and also enable us to futureproof the building.
However, it can be challenging to encourage residents to get on board when we propose changes to their homes. We sometimes find they may be hesitant to accept works so we are thinking of new ways to engage with them when improvements need to made.
Before we installed the Air Source Heat Pumps in Gedling, we invited residents to attend a demonstrator roadshow and transparently see how ASHP would operate in their homes.
They were able to meet the manufacturer and specialists carrying out the installation work; understanding the process of ASHP being fitted and how disruption would be kept to a minimum, the technology behind it, and to see and hear a pump in action.
A dedicated Resident Liaison Officer from the contractor was also brought onto the project to keep them informed and offer support every step of the way.
We found that allowing residents to meet with people from the team encouraged them to embrace the planned improvements to their homes.
As we are planning to install Ground Source Heat Pumps (GSHP) at a number of our properties in Manchester, we set up a demonstrator roadshow with our energy supplier to talk to our residents, encouraging them to take part in an energy efficiency survey. We are also using our Neighbourhood Engagement team to provide leaflets about GSHP and act as face to face point of call if residents have any queries.
As part of our long term plan to become net carbon zero by 2050, we are looking into new and innovative ways to develop energy efficient housing.
One of our latest developments – Birch Fields in Arnold, Nottingham – incorporates Modern Methods of Construction (MMC) by creating homes that are built in a factory off-site and then transported to the scheme to be craned into place.
As up to six homes per day can be installed, the speed of construction cuts carbon emissions by 50% and reduces the overall carbon footprint of the development. The materials used to create these homes can also be recycled and reused at the end of the homes’ life.
We are excited to continue to create homes that keep sustainability at its core and through the appointment of our new Sustainability Co-ordinator, we are hopeful that we will reach the targets established in our Be Zero strategy.
Whilst we have a challenging but exciting journey ahead, I am confident that we will make a positive impact in our resident’s homes, lives and communities and also create a greener world for us all.
