BRE Innovation Park @ The Living City Campus at Kortright BUSINESS PLAN 15 May 2014 v3
Toronto and Region Conservation Authority 9550 Pine Valley Drive Woodbridge Ontario L4L 1A6
BRE Innovation Park @ The Living City Campus
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Contents
1
Acknowledgements
5
2
Executive Summary
6
3
Innovation Park Development Partnership
10
4
Aims and Objectives
11
4.1 4.2 4.3 4.4 5
14 15 17 18 21 22 27 29
Tours and conferences Seminars & Workshops Research Product placement Competition management Cluster convening Product testing, certification, and labeling Brokering Product commercialization Implementing Collaboration
30 30 31 31 32 33 33 33 34 34 34
Business case for the Innovation Park 7.1 7.2 7.3 7.4 7.5
8
The Living City Campus at Kortright Archetype Sustainable Houses Location within The Living City Campus at Kortright Site Development Innovation Buildings Technical performance Use of existing buildings and facilities Satellite research Projects
14
Innovation Park Services 6.1 6.2 6.3 6.4 6.5 6.6 6.7 6.8 6.9 6.10
7
11 11 12 13
Site Options 5.1 5.2 5.3 5.4 5.5 5.6 5.7 5.8
6
Innovation Park Aims and Objectives Facilitating Innovation Innovation Park Features BRE Innovation Park – Opportunity for Canada
The Opportunity The Market for Low Carbon Goods and Services Innovation Driver National and International Outreach BRE Innovation Park Network
35 35 35 38 39 40
Program and Implementation Plan 8.1 8.2 8.3
Phase 1: Pre-development Phase 2: Infrastructure Phase 3: Construction
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8.4 8.5 9
42 43
Governance 9.1 9.2 9.3 9.4 9.5
10
Industry Partners Governance structure Build Partners Business Agreements Innovation Park Branding
44 44 45 47 48 49
Project Cost Model 10.1 10.2 10.3 10.4 10.5 10.6 10.7 10.8 10.9
11
Direct Project Costs Phase 1 –Pre-development Works Phase 2 – Infrastructure Phase 3 – Construction Budget Summary Phase 4 – Operations Cashflow Forecast 24 Month Operating Statement 10 Year Operating Statement
50 50 50 51 52 53 54 55 56 57
Funding 11.1 11.2 11.3
12
Sponsorship opportunities Research Opportunities Grant Funding Opportunities
58 58 60 61
Investor Interaction 12.1 12.2 12.3 12.4 12.5
13
Phase 4 - Operations Process and Timeline
Stakeholder Meetings Stakeholder Workshop Innovation Park Value Proposition Key Stakeholders Legislation & Code
66 66 66 67 69 72
Next Steps 13.1 Next steps Appendix A – BRE Innovation Parks Network Appendix B – Stakeholder meetings Appendix C – Stakeholder Workshop Report Appendix D – Letters of Support Appendix E – BRE Innovation Parks: Approach for Global Branding
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87 87 88 104 106 107 108
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1
Acknowledgements
BRE and Toronto and Region Conservation wish to thank the following organizations for their financial support for the preparation of this document:
Region of York City of Vaughan Earth Ranger’s Roxul Cement Association of Canada Greater Toronto Chapter Canada Green Building Council Sustainable.TO Architecture + Building
For further information please contact: Glenn MacMillan, C.E.T. Toronto and Region Conservation Authority
[email protected] 289-268-3901
Sponsors:
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2
Executive Summary
This document investigates the potential to develop a BRE Innovation Park at The Living City Campus at Kortright. It provides the technical parameters, the business case and project budget to implement the Innovation Park. In order to meet the desired objectives of the Innovation Park, the project requires substantial investment through Public and Private sector support through in-kind, grant or direct investment. This document is intended to provide the purpose and objectives of the Innovation Park to industry and potential partners, stimulate industry interaction with the project development team and ensure the technical standards implemented meet the needs of the Canadian Industry.
Project Development Team The Toronto and Region Conservation Authority (TRCA) is one of the largest environmental organizations in Canada with over 600 employees and managing over 40,000 hectares of property and nine watersheds in the Greater Toronto Region (GTA). Its Living City Vision challenges the organization and its partners to make the GTA into one of the most sustainable, liveable city regions in the world. A key TRCA strategy to move the vision forward was the development of an innovative demonstration, research, and education centre called “The Living City Campus” located at the Kortright Centre for Conservation which is Canada’s largest environmental education centre. To help accelerate the development of The Living City Campus, the TRCA has partnered with the Building Research Establishment (BRE) - one of the world’s largest building research, certification, and training organizations. To assist builders in Britain achieve new building code standards, BRE developed a concept called “Innovation Park.” Similar to TRCA’s existing Archetype Houses but on a much larger scale, these Innovation Parks have driven Britain’s building industry to towards net zero sustainable homes production by 2016. With the first Innovation Park established in 2003, four others are currently being designed or constructed around the world including, Scotland, Brazil, Portland Oregon, and China. Working with BRE, TRCA aims to collaborate with its municipal and corporate partners in the building industry to expand its existing demonstrations, research and education programs at The Living City Campus to become Canada’s BRE Innovation Park.
The Concept The BRE Innovation Park at The Living City Campus’ mission statement is to accelerate the commercialization and adoption of green building products and services into the Canadian mainstream and to provide a platform for international recognition and acceptance. The primary aim of the Innovation Park model is to provide a platform for the construction industry to demonstrate innovative solutions to achieve low carbon buildings and sustainable neighbourhood development and to provide government and industry with data on capital costs, skills gaps and carbon savings. The secondary objective is to trial industry’s ability to meet future policy targets in building code prior to legislation being implemented. The BRE Innovation Park will provide a showcasing platform, a testing facility, a hub of innovation, an educational resource, a marketing opportunity, a collaborative enterprise and a catalyst for change.
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Key Features The Innovation Park will have the following key features:
Visitors’ center / technology showcase Model / demonstration buildings Satellite research projects Public spaces Distributed energy system Sustainable neighborhood concepts Info-portal and information hub Educational signage
Key Activities The Innovation Park will offer a number of programs and services to customers including: Educational seminars and professional development for building industry professionals Innovation Park tours Research Networking events and conference programs Competition management Industry cluster resource and information dissemination Product testing, certification, and labeling Research facilitation Brokering Product commercialization Foster collaboration Product showcasing
Driving Innovation The development of the Innovation Park provides opportunities for both push and pull innovation through construction sector focused facilitation. By providing a phased development to meet future standards, it gives the sector a structured route to develop products and services that can be shown and implemented at the Innovation Park years before legislation may come into force. Allowing legislation to ‘push’ the sector toward improved performance, energy efficiency and carbon savings, whilst also proving that the legislation is achievable. ‘Pull’ innovation is facilitated by setting standards in excess of what is currently required and providing a mechanism to allow construction in a live situation with verification and testing in use. The design, delivery and operational model of the Innovation Park will encourage the businesses to collaborate with each and network globally with the International Innovation Parks.
Driving Investment Key location based impacts for the Innovation Park include:
Provision for seven new innovative buildings on a rolling five- year program Up to six new full–time, professionally qualified staff employed directly in the Innovation Park Minimum of six interns from Universities and Colleges Focus for PhD research projects Locale for industry-focused research themes Local research 200 new and innovative products developed and showcased at the Innovation Park
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Opportunity to influence construction industry clusters to focus Research and Development spend within the region 1200 people trained in sustainable construction annually Opportunity to influence 200 new green projects in region/Ontario annually 20,000 professional visitors to the Innovation Park annually Advanced energy infrastructure research installation, attracting national and international recognition Facility for Small and Medium Enterprises (SME’s) to showcase their innovations and interact with the wider supply chains Attract international recognition as an exemplar in sustainable construction World class facility, showcasing innovative construction to the North American market
Collaboration The Innovation Park will be developed and operated in a collaborative manner, leveraging the significant expertise and organizational capacity that exists in the GTA and broader Ontario market. The Innovation Park will look to partner with national organizations, investors, and laboratories as well. Three levels of engagement are envisioned: partnerships agreements (MOUs), service contracts, and joint ventures (legal co-ownership).
Project Costs To deliver the Innovation Park, capital costs have been split into four main phases:
Phase 1 – Pre-development works Phase 2 – Infrastructure Phase 3 – Construction Phase 4 – Operations
Capital costs for phases one to three are scheduled below, the design of the Innovation Park model is to be cost neutral in Phase Four – Operations, providing sufficient income to cover the operation costs for staff and overhead. Secured
TOTAL PROJECT BUDGETS
Required
Land Existing buildings and land
$ 1,750,000
1,750,000
$
Nil
Capital works 757,796
$
757,796
Phase 1 - Pre-development
$
Phase 2 - Infrastructure
$ 2,111,225
$ 2,111,225
Phase 3 - Construction Total Development and Construction costs
$ 3,528,000
$ 3,528,000
$ 8,147,020
$ 6,397,020
Table 1 – Total Project Budgets
Added Value
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The Innovation Park is intended to drive the development of new and innovative construction products, processes and technologies. Experience within the International network of Innovation Parks shows how setting robust performance standards help drive industry to invest in new and advanced products that lead the market in meeting sustainability and energy objectives. The Innovation Park enables industry as a whole to interact in the provision of low carbon goods and services by providing a technically challenging, but safe commercial environment to test and showcase new products and construction techniques while also offering support through sector specific-training and outreach programs.
Conclusion Through this business planning exercise, there is no technical reason why the BRE Innovation Park cannot be sited at The Living City Campus and interaction with potential building and funding partners indicates that industry will support the Innovation Park when sited there. To take the project forward, substantial work is required to develop and implement a funding strategy, secure letters of support from key organizations, engage public and private sector bodies, negotiate sponsorship opportunities and in-kind support, and secure necessary funds required to proceed with the infrastructure and construction phases.
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3
Innovation Park Development Partnership
The Toronto and Region Conservation Authority (TRCA) is one of the largest environmental organizations in Canada with over 600 employees and managing over 40,000 hectares of property and nine watersheds in the Greater Toronto Region (GTA). Its Living City Vision challenges the organization and its partners to make the GTA into one of the most sustainable, liveable city regions in the world. The organization recognizes that cities, on average, account for 80per cent of the nation’s population, making sustainable city regions a key strategy to the future of the planet. The TRCA works with business, government and the community to monitor, initiate and support movement towards sustainability. A key TRCA strategy to move the vision forward was the development of an innovative demonstration, research, and education centre called “The Living City Campus” located at the Kortright Centre for Conservation which is Canada’s largest environmental education centre. The Campus is the new vision for Kortright that helps accelerate the adoption of sustainable technologies and practices, and leads the next generation of home building on a more sustainable path. Currently the Campus has the largest educational demonstrations of renewable energy and green building technologies in Canada. Green buildings on the campus include the TRCA’s Restoration Services Building, Ontario’s first LEED platinum commercial building, and the LEED Gold Earth Rangers Centre. Currently the Campus is also retrofitting its 35 year old post and beam visitors’ centre to enhance the green building demonstrations on site. In 2008 the TRCA partnered with the Builders Investment Land Developers (BILD) Association of Greater Toronto to cooperatively build two LEED platinum homes called the Archetype Houses. The homes would act as a showcase, for home owners and builders, of green opportunities for production built homes in the GTA. The goal of the homes was not only to demonstrate best practices but to conduct research on innovative technologies and building practices that would help lead to the next generation of net zero or carbon neutral homes. Over the past five years these homes have become an attraction for builders, policy makers, students and homeowners regionally and internationally. To help accelerate the development of The Living City Campus, the TRCA has partnered with the Building Research Establishment (BRE) - one of the world’s largest building research, certification, and training organizations. To assist builders in Britain achieve new building code standards, BRE developed a concept called “Innovation Park.” Similar to TRCA’s existing Archetype Houses, but on a much larger scale, these Innovation Parks have driven Britain’s building industry to towards net zero sustainable homes production by 2016. With the first Innovation Park established in 2003, four others are currently being designed or constructed around the world including, Scotland, Brazil, Portland Oregon, and China. Working with BRE, TRCA aims to collaborate with its municipal and corporate partners in the building industry to expand its existing demonstrations, research and education programs at the Living City Campus to become Canada’s BRE Innovation Park. Working in partnership, TRCA hopes that this Innovation Park will make Ontario a leader in North America and around the world providing innovative solutions to sustainable buildings in cold climates.
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4
Aims and Objectives
The BRE Innovation Park mission statement is to accelerate the commercialization and adoption of green building products and services into the Canadian mainstream and to provide a platform for international recognition and acceptance.
4.1
Innovation Park Aims and Objectives
The primary aim of the Innovation Park is to provide a platform for the construction industry to demonstrate innovative solutions to achieve low carbon buildings and sustainable development and to provide government and industry with data on capital costs, skills gaps and carbon savings. The secondary objective is to trial the industry’s ability to meet future policy targets in building code prior to legislation being implemented.
4.1.1
4.2
Key Objectives Market visualization – demonstrate a rolling five year vision of the Canadian sustainable construction market for businesses, consumers, and policy makers by leveraging the next generation of innovative green building products and services from Canadian businesses in the Innovation Park. Economic development – support efforts to deliver enhanced economic development outcomes (new business start-ups, job growth, investment (inward and outward) and increased exports). Legislative driver -Provide the public sector with a model to test and verify future regulatory/policy reform. Education – support a greater understanding of green building best practices, protocols, and policies through an on-site education and product demonstration platform. Convergence of standards – drive the convergence of green building product certifications and building standards (reduce consumer confusion) by offering a platform for standards to exchange knowledge and collaborate. Product exports – provide access for Canada-based companies to international markets through market intelligence and partnerships generated by the BRE International Innovation Parks Network. Product development process – support businesses in the launching of new investments by providing a physical platform to develop, test, demonstrate and showcase new products and services. Private investment – create new products and businesses that receive investment from private investors to support start-up and expansion activities. Consumer demand – drive increased Canadian consumer demand for green building products and services by creating a high-quality consumer experience that showcases the future of the built environment. Knowledge hub - act as a resource hub for sustainable construction, providing accurate and impartial advice to communities and households on construction practice, innovative technologies, and strategies to reduce carbon emissions, to use water more sustainably and to save money on energy bills. Collaborative research – drive the development of new patents, businesses, research platforms and enhance knowledge transfer through international research collaboration among leading institutions. Training hub – work with industry to develop training programs to meet the needs of sustainable construction and incorporation of new and innovative products within the supply chain.
Facilitating Innovation
The Innovation Park will provide facilities to field test and demonstrate innovation and excellence in the built environment, showcasing Canadian developers, manufacturers, utility companies, designers, and contractors © BRE Canada Inc. 2014
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as leaders in the development of sustainable buildings and community demonstration. The Innovation Park will support existing academic research and provide signposting and direction for new research linked to Innovation Park objectives. The Innovation Park will provide a springboard for Canadian companies to demonstrate how they can deliver sustainable buildings not only to the Canadian market, but also to the U.S., South American, European and Asian markets. In addition, a platform will be created to educate and demonstrate how to achieve affordable, healthy and productive living and work environments for the people of Canada. The Innovation Park will act as a central hub to encourage and support Canadians to lead more sustainable lives .
The BRE Innovation Park will provide a showcasing platform, a testing facility, a hub of innovation, an educational resource, a marketing opportunity, a collaborative enterprise and a catalyst for change.
4.3
Innovation Park Features
The Innovation Park will have the following key features:
Visitors’ center / technology showcase – initially utilising an existing building on the site, the visitors’ center will be the gateway for Innovation Park visitors and the venue for the collection of visitor gate fees. The visitors’ center will prominently feature and showcase the Innovation Park’s primary corporate and public sponsors. There will be a number of smaller meeting spaces provided where Park sponsors and contributing businesses can conduct marketing and sales meetings/events. Model/demonstration buildings – initially, up to seven model buildings will be developed by developers and consortia of private businesses on shovel-ready development lots that are leased from the Park under five-year leases. The Innovation Park will set stretching performance criteria for the buildings to drive innovation. These buildings will be designed to demonstrate various designs and technologies to respond to the construction needs of the Canadian marketplace. The buildings will drive innovation in the built environment by adhering to a series of sustainable building criteria/standards, affordability requirements, and design esthetics targeting Canadian consumers. Buildings will be tested, certified, and researched, and their embedded products will be displayed and marketed to Innovation Park visitors. At the end of the site lease, homes will be required to be either fully deconstructed or substantially renovated, showcasing new technologies/systems in order to qualify for a lease extension. Satellite research projects, – over time, the Innovation Park will explore expanding its model/demonstration activities to the full spectrum of building stock in satellite research projects. This would include retail, mixed-use, multi-residential housing, commercial, and industrial buildings. Public spaces – the Innovation Park will include low impact development measures e.g. bio-swales, pervious sidewalks/pathways/paving, native landscaping, new habitat that supports biodiversity, small urban/neighborhood farms, pedestrian amenities, and an active playground and interactive exhibit for children. Distributed energy system – the Innovation Park will include small-scale distributed energy production at a district / neighborhood scale for thermal energy and electricity. It will also employ coordinated waste and water reclamation technologies. Sustainable neighborhood concepts – the Innovation Park will be developed to showcase sustainable living and neighborhood principles of community, accessibility and safety. Info-portal – The Innovation Park will be integrated in to the International network of Parks through an interactive online information portal, providing information on all the technologies and data available throughout the network. This is the main knowledge and distribution platform for information on all the products on the Parks.
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Signage – the Innovation Park will include directional signage in addition to descriptive signage for each product, feature, and innovation that is utilized. Descriptive signage will be intentional and supportive of the Innovation Park’s business objectives.
BRE Innovation Park – Opportunity for Canada
4.4
Through experience of the activities and outcomes in the existing Innovation Parks and stakeholder consultation, an Innovation Park for Canada represents a substantial opportunity for Canadian companies to innovate and develop new products to meet local, national and international demand. Key location based impact for the BRE Innovation Park includes:
Provision for seven new innovative buildings on a rolling five year program ( $5M initial capital investment) Up to six new full –time professionally qualified staff employed directly in the Innovation Park Minimum of six interns from Universities/Colleges A focus for PhD research projects A locale for industry focused research themes Local research partnerships attracting $10m in new research in the built environment to year two, with an additional $2M per annum going forward 200 new and innovative products developed and show cased for the Innovation Park, 30% manufactured from a local base through product diversification or new start-ups (every five years) Influencing existing cluster to focus R&D spend within region 1200 people trained in sustainable construction annually spending $720K equivalent Influencing 200 new green projects in region/Ontario annually 5000 Professional visitors to the Innovation Park annually, 50% attracted from other areas spending an average of $150 dollars in local goods and services per visit. ($1.5M) An advanced energy infrastructure research installation, attracting national and international recognition A facility for SME’s to engage with the market Attracting international recognition as an exemplar in sustainable construction attracting 200 international dignitaries annually, 100 TV crews investment in products and services $500K direct spend but $2.5M advertising equivalent (AVE) 300,000 online visitors downloading 10,000 technical documents A world class facility, showcasing innovative construction to the North American market
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5
Site Options
5.1
The Living City Campus at Kortright
The Living City Campus at Kortright is Canada’s largest environmental and renewable energy education and demonstration centre. Located in Woodbridge, Ontario, the Centre’s primary goal is to deliver education programs and events to individuals and communities to increase awareness and adoption of sustainable technologies and practices. Since its inception in 1982, the Campus sees approximately 135,000 visitors per year and is located on 325 hectares of woodland that includes a 1.6 km trail and demonstration sites on renewable energy, energy efficiency, waste water treatment and sustainable building design. Located at The Living City Campus are many environmental-based organizations with strong mandates supporting renewable energy, technology and awareness. This includes the TRCA, Earth Rangers and the Canadian Peregrine Foundation. The site includes:
Earth Rangers Centre for Sustainable Technology, a 60,000 square foot LEED Gold building located on a 12.5 hectare site that includes the latest demonstrations in sustainable technologies and building practices for commercial buildings. Earth Rangers recently achieved LEED Platinum for existing buildings. Archetype Sustainable Houses (See section 5.2), two LEED Platinum houses that showcase sustainable technologies, materials and practices while promoting a holistic approach to home and community building. TRCA’s Restoration Services building which was Ontario’s first LEED Platinum commercial building. 1.6 km Power Trip Trail that features demonstrations of renewable energies and technologies including: o 120 watt solar water pumping system o 8 kilowatts of grid-connected photovoltaic systems o 10 kilowatt grid-connected wind turbine o 50 and 400 watt small wind turbines o Biological wetland waste water treatment system Renewable Energy Cottage, an energy-efficient building that demonstrates renewable off-grid opportunities. The cottage relies solely on renewable forms of energy to meet all of its heating and electrical needs using: o Solar and wind electricity o Solar water heating o High levels of insulation and air-tight construction o Energy-saving appliances GreenWorks Building which showcases wastewater treatment, renewable energy and resource efficiency.
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5.2
Archetype Sustainable Houses
In the summer of 2008, over 700 volunteers from the GTA’s home building and development community and the Building Industry and Land Development Association (BILD) united with staff and friends of the Toronto and Region Conservation Authority (TRCA) to construct two of Canada’s most sustainable production built homes, the Archetype Sustainable Houses. On Earth Day 2009 the house opened to over 300 invited guests. Later that year both houses achieved LEED Platinum certification as well as Energy Star, Green House and R-2000. Since that time thousands of visitors each year have been engaged through general tours, education programs and specific green building and renewable energy training workshops. The Archetype Sustainable House is appropriately situated on the site of The Living City Campus at Kortright (9550 Pine Valley Drive in the City of Vaughan, three kilometers west of Highway 400). The Living City Campus is a sustainability education and demonstration centre owned and operated by Toronto and Region Conservation (TRCA), with the support of many partners. There, the House will demonstrate viable, sustainable housing to everyone from grade school children and homeowners to professional architects, engineers, manufacturers, builders, developers and others in related fields. Through education, training, market transformation and partnership programs, the Archetype Sustainable House will influence how future communities are built, planned, constructed and occupied, to minimize ecological footprints and improve people’s quality of life. In fact, the truly unique feature, and the most significant benefit, of these two homes is their potential role in changing ideas about green building as they carry out their key goals:
To demonstrate sustainable technologies, materials and practices for the production-build residential market To inform, educate and motivate people about the benefits of adopting sustainable practices, products, services and technologies To provide training for sustainable products, systems installation and operation To promote a holistic approach to sustainable housing and community building To facilitate the market transformation of green or sustainable building practices and technologies
The House is a semi-detached duplex. House A uses current state-of-the-art practices for sustainable house design that are already being employed in standard mass house construction in Toronto. House B uses innovative technologies that are not yet being generally used. Building materials, equipment, fixtures, appliances, furnishings and labour used in the construction of the homes were donated by over 125 different sponsors. The generous support of the homebuilding community, municipal partners and other stakeholders has allowed the project to showcase some of the most forwardlooking technologies currently available. The functions and ongoing costs of each system will be measured over time, so as to provide a clear picture of their true life cycle costs. Demonstrating best practices today and best practices tomorrow, both units of the Archetype Sustainable House will be operated year-round to welcome visitors who want to learn more about green residential building. They will also serve as a valuable resource for the homebuilding community.
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Special Features
Constructability for production builders Diversity of building style ( detached, semi, townhouse and stacked townhouse on same footprint) Flexible design with building block modules Attic and basement are renovation ready Wheelchair accessibility LEED Platinum certification 300 points of ongoing monitoring for research Special Features o 90% FSC certified wood o 80% improvement in thermal efficiency over code o 20% reduction in material resources o Zero runoff strategies (rain water collection, green roof, landscaping) o Integrated renewable technologies o Multiple integrated heating/distribution systems o All climate heat pump o Ground source heat pump o High efficiency mini boiler o CHP Stirling engine
The proposed development of the Innovation Park compliments and extends the activities already undertaken by TRCA at The Living City Campus, providing a platform to expand the technical capabilities on site and provide a substantial resource showcasing sustainable construction practices for local national and international markets.
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5.3
Location within The Living City Campus at Kortright
The BRE Innovation Park will sit within The Living City Campus as a showcase for sustainable and innovative construction. The Innovation Park will be located adjacent to the Archetype Houses, running parallel to the access road and maintaining the existing tree belt and road/path boundaries. The site is approximately one acre and consists mainly of fallow field and landscaped areas within the boundaries of the existing lots. The location adjacent to the Archetype Houses allows the Innovation Park to incorporate the existing facility, into the Innovation Park. It is intended that one of the houses will be used as a visitor’s center which will provide an initial focus for the Innovation Park and will also provide an opportunity to build upon the research work and innovation already being undertaken at the houses.
Figure 1 – Site schematic
Access to the Innovation Park is via the existing road network off Pine Valley Drive, past the Earth Rangers Centre. There is substantial Innovation Parking available adjacent to the proposed location so that additional Innovation Parking is not required.
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5.4
Site Development
5.4.1
Master Plan
The site consists of approximately one acre within the boundary of The Living City Campus. The site plan is to facilitate seven new construction lots adjacent to the existing Archetype Houses taking into consideration:
Lots are approximately 2500 Sq Ft facilitating a 1200 Sq Ft build out Lots to be located to demonstrate future considerations of subdivision design, safety and community interaction Individual lots to be orientated to suit climatic conditions, prevailing wind direction and to maximize free energy (such as solar gain and free cooling) Lots to be linked to the existing biodiversity trail that flows through the site Lot designs to consider LID techniques to deal with storm water from individual lots linking into the overall Living City Campus drainage system. Including hard landscaping to encourage permeable/ recycled/natural surfacing and soft landscaping to enhance local habitats and demonstrate low maintenance design Roads within the site boundary and connections to existing road network Advanced/smart networks considering the potential for: o All sources of power supply and demand o Advanced monitoring of supply & distribution o Advanced monitoring of demand, point of use o Alternative energy integration, load management o Network management, control strategies and implementation o All sources of heat and cooling, automatic control, ‘best use’ strategy and implementation o Storage opportunities o Advanced smart metering, linked to control of key appliances and storage mediums Small scale community energy installations to consider the potential for optimization in: o Wind o Photo Voltaic (PV) o Solar thermal o Combined heat and power (CHP) o Biomass o Heat pump technologies o Energy storage o Fuel cell technologies o Distribution and control Below ground services loops to terminate at each plot boundary for: o Foul water drainage o Potable water o Surface and stormwater installation o Electrical o Gas o Telecommunications Street and site feature lighting and street furniture Demonstration of community facilities such as play area/open space and low maintenance communal gardens Access paths within the site boundary and connections to existing path networks
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Site boundary fencing and security arrangements
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5.4.2
Outline Master Plan
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5.5
Innovation Buildings
Seven new demonstration buildings of approximately 2500sq/ft will be constructed with key themes designed to suit the requirements within the Canadian market. An Innovation Park Advisory Committee and Research Committee will be formed to advise on the themes, performance targets and research objectives for the buildings. (Refer to section 7.8) It is intended that each Lot will be constructed by a Build Partner to the performance standards for their chosen theme. Full details of the themes and performance standards will be issued as design briefs. Performance Standards and Design Briefs can be found online https://www.thelivingcitycampus.com/sites/default/files/Design%20Brief%20master.pdf. There is limited guidance for future legislation in Canada that the construction of the buildings on the Innovation Park can be benchmarked against, as is the case in Europe. Through knowledge of the industry, legislation and market in Canada, an advisory committee will provide guidance and direction as to the themes and performance targets that each building on the Innovation Park will be assessed against. Lots will be required to show demonstration landscaping and hard surfacing, including innovative sustainable parking within their lot boundary. Key themes include:
Affordable sustainability
Staged zero carbon ( different level of energy performance for say 3 different lots)
R2000 net zero demonstration
First nations housing
Envelope first
Water efficiency
Assisted living and health
Low impact construction
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Modern Methods of Construction/Offsite (MMC)
Passive House
Off grid application
Design for deconstruction
Interactive buildings
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5.6
Technical performance
The intention of setting performance targets is to push the industry towards achieving more sustainable and energy efficient buildings while developing them in a framework to ensure cost competitiveness and robust verification. Building design and construction will be assessed and benchmarked against these performance targets to verify performance claims and aid in market acceptance. Technical performance targets were developed for each theme, through consultation and design charrettes. Details, specific metrics and validation requirements are set out in the design briefs and include:
2017 Building Code (min. 15% improvement)
Building design
Recycled product %
Free heating and cooling
Advanced materials
Low embodied energy
Airtightness
Thermal mass
Low energy
5.6.1
Waste
Construction waste
Surface water
Water use
Water treatment
Daylight/Lighting
Durability
Renewable energy
Minimum performance benchmarks
Minimum performance benchmarks are set as follows, with each theme targeting further advances to suit specific market drivers Category Energy Performance
Performance Requirement % Improvement over 2017 OBC Requirements
Benchmark 15% improvement over 2017 OBC requirements (30% over 2012 OBC requirements) Energy modelling report including: (i) building designed to OBC 2017 requirements; (ii) proposed building design. Report must clearly state the predicted energy consumption reduction between the built-to-code design and the proposed design (% or 2 kWh/m /year)
Maximum Air Leakage
Air leakage rate of 1.5 ACH at 50 Pa.
Lighting - %
15% improvement over 2017 OBC requirements
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Improvement Over 2017 OBC Requirements HVAC
Building Envelope
DHW
1
(30% over 2012 OBC requirements) Furnace - Min. efficiency of 97% (if applicable) HRV - Min. Sensible efficiency of 75% (if applicable) Air Conditioning – Min. SEER rating of 20?
Min. OBC 2017 Compliance Package Requirements Ceilings with Attic Space RSI 10.56 / R60 Ceilings without Attic Space RSI 5.46 / R31 Exposed Floor RSI 5.46 / R31 Walls Above Grade RSI 3.87 / R22 Walls Below Grade RSI 3.52 / R20 Edge of Below Grade Slab < 600mm below grade RSI 1.76 / R10 Heated Slab or Slab < 600mm below grade RSI 1.76 / R10 Windows, Sliding Glass Doors U-value 1.6 Skylights U-value 2.8 Consider heat recovery within design Min. Efficiency of 80% (gas) or Energy Factor 0.98 (Tankless); if applicable
Thermal Comfort (overheating)
Install occupancy sensor, humidistat or delay timer to control bathroom lights and fans Provide programmable control to heating and cooling Comply with ASHRAE 55
Low Energy Appliances
All appliances and fans are Energy Star qualified or meet the minimum EU Energy Efficiency Labeling Scheme for the following: - Fridges and freezers, or fridge-freezers – A+ - Washing machines and dishwashers – A
Indoor Air Quality
Ventilation
Ventilation rates must meet requirements of Can/CSA-F-326-M and those outlined in OBC Part 9
Indoor Environment
Sound
Constructions must have an STC rating of > 60. (Code requirement is 50 – OBC 9.11.2.1) Bathroom exhaust fans must have a sone rating of 1.0 or less. Building must facilitate strategy for installation of metering and monitoring equipment of main power supplies, such as sensors, monitors, and associated duct work
Quality Control
Control Peak Flows for the 2-100 year and Regional
Metering & Monitoring
Stormwater 1
Efficiencies are based on the highest currently available on the market (http://oee.nrcan.gc.ca/pmllmp/index.cfm?action=app.welcome-bienvenue&language_langue=en) © BRE Canada Inc. 2014
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Management
Indoor Water Use
Materials
Storm Events to pre-development levels based on 2 Watershed basis . Erosion Control
Retain 25 mm of rainfall on site using LID practices .
Quality Control
Enhanced Level of Protection (80% TSS removal) as per the latest MOE SWMPD Manual - Retain 25 mm of rainfall on site using LID practices (volume reduction towards achieving MOE Provincial Water Quality Objectives instream) - Enhanced Salt Management, 30% reduction from existing use
Water Balance – Recharge and Natural Features
Maintain recharge for High Volume Groundwater Recharge Areas (HGRAs) Maintain hydrologic regimes and hydroperiods for natural features (woodlands, wetlands, watercourses) Maintain pre development hydrology (recharge, ET, runoff)
Use - 20% Reduction Over Baseline Total Building Demand
Baseline demand is defined as the demand of the building using fixtures meeting minimum OBC requirements, including all faucets, toilets, and showerheads. Toilets : - Single Flush - Max. 4.8 L/flush or less - Double Flush 4.1 or less and 6.0 L/flush - Showerheads – 7.6 L/min or less at 551 kPa - Faucets – 5.7 L/min. Or less at 413 kPa
Reuse - 25% Reduction of Total Building Demand
Water calculations showing contribution of water reuse system (greywater, rainwater) to reduction of total building demand
Specify materials with low embodied energy and lower environmental impacts over their life-cycle
Materials containing Volatile Organic Compounds must be minimized. All timber used must be legally and responsibly sourced and be compliant with a recognized system of certification such as the Forestry Stewardship Council (FSC). Build Partners must ensure that at least 10% of the total cost of materials used derives from recycled or
3
2
Unit Flow Rates and pre development targets for TRCA’s Watersheds are provided in TRCA’s SWM Criteria Document (http://sustainabletechnologies.ca/wp/clean-water/stormwater-management/toronto-and-regionconservation-stormwater-management-criteria/) 3
Refer to TRCA’s LID Guide - http://sustainabletechnologies.ca/wp/clean-water/stormwatermanagement/water-balance-approach/low-impact-development-stormwater-management-planning-and-designguide/ © BRE Canada Inc. 2014
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reused content. Promote the reduction of greenhouse gas emissions / global warming potential associated the manufacturing, installation, use and disposal of foamed thermal and acoustic insulating material All Adhesives, Sealants and Sealant Primers must be the requirements of South Coast Air Quality Management District (SCAQMD) Rule #1168 All Aerosol Adhesives must be certified to Green Seal Standard for Commercial Adhesives GS-36 All Hard surface flooring must be FloorScore-certified or equivalent All Carpet and cushion must be certified to Carpet and Rug Institute’s Green Label Plus All Architectural paints and coatings to interior Measures must be certified to Green Seal Standard GS-11 All Anti-corrosive and anti-rust paints applied to interior ferrous metal substrates must be certified to Green Seal Standard GC-03 All Clear wood finishes, floor coatings, stains, primers, and shellacs to interior Measures must be certified to SCAQMD Rule 1113 All Tile setting adhesives and grout must meet requirements of SCAQMD Rule 1168. No materials containing the following may be used: - Asbestos or asbestos based products - Urea formaldehyde or materials which may release formaldehyde in quantities which may be hazardous with reference to the limits set by Health Canada - Material containing fibres less than three microns diameter or 200 microns long - Lead or any material or product containing lead which may be ingested, inhaled or absorbed - Polychlorinated biphenyl - Fibres not sealed or otherwise stabilised to ensure that migration is prevented - Vermiculite containing fibrous dust - Polytetrafluoroethylene (PTFE) except for pipework jointing - Calcium silicate bricks or materials - High alumina cement and/or concrete - Wood wool slabs used as permanent shuttering or wood wool cement slabs - Admixtures for use in concrete and mortar including Calcium chloride admixtures - Sea-dredged aggregates for use in reinforced concrete which do not comply with current CSA requirements - Aggregates for use in concrete which do not © BRE Canada Inc. 2014
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comply with current CSA requirements Alkali reactive aggregates.
Construction Waste
Develop Construction Waste Management Plan Divert 50/75% of waste from landfill
Operational Waste
Provide a dedicated, easily accessible waste storage and collection area with a tri-sorting system
Lifetime Homes
Barrier-free / Accessible Design
Designs take into consideration recommendations outlined in ‘CSA-B651-12-Accessible design for the built environment’ to make homes easily and costeffectively adaptable to occupants throughout their lifetime
Management
Integrate BIM
Provide all information in a BIM compliant format
Waste
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5.7
Use of existing buildings and facilities
5.7.1
The GreenWorks building
The GreenWorks Building will be refurbished to act as the visitors centre and hub of the Innovation Park, providing the following accommodation:
Reception area – Approx. 200 sq/ft. Tour group holding area – Approx. 600sq/ft. Technology showcase area – Approx. 600 sq/ft. IT suite - Space for a maximum of five workstations adjacent to the tour holding area Staff office accommodation - three offices to suit up to five permanent staff, fully networked Washroom facilities Meeting room - 150 sqft or access to existing, Coffee and tea station (with mini kitchen facilities)
Refurbishment works will be required to adapt the existing building to incorporate the required accommodation and will include:
Survey and assessment of compatibility to suit layout Energy survey and consideration of energy performance reduction strategy Strip out interior to remove existing wastewater treatment installation Extend underfloor heating network to stripped out areas, Screed and level floor New floor covering throughout New main entrance canopy Revise layout to suit required accommodation including partition wall Install new washroom facilities including separate wheelchair accessible toilet Assess fire performance risk in connection with new use and upgrade as required Remove existing kitchen and replace with smaller tea station Revise lighting installation to suit new layout, including adjustable down lights to highlight technology showcase area Revise electrical installation to suit new layout Revise IT installation to suit new layout Install Reception desk Redecorate throughout External works to accommodate flow of visitors to new buildings
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5.7.2
Refurbishment
A key focus of the Innovation Park will be opportunities for innovation in refurbishment. Within the site there are a number of existing buildings that would suit sustainable refurbishment and it is proposed that the ongoing development of the Innovation Park considers their incorporation into a wider program promoting innovative water and energy efficient refurbishment. Of the four century homes on site, three are currently rental accommodations and would not provide access to tours and demonstration technologies. The fourth is a farmhouse that is currently available. The farmhouse Constructed: Approx. 1920, Timber Frame construction Size: 2300 SF Layout: 4 bedrooms, 2 bathrooms Previous renovations include: New roof Replacement windows Kitchen remodel Clad in aluminum siding Refurbishment strategy may include:
5.7.3
Condition and Energy Survey Innovative timber treatment and repair Envelop upgrade to meet minimum R values (as for new build minimum benchmarks) Using multiple different materials. Phase change materials Adaptive insulation Innovative heating and cooling systems Energy monitoring and control Heat recovery ventilation Heat recovery hot water systems Grey water harvesting Rainwater harvesting Air Quality monitoring Low VOC finishes
Existing Living City Campus Facilities
It has been proposed that the existing facilities be utilised within the Innovation Park such as the Earth Rangers Theatre and the Kortright Theatre to compliment the operation of the Innovation Park where required.
Multi-utility space for education presentations Existing innovative parking facilities located immediately to the west of the Archetype Houses will be utilized for the Innovation Park and new innovative parking will be created for visitors to the site. Overflow o Ladies’ Washrooms o Men’s Washrooms o Accessible Washrooms
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5.8
Catering Facilities
Satellite research Projects
It is important to consider large buildings and the potential for innovation into the overall model for the Innovation Park but it is not financially viable or practical to construct large scale buildings for demonstration purposes on the site. To facilitate this, the Innovation Park will investigate the opportunity to include large scale buildings as Satellite Research Projects, implementing the overall model of incorporating innovation and higher performance standards into their design and validating the performance with dissemination of results for the wider market benefit. Target projects may include:
High/Mid Rise/Multi-residential – Entire floor or demonstration apartments; performance envelope, glazing, shading and screening; monitoring and control, integration of alternative energy; AC versus natural ventilation; timber/lightweight construction; post occupancy evaluation; prefabrication Low energy commercial – Performance envelop; door and openings; core and shell performance; fitout packages; low energy installations; lighting performance and control strategies; monitoring and control; DC networks; power over ethernet Industrial – Alternative energy, energy recovery and waste heat distribution; energy demand/control/storage; performance envelope; thermal barriers at doors and loading docks; low energy high bay lighting Retail- High performance envelope; doors and openings; core and shell performance; fit- out packages; low energy installations and refrigeration; lighting performance and control strategies; monitoring and control; supply chain impacts; transport impacts Agricultural- Alternative energy, anaerobic digestion; energy recovery and waste heat distribution; and energy demand/control/storage; performance envelope; thermal barriers at doors and loading docks; low energy high bay lighting; waste; water and water treatment; recycling; new products from animal /cereal by products Education - Performance envelop; door sand openings; educational environment and learning performance in sustainable buildings; air quality; low energy installations; lighting performance and control strategies; monitoring and control; DC networks; power over ethernet; alternative energy integration Public - Performance envelop; door and openings; staff performance and health in high performance buildings; low energy installations; lighting performance and control strategies; network monitoring and control; DC networks; power over ethernet; post occupancy evaluation Health – Demonstration units; performance envelope, door sand openings; health environment and recovery in sustainable buildings; air quality; low energy installations; lighting performance and control strategies; networks monitoring and control; DC networks; power over ethernet; alternative energy integration; post occupancy evaluation; prefabrication *Note that energy efficient refurbishment would be considered across the board
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6
Innovation Park Services
The Innovation Park will offer a number of programs and services to customers. The Innovation Park’s customers will vary, but will include: 1. 2. 3. 4. 5. 6.
Consumers Businesses Industry professionals Public entities Research establishments Educational institutions
Primarily the Innovation Park is being developed to demonstrate innovative construction and technologies within the built environment but will also provide construction and post occupancy research monitoring and evaluation. The Park will undertake the following chargeable activities:
6.1
Tours and conferences
Park tours –visitors will be able to receive interactive and informational tours of the Innovation Park and its demonstration buildings with their innovative technologies and construction methods being on display. Tours will be led by facility staff or through self-guided tours with electronic handheld guides. Sales representatives from companies contributing to the Innovation Park will also lead their own business-to-business tours. Customers will pay gate fees per person to visit the Innovation Park.
Innovation Park Tours - Tours of the Park on a pre-booked basis utilizing the existing facilities booking system, maximum 4 tours per day capped at 25 persons per tour – target 10,000 annually Public open days – 6 annually, Target 300 per day and 1800 annually Schools/college/university visits and tours – 1 per week target 100 participants and 4000 annually Annual conference, focusing on the technical aspects of the Innovation Park, utilizing conferencing and hotel facilities in the area – Target 1000 over a 2 day period
In addition, there will be manufacturer led technology showcase visits with a maximum of 4 per plot per day with 3-6 attendees and target 1500 participants annually. These will not be chargeable by the Park but will be a marketing benefit to the plot developers. The Innovation Park will host regular sustainability and green building networking events, along with small conferences on an individual basis. Usage fees will be charged to organizations that host events/conferences using Innovation Park facilities, along with fees for event planning and management.
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6.2
Seminars & Workshops
Educational seminars and professional development for building industry – the Innovation Park will offer a comprehensive array of sustainability seminars and green building workshops, acting as an international centre for seminars and training on sustainability in the built environment where customers will pay fees to participate. The following will utilize the existing facilities within the Park such as the Earth Rangers Theatre and the Kortright Theatre:
6.3
Technical seminars on the constructions and technologies in the Park - 1 per week maximum with 20 participants and target 750 participants annually Technology/systems specific education to professionals and the design community – 1 per week maximum with 10 participants and target 350 participants annually Public outreach education on sustainable living – 1 per week maximum with 10 participants and target 350 participants annually
Research
The Innovation Park will provide a measurement and monitoring program for all buildings, from design through construction, and in-use. Organisations can use the material generated to assist the development of their business products and services. Research facilitation – the Innovation Park will facilitate collaborative and company-specific research agendas for businesses through partnerships with signature research institutions. Businesses will pay for collaborative research through research sponsorships alongside other industry partners. Businesses will pay for facilitation and project management consulting services to support company-specific research projects on a fee-forservice basis. When new products are submitted for the Innovation Park or performance evaluation is required, the Park will facilitate partnerships with existing research organisations to undertake the research and technical evaluation with the Park, ultimately providing an additional stepping stone to commercialisation. Through market stimulation related to the ethos of the Park and performance targets for the lots, there will be income generating research opportunities. The Park will not be constructing core research and testing facilities as these will be provided by existing suppliers within the market. Minimum performance, validation and health and safety requirements for new innovative products will have to be met prior to installation and the Park will partner with suitable organisations to this end. Product and process research will be undertaken at the Park as follows and chargeable to private and public sector clients:
Building technology-related research, such as products at the following stages of development: o Prototype – testing and piloting new technologies that have not been proven in a laboratory environment. o Pre-Commercialization – testing and demonstrating technologies that have been tested in a laboratory environment, but require real-life demonstration to prove concept and gain market acceptance. o Post-Commercialization – testing and demonstrating already commercialized technologies in order to increase market acceptance.
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Building process related research focusing on construction and deconstruction.
Type of Research: o Monitoring performance o Construction risk o Construction efficiency and improvement o Construction process and programming o Buildability o Supply chain interaction o User interaction o Durability
Building Stage of Research o Pre-design o Design o Pre-construction o Construction o Occupancy o Post Occupancy Evaluation (POE) o Operation and maintenance o End of life for building, products and technologies
As part of the further program development, a review of research capabilities within the built environment will be undertaken to understand what research is being done, where, and to highlight the gaps in technical capability that may be present. The activities of the Park will stimulate these organisations to fill the gaps and provide additional services required by the industry.
6.4
Product placement
The Innovation Park will provide the ability for businesses to showcase and market their product on the Park grounds or in model/demonstration buildings. Businesses will pay for this service through a product placement agreement based on the scale of the product placement. Where technologies and products are not directly used within the construction of the buildings, it is intended to offer manufacturers the opportunity to showcase and test innovative products on the Park. This service will be chargeable depending on the location and space requirements within the Innovation Park. Manufacturers will be offered research and testing consultancy either as a standalone at the Innovation Park or as advanced research with research partners. All performance claims and marketing literature associated with products on the Park will be vetted to ensure compliance with Park branding guidelines.
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Product placement may include:
6.5
Innovative foundation cutaways
Sample recycled building products
Sample wall construction
Waste management installations
SIPS panels
Renewable technologies
Window and door systems
Low energy lighting
Construction detail cutaways showing improved thermal/air tight/fire performance details
Energy control systems
Heating systems
3D models
Water management installations
Sample cladding
Building monitoring and control
Sample roof coverings
How-to videos and presentations
Innovative insulation
Advisory and marketing literature
Competition management
The Innovation Park will manage regular design and product competitions on behalf of organizations looking to further specific agendas that transform and educate the green building marketplace. Organizations will pay for these offerings through sponsorships.
6.6
Cluster convening
The Innovation Park will regularly convene local, regional, and/or national business clusters in the built environment to identify barriers to productivity and growth within specific industry sectors, along with identifying strategies to overcome those barriers. Customers for this service will include economic development entities, business consortia and trade associations.
6.7
Product testing, certification, and labeling
The Innovation Park will facilitate product testing, certification, and labeling for private sector customers, primarily manufactures of products for the built environment.
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6.8
Brokering
The Innovation Park will facilitate business-to-business connections for companies that are looking to source or sell a specific product or service, find a partner business to support expansion into new markets, or find a business to collaborate with on the development of a new product. Businesses will pay for this research and facilitation service consulting on a project fee-for-service basis.
6.9
Product commercialization
The Innovation Park will provide businesses with support in the research, design, testing, production, financing, business planning and launch of new innovative products. Businesses will pay for these services by cash or inkind contribution or providing a percentage of ownership in new companies or new patents. This ownership percentage will be determined on a case-by-case basis depending on the level of service provided by Innovation Park staff.
6.10
Implementing Collaboration
The Innovation Park model is designed to work with other initiatives already on the market; partnering with universities and other research organisations to facilitate the research into a live situation. This not only provides a commercialisation mechanism for the products, but also provides the advantages of being in an innovation pool, a key benefit that the Park model will bring. The Park is complementary to the activities of the Ontario Centres of Excellence (OCE), the Regional Innovation Centres (RIC) and the Ontario Network of Excellence (ONE) in collaborating by providing a wider outreach platform for commercialisation, stimulating a specific construction sector cluster to meet the low carbon built environment opportunity. The Innovation Park will provide a conduit to support companies, regional innovation centres (i.e. ventureLAB), and the Ontario Network of Excellence (ONE) in collaborating with the industry supply chains to assist innovators in product commercialization.
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7
Business case for the Innovation Park
7.1
The Opportunity
Resource conservation is recognized worldwide as a key economic and environmental driver. Construction of buildings and their use, the links between them and the mechanisms to get them built are the main source of resource use globally both in terms of materials and energy. Sustainable construction is seen as a mechanism to reduce the impact on resources, but what does that ultimately mean? Less use of materials, lower energy use in both construction and operation, less waste and efficient use of labour ultimately saves money, either in materials costs or most importantly for building users whether a homeowner or business. The frequency for building refurbishment can be minimal. Providing a low energy efficient building at the outset will make a huge difference to the cost of operating that building for its 50 year- plus life span. Saving money in operational costs is good business, making businesses more efficient and freeing-up capital to spend on business growth and further innovation. The European market is seen as the leader in providing these buildings, through rigorous performance targets enforced through legislation. The industry has grasped the challenge and has innovated to meet the push by Government and attract clients looking for the savings inherent in operating these buildings.
7.2
The Market for Low Carbon Goods and Services
The Low Carbon Goods and Services sector is one of the only consistently growing markets worldwide, calculated by BIS, the UK’s Department for Business, Innovation and Skills to be worth $5.2 trillion in 2010/14 with Canada’s share amounting to $93 billion, or 1.8% of the global market, showing a 3.1% increase over the previous year. Building technologies, energy efficiency and related consultancy is approximately 20% of the global total.
4
BERR Low Carbon and Environmental Goods and Service Sector Industry Report
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Global Value of LCEGS in £m by Top 50 Countries for 2010/ 11
Table 2 - Global Value of LCEGS Market 2010/11
The market continues to grow as resource efficiency drivers continue to stimulate markets to improve performance and reduce reliance on fossil fuels. Higher performance standards necessitate either increased resource use, or new innovative products and services to ensure competitiveness is maintained; developing education, training and employment to meet this demand. As construction products and services adapt to low carbon standards, market acceptance and independent assessment of in-use material performance will be critical to achieving performance targets. Policy is signalling more transparency over embodied carbon of products used in construction. Organizations require some adapting of their products and services to meet this requirement. The construction industry was the second fastest growing industry over the last decade. Construction and repair account for about 17% of Canadian GDP, directly boosting economic growth by .5 percentage points per year on average, more than doubling its prior 20-year average. Nearly one million direct and indirect jobs have been created due to the building boom (both non-residential and housing) over the past decade. Construction employment is at an all-time high, at more than 1.6 million. In 2011, the overall increase in construction was a modest 3.8%, totalling £241 billion. Figures for –2012 were expected to be 4.5%. The figures in 2013 (3.0%), 2014 (3.8%) and 2015 (4.1%) will increase steadily but will be held back by a residential component that is set for a pause. Value of new construction in Canada in 2013 is expected to be slightly over $300 billion. New housing starts are expected to remain steady in 2012 and 2013, with mortgage rates remaining low.
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In a green building market study by McGraw-Hill Construction Data, the North American green building market is expected to balloon to $163 billion by 2015, up from $71 billion in 2010. The green construction industry now supports 661,000 jobs. According to the study, 35 per cent of architects, engineers and contractors (AEC) now have green jobs. The number is expected to increase to 45 per cent by 2014. Green jobs are already an important part of the construction labour workforce, and signs are that they will become industry standard. The research also shows:
35 per cent of AEC firms focus on green jobs today 45 per cent of AEC firms expect to have green jobs by 2014 Trades jobs (carpenters, HVAC/boilermakers, electricians, concrete/cement masons, and plumbers) are expected to see the greatest growth in green jobs; 15 per cent of trades today are green jobs, and this is expected to increase to 25 per cent in three years Green jobs yield advantages such as more opportunity (42 per cent) and better career advancement (41 per cent), according to respondents Training is essential for getting and maintaining green jobs; 30 per cent of green job workers say they needed major training when they started, and most report that formal education and training programs will continue to be needed Hiring firms agree; 71 per cent of hiring decision makers maintain that being green-certified increases competiveness
Ensuring that industry is primed and capable to meet this growth market, this will enable positive benefits for the Canadian economy, from exposure to both national and international market opportunities. The construction sector is mature for standard development practices in Canada, but there has not been sufficient ‘push’ or ‘pull’ to stimulate the market as other countries have. There is increasing interest from both provincial and municipal government for high sustainability standards within the built environment. In the past, this has typically been limited to strategic level documents such as Integrated Sustainable Community Plans. However,
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there is now a growing pressure to move from vision to actual realization of physical buildings and communities. It is this combination of changing regulatory environments, and the need for rapid, full scale innovation, that has generated an industry demand for Innovation Parks in the UK and other countries.
Tools Materials/ Products
Research and Development
Future legislation, Performance standards, Energy efficiency, Market drivers, Market pull, CSR
Policies/ Standards
Innovation Park
Knowledge Transfer Tours and Events
Compliance, new products, Sustainable Development and Communities, International outreach
Buildings and Products
Training
Figure 2 - Innovation Park market interaction
7.3
Innovation Driver
The development of the Innovation Park provides opportunities for both push and pull innovation through a construction sector focused facility. By providing a phased development to meet future standards, it gives the sector a structured route to develop products and services that can be shown and implemented at the Innovation Park years before legislation comes into force. Through market analysis and whole industry participation, development standards for construction on the Innovation Park will be set a minimum of three to five years before legislation might bring them into force, allowing industry a safe and continuously verified route to product development. This gives the industry and legislators the confidence that standards are set appropriate to industries’ ability to deliver.
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Allowing legislation to ‘push’ the sector toward improved performance, energy efficiency and carbon savings, whilst also proving that the legislation is achievable. ‘Pull’ innovation is facilitated by setting standards in excess of what is currently required and providing a mechanism to allow construction in a live situation with verification and testing in use. The Innovation Park also provides interaction throughout the whole industry, facilitating access to supply chains for new products and services, brokering new collaborations, providing national and international outreach for those companies involved in the Innovation Park while providing visitors to the Innovation Park with an opportunity to view multiple solutions to meet the same aim.
7.4
National and International Outreach
The core aim of the Innovation Park is to stimulate innovation and the development and verification of new products and services in the built environment by providing a minimum targeted approach to future standards. The construction market is driven by specification, with all products used having to comply with a structured array of the health and safety and performance targets such as ASTM codes, fire and structural compliance, IEEE regulations and ISO procedures etc. The Innovation Park will provide a professional resource allowing specifiers, buyers, clients, architects, engineers and legislators a facility where innovation will be encouraged and displayed in a live environment showing interaction with other technologies and its place within the construction market. The design of the Innovation Park’s delivery and operational model will encourage the businesses involved to network and collaborate internally with other Innovation Park businesses and externally to the wider international Innovation Park network. Experience with the existing Innovation Parks has shown:
A unique marketing facility for those involved, providing a one stop facility where products can be shown in use and visitors to the Innovation Park can review and find technical information on multiple examples of products and buildings meeting the same objective; A facility to allow SME’s into the innovation market with the Innovation Park acting as a knowledge transfer platform, providing information, contacts and partnerships. The Innovation Park model actively encourages collaboration between the businesses involved, allowing smaller organisations exposure to supply chains and like-minded organisations; The Innovation Park network provides an intranet of independently verified sustainable construction products and services, allowing industry to search and locate products to suit sustainability objectives; The activities of the Innovation Park influences major development and construction projects where the developers involved in the Innovation Park use the knowledge gained to implement large scale delivery demonstrating the ability to stimulate change through procurement processes, delivering legislative and CSR objectives; and Over 400 organizations showcasing innovative products on the Innovation Parks.
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7.5
BRE Innovation Park Network
International outreach is presented through our international Innovation Parks currently under development in Beijing, China; Brasilia, Brazil and Portland, USA. Specifically:
Beijing, China - The Beijing Green Building Innovation Park, part of the BRE Innovation Parks Network, is now being constructed. An area of the Innovation Park will showcase the best in sustainable residential construction, demonstrating innovative design and product solutions to meet and drive the demand for sustainable development in China. Vanke, the largest residential developer in the world, is currently presenting an opportunity to world-class, international consortia to develop the first residential building in this innovation area. The winning consortium will be expected to design and build this potential future model for sustainable housing in China. This project will represent an excellent opportunity for companies wishing to develop business in the Chinese market, to gain high profile exposure for their products and services and an opportunity to work with the world’s largest housing developer, designing and delivering their homes of the future and enter the £1.2 trillion Chinese housing market. Brasilia, Brazil - The Innovation Park for Sustainability and Innovation for the Built Environment (PISAC) will showcase new construction methods and innovative technologies which are affordable, efficient and sustainable. Portland, USA - BRE and the Portland Development Commission is developing a series of demonstration projects to test and enhance new clean technology that will enhance the city’s reputation as a world leader. BRE is currently working with the main developing nations in adapting their building practices to meet Climate Change commitments and involvement in the Innovation Park will allow insight into these markets.
Examples of the Innovation Park network are included as Appendix A
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8
Program and Implementation Plan
The Innovation Park will be implemented in four phases: 1. Pre-development – finalization of program design, resource development, site planning, architectural design, engineering, and approvals. 2. Infrastructure – completion of the site improvements, landscaping, the Innovation Park’s visitors’ center, resource and business development. 3. Construction – construction completion of the first phase of seven demonstration buildings. 4. Operations – deployment of all programs and services, and continued resource and business development.
8.1
Phase 1: Pre-development 1. Program design: a. Continue with national and international stakeholder outreach; b. Appoint Technical Advisory Committee; c. Develop a detailed implementation plan with partners; d. Finalize legal contracts, including site lease; e. Develop Declaration of Cooperation with partners. 2. Resource and business development: a. Conduct resource development activities with public sector; b. Generate business development leads with private sector to support site-build-out; c. Develop project investment prospectus; d. Raise capital to pay for site build-out. 3. Site planning, design, engineering, and approvals: a. Conduct all required activities necessary to commence site construction. 4. Research – monitor and measure: a. Conduct a monitoring and measurement program from design, construction and postconstruction. 5. Marketing: a. Market project to private sector businesses to solicit model home and product placement participation.
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8.2
Phase 2: Infrastructure 1. Site build-out: a. Complete construction of site improvements, public spaces, landscaping, transportation centre, signage, and visitors’ centre; b. Install district energy solution. 2. Resource and business development: a. Continue resource development efforts with local, regional, federal public sector funders; b. Structure model home site leases with developers and consortia; c. Structure product placement agreements. 3. Program and service infrastructure build-out: a. Assemble full operational team to manage the Innovation Park; b. Finalize program and service offerings.
8.3
Phase 3: Construction 1. Demonstration buildings program development: a. Complete construction on first seven buildings in the Innovation Park; b. Complete services offerings materials and information portal.
8.4
Phase 4 - Operations 1. Program and service deployment: a. Deploy all Innovation Park service offerings. 2. Resource and business development: a. Continue resource development efforts with local, regional, federal public sector funders; b. Continue business development efforts with private businesses; c. Expand Innovation Park offerings to fill the spectrum of building stock (commercial, industrial, retail, etc.) through satellite research projects.
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8.5
Process and Timeline
Completed
Phase 1
Phase 2
Phase 3
Phase 4
BIZ PLAN
PreDevelopment
Infrastructure
Construction
Operations
6 months
6 months - 9 months
6 months
12 months
1-15 years
Activities:
Activities:
Activities:
Activities:
Activities:
Market intelligence
Program design
Infrastructure works
Demonstration building construction
Satellite Research projects developed
Stakeholder outreach
Resource and business development, Site planning, design and engineering approvals
Resource and business development Masterplanning, design and engineering approvals
Program and service build out
Implement operational activities
Site Evaluation and selection
Contract negotiations
Program and service development
Key Components of business plan
Marketing
*infrastructure works completed
*completed business plan
*Executed agreements
*'Planning and infrastructure approvals
*Funding secured
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Develop and implement training programs
*Demonstration Buildings constructed
*Park Fully operational
* Key Program and services partially operational *denotes Deliverable or Milestone
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9
Governance
TRCA in partnership with BRE are leading the development of an Innovation Park to be located at The Living City Campus in Vaughan. Ontario Power Authority is confirmed as the founding partner for the Park. Early discussions have been had with a number of potential key partners including: Ontario Centres of Excellence, Ryerson University, Queens University, Quest, Waterloo University, York University, Seneca College, Ontario Association of Architects (OAA) and George Brown College with many more discussions to come. The Innovation Park will be developed and operated in a collaborative manner, leveraging the significant expertise and organizational capacity that exists in Toronto and Ontario. The Innovation Park will look to partner with national organizations, investors, and laboratories as well. Three levels of engagement are envisioned: partnerships agreements (MOUs), service contracts, and joint ventures (legal co-ownership).
9.1
Industry Partners
It is recognised that the construction industry has a substantial role to play in the on-going design and development of the Innovation Park. Major Innovation Park funders and sponsors will gain recognition of their valued support through a seat on the Innovation Park Advisory Committee.
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9.2
Governance structure
Project Team
Advisory Committees Project Management Research Committee
Advisory Committee
BRE International Park network
BRE Innovation Park @ The Living City Campus Build Partners Lot 1
Lot 2
Lot 3
Lot 4
Product Placement
Lot 5
Lot 6
Lot 7
Research
Refurb
Visitors Centre
Commercialization
Operational activities
9.2.1
Project manager
The project team will appoint a project manager for the day to day management of the project subject to funding. The Project Manager will be responsible for:
Day to day management and reporting against project objectives Management and reporting against project budgets Administration and preparation of minutes for technical advisory and research committee meetings Resolving conflicts between partners Chairing the technical advisory committee Chairing the project research committee
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Key delivery functions 1. Operations: a. Administration b. Finance c. Information technology d. Legal e. Human resources f. Facilities management 2. Program and service delivery: a. Site host and tours b. Research facilitation c. Testing facilitation d. Events management e. Educational seminars f. Product training g. Training for competency programs h. Conference management 3. Resource and business development: a. Resource development b. Business development c. Marketing
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9.2.2
Project Advisory Committee
The Advisory Committee will be comprised of representatives from Founding Partners and Diamond level sponsors having a vote on the direction of the Innovation Park activities. The Advisory Committee shall meet at least every six months and shall be responsible for:
9.2.3
Providing industry representation to the Project team; Deciding upon the technical roadmaps with regard to the Project; Agreement of the key themes and direction of the lot design briefs.
Project Research Committee
The Project Research Committee will be comprised of senior or appointed representatives of research organizations who have signed up to the collaborative research MOU. The Project Research Committee has a key role in setting the strategy for research in the Innovation Park and shall meet as required to:
9.3
Develop a research strategy for the Innovation Park meeting the core aims and objectives; Providing research representation to the Project Team.
Build Partners
Lots will be developed by a single entity known as a Build Partner. Build Partners may be a single organisation or a consortium of organisations. Each Build Partner will be required to sign up to a Build Partner collaboration agreement to meet the aims and objectives of the project and specific requirements of the theme including:
Provide a building that meets with the objectives set out in the plot development brief(s) Research objectives Monitoring plan Technical performance verification Branding and marketing requirements Agreement to provide the entire building for demonstration purposes Agreement for post-occupancy evaluation Agreement for interaction with other build partners Collaboration on innovation Collaboration within the supply chain
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9.4
Business Agreements
To facilitate Innovation Park delivery the following agreements will be developed to ensure all party obligations are incorporated:
Visitors
Product manufacturers & Supplier 1.
3. 2.
Service providers and professionals
Education and research Institutions
8. 1.
1. 2.
2.
2.
5.
6.
7.
Contractors
8.
2.
BRE Innovation Park At The Living City Campus
7.
7.
3.
3.
Funders
Developers
Workforce training institutions
1.
Product Placement agreement
2.
Sponsorship agreement
3.
Site host agreement
4.
Facility use agreement
5.
Grant agreements
6.
Partnership agreement/MOU
7.
Competition Management service agreement
8.
Seminar registrations
Developing legal agreements and contracts will be one of the core components in the pre-development works, ensuring that all party obligations are fully understood, funds flow in a timely and appropriate manner, intellectual property is protected and brand awareness is maintained
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9.5
Innovation Park Branding
BRE’s Innovation Park concept has been recognized as a world-leading example for demonstration projects, showcasing innovative thinking in sustainable construction through a range of full-scale building prototypes. The BRE Innovation Park at The Living City Campus is a not-for-profit collaboration between BRE and Toronto and Region Conservation Authority (TRCA) and branding will be developed to suit published guidelines and to provide a clear sense of a global network of Innovation Parks.
Two key brands are already established with BRE and TRCA that relate to this project:
A combined logo will be developed to recognise three elements of a common branding platform:
The variable Innovation Park names A symbol An endorsement
The name of the Innovation Park represents the partnership between TRCA and BRE to develop an Innovation Park at The Living City Campus at Kortright. The symbol element visually demonstrates the connection between all Innovation Parks and was designed to represent the idea of an innovation hub (the Innovation Park) at the centre of a network of innovation partners. The endorsement is the element that demonstrates that the Innovation Park is part of a wider network. Refer to Appendix E for further information.
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10
Project Cost Model
10.1
Direct Project Costs
To deliver the Innovation Park, capital costs have been split into four main Phases:
Phase 1 – Pre-development Works Phase 2 – Infrastructure Phase 3 – Construction Phase 4 – Operations
Capital costs for phases one to three are scheduled below, the design of the Innovation Park model is to be cost neutral in phase four, operations, providing sufficient income to cover the operation costs for staff and overhead.
10.2
Phase 1 –Pre-development Works
PHASE 1 -PREDEVELOPMENT Uses Program design activities and marketing Masterplan Architecture & Engineering Building Permits/Fees/SDCs Contingency Total Uses
Total
% of Total
$
400,000
52.8%
10%
$
201,069
26.5%
6% 5%
$ $
120,641 36,086
15.9% 4.8%
$
757,796
100.0%
Total
Potential Sources Consultant in-kind Product supplier Other Total Sources Surplus (Gap)
% of Total
$ 100,000 $ 150,000 $ 507,796
13.2% 19.8% 67.0%
$ 757,796
100.0%
$
-
0.0%
Table 3- Pre-development budget
Notes to pre-development costs
Pre-development includes Development and finalization of program design Marketing and project exposure Resource development Site planning, architectural design, engineering, and approvals. Development of legal forms and contracts Funding applications Collaboration with Industry partners.
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10.3
Phase 2 – Infrastructure
PHASE 2 - INFRASTRUCTURE Acres 1.00
Uses Land Existing buildings and test facilities Construction Grading/Excavation Utilities Hardscape (% of Site) Landscape (% of Site) Street Furniture Visitor Center remodel Fixtures, Furnishings, & Equipment Subtotal Construction Construction Contingency Construction Project Management Subtotal Site Construction Total Uses of Funding
100% 100% 20% 50%
Sq. Ft. 43,560
43,560 43,560 8,712 21,780
$/Sq. Ft.
$ $ $ $
3.00 12.00 25.00 15.00
2,500 $ 200.00
10% 5%
$
Total 1,000,000
% of Total 25.9%
$
750,000
19.4%
$ $ $ $ $ $ $ $ $
130,680 522,720 217,800 326,700 30,000 500,000 100,000 1,827,900 182,790
3.4% 13.5% 5.6% 8.5%
$ $ $
Potential sources Total
% of Total
Secured Land base from TRCA Archetype house from TRCA
$ 1,000,000 $ 750,000
Subtotal
$ 1,750,000
25.9% 19.4% 0.0% 45.3%
12.9% 2.6% 47.3% 4.7%
Other Developers Product Suppliers Charitable
$ $ $
400,000 400,000 400,000
10.4% 10.4% 10.4%
100,535 2,111,225
2.6% 54.7%
Other Subtotal
$ 911,225 $ 2,111,225
23.6% 0.5467759
3,861,225
100.0% Total Sources of Funding
$ 3,861,225
100.0%
Surplus (Gap)
$
-
0.0%
Table 4 - Infrastructure budget
Notes to Infrastructure costs Infrastructure includes:
Build out of infrastructure works to provide serviced build lots including ground works; stormwater infrastructure; all site service provisions and networks; hard and soft landscaping; roads and pathways; site lighting; security and fencing. Re-modelling Green Works building to become visitors center Project management of the build process Facilitation of Build partners involvement
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10.4
Phase 3 – Construction
PHASE 3 - CONSTRUCTION OF DEMONSTRATION BUILDINGS Uses Buildings Average Sq. Ft./Building Average $/Sq. Ft. Average Cost per Building Subtotal Demo Building Costs Construction Contingency Program, Project and Collaboration management Total Uses of Funding
10%
30%
$ $ $ $ $
7 1,200 300.00 360,000 2,520,000 252,000 2,772,000
$
756,000
Total
Potential sources Private Developers Product Suppliers Charitable Private Sector R&D
$ $ $ $
750,000 750,000 500,000 756,000
Other
$
772,000
Total Sources of Funding Surplus (Gap)
$ $
3,528,000 -
% of Total 21.3% 21.3% 14.2% 21.4%
100.0% 0.0%
$ 3,528,000
Table 5 - Construction budget
Notes to Construction Costs Construction includes: Completion of the first phase of seven demonstration buildings Deployment of all programs and services Continued resource and business development.
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10.5
Budget Summary
TOTAL PROJECT BUDGETS Land Existing buildings and land
Secured $ 1,750,000
$ 1,750,000
Required $
-
$ 757,796 $ 2,111,225 $ 3,528,000
$ $ $
757,796 2,111,225 3,528,000
$ 8,147,020
$
6,397,020
Capital works Phase 1 - Pre-development Phase 2 - Infrastructure Phase 3 - Construction Total Development and Construction costs Table 6 - Capital cost budget summary
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10.6
Phase 4 – Operations
INCOME AND EXPENSES (Annual) Revenue Sponsorships Level Tier 1 Tier 2 Tier 3 Tier 4 Tier 5 Subtotal Sponsorships Visitor Admission Fees Type Business Student Public Subtotal Visitor Admission Fees Demonstration Plot Lease Fees Plots 8 Educational Seminar Fees Seminars Technical Product Facility Rental Charge Hours 100 Conferences Annual 1 Research Annual 8 Product Placement Fees PP Agreements 45 Total Operating Revenue
Amount $50,000 $25,000 $10,000 $ 5,000 $ 1,000
Number 1 3 6 8 12 30
Number 5,000 $ 4,000 $ 1,800 $
Number 728 364
$ $ $ $ $ $
Total 50,000 75,000 60,000 40,000 12,000 237,000
% of Total 3.9% 5.8% 4.6% 3.1% 0.9% 18.4%
Fee 40 10
$ $ $ $
200,000 18,000 218,000
15.5% 0.0% 1.4% 16.9%
Annual Fee $ -
$
$/Particp 450 200
$ $
327,600 72,800
25.4% 5.6%
Hourly Rate $ 250
$
25,000
1.9%
$/Conf 75,000 $
75,000
5.8%
$ $
$
$/Conf $ 25,000 $
-
200,000
0.0%
15.5%
Expenses Personnel (Fully Loaded Salary and Benefits) Receptionist Park Director plus Business Development Product Researcher Marketing/Bu Events Education Analyst - Part time Intern Subtotal
$ $ $ $ $ $ $
Total 60,000 110,000 100,000 65,000 80,000 72,000 85,000
% of Total 4.7% 8.6% 7.8% 5.1% 6.2% 5.6% 6.6%
$ $ $
50,000 622,000
3.9% 0.0% 48.4%
Land Lease Utilities Maintenance Capital Replacements IT Legal Accounting Insurance Facility rental for training Property Taxes Equipment, Materials and Marketing Training Measurement and
$ $ $ $ $ $ $ $ $ $ $ $ $ $
32,000 48,000 50,000 30,000 50,000 12,000 6,000 50,000 50,000 36,000 150,000 50,000 100,000
0.0% 2.5% 3.7% 3.9% 2.3% 3.9% 0.9% 0.5% 3.9% 3.9% 2.8% 11.7% 3.9% 7.8%
Total
$ 1,286,000
100.0%
Profit
$
4,400
Any profit reverted back into research
$
Fee 3,000
$
135,000
10.5%
$ 1,290,400
100.0%
Table 7 - Operations budget
The design of the Innovation Park model is to be cost neutral in operation, providing sufficient income to cover the operation costs in staff and overhead
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10.7
Cashflow Forecast
PREDEVELOPMENT AND CONSTRUCTION Cash Flow Program design activities and marketing Infrastructure research Architecture & Engineering Building Permits/Fees/SDCs Contingency Subtotal Predevelopment
Quarter Q1
$
$ $
Q2
66,667 $ $
4,511 $ 71,177 $
Construction Site Build-Out Project management Demonstration Buildings Subtotal Construction
$
-
Total
$
71,177 $
$
Q3
Q4
66,667 $ $ $
66,667 $ - $ 50,267 $
4,511 $ 71,177 $
-
$
71,177 $
Q5
4,511 $ 121,445 $
66,667 $ $ 50,267 $ $ 4,511 $ 121,445 $
33,333 50,267 120,641 4,511 208,753
$
Q6
$
33,333
$
50,267
$ $
216,000 $
$
121,445 $
-
Q7
Q8
Q9
$
33,333 $
33,333
4,511 88,111
$ $
4,511 $ 37,844 $
4,511 37,844
703,741.50 $ 216,000 $
703,742 216,000
216,000 $
919,742 $
919,742
$ $ $ $
703,742 216,000 792,000 $ 1,711,742 $
792,000 $ 792,000 $
792,000 $ 792,000 $
337,445 $
1,128,494 $
1,007,853
$
1,749,586 $
829,844 $
792,000 $
Q10
Total
% of Total
$ $ $ $ $ $
400,000 201,069 120,641 36,086 757,796
5.8% 0.0% 2.9% 1.7% 0.5% 11.0%
792,000 792,000
$ $ $ $
2,111,225 864,000 3,168,000 6,143,225
30.6% 12.5% 45.9% 89.0%
792,000
$
6,901,020
100.0%
Table 8 - Phase 1-3 Cashflow forecast
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10.8
24 Month Operating Statement
24-Month Start-Up
Quarter
Operating Statement Revenue Sponsorships Visitor Admission Fees Educational Seminars Facility Rental Conference Research Product Placement Fees Total Operating Revenue Expenses Personel Receptionist Park Director plus Business Development Product Innovation Director Researcher Marketing/Business Development Coordinator Events Coordinator Education Program Manager Analyst Subtotal Personnel Overhead Land Lease Utilities Maintenance Capital Replacements IT Legal Accounting Insurance Facility rental for training and Property Taxes Equipment, Materials and Marketing Training Measurement and Monitoring
$
Q11
Q12
$29,625 $0 $0 $0
$29,625 $27,250 $25,025 $1,563
Q13
Q14
$44,438 $54,500 $50,050 $3,125 $75,000 $0 $12,500 $12,500 $25,000 $0 $8,438 $8,438 $16,875 29,625 $ 104,400 $157,863 $268,988 $
$
3,750
$
$ $ $
27,500 -
$ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $
7,500
$44,438 $40,875 $50,050 $1,563
Q15
Q16
$59,250 $54,500 $75,075 $3,125
$59,250 $54,500 $75,075 $4,688
Q17
Q18
$59,250 $54,500 $100,100 $4,688
$59,250 $54,500 $100,100 $6,250 $75,000 $25,000 $37,500 $37,500 $50,000 $16,875 $25,313 $25,313 $33,750 233,825 $ 256,325 $ 281,350 $378,850
Total $ 385,125 $ 340,625 $ 475,475 $ 25,000 $ 150,000 $ 200,000 $ 135,000 $ 1,711,225
% of Total 22.5% 19.9% 1.5% 8.8% 11.7% 7.9% 100.0%
$ 11,250
$ 11,250
$
15,000 $
15,000 $
15,000 $ 15,000
$
93,750
5.0%
$ $ $
27,500 $ 27,500 - $ 6,250 - $ -
$ 27,500 $ 6,250 $ -
$ $ $
27,500 $ 12,500 $ 8,125 $
27,500 $ 12,500 $ 8,125 $
27,500 $ 27,500 12,500 $ 25,000 8,125 $ 16,250
$ $ $
220,000 75,000 40,625
11.7% 4.0% 2.2%
10,000 4,500 5,313 51,063
$ $ $ $ $
10,000 4,500 10,625 60,125
$ 20,000 $ 9,000 $ 21,250 $ $ 95,250
$ 20,000 $ 18,000 $ 21,250 $ 3,125 $107,375
$ 20,000 $ 4,500 $ 21,250 $ 3,125 $ 112,000
$ 20,000 $ 4,500 $ 21,250 $ 6,250 $ 115,125
$ 20,000 $ 9,000 $ 21,250 $ 6,250 $ 119,625
$ 20,000 $ 18,000 $ 21,250 $ 12,500 $155,500
$ $ $ $ $
140,000 72,000 143,438 31,250 816,063
7.4% 3.8% 7.6% 1.7% 43.3%
8,000 12,500 7,500 12,500 750 1,500 3,125 12,500 2,250 37,500 -
$ $ $ $ $ $ $ $ $ $ $ $ $ $
8,000 12,500 7,500 12,500 750 1,500 3,125 12,500 2,250 37,500 3,125 6,250
$ $ $ $ $ $ $ $ $ $ $ $ $ $
$ $ $ $ $ $ $ $ $ $ $ $ $ $
$ $ $ $ $ $ $ $ $ $ $ $ $ $
$ $ $ $ $ $ $ $ $ $ $ $ $ $
$ $ $ $ $ $ $ $ $ $ $ $ $ $
$ $ $ $ $ $ $ $ $ $ $ $ $ $
$ $ $ $ $ $ $ $ $ $ $ $ $ $
64,000 39,000 100,000 60,000 100,000 18,000 12,000 50,000 100,000 38,250 300,000 50,000 137,500
0.0% 3.4% 2.1% 5.3% 3.2% 5.3% 1.0% 0.6%
15.9% 2.7% 7.3%
$321,500
$ 1,884,813
100.0%
$ 57,350
$ (173,588)
8,000 12,500 7,500 12,500 1,500 1,500 3,125 12,500 2,250 37,500 3,125 12,500
8,000 6,000 12,500 7,500 12,500 3,000 1,500 6,250 12,500 4,500 37,500 6,250 18,750
Total Operating Expenses
$ 149,188 $ 167,625
$209,750 $244,125
Surplus (Gap)
$ (119,563) $ (63,225) $(51,888) $ 24,863
8,000 6,000 12,500 7,500 12,500 3,000 1,500 6,250 12,500 4,500 37,500 6,250 25,000
$ 255,000
8,000 6,000 12,500 7,500 12,500 3,000 1,500 6,250 12,500 6,750 37,500 9,375 25,000
$ 263,500
$ (21,175) $
8,000 9,000 12,500 7,500 12,500 3,000 1,500 9,375 12,500 6,750 37,500 9,375 25,000
$ 274,125
(7,175) $
7,225
8,000 12,000 12,500 7,500 12,500 3,000 1,500 12,500 12,500 9,000 37,500 12,500 25,000
-9.2%
Table 9 - 24 Month operating statement © BRE Canada Inc. 2014
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10.9
10 Year Operating Statement
Stabilized 10-Year Operating Statement Revenue Sponsorships Visitor Admission Fees Educational Seminars Facility Rental Conference Research Product Placement Fees Total Operating Revenue Expenses Personnel Land Lease Utilities Maintenance Capital Replacements IT Legal Accounting Insurance Facility rental for training and catering Property Taxes Equipment, Materials and Supplies Marketing Training Measurement and Monitoring
Year 1
2
3
4
5
6
7
8
9
10
Total
% of Total
$ $ $ $ $ $ $ $
148,125 122,625 125,125 6,250 75,000 50,000 33,750 560,875
$ 244,110 $ 224,540 $ 360,861 $ 19,313 $ 77,250 $ 154,500 $ 104,288 $ 1,184,861
$ 251,433 $ 231,276 $ 424,784 $ 26,523 $ 79,568 $ 212,180 $ 143,222 $ 1,368,985
$ 258,976 $ 238,214 $ 437,528 $ 27,318 $ 81,955 $ 218,545 $ 147,518 $ 1,410,055
$ 266,746 $ 245,361 $ 450,654 $ 28,138 $ 84,413 $ 225,102 $ 151,944 $ 1,452,357
$ 274,748 $ 252,722 $ 464,173 $ 28,982 $ 86,946 $ 231,855 $ 156,502 $ 1,495,927
$ 282,990 $ 260,303 $ 478,099 $ 29,851 $ 89,554 $ 238,810 $ 161,197 $ 1,540,805
$ 291,480 $ 268,113 $ 492,441 $ 30,747 $ 92,241 $ 245,975 $ 166,033 $1,587,029
$ 300,225 $ 276,156 $ 507,215 $ 31,669 $ 95,008 $ 253,354 $ 171,014 $1,634,640
$ 309,231 $ 284,441 $ 522,431 $ 32,619 $ 97,858 $ 260,955 $ 176,144 $1,683,679
$ 2,628,064 $ 2,403,751 $ 4,263,311 $ 261,409 $ 859,791 $ 2,091,276 $ 1,411,611 $13,919,213
18.9% 17.3% 30.6% 1.9% 6.2% 15.0% 10.1% 100.0%
$ $ $ $ $ $ $ $ $
313,813 32,000 6,000 50,000 30,000 50,000 6,000 6,000
$ $ $ $ $ $ $ $ $
517,318 32,960 33,990 51,500 30,900 51,500 12,360 6,180
$ $ $ $ $ $ $ $ $
659,880 33,949 50,923 53,045 31,827 26,523 12,731 6,365
$ $ $ $ $ $ $ $ $
679,676 34,967 52,451 54,636 32,782 27,318 13,113 6,556
$ $ $ $ $ $ $ $ $
700,066 36,016 54,024 56,275 33,765 28,138 13,506 6,753
$ $ $ $ $ $ $ $ $
721,068 37,097 55,645 57,964 34,778 28,982 13,911 6,956
$ $ $ $ $ $ $ $ $
742,701 38,210 57,315 59,703 35,822 29,851 14,329 7,164
$ 764,982 $ $ 39,356 $ 59,034 $ 61,494 $ 36,896 $ 30,747 $ 14,758 $ 7,379
$ 787,931 $ $ 40,537 $ 60,805 $ 63,339 $ 38,003 $ 31,669 $ 15,201 $ 7,601
$ 811,569 $ $ 41,753 $ 62,629 $ 65,239 $ 39,143 $ 32,619 $ 15,657 $ 7,829
$ 6,699,003 $ $ 366,844 $ 492,816 $ 573,194 $ 343,916 $ 337,347 $ 131,567 $ 68,783
46.8% 0.0% 2.6% 3.4% 4.0% 2.4% 2.4% 0.9% 0.5%
$ $
15,625 50,000
$ $
35,406 51,500
$ $
53,045 53,045
$ $
54,636 54,636
$ $
56,275 56,275
$ $
57,964 57,964
$ $
59,703 59,703
$ $ $ $
11,250 150,000 12,500 37,500
$ $ $ $
27,810 154,500 38,625 103,000
$ $ $ $
38,192 159,135 53,045 106,090
$ $ $ $
39,338 163,909 54,636 109,273
$ $ $ $
40,518 168,826 56,275 112,551
$ $ $ $
41,734 173,891 57,964 115,927
$ $ $ $
42,986 179,108 59,703 119,405
Desconstruction of the Park (yr 10) $ Total Operating Expenses
$
Net Income
$
770,688
$
-
$
-
$
-
$
-
$
-
$
-
$ $
61,494 $ 61,494 $
37,312
$
31,190
$
32,126
$
33,090
$
34,083
$
35,105
65,239 $ 65,239 $
522,725 573,194
3.7% 4.0% 2.6% 12.0% 3.7% 7.6%
$ 44,275 $ 184,481 $ 61,494 $ 122,987
$ 45,604 $ 190,016 $ 63,339 $ 126,677
$ 46,972 $ 195,716 $ 65,239 $ 130,477
$ 378,680 $ 1,719,582 $ 522,819 $ 1,083,888
$
$
$ 500,000
$
500,000
3.5%
$2,145,319
$14,314,358
100.0%
-
$ 1,147,549 $ 1,337,795 $ 1,377,929 $ 1,419,267 $ 1,461,845 $ 1,505,700 $1,550,871
(209,813) $
63,339 $ 63,339 $
$
-
$1,597,397
36,158 $
37,243 $ (461,640) $
(395,145)
-2.8%
Table 10 - 10 Year Operating statement
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11
Funding
It is clear that the development of the Innovation Park requires substantial investment form all sections of the market. All Innovation Parks in the network have been funded through a combination of Public and Private sector support including:
Direct funding for program development
Research projects with contribution to project and program management
Grant funding to suit specific fund objectives
Facilitation fees for product integration
In-Kind support Whilst the costs set out above indicate an estimated capital cost to deliver a completed Innovation Park, the model relies on substantial support from industry through in-kind contribution which may include:
Design support
Issue of free materials
R&D support
Construction labour
Construction labour through training initiatives
11.1
Sponsorship opportunities
Sponsorship plays a key part in funding the development of the Innovation Park and provides numerous avenues for organisations to become involved. Opportunities are summarised below and are set out through the sponsorship prospectus. Sponsorship opportunities will be subject to sponsorship terms:
Multiple levels of sponsorship o Level 1 – Founding Partner - $500,000 and higher o Level 2 – Diamond - $100,000 – $499,999 o Level 3 – Platinum - $50,000 – $99,999 o Level 4 – Gold - $25, 000 – $49,999 o Level 5 – Silver - $10,000 - $24,999 o Level 6 – Bronze – min. $5,000 - $9,999 Logos o Design plot signage (plot sponsors only) o Educational / promotional print material relating to Innovation Park (depending on level of sponsorship) and buildings (plot sponsors only) o Park signage (main entrance, visitors centre) o Logo on Park website (sponsors page) o Access and permission to use Innovation Park logo for an agreed period o Recognition in sponsor PowerPoint displayed before all events (depending on level of sponsorship)
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Research projects o Logo on published public research reports, technical papers, best practice guides etc (depending on level of sponsorship OR direct involvement in research project) o Access to Innovation Park research / publication library o Seat on research projects committee (if applicable; depending on level of sponsorship) Educational Seminars / Training / Professional Development o Logo on printed promotional material (depending on level of sponsorship) o Company logo and website link on Education webpage (depending on level of sponsorship) o Reserved spaces for company employees (number of spaces reserved depending on level of sponsorship); would have free or discounted application rate o Opportunity to have private workshops (depending on level of sponsorship) o Reserved spaces / discounted rate for TRCA training or certification/accreditation programs o Logo on banner / podium signage and title slides for presentations o Invite to annual/bi-annual rese o arch presentations (if applicable, depending on level of sponsorship) o Sponsor/logo and website link in training / education events newsletter (if applicable, depending on level of sponsorship) o Innovation Park Technical advisory Committee Seat (higher levels of sponsorship) o Consultation with Technical advisory Committee (lower levels of sponsorship) Public Spaces o Logo on Innovation Park signage (location depending on level of sponsorship – all sponsors listed on either main entrance sign or sign in visitors centre) Tours o Logo on printed Innovation Park materials o Logo on tour guide uniform (higher levels of sponsorship and design plot sponsors only) o 1 dedicated day of tours for sponsor company staff (higher levels of sponsorship) o Annual tour day for sponsors (lower levels of sponsorship, limited spaces per sponsor) o Discounted facility rental rates and tour rates (depending on level of sponsorship) o Networking Events o Logo on signage in event space (depending on level of sponsorship) o Free admittance for predetermined number of employees o Discounted admittance Competition Management o Logo on competition promotional material o (Discounted) use of Park resources to facilitate in house company charrettes or sponsored charrettes / competitions – meeting rooms, audio/visual equipment, etc. Product placements o Themes display areas o ‘Working’ installations o Display only installation o Size and location of display dependent on level of sponsorship Other o Opportunity to use technology used by Innovation Park for own purposes ex. Teleconferencing, webinar provider/software, etc. o Project/product profile on Innovation Park homepage, tailored to sponsor’s business / industry (higher levels of sponsorship only) o Logo / short brief (150-200) in Innovation Park newsletter / annual report (if applicable; depending on level of sponsorship) o Sponsored events and speaking opportunities (depending on level of sponsorship) o Participation in policy/regulatory advisory meetings (depending on level of sponsorship), if applicable o Marketing opportunities – promote sponsor events via Innovation Park’s email list and social media platforms, newsletters
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11.2
o Ad space in Innovation Park newsletter (if applicable) o Invitations to International Innovation Park Network (if applicable) Options for smaller donations / sponsorship options for not-for-profits, SME’s, or NGO’s o Advertisements in Innovation Park Newsletter / Quarterly Reports o Conference sponsorship o Conference Trade show (if applicable) o Event sponsorship
Research Opportunities
The Innovation Park is intended to drive the development of new and innovative construction products, processes and technologies. Experience within the international network of Innovation Parks provides a clear indication that the Innovation Park encourages R&D investment to meet the technical objectives. The Innovation Park will develop a collaborative research protocol for organizations wishing to be involved in research opportunities at the Innovation Park. These opportunities will be subject to separate and external agreements outside of the project budgets; however, experience within the international Innovation Park network suggests the opportunity for a strategic research fund being made available to encourage the development and innovation of new products. This has proven especially beneficial to encourage SME-targeted research activities.
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11.3
Grant Funding Opportunities
11.3.1
Ontario Power Authority Conservation Fund
The Conservation Fund provides financial support to new and innovative electricity conservation initiatives designed to enable Ontario’s residents, businesses and institutions to cost-effectively reduce their demand for electricity. The Conservation Fund supports innovative electricity conservation projects that:
Build marketplace capacity for conservation actions, Test new or unique conservation program elements, Verify the energy savings potential and cost-effectiveness of novel demand-side technologies and processes, and Can be scaled-up to achieve significant energy savings in Ontario.
Eligibility The Conservation Fund takes applications from non-profit and for-profit incorporated entities, including but not limited to, local distribution companies (LDCs), technology companies, consulting firms, industry associations, educational institutions, and public sector organizations. The fund is for the development of innovative conservation initiatives and technologies and only considers applications for projects to develop or pilot innovative conservation programs, practices and technologies. As the fund is focused on transforming the market and stimulating large-scale change, proposed projects must be designed to deliver specific outcomes and includes the following categories:
Project Type
Project Outcome
Program
Testing of a new conservation program or specific program element, resulting in the creation of a new conservation program, a new program element or the revision of an existing conservation program. The project must test the concept in a realworld environment and involve suitable partners. To determine both project impact and eligibility as a conservation initiative, projects must have an evaluation, measurement and verification component.
Tool
Development and assessment of a new energy management tool or approach (e.g., policy, benchmarking solution, mapping technology) to establish feasibility and broader potential.
Training Program
Pilot of a targeted training program designed to close a skills gap, with the potential to become a new capability-building initiative.
Community of Practice
Formation of a self-sustaining network designed to facilitate sharing of information and best practices to target groups.
Strategic Research
Research study investigating a project or program concept. The outcome of the study must be a business case for implementing the initiative as a pilot project.
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Emerging Technology Demonstration
Demonstration, measurement and verification of emerging technologies and processes. The project must test a near-commercial technology in a real-world environment. Projects must have an evaluation, measurement and verification component to determine cost effectiveness, electricity savings potential and eligibility under conservation initiatives.
Emerging Technology Development
Development of an emerging technology/process to validate its technical potential and to advance its state of commercial readiness, leading to pre-commercial demonstration.
Strategic Opportunities Stream
Large-scale piloting of strategically important program approaches that cannot be piloted at a smaller scale. Pilot results must have the strong potential to directly influence conservation programming. Pilot impact must be verified through rigorous project evaluation, measurement and verification. Submissions for this stream are accepted infrequently and only upon consultation with the OPA. The vast majority of projects will fit into the other streams described above.
Funding Available The maximum Conservation Fund support varies by project type as follows: Project Category
Maximum OPA support for project/Maximum % of project costs
Program
$500,000 / 75%
Tool
$500,000 / 75%
Training Program
$250,000 / 75%
Community of Practice
$250,000 / 75%
Strategic Research
$100,000 / 100%
Emerging Technology Demonstration
$500,000 / 75%
Emerging Technology Development
$250,000 / 75%
Strategic Opportunities Stream
$1,000,000 / 50%
Deadline: On-going
11.3.2
Ministry of Research and Innovation – Innovation Demonstration Fund
The Innovation Demonstration Fund (IDF) is a discretionary, non-entitlement funding program administered by the Ministry of Economic Development and Innovation. The program focuses on emerging technologies, with a preference towards environmental, alternative energy, bio-products, hydrogen and other globally significant technologies. The purpose of the IDF is to support Pilot Demonstrations that will lead to the commercialization of processes and/or products in Ontario that are globally competitive, innovative Green technologies. The objective of the IDF is to help companies mitigate the risk of Pilot Demonstration Projects in Ontario facing significant technical hurdles. By focusing on Pilot Demonstration hurdles, the IDF addresses the financing gap which exists between R&D and the commercialization of new technologies. The program is not aimed at routine © BRE Canada Inc. 2014
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engineering, upgrading, marketing, business development or improvements to existing technologies, processes, products or designs. Eligibility:
The proposed Pilot Demonstration Project will provide a competitive advantage for Ontario or other significant benefits (environmental, economic, social, etc.); The proposed technology has been tested and proven to be viable, and can provide sufficient data to warrant a Pilot Demonstration Project; Upon successful completion, the technology, product or process will be commercialized in Ontario as well as moved into the global market; and The technology, product or process is best in class and will lead to a globally competitive business and market opportunity
Funding Available: Will cover up to 50% of eligible costs for approved Eligible Pilot Demonstration Projects that will lead to commercialization in Ontario. The funding potentially available under IDF ranges from a minimum of $100,000 CAD to a maximum of $4,000,000 CAD per project. Deadline: On-going
11.3.3
Ontario Emerging Technologies Fund [OTEF]
Eligibility: The Ontario Emerging Technologies Fund will co-invest — with qualified venture capital funds and other private investors — directly into companies working within the focus areas defined by Ontario’s Innovation Agenda: Clean technologies Life sciences and advanced health technologies Digital media and information and communications technologies The OETF is designed to respond to the challenges faced in raising capital by innovative, private, Ontariobased companies in the clean technology, life sciences and advanced health technologies, and digital media and information and communications technology sectors. Funding Available: not more than $5 million Restrictions: only consider private companies to invest in Deadline: On-going
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11.3.4
Sustainable Development Technology Canada
Sustainable Development Tech Fund: The $590M Sustainable Development Tech Fund (SDTF) is aimed at supporting the late-stage development and pre-commercial demonstration of clean technology solutions: products and processes that contribute to clean air, clean water and clean land that address climate change and improve the productivity and the global competitiveness of the Canadian industry. Sustainable Development Technology Canada (SDTC) does not require any repayments of the financial contributions it provides to funded projects through the SDTF. Eligibility: Eligible projects must focus on the development and demonstration of new technologies that address issues of climate change, clean air, water and soil quality. The projects must be undertaken primarily in Canada. To be considered for SDTC funding, applicants should therefore have expertise in sustainable development technology and be part of a project consortium that meets one of the following three descriptions: [1] A for-profit corporation, a partnership, a limited partnership or a business trust that has entered into a contract relating to the execution of the applicant’s project with one or more of the following legal entities.
Another corporation; A partnership, a limited partnership or a business trust that has expertise in sustainable development technology; A university, college or other provincially accredited post-secondary educational institution; A research institute; An individual who has expertise in sustainable development technology; A not-for-profit corporation, with one of its purposes being to undertake, fund or otherwise support the development or demonstration of sustainable Development technology;
OR [2] Same as above, except a for-profit corporation, a partnership, a limited partnership or a business trust that has entered instead into a collaborative arrangement with one or more of the following legal entities listed above to apply jointly to SDTC for funding to carry out the applicant’s proposed project OR [3] A not-for-profit corporation, with one of its purposes being to undertake or fund the development or demonstration of sustainable development technology. Funding Available: Up to 33% of Eligible Project Costs can be funded but not exceeding 50% of eligible project costs for any given project. Individual project-funding limits are set by the SDTC Board of Directors at the time of project approval. th
Deadline: 16 October 2013
11.3.5
Federation of Canadian Municipalities - Green Municipal Fund
The Green Municipal Fund (GMF) offers funding and knowledge to municipal governments and their partners for municipal environmental projects, examples include leadership and innovation in municipal sustainable development. These initiatives must aim to achieve significant environmental impact and have the potential to be replicated in other communities. The GMF will share the lessons and expertise gained through these initiatives through a suite of skills enhancement, training and knowledge sharing activities to encourage other communities to replicate their success. © BRE Canada Inc. 2014
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Eligibility: Funding is allocated in five sectors of municipal activity: brownfields, energy, transportation, waste and water. The GMF funds the following initiatives, plans, feasibility studies, field tests and below-market loans to implement capital projects. GMF funding is available to all municipal governments and their partners in eligible projects. Funding Available: Grants to cover up to 50% of eligible costs for plans, feasibility studies and field tests to a maximum of $175,000 Deadline: On-going
11.3.6
Ontario Trillium Foundation Community Program
The Ontario Trillium Foundation (OTF) will support the building of healthy and vibrant communities through community-based initiatives that strengthen the capacity of organizations in the arts and culture, environment, human and social services sectors. In particular, the OTF places priority on enhanced employment and economic potential (ex. skill development and promoting the green economy). OTF offers two granting programs, the Community program and the Province-Wide program. The Community program provides grants for proposals that have primarily a local impact. The Province-Wide program provides grants for proposals that have an impact on a significant portion of the province. Types of grants available for each program: a) Operating Grants - for an organization’s on-going program costs (max. five years) b) Project Grants - for one-time activities with a defined time frame (max. five years) c) Capital Grants - for renovations and equipment purchases (encourages clean technologies) Eligibility: Must be a not for profit, a collaborative of two or more organizations that are working together to achieve a common goal Funding Available: Community Program, up to $375,000 over five years which can include up to $75,000 per year for operating or project expenses and up to $150,000 over one or more years for capital initiatives, such as building renovations and/or equipment purchases. Province-Wide Program grants for up to $1.25 million over five years. This can include up to $250,000 per year for five years for operating and project expenses and up to $150,000 over one or more years for capital initiatives. Deadline: Grant application deadlines for the Community and Province-Wide grant programs are March 1, July 1 and November 1.
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12
Investor Interaction
The Innovation Park enables the whole market to interact in the provision of low carbon goods and services, providing a technically challenging but safe commercial environment to test and showcase new products and construction techniques, through to sector specific training and outreach program.
12.1
Stakeholder Meetings
BRE and TRCA have undertaken a comprehensive program of presentations and stakeholder interaction to develop a concept paper and assess the market’s interest in siting an Innovation Park within the GTA. See Appendix B for details of the initial contact list. Direct discussions with local, regional, national, and international businesses, universities, researchers, and governments have informed the focus of this business plan. These discussions have helped identify a number of major barriers to the commercialization and uptake of green building products and services in the Canadian market place: 1. 2. 3. 4. 5. 6. 7.
Location is a key factor While there is public demand for products, industry is not stimulated through legislation Lack of understanding as to legislative direction Lack of synergy, interoperability, and collaboration among standards Lack of a viable environment to test and deploy beta products prior to investment in commercialization Knowledge gap between suppliers, contractors, and builders around green building products Consumer demand for green building products and services is not accelerating at the pace at which it needs to, in order to transform the market
These stakeholders have also commented on the key features of the Innovation Park that they feel would help make it most successful. 1. Establish an overall theme (or set of themes) for the Innovation Park 2. Develop clear standards and criteria for participation in order to uphold the green integrity of the Innovation Park, drive innovation and avoid “green washing” 3. Make the Innovation Park national and international in scope and reach 4. Foster a competitive atmosphere among private businesses in the Innovation Park 5. Provide independent verification of performance 6. Focus on the full spectrum of the building stock (single-family residential, small commercial, industrial, large commercial) and distributed/district energy solutions 7. Work with existing programs to maximize benefits and leverage
12.2
Stakeholder Workshop th
On November 15 , 2012 TRCA and BRE hosted a stakeholder workshop attended by 65 participants to further discuss the development of an Innovation Park at the site of the Living City Campus. The location was agreed to be uniformly acceptable as the site for the Innovation Park and would not impede any opportunity to gain financial and in-kind support from the industry.
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The workshop included a series of breakout sessions directed at answering specific questions to gain an insight into each of the target group’s requirements for the Innovation Park:
Builder/Developers
Manufacturer Group
Research Group
A full summary report is included as Appendix C. The feedback and outcome of the stakeholder workshop have been used to assist in the development of this Business Plan and to solicit industry- wide acceptance of the Innovation Park through provision of letters of support and commitment, all of which are fully detailed in Appendix D.
12.3
Innovation Park Value Proposition
Actors Private sector Developers
Benefits
Consumers
Contractors
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Developers learn how to build cost-effective green homes Developers are knowledgeable about the latest qualified/certified green building products and suppliers Developers can rely on the product testing and certification conducted on products in the Innovation Park Developers are able to assemble their green building supply chain Developers market/showcase their green building expertise to consumers Developers engage in a streamlined dialogue with the public sector and policy makers to support regulatory reform Developers gain a better understanding of their competitors Developers increase their market profile and increase home sales Consumers experience sustainable homes (learn, experience, and buy) Consumers have a one-stop-shop marketplace to purchase the latest green building products and services through third parties Consumers can come to a place to be inspired by the future of buildings in the Canada and the northern United States Contractors become knowledgeable about the latest green building products and techniques/methods Contractors improve their skills, reduce costs, increase quality, and become more marketable to developers and consumers Contractors increase their profile in the marketplace and increase business with end customers (developers and consumers)
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Suppliers
Professional Service Providers
Manufacturers
Suppliers can more easily source existing and new green building products worldwide Suppliers can identify the best manufacturer for comparable, lower cost green building products Suppliers increase their revenue by selling more of their products to contractors and homebuilders Service providers can design, test, and launch (commercialize) their new service offerings Service providers can increase their sales by showcasing their services and networking with end customers Service providers can grow their presence internationally Manufacturers can design, test, and launch (commercialize) new products Manufacturers can test and measure the performance of their new products/existing products Manufacturers can link up with new suppliers and increase their revenue by using the Innovation Park to sell more of their products to developers, contractors, and customers Manufactures can compete and collaborate with other businesses to inform the design of new products and improve existing products
Investors
Creates a platform for private investors to identify and evaluate new investment opportunities with businesses in the Innovation Park
Trade Associations
Trade associations can be more responsive to their customers by helping to organize their customers, helping them identify key barriers to productivity and growth, and actively pursue regulatory changes that supports their customers’ needs
Public Organizations Government economic development entities
Economic development entities can make high impact investments that deliver jobs, cluster growth, product and service exports; commercialization of new products; and new business start-ups in Vaughan, GTA, Ontario and nationally
Government departments
Government can test new policy concepts/ideas with businesses prior to policy implementation
Educational and workforce training institutions
Educational institutions can identify and develop educational courses and job training programs that are relevant to private businesses (academic, professional, and vocational) Educational institutions can develop cutting edge research with the private sector
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12.4
Key Stakeholders
The aim of the Innovation Park is to provide facilities to demonstrate innovation and excellence in the built environment. The Innovation Park will showcase Canadian developers, manufacturers, utility companies, designers, and contractors as leaders in the development of sustainable buildings and community demonstration. It will support existing academic research and provide signposting and direction for new research linked to the Innovation Parks objectives. The Innovation Park will provide a springboard for Canadian companies to show how they can deliver sustainable buildings not only to the Canadian market but also to the U.S., South American, European, and Asian markets. In addition, a platform will be created to educate and demonstrate how to achieve affordable, healthy and productive living and work environments for the people of Canada. The Innovation Park will act as a central hub to encourage and support Canadians to lead more sustainable lives.
12.4.1
Trades & Skills
Stakeholder
Interest
Impact
Trade Associations
To gain skills required to install and maintain sustainable technologies
A highlyskilled workforce in Canada promoting sustainable development
Individual Tradesmen
Benefits to the Stakeholder The Innovation Park aims to engage various groups of stakeholders in order to make the Innovation Park a success. We believe that strong collaboration is key to the innovative process and that stakeholder interests are the most important. In particular, the following is a summary on the key benefits and outputs for aligning the stakeholder (Trades and Skills) with the Canadian Innovation Park:
Provide training and education for the construction industry and wider population on low energy buildings and sustainable development
Stimulate employer investment in skills and training
Transfer knowledge to a wide base of professionals and trades
Identify gaps in consumer understanding, existing supply chains and local training through demonstration projects. They also provide a mechanism to fill these gaps with examples of best practice and input into the training process.
Provide employment and development opportunities for local people
Lead Canada’s trades to a safe, sustainable and accessible future
Provide clear and coherent explanations of sustainable building standards
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Encourage process innovation and risk management
Engage with the public via demonstration projects
Inform strategic policy makers
Develop training materials that expose the innovative fabric and services most likely to appear in Canada within the next 1 – 5 years
Provide education through international best practices to reduce risks for installation and maintenance of sustainable practices and technologies in Canada
Provide a location to engage local people to learn skills needed to build low energy sustainable buildings
Involvement and Expectations Through collaboration of all stakeholder groups, the following involvement is expected specifically:
Development of training materials through research, application and stakeholder collaboration that includes: o
Advanced energy efficient building fabric
o
Low and zero carbon technologies
o
Design and construction stage quality inspections
On-site re-skilling and training for sustainable construction practices
Key Trades and Associations Ontario Building Officials Association - The OBOA was established in 1956 and for over 50 years has played a leading role in the education, training and professional development of Ontario’s municipal building officials. The organization aims to promote the construction of safer and more sustainable and accessible buildings in Ontario. The Electrical Contractors Association of Ontario - founded in 1948 to serve and represent the interests of the electrical contracting industry. Over its history, ECAO has been committed to addressing the needs of the industry by providing a variety of services directly to the membership, and by making representations on behalf of the entire industry to government and industry colleagues. Canadian Solar Industries Associations (CanSIA) - a national trade association that represents approximately 650 solar energy companies throughout Canada. Since 1992, CanSIA has worked to develop a strong, efficient, ethical and professional Canadian solar energy industry with capacity to provide innovative solar energy solutions and to play a major role in the global transition to a sustainable, clean-energy future. Carpenters Union - The Carpenters’ District Council of Ontario is a progressive labour organization that represents over 20,000 women and men working in a variety of skilled trades, including carpentry, drywall, resilient flooring among others.
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The Canadian GeoExchange Coalition - acts as the industry catalyst to unite private and public sector stakeholders, and to expand the market for GeoExchange technology in Canada. As the nexus of information, training, certification, industry standards and public awareness, our mandate is to work with stakeholders to build the necessary infrastructure to foster the growth of the Canadian GeoExchange industry. Ontario Sustainable Energy Association - OSEA is a non-partisan, member-based non-profit dedicated to inspiring and enabling the people of Ontario to improve the environment, economy and their health by conserving and producing clean, renewable energy in their homes, businesses and communities. OSEA brings the public, commercial and community sustainable energy sector and their supporters together to address emerging trends by providing access to credible partners, networking opportunities, independent research and stakeholder engagement, timely communication of trusted information, tools and techniques and through policy and regulatory reform. The Clay Brick Association - The Clay Brick Association of Canada represents clay brick manufactures in Canada and initiates positive interaction with educators, designers, regulators and industry partners to foster an environment favourable to the growth of the market for Canadian-made clay brick.
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12.5
Legislation & Code
Benefits to the Stakeholder The Innovation Park aims to engage various groups of stakeholders in order to make the Innovation Park a success. We believe that strong collaboration is key to the innovative process and that stakeholder interests are the most important. In particular, the following is a summary on the key benefits and outputs for aligning the stakeholder (Legislation and Code) with the Canadian Innovation Park: The Innovation Park will be a facility that aids in the testing of the industries’ ability to deliver future legislation o
Stakeholder All levels of Government Building Officials
Interest To promote and instil sustainable building practices
Impact Decrease energy usage nationally and prepare the industry for future code requirements
Help to test and train according to potential future requirements
An economic development tool that fosters job creation, new ventures, cluster development, and international outreach
Goal is to establish an interactive, demonstration Innovation Park for decision-makers throughout the construction industry
A future vision for the sustainable built environment, set using future performance based criteria
Test the capacity to deliver buildings to different standards
Every sector of the local and regional economy will experience significant long-lasting economic impacts o
With Integrated Community Sustainable Plans and the shift to support greener communities, municipal and government function requires more than technological change o
National and local government policy is supporting this through the creation of local supply chains, specialist skills bases, energy policies and transport infrastructures that are ready to deliver long-term housing solutions
Demonstration projects can play a fundamental role in explaining the reality of what such policies mean for industry and the wider population
The Innovation Park gives the sector a structured route to develop products and services that can be shown implemented at the Innovation Park years before legislation come into force o
Through market analysis and whole industry participation, development standards for the constructions on the Innovation Park will be set a minimum of 2 years before legislation might bring them into force, allowing industry a safe and continuously verified route to product develop
o
This gives the industry and legislators the confidence that standards are set appropriate to industries ability to deliver.
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Through collaboration of all stakeholder groups, the following involvement is expected specifically: Involvement and collaboration in the design, build and analysis of the site Involvement in stakeholder meetings and outreach/networking events
Promote the Innovation Park through industry partnerships and advance its mandate
Key Stakeholders Region of York - the Regional Municipality of York is made up of a confederation of nine local municipalities: the City of Markham, the City of Vaughan, the Town of Richmond Hill, the Town of Newmarket, the Town of Aurora, the Town of Whitchurch-Stouffville, the Town of East Gwillimbury, the Town of Georgina and the Township of King. The Region provides services for residents and businesses that include transportation services, transit, water, wastewater, solid waste management, policing, emergency services, human services and planning services. The City of Vaughan - Since its incorporation as a city in 1991, Vaughan has become one of Canada's fastestgrowing municipalities. Ontario Building Officials Association - The OBOA was established in 1956 and for over 50 years has played a leading role in the education, training and professional development of Ontario’s municipal building officials. The organization aims to promote the construction of safer and more sustainable and accessible buildings in Ontario. Canada Green Building Council - The Canada Green Building Council is a not-for-profit, national organization that has been working since 2002 to advance green building and sustainable community development practices in Canada. Together with its membership of over 1600 industry organizations involved in designing, building and operating buildings, homes and communities, the Council has made excellent inroads toward achieving our mission of reducing the environmental impact of the built environment.
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12.5.1
Developer & Contractors
Benefits to the Stakeholder The Innovation Park aims to engage various groups of stakeholders in order to make the Innovation Park a success. We believe that strong collaboration is key to the innovative process and that stakeholder interests are the most important. In particular, the following is a summary on the key benefits and outputs for aligning the stakeholder (Developers and Contractors) with the Canadian Innovation Park: Provide developers and contractors an opportunity to promote their green projects to the public
Stakeholder Land Developers Contractors
Interest
Impact
Understand and test new construction methods and technologies
Developing innovative, sustainable construction projects from conception
Access to best practices on ROI on sustainable development projects
Access to renewable and other construction materials coming to market
Enable developers to understand the product gaps in delivering sustainable buildings and to assess risks associated with a given product
Influence major development and construction projects. Developers involved in the Innovation Park will be able to use the knowledge gained to implement large scale delivery
Encourage innovation, integration and collaboration between building product manufacturers and building professionals to improve building performance throughout Canada
Provide opportunity to test new technologies before they go to market, which will reduce the risk of building a house that neither operates sustainably nor is comfortable to live in
Provide an access point for products getting showcased - installation and specs will be a featured program to assist trades and contractors
Involvement and Expectations Through collaboration of all stakeholder groups, the following involvement is expected specifically: The Innovation Park infrastructure, visitors’ centre and innovation lots will need to be constructed using innovative design and construction processes
Stakeholders will be required to report monthly, and upon request to provide evidence of working towards or meeting the sustainability benchmarks set for the project o
Reporting will be required throughout the design, construction and operation process
Stakeholders are encouraged to promote best practice in their design and specification
The design of the properties should minimize operational energy consumption o
All sustainable technologies should be considered, including renewable energy generation and building integration
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o
Consideration should also be given to improving the heat recovery from the properties and heat loss through the building fabric
Stakeholders are required to establish an environmental management system for the project to ensure compliance with and accountability in the team for the sustainability targets set
All contractors must comply with TRCA health, safety, environment, fire and emergency procedures, providing method statements where works require them prior to works commencing
Key Stakeholders Minto - To date, The Minto Group has built more than 67,000 new homes, manages more than 15,000 residential rental homes and apartments, and carries a commercial portfolio of more than 2.5 million square feet of office, retail and industrial space. As market leaders in green home building, Minto extends the quality equation to include a real commitment to making a difference to the environment. Tridel - Tridel has built more than 70,000 homes, working hard to earn the trust of its purchasers and the reputation as Canada's top builder of condominium communities. Mattamy - Mattamy Homes is Canada's largest new home builder, with operations across Canada and the United States. From a humble beginning in 1978, starting with the building and sale of a single home in Burlington, Ontario, Mattamy has gone on to build more than 50,000 homes in 150 integrated communities, and counting. In Canada, those communities stretch across the Greater Toronto Area, as well as in Ottawa and Calgary; while in the United States, the company is represented in five metropolitan areas: Minneapolis, Charlotte, Phoenix, Jacksonville and Orlando. Brookfield Homes - Since 1956, Brookfield Homes has built more than 25,000 homes in dozens of signature communities across Ontario. Brookfield projects include communities like Silvercreek Estates in Georgetown, Grand Valley Trails in Brantford, Manor Heights Collection in Oshawa, The Village in Niagara-on-the-Lake, The Bell Estate in Toronto, Whitby Shores in Whitby, Tuscany in Maple, Wooden Sticks in Uxbridge, Pathways in Caledon East, and Grand Central in Bradford. Brookfield Homes is the homebuilding division of Brookfield Residential - a North American land developer and homebuilder, active in ten principal markets with over 100,000 lots controlled. The company is listed on the New York and Toronto Stock Exchanges under the symbol BRP. For more information, please visit www.brookfieldrp.com. PCL - PCL’s construction companies in Canada focus on large commercial, institutional, industrial, and civil construction projects. As Canada’s largest construction contractor, the organization also offers construction services for smaller, unique special projects. Ellis Don - EllisDon is an employee-owned global construction services company headquartered in Mississauga, Ontario, Canada. It maintains offices throughout Canada and two in the United Arab Emirates, and also operates in the United States and the West Indies. They employ approximately 1,000 people in Canada. Eastern - Eastern Construction Company Limited is an employee-owned Canadian company, which began operations in 1951. They have constructed industrial, commercial, institutional and residential projects across Canada with project values from hundreds of thousands of dollars to more than $350 million. Bondfield - Bondfield Construction Company Limited is a family-owned Canadian construction company operating for more than 40 years. Providing a full service offering including project management and working in © BRE Canada Inc. 2014
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multiple sectors from health care, long-term care, schools, colleges and universities, recreational centres, theatres and residential facilities to commercial, correctional and energy infrastructure. Maple Reindeers – Founded in 1967, Maple Reindeer has grown into one of Canada’s largest construction and engineering organizations. Their portfolio encompasses virtually all construction methodologies, materials, and facilities, including: buildings (industrial, commercial, institutional); renovations (tenant fit-ups, expansions, repair and restorations); heavy civil facilities (water / wastewater treatment, infrastructure); environmental projects (waste stream management, composting, transportation and industrial).
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12.5.2
Funding & Insurance
Interest to the Stakeholder The Innovation Park aims to engage various groups of stakeholders in order to make the Innovation Park a success. We believe that strong collaboration is key to the innovative process and that stakeholder interests are the most important. In particular, the following is a summary on the key benefits and outputs for aligning the stakeholder (Funding and Insurance) with the Canadian Innovation Park:
Stakeholder Funders
Interest
Impact
Investment in a collaborative, internationallyrecognized project
Support and market sustainable practices in the Canadian built environment
Benefit businesses that are connected with sustainable construction practices
Advocate and push for the sustainable building sector in Ontario; Ontario accounts for over 60% of the entire construction market in Canada
Support and advance public sector programs and private sector initiatives for the Ontario construction and real estate industries
Establish an interactive, demonstration Innovation Park for decision-makers throughout the construction industry; networking opportunities
Encourage inward investment and technology transfer
Provide market research and reports to address future construction sector opportunities (valuable insight into trends and developments)
Advance economic opportunities such as:
o
Accelerating sustainable product strategies and practices
o
Accelerating alternative methods of sustainable construction and providing hands-on training for trades in alternative technologies (growing the industry)
Provide a facility to allow SME’s into the innovation market – the Innovation Park is a knowledge transfer platform, providing information, contacts and partnerships o
The Innovation Park model actively encourages collaboration between the businesses involved, allowing smaller organizations exposure to supply chains and like-minded organization
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Involvement and Expectations Through collaboration of all stakeholder groups, the following involvement is expected specifically:
Realize the opportunities presented to the Innovation Park - funding partners will be sought whether through direct grant or capital funding, in-kind support of time, materials and resource collaboration
Engage in partnerships to advance awareness and support for Innovation Park
Facilitate networking to assist with education, labor training and product innovation to reduce the incubation time of marketable innovations
Assist in positioning the Innovation Park as the preeminent demonstration site for green building product innovation, production and utilization
Support and grow the green building products industry in Canada with direct assistance as a resource, training, demonstration and workshop development
Create a competitive advantage for green building product manufacturers in Canada, as well as companies that want to relocate here
Key Stakeholders CIBC - CIBC is a leading Canadian-based financial institution with a market capitalization of $30.1 billion and a Tier 1 capital ratio of 14.7%. They have three major businesses - retail and business banking, wealth management and wholesale banking- focused in Canada and around the world. CIBC provides a full range of financial products and services to 11 million clients and have more than 42,000 employees. RBC Royal Bank- Royal Bank of Canada are one of Canada's largest banks as measured by assets and market capitalization, and are among the largest banks in the world, based on market capitalization. They are one of North America's leading diversified financial services companies, and provide personal and commercial banking, wealth management services, insurance, corporate and investment banking and investor services on a global basis. They employ approximately 80,000 full- and part-time employees who serve more than 15 million personal, businesses, public sector and institutional clients through offices in Canada, the U.S. and 49 other countries. BMO - Established in 1817 as Bank of Montreal, BMO Financial Group is a highly diversified financial services organization. With total assets of $525 billion as of October 31, 2012, and more than 46,000 employees, BMO provides a broad range of retail banking, wealth management and investment banking products and solutions. Scotiabank - Scotiabank is a leading multinational financial services provider and Canada's most international bank. Since welcoming our first customers in Halifax, Nova Scotia, in 1832, Scotiabank has continued to expand its global reach. With more than 81,000 employees, Scotiabank and its affiliates offer a broad range of products and services, including personal, commercial, and corporate and investment banking to over 19 million customers in more than 55 countries around the world. TD Canada Trust - Headquartered in Toronto, Canada, with more than 85,000 employees in offices around the world, The Toronto-Dominion Bank and its subsidiaries are collectively known as TD Bank Group (TD). TD offers a full range of financial products and services to approximately 22 million customers worldwide © BRE Canada Inc. 2014
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Intact Insurance - Intact is Canada's largest provider of home, auto and business insurance. Aviva Canada - Aviva’s roots in Canada can be traced back to the early 19th century, when a number of UKbased insurance companies operated branch offices all across Canada. These companies have since combined their strengths to become Aviva Canada. RSA - RSA is one of Canada’s leading property and casualty insurance companies, providing home, car and business insurance through a network of independent brokers nationwide. With almost 3,700 employees, they are nationally represented with regional offices and branches coast to coast. Insurance Bureau of Canada - Established in 1964, Insurance Bureau of Canada is the national industry association representing Canada’s private home, car and business insurers. Its member companies represent 90% of the property and casualty (P&C) insurance market in Canada. The P&C insurance industry employs over 115,000 Canadians.
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12.5.3
Manufacturing & Resources
Benefits to the Stakeholder The Innovation Park aims to engage various groups of stakeholders in order to make the Innovation Park a success. We believe that strong collaboration is key to the innovative process and that stakeholder interests are the most important. In particular, the following is a summary on the key benefits and outputs for aligning the stakeholder (Manufacturing and Resources) with the Canadian Innovation Park:
Stakeholder
Interest
Impact
Manufacturers
Promoting materials and technologies through demonstration
Collaborative innovation in construction in the built environment
Resource & Utility Providers
Innovation Park will ultimately provide an additional stepping stone to commercialization
The Innovation Park will provide valuable information on performance, deliverability and cost on high performance new-build and refurbished buildings through research, monitoring and testing of building performance and materials
An understanding of product gaps in delivering sustainable buildings that will be beneficial for the stakeholders’ bottom-line
Knowledge of the risks associated with the production, installation and application of an innovative product
The ability to trial the application of innovative products and processes
Develop a demonstration for a ‘future cities concept’ that would enable a smart grid network to be deployed as a model including a real life application simulated in Canada in collaboration with local companies and utility providers
The opportunity to advance an innovative integrated micro-grid and energy hub concept
Assist in the development of smart grid technologies based on renewable energy generation systems
Stimulate the Canadian construction industry to innovate and develop new solutions for sustainable buildings by engaging with other industry sectors
Deliver a vision of sustainable development for Canada that will address future sources of energy provision (e.g. waste to heat), demand side energy management, low impact buildings and provision of enhanced greener healthier communities for people to work and live
The creation of publications which will offer valuable insight into the design, construction and performance of materials and systems
Involvement and Expectations
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What are the expectations of the stakeholder by being involved in the Canadian Innovation Park? Through collaboration of all stakeholder groups, the following involvement is expected specifically:
Provide materials and systems for demonstration in the Innovation Park o
Technologies
o
Construction materials
o
Demonstrate the manufacturing capabilities of low-embodied energy products
o
Manufacturers must provide construction materials with as low embodied environmental impact wherever possible for all building components
In-kind expectations
Help to improve business collaboration across technology areas for low carbon/reduced energy products
Environmental best practices will be followed and documented throughout the Innovation Park process; each stakeholder must comply with the mandate set forth by TRCA
Key Stakeholders Roxul - Roxul Inc. is part of Rockwool International of Denmark, the world's leading producer of stone wool, which is a stone fiber based insulation made from natural stone and recycled content. Rockwool International was founded in 1909 and today operates worldwide with more than 8,800 employees across three continents in a network of sales offices, distributors, partners, and factories. To date, there are 26 factories and operations in over 30 countries around the globe. Two of these factories are located in North America. While Europe is the strongest region of Rockwool's operations, the important sales and production activities in North America and Asia are growing significantly every year, ensuring the company's products, systems, and solutions reach almost all parts of the globe. Kingspan - The Kingspan Group was founded in 1972 as a small family business in the Republic of Ireland. The Group was initially involved in manufacturing metal cladding and roll-formed structural sections. During the early 80s and 90s, the Group expanded into manufacturing insulated panels and insulation products, and established manufacturing plants in the U.K., Ireland and throughout Europe. Kingspan entered the North American market in 2007, and in a few short years became the largest volume seller on the continent. Today they reach a global market, with manufacturing, distribution and commercial operations throughout Europe, the United States, Australia, New Zealand and the Far East. Cement Association of Canada – The Cement Association of Canada (CAC) represents the Canadian cement industry – eight companies with clinker and cement manufacturing facilities, granulators, grinding facilities and cement terminals. CAC works closely with their stakeholders to promote their interests. Together with the stakeholders, they strive to maintain a sustainable industry and publicize the economic and environmental benefits of building with cement and concrete. Their mission statement is “committed to a sustainable industry and to improving and expanding the uses of cement and concrete in Canada”.
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BASF - BASF is a world leading chemical company, with about 111,000 employees, six Verbund sites and close to 370 production sites worldwide, serving customers and partners in almost all countries of the world. They ‘create chemistry for a sustainable future’ Pilkington - Pilkington North America manufactures and markets glass and glazing products for the architectural and automotive markets. Holcim - Holcim (Canada) Inc. is one of the country's largest vertically integrated building materials and construction companies. With 3,000 employees, they manufacture cement, aggregates and ready-mix concrete and provide construction services to many of Canada's largest infrastructure projects. Forbo Flooring - Forbo is a global leading manufacturer of flooring, bonding and movement systems. Natural Resources Canada - (NRCan) seeks to enhance the responsible development and use of Canada’s natural resources and the competitiveness of Canada’s natural resources products. NRCan conducts innovative science in facilities across Canada to generate ideas and transfer technologies. NRCan also represents Canada at the international level to meet the country's global commitments related to the sustainable development of natural resources. Bullfrog Power - Canada’s 100% green energy provider offers homes and businesses clean, renewable energy solutions. Bullfrog’s green electricity comes exclusively from wind and hydro facilities that have been certified as low impact by Environment Canada under its EcoLogo program instead of from polluting sources like coal, oil, natural gas and nuclear.
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12.5.4
Education & Research
Benefits to the Stakeholder The Innovation Park aims to engage various groups of stakeholders in order to make the Innovation Park a success. We believe that strong collaboration is key to the innovative process and that stakeholder interests are the most important. In particular, the following is a summary of the key benefits and outputs for aligning the stakeholder (Education and Research) with the Canadian Innovation Park:
Stakeholder Colleges Universities Not-for-profits
Interest
Impact
Experimentation Innovative and education research in the built conducted environment Outreach and education
The objectives of the Innovation Park will stimulate research and innovation in the built environment. TRCA would like to partner with universities and other research centers to deliver new research opportunities and utilize the Innovation Park as a verification, display, commercialization and marketing facility for new products within the sector
Research partners from the academic sector will be able to make use of the facility as an experimental facility for the built environment
A key objective of the Innovation Park is educating the wider public, including school children, about the importance of a sustainable built environment and showcasing the diverse innovations and approaches that can make this happen
Further opportunities to link other demonstration projects with local colleges, such as BRE’s SmartLIFE housing projects, which aims to understand sustainable construction methods and measurements as well as helps to develop new skills and techniques that would help deliver quality, local homes
Involvement and Expectations Through collaboration of all stakeholder groups, the following involvement is expected specifically: TRCA will facilitate research activities, brokering contact between the research partners o
All reasonable requests for the use of the research facility will be considered by TRCA and stakeholders
TRCA will investigate opportunities for grant funded research applicable to the Innovation Park and will be the lead partner through the application and delivery process All stakeholders will agree to allow access to research partners to undertake relevant research as long as such research does not compromise the ability of the delivery partner to access their building(s) Research may be undertaken either pre-construction, during construction, through the life of the buildings or at demolition o
Research may involve activities such as monitoring of performance, construction efficiency and improvement, user surveys and other relevant activities
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Data collection, research and findings from work carried out on the Innovation Park, whether or not commissioned by the research partner will be accessible to TRCA and where necessary to the research partner The level of TRCA involvement and the related charges will be agreed at the outset with the research partner All Intellectual Property generated from the research work will be shared between TRCA, the research partner and any directly involved third parties Any Intellectual Property contributed at the outset of the research work will remain the property of the contributor
Key Stakeholders George Brown College - George Brown College’s Mission Statement commits it to: "…meet the evolving social and economic development needs the communities we serve”. George Brown College has a strategic plan that outlines sustainability as one of its key objectives for the future, including a strong influence on its construction curriculum. York University - York University is a leading interdisciplinary research and teaching university in Canada. York’s 11 faculties and 28 research centres conduct ambitious, ground-breaking research that is interdisciplinary, cutting across traditional academic boundaries. This distinctive and collaborative approach is preparing students for the future and bringing fresh insights and solutions to real-world challenges. Ryerson University - Ryerson University is recognized as a distinctly urban university in downtown Toronto, with the capacity to partner with industry and government solve real–world problems through an active education approach involving dynamic faculty, dedicated administration and committed students. The Centre for Urban Energy at Ryerson was created through academic, public- and private-sector collaborations for developing and commercializing innovative solutions to urban energy issues. Humber College - is a member of Polytechnics Canada that is committed to student success through excellence in teaching and learning. Humber's broad range of career-focused credentials include: bachelor degrees, diplomas, certificates, and postgraduate certificates, with many trades programs integrated with sustainability curricula. Seneca College - Seneca offers more than an education. With campuses throughout the Greater Toronto Area, Seneca’s size and diversity give students the advantage of partnerships with industry leaders, the latest in hands-on computer technology, a variety of class sizes, and full-time, part-time and continuing education options. Seneca is a leader in post-secondary education with dedicated staff and faculty whose main goal is to provide the best experience possible for their students. All of their programs are created with input from employers to ensure what is being taught will best prepare our students for their future careers Queen’s University – Research is a core component of the mission of Queen’s University and is the cornerstone for providing the best possible educational experience for students, for training research leaders of the future, for creating a vibrant environment of inquiry, and for fostering partnerships with our local and global communities, including industry, governments, and other institutions. Creativity, discoveries, and innovations have made Queen's one of Canada’s leading research-intensive universities. Renowned for fundamental advances in health care, the environment, materials, and energy, we also contribute to, and are changing public policy in, economics, law, and culture. Through our diverse programs, we are promoting social innovation, creative expression, and exploring how societies work best.
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University of Waterloo - In the heart of Waterloo Region at the forefront of innovation, the University of Waterloo is home to world-changing research and inspired teaching. At the hub of a growing network of global partnerships, Waterloo will shape the future by building bridges with industry and between disciplines, institutions and communities. The Faculty of Environment is committed to providing smart green solutions by bringing together diverse research areas. To ensure the Faculty remains at the forefront of environmental research and teaching, professors are actively engaged with the global research community, working closely with agencies such as Environment Canada, UN Intergovernmental Panel on Climate Change, Innovation Parks Canada, Export Development Canada, CIDA, Canadian Space Agency, NASA, Nature Conservancy Canada, Asia Development Bank, World Tourism Organization and many others. Specialist centres include the Waterloo Institute for Sustainable Energy, Groundwater research and water institute
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12.5.5
Benefits to Supporters
Align Your Organization with Emerging Market Opportunities The building industry is shifting to support sustainable design practices. Supporting the Innovation Park will provide opportunities for your organization to become involved in this emerging market opportunity. Co-Brand with a Progressive Sustainability Organization Supporting the Canadian Innovation Park will help bring your company to the forefront in the progressive building market by highlighting your expertise. Co-marketing with the Innovation Park will set your organization apart as a forward-thinking, innovative and responsible business leader with the public, your consumers, your clients and your stakeholders. Demonstrate Your Commitment to Quality and Community Showing support for sustainability and the environment distinguishes you as a company that understands quality, responsibility and integrity. Better Than Straight Advertising Your advertising budget can be enhanced by leveraging a wider awareness of your organization and its connections. The Innovation Park offers a range of benefits which will support your organization’s mandate and social responsibility objectives.
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13
Next Steps
Through this business planning exercise, there is no technical reason why the BRE Innovation Park cannot be sited at The Living City Campus and interaction with potential building and funding partners indicates that industry will support the Innovation Park when sited there. To take the project forward, substantial work is required to develop and implement a funding strategy, secure letters of support from key organizations, engage public and private sector bodies, negotiate sponsorship opportunities and in-kind support, and secure necessary funds required to proceed with the infrastructure and construction phases.
13.1
Next steps
Key activities to develop the Innovation Park include:
Finalize and sign service agreement between BRE and TRCA
Form Project Advisory Committee
Finalize Collaborative Research MOU and form Research Committee
Develop research strategy
Approach interested parties regarding sponsorship
Develop funding plan, research funding opportunities and apply
Develop infrastructure development brief through industry design charrette
Finalize lot development briefs through industry design charrette
Develop marketing strategy and implement
Undertake detailed design work and procurement documentation for infrastructure works, approach development and build partners, secure financial and in kind support and implement works
Develop project intranet and databases
Approach industry to develop build partner consortia, support consortia to design and construct against lot development brief
Develop operation plan and implement
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APPENDIX A – BRE INNOVATION PARKS NETWORK BRE Innovation Parks aim to push forward the boundaries of knowledge and practice by testing and showcasing innovations
Existing Innovation Parks BRE Innovation Parks in the UK features 20 of the world's most sustainable houses built to advanced levels of local standards, plus a health centre of the future, a refurbished Victorian Terrace and over 400 different construction innovations and emerging technologies. They also include a state-of-the art community landscape design. Innovation Parks are under Construction in Scotland and Beijing and under development in Portland and Brazil
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Watford BRE Innovation Park Watford is home to some of the world’s most sustainable buildings, landscape designs and hundreds of innovative low carbon materials and technologies. Since opening in 2005, BRE Innovation Park Watford has continued to attract thousands of visitors – 60,000 at the last count – including royalty, prime ministers and TV crews. People come to see how emerging and innovative approaches to sustainable design and construction are improving the built environment. Partners join us to test their technologies and capabilities in a collaborative, live environment that allows them to showcase their work. Collectively we want to reduce carbon emissions, impacts on the environment, while improving the quality of buildings and the lives of people. BRE Innovation Park at a glance
A low to zero carbon demonstration community An outstanding showcase of innovative construction and technologies A look at sustainable buildings and communities of the future An educational facility supporting delivery of the National Curriculum for local schools A unique venue for events and away days A networking and knowledge exchange hub A test-bed for innovative ideas and products, including those which have not yet reached the marketplace A gateway to BRE’s world-leading expert advice, testing and certification
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Beijing Green Building Park Beijing Green Building Park, located in the Fangshan District of Beijing City, the 519,000 m 2 development incorporates the Innovation Park based on the original BRE Innovation Park model in Watford, UK. It will feature a range of pioneering sustainable homes and building designs from around the world and help set the standard for sustainable development in China. The Innovation Park is a joint development between the Vanke Group, Beijing Municipal Commission of Housing and Urban-Rural Development and the Fangshan District Government. BRE is the UK delivery partner on the project, having signed an accord with Vanke at the UK-China Summit in London in June 2011. Some key features of the masterplan are:
Energy: combined heat and power (CHP), biomass, geothermal and other renewable technologies such as solar photovoltaic and wind turbine. Climate: Evaporative cooling effects from a central manmade lake will help to draw in cool air during the day time and moderate the night time temperature fluctuation. Ecology: a variety of different habitats for woodlands, wetlands, orchards and meadows will be created along with food production gardens and a botanic garden Education: The demonstration buildings on the Park will allow visitors to learn about sustainability and also provide a facility for professionals to test their latest thinking on renewable energy, waste and water management. Water: The masterplan, which takes into account the low rainfall received in Beijing and the potential for flash floods incorporates rainwater harvesting, grey water harvesting and bio-filtration through natural means which enhances the site aesthetics and biodiversity credentials. Access: The plan for the site is pedestrian dominated with cars excluded from the central space. Existing road connections between the north and south of the district will be enhanced.
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BRE Innovation Park @ Ravenscraig
Located on a former steelworks now being regenerated into a new town, two acres have been given over to 10 demonstration buildings that show how Scotland can meet future energy needs.
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There are nine development plots on the Innovation Park. Each has been themed to encourage developers to demonstrate different solutions to the problem of zero carbon, affordable construction. The plots are themed as follows:
Plot 1: Volumetric House Plot 2: Traditional House Plot 3: Concrete House Plot 4: Homegrown Timber House Plot 5: Resource Efficient House Plot 6: Passivhaus Plot 7: Non-Domestic Demonstration Building Plot 8: Curriculum Plot Plot 9: Refurbished House
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Build Partners The Barratt Green House The first home to be built by a mainstream house builder aims to achieve both an outstanding environmental performance and wide public appeal Built by Barratt Development PLC, its design won the 2007 Home for the Future Design Award run by the Mail on Sunday newspaper and chosen by a public vote. Key features include:
Code Level 6 - designed by architects Gaunt Francis, it meets both Level 6 of the Code for Sustainable Homes and the government's criteria for zero stamp duty. Future proofing - high levels of thermal mass reduce the need for cooling during the hotter summers predicted as a feature of climate change, while flexible internal spaces allow different layouts to suit changing family needs. Daylighting - high performance triple glazing and thermally-broken wooden frames allow sufficient glazing to bring daylighting across the depth of the accommodation. Window shutters - the distinctive shutters optimise solar gain, control overheating and prevent glare, while offering potential insulation benefits. MVHR - a whole-house mechanical ventilation system with heat recovery (MVHR) warms incoming fresh air using heat from air exhausted from the building, and circulates it to the rooms through a ductwork system. Research - The Green House is the subject of a rigorous, two-year scientific testing programme to assess every aspect of the design, construction and materials.
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The Cub House BRE
The ultra-modern, highly sustainable and factory-manufactured Cub house joined the Innovation Park in May 2010, after launching to great acclaim at the Ideal Home Show This modular home has been designed to Level 5 of the Code for Sustainable Homes and is suitable for both social and private housing. It is manufactured by UK-based company FutureForm, and designed to meet Lifetime Homes and Secured by Design standards. The house also has NHBC Building Control Type Approval, and the necessary accreditation for mortgage lenders and insurers. The steel frame can be clad in timber, brick or an innovative fibreglass cladding, and comes with fitted kitchen and bathroom modules. Key features include:
Recycled material - 65%-90% of the steel is recycled.
Insulation - the walls are super-insulated to minimise heat loss.
PV power - PV panels come with each home as standard.
Heating - an exhaust air heat pump that ventilates the house as well as providing space heating and hot water.
Water - rainwater harvesting and water saving devices are standard features.
A rated - A/A+ rated appliances and low-energy lighting fixtures are used throughout.
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The Hanson EcoHouse
Built in 2007, the Hanson EcoHouse was the first masonry house to achieve Code Level 4 under the Code for Sustainable Homes.
Its construction brought together the latest developments in off-site construction, thermal mass and natural ventilation. The recent refurbishment include the application of the Structherm Insulated Render (IR) system that delivers a high degree of thermal efficiency, vapour permeability, impact resistance and flexibility of colour and texture.
Key features include:
Thermal mass - two years of tests demonstrate the benefits of high thermal mass levels, achieved with pre-fabricated external masonry walls, heavyweight internal block partitions, a pre-cast staircase and concrete floors. This allows the building to store heat during warm periods and release it during cooler spells or at night.
Natural ventilation - a central stair core below the roof opening maximises convection in much the same way as a kiln draws hot air up through a brick stack and out of the chimney, while simultaneously drawing in cool fresh air at a low level. The kilnshaped structure also creates a large, light-filled open plan living area.
Energy and water - a solar collector and ground source heat pump helps meet the house's energy needs. SUDS-compliant external paving allows rainwater to pass into a tanked sub-base. This combines with a layer of flexible piping linked to the ground source heat pump, to provide space heating and domestic hot water. The water is also filtered so that it is suitable for flushing toilets and watering plants.
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Kingspan Lighthouse Zero-waste deconstruction of Kingspan Lighthouse demonstrates a sustainable, low-carbon approach to cradle-to-grave construction Launched at BRE’s OFFSITE event in 2007, the Kingspan Lighthouse has been a hugely innovative and pioneering building, the first home in the UK to be certified to Level 6 of the Code for Sustainable Homes. The Lighthouse project enabled Kingspan Potton to develop a robust and reliable approach to the delivery of several hundred new homes across the UK and many lessons were learned during the design, construction and use of the Lighthouse. These were captured and shared with industry and the wider public and private sectors in a series of information papers published by BRE. Key features include:
•
Developed SIP (Kingspan TEK system)
•
Wall U value: 0.11
•
Mechanical Heat Recovery Ventilation
•
PV panels and solar water heating
•
Rainwater harvesting and greywater recycling
Kingspan lighthouse deconstruction The Kingspan Lighthouse has been a hugely innovative and pioneering building. Kingspan Potton adopted a zero-waste-to-landfill approach to the building's deconstruction, making sure that as much of the building as possible was re-used or recycled and that residual waste was used for energy recovery. The lessons learned from the process will be published by the National Federation of Demolition Contractors as guidance for their contractors around the deconstruction of buildings that use structural insulated panel technology. The Lighthouse project enabled Kingspan Potton to develop a robust and reliable approach to the delivery of several hundred new homes across the UK and many lessons were learned during the design, construction and use of the Lighthouse. These were captured and shared with industry and the wider public and private sectors in a series of information papers published by BRE.
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The Sigma Home The first house in the UK designed to Code for Sustainable Homes Level 5, the Sigma Home benefits from modern methods of Construction Built buy Stewart Milne Group on a modular foundation system using pre-cast piles and beams, the construction consists of highly insulated closed panel timber frame walls; three different pre-fabricated timber floor cassettes; and pre-insulated roof cassettes. Bathroom pods are also pre-fabricated. Stewart Milne has formed a partnership with Rexel Energy Solutions to refurbish the Sigma Home with the latest technology advances and will be an on-going project that keeps up with latest advances. The partners will share data from research and analysis carried out on the site to achieve further energy solution advances. Key features Include:
High levels of insulation - provided by wall, floor and roof elements coupled with high-performance timber windows.
Heating and hot water provided by solar thermal and photovoltaic roof panels and wind turbines.
Integral grey water recycling - reclaims shower and basin water for toilet flushing.
Code Level 5
Closed Panel Timber Frame
Six levels over four floors
Triple Glazed
Under floor heating
MVHR
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Osborne's Affordable House
The Osborne House shows that high quality, sustainable housing can be delivered affordably and in volume The house is also flexible and can be constructed in detached, semi or terraced versions, as well as flats up to three storeys high. This version was built and made weathertight in one and a half days. The design is based on an adaptable combination of structural insulated panels, which create a structural shell that incorporates the internal leaf of external walls and party walls. The shell includes the first and second floors, topped by a roof system that can contain a room in the roof space.
Key features include:
Sustainable exteriors - Siberian larch clads the front of the house, with recycled plastic slates to the side, Eternit boarding to the rear, and a zinc finish to the roof. The surrounding pathways have been made with permeable paving.
Sustainable interiors - inside there is a heat recovery ventilation system; under-floor heating using hot water circulation; electric skirting board heating; low use sanitary ware and temperature control taps.
Smart technology - this is used throughout and includes a data delivery system showing energy consumption, live public transport information with the ability to manage an on-site car club.
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The Victorian Terrace
BRE's Victorian stable block has been transformed into three energy-efficient terraced homes to create a living refurbishment lab
BRE and partners are testing current and emerging products, materials, design solutions and installation techniques that make solid-wall homes more energy-efficient and affordable to heat. The aim is to transform the Energy Performance Certificate rating of the solid wall stable block from a band F building into three separate band A/B units, using the latest innovative products and show how refurbishment can play a major part in reducing the UK’s carbon emissions. The Victorian Terrace will also demonstrate how homes can be better adapted for an ageing population with the aid of assisted living technology. The design and renovation specification set tough performance targets while ensuring the original character of the building was retained. The products and systems being trialled and tested by BRE and its partners will provide evidence of the most efficient and cost effective retrofit solutions. The results will be shared with government, industry and consumers to help drive forward a best-practice retrofit across the country.
The refurbishment energy target is: SAP - minimum of 80
CO2 - ≤35 kg/m2/yr
Air permeability 7 m /hour/m at 50 Pascal’s or below (current best practice is 5 m /hour/m at 50 Pascal’s or below)
Energy saving - greater than 60%
Energy production (conventional) - high efficiency gas condensing boiler with state of the art zone controls
Energy production (renewables) - at least 10% of energy demand
3
2
3
2
Key features include:
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Three step design approach - fabric first, heating and water, and renewables
Fabric first – internal and external insulation, high performance windows
Air-to-air and air-to-water source heat pumps, heat phase-change materials in ceiling tiles, and condensing combination boiler with a mechanical heat save device
Solar thermal panels installed on the roof
BASF - As a partner of the BRE, has renovated a ground floor area in the Victorian Terrace to demonstrate how the right thermal insulation and the use of modern building materials can provide affordable and low carbon solutions for buildings. An overall treatment, which includes Phase Change climate control as well as floor waterproofing and insulation, internal wall insulation and external renders, showcases the many different insulation options available to industry.
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The Prince's Natural House
The Prince’s Natural House demonstrates a simple, low-tech and easy-to-build way for volume house builders to meet increasingly stringent low carbon targets for new homes. Built by The Prince's Foundation for Building Community, the house is a highly energy-efficient structure that still reflects many people's preference for traditionally designed buildings. It is constructed from natural materials including aerated clay block, lime based renders and plasters, and insulation using compressed wood fibre and sheep's wool. The thermally coherent shell, which delivers energy efficiency and good indoor air quality, is simple and quick to build and is designed to appeal to an increasingly eco-aware homebuyer. Key features include:
Natural materials - the solid walls are made from strong, lightweight clay blocks that have high levels of thermal insulation, but lower embodied energy than conventional bricks. The walls are a single skin of aerated clay blocks with external lime render, with an internal wood fibre board, which provides good insulation. The roof tiles are clay and the floors and windows are made from FSCcertified timber.
Ease of manufacture - the simple construction can be built using conventional skills but is quicker than traditional ‘brick & block’.
Versatility and adaptability – it can be constructed in a range of architectural forms including paired dwellings, squares and terraces. It can be subdivided to configure a family home, maisonette or smaller flat, reflecting changing demographics and people's needs over the long term.
Health and well-being - the use of natural, non-toxic materials provides a healthy environment, promoting air movement without mechanical air-conditioning. A research project is examining the impact of natural materials on air quality, on allergy resistance and on general wellbeing.
Photo caption: Prince Charles lays a Ziegel block, monogrammed with the Prince of © BRE Canada Inc. 2014
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Wales feathers, into part of the wall of the house during his visit to the Park
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The Renewable House
The Renewable House demonstrates that whole life sustainability is practical and affordable for modern housing. The house is built with renewable, low carbon materials, including wood, wool and hemp. Not only is the house Code 4, but the design of the house has also significantly reduced the embodied carbon in the materials used. Originally constructed by the National Non-Food Crops Centre, the Renewable House will be refurbished by Centre for the Built Environment. They are creating a new consortium of existing and new partners to retrofit/extend the house. The aim is to demonstrate the full potential of renewable materials. The house will also be used to pilot new materials. Key features include:
Natural, renewable materials - hemp is mixed with lime ® to produce the Hemcrete which is used in the timber TM frame walls. Thermafleece insulation made from British sheep's wool also keeps the carbon footprint down, and renewable materials in the paint and furnishings provide a comfortable environment. A new bio-renewable carpet manufactured by DuPont is made from corn and sugar.
Energy efficiency - careful attention to detail minimises cold bridging and maximises insulation. The timber and ® Hemcrete structure, and FSC certified timber windows, delivers low U-values and good airtightness.
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Appendix B – Stakeholder meetings
Stakeholder Meetings Organization
Contact
Email
Concept Paper
Ryerson University (CUE & School of Architectural)
Dr. Mark Gorgolewski
[email protected]
x
Queen's University
Janice Mady
[email protected]
x
George Brown College Dean pending a meeting fall
Jeff Litwin
[email protected]
x
Ontario Tire Stewardship
S. Robins
[email protected]
Quest
Richard Lazlo and Brent Gilmour
[email protected],
[email protected]
Ontario Sustainable Energy Association (OSEA)
Ana
[email protected]
Holcim
Andrea Bourrie
[email protected]
x
Pella Windows /Outside-In / Earthshine
Dave Petersen; Shelley Vallee
[email protected];
[email protected]
x
Sustainable Housing Foundation Sustainable Housing Foundation Evolution Green
Gillian Lind
x
Athena
[email protected] om
[email protected]
Chris Chopik
[email protected]
Minto
Andrea Minato
[email protected]
x
SmartWaste Canada
BJ Tycoles
[email protected]
x
OBOA (Ontario Building Officials Association)
Ron Kolbe and Leo Cusumano
[email protected];
[email protected]
x
Net-Zero Coalition
Sonja Winkelman
[email protected]
x
CaGBC (Canada Green Building Council)/Toronto chapter only
Hazel Farley
[email protected]
x
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Stone Throw Design
Terrel Wong
[email protected]
x
Sweeny, Sterling, Finlayson & Co
Fei Ling and David Copeland
[email protected];
[email protected]
x
ARIDO (Interior Design Association)
C. Stewart
[email protected]
SWITCH
Don Young
[email protected];
[email protected]
Airstream Technologies Corp. British Canadian Chamber of Trade and Commerce (BCCTC)
Alastair Russell
[email protected]
Idalia Obregon
[email protected]
CarpetCycle Canada Inc.
Kelly McCaig
[email protected]
Fraser & Company
Marion Fraser
[email protected]
x
Innovolve Group
Garrick Ng
[email protected]
x
Ontario Centres of Excellence York University
Leanne Gelsthorpe
[email protected]
x
Chris Rickett
[email protected]
x
Laing O’Rourke
Mark Platt
[email protected]
Ledcor Design-Build (Ontario) Inc. Mindscape Innovations
Bryce Conacher
[email protected]
Derek Satnik
[email protected]
MMM Group
Scott Armstrong
[email protected]
PCL Constructors Canada Inc. Sustainable Edge Ltd.
Shawn Vanderheyden Greg Allen
[email protected]
Veridin Systems Canada Inc. Toronto Atmospheric Fund
Colin Doe
[email protected]
Julia Langer
[email protected]
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[email protected]
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Appendix C – Stakeholder Workshop Report
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Appendix D – Letters of Support
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Appendix E – BRE Innovation Parks: Approach for Global Branding
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