BRITISH STANDARD

Code of practice for

Energy efficiency in
buildings

UDC [69 + 72.011]:620.9

BS 8207:1985
Incorporating
Amendment No. 1

BS 8207:1985

Committees responsible for this

British Standard
The preparation of this British Standard was entrusted by the Basic Data and
Performance Criteria for Civil Engineering and Building Structures Standards
Committee (BDB/-) to Technical Committee BDB/2 upon which the following
bodies were represented:
Aggregate Concrete Block Association
Association for the Conservation of Energy
Association of Building Component
Manufacturers Ltd.
Association of County Councils
Association of District Councils
Association of Metropolitan Authorities
Autoclaved Aerated Concrete Products
Association
Brick Development Association
British Board of Agrment
British Gas Corporation
British Precast Concrete Federation Ltd.
Building Employers Confederation
Building Services Research and Information
Association
Cement and Concrete Association
Chartered Institute of Building
Chartered Institution of Building Services
Engineers
Concrete Society
Consumer Standards Advisory Committee of
BSI
Cranfield Institute of Technology
Department of Education and Science
Department of Energy (Energy Efficiency
Office)
Department of Health and Social Security
Department of the Environment (Building
Research Establishment)
Department of the Environment (Housing and
Construction Industries)
Department of the Environment (Property
Services Agency)

This British Standard, having

been prepared under the
direction of the Basic Data and
Performance Criteria for Civil
Engineering and Building
Structures Standards
Committee, was published
under the authority of the
Board of BSI and comes
into effect on
30 August 1985
BSI 10-1999
The following BSI references
relate to the work on this
standard:
Committee reference BDB/2
Draft for comment 82/14255 DC
ISBN 0 580 14607 3

Department of the Environment for Northern

Ireland
Electricity Supply Industry in England and
Wales
Engineering Equipment and Materials Users
Association
Eurisol (UK) Association of Manufacturers of
Mineral Fibre Insulation
Flat Glass Manufacturers Association
Greater London Council
Gypsum Products Development Association
HEVAC Association
Incorporated Association of Architects and
Surveyors
Institution of Civil Engineers
Institution of Gas Engineers
Institution of Structural Engineers
Lighting Industry Federation Ltd.
Ministry of Defence
National Council of Building Materials
Producers
National House-building Council
National Illumination Committee of Great
Britain
Royal Institute of British Architects
Royal Institution of Chartered Surveyors
Scottish Development Department
Structural Insulation Association
Timber Research and Development
Association
Trades Union Congress
Watt Committee on Energy Ltd.

Amendments issued since publication

Amd. No.

Date of issue

Comments

8151

February 1994 Indicated by a sideline in the margin

BS 8207:1985

Contents
Committees responsible
Foreword
Section 1. General
1
Scope
2
Definitions
3
Procedures
4
Energy requirement
5
Energy targets and environmental objectives
6
Economic considerations
7
Energy management
Section 2. Design approach
8
General
9
Design methodology
10 Check-list and timing of decisions
Section 3. Economic analysis
11 Cost in the evaluation of energy efficiency
12 Types of analysis
Section 4. Energy management
13 Essential energy management features
14 Energy management programme
15 Owners manual
16 Operating and maintenance procedures
17 Commissioning and testing
18 Monitoring
Appendix A Bibliography
Appendix B Check-list
Appendix C Summary of main stages in energy and
environmental design
Figure 1 Comparative break-even point
Table 1 Bar chart showing timing of design decisions
Table 2 Design check-list
Publications referred to

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Page
Inside front cover
ii
1
1
1
1
1
2
2
3
3
3
5
5
7
7
7
7
8
8
9
10
16
6
4
10
Inside back cover

BS 8207:1985

Foreword
This British Standard has been prepared under the direction of the Basic Data
and Performance Criteria for Civil Engineering and Building Structure
Standards Committee. The standard was amended in 1994 to include
recommendations for environmental objectives related to energy conservation
and a summary of the main stages in energy and environmental design.
Buildings account for about half the fuel and electric power expended in the UK.
Most of this is used for heating, hot water, lighting and air conditioning. The chief
incentive for energy efficiency in buildings is economy, i.e. eliminating waste and
thus reducing expenditure, taking into account both the capital outlay and
running costs. There is also a national interest in conserving fossil fuels.
Energy efficiency can also reduce the risks of acid rain and global warming. At
present carbon dioxide emissions are estimated to be responsible for about
three-quarters of the effect of global warming. Half of the carbon dioxide emitted
in the UK results from the use of energy in buildings. Energy efficiency can
therefore make an important contribution to the quality of the environment.
The aim of this standard is to promote energy efficiency in buildings, that is,
conserving energy in cost-effective ways. It seeks to provide a basis on which the
designers of buildings and their clients can work to achieve this aim.
Nevertheless, energy efficiency is only one of the requirements that a building
should satisfy: the functions for which it is used, its provisions for health and
safety, its appearance and its overall economy have also to be taken into account.
However, there are minimum standards contained in the Building Regulations
regarding the conservation of fuel and power which have to be satisfied. The
design team has to produce a balanced solution of which energy efficiency
measures are an integral part. To achieve this it is important that the architect
and building services engineer work together from an early stage in the project,
and are well informed at the outset of the available energy efficiency options.
A British Standard does not purport to include all the necessary provisions of a
contract. Users of British Standards are responsible for their correct application.
Compliance with a British Standard does not of itself confer immunity
from legal obligations.

Summary of pages
This document comprises a front cover, an inside front cover, pages i and ii,
pages 1 to 16, an inside back cover and a back cover.
This standard has been updated (see copyright date) and may have had
amendments incorporated. This will be indicated in the amendment table on the
inside front cover.
ii

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BS 8207:1985

Section 1. General
1 Scope
This British Standard gives recommendations for
the main procedures to be followed to obtain the
efficient use of energy in the design and
management of buildings and to attain desirable
environmental objectives. It applies to the design of
new buildings and the rehabilitation of existing
buildings, to the operation and maintenance of
buildings, and to all types of buildings including
housing.
NOTE 1 A bibliography, containing some of the more important
sources of information relevant to this topic is given in
Appendix A.
NOTE 2 The titles of the publications referred to in this
standard are listed on the inside back cover.

2 Definitions
For the purposes of this British Standard, the
definitions given in BS 3533 and BS 6100 apply.

3 Procedures
In order to obtain the efficient use of energy in the
design and management of buildings, certain
procedures should be followed. These procedures,
which should be agreed between the client, his
professional advisers and, where feasible, the user,
are as follows:
a) adoption of a method for estimating the energy
requirement (see clause 4);
b) establishing the energy targets for the
comparison of design options (see clause 5);
c) assessment of the cost-effectiveness of the
proposed expenditures (see clause 6);
d) taking measures for efficient energy
management (see clause 7).

4 Energy requirement
The energy requirement should be established
using one of the following procedures.
a) In the case of new building or major
rehabilitation work, a calculation procedure
should be used which takes into account at least
the following factors:
1) required environmental conditions and
periods of use;
2) climatic conditions;
3) thermal transmittance of each part of the
enclosure of the building;
4) thermal response of the buildings main
constructional elements;
5) ventilation strategy and rate of air change
(e.g. natural ventilation, mechanical extract,
air conditioning);

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6) lighting requirements and relationship

between daylight and electric light;
7) effects of incidental gains (e.g. occupants,
lighting, solar gain);
8) effects of shading;
9) effects of controls on the main energy-using
services;
10) efficiency of the equipment.
The procedure should permit the calculation of
the effect and interaction of these and any other
factors dealt with.
b) In the case of existing buildings, demand can
be established by direct measurements, e.g. by
metering of energy use. The effect of any changes
in use or modifications to the building should
then be assessed using the calculation procedure
in item a) of this clause.

5 Energy targets and environmental

objectives
5.1 Energy targets
The purpose of an energy target is to provide a
yardstick against which to compare the
performance of design options (whether estimated
performance as in the case of design studies or
measured performance when managing an
installation) so that judgement can be formed of the
quality of performance expected or achieved. Where
the energy target includes the possibility of a
trade-off between different fuels, then their relative
cost may need to be taken into account.
Energy targets should be established using one of
the following methods.
a) In the case of new building design or major
rehabilitation work, targets for design purposes
may be based upon either:
1) the performance characteristic of buildings
of the type being designed where this is
available [for example, as in the Chartered
Institution of Building Services Engineers
CIBS Building Energy Code, Part 2 a) or EEO
Best Practice Energy Consumption Guides]; or
2) analysis of the estimated energy demand of
buildings of the type being designed, using the
calculation procedure described in clause 4.
b) In the case of existing buildings, energy
consumption targets should be based on either:
1) theoretical calculations as for new buildings,
as described in item a) of this clause, to
determine optimum performance; or
2) energy consumption records for the building
being considered; or

BS 8207:1985

3) statistically determined performance

indicators (e.g. those found in the CIBS
Building Energy Code, Part 4 or EEO Best
Practice Energy Consumption Guides) to
compare actual performance with theoretical
performance.
c) Energy targets for unusual building designs
should be derived by careful modelling work,
underpinned where possible with results from
analogous buildings.
5.2 Environmental objectives
At an early stage in design, environmental
objectives should be selected with a view to limiting
primary energy consumption and carbon dioxide
emissions and to reducing environmental pollution.
Targets for carbon dioxide emissions in kg/m2 per
year can be chosen by reference to the BRE
Environmental Assessment Method
(see A.1, item 14).
During the development of the design quantitative
assessments of the likely environmental effects
should be made periodically to assist decision
making and to ensure it is on course to meet these
targets.

3) to achieve a stated standard of performance at

least cost; or
4) to meet some other economically measurable
criterion.
Types of economic analysis are described in
section 3.

7 Energy management
The following measures should be taken for efficient
energy management.
a) Energy-using services should be arranged in
zones and otherwise so that the controls can
respond effectively to changes in occupancy and
load.
b) Appropriate controls should be provided to
permit economic regulation of all energy-using
services.
c) Metering and sub-metering of energy supplies
should be provided to assist in the management
of energy use.
d) A planned approach to energy management, as
outlined in section 4, should be adopted.

5.3 Energy labels

Energy ratings for new and existing homes are
available which can give an estimate of running
costs and CO2 emissions based on the Building
Research Establishments BREDEM and can
provide a design tool for energy efficiency. In
addition, they may provide assessments of
interstitial condensation and of surface
condensation risk in the dwelling under various
heating regimes. To enable home energy ratings
from labelling systems to be compared, the
Government has developed a Standard Assessment
Procedure (SAP). Details of this are given in a BRE
publication (see A.1, item 23).

6 Economic considerations
Methods for assessing the cost-effectiveness of
energy proposals should take account of the
following:
a) capital costs;
b) periodic charges and their timing;
c) value of benefits and their timing;
d) discount rate(s);
e) the period of time over which costs and benefits
are to be considered.
The economic objective is normally either:
1) to achieve a required return on investment; or
2) to get the best return for a fixed budget; or

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BS 8207:1985

Section 2. Design approach

8 General
Many decisions which affect the energy efficiency of
buildings are taken at an early stage of design.
Table 1 identifies some of the factors involved and
shows, in relation to the stages of the Royal
Institute of British Architects RIBA Plan of Work,
how early in the design process they may become
fixed. In Table 1, item 5 site suitability should
include consideration of access by pedestrians and
from public transport. Location of buildings is a
major determinant of transport energy use, which is
the fastest growing energy use sector in the UK.

9 Design methodology
A specific design methodology should be adopted
which will identify significant factors and ensure
that they are given attention at the proper stages of
design. The methodology should be incorporated
into the timing and into the overall pattern of design
decision making, where many factors have to be
balanced against each other and integrated into a
single design solution.
It is possible for several different design possibilities
to be explored but the economics of the design
process will limit the number and the extent of the
studies. Therefore, it is important to have a clear
objective at the start of design. Initial design
concepts inevitably precede analysis. If basic design
concepts are not well-informed, then detailed
design, although it may make some improvements,
cannot produce the best results.
To ensure that the energy objectives have been
established in the initial and detailed designs, the
following procedure should be adopted.
a) The clients requirements should be
established. It is especially important to gain a
thorough understanding of the clients needs and
their energy implications at an early design
stage.
b) The calculation method to be used in
estimating energy demand (see clause 4) should
be established.
c) Energy targets should be established
(see clause 5).
d) A check-list should be used to ensure that
significant points are not overlooked. It may be
convenient to prepare subsidiary check-lists for
particular aspects of design especially as
reminders during detailing.
e) Quantitative assessments of the energy
requirement should be made periodically during
the development of the design to assist decision
making and to ensure that the design is on course
for its energy objectives.

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f) Sufficient information should be included in

contract documents to ensure that those using
them can understand what is required
[e.g. vapour barrier (essential that it is free from
holes and tears)].
g) The estimated energy requirement and its
economic implications should be reported at the
presentation to the client of the scheme design
and at the completion of the detailed design.

10 Check-list and timing of decisions

Check-lists help to ensure that significant points are
not overlooked during the development of a project.
An example of an energy design check-list is given
in Appendix B. It may be desirable to prepare
particular check-lists, especially for use during
detailed development. Checks should be made at
each stage to ensure that energy use considerations
are influencing decisions suitably.
The timing of decisions is important; for example,
many decisions which affect energy economy are
taken at early project stages. When decisions are
taken without consciously considering energy use
implications, it is improbable that they will be the
best possible. The bar chart in Table 1 (see also
clause 8) shows typical decision timing for a new
works project.

BS 8207:1985

Table 1 Bar chart showing timing of design decisions

NOTE Environmental objectives to reduce carbon dioxide emissions and reduce environmental pollution (see 5.2) will be of
particular importance in design decisions 1, 4, 6, 10 amd 16. Table 1 in BREEAM 1/93 (see A.1, item 14) may help in decision 10.
*The

stages are reproduced from the RIBA Plan of Work, published by RIBA Publications Ltd.

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BS 8207:1985

Section 3. Economic analysis

11 Cost in the evaluation of energy
efficiency
Cost, which ideally integrates all economic factors,
is an essential though imperfect tool for the
evaluation of energy efficiency.
Calculations usually have to be based on estimates
of building and plant costs, maintenance costs and
future energy consumption costs, all of which are
subject to change. In order to make informed design
decisions, the designer should make assessments on
the best information available. The process of
comparing costs and benefits by discounted cash
flow (DCF) is described in Appendix A.10 of the
CIBSE Applications Manual AM5 (see A.2, item 2).

12 Types of analysis
12.1 Methods available
Different methods of appraisal are suited to
particular circumstances. The techniques available
for economic analysis vary from simple calculations
of payback period to more complex methods based
upon discounting. None of the methods is capable of
fine discrimination because of the uncertainties
involved but they will help identify clear winners
and losers. They can be especially useful where
capital is rationed and the ranking of alternative
measures is important.
12.2 Calculation methods
12.2.1 Simple methods and discounting methods.
Simple types of analysis assume that all future
payments are at current values and prices. This
approach is useful for many purposes when only
short periods of time (say a few years) are involved.
It is less suitable when the economic assessment
covers a longer period since it does not take account
of the difference in value between current and
future payments. Simple methods include the
following:
a) payback period (see 12.2.2);
b) break-even time (see 12.2.3).
For more complex calculations, future payments can
be expressed in terms of present value by the use of
discounting methods. These permit better
comparisons of current and future payments. The
method also lends itself to dealing with differential
rates of inflation between goods and services, when
these need to be taken into account. For example,
fuel prices are thought to be likely to rise faster than
the general level of prices but the extent of this is
uncertain. The main methods of discounting are as
follows:
1) present value and net present value
(see 12.2.4);

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2) present value divided by initial capital

(see 12.2.5);
3) annual equivalent value (see 12.2.6);
4) internal rate of return (see 12.2.7).
12.2.2 Payback period. The payback period (P) is
calculated by dividing the capital cost of a measure
by the estimated annual savings due to the
measure. If based on current prices, this is called
simple payback. The technique is unsuited to
complex, long-term projects but may be useful for
checking the viability of short-term low-cost
measures.
12.2.3 Break-even point. Where several alternative
schemes are to be compared, it is more useful to
determine the break-even point between them
rather than compare their individual payback
periods. It is usual to employ current values and the
method involves making a cumulative, year by year,
total of initial expenditure, fuel and maintenance
costs. The year in which the cumulative totals for
two alternatives coincide defines the break-even
point. Graphical representation is particularly
useful for this purpose (see Figure 1).
12.2.4 Present value (present worth) and net present
value. This technique is widely used to compare
schemes which are large or complex, with cash flows
occurring over a number of years.
The method comprises the following steps.
a) A decision is made about the period of time to
be considered. The significance of alternative
periods should be explored.
b) A table is prepared that gives the anticipated
cash flows on an annual basis, including:
1) initial costs, including plant and fabric;
2) running costs, including fuel, insurances,
wages and maintenance;
3) associated costs, such as redecoration and
additional building maintenance;
4) notional costs such as rentable value of
space occupied;
5) savings resulting from tax allowances and
from development grants;
6) residual value of the scheme at the end of
the period under consideration.
c) A decision is made about the rate of interest to
be used for the calculation. The significance of
various rates should be explored.
d) The present value of future expenditure and
benefits is calculated.
e) Where the initial and running costs are offset
by receipts, the calculation yields the net present
value.

BS 8207:1985

12.2.5 Present value divided by initial capital. In

cases where the available capital is strictly limited,
various projects may be compared by dividing their
present values by the required initial capital. The
resulting ratio indicates the present value per unit
capital expenditure. The various projects may then
be ranked in order and selected so as to fully utilize
the available capital.
12.2.6 Annual equivalent value. Energy saving
schemes will often be financed through periodic
payments such as rents and leases. In these cases, it
is helpful to assess the costs in terms of equal
annual payments over the life of the project. The
annual equivalent value may be calculated directly
by dividing the present value by the life of the
project.

NOTE

12.2.7 Internal rate of return. It may be desirable to

compare the profitability of investment in energy
conserving measures with other investment options.
Often the standard of comparison will be the rate of
interest on the investment which could be obtained
elsewhere. For a given period of time, the discount
rate which results in a net present value of zero is
described as the internal rate of return.

Fuel, maintenance, labour, insurance, etc. are added to the cumulative cost each year.

Figure 1 Comparative break-even point

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BS 8207:1985

Section 4. Energy management

13 Essential energy management
features
The essential features of energy management are as
follows:
a) an energy management programme;
b) owners manual;
c) operating and maintenance procedures;
d) commissioning and testing;
e) monitoring.

14 Energy management programme

A successful energy management programme
requires the following:
a) that an agreed, fully detailed and costed plan
of action be established;
b) the commitment and cooperation of building
owners, their professional team and the building
occupants.
In support of this programme it is essential to:
1) produce a cost-benefit analysis for all measures
which incur capital expenditure or require
changes in operational procedures;
2) highlight measures which can be undertaken
to produce energy savings with minimal outlay of
expenditure;
3) carefully explain the implications of proposed
energy conservation measures for the building
occupants and their activities.
The programme should be comprehensive. The
building, its engineering services, the automatic
control systems, the pattern and duration of
building use, the operating and maintenance
procedures employed, the attitude of building
occupants and the financial objectives are all
interactive and have to be considered together, not
in isolation.
Energy-efficient management is dealt with in
Parts 3 and 4 of the CIBS Building Energy Code.
Part 3 describes how a positive energy management
programme may be established and indicates
various ways in which energy consumption can be
reduced. The programme may be applied to most
types of buildings, except domestic premises.
Specific advice is given for certain categories of
building such as factories, shops, educational
buildings, swimming pools, hotels, assembly halls,
kitchens and cafeterias.

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15 Owners manual
Every building should be provided with a manual
containing the following information:
a) a general description of the installation and its
mode of operation;
b) drawings showing the layout of all mechanical
and electrical plant, distribution services and
room equipment, with means of access;
c) drawings showing the location of all controls
and safety, isolating and regulating devices;
d) schematic diagrams illustrating system
operation;
e) detailed schedules of all plant and distribution
services with complete information on suppliers,
model numbers, sizes, masses, capacities, design
performance, control and other settings, and on
cleaning, operating and maintenance procedures
and maintenance contracts;
f) schedules of building elements related to
energy-efficient operation, including use and
maintenance of doors, windows, shading devices,
insulation and building surface colours and
finishes;
g) recommended strategy for operation of the
system and its controls;
h) forms for recording plant running hours,
energy consumption and costs;
i) targets for energy consumption and costs.

16 Operating and maintenance

procedures
Each building is a unique situation and
energy-efficient operating procedures should be
tailored accordingly. Significant energy savings
may often be achieved by modifying the operational
procedures for mechanical and electrical services.
Comprehensive guidance on the energy-efficient
operation of buildings and services is given in Part 3
of the CIBS Building Energy Code. This deals with
strategy, establishing a programme, carrying out
surveys and audits, operation and maintenance,
records and investment appraisal procedures in
relation to buildings, systems, equipment, controls,
heat recovery and alternative energy.
Good maintenance is one of the most important
items in ensuring the success of any programme of
energy-efficient management. Effective
maintenance will ensure efficient operation of
systems and equipment and prolong usable life.
With proper maintenance, equipment will operate
at a higher efficiency and consume less fuel or
energy.

BS 8207:1985

In addition to the provision of a comprehensive

owners manual, a successful maintenance
programme requires the following:
a) trained personnel;
b) an adequate stock of spare parts and materials;
c) correct tools and equipment;
d) a proper system of records.

17 Commissioning and testing

The efficient operation of building services systems
does not follow immediately upon completion. It is
not easy to check the proper operation of all the
elements in the system, to balance them correctly
and establish the best settings for controls. In
complex systems, the process may spread over two
seasons or more.
Effective commissioning requires specialist advice
and proper test equipment. Detailed procedures are
available in the CIBSE series of Commissioning
Codes which cover air and water distribution
systems (Series A and Series W), refrigeration
systems (Series R), boiler and plant (Series B) and
automatic controls (Series C).

18 Monitoring
Energy-efficient operation of buildings is achieved
only by a continuing watch on proper performance
and energy consumption. The frequency of
measurement needed and the degree of detail will
depend upon the size of the building.
Monitoring procedures and recommendations on the
measurement of energy consumption and
comparison with targets are given in Part 4 of the
CIBS Building Energy Code. This code also provides
a basis for establishing energy targets for a variety
of buildings. This is achieved by reference to
performance indicators which are based on the
assessed energy consumption of real buildings,
supported by actual measurements and
standardization against particular sets of
conditions.

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BS 8207:1985

Appendix A Bibliography
A.1 Design factors for new and existing
buildings
1. BS 5250:1989, Code of practice for control of
condensation in buildings.
2. BS 5925:1991, Code of practice for ventilation
principles and designing for natural ventilation.
3. BS 8206-1:1985, Code of practice for artificial
lighting.
4. BS 8206-2:1992, Code of practice for daylighting.
5. BS 8211-1:1988, Code of practice for energy
efficient refurbishment of housing.
6. Energy design guide, Design guide to
BS 8207:1985. British Standards Institution,
London.
7. CIBSE Building Energy Code, Parts 1, 2a, 3
and 4. Chartered Institution of Building Services
Engineers, London.
8. CIBSE Guide, Sections A1, A3, A5 and B18.
Chartered Institution of Building Services
Engineers, London.
9. CIBSE Code for Interior Lighting. Chartered
Institution of Building Services Engineers, London.
10. Guidelines for Environmental Design and Fuel
Conservation in Educational Buildings, Design
Note 17, 1981. Department for Education, London.
11. Department for Education. A Guide to Energy
Efficient Refurbishment, Building Bulletin 73.
HMSO, London.
12. Building Research Establishment, Watford.
Digests:
No. 108 Standard U-values, 1975
No. 350 Climate and site development:
Part 1: General climate of the UK, 1990;
Part 2: Influence of microclimate, 1990;
Part 3: Improving microclimate through
design, 1990;
No. 355 Energy efficiency in dwellings, 1990
13. Anderson, B.R., Baldwin R., Clark, A.J.,
Milbank, N.L. BREDEM: The BRE Domestic Energy
Model: Background, Philosophy and Description,
BRE Report, 1985. Building Research
Establishment, Watford.
14. BRE Environmental Assessment Method:
BREEAM Version 1/93 An environmental
assessment for new office designs
BREEAM Version 2/91 An environmental
assessment for new superstores and supermarkets
BREEAM Version 3/91 An environmental
assessment for new homes
Building Research Establishment, Watford.

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15. Thermal insulation: avoiding risks, BRE

Report, 1989. Building Research Establishment,
Watford.
16. Thermal Insulation and Ventilation Good
practice guide, 1991. National House-Building
Council, London.
17. The Building Regulations 1985, Conservation of
fuel and power. Approved Document L (as
amended, 1990 edition). HMSO, London.
18. The Building Standards (Scotland)
Regulations 1990; Technical Standards Part J,
Conservation of Fuel and Power: HMSO,
Edinburgh.
19. The Building Regulations (Northern
Ireland) 1990; Technical Booklet F, Conservation of
Fuel and Power: HMSO, Belfast.
20. Daylighting as a passive solar energy option: an
assessment of its potential in non-domestic
buildings, 1988. Building Research Establishment,
Watford.
21. Site layout planning for daylight and sunlight: A
guide to good practice, 1991. Building Research
Establishment, Watford.
22. BRE literature packages: Designing for natural
and artificial lighting. Building Research
Establishment, Watford.
23. The Governments Standard Assessment
Procedure for Energy Rating of Dwellings.
EEO/BRECSU, 1993. Building Research
Establishment, Watford.
A.2 Commissioning, operation and
maintenance of existing buildings
1. CIBSE Commissioning Codes, Series A, B, C, R
and W. Chartered Institution of Building Services
Engineers, London.
2. CIBSE Applications Manual AM5: Energy Audits
and Surveys, 1991. Chartered Institution of
Building Services Engineers, London.
3. Department of Energy. Fuel Efficiency booklets
Nos. 1-20. HMSO, London.
4. BRECSU/Energy Efficiency Office. Energy
Consumption Guides, 1991:
No. 5 Energy Efficiency Dwellings
No. 10 Energy Efficiency in Offices (for senior
managers)
No. 16 Saving Energy in schools
No. 19 Energy Efficiency in Offices (for owners
and single tenants)
5. Property Services Agency. Energy
Management A Guide for Accommodation
Managers. Building Research Establishment,
Watford.

BS 8207:1985

6. Department of Education and Science.

Maintenance of mechanical services, Building
Bulletin 70. HMSO, London.
7. Department of Health. Energy Management for
Health Service Buildings, 1979. HMSO, London.

Appendix B Check-list

The check-list in Table 2 is reproduced from the

Property Services Agencys Energy Conservation
Check-list for Design Teams1) and is given as an
example. It is intended as an aid to design of new
buildings but should also be used for other kinds of
work (see clause 10). This check-list was produced
in 1979. It is still valid in most areas but a projects
environmental objectives (see 5.2) should now
influence decisions on certain design items,
e.g. choice of fuels (Table 2, Building services,
item 1).
Table 2 Design check-list

Design stages

Bar chart
itemsa

The brief
1. Agreement should be reached between the client and the design team
relating the significance of energy conservation to the other aspects of
building design including cost, and the criteria by which it should be
evaluated.
2. Define those changes of use which are to be allowed for to ensure a close
fit of accommodation throughout the buildings life.
3. Investigate the possibilities for multiple use of the building.
4. Identify factors which will determine the subdivision of internal volume.
5. Determine occupation periods and consider aggregation into discrete
areas for zoning.
6. Encourage the selection of economic environmental comfort standards,
i.e. temperature, ventilation, light, etc.
7. Only specify air-conditioning when it is essential to do so.
8. Investigate the acceptability of grouping similar tasks and functions,
etc. to encourage energy conscious planning.

Site selection
1. Compare the key climatic characteristics of available sites, i.e. sunshine,
rain, frost, mist, pollutants, cloud cover, etc.
2. Determine whether existing landform, buildings, trees, etc. provide useful
shelter from wind and rain. (These can also retain pools of cold air even on a
slope).
3. Consider local authority planning constraints; these may limit the size,
height or position of building.
4. Avoid noisy and polluted sites whenever possible.
5. Consider accessibility for servicing and staff.
6. Consider availability of services, e.g. transport, water, drainage, fuel, etc.
7. Determine whether continuously pumped drainage will be necessary and
avoid this where possible.
8. Check the required level of natural light; enclosed and shaded sites may
require more use of artificial lighting.
9. Identify the availability of waste heat resources where useful heat can be
extracted using heat pumps.

CIBS Codeb

1 to 4

1.2.6

1.3.2.1

a See
b

Table 1.
CIBS Building Energy Code, Part 1.

1) Crown

10

copyright 1979.
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BS 8207:1985

Table 2 Design check-list

Design stages

Bar chart
items

CIBS Code

Building arrangement and shape

1. Consider site layout and environment likely to be created, e.g. pockets of
cold or damp, funnelling of wind, sources of noise, pollution, particular
problems of exposure, etc.
2. Examine the possibilities of protecting main areas of accommodation by
adjacent lobbies, passages and similar spaces not necessarily heated to the
same standard.
3. Use natural ventilation and daylight wherever possible (maximum
recommended room depth 6 m for side-lit rooms in office buildings).
4. Ensure as far as possible that obstructions do not obscure daylight
potential.
5. Avoid high rise buildings, if possible, to reduce exposure and infiltration,
lift travel and the need to boost water supply.
6. Consider orientation and its effect upon planning; summer solar gains are
easier to control on the south facing sides of buildings and in larger rooms
rather than smaller ones.
7. Plan to reclaim unwanted heat where possible and use it in other ways,
e.g. solar heat in roof spaces or heat from lights can be used to provide
warmed fresh air.
8. If economically possible, locate entrances on protected sides of the
building and use draught lobbies or revolving doors.
9. Minimize energy losses by planning energy sources near to load centres.
10. Locate noisy equipment away from sensitive areas.
11. Allocate space for future changes of fuel.
12. Where possible allow sufficient space for generous duct sizes and
minimize their length by grouping similar environments whilst avoiding, as
far as possible, the need for expensive suspended ceilings and additional
building height.

6 to 8,

10

1.4.1

1.4.3

1.11.7.8

Landscaping
1. Where existing wider landform is appropriate and site conditions permit,
it may be possible to give some protection from winds by further modelling
of the site.
2. Trees and shrubs with or without ground modelling will reduce the effect
of wind. Where trees are lower in height than the building eaves, the effects
will be lessened. The turbulence near the foot of tall buildings may inhibit
the growth of trees.
3. Consider reducing solar gain by reduction of reflective hard surfaces
adjacent to buildings.

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11

BS 8207:1985

Table 2 Design check-list

Design stages

Bar chart
items

CIBS Code

Building fabric
Structure
1. Select a structure appropriate for the intended use (thermally lightweight
for intermittent use, thermally heavyweight (i.e. thermal
admittance/thermal transmittance > 10) for continuous use and
air-conditioned buildings).
NOTE Suspended ceilings, carpets, etc. can insulate a heavyweight structure making its
behaviour approximate to that of a lightweight one.

2. Consider the architectural modelling faades to trap still air in the

recesses and help reduce heat loss.
3. To prevent excess air infiltration make allowance for thermal expansion,
deterioration and distortion when detailing external joints and where
practicable avoid materials susceptible to weathering changes.
4. Minimize air infiltration further by sealing off internal skins including
suspended ceilings, shafts, ducts, etc.
5. Ensure sufficient air changes to minimize condensation.
6. Avoid heat bridges at window frames, edges of ground floor screeds,
services through structural elements, etc.
7. Avoid heat leaks to cavities through uninsulated panels, suspended
ceilings, etc.
8. Determine the optimum thermal insulation thickness but never provide
less than that required by the Building Regulations. (Calculate
condensation dew-point position for vapour barrier.)
9. Choose insulation with a low water absorption characteristic and which is
acceptable to the Fire Officer.

11, 13,
14

1.4.2,
1.5.1.7,
1.5.1.8

1.4.4.6

Windows and doors

1. Calculate window sizes to minimize heating and lighting loads. Take
account of fortuitous gains, occupants, lights, machines, etc.

2. Avoid over provision of opening windows and minimize the use of opening

windows having a high ratio of perimeter to glazed area; consider the use of

efficient closeable wall ventilators.

3. Consider recessing windows to lessen their exposure and create shade,

reducing summer solar gains yet allowing useful solar gains in winter.

9, 13
(Window overhangs and retractable external blinds also act in a similar

way.)

4. Select windows and doors that are properly detailed for the degree of

exposure, to ensure airtight closing.

5. Consider double glazing for windows in continuously operated buildings.

6. Consider shutters or curtains to reduce night-time heat losses.

7. Consider rooflights to increase daylighting, but design to avoid solar gain.

12

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BS 8207:1985

Table 2 Design check-list

Design stages

Bar chart
items

CIBS Code

Building services
Heating, generating and cooling plant
1. Select fuels for lowest total operating costs in the absence of other
restrictions.
2. Consider and allow for possible future changes of fuel (including solid).
3. Locate plant close to the centre of the load.
4. Select plant that will match load conditions and sustain high conversion
efficiencies at different output levels. Consider multiple units and also
preselection of plant.
5. Provide plant capacity for intermittent operation and controls that will
switch off plant when not required.
6. Minimize standing losses from idle plant.
7. Provide control valves in district heating/cooling mains so that flow can be
adjusted to match load, saving power, etc.
8. Provide sufficient instrumentation (or measuring points for portable
instruments) to be able to monitor operational efficiency.
9. Include pressure tappings, etc. to assist commissioning.
10. Consider heat pumps using continuous sources of low grade energy,
e.g. rivers, lakes, waste processes, etc.
11 Consider centralized plant management and control systems.

9,

15 to 17

1.8.7
1.8.11

1.8.21

1.6.2.14

Heating systema
1. Use detailed climatic data for load calculations.
2. Climatic criteria selected should take account of design risk, i.e. number
of days for which the building will be under- or overheated.
3. Match the thermal response of the system to that of the building.
4. Match control response to that of the system.
5. Simple systems can be more easily understood and controlled.
6. Provide time controls for intermittent operation.
7. Use an outdoor weather compensator where appropriate
8. Consider spot heating in large spaces with low occupancy.
9. Subdivide the system to facilitate zone control where required.
10. Use internal controls for fine regulation to take advantage of any
fortuitous heat gains, e.g. from occupants, machines, lighting, solar gains,
etc.
11. Locate control sensors in representative places, i.e. not in sunlight,
draughts, above radiators, etc.
12. Lay out the heating distribution system by the shortest route within the
building, subject to zone and control requirements.
a

9,

15 to 17

1.6.4.2
1.6.4.2
1.6.6.1

1.6.6.1

1.6.6.2

1.8.4

An additional item to this list might be Consider insulating the heat distribution system to minimize heat loss.

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13

BS 8207:1985

Table 2 Design check-list

Design stages

Bar chart
items

13. Reduce the heat loss through external walls adjacent to heat emitters by
providing extra insulation and/or effective surfaces between heat source and
walls, etc.
14. Provide, where possible, a radiant heating component to improve
comfort and reduce energy consumption.
15. Match the ventilation rate to occupancy and volume of space.
16. Specify suitable instrumentation for commissioning.

9,

15 to 17

Ventilation and air-conditioning systema

1. Use detailed climatic data for design calculations.
2. Match the ventilation rate of occupancy and volume of space.
3. Use natural ventilation whenever possible.
4. Zone the system for differing user requirements.
5. Consider spot cooling in large spaces with low occupancy.
6. Design to use free cooling effect where relative humidity (r.h.) control is
not important.
7. Use cool night air to flush the building in summer.
8. Design ventilation systems to be capable of 100 % recirculation during
pre-occupancy periods.
9. Large duct sizes require less fan power.
10. Carry out acoustic analysis and avoid sound attenuators where possible.
11. Consider using reclaimed heat from exhaust or waste processes by
run-around coils, heat pumps, heat wheels, etc.
12. Only humidify when necessary and keep r.h. as low as acceptable in
winter.
13. Only dehumidify when necessary and keep r.h. as high as acceptable in
summer.
14. For large sensible cooling loads, consider de-humidification on fresh air
only. Avoid dew-point control where possible.

9,

15 to 17

Cold and hot water supplyb

1. Minimize the pumping costs for boosting water supplies by maximum use
of mains pressure.
2. Consider control of water supply to urinal flushing systems by minimizing
flushing frequency, no flushing when building is not in use.
3. Consider dual flush WC cisterns where appropriate.
4. Minimize standing losses from calorifiers when the building is not
occupied and avoid excessive storage.
5. Arrange for secondary circulation pumps to switch off when the building
is unoccupied.
6. Design controls so that, when hot water temperatures have been
achieved, control reverts to the heating system.
7. Group hot water services to keep runs short.
8. Consider local hot water heaters for isolated hot water requirements and
in summer with district heating schemes.
9. Consider the use of spray taps/showers where quality of water is suitable.
a
b

15 to 17

CIBS Code

1.5.2.5

1.6.4.2

1.7.2

1.8.6

1.6.6.5
1.6.4.4

1.10.4.2
1.10.4.2

An additional item to this list might be Consider insulating the distribution ductwork system to minimize heat loss/heat gain.
An additional item to this list might be Consider insulating the storage vessels and primary circuit pipework..

14

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BS 8207:1985

Table 2 Design check-list

Design stages

Lighting, including exterior

1. Consider reduced overall lighting with matched task lighting.
2. Take advantage of light coloured finishes to reduce need for artificial
lighting.
3. Choose highest efficiency discharge lamps where acceptable.
4. Consider heat recovery from luminaires.
5. Design to highest possible maintenance factor.
6. Consider flexible layout permitting relocation of light fittings later, if
required.
7. Segregate essential from non-essential lighting.
8. Provide sufficient circuits to segregate intermittently-used fittings such
as perimeter lights, etc.
9. Locate manual switches in the area illuminated.
10. Provide special switching for use by cleaners.
11. Include for legends on switches, especially the multiganged type
subdividing large areas.
12. Consider automatic photoelectric controls.
13. Consider timers to turn off lights in areas used intermittently.
14. Use decorative, display and security lighting only where necessary.

Bar chart
items

CIBS Code

18

1.11.4

19

1.11.7.5
Table 1.11.2
1.11.7.8
1.11.5.4

1.11.74

Power
1. Site transformer substations as near to load centres as possible.
2. Apply diversity to whole installation.
3. Design power factors to be greater than 0.85, or equal to supply authority
requirements.
4. Arrange for monitoring of maximum demand to ensure unit rates are
minimized.
5. Consider time controls on apparatus such as tea urns, grills and ovens.

BSI 10-1999

1.6.2.15

15

BS 8207:1985

Appendix C Summary of main stages

in energy and environmental design
RIBA Plan of Work stages

BS 8207 references

A. Inception
Agree design methodology with other members of design team

Section 1 clause 3 and

section 2 clause 9

Clarify aspects of brief affecting environmental and energy design

Select procedure for establishing energy requirements, e.g. CIBSE Code,
BREDEM

Clause 4

Determine energy targets and environmental objectives for comparison of

design options, e.g. CIBSE Code, BREEAM, Bldg Regs

Clause 5

B. Feasibility study
Ensure that energy requirements and environmental objectives are taken into Section 2 Table 1
account in feasibility study
and Appendix B
C. Outline proposals
Identify main design options meeting overall brief and energy requirements

Section 2

Compare performance of design options, using energy targets and

environmental objectives
Assess energy efficiency of options

Section 3

D. Scheme design
Develop preferred option as part of design of building as a whole

Section 2 and
Appendix B

Prepare cost plan for building design project including energy capital and
running costs

Section 3

Consider energy management of building in use

Section 4

NOTE Before completing stages B, C and D check that the energy requirements and environmental objectives in the brief and the
relevant statutory criteria are being met; if not, reconsider design decisions made in the previous stage.

E to M. Production information tender action site operations handover

to client monitoring
Ensure that tender documents clearly identify energy-related items of work
and the level of workmanship required to achieve design objectives,
e.g. effective insulation and vapour barriers. Check that this is carried out on
site.

Section 2

Carry out effective commissioning and testing procedures, and ensure that
client has sufficient information for the management, maintenance and

Section 4 and A.2

16

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BS 8207:1985

Publications referred to
See also bibliography in Appendix A.
BS 3533, Glossary of thermal insulation terms.
Chartered Institution of Building Services Engineers. CIBS Building Energy Code
Part 1 Guidance towards energy conserving design of buildings and services, 1977
Part 2(a) Calculation of energy demands and targets for the design of new buildings and services (Heated
and naturally ventilated buildings), 1981
Part 3 Guidance towards energy conserving operation of buildings and services, 1979
Part 4 Measurement of energy consumption and comparison with targets for existing buildings and
services, 1982
NOTE

These publications are obtainable from CIBSE, Delta House, 222 Balham High Road, London SW12 9BS.

Chartered Institution of Building Services Engineers. Commissioning Codes

Series A Air Distribution, 1971
Series B Boiler Plant, 1975
Series C Automatic Controls, 1973
Series R Refrigeration Systems, 1972
Series W Water Distribution Systems, 1976
NOTE

These publications are obtainable from CIBSE, Delta House, 222 Balham High Road, London SW12 9BS.

Department of the Environment (Property Services Agency). Energy Conservation Check-list for Design
Teams, 1979.
NOTE

This publication is obtainable from Property Services Agency, Whitgift Centre, Wellesley Road, Croydon CR9 3LY.

RIBA Publications Ltd. RIBA Plan of Work, 1983.

NOTE

This publication is obtainable from RIBA Publications Ltd., Finsbury Mission, Moreland Street, London EC1V 8VB.

BSI 10-1999

BS 8207:1985

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