Transport for London Property Development Sustainable Development Framework Chapter Header Subheader

Transport for London

Property Development

Sustainable
Development
Framework

1
Transport for London
Property Development

Sustainable
Sustainable
Development
Development
Framework
Framework
We care about
building a better London –
and that’s why
sustainability is embedded
into everything we do.
That means:
Promoting Vibrant and
Diverse Communities
Creating Healthy Places
for People and Planet
Supporting and Developing
Local Economies
Transport for London Property Development Sustainable Development Framework Foreword

Foreword

Transport for London (TfL) has a legacy of It sits alongside our Design Principles, Community
city building. For more than 150 years, London’s Engagement Handbook, Heritage Best Practice
transport network has shaped how the city Note and our Design Review Protocol to help us
has grown and evolved, becoming an iconic part reinforce the quality and excellence of our work.
of the capital’s identity. Meanwhile TfL and
By sharing what we have done and learnt so far,
its predecessors have enabled the sensitive
we hope to use our broad portfolio of projects
transformation of historic neighbourhoods and
to lead the sector in delivering sustainable
the creation of entirely new communities.
development for all Londoners.
In 2016 an exciting new chapter of the story was
This SDF is based on nearly three years
opened when we embarked on a bold programme
of developing, piloting and collaborating.
of transformation for our vacant and underused
Our next step is to engage with our partners and
spaces across the city. To lead this once-in-a-
stakeholders to finalise the detailed guidance
generation opportunity, TfL Property Development
that will support the Framework. It tackles
was established. Its mission is to champion
not just the climate emergency, but also balancing
good design, making London’s neighbourhoods
a host of wider environmental, social, and
healthier and greener, more liveable and
economic issues. We are keen to continue to
prosperous, more resilient and better connected
work with our partners and stakeholders
– in other words, more sustainable.
to keep improving it.
Every development leaves a lasting impression,
We hope that through this Framework we
be it small infill sites or regeneration masterplans.
can help inspire change, inform new approaches
It is therefore essential that sustainability
across the sector, and ultimately contribute
is at the heart of every project we do.
to a stronger and more resilient London.
The TfL Sustainable Development Framework
(SDF) is our approach to delivering social impact,
driving economic development, and embodying
environmental stewardship in all our projects. Graeme Craig
Director of Commercial Development
Transport for London
2021

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Transport for London Property Development Sustainable Development Framework Table of Contents

Table of Foreword p. 4
Introduction p. 6
Contents
Our Approach to Sustainability p. 7
Building a Better London p. 8
Supporting TfL Programmes p. 9
The London Recovery Programme p. 10
Structure of the Framework p. 11

Part 1
TheSustainable Development
Framework (SDF) p. 12
Developing the SDF p. 13
How to Use the SDF p. 14
An Introduction to the Indicators p. 15
The Nine Dimensions p. 16
1 Vibrant Places [VP] p. 19
2 Social Cohesion [SC] p. 21
3 Liveable Communities [LC] p. 23
4 Health and Wellbeing [HW] p. 26
5 Climate and Ecological Resilience [CR] p. 29
6 High Performance Buildings [HPB] p. 32
7 Financial Sustainability [FS] p. 38
8 Local Prosperity [LP] p. 40
9 Neighbourhood Investment [NI] p. 43

Part 2
The Sustainable Development
Framework in Action p. 45
How the Indicators Work p. 47
Applying the Indicators p. 48

Summary
Conclusion p. 58
Next Steps p. 59
Endorsements and Credits p. 60

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 Transport for London Property Sustainable Development Framework Chapter Header Subheader

Introduction

6
Transport for London Property Development Sustainable Development Framework
Our Approach to Sustainability
Five overarching principles guide our mission
to build a more sustainable London:
1 Build a Better London: As the stewards
of London’s property estate, everything
we do must embody the vision for London
set out by the Mayor, TfL, and the London
Recovery Programme.
2 Deliver Real Results: Whether we lease,
manage, or develop new assets we apply
rigorous methods and commit to delivering
measurable results. We endeavor to work
collaboratively with our partners and supply
chain to ensure our projects deliver
sustainability on the ground.
3 Think Long Term: We respect our role as
public stewards and act in the long-term
interests of Londoners. This means ensuring
our developments are designed and built
to safeguard the capital’s future as a
sustainable, inclusive, and economically
resilient city.
7
Introduction
4 Take a Holistic View: While acknowledging
the huge importance of carbon reduction,
the Sustainable Development Framework
goes further, exploring a much wider definition
of sustainability. Our approach is about
promoting vibrant and diverse communities,
developing local economies, and creating
healthy places that are good for people and
the planet. By bringing together these
interlinked aspects of the built environment
together, we hope we can create a sustainable
solution that is greater than the sum of
its parts.
5 Respond to Local Context: Development
has a significant impact on local communities.
To ensure that impact is a positive one, it is
important to consider local opportunities and
challenges. We therefore assess the context
of each site individually to address local needs
and priorities.
These principles are the foundation on which
the SDF was built.
Transport for London Property Development Sustainable Development Framework
Building a Better London
Our approach to sustainability fits in the wider
context of helping TfL build a better London.
Our mission at TfL Property Development, as part
of Commercial Development, is to build a better
London, and as part of Transport for London
and the wider Greater London Authority (GLA),
to deliver the Mayor’s policies and priorities
for the capital.
8
Introduction
Our core mandate is set out in the Mayor’s
Transport Strategy, which identifies three
key themes:
· Healthy streets and healthy people
· A good public transport experience
· New homes and jobs
These complement the overarching
New London Plan (2021) and sit alongside the
Mayor’s London Environment Strategy,
London Housing Strategy, and London Economic
Development Strategy.
Transport for London Property Development Sustainable Development Framework Introduction

Supporting TfL Programmes

In addition to delivering wider Mayoral ambitions,
TfL Property Development also directly supports
a number of important programmes across TfL:
· Sustainability Report: This document sets
out TfL’s approach to sustainability. Using
the three pillars of Society, Economy
and Environment, the report includes all
the related outputs and benefits we deliver
through our activities. Our SDF aligns
with this sustainability approach to ensure
we continue to build a better and more
sustainable city for Londoners.
· Long term revenue: The move from a funding
model that has proved vulnerable due to
its dependence on fares, to one that is more
sustainable, diverse and long-term. This
includes the delivery of high-quality
and sustainable property developments
which help generate revenue for TfL.
· Transport Capital Programmes: The critical
ongoing investment in our world-class
transport system. From replacing Underground
trains and electrifying the bus network, to
improving active travel and ensuring step-free
access. Our activities support these
programmes by delivering on-site transport
improvements and providing vital revenue.
· Corporate Environment Plan: Our programme
directly contributes to TfL’s ambitions for
making London more environmentally
sustainable. The strategy’s key themes of
addressing the climate emergency, improving
air quality, enhancing green infrastructure,
using sustainable resources, and embedding
best environmental practices are reflected
in our approach to property development
and its wider impacts.

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Transport for London Property Development Sustainable Development Framework Introduction

The London Recovery Programme

The London Recovery Board was set up in 2020 5 Helping Londoners into Good Work: Support
to guide the capital as it emerges from the Londoners into good jobs with a focus on
coronavirus pandemic. As a member TfL has sectors key to London’s recovery.
a critical role to play in restoring confidence
6 Mental Health and Wellbeing: By 2025 London
in the city, minimising the impact on London’s
will have a quarter of a million wellbeing
communities, and building back the city’s
ambassadors, supporting Londoners where
economy and society.
they live, work and play.
Meeting that challenge involves a series
7 Digital Access for All: Every Londoner to have
of missions:
access to good connectivity, basic digital skills
1 A Green New Deal: Tackle the climate and and the device or support they need to be
ecological emergencies and improve air quality online by 2025.
by doubling the size of London’s green
8 Healthy Food, Healthy Weight: By 2025 every
economy by 2030 to accelerate job creation
Londoner lives in a healthy food
for all.
neighbourhood.
2 A Robust Safety Net: By 2025, every Londoner
9 Building Strong Communities: By 2025, all
is able to access the support they need to
Londoners will have access to a community
prevent financial hardship.
hub ensuring they can volunteer, get support
3 High Streets for All: Deliver enhanced public and build strong community networks.
spaces and exciting new uses for underused
Our property developments are a part of this
high street buildings in every borough by 2025,
picture, and we hope they can positively shape
working with London’s diverse communities.
the recovery of London’s neighbourhoods
4 A New Deal for Young People: By 2024 all by building on these missions.
young people in need are entitled to a personal
mentor and all young Londoners have access
to quality local youth activities.

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Transport for London Property Development Sustainable Development Framework Introduction

Structure
of the Framework

Performance-focused and metric driven, the SDF

covers all aspects of social impact, economic Transport for London
Property Development
Sustainable Development
Framework
Dimension #1 Transport for London
Property Development
Sustainable Development
Framework
Dimension #2 Transport for London
Property Development
Sustainable Development
Framework
Dimension #3

prosperity and environmental stewardship.

The Framework is designed to be applied to any
form of development, from small sites to large Vibrant Social Liveable
Places Cohesion Communities
regeneration master plans, from housing projects
to mixed-use and commercial schemes.
The handbook is set out in two parts: Transport for London Sustainable Development Dimension #4 Transport for London Sustainable Development Dimension #5 Transport for London Sustainable Development Dimension #6
Property Development Framework Property Development Framework Property Development Framework

Part 1 introduces the SDF, giving an overview

of its structure, content and purpose and
outlining the nine Dimensions that make up Health and Climate and Ecological High Performance
the SDF (see right); Wellbeing Resilience Buildings

Part 2 offers a step-by-step demonstration

of the SDF in action, showing where and how
it can be applied throughout the RIBA Stages
Transport for London Sustainable Development Dimension #7 Transport for London Sustainable Development Dimension #8 Transport for London Sustainable Development Dimension #9
Property Development Framework Property Development Framework Property Development Framework

of Work.
We are also developing a series of supporting
Technical Guidance documents that provide Financial
Sustainability
Local
Prosperity
Neighbourhood
Investment
the technical detail needed to implement the
SDF in practice. Whilst currently undergoing
consultation, once complete these will
be available to download directly from the
TfL website.

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 Transport for London Property Sustainable Development Framework Chapter Header Subheader

Part 1

The TfL
Sustainable Development
Framework (SDF)

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 Transport for London Property Development
Developing the SDF
To begin to address our aspiration
of becoming a leader in sustainable
development we looked to established
leaders in both the public and private
sectors for inspiration.
We found that those who deliver
excellence in sustainability consistently
adopt a performance-focused
approach. They show that by using
quantitative targets and performance
metrics, it is possible to create specific,
measurable, comparable and relevant
ways to assess sustainability that
translate ambition into delivery.
We have fine-tuned this approach
in two significant ways to respond
to the specific challenge of developing
our land.
Sustainable Development Framework
First, we have expanded out from the
focus on the performance of buildings,
giving equal weight to environmental,
social and economic impacts. By
thinking about sustainability holistically,
we have applied metrics that look
at the wider picture and create a more
balanced outcome.
Second, we needed a system that could
accommodate the diversity of our
different sites and allow us to respond
to local context. Consequently, instead
of a ‘one-size-fits-all’ approach, we have
created a Framework that is flexible
enough to align with the specific needs
of a site.
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The TfL Sustainable Development Framework
To ensure the SDF lives up to its
ambitions, we have carefully and
iteratively tested and piloted the SDF
on over 20 housing, commercial and
regeneration projects.
We are also treating the SDF as a living
document. We are continuing to test,
balance and refine it on our projects,
and alongside best practice research
and industry standards.
Through collaboration we have
developed the Framework described
in this handbook. Our next step is to
engage with our development partners,
local authorities, industry experts and
the GLA to refine our detailed Technical
Guidance. The combination of the
two elements will bring the SDF to life,
making it an open source tool that
can positively impact London’s ability
to build sustainably.
 Transport for London Property Development Sustainable Development Framework The TfL Sustainable Development Framework

How to Use the SDF

The Framework is structured around Each Dimension contains between 4 and

nine Dimensions of sustainability, 29 sustainability Indicators (97 in total)
grouped under the three core categories that measure a particular process or
that directly represent our mission. outcome. These are all related to the
UN’s Sustainable Development Goals.
The category of ‘promoting vibrant and
diverse communities’ is broken down Which Indicators are relevant at which
into the Dimensions of ‘vibrant places’, stage will depend upon the project type
‘social cohesion’ and ‘liveable and the stage it is at. We envisage that
communities’. Under the category of a standard project might refer to
‘creating healthy places for people and between 60 and 80 Indicators during
planet’ are the Dimensions of ‘health its development.
and wellbeing’, ‘climate resilience’
and ‘high-performance buildings’.
And finally ‘supporting and developing
local economies’ covers ‘financial
sustainability’, ‘local prosperity’ and
‘neighbourhood investment’.

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 Transport for London Property Development Sustainable Development Framework The TfL Sustainable Development Framework

An Introduction to the Indicators Key

Each Indicator has been carefully How and when to apply the Indicators
benchmarked against policy, existing is covered in more detail in Part 2:
guidance and example projects to the SDF in Action.
LP 1 Apprenticeships
create performance bands ranging from
Ongoing development There are
‘Good Practice’ to ‘Leading Practice’.
currently a small number of Indicators
The expectation is that our own projects
which are under review as we gather ID Indicator What it does
will sit within these performance bands
data or refine the detail. These have The alphanumeric The name of the A very brief summary of
for each Indicator.
been included here to show the breadth code of the Indicator Indicator the process or outcome
Good Practice is, where applicable, of the Framework, and will be updated targeted by the Indicator
generally aligned with current policy in due course.
requirements. It is set at a high standard
In the next stages we will also publish
but one that most projects should be
detailed Technical Guidance documents
able to achieve with good planning early
for each Dimension that complement
on and engagement from the full
this handbook. These will provide
project team.
further information on the Indicator,
Leading Practice, meanwhile, provides including how it is calculated, a step
a target that will stretch projects by step process for implementing
to strive for true industry leadership. it through the RIBA Work Stages, and Applies to RIBA Stage Metric
links to policy and further reading. What type of The RIBA stage The way the Indicator
For a project to truly contribute to development at which the Indicator is measured
a sustainable London, it must work Indicator applies to is applicable
holistically, performing well against
all Dimensions, both individually
and collectively.
Number of
Apprenticeships

Unit Range
The individual unit The relationship between
into which the Good and Leading practice
Indicator can be for each Indicator
broken down

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Transport for London Property Development Sustainable Development Framework The Nine Dimensions

The Nine Dimensions

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 Transport for London Property Development Sustainable Development Framework The Nine Dimensions

The SDF Dimensions are:

The following sections give an overview

Promoting Vibrant and of each Dimension, supported by
Diverse Communities example projects from our portfolio.
There is also a summary table showing
the Indicators that make up each
Dimension.

#1 #2 #3
Vibrant Social Liveable
Places Cohesion Communities

Creating Healthy Places

for People and Planet

#4 #5 #6
Health and Climate and High Performance
Wellbeing Ecological Resilience Buildings

Supporting and Developing

Local Economies

#7 #8 #9
Financial Local Neighbourhood
Sustainability Prosperity Investment

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#1 3
Promoting Vibrant and
Diverse Communities
 Transport for London Property Development Sustainable Development Framework The Nine Dimensions #1 — Vibrant Places

Dimension #1
Vibrant Places [VP]

The Vibrant Places Dimension articulates Our approach has led to a set of
the value of good public realm and Indicators that:
building design to the city, its streets
· Create high quality places that are
and people. It is about creating dynamic,
greener, healthier, and more attractive
inclusive and accessible places that
for living, working, playing, and doing
make a positive contribution to
business;
neighbourhoods: attractive, people-
friendly streets that feel safe and · Deliver public realm that is accessible
don’t pose barriers to children or the to everyone regardless of ability, age,
physically impaired. gender, or income; and
While many of the areas covered by this · Contribute to dynamic neighbourhoods
Dimension are already well understood, through engaging facades and active
we have combined qualitative and frontages, which provide interest and
quantitative measures to ensure that add value to the streetscape.
the starting points for design are about
At the heart of this Dimension is a
prioritising vibrancy, interest and
holistic emphasis on place – the facades,
legibility.
streets and spaces that are the backdrop
At the core of this Dimension are to everyday life, creating places where
existing Indicators such as Healthy people can flourish.
Streets. To ensure the focus is
on genuinely inclusive people-friendly
places, we have also developed
and drawn on a range of additional
Indicators.

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 Transport for London Property Development Sustainable Development Framework The Nine Dimensions #1 — Vibrant Places

Vibrant Places Indicators

Good practice
ID Indicator What it does Applies to RIBA Stages Metric Unit Range Leading practice

VP 1 Healthy Streets Uses TfL’s ‘Healthy Streets Check for Residential Percentage score of
Designers’ to assess and improve a Commercial 1–7 Percentage assessed street(s) a
streetscape in line with the ten principles Masterplan
of the Healthy Streets Approach

VP 2 Access & Inclusion Supports making streets, public spaces Residential Appointment of access
and developments inclusive and Commercial 0-7 Workstage consultant to be
accessible to everyone Masterplan Involvement embedded in team for
project duration and
POE

VP 3 Child Friendly Scores a project on the basis of how Residential Maximum 60 points –
Design child-friendly it is on a micro and Commercial 1–6 Points Traffic Light Scoring
macro scale Masterplan System

VP 4 Playspace for Encourages playspace for teenagers Residential Provision / POE and
Teenagers of all genders Commercial 1–2, 5–7 Points remedial work
Masterplan

VP 5 Age Friendly Assesses designs against the University Residential Aggregate percentage
Design of Stirling’s ‘Dementia Design Audit Tool’ Commercial 1–4, 7 Percentage score on applicable a
Masterplan checklists

VP 6 Active Promotes active facades for buildings Residential : Proportion of active

Frontages at ground-floor level Commercial 1–6 Ratio ground floor by linear a
Masterplan metre

VP 7 Secure Supports consultation with crime Residential Appointment of Crime

Developments prevention and operational security Commercial 1–6 Workstage Reduction Specialist for
specialists throughout the design, Masterplan Involvement project duration and
construction and completion of a project POE

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 Transport for London Property Development
Dimension #2
Social Cohesion [SC]
The Social Cohesion Dimension focuses
on how our projects can engage
communities and bring them together.
It goes beyond our responsibility to
be transparent and open about our work
by setting out beneficial ways of engaging
before, during and after a project’s
construction. The result should be
residents and communities who feel
a greater sense of local pride and
belonging, with spaces and activities
planned for them.
Engagement should focus on people
affected by a project, especially those
without the necessary assets or formal
political power to directly control what
happens. This Dimension helps ensure
their voices are represented and their
perspectives understood. Supported by
our Community Engagement Handbook,
it aims to make the engagement process
more transparent, impactful, and
inclusive.
Sustainable Development Framework The Nine Dimensions #2 — Social Cohesion
Of the many benefits stemming
from a good engagement programme,
we have crafted the Indicators to
make sure we are:
·C
 ommunicating proactively and
regularly;
·L
 istening to local concerns and
addressing difficult issues;
·B
 uilding quality relationships with
stakeholders that can continue
long after the project is complete;
·B
 enefitting from local knowledge
and expertise;
·B
 uilding trust and strengthening
connections within the community.
Fundamentally we are promoting
engagement that is creative, inclusive,
sensitive, and planned to take place
at every stage of the project. In doing
so, we hope the way we manage the
potentially disruptive process of change
will ultimately strengthen social bonds
and help make communities more
integrated and inclusive.
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 Transport for London Property Development Sustainable Development Framework The Nine Dimensions #2 — Social Cohesion

Social Cohesion Indicators

Good practice
ID Indicator What it does Applies to RIBA Stages Metric Unit Range Leading practice

SC 1 Community Encourages meaningful engagement Residential % Percentage of best 80%

Engagement with local communities up to a planning Commercial 0–2 Percentage practices implemented
before and during submission Masterplan 0 50% 100%
planning

SC  2 Community Encourages meaningful engagement Residential % Percentage of best 80%

Engagement after with local communities after the Commercial 3–6 Percentage practices implemented
planning planning submission and during Masterplan 0 50% 100%
construction

SC 3 Engagement with Encourages meaningful engagement Residential % Percentage of best 80%
Seldom Heard with seldom heard groups Commercial 0–5 Percentage practices implemented
Groups Masterplan 0 50% 100%

SC 4 Active Public Promotes the designation of a part Residential % Percentage of publicly
Spaces of the site for public use Commercial 1–7 Percentage accessible site area for
Masterplan active public use

SC 5 Active Community Measures the time that planned Residential % Percentage of available
Programming activities take place on the public space Commercial 1–3, 6–7 Percentage time each year that
provided by the new development Masterplan public space is used
by the public

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 Transport for London Property Development
Dimension #3
Liveable Communities [LC]
In this Dimension we set out the ways in
which our development will improve the
liveability of London’s neighbourhoods.
These elements range from genuinely
affordable homes to the spaces and
places that people meet in and includes
the services that support everyday life.
New development can alter or disrupts
the current balance of community
infrastructure. The Indicators here help
us understand the current situation
and enhance it through the changes
brought about by a project.
Our Indicators cover a deliberate
range to help us balance targets around
the delivery of homes alongside local
responses that enhance nearby
amenities.
Sustainable Development Framework The Nine Dimensions #3 — Liveable Communities
In this way our development processes:
·B
 alance targets for the delivery of
new homes with enhancements to
local amenities;
·M
 easure the number of genuinely
affordable homes we are building;
· Improve routes through a
neighbourhood or link it to nearby
amenities; and
·A
 ctivate underused spaces by providing
opportunities for short-term uses.
For us, community infrastructure
is a delicate thing; every site will require
a different approach based on research
and engagement. The strong links
to the Social Cohesion Dimension allow
us to be responsive to this challenge.
It means that a community facility is
more than just a building – it is a space
that plays a part in the civic life
of our city, and contributes to the
quality of life in London.
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 Transport for London Property Development Sustainable Development Framework The Nine Dimensions #3 — Liveable Communities

Liveable Communities Indicators

Good practice
ID Indicator What it does Applies to RIBA Stages Metric Unit Range Leading practice

LC 1 Meanwhile Supports provision of opportunities for Residential Feasibility study (1) / 3
short-term uses of vacant or underused Commercial 1–2, 4, 6 Points meanwhile space (2) /
spaces Masterplan permanent (3) 1 3

LC 2 New Routes Supports creation of new routes and Residential New Route or Link (1) / 2
and Links links between the new development and Commercial 1–2, 5 Points improved PTAL (2)
the existing neighbourhood Masterplan 1

LC 3 New Local Encourages providing new local Residential Provision Fail: not provided
Amenities amenities as part of the development Commercial 1–2, 6 Pass / Fail Pass: provided
Masterplan

LC 4 Affordable Homes Measures how much affordable housing Residential % Percentage of exceeding policy
a development delivers Commercial 1–5 Percentage habitatable rooms
Masterplan meeting policy

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#4 6
Creating Healthy Places
for People and Planet
 Transport for London Property Development Sustainable Development Framework The Nine Dimensions #4 — Health and Wellbeing

Dimension #4
Health and Wellbeing [HW]

The Health and Wellbeing Dimension Our Indicators:

is concerned with the impacts of our
· S eek to improve local air quality
developments on the health and
through the buildings themselves and
wellbeing not just of their occupants
by encouraging sustainable methods
but the local community in general.
of travel;
It therefore puts significant emphasis
on finding ways to reduce exposure · Give occupants the ability to control
to harmful pollution across London, their indoor environments for
minimising disruption during the maximum comfort;
construction process and tackling
· Promote attributes such as natural light
health inequality.
that have a positive effect on mental
For the development, this Dimension and physical health; and
emphasises the need for high quality
· Minimise the potentially harmful
internal spaces to improve people’s
impacts of construction on health
health, wellbeing and productivity. This
and wellbeing.
is a holistic approach that addresses
psychological and physical factors both The increased need for homes and
during construction and in occupation. workplaces that support health and
wellbeing is well documented, as are
Our Indicators here are well supported
the benefits of designing with these
by industry guidance and techniques,
principles in mind. This Dimension sets
with a particular focus on issues
objectives that translate those principles
associated with transport-oriented
into real environments that have
development, such as noise, vibration,
a positive effect on mental and physical
and air quality.
wellbeing throughout the lifecycle
of a project.

26
 Transport for London Property Development Sustainable Development Framework The Nine Dimensions #4 — Health and Wellbeing

Health and Wellbeing Indicators

Good practice
ID Indicator What it does Applies to RIBA Stages Metric Unit Range Leading practice

HW 1 Outdoor Air Aims to use residential transport Residential % Percentage of 85%
Quality – Transport strategies that reduce pollution and Commercial 0, 2, 5, 7 Percentage improvement on AQN
Residential improve air quality, for example by Masterplan Benchmark 0% 100%
encouraging cycling, walking and use of
public transport

HW 2 Outdoor Air Aims to reduce pollution caused by Residential % Percentage of 85%
Quality – Transport commercial traffic and improve air Commercial 0, 2, 5, 7 Percentage improvement on AQN
Commercial quality in the area Masterplan Benchmark 0% 100%

HW 3 Outdoor Air Aims to improve the external air quality Residential % Percentage of 100%
Quality – Buildings of an area long term by eliminating Commercial 0, 2, 5, 7 Percentage improvement on AQN
combustion plant systems Masterplan Benchmark 0% 100%

HW 4 Thermal Comfort Conducts a thermal analysis against the Residential % Compliance with CIBSE 100%
– Homes DSY 1 adaptive criteria requirements for CIBSE Commercial 1–3 Percentage TM59 under DSY 1
DSY 1 2020s weather files (a moderately Masterplan 0 100%
warm summer)

HW 5 Thermal Comfort Conducts a thermal analysis against the Residential % Compliance with CIBSE 100%
– Homes DSY 2 adaptive criteria requirements for CIBSE Commercial 1–3 Percentage TM59 under DSY 2
DSY 2 2020s weather files (a short, Masterplan 0 100%
intense warm spell)

HW 6 Thermal Comfort Conducts a thermal analysis against the Residential % Compliance with CIBSE 100%
– Homes DSY 3 adaptive criteria requirements for CIBSE Commercial 1–3 Percentage TM59 under DSY 3
DSY 3 2020s weather files (a long, less Masterplan 0 100%
intense warm spell)

HW 7 Thermal Comfort Ensures the building can provide an Residential Number of Credits – 3
– Commercial appropriate level of thermal comfort for Commercial 0–4, 7 Points BREEAM Hea 04
its users according to BREEAM criteria Masterplan 1 2 3

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 Transport for London Property Development Sustainable Development Framework The Nine Dimensions #4 — Health and Wellbeing

Good practice
ID Indicator What it does Applies to RIBA Stages Metric Unit Range Leading practice

HW 8 Indoor Air Quality Aims to minimises indoor air pollutants Residential Number of Credits – 12
– Residential emitted by a building and its materials, Commercial 0–6 Points HQM 4.1
using HQM criteria Masterplan 1 6 12

HW 9 Indoor Air Quality Considers air pollution early in the Residential Number of Credits – 5
– Commercial design process to allow a mitigation Commercial 0–7 Points BREEAM Hea 02
strategy to be put in place Masterplan 1 4 5

HW 10 Noise and Aims to minimises noise disurbance by Residential Number of Credits – 13
Vibration both reducing noise sources and Commercial 1–6 Points HQM 4.3 and HQM 4.4
– Residential improving sound insulation Masterplan 1 9 13

HW 11 Acoustic Promotes BREEAM best practice Residential Number of Credits – 3

Performance acoustic performance levels appropriate Commercial 1–5 Points BREEAM Hea 05
– Commercial for the use of the spaces Masterplan 1 2 3

HW 12 Daylight, Promotes access to daylight in Residential Number of GLA 3

Sunlight and residential developments to improve Commercial 1–5 Points criteria met
Overshadowing wellbeing and reduce energy use Masterplan 1 3

HW 13 Access to Daylight Promotes access to daylight in Residential Number of Credits – 2

– Commercial commercial developments as part of Commercial 1–3 Points BREEAM Hea 01 –
best practice in visual performance and Masterplan Daylighting 1 2
comfort

HW 14 Views of Sky Promotes access to external views in Residential Number of Credits – 1
– Commercial commercial developments to break the Commercial 0–4 Points BREEAM Hea 01
monotony of the indoor environment Masterplan 1

HW 15 Access to Nature Encourages integration of nature and Residential Number of Credits – 2
natural elements both inside and Commercial 0–4 Points WELL v2 M 09
outside of commercial buildings Masterplan 1 2

HW 16 Considerate Measures performance of the Residential CCS Score 45

Constructors construction site against the Commercial 1–5 Points
Scheme Considerate Constructors Scheme (CCS) Masterplan 1 40 50

28
 Transport for London Property Development Sustainable Development Framework The Nine Dimensions #5 — Climate Resilience

Dimension #5
Climate and Ecological Resilience [CR]

How can our developments respond to
the environmental impacts of a changing
climate? Guiding this Dimension is the
dual focus of mitigating the effects
of the climate and ecological emergency
on London’s green spaces and water
systems, and making sure developments
improve biodiversity and access to green
spaces. Reducing the risk of flooding,
keeping buildings and streets cool,
and increased planting are therefore
central to this Dimension.
We cover areas from biodiversity and
urban greening to the impact of
construction on ecological systems.
This Dimension takes a long-term view
of development and emphasises how
spaces can be made resilient. While this
Dimension largely addresses external
spaces, it should be read in conjunction
with Dimensions #6 (High-Performance
Buildings) and #4 (Health and Wellbeing),
which deal more closely with the
buildings themselves.
The Indicators in this Dimension focus
on the ways new development can
benefit local microclimates by:
· Reducing the impacts of anticipated
climate change on our public realm;
· Supporting increases in biodiversity and
the amount of vegetation on our land;
· Making sure our choices – from planting
to drainage and paving – will be resilient
to climate change;
· Protecting resources as much as we
can during the construction process;
and
· Sustainably managing water to
futureproof London against flooding
and water shortages.
An important part of this Dimension
is the way it frames the landscaping
of a project as an active part of the city.
By highlighting this planted and paved
infrastructure as a part of development
we will be raising awareness and
understanding of the role nature has
in creating healthy environments.

29
 Transport for London Property Development Sustainable Development Framework The Nine Dimensions #5 — Climate Resilience

Climate end Ecological Resilience Indicators

Good practice
ID Indicator What it does Applies to RIBA Stages Metric Unit Range Leading practice

CR 1 Urban Greening Evaluates the quantity and quality of the Residential # Ratio of 0.50
– Residential vegetated surfaces in a residential Commercial 1–7 Numerical urban greening
development Masterplan 0.00 0.40 1.00

CR 2 Urban Greening Evaluates the quantity and quality of the Residential # Ratio of 0.40
– Commercial vegetated surfaces in a commercial Commercial 1–7 Numerical urban greening
development Masterplan 0.00 0.30 1.00

CR 3 Minimising Flood Promotes design features in residential Residential No. of HQM points 38
Risk and developments that manage rainfall and Commercial 1–7 Points under HQM 3.1 & 3.2
Maximising Flood reduce the risk of flooding for occupants Masterplan 1 17 + 8 38
Resilience and neighbours.
– Residential

CR 4 Minimising Flood Encourages commercial developments Residential no. of BREEAM POL 03 5
Risk and to avoid, reduce and delay the discharge Commercial 1–3, 6–7 Points credits
Maximising Flood of rainwater into public sewars and Masterplan 1 3 5
Resilience watercourses
– Commercial

CR 5 Sustainable Assesses how well rainfall is dealt with Residential % Percentage of 100%
Drainage at source Commercial 1–7 Percentage rainwater discharged
Masterplan via stages 1-3 of the 0 50% 100%
London Plan hierarchy

CR 6 Biodiversity Calculates the amount of habitat Residential % Percentage change 100%
retained, created or enhanced by Commercial 1–7 Percentage in biodiversity
development Masterplan 0 10% 100%

CR 7 Soils Protection Establishes good practice in the Residential No. of good practice
protection of inherited carbon in soils, Commercial 1–2, 4–6 Points actions
the sustainable use of soils in Masterplan
development and the capture of carbon
through site substrate

30
 Transport for London Property Development Sustainable Development Framework The Nine Dimensions #5 — Climate Resilience

Good practice
ID Indicator What it does Applies to RIBA Stages Metric Unit Range Leading practice

CR 8 Landscape Measures the degree to which Residential Points for planning 18
Future-Proofing landscaped areas are more resilient to Commercial 1–7 Points and establishment
the effects of climate change Masterplan 1 8 18

CR 9 Construction Aims to avoid, or limit as far as possible, Residential HQM Credits 7+9
Impacts on any negative impacts on the ecology of Commercial 1–2, 4–5 Points
Ecology the site in residential developments Masterplan 0 6+6 16
– Residential

CR 10 Construction Aims to avoid, or limit as far as possible, Residential BREEAM Credits 6
Impacts on any negative impacts on the ecology of Commercial 1–2, 4, 6 Points
Ecology the site in commercial developments Masterplan 0 4 6
– Commercial

CR 11 Tree Canopy Calculates how much of the site area Residential % m2 of canopy cover > 25%
Cover will be covered by trees roughly 20 years Commercial 1–7 Percentage
after completion Masterplan 0 20% 100%

CR 12 Tree Planting Records the number of trees planted Residential # No. of trees planted Reporting
Commercial 4, 6 Numerical
Masterplan

31
 Transport for London Property Development Sustainable Development Framework The Nine Dimensions #6 — High Performance Buildings

Dimension #6
High Performance Buildings [HPB]

As the name suggests, the aim of this For us, a High Performance Building
Dimension is to make the environmental is one that:
performance of our buildings
· Allows us to achieve net zero carbon
exceptional.
by 2030 at the latest;
Several areas of the lifecycle of a
· Is considerate of resources such as
building are underrepresented in current
water and energy, and minimises waste;
policy and standard industry practice;
this Dimension seeks to address this, · Promotes circular economy principles
at the same time as emphasising how and the use of sustainable and
we might holistically reduce carbon responsible materials;
emissions as part of the fight against
· Adapts to future demands and where
climate change. To reduce energy and
possible generates its own energy;
water use, buildings might incorporate
and
smart technologies and green energy
generators. · Is easy to operate and performs
as designed, in ways that can be
Many of the Indicators within this
monitored in the long term.
Dimension work together to ensure
we achieve net zero carbon by 2030 – These highly quantitative Indicators
not just in terms of design intent, but in provide us with a clear path to net-zero
practice and operation. They also seek emissions and help ensure our buildings
to minimise what can often be a large gap perform at the highest level in practice.
between the theoretical performance
of a building and its performance
in practice.

32
 Transport for London Property Development Sustainable Development Framework The Nine Dimensions #6 — High Performance Buildings

High Performance Buildings Indicators

Good practice
ID Indicator What it does Applies to RIBA Stages Metric Unit Range Leading practice

HPB 1 Embodied Calculates the amount of upfront Residential # Embodied Carbon 300 kg
Carbon Intensity embodied carbon in a building, taking Commercial 1–7 Numerical Intensity (kg CO2 e / m2)
– Residential into account the emissions associated Masterplan 250 650 kg 1000
with the materials used

HPB 2 Embodied Calculates the amount of upfront Residential # Embodied Carbon 350 kg
Carbon Intensity embodied carbon in a building, taking Commercial 1–7 Numerical Intensity (kg CO2 e / m2)
– Commercial into account the emissions associated Masterplan 250 750 kg 1000
with the materials used

HPB 3 Embodied Calculates the proportion of any Residential % Percentage of

Carbon Offset remaining carbon emissions not already Commercial 1–7 Percentage Remaining Emissions
included in other KPIs that are offset Masterplan Offset

HPB 4 Recycled Calculates the percentage of Residential % Materials percentage 30%

Materials construction materials that are recycled Commercial 1–7 Percentage recycled content,
Masterplan by value 0 20% 100%

HPB 5 Responsible Encourages the use of construction Residential Number of Credits 25

Sourcing products from supply chains that follow Commercial 1–7 Points – HQM 6.1
– Residential sustainable development principles Masterplan 1 13 25

HPB 6 Responsible Encourages the use of construction Residential Number of Credits 5

Sourcing products from supply chains that follow Commercial 1–7 Points – BREEAM Mat 03
– Commercial sustainable development principles Masterplan 1 3 5

HPB 7 Operational Measures the total annual energy Residential # Metered Energy 35 kWh
Energy Use consumption of a building, including Commercial 1–7 Numerical Use Intensity
– Residential from heating, hot water, cooling, Masterplan (kWh / m2 GIA / yr) 20 70 kWh 180
ventialion, lighting, equipment,
appliances and cooking

HPB 8 Operational Measures the total annual energy Residential # Metered Energy 55 kWh
Energy Use consumption of a building, including Commercial 1–7 Numerical Use Intensity
– Commercial from heating, hot water, cooling, Masterplan (kWh / m2 GIA / yr) 40 110 kWh 215
ventialion, lighting, equipment,
appliances and cooking

33
 Transport for London Property Development Sustainable Development Framework The Nine Dimensions #6 — High Performance Buildings

Good practice
ID Indicator What it does Applies to RIBA Stages Metric Unit Range Leading practice

HPB 9 Regulated Aids reduction of regulated carbon Residential % Percent reduction – -30%
Emissions – emissions by promoting passive design Commercial 1–7 Percentage Be Lean Stage of GLA
Energy Efficiency and energy efficiency measures Masterplan Energy Hierarchy -100% -10%
– Be Lean
Residential

HPB 10 Regulated Aids reduction of regulated carbon Residential % Percent reduction – -35%
Emissions – emissions by promoting passive design Commercial 1–7 Percentage Be Lean Stage of GLA
Energy Efficiency and energy efficiency measures Masterplan Energy Hierarchy -100% -15%
– Be Lean
Commercial

HPB 11 Regulated Encourages production, storage and use Residential % Percent reduction – -75%
Emissions – of renewable energy on site in Commercial 2–4, 6–7 Percentage Be Green Stage of GLA
Green Energy residential schemes Masterplan Energy Hierarchy -100% -50% 0
– Be Green
Residential

HPB 12 Regulated Encourages production, storage and use Residential % Percent reduction – -55%
Emissions – of renewable energy on site in Commercial 2–4, 6–7 Percentage Be Green Stage of GLA
Green Energy residential schemes Masterplan Energy Hierarchy -100% -40% 0
– Be Green
Commercial

HPB 13 Regulated Requires energy consumption to be Residential Pass / Fail – ‘Be Seen’ Pass + 2
Emissions – estimated at both the planning and Commercial 1–4, 6–7 Points Energy Monitoring
Monitoring as-built stages, then monitored when Masterplan Requirements Pass 6
– Be Seen the development is in use
best practices

HPB 14 Regulated Measures operational carbon offset Residential £ Financial Contribution  Pass
Emissions – payment to Local Authority to achieve Commercial 1–4, 6–7 Financial
Operational operational net zero Masterplan
Net Zero

34
 Transport for London Property Development Sustainable Development Framework The Nine Dimensions #6 — High Performance Buildings

Good practice
ID Indicator What it does Applies to RIBA Stages Metric Unit Range Leading practice

HPB 15 Bio-Solar Maximises the area of rooftop space that Residential % Percentage of 100%
Roof Area combines biodiverse roof with Commercial 1–7 Percentage Available Area
photovoltaic panels Masterplan 0 100%

HPB 16 Green Energy Measures energy supplied by external Residential % Percentage of 100% communal and
sources (rather than on-site renewable Commercial 1–4, 6–7 Percentage Remaining Energy tenant areas covered
generation), and the proportion of this Masterplan met through PPA’s
that is procured through Power Purchase and Green Tariffs
Agreements (PPAs) and Green Tariffs 0 100%
All communal
areas covered

HPB 17 Water Efficiency Examines measures taken to reduce Residential Number of Credits 17
– Residential mains water usage Commercial 1–7 Points – HQM 8.1
Masterplan 1 8 17

HPB 18 Water Efficiency Examines measures taken to reduce Residential Number of Credits 6
– Commercial unnecessary use of fresh drinking water Commercial 1–7 Points – BREEAM Wat 01
and promotes water recycling systems Masterplan 1 3 6

HPB 19 Smart Building Supports the building of homes that Residential Number of Credits 6
Technologies cater for new technology and digital Commercial 1–7 Points – HQM 11.3
– Residential lifestyles Masterplan 1 3 8

HPB 20 Smart Building Calculates the number of relevant smart Residential % Percentage of 100%
Technologies building technologies used in a building Commercial 1–7 Percentage Applicable Smart
– Commercial Masterplan Ready Services 0 50% 100%
Incorporated

HPB 21 Responsible Promotes environmentally and socially Residential Number of Credits 15

Construction considerate and accountable Commercial 1–7 Points – HQM 10.1 + 10.2 + 10.3
Practices management of construction sites in Masterplan 1 10 15
– Residential residential schemes

HPB 22 Responsible Promotes environmentally and socially Residential Number of Credits 7

Construction considerate and accountable Commercial 1–7 Points – BREEAM Man 03
Practices management of construction sites in Masterplan 1 4 7
– Commercial residential schemes

35
 Transport for London Property Development Sustainable Development Framework The Nine Dimensions #6 — High Performance Buildings

Good practice
ID Indicator What it does Applies to RIBA Stages Metric Unit Range Leading practice

HPB 23 Construction Encourages environmentally responsible Residential Number of Credits 16

Waste management of construction waste Commercial 1–7 Points – HQM 10.4
– Residential Masterplan 1 10 16

HPB 24 Construction Encourages environmentally responsible Residential Number of Credits 7

Waste management of construction waste Commercial 1–7 Points – BREEAM Wst 01
– Commercial Masterplan 1 4 7

HPB 25 Operational Aims to reduce the amount of domestic Residential Number of Credits 10
Recycling and waste going to landfill by ensuring Commercial 1–7 Points – HQM 7.3
Composting suitable areas for residents to dispose of Masterplan 1 7 10
– Residential recyclable waste

HPB 26 Operational Aims to reduce the amount of Residential Number of Credits

Recycling and commercial waste going to landfill by Commercial 1–7 Points – BREEAM Wst 03
Composting ensuring suitable areas for occupants to Masterplan 1
– Commercial dispose of recyclable waste

HPB 27 Post Occupancy Evaluates performance of homes once Residential Number of Credits 10
Evaluation occupied, and the everyday experience Commercial 1–7 Points – HQM 11.4
– Residential of residents Masterplan 1 5 10

HPB 28 Post Occupancy Evaluates experience of occupants once Residential Number of Credits 3
Evaluation the building is completed, including any Commercial 1–7 Points – BREEAM Man 05
– Commercial support given Masterplan 1 2 3

HPB 29 Sustainable Aims to ensure buildings perform as Residential Number of practices 4

Operations intended in operation, and that Commercial 5–7 Practices met
Management deficiencies are resolved where feasible Masterplan 1 2 4

36
#7 9
Supporting and Developing
Local Economies
 Transport for London Property Development
Dimension #7
Financial Sustainability [FS]
Financial Sustainability is about
recognising that, if considered holistically,
financial returns and sustainability can
go hand in hand. By making this explicit
in the SDF, we can understand and
embed the commercial implications
of being more sustainable, and open up
the conversation around sustainability
in the broadest sense.
It is also one of our core objectives
to provide a steady, increasing and
sustainable stream of revenue that
can be invested in London’s transport
network, improving it for the benefit
of all Londoners.
In line with this thinking, we have
developed a set of Indicators that both
acknowledge the need for financial
returns and help us mobilise sustainability
as a means of enhancing them.
Sustainable Development Framework The Nine Dimensions #7 — Financial Sustainablity
They include:
·U
 se of Green Finance to reduce the
cost of capital;
· Deployment of Green Leases to capture
sustainability-related operational
benefits; and
·C
 apturing the financial implications of
sustainability – positive and negative –
in our financial appraisals and
decision-making and capital allocation.
Applying these Indicators allows us
to understand the impact of sustainable
measures on our financial returns.
With this knowledge we are able to
maximise the overall performance of
projects while ensuring they remain
viable, and deliver more robust financial
returns for investment in London’s
transport system.
38
 Transport for London Property Development Sustainable Development Framework The Nine Dimensions #7 — Financial Sustainablity

Financial Sustainability Indicators

Good practice
ID Indicator What it does Applies to RIBA Stages Metric Unit Range Leading practice

FS 1 Internal Rate of Measures the return on investment Residential % Percentage Confidential
Return achieved by a development project and Commercial 0–7 Percentage of IRR
the associated financial benefit to TfL Masterplan

FS 2 Return on Equity Measures the return on investment Residential % Percentage of Confidential
achieved by a development project and Commercial 0–7 Percentage return on equity
the associated financial benefit to TfL Masterplan

FS 3 Green Finance Encourages the uptake of green debt, Residential % Percentage of 100%
which may lead to preferential rates Commercial 3–5 Percentage overall project debt
or terms Masterplan 0 20% 100%

FS 4 Green Leases Encourages sustainable tenant behaviour Residential % Percentage of 100%
and allows the landlord / developer to Commercial 5–7 Percentage rent roll that is
generate a return on their investment in Masterplan on a green lease 0 40% 100%
enhanced energy efficiency

FS 5 Hypothecated Captures and illustrates the financial Residential £ Hypothecated value Reporting
Value to TfL value provided to TfL (and where Commercial 0–7 Financial in pounds
relevant, the wider community) Masterplan
by the project

39
 Transport for London Property Development Sustainable Development Framework The Nine Dimensions #8 — Local Propserity

Dimension #8
Local Prosperity [LP]

The Local Prosperity Dimension looks at It contains Indicators that:

ways that projects can create economic
·F
 acilitate routes to skilled employment
opportunities for all of London –
for all Londoners, regardless of
from small businesses and start-ups
background, ethnicity, gender, ability,
to cultural organisations and creative
or other protected characteristics;
industry. Ultimately this should increase
prosperity at a local level, supporting · Yield long-term and high-quality job
successful high streets, better local prospects for local people that are fair
amenities, and more attractive and inclusive;
public realm.
· Create a home for businesses and
Promoting economic opportunity and organisations that struggle to find
growth is critical in building a better affordable space in London;
London. To us, the prosperity created
· Support the resilience and growth of
through development needs to be
local businesses, SMEs, entrepreneurs,
shared by local communities; viewed
social enterprise, and creative industry;
holistically (see Dimension #7), this
helps us build a more sustainable, In developing and applying these
resilient, and high-performance Indicators, our projects can drive
business. inclusive economic growth in local
neighbourhoods. The end result:
In line with this philosophy, the Local
a London that is more equitable,
Prosperity Dimension contains a wide
resilient, and prosperous for all.
range of Indicators that target and
reinforce a project’s contribution to
the economic health of London’s
communities.

40
 Transport for London Property Development Sustainable Development Framework The Nine Dimensions #8 — Local Propserity

Local Prosperity Indicators

Good practice
ID Indicator What it does Applies to RIBA Stages Metric Unit Range Leading practice

LP 1 Apprenticeships Encourages recruitment of traditional Residential # No. of apprenticeships Good + 10%
apprentices, degree apprentices or Commercial 2–6 Numerical by contract value
shared apprentices to the project Masterplan 0 >
workforce In line with
industry benchmarks

LP 2 Apprenticeship Measures the level of diversity Residential % Percentage 10%

Diversity in the workforce that is trained through Commercial 3–6 Percentage representation of key
– Disabilities a project’s apprenticeship programmes Masterplan under-represented 5% 100%
groups

LP 3 Apprenticeship Encourages greater representation of Residential % Percentage 30%

Diversity women on any apprenticeship schemes Commercial 3–6 Percentage representation of key
– Gender Masterplan under-represented 0 20% 100%
groups

LP 4 Apprenticeship Encourages greater representation of Residential % Percentage 40%

Diversity ethnic minority groups on any Commercial 3–6 Percentage representation of key
– Ethnicity apprenticeship schemes Masterplan under-represented 0 30% 100%
groups

LP 5 Work Calculates number of meaningful work Residential # No. of work Good + 10%
Placements experience opportunities created Commercial 3–6 Numerical placements by
Masterplan contract value 0 >
In line with
industry benchmarks

LP 6 Local Jobs Calculates number of new and Residential # No. of local jobs Good + 10%
Created during sustainable jobs created locally during Commercial 3–6 Numerical created by contract
Construction construction Masterplan value 0 >
In line with
industry benchmarks

LP 7 Supporting Local Provides business support to local Residential No. of support 4
Commerce commerce Commercial 0–2, 4–7 Points measures
Masterplan 1 2 4+

41
 Transport for London Property Development Sustainable Development Framework The Nine Dimensions #8 — Local Propserity

Good practice
ID Indicator What it does Applies to RIBA Stages Metric Unit Range Leading practice

LP 8 Supporting SMEs Provides workspace for local start-ups, Residential Type of provision 2
and Social SMEs and social enterprise Commercial 0, 2, 5–7 Points
Enterprise Masterplan 1 2

LP 9 Supporting Includes workspace for creative and Residential Measures in place 2
Creativity and cultural production and consumption Commercial 2–7 Points
Culture Masterplan 1 2

LP 10 Fair Employment Measures the proportion of Residential GLA Good Work Foundation
Practices organisations procured throughout the Commercial 1, 4–5, 7 Foundation Standard Excellence
development process who have fair and Masterplan Achievement
inclusive employment and workplace Excellence
development practices in place

42
 Transport for London Property Development
Dimension #9
Neighbourhood Investment [NI]
Through this Dimension we can use
property development as a catalyst for
making London’s neighbourhoods more
environmentally, socially, and
economically sustainable.
We are already in a strong position to
build on our legacy of investing in better
and more sustainable transport.
At the same time, projects can invest
in neighbourhoods in many more ways;
this Dimension seeks to ensure that
these investments have a wide impact
in the areas of everyday life where it is
needed most. This could mean investing
in cycle hubs, electric car clubs, step-
free access to stations, or encouraging
active travel and healthy lifestyles.
Sustainable Development Framework The Nine Dimensions #9 — Neighbourhood Investment
To that end, the Neighbourhood
Investment Dimension contains
Indicators that help to:
· S upport car-free living or the transition
to electric vehicles;
·D
 irect investment to suitable transport
network upgrades, including
accessibility;
·D
 eliver improvements to cycling and
pedestrian infrastructure;
The application of these Indicators
helps us direct investment in a way that
genuinely contributes to London’s
neighbourhoods, directing funds to
the right places, for the right purposes.
Through this Dimension we are able
to respond to local opportunities and
deliver maximum impact for London.
43
 Transport for London Property Development Sustainable Development Framework The Nine Dimensions #9 — Neighbourhood Investment

Neighbourhood Investment Indicators

Good practice
ID Indicator What it does Applies to RIBA Stages Metric Unit Range Leading practice

NI 1 Investment in TfL Assesses whether new development will Residential Impact on LUL & Mitigation
Transport generate investment in London Commercial 0–2, 4, 6 Impact Surface Infrastructure Improvement
Infrastructure Underground and Surface infrastructure Masterplan

NI 2 Active Travel Assesses whether new development will Residential Impact on Active Mitigation
Transport generate investment into active travel Commercial 0–2, 4, 6 Impact Travel Infrastructure Improvement
Infrastructure infrastructure Masterplan

NI 3 Station Cycle Encourages provision of cycle parking Residential Type of provision On-street cycle parking
Parking Provision at stations Commercial 1–2, 6 Type Secure Cycle Hubs
Masterplan

NI 4 Electric Vehicle Encourages provision of Electric Vehicle Residential % Percentage of spaces 100%
(EV) Charging (EV) charging Commercial 1–5 Percentage with an active
Masterplan provision 0 20% 100%

NI 5 Electric Car Encourages provision of car parking Residential # Number of spaces 1 electric car club space
Share spaces dedicated to (electric) car club Commercial 1–2, 4–6 Numerical for residents
providers for use by residents Masterplan Good + provision for ECCS
for local community based
on demand identified by
car club provider

NI 6 Car Free Living Discourages general car parking Residential # Car parking spaces London Plan Standard
provision, with the exception of Blue Commercial 1–2, 4, 6 Numerical per unit Car Free Development
Badge spaces Masterplan

NI 7 Blue Badge Designates the number of Blue Badge Residential Number of Blue Badge  London Plan Standard
Spaces spaces needed Commercial 1–2, 6 Pass / Fail parking spaces or existing blue badge
Masterplan spaces

NI 8 Community Encourages grants for new and existing Residential £ £ invested for every £ 2+
Initiatives Grants community initiatives that benefit the Commercial 1–2, 6 Financial £10,000 of GDV
neighbourhood Masterplan 0 £ 1 >

NI 9 Community Measures proportion of staff hours Residential Hours per project Reporting
Volunteering (R) dedicated to volunteering Commercial 1–2, 6 Hours
Masterplan

44
 Transport for London Property Sustainable Development Framework Chapter Header Subheader

Part 2

The Sustainable Development

Framework in Action

45
Transport for London Property Development Sustainable Development Framework The Sustainable Development Framework in Action

Part 2 of the Handbook looks more closely

at the management and delivery of the SDF,
showing how the Indicators can be used in RIBA Stage 0 RIBA Stage 1 RIBA Stage 2 RIBA Stage 3
parallel with the RIBA Stages of Work. It helps
those who will be managing projects Strategic Preparation Concept Spatial
understand how the SDF can deliver more Definition and Briefing Design Coordination
sustainable outcomes.
More detailed information on the individual
Indicators is currently being refined into
Technical Guidance documents that will
accompany this Handbook.
RIBA Stage 4 RIBA Stage 5 RIBA Stage 6 RIBA Stage 7
These documents will include an overview
of the Indicator, the ways in which it adds value Technical Manufacture Handover In Use
to a project, and a methodology that explains Design Construction
how it is calculated. Alongside this will be
a step by step guide showing how to implement
the Indicator through the RIBA Work Stages.
Finally there will be links to further reading and
policy resources.

46
 Transport for London Property Development Sustainable Development Framework The Sustainable Development Framework in Action

How the Indicators Work

The SDF contains approximately 100
Indicators spanning all nine Dimensions
of sustainability. These Indicators vary
in type, to be selected from according
to the nature of the development
(eg commercial or residential).
Throughout the lifecycle of a project,
performance data for relevant Indicators
– projected or actual – should be
collected and recorded. The raw data
is entered into an SDF scorecard system,
where it is translated into informative,
comparable and reportable scores.
Each Indicator is scored out of 100,
where 50 is ‘Good Practice’, and
100 is considered ‘Leading Practice’.
By referring to these scores, and
comparing them to our Good Practice
and Leading Practice benchmarks,
managers can see at a glance how well
a project is performing. They will be
able to tell a project’s strengths and
weaknesses and identify opportunities
for improvement.
This data should be collected regularly
so that decisions can be made based
on their impact across the whole
Framework.
Scores can also help to:
· Clarify how certain strategies or
interventions impact the project’s
overall sustainability;
· Identify cases where improving
or reducing the performance of one
Indicator affects the performance
of another.
In general, we estimate that a single
project would monitor 60-80 Indicators
during its lifetime.

Not all KPIs

apply to each
Good Leading
project stage
Practice
Good practice Practice
Best practice

Typical Project type

Project dictates
Indicator range of
scorecard elegible KPIs

0 50 100

47
 Transport for London Property Development Sustainable Development Framework The Sustainable Development Framework in Action

Applying the Indicators

As a development progresses through What these activities are, what data

the RIBA Stages of Work, different sorts they need to input, the expected
of activities will be required, feeding outputs and at what RIBA Stage these
into each other. should take place are all illustrated
over the coming pages.

RIBA Stage 0 RIBA Stage 1 RIBA Stage 2 RIBA Stage 3 RIBA Stage 4 RIBA Stage 5 RIBA Stage 6 RIBA Stage 7

Strategic Preparation Concept Spatial Technical Manufacture Handover In Use

Definition and Briefing Design Coordination Design Construction

Performance
Performance Performance Analysis SDF Delivery Post-Construction Management
Optimisation Brief Data Specification Management Testing & Maintenance
Review

Improvement
Planning

48
 Transport for London Property Development Sustainable Development Framework The Sustainable Development Framework in Action

RIBA Stage 0 Strategic Definition

Performance Performance Optimisation

Optimisation
Input: Instruction
to proceed

At RIBA Stages 0 and 1, the primary When: Main

activity is the production of an function:
· At RIBA Stages 0-1
Optimisation Brief covering each of the
nine Dimensions (set out on pages 16–44). · Useful to include in procurement
The aim is to gain an understanding of exercises for consultants and/or
the opportunities and constraints of a development partners
Assess the site for Identify applicable Undertake relevant
site and use them to help develop a sustainability-related indicators and set out baselining exercises
context-specific roadmap that optimises opportunities and relevant policy and local
challenges context
sustainability. Benefits:
Use the Framework to help identify and · Sustainability performance
adjust strategies, interventions and is optimised in a way that is
design tactics that will deliver the best commercially viable
overall outcome balanced across the
· SMART outcomes defined for the
nine Dimensions. Develop a series of Identify ‘Good Practices’ Complete a high-level
design team principles for site-specific and ‘Leading Practices’ cost benefit analysis
implementation of the SDF to delivering against to test the feasibility
indicator targets of these practices

Set the sustainability

brief for the incoming
project team with clear
actions and objectives

Output:

An Optimisation Brief
(covering all Dimensions)

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Benefits: Sustainability performance SMART outcomes defined
 Transport for London Property Development Sustainable Development Framework The Sustainable Development Framework in Action

RIBA Stage 1 Preparation and Briefing

Performance Performance Brief

Brief
Input:

At the next stage, the project team When:

should review the Optimisation Brief
· Once the Optimisation Brief has been
and translate this into a clear Optimisation
created and the project team
Performance Brief, which could include Brief
appointed, usually during RIBA Stage 1
a Project Sustainability Charter and
a Project Scorecard Template.
Main
The viability of the Optimisation Brief Benefits: function:
should be considered alongside the
· Establishes ambitious yet feasible
priorities of the local community and
targets
any relevant local planning policy
or planning officer input. Key priorities · Clarifies ambitions, priorities and
can then be set for the project and objectives for the project team Complete Optimisation Review indicators and Identify indicators where
the relevant Indicators identified. Brief workshop with
the newly appointed
benchmarks for their
feasibility on the site
‘Leading Practice’ will
be targeted
The project vision for delivering the project team

SDF can be drawn up, though this may

be amended as the project progresses
and improvements are identified.

Recalibrate the Codify the outcomes Produce a project

benchmarks for any into a ‘Sustainability scorecard template for
indicators which are Charter’ which clearly forward use
uniquely challenged sets out the project’s
by the site ambitions and priorities

Output:

Project Sustainability
Charter
Project Scorecard
Template

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Benefits: Establishes ambitious yet Clarifies ambitions,
 Transport for London Property Development Sustainable Development Framework The Sustainable Development Framework in Action

RIBA Stage 2 & 3 Concept Design & Spatial Coordination

Ongoing Performance a) Data Review

Improvement
Input:

Leading up to a planning application, When:

and through detailed design, a cycle
· Every four weeks, from RIBA Stage 2 Design Technical Project
of activities works iteratively to keep
to RIBA Stage 4 Documents Reports Scorecard
reviewing and improving the project’s
performance. · May continue with a light touch until
RIBA Stage 6 to incorporate Indicators
that apply to later project stages Main
a) Data review function:
First, project performance data will
Benefits:
be collected from specialist consultants
by the SDF analyst and entered into · Data collection quantifies, captures
a central database. and centralises the project’s
sustainability performance data
Design documents and Reports reviewed by Data and justifications
technical reports the SDF Analyst and entered into Project
b) Performance analysis · Scores can be further analysed, collated by the SDF performance data Scorecard
investigated and improved Manager extracted
The resulting Project Scorecard becomes
a visual performance dashboard, which · Areas of excellence can be identified
can be analysed to highlight areas and publicised
of excellence and underperformance.
· Dashboards provide insight for
Indicators requiring improvement are
benchmarking and governance
logged in an Action Tracker.
Indicator, Dimension, and Quality control Queries and
project scores produced undertaken clarifications
documented
c) Improvement planning
The overall project dashboard and the
SDF Action Tracker shape an Improvement
Plan. Key recommendations are identified Output:
and responsibilities assigned for actions
to be taken over the following four weeks. Populated Project
The process is repeated each month Scorecard
as improvements are made and then
re-assessed. After several successive
iterations, a Project Action Plan will
begin to take shape.

51
Benefits: Quantifies, captures and Yields scores at the Project,
Transport for London Property Development Sustainable Development Framework The Sustainable Development Framework in Action

RIBA Stage 2 & 3 Concept Design & Spatial Coordination RIBA Stage 2 & 3 Concept Design & Spatial Coordination

b) Performance Analysis c) Improvement Planning

Input: Input:

Project Project SDF SDF Action

Scorecard Dashboard Tracker

Main Main
function: function:

Data and scores Analysis to identify areas Analysis to identify areas Review outputs of Undertake options Set out recommended
converted into of excellence and of underperformance performance analysis appraisal to identify strategies and associated
dashboards associated messaging and any critical failures and select indicators for strategies for improving actions for consideration
further assessment performance by the project team

Comparison of project Reports to leadership Set out costs, benefits, and Project team to review
performance to industry and governance groups projected performance for and agree strategies and
standards and other TfL recommendations actions to be taken
projects forward

Output: Output:

Project SDF Dashboard Project SDF

Action Plan

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Benefits: Areas of excellence Areas of under- Dashboards Benefits: Opportunities for SMART objectives are set
 Transport for London Property Development Sustainable Development Framework The Sustainable Development Framework in Action

RIBA Stage 4 Technical Design

Sustainable Development Framework SDF Specification

Tender Checklist
Input:

As part of the preparation of tender When:

documentation for selecting
· During the detailed design stages after Project SDF Project Planning
a contractor, a checklist of all of the
planning approval has been gained Dashboard Scorecard document
relevant Indicators should be embedded
into the Invitations to Tender (ITTs) · Feeds into procurement documents
and the employer’s requirements. for contractors and construction
delivery partners Main
function:

Benefits:
· Sets clear requirements on
sustainability performance and
reporting for the supply chain Review the project’s Where not secured Develop SDF performance
performance against by planning permission, specifications for
each indicator agree minimum Employer’s Requirements
· Encodes the SDF into procurements performance thresholds
and contracts for all indicators

· Bidders can be scored on their ability

to help deliver the SDF

Specify SDF minimum Develop a section in all Blanket requirement to

performance requirements relevant procurements engage with and report
into all relevant to score bidders on on SDF indicators
procurement exercises ability to deliver against
the SDF

Output:

SDF Performance
Specification
Sustainability Section
in ITTs

53
Benefits: Sets clear require- Encodes the SDF Allows procure-
 Transport for London Property Development Sustainable Development Framework The Sustainable Development Framework in Action

RIBA Stage 5 Manufacturing and Construction

Delivery Management Delivery Management

Input:

Throughout the Construction Stage of When:

a project there is a quality control process
· Site visits and progress meetings are Sustainability Project
to ensure the Project Specification that
a good time to include performance Charter Specification
has been drawn up during previous
monitoring for all Indicators during
Stages is delivered in practice. This
RIBA Stage 5
should be done in partnership with the
contractor team so that a Construction Main
Scorecard can be produced. A range Benefits: function:
of quality control measures will help
· Ensures intended performance
minimise the gap between design intent
is achieved on site
and performance.
· Provides detailed monitoring
of contractor performance against Agree a protocol for Site visits by TfL Routine collection of
quality control with the Sustainability and Design on-site SDF indicator data
construction-related indicators supply chain Quality managers to
monitor delivery of
intended outcomes

Reporting from contractor RAG monitoring for all Produce action plans for
on progress indicators addressing observed
deficiencies

Output:

SDF in Construction
Scorecard
Deficiency Action
Plans

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Benefits: Ensures intended perfor- Provides detailed
 Transport for London Property Development Sustainable Development Framework The Sustainable Development Framework in Action

RIBA Stage 6 Handover

Post-construction Post-Construction Testing

Testing
Input:

As the Building Contract is concluded, When:

post-construction testing is carried out.
· As part of the handover process SDF in Construction Deficiency
The finished development is scored
during RIBA Stage 6 Scorecard Action Plan
against the Indicator performance
agreed in the contract. A performance
gap report is produced and, if necessary, Benefits:
remedial work is undertaken to address Main
· Minimises the performance gap where function:
any deficiencies. A In-Occupancy plan
possible
is also produced to guide continued
sustainability performance once the · Provides valuable data about the
building is in use. feasibility of achieving the design
intent
Performance against Comparison of post- Investigation of
· Establishes a protocol for embedding all indicators reviewed construction scorecard discrepancies between
and data entered into with design scorecard post-construction
the SDF into the operation of the a post-construction performance and
development scorecard projected performance
from design stages

Where appropriate, Preparation of

a programme of remedial a post-occupancy SDF
works to address management plan
performance gaps

Output:

Post Completion Scorecard

Performance Gap Report
Remediation Plan
SDF In-Occupancy Plan

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Benefits: Minimises the Provides valuable Establishes
 Transport for London Property Development Sustainable Development Framework The Sustainable Development Framework in Action

RIBA Stage 7 In Use

Management SDF Management and Maintenance

and Maintenance
Input:

For a scheme to be truly sustainable, When:

it is essential that the SDF Indicators
· Throughout the lifetime SDF In-Occupancy Post-Completion
are upheld not just in the design
of the building Plan Scorecard
and construction of a development,
but once it is in use. A Stakeholder
Engagement Plan and Maintenance Benefits:
Programme are recommended. Main
· Lessons can be learned from function:
Perodically the operational performance
performance gaps
of a building will need to be assessed
to ensure targets are maintained · Valuable benchmark data
or improved upon. can be collected
Through this process, the holistic · Stakeholders are able to maintain
Periodic collection and Trend analysis considering Engagement with
principles of sustainable development and improve the project’s reporting of in-use changes in performance stakeholders (e.g. tenants,
performance data for over time managing agents) to
underpinning the Framework sustainability performance relevant SDF indicators promote sustainable
are implemented throughout the operations

operational life of a project.

Analysis of performance to Develop maintenance

identify opportunities for programme to
in-use optimisation avoid deterioration
in performance

Output:

Operational Performance
Report
Stakeholder Engagement
Plan
Maintenance Programme

56
Benefits: Generates lessons learned Empowers stakeholders
 Transport for London Property Sustainable Development Framework Chapter Header Subheader

Summary

57
Transport for London Property Development Sustainable Development Framework Conclusion

This Handbook has given an overview of how The SDF will constantly evolve and improve
the SDF can be used to push developments in line with experience, policy, technology
to optimise their sustainability. It does this and culture. Targets will be updated and
by respecting our five overarching principles new Indicators added to ensure it continues
(page 7) of building a better London, delivering to deliver, and remains a living document.
real results, thinking long term, taking a
By doing this we hope that we can build on
holistic view and responding to local context.
our legacy of shaping London’s neighbourhoods
The strength of the SDF is its ability to by inspiring and facilitating change across the
find synergies that would ordinarily go unseen property industry. Let’s work together to make
or opportunites that could otherwise be London’s neighbourhoods healthier, greener,
overlooked. It does this by giving projects the and better places to live. Let’s build
tools to measure and balance performance a sustainable city for the future.
across all facets of sustainability and throughout
every stage of its delivery. To make the most
of this, we recommend that the Framework
should be built into a project as early
as possible.
Our intention is that this Handbook and the
forthcoming technical guidance be an open
source document to be accessed and used
by anyone. We are looking forward to all
of our partners across the industry being able
to own and continue to help us develop
this Framework.

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 Transport for London Property Development Sustainable Development Framework Conclusion

Next Steps Contact

Technical Guidance documents are To be kept updated or if you need

being produced for each of the nine support on how to implement the TfL
Dimensions, and once these are Sustainable Development Framework,
complete they will be available through contact us at:
the TfL website. These will help project
sdf@tfl.gov.uk
managers to implement the Indicators
in practice. Sustainable Development Team
TfL Commercial Development
The Handbook will be updated
Palestra
periodically as we continue to improve
197 Blackfriars Road
how we develop our sites sustainably.
London SE1 8JZ
In the coming year we will be developing
an adaptation of this SDF so that it can
be applied more comprehensively to
existing built assets. This document will
be built to support TfL Commercial
Development’s work across the existing
estate – from railway viaduct arches
to historic commercial premises – and
will make our approach to sustainable
development adaptable to all
building types.

59
 Transport for London Property Development Sustainable Development Framework Conclusion

Credits Other Contributors TfL Sustainable

Development Advisory
We would like to recognise the following SDF Working Group: We would like to thank the following individuals,
TfL staff, who directed and supported the
Scott Anderson
who provided technical expertise and helped to Panel
creation and roll-out of the SDF: review the SDF’s Indicators and guidance:
Patricia Cazes-Potgieter
Jonathan Cornelius The SDF was supported and informed by a panel
Tim Aldham GLA
SDF Leads: Peter Elliott of expert advisors, who have volunteered their
Philippa Bancroft GLA
Steve Lugg time and energy to help TfL create a best-in-
Derek Wilson Ben Bost TfL
Darren Smilie class approach to sustainable development.
Head of Sustainability, Matt Christie GLA
Ben Tate The panel includes:
TfL Commercial Development Alejandro Colsa GLA
Katherine Drayson TfL
Derek served as the Strategic Lead Quinten Babcock Stephen Howlett CBE DL Chair of the Panel
Matthew Galvin TfL
on the SDF and was responsible for Mary Brown Clara Bagenal-George Chair, LETI
Siwan Hayward TfL
the framework’s concept, structure, Caroline Cameron Ashley Bateson Head of Sustainability and
Sam Longman TfL
methodology and implementation. Lee Campbell Partner, Hoare Lea
Francis McIlroy TfL
Anjna Farmah Lee Bishop Major Developments Director, Taylor
Arjun Nanu TfL
Sharon Giffen Wimpey
Lucy Atlee Olu Oluwole TfL
Alex Gilbert Christopher Choa Founder, Outcomist
Design and Sustainability Manager, Tim Rudin TfL
Richard Groves Fiona Fletcher-Smith CEO, L&Q
TfL Commercial Development Michelle Ryan TfL
Emma Hatch Charlotte Hopkinson Head of Sustainability,
Charles Snead TfL
Lucy served as Technical Lead on the SDF, Puja Jain Grainger Plc
John Strutton TfL
and was responsible for developing the Siobhan Jared Mark Jenkinson Managing Director, Crystal
Simone West TfL
Framework’s Indicators and technical Alexandra Jezeph Associates
Jonathan Woolmer TfL
guidance, in addition to leading internal Laura Miller Anne Kavanagh CIO, Patrizia
consultation. Martin Mohamad Stuart Robinson Chair, HS2 Development Board
Rosanna Sterry Sowmya Parthasarathy Urban Design Leader,
Sergio Valsamis Arup
Tom Sykes
Sandy Walker Chris Trott Head of Sustainability & Senior
Design & Quality Team Lead,
TfL Commercial Development Partner, Foster + Partners
Sara Turnbull Founder, Workwild
Tom served as the Chair of the Jane Wakiwaka Head of Sustainability,
SDF Working Group and Editor of the SDF. The Crown Estate
He was responsible for coordinating
internal engagement and producing the
Handbook and Guidance Documents.

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 Transport for London Property Development Sustainable Development Framework Conclusion

Collaborators Industry Partners Organisations

We would like to thank the consultants and We would like to thank the following companies We would like to thank the following
suppliers who collaborated with us on the for their instrumental role in supporting the organisations for their collaboration, support,
SDF and associated guidance: development of the SDF: and thought leadership:

Lead Consultants:

Indicator Authors

Supporting Consultants

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 Transport for London Property Sustainable Development Framework Chapter Header Subheader

Illustrations:
Gilbert Leung

Design:
Objectif

Copy editor:
Jessica Cargill Thompson

© Transport for London, 2021

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