CBI Property Breakfast Seminar: Green Building, making it happen

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Presentation by Andy Stanton, head of sustainable buildings, Transport for London - Group Property & Facilities at the CBI's property breakfast seminar. September 2009

Presentation by Andy Stanton, head of sustainable buildings, Transport for London - Group Property & Facilities at the CBI's property breakfast seminar. September 2009

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  • 1. CBI Property Breakfast – Green Building, making it happen p y g, g pp TfL’s Approach to Sustainability in the built environment 9th September 2009 Andy Stanton Head of Sustainable Buildings Transport for London - Group Property & Facilities
  • 2. Transport for London & the Greater London Authority • Electricity - 33 million kWh/year y y • Gas - 19 million kWh/year • 21,000 tonnes CO2 per year • Water - 90,000 m³/year • 4% of TfL’s total energy TfL s
  • 3. TfL – Group Property & Facilities • 52 Head Office Buildings • Freehold, leasehold and serviced space • 240,000m2 • 3000+ commercial properties p p • 27 catering facilities • Management of Operational Properties • Provision of FM across TfL 3D cutaway image of Palestra thermal store 2
  • 4. Meeting the Mayor’s Carbon Reduction Target for London Delivering 60% CO2 emissions reduction by 2025 New build 5% Behavioural change: 25% 50% Decentralised energy supply: 20% Energy Efficiency: 3
  • 5. How can property developers create cost-effective sustainable developments? • Cost Effective for who? • Avoid complex designs • Design & Build shortcuts • Resist property agents & institutional lenders requirement for air conditioning • Specify A or B rated EPC & DEC • Specify BREEAM Outstanding • Exceed Building Regulations • Set energy targets • Sign up to Green Leases Clien Disp t  osal Need Mainte Desi nance gn THE BUILDING CYCLE Build ing  Procur Usag ement e Constr uction 4
  • 6. NEW BUILDINGS - how can property developers create cost-effective sustainable developments? • Exceeding Building Regs g g g • BREEAM Excellent • CHP & Trigeneration • Fuel Cell CHP • Rainwater Harvesting • Ground source Heat pumps • Solar PV • Wind turbines • Living Roofs • Reduced running costs! 5
  • 7. What are the advantages/ disadvantages of decentralised energy/ micro generation? • Required to deliver 50% of CO2 savings • Requires infrastructure • Old technology 6
  • 8. What are the advantages/ disadvantages of decentralised energy/ micro generation? • Reduced power grid losses • Reduced CO2 emissions • Reduced costs through feed-in tariffs • Less exposure to utility cost fluctuation • Reduce fuel poverty • Targets for renewables force designers to improve energy efficiency 7
  • 9. How can energy consumption be reduced? Results achieved in TfL buildings Energy & Water Efficiency at TfL Head Offices 250 14.0 • P f Performance Improvements 2005/06 to I t t 200 12.0 2007/08 10.0 m /person/yr – 10% reduction in total energy consumption 150 2 8.0 kWh/m against an increasing estate 100 6.0 3 – 17% reduction in energy/m2 4.0 – 7% reduction in water consumption against 50 2.0 an increasing estate and population 0 0.0 – 32% reduction in water consumption per 2005-06 2006-07 2007-08 person Elec Gas Water Avoided Cost – Annual utility cost avoidance of 32% ca based on 2005/06 consumption efficiency £0.7m relative to 2005/06 normalised utility consumption 4.50 4.00 3.50 £million 3.00 3 00 2 year savings 2.50 to March 2008 £1.4m 2.00 2005-06 2006-07 2007-08 £ Total @ 05/06 eff £ Actual Total 8
  • 10. ENERGY EFFICIENCY - Time Lapse during Earth Hour • Implement a recognised energy management regime • Carbon Trust Standard • BS-EN 16001 • Measure – Manage – Reduce - Certify • Set targets • Use technology • AMR Network of 400+ meters • BMS • Invest in energy efficiency 9
  • 11. How can energy consumption be reduced? Lighting Office Equipment % of Energy % of CO2 Cooling, fans, pumps, controls & lifts Heating and Hot W ater 0% 5% 10% 15% 20% 25% 30% 35% 40% 45% % of Total Consumption Office Equipment • Put less in our buildings g • Turn it off when its not in use • Change behaviour • Improve maintenance • Make it easier to turn stuff off • Involve staff 1E Nightwatchman software for PC auto shutdown 10
  • 12. Behavioural Change- Energy Leagues • Head Office Environmental Champions • Maintenance Energy Champions • Energy League tables – by building and floor • 2006 CIBSE CarbonOFF • 2007 Energy Pledge campaigns • 2008 PaperSmart Campaign • 2009 Destination Green • Annual reduction in energy during campaigns • Annual staff awards • 2008 & 2009 CIBSE’s Low Carbon Performance Awards 11
  • 13. DISPLAY ENERGY CERTIFICATES 12
  • 14. What technology is available for retrofitting old buildings? NOT NECESSARILY ABOUT NEW TECHNOLOGY – ITS ABOUT USING IT EFFECTIVELY! • CHP • VSDs on Pumps and Fans p • PC control • Voltage optimisation • Fabric Improvements • Lighting & controls g g • Heat recovery • Solar thermal KEEP IT SIMPLE & INNOVATE
  • 15. BUILDING ENERGY EFFICIENCY PROGRAMME - BEEP • Energy Efficiency Retrofit Programme at 42 GLA buildings • First significant energy performance contract in considerable time • Supported by Clinton Climate Initiative • Desktop Audits • Investment Grade Proposals • Delivers projects with ‘not to exceed prices’ • And guaranteed energy savings 3D cutaway image of Palestra thermal store 14
  • 16. PALESTRA – A sustainable case study The brief… • Improve BREEAM to Excellent • Maximise M i i recyclingli • Payback within lease period • Minimise energy & water • Meet cycling requirements 15
  • 17. Palestra • >2000 staff relocated • Modern, flexible workspace • High user satisfaction rate • Increased productivity • Increased collaboration between departments 16
  • 18. Have Energy Performance Certificates been successful? • ‘B’ Rating at Oxford Circus House • ‘B’ Rating at North Greenwich • Both BREEAM Excellent E cellent • What will effect be on valuation? Oxford Circus House 14 Pier Walk, North Greenwich • Really the need is for DECs for all buildings 17
  • 19. What are the waste management / onsite recycling options available? 18
  • 20. What sustainable materials are most cost-effective? • What is the definition of ‘cost- effective’ • Depends on method of evaluation l ti • Life cycle • Fire rated • Strength • T i it Toxicity • Maintenance 19
  • 21. Likely effect of recession on government and businesses’ commitment to zero carbon? • Less cash to invest • Reluctance to invest • Risk to fiscal measures • Ri k t i Risk to incentives ti • Enforcement of building regulations • Toned down Legislation - DECs, CRC, EPCs, CRC EPC EPBD II BUT! • Cheaper to borrow • Insulate against utility spikes • Improve asset value • Greener is mostly cheaper!
  • 22. RECOMMENDATIONS • Invest in design • Keep it simple • Human as part of the machine • Be inspired and innovate • Consider Maintenance • Consider cost and life cycle • Use common sense 21