CBI Property Breakfast – Green Building, making it happen
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TfL’s Approach to Sustainability in the built environment
9th September 2009
Andy Stanton
Head of Sustainable Buildings
Transport for London - Group Property & Facilities

Transport for London & the Greater London Authority
• Electricity - 33 million kWh/year
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• Gas - 19 million kWh/year
• 21,000 tonnes CO2 per year
• Water - 90,000 m³/year
• 4% of TfL’s total energy
TfL s

TfL – Group Property & Facilities
• 52 Head Office Buildings
• Freehold, leasehold and serviced space
• 240,000m2
• 3000+ commercial properties
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• 27 catering facilities
• Management of Operational Properties
• Provision of FM across TfL
3D cutaway image of Palestra
thermal store
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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:
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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

NEW BUILDINGS - how can property developers create cost-effective sustainable
developments?
• Exceeding Building Regs
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• BREEAM Excellent
• CHP & Trigeneration
• Fuel Cell CHP
• Rainwater Harvesting
• Ground source Heat pumps
• Solar PV
• Wind turbines
• Living Roofs
• Reduced running costs!
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What are the advantages/ disadvantages of decentralised energy/ micro generation?
• Required to deliver 50% of CO2
savings
• Requires infrastructure
• Old technology
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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
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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
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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
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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
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• 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
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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
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DISPLAY ENERGY CERTIFICATES
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What technology is available for retrofitting old buildings?
NOT NECESSARILY ABOUT
NEW TECHNOLOGY – ITS ABOUT
USING IT EFFECTIVELY!
• CHP
• VSDs on Pumps and Fans
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• PC control
• Voltage optimisation
• Fabric Improvements
• Lighting & controls
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• Heat recovery
• Solar thermal
KEEP IT SIMPLE &
INNOVATE

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
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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
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Palestra
• >2000 staff relocated
• Modern, flexible workspace
• High user satisfaction rate
• Increased productivity
• Increased collaboration
between departments
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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
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What are the waste management / onsite recycling options available?
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What sustainable materials are most cost-effective?
• What is the definition of ‘cost-
effective’
• Depends on method of
evaluation
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• Life cycle
• Fire rated
• Strength
• T i it
Toxicity
• Maintenance
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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
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• 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!

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
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