Multiple Business Drivers – Business efficiencies – multiple sites into single site, aggressive utilisation target, operational improvements – Sustainable - BREEAM excellent, energy and water efficient building – Reduced environmental impact – Demonstrate that being green makes business sense – Improved culture, inspired staff, attract talent. – Closer to a vibrant and diverse community – Visible champion for the environment.
Professional Team Developer / Owner: Westmark Employer's Agent and Office Agency: King Sturge Tenant Property Consultants Williams Gunter Hardwick Lead contractor: Sir Robert McAlpine Base build Architectural Design: Alec French Architects Mechanical and Electrical Design : Hoare Lea Workplace consultancy, design & fit-out: The Harmsen Group Tenant advisor – building services: Buro Happold BREEAM assessors: Arup
Facts and Figures 1 – Horizon House – 6,784m² / 73,022ft² (net internal area) – Fit out cost £670 per m² / £62 per ft² (inc IT, design, café) – 6m 2 per workstation (excluding support space) / 10m 2 inclusive – BEST BREEAM OFFICE for 2010 with 85.06% (all credits independently verified by Arup) – Energy Performance Certification – 37 (B) – 80% utilisation – around 1.7 people per desk - Much recycled content
Facts and Figures 2
No personal waste bins, offices or desks
Very clear recycling points (including food waste)
No parking spaces (other than disabled spaces), but 150 bike spaces
Limited locker space
Cost saving benefit for business expected to be around £1m per year (excluding energy savings)
Programme delivered on time and under budget
- All staff able to work within 15 minutes on their first day in office
Horizon House Workplace Design
Workplace objectives Much better use of space A work environment to support all activities Unified culture A “good news” place to work
How was it before? Fragmented Wasteful Unplanned
Research. Activity Support Questionnaire Workplace to support people’s needs Occupancy study Patterns and behaviours Workshops What does this information tell us? How do we benefit from working differently?
Workshops. Territorial behaviours and the notice board culture Disenfranchised facilities management team Defensive booking strategies – just in case “ Change is good – for others” Food and drink integral to interaction
Way forward. “ We own” becomes “we use” Non-territorial working for many Move towards un-bookable meeting spaces “ Change is good – for all of us” Excellent break-out and informal spaces throughout
Using the space properly.
Look and feel. Open Inclusive Natural Connected Sustainable Locally sourced
Does it work?
Horizon House Sustainable Mechanical and Electrical Solutions
BRE Environmental Assessment Method
The development site is split into three BREEAM applications
which share some site wide credits;
Horizon House BREEAM Office 2006 Excellent 85.06%
WestOne BREEAM Office 2006 Excellent 75%
Residential EcoHomes 2006 Excellent 70%
Horizon House – 85.06% WestOne Residential
Mixed mode ventilation
Natural and mechanical ventilation combined to assure the good working conditions whatever the weather
Automatic opening windows respond to maximise periods of natural ventilation
High thermal mass
Free night cooling
Design was developed to ensure that glare control measures are incorporated. These measures included external brise soleil and provision for internal blinds.
Health & Well-being
7m maximum distance for workstation to outside wall
Layouts demonstrate occupants have a view out from all workstations.
Maximise Daylight to desk positions
High efficiency luminaire rafts
(9W/m2 to achieve 350 lux)
Daylight linked lighting controls
Presence detection with manual override
The Ground Source Heat Pump (GSHP) pumps heat into the ground throughout the summer. This heat is then used to preheat hot water all year round and also to heat the building during winter
The GSHP is a Low Carbon technology that contributes 17.5% of the building’s annual energy requirements.
100m 2 of Photovoltaic (PV) cells produce electricity for the building
45m 2 of Solar Hot Water (SHW) collectors produce of hot water backed up by the GSHP and gas fired boilers.
Low Carbon Technologies
Horizon House 6L/person/day
2m 3 /person/year
low flush toilets ( 4.5L/3L)
low flow shower heads (9L/min)
rain water harvesting
Rainwater and mains cold water use metered at each floor
Water supply automatically shut off when not in use to minimise any potential wastage.
Reduced CO 2 emissions The combined effect of the passive and active designs produce an improvement of 35% over the 2006 building regulations. BCO Bench mark less than 40 (B) EPC rating 37 (B) 717 MWh/yr £73,000/yr 255 tons of CO2 New build bench mark 79 (D) Existing stock 146 (F) Predicted annual energy saving over EA existing buildings is £144,000 and 661 tonnes of CO2
Horizon House Summing Up
Has property changed the business? – Business efficiencies – multiple sites into single site, aggressive utilisation target – Reduced environmental impact – BREEAM excellent, energy and water efficient building – Demonstrate that being green makes business sense – Improved culture, inspired staff, attract talent. – Visible champion for the environment.
Has property changed the business? – Expected £1m pa excluding energy savings – 74% of staff used to commute by car, staff travel plans suggest only 14% continue to use car. 2500 commuter miles per day – Best BREEAM Office for 2010, reduction in water consumption, B rated building – Energy savings of B rated building over C rating for 20 year lease = £820,000 Saving From F rated old stock = £2,860,000 (current cost) – Improved culture, inspired staff, attract talent. TBC – Visible champion for the environment - TICK
Lessons learned so far. – Businesses looking for property want more than £x per sqf. – An energy efficient, sustainable building will be more attractive to end tenants. BREEAM and Renewable Energy is no longer a nice to have. – Choices to make – what is sustainable? Performance based contract. – BREEAM can throw up interesting choices. – Consider fit out procurement when procuring base build. – High utilisation and space efficiency can be delivered through reflecting on how your people work. Ensure the right support services are in place.