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Gregoir Chikaher


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Adding value to existing hotels through sustainability

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Gregoir Chikaher

  1. 1. Adding Value to Existing Hotels Through Sustainability<br />Gregoir Chikaher, Director of Global Hotels & Leisure<br />
  2. 2. Sustainable Hotel- Key Considerations<br />A building’s location affects commuting options, local ecosystems, building energy efficiency and much more. <br />A properly designed and retrofitted envelope helps to maintain the desired indoor conditions and may permit the use of natural ventilation, passive heating, and daylighting.<br />Materials selected for sustainable buildings should have appropriate performance, durability and environmental properties. Material selection can affect issues ranging from our planet’s resources to occupant comfort and health.<br />Economic and Environmental indicators favour the lowest possible man-made changes to the natural hydrological-cycle.<br />The functionality and energy consumption of a space is highly dependent on the lighting and daylighting design. <br />A passive system uses the building characteristics to mitigate negative effects of the external environment or to enhance the internal environment. <br />Efficient mechanical and electrical systems will add value, reduce energy consumption and operational costs and provide better comfort to guests. <br />The resource use of a building is affected by the way in which it is used, operated and maintained<br />Renewables including solar, ground source heat pumps, PV cells and wind power are necessary to reduce Carbon emissions and for a better planet.<br />
  3. 3. Sustainable hotel – step by step approach<br />Assess the condition and performance of the building <br />Monitor and control the new performance to obtain the greatest advantage from the capex<br />Benchmark them against industry best practice<br />Step by Step approach<br />Implement the work, which may include staff training and measures to alter the behaviour of guests around water, energy and waste.<br />Identify interventions which are aligned with the goals of the business<br />Package the preferred interventions to suit commercial funding arrangements & Operations<br />Evaluate those in terms of capex, opex, carbon emissions and other indicators<br />
  4. 4. Step #1Determine your baseline and appropriate level of refurbishment<br />Survival Strategy for Existing Hotels<br />What is the baseline? <br />FM Audit<br />Energy Audit<br />Water Audit<br />Waste Audit<br />Indoor Environment Audit<br />Level of refurbishment<br />
  5. 5. Step #2 Review your building maintenance, housekeeping and energy purchasing<br />Survival Strategy for Existing Hotels<br /><ul><li>Do you know what’s going on?
  6. 6. Out of control?
  7. 7. Energy purchasing</li></li></ul><li>Step #3 Establish your goals and targets<br />Survival Strategy for Existing Hotels<br />What targets?<br />More Business<br />Rating System (BREEAM, LEED,...)<br />
  8. 8. Step #4 Select your optimal upgrade initiatives<br />More Than 200 Initiatives to improve your hotel performance<br />Survival Strategy for Existing Hotels<br />
  9. 9. Survival Strategy for Existing Hotels<br />Step #5 Make Your Survival Strategy Happen <br />
  10. 10. Sustainable hotel - Typical life cycle<br />Audit<br />Benchmarking<br />Design<br />Refurbishment<br />Construction<br />Operation<br />Commissioning<br />
  11. 11. Sustainable hotel - Energy hierarchy<br /><ul><li>Building form and orientation
  12. 12. Passive ventilation strategy
  13. 13. Energy management & lighting controls
  14. 14. Demand control reduced air leakage
  15. 15. Exposed mass
  16. 16. Glazing spec
  17. 17. Thermal storage
  18. 18. Increased shading
  19. 19. Increased insulation
  20. 20. CHP
  21. 21. Ground source heat pump
  22. 22. Biomass boilers
  23. 23. Solar hot water generators
  24. 24. Wind Turbines – macro/micro
  25. 25. PV
  26. 26. Fuel Cells</li></ul>Compliance<br />Minimum<br />Zero Carbon<br />Kg Carbon saved<br /> Per £ spent<br />Low Carbon Building <br />
  27. 27. Sustainable hotel – waste management hierarchy<br />Most<br />Favoured <br />Option<br />Least<br />Favoured <br />Option<br />
  28. 28.
  29. 29. Sustainable hotel – typical luxury hotel <br />Carbon Reduction Estimate<br />23.5%<br />8%<br />5.5%<br />4.5%<br />4%<br />1.5%<br />Total carbon<br />Emission<br /> reduction<br />Mechanical<br />plant<br />Electrical <br />systems<br />Renewable<br />CHP<br />Glazing<br />improvements<br />
  30. 30. 3 night stay by US tourist<br />1289<br />Sustainable hotel – typical luxury hotel <br />
  31. 31. Sustainable hotel – annual emissions<br />(from gas and electricity use)<br />3 night stay by US tourist<br />Luxury London Hotel: Take up by 32 ha of woodland<br />Equivalent to……<br />Annual emissions from 8 cows <br />Flight<br />Stay<br />
  32. 32. Sustainable hotel – Demand Management & Measurement<br />If you cannot measure it, you cannot improve it...<br />Guestroom power, cooling & Heating<br />Public Area HVAC<br />Kitchen and Laundry Services<br />Water Consumption<br />Waste Production<br />Utilities<br />Smart Energy Metering<br />Thermal Storage<br />
  33. 33. Natural Energy From the Earth – ground-source heat pumps will use the earth’s natural energy to cool and heat rooms and provide hot water throughout the hotel. <br />Envelope Efficiency<br />Solar<br />Recover Energy<br />CHP<br />
  34. 34. .....better for the Planet and Reduces costs<br />Lighting represents a quarter of all electricity consumed in a typical hotel<br />Effect on cooling<br />Lighting retrofits can reduce electricity use by 50% or more<br />Reduce cooling energy by 10% or more<br />Consider also daylighting in public areas<br />
  35. 35. Sustainability is a Differentiator<br />Sustainable hotel – Why Sustainable Hotel?<br /><ul><li>Brand
  36. 36. Operational Cost Saving
  37. 37. Minimise Cost of Compliance with Future Legislation
  38. 38. Improving Corporate Image
  39. 39. Reducing Planning Difficulties
  40. 40. Obtaining Certification for tourism-specific programs
  41. 41. Future Proofing </li></li></ul><li>Carbon taxes already appear in different guises and are becoming more widespread<br /> CRC Energy Efficiency Tax applies to hotels with more than 6000MWh/calendar Year of electricity consumption (20-30,000sqm) or £500,000/annum<br /> There are many different opportunities to avoid paying those taxes by reducing carbon emissions, which are to be found in different markets<br />As carbon taxation policy evolves, it will have very different implications for operators and owners of hotels<br />Sustainable hotel – Components of a carbon economy<br />
  42. 42. Sustainable hotel - Refurbishment or Conversion<br /> Embodied Energy make conversions inherently more sustainable than equivalent new<br /> Embodied Energy can be equivalent of many years of operational energy for a hotel<br />
  43. 43. Sustainable hotel - Refurbishment or Conversion<br />St Pancras Marriott Renaissance Hotel<br />
  44. 44. Sustainable hotel - Renovation & Redevelopment<br />Corinthia Nevskij Palace Hotel, St Petersburg<br />
  45. 45. Sustainable hotel - Renovation & Redevelopment<br />Corinthia Nevskij Palace Hotel, St Petersburg<br />
  46. 46. Sustainable hotel - Renovation & Redevelopment<br />Corinthia Nevskij Palace Hotel, St Petersburg<br />
  47. 47. Sustainable hotel - Challenges & Added Value<br />Challenges<br />Grade 1 Listed Building<br />Appraisals & Surveys of Existing<br /><ul><li>Unknowns
  48. 48. Minimise structural interventions
  49. 49. Space Constraints
  50. 50. MEP Space and Servicing
  51. 51. Operator requirements
  52. 52. Building Regulations
  53. 53. Retain facade and Windows
  54. 54. Fire Regulations and Risks
  55. 55. Hotel Standards
  56. 56. CAPEX
  57. 57. Flexibility for Future changes</li></ul>Added Value<br /><ul><li>Operational Cost Saving
  58. 58. Minimise Cost of Compliance with Future Legislation
  59. 59. Improving Corporate Image
  60. 60. Reducing Planning Difficulties
  61. 61. Obtaining Certification for tourism-specific programs
  62. 62. Future Proofing
  63. 63. Space Efficiency
  64. 64. Asset Value
  65. 65. Better RevPAR
  66. 66. Additional Facilities</li></li></ul><li>Sustainable hotel - We want to demolish and start again...<br />Structural reinforcement<br /> Building proposed to be refurbished<br />4- STAR<br />…<br />The 4 star guestroom<br />Existing technical plantroom<br />
  67. 67. Refurbishments Can Be Rewarding &Fun!<br />Views to St Paul from Roof<br />
  68. 68. What is the Future?<br />
  69. 69. Sky Ark<br />Mental Oasis<br />Hotel City<br />Hotel of the Future<br />To place<br />To community<br />To self<br />CONNECTION<br />Adventure<br />Discovery<br />The senses<br />EXPERIENCE<br />Sustainable<br />Personalisation<br />Biomimic<br />SYSTEM<br />
  70. 70. Sustainable hotel - Some ideas for the future<br /><ul><li>guests know what they are using
  71. 71. guests know how much they are paying
  72. 72. guests have the choice</li></ul>...engage your guests<br />
  73. 73. ...Name and shame?<br />
  74. 74. Visual images of room, who is there? What’s on the menu? Who is the Chef of the day? What are the sustainable features?....<br />Smart Phone as Hotel Key<br />Search and book rooms & pay. <br />Guests know what energy and water they are consuming <br />Decide on room size and the environment <br />Sustainable hotel - Some ideas for the future<br />Way finding, car hire, entertainment<br />