1. 22 | Lighting
Light bulb moment
for commercial property operators
NUGREEN SOLUTIONS shares the outcomes of five lighting upgrade projects.
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NuGreen Lighting Solution
CO2
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Recent statistics from Commercial Building
Disclosure, the Australian Government’s
national energy efficiency program, show
that poor lighting is costing commercial
property operators hundreds of thousands
of dollars each year.
The figures show that 36 percent of commercial net
lettable area has ‘poor’ nominal lighting power density – less
than 15 watts per square metre. This growing realisation has
prompted a ‘light bulb moment’ for many companies, which
are increasingly understanding that upgrading inefficient
lighting systems makes good commercial sense.
The market for lighting upgrades is growing rapidly,
driven mainly by the spiralling costs of power, associated
maintenance costs and many companies’ growing
commitments towards reducing their carbon footprints.
According to lighting industry experts, more often than
not the commercial lighting upgrade programs are being
initiated by finance managers who are realising significant
cost savings are available.
Box Hill TAFE LED lighting pilot
NuGreen Solutions is a sustainable project finance
and management company, specialising in maximising
energy efficiencies and cost savings for clients. A recent
project undertaken for Box Hill TAFE, in Melbourne’s
north-eastern suburbs, proved that reductions in power
consumption could be achieved while reducing operating
expenditure.
The pilot – a joint project between NuGreen and electrical
contract firm Nuovo – involved the replacement of 270
fluorescent T8 fittings with LED fittings.
above right:
Toll Group’s
Eastern Creek,
NSW warehouse
following an LED
fitout.
right: Box Hill TAFE
before and after the
LED lighting pilot.
NuGreen executive director, National Business, Paul
Schlaphoff says that the upgrade showcases the benefits of
new LED lighting technology: “The LED upgrade reduced
power consumption from 23,760 kilowatts per hour (kWh) to
10,800 kWh per year for the TAFE, which operates 12 hours a
day, five days a week.”
The benefits realised through the upgrade are compelling:
l 50 percent saving on current lighting spend
l $250,000 saving on electricity spend over 10 years
l 470 tonnes of carbon dioxide (CO2) saved over 10 years, and
l $20,250 saving over five-year maintenance-free period.
The projected return on investment (ROI) is 3.5 years,
Schlaphoff says: “With increasingly shorter payback times
as technology improves and costs come down, an upgrade
such as this can have a significant impact on your bottom
line.”
NuGreen offers upgrade solutions in which clients can
lease back energy efficiency equipment, with the choice of
paying for it outright and being covered for maintenance.
Schlaphoff points out that, not only were the savings very
encouraging, the overall ambience of the TAFE buildings
had been improved with more consistent illumination and
uniformity, coupled with the fact that all the lights were
flicker-free and all with the same colour and temperature.
“The project also demonstrated that we could install fewer
LED fittings than fluoro fittings and maintain the brightness
required in an educational facility,” he says.
Toll Group lighting upgrade
The Toll Group also engaged NuGreen to audit a selection
of properties to identify retrofit solutions that would save
emissions and reduce energy costs. An initial survey of
the properties by NuGreen VIC director Geoff Gourley
identified the need for lighting technology upgrades across all
properties.
To validate their proposed solution, NuGreen installed
LED lighting in Toll’s Altona warehouse and measured the
results. Positive analysis of the results led to more than
800 LED fittings being installed in warehouse, depot
and office space in Eastern Creek, New South Wales.
The savings Toll will realise include:
l 61 percent savings on previous lighting spend
l $2.2 million savings over 10 years
l 4821 tonnes of CO2 saved over 10 years, and
l $280,000 saving over 10-year maintenance-free period.
Spotless shines a light
The Spotless commercial laundry facility in Darra,
south-west of Brisbane, had issues with its lighting
environment. NuGreen was engaged to assess the facility
and provide a solution to improve illumination and reduce
costs and emissions.
“Design and lumen output is very important,” Schlaphoff
says. “Better lighting improves security, productivity and
provides a safer working environment for employees.”
Emissions from Lighting - 10 Years
Tonnes CO2-e
Years from now
4,000
3,500
3,000
2,500
2,000
1,500
1,000
500
0
0 1 2 4 6 8 10
Comparison of
carbon equivalent
emissions from
current lighting and
NuGreen lighting
solution at Toll
Brisbane.

2. 24 | Lighting
The Spotless commercial laundry project report outlined
a solution to provide a brighter and better-quality working
environment, as well identifying a range of savings:
l 91 fittings replaced
l 72 percent saving on current lighting spend
l $770,000 saving over 10 years
l 2288 tonnes of CO2 saved over 10 years, and
l $42,000 saving over 10-year maintenance-free period.
Toll Group Brisbane warehouse redesign
As part of NuGreen’s audit of Toll Group’s commercial
property portfolio, significant savings were identified at two
Toll Group warehouses in Brisbane. One of the key factors
unearthed in the audit called for a redesign of the western
warehouse, where inefficient fittings had been previously
installed and would be ‘deleted’ as part of the redesign.
“One of the key benefits of LED lighting technology is that
you get more for less,” Schlaphoff says. “By that I mean that
the Gen 2 LED fittings project more light, so you don’t need as
many fittings as the old fluoro panels, downlights and metal
halide high-bays.”
The Brisbane ‘before and after’ shots show the
improvement in lighting levels. The retrofit installed 12 fewer
165-watt LED fittings than the old 400-watt metal halide
fittings. The solution provided markedly improved brightness
in the warehouses and delivered the following benefits:
l 488 fittings installed
l 66 percent saving on current lighting spend
l $1.1 million saving over 10 years
l 2508 tonnes of CO2 saved over 10 years, and
l $180,000 saved on 10-year maintenance-free period.
Gold Coast icons get a ‘greening’
While many lighting efficiency upgrades involve older
building stock, NuGreen has also been working with two
recently completed high-profile buildings.
The Q1 Resort and Spa in Surfers Paradise is one of the
world’s tallest residential buildings, and was completed
in 2005. NuGreen is providing the building with an LED
upgrade as part of an energy efficiency makeover.
Schlaphoff says the project will deliver 85 percent
in savings on the current lighting bill and requires
zero maintenance over seven years, due to NuGreen’s
protection plan.
“We were able to offer all the stakeholders in the prestige
building conformation of the quality in light output and
overall improved ambience via a pilot, which enabled the
residents and committee to receive a first-hand view of the
technology prior to the management meeting,” he says.
Peppers Oracle Broadbeach, twin towers constructed by
Grocon and completed in 2010, is also undertaking a NuGreen
LED lighting upgrade. The Peppers Oracle building upgrade
will begin with a Triple Parking LED upgrade, which will
save the owners and body corporate 60 percent off their
current lighting bill, with zero maintenance spend over four
years under the protection plan warranty. The upgrade was
approved by the committee representing the apartments,
leased apartments, retail and commercial elements of the
complex, following the successful pilot, which was able to
showcase the improved illumination and overall uniformity.
The case for energy efficiency
According to the Australian Government’s Commercial
Building Disclosure program, improving energy efficiency
in our large commercial buildings has direct benefits for
building owners and lessors, as well as for prospective
buyers and tenants.
A study of the financial performance of green office
buildings by the University of Western Sydney, titled ‘Building
Better Returns’, found that a 5-star NABERS Energy rating
delivered a nine percent green premium in value, and a 3.5-
to 4.5-star NABERS Energy rating delivered a two to three
percent premium in value over non-rated buildings.
For owners and lessors, the benefits of more energy
efficient buildings may include:
l improved marketability
l competitive advantage – more efficient buildings are easier
to sell and lease
l reduced vacancies and losses
l higher future capital value
l reduced risk of obsolescence
l less need for refurbishment in the future
l the ability to command higher lease rates
l higher demand from institutional investors
l lower operating costs
l the ability to secure government tenants, and
l lower tenant turnover. l
A lighting
redesign provided
markedly improved
brightness in
Toll’s Brisbane
warehouses.
FM APRIL | maY 2014 www.fmmagazine.com.au