IAG House, 388 George Street, Sydney. Retrofitting for Energy Efficiency 2 February 2012

Transcription

1 IAG House, 388 George Street, Sydney Retrofitting for Energy Efficiency 2 February 2012

2 Important Notice Whilst every effort is made to provide accurate and complete information, this presentation has been prepared in good faith, but no representation or warranty, express or implied, is made as to the accuracy, adequacy or reliability of any statements, estimates, opinions or other information contained in the presentation (any of which may change without notice). To the maximum extent permitted by law Brookfield Asset Management Inc and its related bodies corporate and their directors, officers, employees, agents and advisers disclaim all liability and responsibility (including without limitation any liability arising from fault or negligence) for any direct or indirect loss, damage, cost or expense which may be suffered through use or reliance on anything contained in or omitted from this presentation. To the extent that this presentation contains prospective financial information, that information has been based on current expectations about future events and is subject to risks, uncertainties and assumptions that could cause actual results to differ materially from the expectations described in such prospective financial information. Past performance is not indicative of future performance. This presentation is not intended as personal advice and has been prepared for the purpose of providing information only without taking account of any particular investment objectives, financial situations or needs. It does not constitute an offer for the issue, sale or purchase of any securities, or any recommendation in relation to investing in assets. Every effort has been made to ensure the accuracy of the financial information herein but it may be based on unaudited figures. You may find audited figures in the most recent annual and half year reports which are available on All amounts quoted in this presentation are GST exclusive unless otherwise stated. Photographs in this presentation do not necessarily depict assets of Brookfield Asset Management Inc or funds managed by Brookfield Asset Management Inc. Brookfield Asset Management Inc Brookfield Australia 1

3 Overview of Presentation Property Summary Project Overview Environmental Benefits Challenges of Retrofitting an Occupied Building Methodology Use of technology Key contributors to success Questions Brookfield Australia 2

4 Property Summary IAG House, 388 George Street, Sydney A-Grade commercial office building originally completed in 1976 and refurbished in 1998 and levels of office accommodation Net lettable area of 38,743 square metres Upgrading IAG House s environmental rating was important for Brookfield Office Properties and Investa as we are firmly committed to the continuous improvement of energy and environmental performance in new developments and existing buildings. Our goal is to provide office space of the highest quality while reducing operating costs Brookfield Australia 3

5 Project Overview Objectives Improve the NABERS Energy rating from 3 stars to 4.5 stars Achieve a 4 Star Green Star Office As Built v2 rating Upgrade the building systems to meet current code requirements Refurbish the amenities The retrofit focussed on five key areas Optimisation of existing building systems Refurbishment or replacement of equipment and systems at the end of their economic life Upgrade of essential systems Maximum re-use of materials Progressive commissioning Brookfield Australia 4

6 Project Overview continued The project took 5 years to complete Start feasibility investigation - July 2006 Commenced tenant metering - February 2007 Commenced bathrooms - July 2007 Commenced main works - January 2008 Practical completion - February 2009 Green Star certified rating - March 2011 NABERS certified rating - August 2011 The project involved 24 stakeholders Brookfield Australia 5

7 Environmental Benefits Benefits Reduction in consumption Reduction in waste by re-use and recycling Reduction in waste by updating existing equipment Savings Energy saving of 52.7% Water saving of 16% Certified Ratings 5 Star Green Star Office Design v2 rating 4 Star Green Star Office As Built v2 rating 4.5 Star NABERS energy base building rating Brookfield Australia 6

8 Challenges of Retrofitting an Occupied Building Business as usual in the tenancy areas no interruption to tenant use of the building no audible noise or vibration within the tenancy Access and space for construction access arranged around building operations very limited space for materials Service isolations planned months in advance subject to change due to tenant s operations Asbestos assume present in pre 80 s construction highly sensitive issue Building system replacement control of building with multiple systems progressive cutover to new Brookfield Australia 7

9 Methodology The project was as much one of logistics as it was engineering and construction Access and use of facilities access route and protocol for workforce facilities for workforce storage of equipment and materials Program 3 x consecutive office floors 4 x staggered bathrooms Work in tenancy areas after hours handover and hand back temporary protection system checks Materials handling co-ordinated use of loading dock pre-positioning of materials waste and recycling management Brookfield Australia 8

10 Methodology continued Asbestos management removal of boilers off roof third party monitoring collaboration with tenant OHS team Service isolations planned in advance with tenant and building management physical check prior to each hand back Commissioning progressive and prior to cover up in tenancy during work hours Building System replacement project and building management teams manage old and new systems in parallel Tuning Quarterly tuning Monthly checks of data Brookfield Australia 9

11 Use of Technology Office floors BMCS, smart metering, motorised volume control dampers, timers for tenant supplementary units, smoke detectors, re-use of T8 light fittings. Base building areas BMCS, smart metering, T5 lights, LED EEL and lighting control system, variable speed drives to pumps and fans, high efficiency fan and pump motors, new boilers, fire indicator panel and detectors, rainwater harvesting, lift compliance upgrade, water efficient fixtures and fittings to bathrooms, and new base building security system. Motorised volume control dampers office floors can be closed off when unoccupied or renovations are carried out to avoid unnecessary use of HVAC Fire stair lighting control system motion detectors dim the lights when stairs are not in use. Brookfield Australia 10

12 Key contributors to success The project team collaborative competent committed Verification of building systems physical check of condition and capacity investigate latent conditions Commissioning and tuning progressive commissioning prior to handover quarterly tuning post handover active troubleshooting Brookfield Australia 11

13 QUESTIONS Brookfield Australia 12