Raising the Bar for sustainable office design

Transcription

1 Raising the Bar for sustainable office design Collaborative working between owners and Occupiers BREEAM: Being Outstanding 18 th July 2013

2 Objectives for 7 More London Workplace for our business for 20 years: - Space to grow - Flexibility Cost effective: - Reduce overall floor space and utilisation Welcoming, comfortable workplace for people and clients: - Diversity of our people - Collaboration spaces & connectivity - Dedicated client hospitality Exemplar for sustainability 2

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4 Aspirations and Challenges To provide a new benchmark for sustainable office design. To create a meaningful contribution to developing the property industry and enforce the occupier s requirements for sustainable buildings. To demonstrate that sustainable buildings are not necessarily expensive. To prove that a large air conditioned office with glazed facades can still achieve exemplar performance. To encourage the intelligent use of space through the innovation of workplace design and behavioural change. To be considered Best Place to Work

5 BREEAM - Sensible Investment Strategy and Investment BREEAM 2008 Performance 20% 18% 16% 14% 12% 10% 8% 6% 4% 2% 0% Management Health & Wellbeing Energy Transport Water Materials Analysis will allow evaluation of best value credits to achieve BREEAM 2008 Outstanding Waste Land Use & Ecology Pollution Innovation 110% 100% Total 88% Outstanding 55% Base build 0% Base build score Outstanding target Maximum available Base Build Score Line Outstanding target line Making good business sense was the essence of investment and sustainability. Water harvesting and PV s were not pursued. At minimum cost, the structure was strengthened to enable future retrofitting. To demonstrate that sustainable solutions are not necessarily expensive. The cost analysis indicates a 4-5 year payback in energy costs alone. Post occupancy monitoring, will assist in measuring the operational performance in use and provide a useful case study. Base Build % Excellent Base Build % Very Good PwC % Outstanding

6 Achieving BREEAM Challenge 1 of 7 Pilot projects with the BRE to develop the BREEAM 2008 Outstanding 8 of 10 BREEAM approved innovations achieved at design stage: Installation of chillerheat recovery system Using the building as a learning resource 58% on site low or zero carbon technologies Exemplar performance under the considerate constructors scheme Installation of comprehensive water metering

7 Tri-Generation -Innovation Tri-generation provides 47% of annual energy used in the building for cooling, heating and power. Generates 47% of the buildings peak space heating demand from waste heat. Generates 20% of the buildings peak space cooling demand from waste heat using an absorption chiller. Supply chain provides bio-fuel from used cooking oils, locally sourced from inside the M25. A carbon zero fuel source. 60% 47% Converting waste cooking oil into heating, cooling and electrical energy.

8 Energy Performance Energy Performance Certificate (EPC) rating of A. 70% reduction in carbon emissions when compared to a building regulations Part L compliant building. A comprehensive energy monitoring system is provided for managing energy use, carbon emissions and carbon reduction commitments (CRC s). Low energy lighting minimises energy use, including lighting levels below BCO standards (300 lux) and 35% LED fittings.

9 Technology to improve Building Performance A converged network building management system (BMS), enhances user control, monitoring and reporting of the building systems. Daylight linking lighting and air conditioning controls to occupancy sensing technology. Advanced building controls enables fully flexible, cost effective, out of hours zoned working strategies. Occupants empowered to control lighting & temperature locally from their PC. Chillerheat recovery system recovers heat and uses it for low temperature perimeter heating system. Extensive use of chilled beams reduces energy consumption over traditional fan coil unit system.

10 Waste and Construction Constant monitoring and commitment during construction. 80% of aggregate used in concrete construction from recycled sources. Contractor achieved a Gold Award under the Considerate Constructors Scheme. 95% of waste generated during the fit-out construction diverted from landfill and recycled. Consultant and Contractor Appointments included sustainability targets. Use of prefabrication methods wherever possible to minimise waste. Recycled archive files to produce washroom hand-towels.

11 Change Management Extensive research staff surveys webcasts and seminars to determine staff knowledge on sustainability to assist target messages. Providing an environment and facilities that enable staff to integrate sustainability into their working lives using the building to change behaviours. Display screens around the building provide occupants with a learning resource on sustainability, carbon and energy performance of the building.

12 Community PwC acquired the adjacent listed former Firestationon TooleyStreet sponsoring a variety of social uses including: 1) A restaurant and cooking training school for the homeless, in association with celebrity chef Simon Boyle. 2) A school for social entrepreneurs. 3) A health centre. 4) PwC Community Affairs Assisting the development of local businesses to create a sustainable supply chain eg. Bio-fuel, cycle maintenance.

13 So what s next..

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15 Aspirations EPC A rating BREEAM Outstanding Pilot New BREEAM non domestic reburb Energy High efficiency chillers Chilled beams VAV local fan coils High efficiency daylightingcontrols Tri-Gen Adsorption chillers AHU s Low fan power Regen lift motors Materials (low embodied carbon) Retention of existing structure Responsible resourcing certificates A rated materials Health & Wellbeing Garden and external breakout G/F restaurant connects to outdoor Atrium structure (connection of vertical spaces.) Best place to work Ecology Creation of outdoor spaces Selection of plant species Enhance local biodiversity