Harmsen Tilney Shane & Hoare Lea, Environment Agency

HORIZON HOUSE I GO GREEN TECHNICAL TOUR1© HARMSEN TILNEY SHANE 2016

HORIZON HOUSE TOURGO GREEN

STUART KOTCHIEDIRECTOR

HARMSEN TILNEY SHANE

&

DAVID MATTHEWSPARTNER

HOARE LEA

HORIZON HOUSE I GO GREEN TECHNICAL TOUR2

HORIZON HOUSE

BUSINESS GOALS & CONTEXT


Business efficiencies• multiple sites into single site • aggressive utilisation target• operational improvements (shared space)

Commercially viable sustainable building, 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

ENVIRONMENT AGENCY’S GOALS


9TH SEPTEMBER 2008 EA signs Agreement for Lease (102 week base build)

15TH SEPTEMBER 2008 Lehman Brothers collapses

23RD SEPTEMBER 2010 Completion of 102 week base build programme

17TH DECEMBER 2010 Completion of 12 week fit out programme

20TH DECEMBER 2010 first 350 staff relocated from Aztec West properties

25TH DECEMBER 2010 Christmas Day

31ST DECEMBER 2010 Lease Break on the 2 Aztec West properties

CONTEXT AND TIMELINES


HORIZON HOUSE

SERVICES DESIGN


Achieved BREEAM Excellent with a score of 85%

The highest BREEAM score under the 2006 version

80

70

66.67

100

100

72.22

92.31

100

0 10 20 30 40 50 60 70 80 90 100

Pollution

Land Use & Ecology

Materials

Water

Transport

Energy

Health & Wellbeing

Management

PERCENTAGE

BREEAM ACHIEVING EXCELLENT


Internal space planning and fit out principals were established with zoning diagrams.

7m maximum distance for workstation to outside wall

Draft furniture layouts included to demonstrate occupants have a view out from all workstations.

Maximise Daylight to desk positions

© Environment Agency

BREEAM HEALTH & WELLBEING


High efficiency luminaire rafts (9W/m2 to achieve 350 lux)

Daylight linked lighting controls

Presence detection with manual override

BREEAM LIGHTING


Low and Zero Carbon Technologies

30% improvement on Part L U-Values

The Ground Source Heat Pump (GSHP) stores heat in the ground through out 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.

Renewable Technologies

100m2 of Photovoltaic (PV) cells produce electricity for the building

45m2 of Solar Hot Water (SHW) collectors produce of hot water backed up by the GSHP and gas fired boilers.

BREEAM ZERO CARBON TECHNOLOGIES


Mains water consumption reduced by 70% by using: • Rainwater harvesting• waterless urinals• low flush toilets• low flow shower heads• aerated taps

Rainwater and mains cold water use metered at each floor.

Water supply automatically shut off when not in use to minimise any potential wastage.

Rainwater harvested from all of Cabot house for use in Horizon House

BREEAM WATER CONSUMPTION


Mixed mode ventilation

Automatic opening windows respond to maximise periods of natural ventilation

User control + BMS feedback

High thermal mass

Free night cooling

Natural and mechanical ventilation combined to assure the good working conditions whatever the weather

Design was developed to ensure that glare control measures are incorporated. These measures included external brise soleil and provision for internal blinds.

Lighting systems designed with intelligent controls to reduce use.

Winter temperature set-points adjusted post occupancy.

Soffit insulation linerpanel

Bronze anodised handrailto safety glass balustrade

Uninsulated

Single layer roof system

Timber windows

MIXED MODE VENTILATION


Measured energy consumption has been recorded since occupation by the FM team and is shown here, over a four year period.

Data is key to driving analytics and efficiencies.

The measured energy consumption includes unregulated energy use, e.g. small power appliances and IT equipment.

The measured energy consumption is compared with the 2006 Part L building regulation compliance assessment, which excludes unregulated loads and does not consider the actual occupation profiles.

Unregulated electricity use not assessed by Part L

POST OCCUPANCY ENERGY CONSUMPTION


Energy consumption of Horizon House is compared with industry benchmarks for open plan naturally ventilated offices and air conditioned offices, both typical and good practice, from Energy Consumption Guide 19.

It is recognised that these benchmarks are over 10 years old but in the absence of more recent data on benchmarks from either CIBSE or the government it is considered that these benchmarks are probably the most recognised in industry

The total energy consumption for Horizon House is similar to the performance of a ‘good practice’ naturally ventilated office.

and a 45% improvement on a ‘Good Practice’ Air-conditioned office!!

POST OCCUPANCY COMPARISON


HORIZON HOUSE

BUSINESS CHANGE

EFFECTIVE, SUPPORTIVE & EFFICIENT WORK

ENVIRONMENT


Much better use of space

A work environment to support all activities

Unified culture

A “good news” place to work

WORKPLACE OBJECTIVES


Fragmented

Wasteful

Mismatch

HOW WAS IT BEFORE?ACTIVITY RATING 2009

Confidential phone calls

Conference calls

Confidential meetings

Quiet working

Formal Meetings

Daily interaction with team members

Interaction with staff outside your team

Customer meetings and hospitality

Informal unplanned meetings

Breakout Space

Team meetings

Working in transitory locations

Working from home / away from the office

Accessing paper documentation


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

WORKSHOPS


“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

WAY FORWARD


USING THE WORKSPACE PROPERLY

HUB

FLEXIBLETEAM SPACE

FLEXIBLE

PEAK CONTINGENCY

EXTRA CONTINGENCY

TEAM SPACE

FLEXIBLE

ANCHOR POINT WORK SETTINGS


USING THE WORKSPACE PROPERLY TYPICAL FLOOR

Lockers

Storage – 3 levels high


Coat storage

Touchdown

Quiet carriages

Breakout

Meeting - formal

Meeting - informal

Facility point

Teapoint


USING THE WORKSPACE PROPERLY GROUND FLOOR

Lockers



Coat storage

Touchdown

Quiet carriages

Breakout

Meeting - formal

Meeting - informal

Facility point

Teapoint


£4.37m excluding energy savings

74% of staff used to commute by car, staff travel plans show only 14% continue to use car. 2500 commuter miles saved per day

Best BREEAM Office for 2010, 72% reduction in water consumption

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

HAS PROPERTY CHANGED THE BUSINESS?


HAS PROPERTY CHANGED THE BUSINESS?

Jan-10 Feb-10 Mar-10 Jan-11 Feb-11 Mar-11 Jan-12 Feb-12 Mar-12 -

50,000

100,000

150,000

200,000

250,000

300,000

350,000

Energy comparison: Rio/WoT 2010, Horizon 2011, and Horizon 2012

GasElectricity

kWh


Horizon House significantly improved the working environment for staff and better supported their workplace activities

OUTPUT PERFORMANCE RATINGS ACTIVITY RATING 2011


Conference calls


Quiet working

Formal meetings

Team meetings


Breakout space







ACTIVITY RATING 2009


Conference calls


Quiet working

Formal Meetings





Breakout Space

Team meetings





It is much easier in the new office to find the right people to talk to in other teams.

Love Horizon House

A Great Place to Work

This feels like a building that really works

The non-bookable and breakout areas are great

Open plan opens up opportunities

We can learn from Head Office

Fulfilled the brief and more

STAFF FEEDBACK


Farleigh Court I Flax Bourton I BS48 1UR T 01275 465 200The Printworks I Dunstable Rd I TW9 1RR T 020 8439 2970www.harmsentilneyshane.com

Harmsen Tilney Shane & Hoare Lea, Environment Agency

Business

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