CBI Property Breakfast – Green Building, making it happenp y g, g pp
TfL’s Approach to Sustainability in the built environment
9th September 2009
Andy StantonHead of Sustainable BuildingsTransport for London Group Property & FacilitiesTransport for London - Group Property & Facilities
Transport for London & the Greater London Authority
• Electricity - 33 million kWh/yeary y• Gas - 19 million kWh/year• 21,000 tonnes CO2 per year• Water - 90,000 m³/year• 4% of TfL’s total energy4% of TfL s total energy
TfL – Group Property & Facilities
• 52 Head Office Buildings• Freehold, leasehold and serviced space• 240,000m2
• 3000+ commercial propertiesp p• 27 catering facilities• Management of Operational Properties• Provision of FM across TfL
3D cutaway image of Palestra thermal store
2
Meeting the Mayor’s Carbon Reduction Target for LondonDelivering 60% CO2 emissions reduction by 2025
New build
5%
Behavioural change: 25%
50%Decentralised energy supply:
20%
50%
Energy Efficiency:
33
How can property developers create cost-effective sustainable developments?
•Cost Effective for who?•Avoid complex designs•Design & Build shortcuts•Design & Build shortcuts•Resist property agents & institutional lenders requirement for air conditioning
•Specify A or B rated EPC & DEC•Specify A or B rated EPC & DEC•Specify BREEAM Outstanding•Exceed Building Regulations•Set energy targets•Sign up to Green Leases
Client
Need
Disposal
•Sign up to Green Leases
Design
Maintenance
THE BUILDING CYCLE
Procurement
Building Usag
Construction
e
4
NEW BUILDINGS - how can property developers create cost-effective sustainable developments?
• Exceeding Building Regsg g g• BREEAM Excellent• CHP & Trigeneration• Fuel Cell CHP• Rainwater HarvestingRainwater Harvesting • Ground source Heat pumps• Solar PV• Wind turbines• Living RoofsLiving Roofs• Reduced running costs!
5
What are the advantages/ disadvantages of decentralised energy/ micro generation?
• Required to deliver 50% of CO2 savings
• Requires infrastructure• Old technology
66
What are the advantages/ disadvantages of decentralised energy/ micro generation?
• Reduced power grid losses• Reduced CO2 emissions• Reduced costs through feed-in tariffs• Less exposure to utility cost fluctuation• Reduce fuel poverty• Targets for renewables force designers to
improve energy efficiency
77
How can energy consumption be reduced? Results achieved in TfL buildings
Energy & Water Efficiency at TfL Head Offices
250 14.0
• P f I t 2005/06 t
100
150
200
kWh/
m2
6.0
8.0
10.0
12.0
3 /per
son/
yr
• Performance Improvements 2005/06 to 2007/08
– 10% reduction in total energy consumption against an increasing estate
0
50
100
2005-06 2006-07 2007-080.0
2.0
4.0
m– 17% reduction in energy/m2
– 7% reduction in water consumption against an increasing estate and population
– 32% reduction in water consumption per Elec Gas Water
Avoided Costbased on 2005/06 consumption efficiency
4.50
person– Annual utility cost avoidance of 32% ca
£0.7m relative to 2005/06 normalised utility consumption
3 00
3.50
4.00
mill
ion
2.00
2.50
3.00
2005-06 2006-07 2007-08
£2 year savingsto March 2008
£1.4m
8
£ Total @ 05/06 eff £ Actual Total
ENERGY EFFICIENCY- Time Lapse during Earth Hour
• Implement a recognised energy management regime
• Carbon Trust Standard• BS-EN 16001
• Measure – Manage – Reduce - Certify
• Set targets• Use technology
• AMR Network of 400+ meters
• BMS• Invest in energy efficiency
9
How can energy consumption be reduced?
Lighting
Heating and HotW ater
Cooling, fans, pumps,controls & lifts
Office Equipment
% of Energy% of CO2
• Put less in our buildings
0% 5% 10% 15% 20% 25% 30% 35% 40% 45%
% of Total Consumption
Office Equipmentg
• Turn it off when its not in use• Change behaviour• Improve maintenance• Make it easier to turn stuff off• Involve staff
10
1E Nightwatchman software for PC auto shutdown
Behavioural Change- Energy Leagues
• Head Office Environmental Champions • Maintenance Energy Champions• Energy League tables – by building and floor
• 2006 CIBSE CarbonOFF • 2007 Energy Pledge campaigns • 2008 PaperSmart Campaign• 2009 Destination Green• Annual reduction in energy during campaigns• Annual staff awards• 2008 & 2009 CIBSE’s Low Carbon
Performance Awards
11
DISPLAY ENERGY CERTIFICATES
12
What technology is available for retrofitting old buildings?
NOT NECESSARILY ABOUT NEW TECHNOLOGY – ITS ABOUT USING IT EFFECTIVELY!
• CHP• VSDs on Pumps and Fansp• PC control• Voltage optimisation• Fabric Improvements• Lighting & controlsg g• Heat recovery• Solar thermal
KEEP IT SIMPLE &INNOVATE
BUILDING ENERGY EFFICIENCY PROGRAMME - BEEP
• Energy Efficiency Retrofit Programme at 42 GLA buildingsbuildings
• First significant energy performance contract in considerable time
• Supported by Clinton• Supported by Clinton Climate Initiative
• Desktop Audits• Investment Grade
ProposalsProposals• Delivers projects with ‘not
to exceed prices’• And guaranteed energy
savingssavings
3D cutaway image of Palestra thermal store
14
PALESTRA – A sustainable case study
The brief…
• Improve BREEAM to Excellent• M i i li• Maximise recycling• Payback within lease period• Minimise energy & water• Meet cycling requirements
1515
Palestra
• >2000 staff relocated• Modern, flexible workspace• High user satisfaction rate• High user satisfaction rate• Increased productivity• Increased collaboration
between departments
16
Have Energy Performance Certificates been successful?
•‘B’ Rating at Oxford Circus House
•‘B’ Rating at North Greenwich•Both BREEAM E cellent•Both BREEAM Excellent•What will effect be on valuation?•Really the need is for DECs for all buildings
Oxford Circus House 14 Pier Walk, North Greenwich
17
What are the waste management / onsite recycling options available?
18
What sustainable materials are most cost-effective?
•What is the definition of ‘cost-effective’
•Depends on method of l tievaluation
•Life cycle•Fire rated•Strength•T i it•Toxicity•Maintenance
19
Likely effect of recession on government and businesses’ commitment to zero carbon?
•Less cash to invest•Reluctance to invest•Risk to fiscal measures•Ri k t i ti•Risk to incentives•Enforcement of building regulations
•Toned down Legislation - DECs, CRC EPC EPBD IICRC, EPCs, EPBD II
BUT!
•Cheaper to borrow•Insulate against utility spikes•Improve asset value•Greener is mostly cheaper!
RECOMMENDATIONS
• Invest in design• Keep it simple• Keep it simple• Human as part of the machine• Be inspired and innovate• Consider Maintenance• Consider cost and life cycle• Consider cost and life cycle• Use common sense
21
Top Related