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

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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:

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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

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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

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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

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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

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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

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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

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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

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