“Raising the Bar” – for sustainable office design

Collaborative working between owners and Occupiers

BREEAM: Being “Outstanding” 18th July 2013

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

1

2

3

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”

BREEAM - Sensible Investment

● 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.

BREEAM 2008 Performance

0%

2%

4%

6%

8%

10%

12%

14%

16%

18%

20%

Manage

ment

Health

& Well

being

Energy

Transp

ort

Water

Materia

ls

Waste

Land

Use

& Eco

logy

Polluti

on

Innov

ation

Total

Base build scoreOutstanding targetMaximum availableBase Build Score LineOutstanding target line

0%

55% Base build

88% Outstanding

110%100%

Analysis w ill allow evaluation of best value credits to achieve BREEAM 2008 Outstanding

Base Build 2006

73% ExcellentBase Build

200855% Very Good PwC

200886% Outstanding

Strategy and Investment

● 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 chiller heat 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

Achieving BREEAM Challenge

● 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.

Converting waste cooking oil into heating, cooling and electrical energy.

Tri-Generation - Innovation

60%

47%

● 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.

Energy 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.

● Chiller heat 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.

Technology to improve Building Performance

● 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.

Waste and Construction

● 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.

Change Management

● PwC acquired the adjacent listed former Firestation on Tooley Street 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.

Community

So what’s next ………..

Ecology● Creation of outdoor spaces● Selection of plant species● Enhance local biodiversity

Aspirations● EPC “A” rating● BREEAM “Outstanding”● Pilot – “New BREEAM non domestic reburb

Energy● High efficiency chillers● Chilled beams● VAV local fan coils● High efficiency daylighting controls● 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