Private and Confidential

ESOS Energy Audit

IHS Property Portfolio Sion Fenwick

0117 403 2666

05th August 2015

Version 1.0 DRAFT

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Table of contents

1.0 Executive Summary ............................................................................................................................................... 2

1.1 Energy Saving Recommendations ......................................................................................................................... 2

1.2 Implementation Considerations ........................................................................................................................... 3

2.0 About The Audit .................................................................................................................................................... 4

2.1 Goal and Scope ..................................................................................................................................................... 4

2.2 Audit Methodology ............................................................................................................................................... 4

2.3 Consistency and Quality of Data ........................................................................................................................... 5

2.4 Competency of Auditor ......................................................................................................................................... 5

2.5 Confidentiality and Transparency ......................................................................................................................... 6

3.0 Building Overview - Houndsditch .......................................................................................................................... 7

4.0 Current Energy Use, Cost and Carbon Emissions .................................................................................................. 9

5.0 Energy Benchmarking ......................................................................................................................................... 11

5.1 Houndsditch Benchmark ..................................................................................................................................... 11

5.2 Portfolio Benchmark ........................................................................................................................................... 11

6.0 Summary of Energy Saving Recommendations .................................................................................................. 12

6.1 Install and Implement Metering, Monitoring and Targeting System (MM&T) .................................................. 13

6.2 Refurbish Perimeter Lighting to LED ................................................................................................................... 14

6.3 Implement Automatic PC Shutdown Procedure ................................................................................................. 15

6.4 Implement Energy Policy .................................................................................................................................... 16

7.0 For Further Study and Consideration: ................................................................................................................. 17

7.1 Install Photocell Sensors for New LED Perimeter Lighting .................................................................................. 17

8.0 Summary of Energy Saving Actions ..................................................................................................................... 18

9.0 Conclusions ......................................................................................................................................................... 19

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1.0 Executive Summary

The Energy Savings Opportunity Scheme Regulations came into force in July 2014. They require large enterprises to

appoint an ESOS Lead Assessor to carry out an organisation-wide energy audit, and produce a list of recommendations

for reducing energy consumption. Under the ESOS regulations, an organisation must identify its total energy

consumption from all buildings, transport and industrial processes. At least 90% of an organisation’s energy

expenditure must then be audited in detail, before recommendations are produced.

IHS Global Ltd.’s UK operations (‘IHS’), as of the ESOS qualification date of 31 December 2014, met the ESOS Phase 1

qualification criteria of employing 250 or more staff, or having a business turnover exceeding €50M (approx. £40M)

and a balance sheet exceeding €43M (approx. £35M). As such, IHS are required to comply with the ESOS regulations

for Phase 1 by 5 December 2015.

IHS operates out of 10 offices across the UK and IHS spent a total of £366,522 on gas and electricity at these sites in

2014. In order to meet the requirement to audit at least 90% of IHS’s total energy consumption, a total of five sites

have been audited. These are; Houndsditch, Aberdeen, Coulsden, Tetbury and Bracknell. Across the five sites IHS

spent approximately £304,384 on electricity1, resulting in a total carbon footprint of 1,231 tCO2e. This report profiles

the energy consumption at these sites and makes cost-effective recommendations for efficiency improvements.

The office with the largest number of occupants is Houndsditch. This site spent £53,945 on electricity in 2014, exclusive

of VAT and charges, equating to a site carbon footprint of 226 tCO2e. An on-site audit has therefore been conducted

at this location and the findings have been used as the basis for the recommendations in this report. Data regarding

the remaining four sites has been gathered remotely to enable recommendations to be extrapolated across the stock.

1.1 Energy Saving Recommendations

The ESOS audit identified 4 measures that could be implemented across the portfolio to save energy and reduce the

carbon footprint by 130 tCO2e each year. The investment required is £145,630. At current energy prices this would

give an annual saving of £30,834 on the existing energy spend. The measures that are recommended are shown in

Table 1 below.

1 not including VAT and charges

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Table 1 - Summary of energy saving recommendations across the portfolio

1.2 Implementation Considerations

There are currently no known obstacles in the deployment of these measures, however it is recommended that a

detailed survey is conducted to confirm costs and savings before implementation. It is also suggested that a suitable

verification system is deployed to assist with analysing the performance of each measure.

It is noted that IHS have made improvements to their stock and have made good efforts to manage and reduce their

energy use. Formalising this work into the sustainability strategy including annual reporting would assist with future

ESOS compliance as well as with further energy management projects.

Measure Install Cost Simple Payback (yrs) Sites applicable

to

Refurbish Perimeter Lighting to LED £31,386 15.5 Houndsditch

Implement Metering Monitoring and

Targeting System £8,129 1 All

Implement Automatic PC Shutdown

Procedure £2500 1.3 All

Implement energy policy £2000 0.7 All

Total £145,630 4.7

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2.0 About The Audit

2.1 Goal and Scope

The goal of this audit is to provide information to support the ESOS Assessment for IHS Global Ltd (‘IHS’).

The following areas were reviewed:

• Lighting

• Equipment control

• Metering monitoring and targeting

• Energy policy and strategy

Five sites have been evaluated, with a physical site audit having been undertaken at the Houndsditch site as detailed

in this report.

For most sites the building is leased, limiting ability to control or refurbish fabric and services. However the Tetbury

site, which is wholly owned by IHS, uses gas for heating. Due to the gas consumption at Tetbury being less than 10%

of the total energy consumption, it has been excluded from the portfolio energy audit. Therefore no fabric or central

plant has been considered at the Tetbury site.

Summary information about each site can be found in the table below:

Table 2: Sites within scope of this audit

Site Name Floor Area Approx Building

Age

Occupants kWh /m2 kWh / Person

Houndsditch 5,994 2000 422 85 1203

Coulsden 3,252 1998 290 280 3142

Tetbury 1,486 2000 104 54 774

Bracknell 3,099 Unknown 220 407 5741

Aberdeen 845 1960’s* 41 121 2503

*Estimated from visual appearance

2.2 Audit Methodology

This audit has been conducted in compliance with BS EN 16247-2:2014 Energy Audits for Buildings methodology. Data

has been gathered by conducting a site visit of the 2nd and 3rd floors of 133 Houndsditch, London, and by analysing 12

months of energy data and building information for all sites. Data has been analysed using consumption profiles and

recommendations are based on in-house expertise. The calculation of savings was conducted based on the level of

data available.

IHS sites are a mixture of multi-tented buildings, sole tenant buildings and a single owned site (Tetbury). All sites are

used as offices. Due to the similar nature of the IHS sites, the Lead Assessor does not consider that an on-site audit at

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each site would be cost-effective. Instead, a site survey of the IHS office at Houndsditch was undertaken on Monday

3rd of August 2015. Findings have then been extrapolated to other sites as applicable.

2.3 Consistency and Quality of Data

The energy calculations have been based on 12 months of energy data from 1st January 2014 to 31st December 2014.

The electricity consumption data was taken from monthly meter readings. However, some gaps were found in the

data. The gaps were due to invoices not being provided, or meter readings which appeared to have been noted down

incorrectly. Extrapolations and assumptions have been made, in line and compliance with the approved methodology

for ESOS, to estimate where data is not available. Details of assumptions and extrapolations can be found in the

Evidence Pack reference 2.0 TEC1.

The following table describes the data source and completeness for each site.

Table 3. Data quality

Site Data Source Data Completion

Aberdeen Meter reads supplied by landlord Incomplete, extrapolation carried out for two months

Bracknell Invoice data Incomplete – data missing for final period, extrapolated

from previous period

Tetbury Invoice data Complete

Houndsditch Meter reads supplied by landlord Several readings considered unreliable – data extrapolated

for missing months

Coulsden Half Hourly data supplied by IHS Complete

Data for Houndsditch was provided to Sustain by Tim Bate, DTZ Management Services, Building Manager, and data for

all other sites was provided by Lawrence Fry, Nigel Bruton and John Hallissey from IHS and from landlords. In general

the auditor considers that the quality of data is sufficient for the goal and scope of the audit.

2.4 Competency of Auditor

Founded in 1997, Sustain is a leading sustainability company specialising in reducing energy, water and waste. Our

long term, trust-based relationships with clients are evidence of more than a decade of analysing, advising on and

applying resource reduction solutions.

Our team of specialists provide detailed advice on heating systems, refrigeration, ventilation and cooling, lighting,

building fabric, renewable energy and fleet management. We also provide support for policy and strategy

development, certification and compliance schemes, training and behaviour change programmes. Our track record in

energy auditing and reporting includes CRC, mandatory carbon reporting; and EU ETS compliance reporting. We are

proud to be a supplier of audit services to the Carbon Trust.

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Sustain follows best practice protocols in the delivery of services to clients, including the highest standards of health

and safety. We are certified to the ISO14001 Environmental Management standard and the ISO 9001 Quality standard.

Finally, our experienced project managers employ client satisfaction systems throughout all their work.

This audit was carried out by Sion Fenwick. Sion is an experienced energy auditor with a strong background in building

services engineering. He is experienced at auditing a range of buildings, from commercial offices to hospitals and

universities to industrial sites.

2.5 Confidentiality and Transparency

All information provided by IHS is treated in the strictest confidence and will be used only for the purposes set out in

the About the Audit section above. In this report, the audit team have endeavoured to provide objective, balanced

energy efficiency advice to the benefit of the client. Neither Sustain nor the audit team have any conflict of interest to

declare at this time. Sustain is independent of any energy equipment manufacturers and in this report, any reference

to specific technologies, brands or suppliers is intended only as an example rather than an endorsement. Should any

conflict of interest arise during the course of the project, this will be promptly declared to the client.

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3.0 Building Overview - Houndsditch

The office at 133 Houndsditch occupies two floors. The building dates from 2000 and IHS have leased space since 2009

and have 15 years remaining on their current lease term. The office operates from 8am till 6pm Monday to Friday. The

building is modern and efficient. Passive Infra-Red Sensors (PIRs) have been installed to the main lighting circuits and

a staff energy awareness programme is in place.

Figure 1. The main office area with T5 lights, perimeter lights and ICT equipment

The office seats approximately 422 people, each with a PC, phone and screen. The lighting is provided by T5 tubes in

the main areas and meeting rooms. Lighting around the perimeter of the office is provided by 4-pin CFLs. Feature

lighting and reception lighting is a mixture of LED GU10s, compact fluorescent lamps, halogen spots and incandescent

bulbs.

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Figure 2. The vending machines

There are four tea points throughout the office and three vending machines. The vending machines have PIRs fitted.

The server room has two additional Daiken air conditioning units which directly cool the servers, and are not controlled

through the central building cooling system.

The fabric of the building is modern and thermally efficient. A single pipe heating system runs around the external

walls providing a heat barrier.

Figure 3. Glazing

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4.0 Current Energy Use, Cost and Carbon Emissions

The energy use in the building from January 2014 until December 2014 is shown in detail in Table below. 10.6p/kWh

for electricity were used for calculations, this is based on the unit cost for Coulsden. A unit cost for Houndsditch was

not available and therefore a comparable rate was used.

Table 4: Summary of annual energy use, CO2 emissions and cost for 2014

Site Annual electricity use

(kWh) Annual emissions (tonnes CO2) Annual fuel cost (£)*

Houndsditch 507,766 226 £53,945

Coulsden 911,126 406 £96,798

Tetbury 80,456 36 £8,548

Bracknell 1,263,072 563 £134,189

Aberdeen 102,637 1231 £10,904

* Not including VAT and charges

Figure 4 below, shows the energy consumption profile of electricity for 12 months over 2014 for Houndsditch and

Coulsden. Monthly profile data was not provided for the remaining sites. Houndsditch’s profile shows a fairly flat

electrical consumption with no clear seasonal trend indicating lighting is used year round, and that the cooling system

is not powered from this supply. The profile for Coulsden shows increased summer consumption which is likely to

relate to the cooling load.

Figure 1 - Profile of electricity consumption

-

10,000

20,000

30,000

40,000

50,000

60,000

70,000

80,000

90,000

100,000

Energy Consumption Profile

Houndsditch Coulsden

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Figure 2. Electricity Costs by Site

From this information it is clear that while Houndsditch is the largest office, it is also very efficient. The worst

performing office is Bracknell. IHS have confirmed an intention to vacate the Bracknell site over the next 12 months,

and as such a programme of capital expenditure to improve energy efficiency is not considered to be cost-effective.

18%

32%

3%

44%

3%

Electricity Consumption by Site

Houndsditch

Coulsden

Tetbury

Bracknell

Aberdeen

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5.0 Energy Benchmarking

5.1 Houndsditch Benchmark

The annual electrical consumption for the Houndsditch site has been compared against industry benchmarks from

CIBSE TM46. The footprint used was 5,994 m2, as provided by IHS.

Table 5 - Performance against industry benchmarks

Energy Type Annual Energy

Use (kWh)

Actual

(kWh/m2)

Benchmark Type Typical Benchmark

(kWh/m2)

Electricity 507,766 85 Air conditioned office 226

Electricity 507,766 85 Naturally ventilated office 85

Whilst this building is air conditioned, the cooling is metered on a separate landlords supply and is therefore not

included in the overall electricity consumption. As such, two benchmarks have been used; one to reflect that the

building is air-conditioned, and one to reflect that the building in naturally ventilated in regards to consumption.

As expected, the building performs very well against electricity benchmarks for typical offices with air conditioning

due to the fact that this consumption is metered separately. The building matches the benchmark for naturally

ventilated offices indicating that the remaining electrical loads per m2, small power and IT for example, are in line with

a typical office.

5.2 Portfolio Benchmark

The figure below describes the energy benchmarks for the portfolio. CIBSE TM46 benchmarks for air conditioned

office were applied to Coulsden, Tetbury, Bracknell and Aberdeen. For Houndsditch the benchmark for a

naturally ventilated office was applied as explained above.

Figure 3. Energy benchmarks for the portfolio

85

128 128 128 128

85

280

54

408

121

0

50

100

150

200

250

300

350

400

450

Houndsditch Coulsden Tetbury Bracknell Aberdeen

kW

h p

er

m2

CIBSE Benchmark good Practice Actual Benchmark

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6.0 Summary of Energy Saving Recommendations

A number of possible energy saving projects have been identified following the site audit at Houndsditch. Using the

consumption data for the other four sites, it has been possible to estimate the total potential energy savings across

the estate. As these sites have not been visited, any projects taken forward to implementation would require a specific

site visit to formally confirm costs, savings and viability.

The total potential energy saving is £30,834 and details of all recommendations are listed in table 4. Specific details of

the energy saving projects recommended for Houndsditch are included in the following sections.

The full calculations for the energy saving measures can be found in the reference pack, reference 5.0.

Table 6. Recommendation Summary by Site

Recommendation Refurbish

Perimeter

Lighting to LED

Implement Metering

Monitoring and

Targeting System

Implement Automatic

PC Shutdown

Procedure

Implement energy

policy

Houndsditch x x x x

Coulsden x x x

Tetbury x x x

Bracknell x x x

Aberdeen x x x

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6.1 Install and Implement Metering, Monitoring and Targeting System (MM&T)

Method

• There is currently no metering, monitoring and targeting (MM&T) being carried out by the client.

• An MM&T system displays main and sub-metering data on software or web based applications. These are then

used to track energy consumption, find energy savings, find maintenance issues and set performance targets for

the future.

• Conducting MM&T on the small power and lighting of each floor could identify detailed areas of energy

inefficiency, and facilitate the driving of cost savings.

• The monitoring and targeting of the system can also be outsourced to external organisations that have

experience in delivering year on year savings.

Costs

• Costs for this recommendation are based on separately metering the small power and lighting for each of the 2

floors at £1,955 per meter with logger, installation and analysis for a year.

Savings

• Sustain estimates that a saving of approximately 3% on overall consumption could be identified and facilitated

by installing a metering system and implementing monitoring and targeting.

Next Steps

1. Obtain quote for installation of MM&T system for small power and lighting of each floor along with the sites total

electricity consumption.

2. Consider outsourcing the monitoring and targeting of the buildings energy use to an energy management

company with experience in reducing building consumption year on year.

Relevant Publications:

• Carbon Trust Publication: CTV027 – Metering Technology Overview

• Carbon Trust Publication: CTG008 – Monitoring and Targeting

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6.2 Refurbish Perimeter Lighting to LED

Method

• The perimeter lighting on each floor is made up of Compact T/E 4pin lamps in recessed fittings which are

controlled primarily by simple switches on the walls and PIRs for banks of around 3 to 6 fittings.

• Refurbishing all of the perimeter lighting within the 2 floors to LED fittings could provide a saving on the site’s

annual electricity and maintenance costs. The lighting load of the perimeter lighting will likely be reduced by 35%.

• LED lighting products can provide 50,000 hours of lifetime compared to 20,000 hours for traditional lighting. This

lighting refurbishment will also reduce maintenance time and costs.

• Although the payback for this option exceeds a period that may be considered viable by IHS from a pure ‘energy

efficiency’ perspective, the cost of LED fittings is reducing each year and may allow for LED refurbishment of this

building to be more cost-effective in the near future.

Costs

• The costs for this recommendation are based on a like for like replacement of the lamps currently in use, taking

cost per unit and labour from Sustain’s database.

Savings

• Savings for this recommendation are based on a like for like replacement of the lamps stated to be in use, taking

wattages from Sustain’s database.

Next Steps

1. Obtain quote for supply and install of LED replacement lamps for the perimeter lighting within the two floors.

Relevant Publications:

• Carbon Trust Publication: CTL164 How to Implement LED Lighting

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6.3 Implement Automatic PC Shutdown Procedure

Method

• Large proportions of the staff at each of the sites leave their desktop PCs on when leaving at the end of the

working day. This means that majority of PCs are on 24/7.

• PCs will go into ‘sleep’ mode or standby but will still be consuming electricity.

• Automatic shutdown procedures can be created and implemented to all PCs by the IT staff, which could force all

PC’s to shutdown at a pre-defined time at the end of the working day.

Costs

• The costs for this recommendation are based on 5 days of in house IT staff time required to create auto shutdown

procedure and implement to all PCs across the portfolio.

Savings

• The savings for this recommendations are based on the automatic shutdown of approximately 70% of

computers from 18:00 till 08:00 (from 'standby' to 'off'). This value was provide by on-site staff as a typical

level of PCs left on.

Next Steps

1. Obtain quote or instruct IT team to create and implement an automatic shutdown procedure for all PCs on each

of the sites.

Relevant Publications

• Carbon Trust Publication: CTV005 – Office Equipment

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6.4 Implement Energy Policy

Method

• IHS has indicated that an Energy Policy is not currently in operation across its UK estate. A policy may include

targets for improvement based on energy consumption, CO2 and cost.

• An energy policy will communicate the organisation’s commitment to energy management to both internal and

external stakeholders, and the wider market.

• An energy policy should: - Refer to specific targets for improvements e.g. a % saving over a specific number of years.

- Avoid being too generic and without substance.

• An Energy Policy is unlikely to deliver results unless there is a mechanism for measuring success, which is covered

in MM&T above.

• The Energy Policy will not generate energy savings in itself; but acts as the foundation for all other energy

efficiency programmes and actions.

Costs

• Costs for this recommendation are based on 4 days of in-house staff creating an Energy Policy.

Savings

• Savings for this recommendation are based on 1% reduction in overall electricity consumption from improved

staff behaviour, with a lifetime of 3 years for the project.

Next Steps

1. Ensure all staff and any new staff recruited read, understand and sign the energy policy.

Relevant Publications

• Carbon Trust Publication: CTV022 – Energy Management Strategy

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7.0 For Further Study and Consideration:

The measure described below was investigated but was found to be unviable at this time due to lack of viable payback

period. However, it has been included for information and in case of future review, as market conditions change and

technologies mature.

7.1 Install Photocell Sensors for New LED Perimeter Lighting

Method

• The perimeter lighting is installed to areas near the external windows and heavily daylight lit atriums of the

building.

• If LED lighting it used in any refurbishment of the current perimeter lighting, photocell technology (daylight

sensing) could be included in the project if the lamps and fittings are dimmable.

• Photocell technology can be used to dim artificial lighting when appropriate natural lighting from windows is

received.

• Photocell/PIR (Daylight Sensing/Motion Sensing) sensors could be used to replace the PIR sensors currently in

use for the perimeter light fitting groups.

Costs

• The costs for this recommendation are based on £39 per sensor (average market rate at the time of writing) x

694 fittings. 4 days of added installation at £975 per day has also been included.

Savings

• A saving of 25% has been estimated for this measure based on based on Carbon Trust CTV032 and a subjective

assessment during the survey. A technical survey will be required to confirm this possible saving percentage.

Next Steps

A technical survey will be required to confirm the quality of light obtained by the external windows and atriums.

Sustain Ltd can assist with this if required.

Install photocell/PIR sensors to perimeter lighting.

Relevant Publications

• Carbon Trust Publication: CTL161 – How to Implement Lighting Controls

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8.0 Summary of Energy Saving Actions

Table 7 - Identified Energy Saving Actions

Ref Site Recommendation Total Install

Cost (£)

Annual Energy

Savings (kWh)

Annual Cost

Savings (£)

Lifetime

Savings (£)

Simple

Payback (Years)

1 Houndsditch Refurbish Perimeter Lighting to

LED

£31,386 19,085 £2,028 £40,552 15.5

3 Houndsditch Install and Implement

Metering, Monitoring and

Targeting System (MM&T)

£3,320 5,332 £566 £1,699 5.9

4 Coulsden Refurbish Current Lighting to

LED

£52,025 63,779 £6,776 £135,517 7.7

5 Coulsden Install and Implement

Metering, Monitoring and

Targeting System (MM&T)

£1,801 27,334 £2,904 £8,712 0.6

6 Tetbury Install and Implement

Metering, Monitoring and

Targeting System (MM&T)

£823 2,414 £256 £769 3.2

7 Bracknell Refurbish Current Lighting to

LED

£49,589 88,415 £9,393 £187,864 5.3

8 Bracknell Install and Implement

Metering, Monitoring and

Targeting System (MM&T)

£1,717 37,892 £4,026 £12,077 0.4

9 Aberdeen Install and Implement

Metering, Monitoring and

Targeting System (MM&T)

£468 3,079 £327 £981 1.4

10 All Sites Implement Automatic PC

Shutdown Procedure

£2,500 17,548 £1,864 £5,593 1.3

11 All Sites Implement Energy Policy £2,000 25,350 £2,693 £5386 0.7

Total £145,630 290,228 30,834 399,152 4.72

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9.0 Conclusions

The ESOS scheme require an ESOS Lead Assessor to carry out an organisation-wide energy audit, and produce a list of

recommendations for reducing energy consumption.

As part of this process, Sustain were appointed as the ESOS Lead Assessor and conducted a survey at 133 Houndsditch.

Desk-based stock analysis was also carried out and the results combined with the site audit report to form this building

report. The audit identified 4 measures that could be implemented at one or all of the audited sites. This would result

in total annual cost savings of £30,834 using an electricity cost of 10.6p/kWh which is based on the unit prices at a

representative site (Coulsden).

Overall, it is calculated that an investment of £145,630 in the measures and projects detailed within this report would

generate annual cost savings of £30,834, giving a simple payback of just under 5 years.

Next Steps: Review the recommendations and decide whether to accept reject or carry out further investigation in

each case.

An ESOS audit is designed to identify areas where energy efficiency saving can be generated, and to understand current

energy practices and consumption. It is recommended that the findings of this report are built into the sustainability

strategy and reporting in future in order to assist with future rounds of ESOS reporting.

Colliers International, in conjunction with Sustain, have a strong track record of implementing energy efficiency

projects for a wide variety of clients. We would be very happy to discuss next steps further, and assist in the

implementation of the measures identified within this report.