SIMPLE EFFICIENCY - Tishman Speyer€¦ · Tishman Speyer acquired Le Delta in 2010 and took over its management in early 2011. OPPORTUNITY FOR IMPROVEMENT When the Tishman Speyer

SIMPLEEFFICIENCYMaking a significant impact through a thoughtful and measured approach

OVERVIEWHOME APPROACH IMPACT RESULTS AND NEXT STEPS CONTACTTECHNICAL INSIGHTS

LE DELTAPARIS / FRANCE

http://www.tishmanspeyer.com

http://www.tishmanspeyer.com/properties/le-delta

Le Delta is a 25,000m2 (269,000 sq ft) office building located on the banks of the Seine in Boulogne, adjacent to the Paris ring road. The property consists of eight upper floors above an atrium and 457 underground parking spaces, with a glass curtain wall façade. It can accommodate 1,450 people.

Tishman Speyer acquired Le Delta in 2010 and took over its management in early 2011.

OPPORTUNITY FOR IMPROVEMENTWhen the Tishman Speyer asset management and property teams took over in 2011, they realized that the building was not operating at its maximum potential, even though the last renovation had been finished only four years earlier and the equipment in place was new.

REDUCING OPERATING COSTSThe energy-reduction strategy put in place by Tishman Speyer’s in-house property management team has resulted in a 56% reduction in total energy consumption and a 10% reduction in water use. It has also helped to protect the building for the future and reduce operating costs for tenants.

A COHERENT STRATEGYThe energy-reduction strategy had two key strands:

OVERVIEW

10%REDUCTION IN WATER

CONSUMPTION

56%REDUCTION IN TOTAL ENERGY CONSUMPTION

¤200KACTUAL SAVINGS IN THREE YEARS (FROM

2010 BASE CASE)

1. Focus on the areas where the biggest savings can be achieved.

2. Address operational and maintenance actions (at low or no cost).

Results were achieved via a combination of management, technology and behavior change actions.

EXEMPLARY PERFORMANCELe Delta has achieved the highest performance level under the HQE Exploitation certification (High Environmental Quality, the LEED Existing Building Operations & Maintenance equivalent in France), achieving the maximum rating in all 14 categories. It is one of only four buildings to have achieved this rating in France, and the only multi-tenanted building at this level. Both tenants also achieved their own HQE certification.

NEW WAYS TO SAVE ENERGYThe process of improvement is continual; the team is constantly searching for new ways to reduce energy and will implement these as appropriate. More specifically, Le Delta is to be Tishman Speyer’s pilot project for its smart-metering program in France, which will provide even greater granularity on consumption data and equipment efficiency.





14/14MAXIMUM SCORE

IN ALL HQE CATEGORIES

¤690KTOTAL APPROXIMATE

SAVINGS (TOTAL SAVINGS PLUS

POTENTIAL COST OF “DOING NOTHING”)

95%BUILDING OPERATIONS MODELING ACCURACY

A CAREFUL AND DETAILED APPROACH

INTEGRATED PLATFORM The approach taken at Le Delta exemplifies the advantages of Tishman Speyer’s fully integrated platform. As the owner-manager of the building, with Tishman Speyer staff on site, a longer-term, more holistic view could be taken to establish the priorities for the building. The initial review of the asset during the due diligence phase involved the Asset Manager who would be responsible for the building after acquisition.

The Asset Manager and Property Manager, both from Tishman Speyer, then worked closely to agree on the strategy for the building. This included planning the essential energy audit, structuring the capital investment plan and monitoring the performance improvements.

A SYSTEMATIC APPROACHThe Energy Audit

First, a comprehensive energy audit was undertaken over a four-month period, assessing the mechanical equipment in place and the associated operating routine. It was discovered that the plant and equipment were being run when not strictly necessary, or in counterintuitive ways. For example, heating and cooling were both being produced at the same time, which led to high overconsumption. In the same way, the automatic operating controls were not

set up correctly, leading to further excess consumption.

Thermodynamic Modeling

Building energy consumption modeling was undertaken, which took into account observed consumption parameters as well as building components such as structural elements, walls and surfaces. Through this process, building operations could be modeled with 95% accuracy. This provided a precise understanding of the various consumption drivers and allowed the team to prioritize actions to improve the building’s performance.

Targeted Action Plan

Each of the proposed improvement measures identified in the energy audit was appraised to determine its overall impact on consumption, capital outlay and return on investment, in terms of both carbon and cost savings. Actions were prioritized based on savings potential and those that were low or no cost.

Using this coherent approach, Tishman Speyer was able to build significant incremental value at each point of intervention, demonstrating that small changes can have a large cumulative impact on a building’s total energy consumption.





2.5MILLION kWh OF

ELECTRICITY SAVED OVER THREE YEARS

SMALL STEPS COMBINE TO MAKE A LARGE IMPACT

89%REDUCTION IN

LIGHTING ELECTRICITY FROM LEDs

64%REDUCTION IN HEATING AND

COOLING ENERGY USE

OPERATIONAL EFFICIENCYAs a result of the energy audit and the thermodynamic modeling, the Property Manager was able to understand the building’s dynamics from both a technical and occupant perspective, and apply this knowledge to the daily operating parameters. Operational reconfiguration of the building’s operating settings was key to reducing the energy used for heating and cooling. Operating hours were optimized together with the heating and cooling temperatures throughout the year. Surveillance of the water fixtures was increased and undertaken weekly to track and eliminate any potential leaks.

As part of the technical review, the Property Manager shut down unnecessary pieces of equipment in the main lobby to observe how the building would perform without them. Shutting off the façade heating/cooling ring showed it was not performing as intended and had no impact on building operations or the tenants’ comfort; it has been shut off now, realizing a saving of over 530 MWh annually.

LOW CAPITAL INVESTMENTTishman Speyer looked for ways to enhance the equipment within the building to improve its efficiency. The aim was to maximize the return on any investment, not just in terms of cost, but also carbon. Initiatives included a new heat exchanger, new variable speed

motors for air handling units, the installation of LED lighting, lighting dimming controls and low-flow water fixtures. Each of these is a low cost solution.

CHANGING BEHAVIORCommunication with both the tenants and third-party contractors remained constant and open throughout the audit and implementation phases of the project. Initiatives were also put in place to align tenant behavior with the overall aims for the building, including signage to increase tenants’ awareness of their water consumption and to advise them to switch off computer equipment when leaving their desks.

HUMAN CAPITALThe new Property Manager needed to have an in-depth understanding of the technology within the building, and the ability to run the complex systems at maximum efficiency. As such, human capital has been a large part of the success of Le Delta. The Property Manager’s technical know-how and understanding of the dynamics of the building, combined with strong relationships with all key stakeholders, has been fundamental to creating a comfortable and energy- efficient environment.





RESULTS AND NEXT STEPS

49%REDUCTION IN

CARBON EMISSIONS

44%REDUCTION IN ELECTRICITY

CONSUMPTION

800LIGHT FITTINGS REPLACED WITH

LED LIGHTS

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CUMULATIVE ENERGY SAVINGS (%)

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50% reduction in the first year by unplugging redundant systems and re-setting the automated controls

40% reduction by rebalancing operating hours and installing new heat recovery system

10% achieved through small capex investment

No capex required

100%

CUMULATIVE ENERGY SAVINGS (%)

CUMULATIVE YEAR ON YEAR ENERGY SAVINGS (kWh/m2)

2011

90%

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50% reduction in the first year by unplugging redundant systems and resetting the automated controls

40% reduction by rebalancing operating hours and installing new heat recovery system

10% achieved through small capex investment

No capex required

2012 2013

DRAMATIC REDUCTIONSEnergy consumption was cut by over half within three years of Tishman Speyer taking over the management of Le Delta. 50%* of the overall reduction was achieved in the first year by unplugging redundant systems and resetting the automated controls. The next 40%* was achieved by aligning the operating hours of the equipment with occupancy patterns and installing a new heat recovery system, and the final 10%* was achieved through additional small capital investment.

LOWER COSTS FOR TENANTSLe Delta is now more energy efficient and cost effective, with improved comfort levels. The reduction in overall energy consumption has already resulted in a reduced electricity tariff for the building; this saving has been passed on to tenants through a reduced service charge. As managers and tenants have

begun to see the benefits of the energy reduction strategy, their involvement has increased, resulting in further savings.

FURTHER OPPORTUNITIESFollowing the successful implementation of energy-saving measures, the process has gained momentum. A new performance-based incentive scheme has been put in place with service managers to maintain the already outstanding performance and to drive the building’s consumption down further.

Le Delta is to be Tishman Speyer’s pilot project for its smart-metering program in France. The resulting improved granularity and completeness of consumption data and analysis will allow the property team to identify further opportunities for action, and also facilitate work with tenants to improve efficiencies within their own space.

*All figures approximate





TECHNICAL INSIGHTS

ENERGY AUDIT: No stone unturned

A comprehensive audit gave insight into energy use so energy efficiency measures could be focused most effectively.

THERMODYNAMIC MODELING: Understanding Consumption

The model showed where the areas of greatest consumption were and made scenario testing possible.

OPERATIONAL EFFICIENCY: Optimizing automatic controls

Reconfiguring the building’s operating parameters was key to reducing the energy used for heating and cooling.

RESOURCE EFFICIENCY: Targeted capital investment

Investment in flexible cooling, responsive lighting, water reduction measures and reinstating the heat recovery system further reduced energy consumption.

TENANT ENGAGEMENT:Communication is key to success

Collaboration with the tenants and the supporting facilities companies ensured the success of the efficiency measures.

READ MORE READ MORE READ MORE READ MORE READ MORE





CONTACT

LE DELTAPhilippe Minh Tishman Speyer France 49-51 Avenue George V 75008 Paris

T +33 (0)1 56 89 93 00 E [email protected]

tishmanspeyer.com



mailto:info%40taunusturm.com?subject=




ENERGY AUDIT: No stone unturned

ESTABLISHING A BASELINEThe first step to improving the building’s operations was the decision by the Asset Manager to undertake a comprehensive energy audit. During this four-month process, the team assessed all the existing mechanical equipment and associated operating routines.

UNDERSTANDING THE BUILDING To achieve this, Tishman Speyer:

• Analyzed the individual technical components and assessed how these worked together, as well as seeking to understand the potential of each piece of plant.

• Analyzed the energy demand and patterns in the building, including the various zones served by heating, ventilation, air conditioning and lighting.

• Confirmed individual best practice regarding all technical services.

• Assessed whether the meter readings made sense.

• Verified whether the consumption numbers correlated with the team’s own measurements.

• Interviewed the building’s technicians about operational energy requirements and automatic settings.

• Communicated with tenants to understand their needs and comfort requirements, including confirming the operating hours of all the tenants and their peak hours.

Our approach was systematic. We analyzed all aspects of energy use: equipment, data, people and programs, to make sure we were in full possession of the facts before determining the best course of action.

Tenant restaurant

Electricity smart metering

Energy audit of the building

IDENTIFYING PRIORITIES The findings from the energy audit formed the basis for the action plan, which was prioritized according to savings potential and the relative cost of the proposed measures.





THERMODYNAMIC MODELING: Understanding consumption

A FACTUAL AND PRECISE PROCESSThe goal of the thermodynamic model was to identify the greatest areas of consumption in the building. Once this factual and precise process was complete, the engineering teams used the model to prioritize the actions to be taken.

THE WAY FORWARDOnce the model was built, the outputs were compared with the actual utility invoices. Since the model was proven to replicate the building’s consumption with 95% accuracy, it then allowed scenario testing to be carried out, and was used to predict the kWh savings for each of the actions taken.

For example, the model identified that, as with many buildings, the façade accounted for the greatest heat loss.

The model also provided the following:

• Analysis of consumption per area of the building.

• Model of theoretical energy and heating requirements, compared to existing consumption.

• Analysis of impact of individual mechanical and electrical services.

HEAT LOSS

The thermodynamic model was fundamental to decision-making. Once its accuracy had been verified, it enabled us to carry out scenario testing to understand the effect of proposed actions. We could then establish our priorities with confidence.

Comparison of air conditioning consumption, real and theoretical

Main lobby

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Simulated

2010

Simulated

2010

Doors 1%

Façade Joints 45%

Internal walls 1%

External Walls 17%

Insulation 15%

Floors 18%

Roof 3%





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Air conditioning demandHeating demand

OPERATIONAL EFFICIENCY: Optimizing automatic controls

RECONFIGURATION KEYWhen Tishman Speyer analyzed the building’s automatic operating controls, it transpired that the settings had not been optimized. Reconfiguring the building’s operating parameters was therefore key to reducing the energy used for heating and cooling.

A COMFORTABLE ENVIRONMENTTishman Speyer ensured that:

• Temperature ranges took into account best practice for comfort levels as well as any specific lease requirements.

• Plant and equipment would only be run in order to guarantee the comfort of occupants, with early start times regulated according to weather conditions and user requirements.

• If there was no benefit or impact, equipment and pumps would be turned off, and vents closed manually.

WORKING WITH THE SEASONSAlthough the chilled water system could not be turned off completely due to the cooling requirements for IT rooms, seasonal adjustments could be made to provide incremental savings.

• In winter months, the chilled water circuits supplying the AC installations were closed off as far as possible (circulation pumps stopped and valves closed manually) except for those serving areas such as IT rooms or data centers, to reduce loss from conduction.

The first step to improving Le Delta’s efficiency was to ensure that the building’s operating parameters reflected the needs of its occupants, and took into account seasonal requirements. This simple step yielded significant energy savings.

• In spring and autumn, use of free cooling air-handling systems was maximized to increase the level of fresh air intake and reduce energy consumption. The fresh air intakes and extracts were also connected to a regulator with an accompanying thermostat in order to make them even more efficient. To make this possible, variable speed drives had to be installed on relevant equipment.

• In summer months, the process was reversed when all heating plant and associated valves and pumps were turned off.

By adopting this strategy and working closely with facility services providers, Tishman Speyer has been able to achieve significant results. Approximately 30% of the initial energy reductions were achieved through rebalancing the building’s mechanical and system configurations, aligning operating times with occupancy patterns.

THE PROJECT IS NEVER FINISHED Progress from all measures continues to be reviewed monthly and the results analyzed with the technical team. The HQE (High Environmental Quality) certification involves an annual audit of the building’s performance, requiring input from all stakeholders. One of the key targets is a reduction in energy consumption of 5% annually over five years.

Modeled power demand

Chilled water system





RESOURCE EFFICIENCY: Targeted capital investment

FLEXIBLE COOLINGTishman Speyer installed a highly efficient, variable speed motor linked to a sensitive programming tool on one of the main air handling units (AHU). This increased the efficiency and flexibility of the unit, which could be programmed to adjust in increments based on predicted occupancy levels during the day, as people move in and out of the building. In addition, office AHU motors were replaced with more efficient models.

The lobby AHU controller was also replaced with a motorized controller linked to the outside air temperature to enable free cooling.

RESPONSIVE LIGHTINGIt is not typically necessary to light all areas of a building constantly throughout the day, especially if the traffic in particular areas is relatively low. To reduce electricity consumption, lighting schemes were regulated according to the requirements of each zone; inexpensive options such as installing push buttons with timers, or presence detectors, offered simple energy-saving solutions.

Lighting in the parking lot was reduced at night and over the weekends using a programmable controller, and the atrium was fitted with a daylight sensor and an automatic dimming light. Electricity consumption was further reduced in the common areas by replacing more than 800 light fittings with LED lights. The LED fixtures alone saved over 38,500 kWh.

With an emphasis on no and low cost measures, the financial investment in Le Delta was carefully apportioned to maximize returns, delivering quantifiable energy and cost savings that far outweighed the upfront investment.

REDUCED WATER CONSUMPTION Water is often the forgotten cousin of sustainability projects. However, it is an increasingly scarce resource globally and we are committed to reducing our consumption. At Le Delta, monitoring of the water fixtures was increased to a weekly cycle to track and eliminate leaks. Water use for the restrooms was reduced by approximately 50%; infrared mixing valves, with an output of three liters per minute, were installed on the taps; and signage was put in place to increase tenants’ awareness of their water consumption.

HEAT RECOVERY REINSTATEDHeat recovery is a simple yet effective means of reducing wasted energy in a building, and can be applied to a variety of mechanical systems, such as boilers and ventilations systems. A heat recovery system had been installed at Le Delta but the previous managers had switched it off. Following the energy audit the system was reinstated, corresponding to a saving of 555 MWh/year. Typical efficiency rates for thermal wheel technology range between 65% and 75%1.

1Heat Recovery Technology Guide, Carbon Trust, UK.

Restaurant seating area

Heating system





TENANT ENGAGEMENT: Communication is key to success

Open dialogue with all parties, and at all stages of the project, helped to secure the commitment of both tenants and third-party contractors. By aligning objectives, we ensured the success of the efficiency measures.

Main entrance

Main atrium

COLLABORATION TO ACHIEVE RESULTSTishman Speyer has longstanding relationships with its tenants and its history of managing buildings efficiently stretches back over 30 years. We are highly aware that collaboration with tenants on the wider sustainability agenda, and on efficiency measures in particular, is the only way to achieve the full potential of any building.

This is nowhere more evident than at Le Delta, where detailed information was provided to the two key tenants at each stage of the process. The on-site property manager worked closely with everyone in the building during both the analysis and implementation phases, keeping them updated at each key stage.

The HQE Exploitation2 process also provides a helpful framework that facilitates tenant engagement in the certification process. Both tenants chose to pursue their own HQE certification as part of the wider project.

TENANTS IN THE LOOPCommunication with those working in the property is critical if the building is to reach its efficiency potential. For this reason, the tenants were provided with detailed information about the project, the impact it would have on the building as a whole and their own spaces in particular. Changes in operating parameters, lighting regimes and equipment operating hours were all notified in advance, and in detail.

TOTAL COMMITMENTIt was clear to all parties that there was significant potential to reduce both energy and operating costs, and this led to unprecedented levels of partnership between Tishman Speyer, the tenants and the supporting facilities companies, all of whom gave both operational and financial commitments to ensure the ultimate successes shown here to date. Consumption within the tenants’ own areas has also continued to fall, demonstrating long-term behavior change at this level as well.

THE COST OF DOING NOTHINGIf nothing had been done, factoring in only the energy tariff increases and no change in total consumption, the building would have had to pay almost ¤500,000 of additional energy costs. Combined with the ¤200,000 of actual savings, this resulted in nearly ¤700,000 of savings between 2010 and 2013.

2LEED Existing Building Operations & Maintenance equivalent in France.





Documents

SIMPLE EFFICIENCY - Tishman Speyer€¦ · Tishman Speyer acquired Le Delta in 2010 and took over its management in early 2011. OPPORTUNITY FOR IMPROVEMENT When the Tishman Speyer