“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
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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
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