SAB AWARDS 2013 Nova scotia power corporate headquarters
Executive Summary: The Nova Scotia Power (NSP) Corporate Headquarters occupies a decommissioned generating plant in a prominent location in downtown Halifax, with significant frontage on the public boardwalk that lines the western edge of Halifax harbour. The project involved the retention and adaptive reuse of the former generating plant for the headquarters of the provincial electrical utility. The facility houses over 600 staff in approximately 14,600 gross square metres and provides parking for 150 cars. The project used an innovative construction strategy that involved the reuse of the existing steel structure and exterior concrete cladding where possible, in conjunction with the insertion of floors within the existing volume. Originally designed to support coal bins and turbines, the existing structure and
foundations were robust enough to support the new floors. Providing an example of sustainability and design and construction innovation for the provincial and national building industry, the project has already attained enough points for LEED Gold certification and is in the final stages of review which will confirm it has achieved LEED Platinum certification. The building represents the first major use of “chilled beam� technology in Canada. The system utilizes (low energy sea) water rather than air to transport cooling thereby lowering energy consumption. Additional energy saving strategies include the provision of energy recovery on HVAC, variable speed drives, a tight building envelope and daylight and occupancy sensors for lighting.
SAB AWARDS 2013 Nova scotia power corporate headquarters
1. Strategic Decisions Environmental: It was the desire of NSP, as the provincial power authority, to have a visible demonstration of its commitment to environmental responsibility and show leadership in energy conservation through the adaptive reuse of a former power plant located in a prominent location on the harbour in downtown Halifax. Elements such as the original steel structure on the interior and chimney bases converted to skylights retain a memory of the original building and its former use. Economic: Financial analysis demonstrated that renovation of an existing owned building was the optimal solution to meet future space requirements. It provided the lowest life cycle costs when compared to both renting existing, or building new, corporate office space.
Civic: This redevelopment of an urban brownfield site demonstrates civic responsibility on behalf of the corporation. An example of urban intensification, it minimized incremental costs of infrastructure improvements. Social: Relocating but retaining employment within the City, the NSP headquarters supports both the economic and social fabric of downtown Halifax. Materials used were sourced from companies in the region whenever possible in order to support the local economy.
SAB AWARDS 2013 Nova scotia power corporate headquarters
1. Strategic Decisions Environmental: It was the desire of NSP, as the provincial power authority, to have a visible demonstration of its commitment to environmental responsibility and show leadership in energy conservation through the adaptive reuse of a former power plant located in a prominent location on the harbour in downtown Halifax. Elements such as the original steel structure on the interior and chimney bases converted to skylights retain a memory of the original building and its former use. Economic: Financial analysis demonstrated that renovation of an existing owned building was the optimal solution to meet future space requirements. It provided the lowest life cycle costs when compared to both renting existing, or building new, corporate office space.
Civic: This redevelopment of an urban brownfield site demonstrates civic responsibility on behalf of the corporation. An example of urban intensification, it minimized incremental costs of infrastructure improvements. Social: Relocating but retaining employment within the City, the NSP headquarters supports both the economic and social fabric of downtown Halifax. Materials used were sourced from companies in the region whenever possible in order to support the local economy.
SAB AWARDS 2013 Nova scotia power corporate headquarters
Annual Energy Costs Pre-Retrofit
As a LEED Platinum candidate building, the NSP Head Office has an extremely small environmental footprint compared with a conventional building. Annual energy costs are estimated to be almost one half of that of the MNECB reference building.
After Retrofit ANNUAL ENERGY COST SAVINGS
CAPITAL COST
HVAC COST SAVINGS
SIMPLE PAYBACK (YEARS)
OCCUPANCY SENSORS Use occupancy sensors in office (80%) control fraction), meeting rooms, washrooms and storage rooms (100% control fraction).
$5,120
$35,000
$7,429
5.4
$750
$24,400
$2,024
29.8
$1,205
$22,350
$946
17.8
$7,892
$78,000
$38,942
4.9
$3,003
$39,900
$20,476
6.5
$5,116
$38,000
$0
7.4
$3,751
$3,000
$0
0.8
$24,821
$250,000
$0
10.1
$51,658
$490,650
$69,818
8.1
DAYLIGHTING SENSORS Install daylighting sensors on perimeter office zones (continuous dimming) and in Atrium (ON/OFF controls). Increase Wall Insulation Increase wall R-value to R-23 (e.g. add 1� of XPS rigid insulation). Energy Recovery Ventilation - Office Use 75% effective ERV on office ventilation. All building and sanitary exhaust to go through enthalpy wheel. Energy Recovery Ventilation - Single Zone Systems Use 75% effective ERV on single zone systems. Demand Controlled Ventilation (CO2) - Office Use CO2 sensors in office area. Demand Controlled Ventilation (CO2) - Single Zone Systems Use CO2 sensors for single zone systems. Heating and Cooling with Harbour Water Use CO2 sensors for single zone systems.
TOTAL
The payback of NSP Head Office initial investment in energy & water upgrades to their new head office provides an excellent return on investment as the premiums of the systems are paid off in under 10 years.
Strategic Decisions
SAB AWARDS 2013 Nova scotia power corporate headquarters
Annual Energy Costs Pre-Retrofit
As a LEED Platinum candidate building, the NSP Head Office has an extremely small environmental footprint compared with a conventional building. Annual energy costs are estimated to be almost one half of that of the MNECB reference building.
After Retrofit ANNUAL ENERGY COST SAVINGS
CAPITAL COST
HVAC COST SAVINGS
SIMPLE PAYBACK (YEARS)
OCCUPANCY SENSORS Use occupancy sensors in office (80%) control fraction), meeting rooms, washrooms and storage rooms (100% control fraction).
$5,120
$35,000
$7,429
5.4
$750
$24,400
$2,024
29.8
$1,205
$22,350
$946
17.8
$7,892
$78,000
$38,942
4.9
$3,003
$39,900
$20,476
6.5
$5,116
$38,000
$0
7.4
$3,751
$3,000
$0
0.8
$24,821
$250,000
$0
10.1
$51,658
$490,650
$69,818
8.1
DAYLIGHTING SENSORS Install daylighting sensors on perimeter office zones (continuous dimming) and in Atrium (ON/OFF controls). Increase Wall Insulation Increase wall R-value to R-23 (e.g. add 1� of XPS rigid insulation). Energy Recovery Ventilation - Office Use 75% effective ERV on office ventilation. All building and sanitary exhaust to go through enthalpy wheel. Energy Recovery Ventilation - Single Zone Systems Use 75% effective ERV on single zone systems. Demand Controlled Ventilation (CO2) - Office Use CO2 sensors in office area. Demand Controlled Ventilation (CO2) - Single Zone Systems Use CO2 sensors for single zone systems. Heating and Cooling with Harbour Water Use CO2 sensors for single zone systems.
TOTAL
The payback of NSP Head Office initial investment in energy & water upgrades to their new head office provides an excellent return on investment as the premiums of the systems are paid off in under 10 years.
Strategic Decisions
SAB AWARDS 2013 Nova scotia power corporate headquarters
2. COMMUNITY The original building was a large concrete mass that formed a barrier to the waterfront. A portion of the existing structure was demolished in order to introduce an Atrium, which connects the City to the harbour. The project addresses the utility’s desire to be a more accessible organization engaged with the community that it serves; transparent entries on both the boardwalk and Lower Water Street levels welcome the public into the facility. The building design locates
animated uses, such as the conference centre, atrium, and cafĂŠ with outdoor seating area, facing the boardwalk. The location of the site within 400 meters of two bus lines supports the use of public transit. Forty-eight bicycle racks are provided for building occupants, with adequate shower and change facilities. Several Auto Share, high-efficiency vehicles are provided on site for use by staff. They are available for public use in the evenings.
SAB AWARDS 2013 Nova scotia power corporate headquarters
2. COMMUNITY The original building was a large concrete mass that formed a barrier to the waterfront. A portion of the existing structure was demolished in order to introduce an Atrium, which connects the City to the harbour. The project addresses the utility’s desire to be a more accessible organization engaged with the community that it serves; transparent entries on both the boardwalk and Lower Water Street levels welcome the public into the facility. The building design locates
animated uses, such as the conference centre, atrium, and cafĂŠ with outdoor seating area, facing the boardwalk. The location of the site within 400 meters of two bus lines supports the use of public transit. Forty-eight bicycle racks are provided for building occupants, with adequate shower and change facilities. Several Auto Share, high-efficiency vehicles are provided on site for use by staff. They are available for public use in the evenings.
SAB AWARDS 2013 Nova scotia power corporate headquarters
3. SIte ecologY The repurposing of an existing site does not increase urban sprawl nor result in the construction of new building on prime farm, wetland, or forested land. This project site is an infill project that increases development density of the neighbourhood and promotes the use of existing amenities and infrastructure. Landscaping consists of native adaptive species that are drought-resistant to the Maritimes climate.
SAB AWARDS 2013 Nova scotia power corporate headquarters
3. SIte ecologY The repurposing of an existing site does not increase urban sprawl nor result in the construction of new building on prime farm, wetland, or forested land. This project site is an infill project that increases development density of the neighbourhood and promotes the use of existing amenities and infrastructure. Landscaping consists of native adaptive species that are drought-resistant to the Maritimes climate.
SAB AWARDS 2013 Nova scotia power corporate headquarters
4. Light and Air Occupancy and daylight sensors are used to reduce the reliance on artificial lighting and consequently energy consumption. A ceiling layout of high efficiency fixtures ensures a reduced lighting power density, while still providing adequate light for the occupants. As a result of the Atrium and Galleria, over 75% of occupied spaces have access to natural daylight. Electricity consumption for lighting is approximately 22 kWh/m²/year which is approximately 10-15% of the total electricity consumption of the building.
The mechanical system provides a DOAS (Dedicated Outdoor Air System) that provides 100% fresh air to the building. Demand-controlled ventilation optimizes indoor air quality while saving energy. Each room is equipped with occupancy sensors and CO2 sensors to bring in adequate fresh air at all times.
SAB AWARDS 2013 Nova scotia power corporate headquarters
4. Light and Air Occupancy and daylight sensors are used to reduce the reliance on artificial lighting and consequently energy consumption. A ceiling layout of high efficiency fixtures ensures a reduced lighting power density, while still providing adequate light for the occupants. As a result of the Atrium and Galleria, over 75% of occupied spaces have access to natural daylight. Electricity consumption for lighting is approximately 22 kWh/m²/year which is approximately 10-15% of the total electricity consumption of the building.
The mechanical system provides a DOAS (Dedicated Outdoor Air System) that provides 100% fresh air to the building. Demand-controlled ventilation optimizes indoor air quality while saving energy. Each room is equipped with occupancy sensors and CO2 sensors to bring in adequate fresh air at all times.
SAB AWARDS 2013 Nova scotia power corporate headquarters
5. Water Conservation Water efficient plumbing fixtures reduce the amount of potable water consumed within the building. A 43 m3 rainwater cistern collects storm water from the roof to reuse to flush toilets. Landscaping consists of turf grass that is droughtresistant. No permanent irrigation system has been installed on-site. The water consumption is 3,715,000 litres annually (24 litres/person/day or 0.406 per m²/ person/year), which represents an improvement of approximately 75% over the reference building. Water efficient plumbing fixtures
6. Energy Present and Future Seawater utilizing existing piping from the Halifax harbour, originally used to cool the power-generating turbines, is run through titanium heat exchangers to a circulation loop. From there heat pumps extract cooling or heating from the system to serve the chilled beams and perimeter heating. A bypass for free cooling is included. The Chilled Beam system uses an induction unit supplied with low energy water to cool outdoor air supplied to occupied spaces. It provides improved thermal comfort while utilizing less fan power energy.
Harbour Heating and Cooling
The system can use rejected heat from cooling the south areas to heat the north side of the building. The use of harbour water for heating and cooling will allow the building to operate off of entirely renewable energy in the future as fossil fuels are phased out. Currently 3.1% of the energy consumed by the building is from on-site generation; 50% is provided by wind farms owned by NSP. Other energy saving strategies include energy recovery from ventilation, a tight building envelope, and the use of variable speed drives.
Chilled Beam
The projected annual electrical energy consumption for the building is 792 MJ/m² (including regulated loads and plug loads). In 2011 Nova Scotia Power generated over 284 megawatt hours of renewable energy. It will apply a portion of renewable energy generated to the grid equivalent to the building’s consumption.
SAB AWARDS 2013 Nova scotia power corporate headquarters
5. Water Conservation Water efficient plumbing fixtures reduce the amount of potable water consumed within the building. A 43 m3 rainwater cistern collects storm water from the roof to reuse to flush toilets. Landscaping consists of turf grass that is droughtresistant. No permanent irrigation system has been installed on-site. The water consumption is 3,715,000 litres annually (24 litres/person/day or 0.406 per m²/ person/year), which represents an improvement of approximately 75% over the reference building. Water efficient plumbing fixtures
6. Energy Present and Future Seawater utilizing existing piping from the Halifax harbour, originally used to cool the power-generating turbines, is run through titanium heat exchangers to a circulation loop. From there heat pumps extract cooling or heating from the system to serve the chilled beams and perimeter heating. A bypass for free cooling is included. The Chilled Beam system uses an induction unit supplied with low energy water to cool outdoor air supplied to occupied spaces. It provides improved thermal comfort while utilizing less fan power energy.
Harbour Heating and Cooling
The system can use rejected heat from cooling the south areas to heat the north side of the building. The use of harbour water for heating and cooling will allow the building to operate off of entirely renewable energy in the future as fossil fuels are phased out. Currently 3.1% of the energy consumed by the building is from on-site generation; 50% is provided by wind farms owned by NSP. Other energy saving strategies include energy recovery from ventilation, a tight building envelope, and the use of variable speed drives.
Chilled Beam
The projected annual electrical energy consumption for the building is 792 MJ/m² (including regulated loads and plug loads). In 2011 Nova Scotia Power generated over 284 megawatt hours of renewable energy. It will apply a portion of renewable energy generated to the grid equivalent to the building’s consumption.
SAB AWARDS 2013 Nova scotia power corporate headquarters
7. Materials and Resources At least 25% of total building materials, by cost, were extracted and manufactured within 800 km (by truck; 2,400 km by rail or sea). Demolition residue was reused: steel was recycled off site and the rubble from concrete that was saw-cut to make window openings was used as fill to adjust site grades. In total, 86.9% of waste materials were recycled during construction, 28.76% of the total building materials, by cost, were materials that contained recycled content, and at least 85% of all wood-based building components, by cost, was certified FSC.
SAB AWARDS 2013 Nova scotia power corporate headquarters
7. Materials and Resources At least 25% of total building materials, by cost, were extracted and manufactured within 800 km (by truck; 2,400 km by rail or sea). Demolition residue was reused: steel was recycled off site and the rubble from concrete that was saw-cut to make window openings was used as fill to adjust site grades. In total, 86.9% of waste materials were recycled during construction, 28.76% of the total building materials, by cost, were materials that contained recycled content, and at least 85% of all wood-based building components, by cost, was certified FSC.
SAB AWARDS 2013 Nova scotia power corporate headquarters
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Ground Floor Plan Drawing (Above)
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North / South Cross Section Drawing looking East
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LEGEND
1. Atrium 2 Galleria 3. Lobby
4. Office 5. CORE 6. Elevators
8. Lifecycle Consideration
9. Education and Information Sharing
The renovation of an existing building to become a long term environmentally sustainable facility was the optimal solution to meet future space requirements. It provided the lowest life cycle costs when compared to both renting existing, or building new, corporate office space.
The project is highly visible on the Halifax Waterfront. Its reuse is a large visible statement of the positive contribution that an environmentally responsible project can make to a city.
The building has large rectangular floor plates that are easily reconfigured to meet any future change in requirements, with a minimum of demolition and waste. Office spaces are comprised predominantly of demountable and reusable work stations and office partitions.
A publicly accessible, interactive kiosk has been installed in the main lobby of the building to showcase the sustainable design features of the building. This kiosk provides information about various building design elements and construction practices. Actual energy consumption for the building is displayed and is updated quarterly; building performance can be compared to the modeled energy savings that was generated during the design stage.
SAB AWARDS 2013 Nova scotia power corporate headquarters
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A 5
4
1
6
5
4
2
4
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3
5
Ground Floor Plan Drawing (Above)
6
5
5 4
North / South Cross Section Drawing looking East
1
4
LEGEND
1. Atrium 2 Galleria 3. Lobby
4. Office 5. CORE 6. Elevators
8. Lifecycle Consideration
9. Education and Information Sharing
The renovation of an existing building to become a long term environmentally sustainable facility was the optimal solution to meet future space requirements. It provided the lowest life cycle costs when compared to both renting existing, or building new, corporate office space.
The project is highly visible on the Halifax Waterfront. Its reuse is a large visible statement of the positive contribution that an environmentally responsible project can make to a city.
The building has large rectangular floor plates that are easily reconfigured to meet any future change in requirements, with a minimum of demolition and waste. Office spaces are comprised predominantly of demountable and reusable work stations and office partitions.
A publicly accessible, interactive kiosk has been installed in the main lobby of the building to showcase the sustainable design features of the building. This kiosk provides information about various building design elements and construction practices. Actual energy consumption for the building is displayed and is updated quarterly; building performance can be compared to the modeled energy savings that was generated during the design stage.
East Elevation Drawing
East Elevation Drawing