GREEN RETROFIT OFFICES More quality with less energy
GERMANY
GREEN Retrofit Offices More quality with less energy Germany
01. Sustainable Growth Our vision on sustainable real estate
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02. German Green Building Green building trends in Germany
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03. The Green Retrofit Approach How to green up your building stock
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04. Sustainable Property Management How to green up your management
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01. Sustainable Growth Our vision on sustainable real estate
Our environment has made it clear that we have to take drastic measurements in order to change the devastating effects of global warming caused by greenhouse gases. The built environment accounts for 40% of the world’s carbon emissions. This calls for a next generation approach to real estate. A clever and innovative approach. The real estate business is faced with stricter regulations on carbon emissions, mostly caused by inefficient energy design and use in buildings. The European Commission has set strong targets to reduce carbon emissions by 20% from 1990 to 2020. This commitment not only requires a change in new build real estate. Drastic improvements of energy performance in the existing building stock are even more urgent. Therefore, sustainable development is not just an environmental approach to real estate, but more than ever a social and economic approach that will save building owners extra costs on the short- and long-term.
Our world is changing; a global rise of environmental concern
The existing real estate stock becomes obsolete.
and a strive towards a more sustainable future strongly influences
Energy performance is poor compared to newly
the real estate market.
developed buildings.
This results in:
• Energy costs of existing real estate per m2 are
• Stricter government regulations
considerably higher than for new developments
• Employer and employee awareness
• The indoor climate is poor
• Corporate Social Responsibility, the need to make a sustainable statement
• Transparency and open communication are lacking
• Health and well being among employees
• Existing buildings do not provide a sustainable
• A transparent and open workplace
statement
• A focus on total cost of ownership • Hence… a demand for sustainable real estate
Sustainable Real Estate, where to start?
Stricter Government Regulations
Energy and CO2
In the Netherlands:
• The built environment accounts for approximately
• The obligatory energy performance linked to the
40% of the annual emissions of CO2 world wide. • During the life cycle of an office building, approximately 90% of the CO2 emissions are generated during the operational phase; this is caused by heating, cooling, ventilation and lighting. • For a standard office building, approximately 60% of the material that is used, is used for the primary structure.
Dutch building code has increased from an EPC of 1,9 in 1995 to an EPC of 1,1 in 2009. • This is a reduction in allowed energy usage (building related) of approximately 42% in only 14 years. • Compared to a 10-year rental agreement, this can be considered a very large adjustment. • Because of the considerably higher energy usage and energy costs, office buildings that are more
• The advantage of a redevelopment is that the primary structure remains intact; therefore the focus on
than 10 - 15 years old cannot be competitive to newly developed buildings.
energy usage of the building is most important.
Environmental impact of office buildings, counting carbon emissions
Maintain and operate (90%)
73%
26%
Design and building (9,9%) Development (0,1%)
The OVG Green Retrofit
The OVG Green Retrofit is based on the three Ps:
OVG is fully committed to sustainability. In newly developed buildings as well as in redevelopments we
People
strive to exceed expectations. For redevelopments, we
• A retrofitted office building contributes to the welfare
have launched a new concept, the “OVG Green Retrofit”.
and health of the employee. • A retrofitted office building is flexible, comfortable
OVG’s Green Retrofit focuses on redevelopment of the facades, floors, the roof, and the building-related installations. Our goal is to dramatically increase energy efficiency, create transparent and naturally lit office
€/m2
SAVINGS - POSITIVE CASH FLOW COST BEFORE
The OVG Green Retrofit
retrofit project payment COST AFTER
and transparent. • Employees have the opportunity to communicate
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floors, and realise a healthy and attractive place to work.
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Time
through the open structure. • A retrofitted office has a highly sustainable image!
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A retrofit will lead to: • Reduction of energy usage
Planet • A sustainable and energy-saving building is created through the clever use of existing and new techniques and materials. The level which is communicated in this
• Reduction of maintenance costs: maintenance for tenants maintenance for owners
presentation could even be increased in the future. Profit • A retrofitted office can once again be the diamond in an investor’s portfolio!
• Lower accommodation costs for user • Higher net profits for owner
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Las Palmas, an OVG redevelopment project
02. German Green Building Green building trends in Germany
In 2003 the European Union introduced the ‘Energy Performance Building Directive’ (EPDB) which specifies a strict path to improve energy efficiency by the year 2020. As an EU country, Germany is a forerunner in climate and energy policies and strongly adheres to the mandatory European building regulations. Two years ago, Germany officially introduced a European energy certification to map the actual energy performance of the whole building stock. Their new build developments have a minimum energy performance and are executed by the so-called ‘Energieausweis’, a standard procedure linked to the official building code. The EU aims to increase energy regulation for new development to ‘zero net energy buildings’ by 2020. This means that in order to obtain a building permit in 2020, buildings will have to be extremely energy efficient and produce enough renewable energy on site to last an entire life cycle. This trend is also called ‘Passivhaus’ in Germany. So what about the upgrading of the existing building stock? Energy consultants predict that five years from now, building owners will be required to stepwise improve the energy performance of their building stock by making an improvement step in their official Energy Certification. That’s why we think that a green retrofit can make your building stock future proof to meet changing regulations.
Government - EU Introduction of the EPDB The European Commission starts from the fact that buildings consume 40% of total energy in the EU. By cutting the energy use in buildings by about 30%, Europe’s energy consumption would fall by 11%, more than half of the 20-20-20 target (20% less carbon dioxide by 2020, with 20% renewables in the energy mix). What’s more, it saves money. No wonder that the EPBD (Energy Performance Building Directive) is the centrepiece of the EU’s energy strategy, with these five themes: • Certification of buildings’ energy performance
6: e l c i gs Art ildin
y ssa r n e ce e h t bu gs t a ke ting ildin hall Exis n bu es s e t h a w t S .0 0 0 at ber er 1 e th ‘M em a ov n su r e e r y a o t nerg floor u res eir e h eful t meas s u , n tal m e et atio a to enov r to with or r orde j a s n m i o his i ad ed derg as t u pg r r m2 un a s f i y o ce icall in s rma n o no m nt s c e e m perfo e d r equi ly an um r onal ncti minim u f ly, nical tech um ble. minim ese feasi h t asis he b erive on t all d s h t s n e t s irem s se t at e req u m e nt er S uire M emb a n ce q m e r r o e le erf ma nc Artic gy p rfor ener with y pe e g c r n e n da r for he e ccor ithe of t in a et e s s g e n b for m ay uildi e or nt s for b whol reme a i u s q hen a e ts w ing he r o nen d 4. T build p m d o e c rrie t or e ca nova s b e m r e o t t s the d sy tion the vate nova with reno a re f o the riod, e rt p a p the e time ing e ar ited prov m m thes i i l g.’ n a e of ildin withi ectiv e bu j h b t o out ed ce of tion rma n emen perfo a bov y g ner all e over
• Regular inspection of boilers and air conditioning • Training of experts and inspectors • Calculation procedures • Minimum Energy Performance in Building
Government - Germany
Baubranche spielt die Schlüsselrolle CO2-Emissionen in Deutschland: Ziele für 2020
Climate change programme German Building Sector: 164 Mio. t
Incentive measures 1. Development Loan Corporation programmes to improve the
103 Mio. t
energy performance of buildings (through the KfW Förderbank)
134 Mio. t verkehr
2. Government support for urban restructuring
166 Mio. t
73 Mio. t industrie
Regulatory measures
117 Mio. t gebäude
1. Amending the Energy Conservation Regulations 2. Introducing energy certificates in existing buildings
362 Mio. t
(‘Energieausweis’ as German introduction of the European EPDB)
247 Mio. t energiewirtschaft
Quelle: Umweltbundesamt / Deutsche Gesellschaft für nachhaltiges Bauen
2006
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2020
In 2008, the German Green Building Council introduced a new certification system for sustainable real estate projects. About twenty projects have already received official certification and about another twenty are under development. This certification system will help to improve transparency on the quality performance of these sustainable buildings and will be an objective measurement to set green targets for real estate partners. In summer 2009, a similar certification system will come onto the market for existing buildings, which will be a helpful tool for large renovations. For more information visit www.dgnb.de
Ökonomische Qualität Ökologische Qualität
German Green Building Council (DGNB) DGNB - Deutsche Gesellschaft für nachhältiges Bauen Based in Stuttgart, the German Green Building Council is a response to the discussion in
Soziale Qualität
Germany on global warming and energy saving. Under the slogan “For a future-oriented built environment”, it aims to promote sustainable building in Germany, focusing not just on the actual construction process but on the entire life cycle of properties. The non-profit organisation will create a certification system for sustainable real estate projects. Projects which prioritise environment-friendly, healthy and resource-saving
Standort Qualität
Prozessqualität
criteria right from the planning phase, during construction and in subsequent utilisation
Technische Qualität
will be awarded a uniform quality label. The German Green Building Council knows three quality levels of sustainability: Gold, Silver and Bronze. The German organisation has been formed under the umbrella of the World Green Building Council, which is engaged worldwide in furthering sustainable construction methods and resource-saving properties.
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Some examples of DGNB Certified Projects
Gold • Köln, Etrium - Konzernzentrale im Passivhausstandard • Hannover, Neues Regionshaus • Stuttgart, OWP 11 Obere Waldplätze • Eberswalde, Paul-Wunderlich-Haus • Dessau, Umweltbundesamt • Wolfsburg, Volkswagen Financial Services AG Energieeffizientes Bürogebäude mit Betriebsrestaurant
Silver • München, ATMOS • Meerbursch, Bürogebäude • Darmstadt, Institutsgebäude des FB Bauingenieurwesen und Geodäsie • München, Laim 290 • Weinheim, VILEDA, Hauptverwaltung • Kassel, ZUB Kassel - Zentrum für Umweltbewusstes Bauen • Stuttgart-Möhringen, Z-zwo - Bürogebäude
Bronze • Chemnitz-Kaßberg, Justizzentrum Chemnitz • Heidenau, Saegeling Medizintechnik • Aachen, Studiencenter Super C
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Trends end-users
Percentages of respondents who cited energy and green building as key factors in making space decisions
Respondents who think sustainability is a critical issue Today
CoreNet and Jones Lang Lasalle survey 2008
Energy cost
2007
Green building
Key findings show: • Three quarters of companies consider energy and sustainability issues as “major” or “tie-breaker” factor in
76%
73%
47%
82%
making decisions. • Fewer corporate real estate executives are willing to pay a premium for sustainable space today than a year ago. • Corporate tenants report greater scarcity of green space that meets their needs today than a year ago. • Corporate real estate executives are increasingly interested in measuring the benefits of sustainability, but are not fully satisfied with current metrics.
Premium that corporate occupiers are prepared to pay for sustainable real estate
8% 4% Perceived availability of sustainable real estate solutions
160
133
Number of respondents
140
26%
138 62%
100 80
40
42
32
15
20 0
Minimal or no availability
Limited Good in some availability markets but not in others
Willing to pay 1-10% more Expect to pay the same but no more
120
60
Willing to pay greater than 10% more
Good availability overall
Widely available in all markets
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Expect to pay less
03. The Green Retrofit Approach How to green up your building stock
The choice of green retrofits To green up your existing building stock, the investor has the choice to select different retrofit packages. At first we will conduct a sustainability scan on the condition if the property, related to the building’s age and actual energy performance. The different retrofit packages consist of different technical building implications for improvement. These packages will result in a substantial growth of both commercial and energy performance of the building.
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Retrofit interventions 1. SMALL retrofit with new tenant fit out based on base building • Possibility for recently built buildings with higher value • Less investment needed for satisfied customer • With small energy interventions less energy consumption • Short time cycle • Phased construction without external temporary rental 2. MEDIUM retrofit according to current regulations and requirements
SMALL
MEDIUM
LARGE
innovative
retrofit
retrofit
retrofit
retrofit
Interior fit out works Energy saving interventions Installation interventions New (innovative) Installations Electra and Data innovations Facade upgrading New Facade Life cycle enlargement
Energy performance
• Possibility for buildings with obsolete installations • With investment extended lifecycle and income • Retrofit the building to current requirements • Reduce energy consumption with new installations 3. LARGE retrofit according to current
Number of applications / degree of retrofit
regulations and requirements • Possibility for buildings with obsolete installations • With investment extended lifecycle and income • Retrofit the building to current requirements
Each full column represents the energy use of an average building in the specific time period
• Reduce energy consumption with new installations
1. OVG Small Retrofit Energy reduction 2. OVG Medium Retrofit Energy reduction
4. Innovative retrofit
3. OVG Large Retrofit Energy reduction 4. OVG Innovative Energy reduction
• New innovative sustainable building will be constructed
5. Remaining energy use
• Multifunctional long-life building • Break with traditional working methods 1970-1980
1980-1990
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1990-1995
1995-2003
2004-2009
Technical adjustments to green up your building stock In order to improve the energy efficiency of office buildings, there are various technical adjustments that can be made. Most adjustments are meant to reduce the energy use in the building caused by heating, cooling, ventilation and lighting. During the life cycle of an office building 80% of the carbon emissions can be attributed to the building’s energy use. It therefore makes sense that reduction is the first ‘big step’. The following step is to reduce as much as energy as possible. Possibilities include widely used ground source heat pumps, which easily store hot and cold water in the ground. Finally, it is financially interesting to look at ways to produce your own renewable energy. Building-integrated solar panels are for instance widely used in Germany due to the high incentives for supporting the application of renewable energy as a result of a progressive national policy.
1. Energy efficiency
Light control through awnings
Windows to open
Daylight control
prevent the radiation of excessive
ventilation required less often. Comfort
solar heat and increases daylight. Less
for users, individually regulated.
saves energy.
cooling is required in the building and
Connected to building management
less electricity for the illumination.
system, central mechanical ventilation
Daylight adjusting lighting
Clever designs of awnings in the facade
Better indoor climate, mechanical
control. Facade design using
LED fixtures A saving in light energy
The facade design is optimised
electricity consumption significantly.
maximal daylight
ensuring maximum use of natural light, thus reducing the use of lighting energy.
by using LED fixtures reduces the
2. Climate system
Free cooling using water
Air is sucked in via an opening over surface water in a conservatory. Thus the air supply is cooled naturally by around 2ºK during the summer and the
Atrium forms part of the climate
air is humidified naturally in the winter.
Movement detection
considered as an important component
Humidification using plants
time reduces the electricity
of the natural ventilation of air from
water in the atrium and in the
the offices; therefore less mechanical
conservatory. This increases the
ventilation is required.
humidity level naturally.
installation The atrium must be A saving in illumination glowing consumption significantly.
of the climate installation: it takes care
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Plants and trees are sprinkled with
Hybrid ventilation
3. Water
Warm / cold storage -
can be opened, separation of the
Sedum roof Buffer for rainwater
(GSHP)
isolation. Filtering of precipitation
layers are used to store excess
The combination of windows that discharge systems and the atrium make it possible to limit mechanical ventilation to a minimum. An extensive building management system is installed linking these aspects to each other, thus enabling a hybrid solution. Cooling and heating using radiation The heat and cold
exchange in space takes place through radiation. The supply of fresh air is completely separated from this exchange. The heat and cold supply is separated from fresh air, causing the optimal working of the hybrid system. Smart facade The new facade will
be used for the decentralised climate system (by raised floor). Suspended
gutters and improvement of roof
Ground Source Heat Pumps Sources in the earth’s deep
directly to surface water.
heat in the summer and excess
Water storage - grey water cycle
re-used in the building.
toilets after being filtered through the
Bio Combined Heath
Precipitation is used for rinsing of
green roof. This way the use of tap
cold in the winter. This energy is
and Power Supply
water is considerably restricted.
A high powered electricity
4. Material
total yield of this installation
Green building materials
provides entirely emission-
benefits to the building owner and
building.
Green building materials offer specific building occupants, such as reduced maintenance and replacement costs over the life of the building, energy conservation, improved occupant health and productivity, lower costs associated with changing space configuration and
generator is installed. The lies above 90%. This generator free heat and electricity to the
Wind turbines
Wind turbines will possibly be installed additional to the energy generating installations, which will also be used to
greater design flexibility.
indicate the name and to
Floor flexibility
5. Renewable energy supply
Solar integrated glass facade
climate system it is possible to gain a
Solar panels Solar panels are
in the glass in the facade to
to generate energy.
building illumination).
ceilings will not be necessary for the climate system.
With a smart facade with integrated flexible and multifunctional building with a multi-usable infrastructure.
implemented on decentral locations
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support the corporate identity.
Solar panels are integrated
generate energy (lantern poles,
Every office building offers unique opportunities for energy efficiency improvement. It is important to select measures that on the one hand fit the payback period linked to the rental situation, and on the other, drastically lengthen the building’s economic life cycle.
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04. Sustainable Property Management How to green up your management
On average, one-third of a building’s energy use is behaviour-related and two-thirds can be attributed to the building’s technology itself. Sustainable property management can therefore be very effective to reduce energy costs. Case studies show that the installation of an extra energy performance measurement system and a continuous optimisation of the building installations can improve energy efficiency of an existing building already up to 40%. The simple reason behind this is that a lot of building installations are not used or technically managed properly. So there is a lot to gain from sustainable property management!
An important element of the OVG Green Retrofit is sustainable property management. Sustainable property management
Sustainable property
is important to:
management includes:
• Achieve the highest level of energy
• Monitoring of energy use
• Implementing a monitoring system that
• Optimisation of energy use
monitors energy use, indoor CO2 levels,
• Manage waste streams
• Optimisation of water use
daylight penetration and occupancy
• Achieve a healthy workplace
• Waste stream management
• Implementing separate waste streams and
• Reduce maintenance costs for the
• Indoor air quality maximisation
• Building systems maintenance,
efficiency and water efficiency
buildings’ owner
How do we do this?
• Reduce maintenance costs for the tenant:
• Landscaping and exterior maintenance
this results in lower total cost of ownership
• Stimulate employees to become more sustainable • Attract new employees • Maximise retention rates • Guarantee flexibility • Guarantee accounting efficiency
services and updates
• Continuous education of tenant
and employees
recycling what is possible • Implementing low maintenance climate systems such as geothermal heat and cold storage with heat pump • Implementing low maintenance systems for lighting the office such as LED
• Guidance on green procurement, maintenance and cleaning programmes • Timely, accurate and meaningful reporting, including budget preparation and oversight
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• Implementing a communication and education strategy by displaying actual energy use, benchmarking employees’ carbon footprint, and rewarding energy efficiency
Examples of energy monitoring
90% o f employees prefer fresh air and windows that can open?
90% of employees find the atmosphere and appearance of an office building very important?
6%
of employees would change jobs if
their employer would not care about sustainability?
70% of employees find the employer responsible for a sustainable working place?
50% 21% 50%
of employees will complain about poor indoor climate and lack of fresh air?
of employees are convinced that poor indoor climate leads to significant lower output?
of employees find that the company they work for should set strict requirements on energy usage?
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