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Property and Estate Management Silver Award for JLL England 8-10 Great George Street London

The International Green Apple Environment Awards were launched in 1994 and have become one of the world’s most prestigious recognition campaigns.

The awards have been launched as the top tier of the Green Apple Awards – enabling companies and organisations to win environmental recognition not only for themselves, but also for their countries.

We are delighted that JLL received the silver award for the Carbon Credential’s Collaborative Asset Performance Programme. Through monitoring and adjustment, the centre achieved a 24% reduction in energy consumption in just six months after completion of the programme.

The aim of the Collaborative Asset Performance Programme (CAPP) at 8 – 10 Great George Street was to reduce energy use, costs and carbon emissions and improve conditions for occupiers through better control of plant and via engagement with stakeholders.

Innovate UK research found that ‘average building emissions are 3.8 times higher than design estimate’, a difference known as the Performance Gap. Furthermore, the UK Green Building Council (UKGBC) found that ‘The whole supply chain requires collaborative design and working skills in order to determine the performance targets for the building and to work together to deliver them’.

This site had been in the Hermes Responsible Property Management programme for years, but under-performed against other Hermes assets in Better Building Partnership’s Real Estate Environmental Benchmark.

The Performance Gap was substantial, indicating potential to improve performance significantly.

A site audit identified this could be achieved through analysis of site data, operational efficiency and engagement. To address this Carbon Credentials developed the CAPP, a new approach to optimising performance.

In line with UKGBC’s recommendations, JLL partnered with Carbon Credentials and other suppliers to implement the CAPP, improve management of plant, reduce energy, emissions and ultimately bridge the Performance Gap at George Street.

The improvements at 8-10 George Street were implemented by November 2016. By June 2017, the programme has resulted in 24% verified electricity savings. This reduction in energy spend will pay back the project cost in under 11 months, based on electricity savings alone.

These electricity savings have been verified using ongoing measurement and verification (M&V), in accordance with the IPMVP standard (International Performance Measurement and Verification Protocol). The verified impact is agreed with stakeholders on a quarterly basis.

An ongoing programme is in place to ensure savings are maintained over time, as well as providing monitoring for fault detection and comfort control. Engagement of key stakeholders is central to the CAPP, keeping staff focused on improving energy performance.

In addition to the reduction in energy use, consequent spend and carbon emissions, better control and use of the plant at 8 – 10 George Street has reduced the occurrence of faults and increased the lifetime of equipment. This, in turn, reduces maintenance costs and expenditure replacing broken equipment.

Further successes on other environmental fronts are being recorded as the project continues to grow.


How CAPP Works

Carbon Credentials will work in collaboration with site teams including, operations, facilities management and BMS maintenance providers to ensure that goals are achieved and savings are sustainable.

Programme success depends on both the optimisation of technology and the engagement of people, which is why regular engagement is a core part of the process, as detailed below.

If you would like to understand more about the Collaborative Asset Performance Programme (CAPP), download our Guide to Bridging the Energy Performance Gap or contact our performance team.

Reaching Enlightenment with a Smart Building Gateway

The Internet of Things is growing at a staggering rate – there are now 3 connected devices for every human on the planet, and that number is growing exponentially.

But is your building keeping up with the pace?

Every day the built environment undergoes dynamic changes to its occupancy patterns, air quality and plant operation. Whilst these changes may seem subtle or routine, they can have a major impact on energy use, carbon emissions and occupant wellbeing.

These impacts often go undiagnosed, which is part of the reason that building emissions are nearly four times higher than design estimates (even amongst modern, well designed buildings!)

With increasing energy costs and tenant demand for sustainable, productive working environments, making sense of these changes has never been more important.

Could a Smart Building Gateway be the solution?

Smart Building Gateways provide a greater understanding of building performance, by optimising energy & comfort, and reaching data enlightenment.

A recent Carbon Credentials’ connected building “CAPP” project (Collaborative Asset Performance Programme) saw a 21% energy cost saving achieved immediately at no capital cost. Prior to being connected this London office building was believed to be operating well, with site personnel unaware of the savings potential that existed.

But once the gateway was deployed, enormous potential was seen for improved operational control thanks to the data insights enabled by the Smart Building Gateway that were simply not possible using existing industry-standard BMS trending and visualisations.

So how can you achieve similar results?

It might be easier than you think. With IoT costs dropping and more flexible solutions entering the market, there is no better time to embrace intelligent building energy performance.

Carbon Credentials offers flexible solutions that enable powerful insight on performance without interfering with your building operations or security.

We then work in collaboration with your team, leveraging data insights to drive meaningful reductions in energy & carbon, and improved operation and comfort.

Related Blogs

Why do so many strategies for technical energy reduction rely on new buildings?
How Will the Internet of Things Drive Energy Performance?
Digital Disruption in Commercial Real Estate – Opportunity or threat?

Our journey as Village’s energy partner

We have been working with Village Hotels (Village) as their Trusted Energy Partner since 2011. Our journey with Village started with supplying energy data and supporting CRC compliance but has grown into an incredibly exciting relationship that is focused on directly reducing energy use.

With 28 hotels across the country, there’s no doubt that Village needs a lot of energy to keep its gyms going, rooms running, bars bustling and spas spotless! This presents a good opportunity for ensuring efficient operations.

To fully understand where they use energy and what the opportunities for energy savings were, Village commissioned Carbon Credentials to complete energy audits at all their hotels. These audits identified a significant investment opportunity in energy reduction measures that would directly save Village money on their energy bills and energy usage.

With these potential investments in mind, work began to develop an Energy Strategy.

annual savings predicted across all 28 of Village's hotels represent a significant proportion of the total annual energy spend

The Village Energy Strategy has been developed in the structure of Carbon Credentials’ Collaborative Asset Performance Programme (CAPP). This programme has two elements:

So what are we doing?

Technical opportunities

From the technical side, our engineering team has been working closely with Village’s on-site technical teams and suppliers to ensure that Village’s Building Management Systems (BMS) are running as efficiently as possible. By making small changes to the BMS, and including temperature set points and timings to the equipment, we can measure immediate and consistent energy savings using our in-house data platform (ADAPt).

Working with people

We know that if this programme is going to be effective then the technical teams can’t do this alone. We recognise that Village’s Energy Strategy will not be effective without the full support and buy-in of their staff.

As an example, during a recent site visit to Village’s hotel in Elstree, working with the Operations Manager and Maintenance Manager, together we were able to alter the air-conditioning to align with their booking schedule for the week rather than to standard operating times.

To link these two sides together we will be travelling up and down the country providing on-site training, clearly labelling which equipment can and can’t be switched off and making sure staff have a chance to share ideas.

Labels actually used in Village hotels

So what about those pieces of kit that aren’t controlled by the BMS?

As fantastic as it would be to have everything controlled automatically, the reality is that there is still a lot of equipment that can be controlled by people. This is a great opportunity to engage staff as they can all have an impact, however small. During our site visits, we will be developing switch off checklists and providing signage to engage with and guide staff.

To read Village’s full Energy Strategy please follow the link here.

Examples of the posters designed and supplied for Village as part of the engagement strategy from Carbon Credentials

If you would like to understand more about the Collaborative Asset Performance Programme (CAPP) please contact our performance team here.

Tash Allard, Senior Engagement Analyst

Why do so many strategies for technical energy reduction rely on new buildings?

The GRESB Spring Conference took place last week and the third session was dedicated to technological innovations that can reduce climate risks and make buildings more resilient. It included an interesting panel discussion about where this kind of technology was going. The promise of smarter buildings is inviting.

The big problem is, the case studies that are being referenced are brand new buildings, like The Edge in Amsterdam or The Crystal – the location of the GRESB event. What are we going to do with the thousands of existing stock which is not going to be replaced, and so desperately need these big energy reduction programmes?

Where are we going?

Big data, sensors, and the Internet of Things will play an important role in the resilient portfolios of the future. When these things are discussed, we are still learning how they will be integrated into existing portfolios where it appears solutions for retrofitting technologies are less promising than in prestige new high value offices.

This is important as over 85% of buildings that will exist in 2050 have already been built today. Retrofitting this technology is an important challenge. While the speakers and panel were clearly trying to develop a vision for the future – I see the acid test of applicability on an average sized 80s built building in a mid-tier market, and when we apply some of the solutions being discussed – they suddenly become less exciting. We are going to need to address this vast section of the market, and making them “smart” may not be as easy.

Making existing buildings smarter

That said, clearly technology has come a long way. All the technologies the panelists presented on would have looked like magic five years ago, and as costs come down the opportunities to install smart technologies will increase.

What was exciting was to see how these different data enabled services, and others like Carbon Credentials’ Collaborative Asset Performance Programme (CAPP) service, are progressing analysis and improving how we target energy savings and carbon reduction. We’ve built CAPP so that it can be deployed on most buildings, a quick and easy way of adding new “smarts” to existing assets.

I appreciate the need for technology panels to paint a picture of the future. Having building control apps that help book hot-desks, act as a digital concierge, or manage comfort for increased productivity are clearly very interesting developments in how buildings support occupiers. However, let’s be clear what the big challenge is: how can the long tail of existing assets become the low carbon workplaces of the 21st century?

Here at Carbon Credentials’ we have found that these challenges actually represent hidden opportunities, and that our CAPP can lead to energy savings of 15%, representing significant financial savings such as we provided for Village Hotels like you can read about here. These savings could then go on to pay for the comfort improvements that older buildings might require to match the comfort levels of more modern buildings and the buildings of the future.

Sam Carson

Director of Sustainability Innovation

Global Goals, Local Action: Carbon Credentials at the EAUC annual conference 2017

At the end of March, four of us from Carbon Credentials spent two fascinating days at the 21st Annual Conference of EAUC (Environmental Association of Universities and Colleges)

Our decision to commit to being the headline sponsor for the 4th year in a row was an easy one given the conference focus: “Global Goals, Local Action”. This aligns very well with Carbon Credentials stated purpose of “Enabling a Global Low Carbon Economy.”

The EAUC sits at the intersection of the social and environmental pillars of sustainability, which are areas that many of us at Carbon Credentials feel strongly about. This year’s event recognised the critical role universities and colleges play in finding and implementing a solution to climate change and realising the Sustainable Development Goals on a local level within their communities.

I particularly enjoyed the discussions about how our work links so tightly with the 17 Sustainable Development Goals, focusing on the 17th goal: “Partnerships for the Goals”.  Our intention to “Enable” is all about partnerships. Partnerships with clients, with colleagues, and with organisations such as the EAUC.

The CAPP (Collaborative Asset Performance Programme) work we are doing across the UK also speaks to the need for partnerships. The four of us who travelled to the event – Will, Joe, Steve and I all enjoyed the debate around the best ways for Higher Education to enable performance improvement towards the SDGs.

In the welcome presentation, I spoke about the impressive progress HEIs have made in the last six years. Through the data visualisation utilising our data platform, ADAPt, I explained this progress in absolute terms and relative to the growth of staff, students, floor area, and income.

In the last six years the average total emissions from HEIs has dropped by 11.1%. This is a 20% drop of energy emissions when compared to gross internal area, and a 32.4% drop when compared to the total income of the HEI.

I shared our view that savings can be made on a large scale even as growth happens. One of the key perceived challenges has always been that “forcing” sustainability on large organisations would negatively affect growth, but this data weaves a different story.

We then explored how best to continue this journey to 2020 and beyond and the importance of working in collaboration with the core priorities of the universities, and the Vice Chancellors priorities.  I received some great feedback which encouraged us to add a 9th Vice Chancellor Priority.

Later at the conference, Will Jenkins and Joe Pigott delivered a masterclass on “The Data Revolution”. This session went into the details of how energy usage data can revolutionise how organisations interact with their buildings and allow those significant data driven performance opportunities to become a reality.  Will and Joe did a great job in showing how this can be achieved using live client-based case studies, and will be presenting a fuller version of their session at Data Revolution for Higher Education on the 1st June in London.

Thanks to all our Higher Education clients, and the EAUC for helping us make the choice to continue to collaborate to help make the Global Goals a reality, one campus at a time.   We look forward to seeing you there next year to continue the work needed to enable a global low-carbon economy.

Paul Lewis
Chief Operating Officer,
Carbon Credentials.

 

To download a copy of Paul’s plenary slide deck please fill in your details below.

 

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