High Performance Green Buildings:

the Future of Facility Management

Workshop Summary Report

Report prepared for: RoFMA / RoGBC

Date: 23 February 2010

Main Sponsor Sponsors

 About this report

This document has been prepared for the titled project or named part thereof and should
not be relied upon or used for any other project without an independent check being
carried out as to its suitability and prior written authority of Cundall being obtained.
Cundall accepts no responsibility or liability for the consequence of this document being
used for a purpose other than the purposes for which it was commissioned. Any person
using or relying on the document for such other purpose agrees, and will by such use or
reliance be taken to confirm his agreement to indemnify Cundall for all loss or damage
resulting therefrom.

If any third party whatsoever comes into possession of this report, they rely on it at their
own risk and Cundall accepts no duty or responsibility (including in negligence) to any
such third party.

To the extent that this report is based on information supplied by other parties, Cundall
accepts no liability for any loss or damage suffered by the client, whether contractual or
tortious, stemming from any conclusions based on data supplied by parties other than
Cundall and used by Cundall in preparing this report.

For further information on this report please contact:

David Clark
Tel: +44 (0)161 244 5660
Email: d.clark@cundall.com

Cundall Manchester
Portland Tower
Portland Street
Manchester M1 3AH

Prepared by Project Partner Verified by Revision Date

David Clark David Clark - March 2010

About this report

Contents

1.  Introduction 1 
2.  Survey Results 2 
3.  Group Discussions 4 

Appendices 5 
A.  Survey 6 
B.  Workshop Discussions 10 
C.  Workshop Attendees 12 
D.  Presentation Slides 15 

High Performance Green Buildings | Workshop Report for RoFMA / RoGBC | Feb 2010 ii
1. Introduction

In February 2009 in Bucharest, the Romanian Facility Management Association (ROFMA) organized
together with the Romania Green Building Council (RoGBC), the first event dedicated to Green Buildings
from a Facilities Management point of view.
The workshop, “High Performance Green Buildings: the Future of Facilities Management” attracted over
forty professionals in the Romanian Facilities Management sector from leading companies demonstrating
strong interest in the subject.
ROFMA and RoGBC engaged CUNDALL Engineering’s David Clark to prepare and deliver the
comprehensive curriculum providing instruction, best-in-class case studies, and interactive exercise for
the participants. The workshop included:

 the impacts of the existing EU legislation and green building rating tools on Facility Management

 Steps to Low Carbon buildings and the role of facility managers, and

 developing a Building Improvement Plan and tools needed to reduce energy and environmental
impact for existing buildings.

Both of our organizations greatly appreciated the dedication, competence and enthusiasm of Mr. Clark
and the provision of CUNDALL’s expertise for the benefit of our respective missions to professionalize the
Facilities Management sector and to transform the construction and buildings sector toward greater
energy efficiency and environmental responsibility.
We are confident readers of this report will find the information as useful as we did.

Cristian Vasiliu Steven Borncamp

Executive Manager President
Romania Facility Management Association Romania Green Building Council

High Performance Green Buildings | Workshop Report for RoFMA / RoGBC | Feb 2010 1
2. Survey Results

A survey was undertaken during the workshop to get feedback from the participants on:

 Key issues for green buildings in operation

 How well buildings are handed over to Facility Managers

 Extent of Management Systems in place for buildings in Romania

A copy of the survey form and the full responses to the survey are included in Appendix A.

Key issues for green buildings in 
operation ‐ survey weightings
Energy consumption 
(&CO2)
8%
Water consumption
7%
28% Waste recycling

7%
Indoor Air Quality

7% Thermal comfort of 
occupants
Chemicals used in cleaning
10% 13%
Ozone Depletion Potential 
(refrigerants, etc)
10% 10% Transport

High Performance Green Buildings | Workshop Report for RoFMA / RoGBC | Feb 2010 2
 Design & Commissioning Input
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

How much involvement do you have in the design of new 
buildings?

How much involvement do you have in the commissioning of 
new buildings?

None Some Lots

1.0 2.0 3.0 4.0 5.0

O&M manuals provided

Communication of design intent

Labelling of controls

Simplicity of controls for adjustment & fine tuning

Training provided to you by designers / contractors in the 
efficient operation of the systems
Information provided to users about how to get the best 
performance out of the building

Management Systems / Plans
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

Do you operate an Environmental Management  System in your buildings?
If yes, is it certified to ISO14001 standards

Do you have plans / processes for:
Energy monitoring & reporting 
Energy Management
Working with tenants to reduce energy consumption
Water minimisation
Waste minimisation  & recycling
Indoor Air Quality monitoring
Replacement / upgrade of plant

Do you have an environmental purchasing policy for your buildings?

High Performance Green Buildings | Workshop Report for RoFMA / RoGBC | Feb 2010 3
3. Group Discussions

Towards the end of the workshop the participants were split into three groups and asked to prepare
responses to the following questions:

 What tools would help the Romanian FM industry reduce the energy & environmental impact of
buildings?

 What are the easy wins that can be implemented in Romanian buildings this year?

A summary of the responses are given below:

 Existing Energy Efficiency Legislation (e.g. Law 372/2005) needs to be enforced to be effective

 Training and awareness in energy efficiency and green buildings required for
o Facility Managers
o Building Users

 Improve energy / water monitoring systems

 Simple Performance Benchmarks (e.g. energy, water) needed specific to Romania

 Transparent public reporting of building performance will influence behaviour

 Government incentives to encourage greener development (e.g. tax benefits)

 Involve Facility Managers during design stages of projects (learn lessons from actual operation and
include these in design)

 Waste management is important

 Develop greener cleaner processes (less toxic chemicals)

 Communicate / collaborate more with tenants – work together to save energy (e.g. switch off
campaigns, shared incentives)

 Keep it simple – the more complicated the building, the less likely it is to work properly

More detail on the responses are included in Appendix B.

High Performance Green Buildings | Workshop Report for RoFMA / RoGBC | Feb 2010 4
Appendices

High Performance Green Buildings | Workshop Report for RoFMA / RoGBC | Feb 2010 5
 A. Survey

A1. Survey Form

Key issues for green buildings in operation

You have 100 points to spend. Please allocate these points against the
following issues:

ISSUE POINTS
Energy consumption (&CO2)
Water consumption
Waste recycling
Indoor Air Quality
Thermal comfort of occupants
Chemicals used in cleaning
Ozone Depletion Potential (refrigerants, etc)
Transport
Ecology

TOTAL 100

Any comments?

High Performance Green Buildings | Workshop Report for RoFMA / RoGBC | Feb 2010 6
 Building Handover to FM team
How much involvement do you have in the design of new buildings?

How much involvement do you have in the commissioning of new buildings?

On a scale of 1 (poor) to 5 (excellent) how would you rate the quality of the
following:

O&M manuals provided

Communication of design intent

Labelling of controls

Simplicity of controls for adjustment & fine tuning

Training provided to you by designers / contractors in

the efficient operation of the systems

Information provided to users about how to get the

best performance out of the building

Management Systems / Plans

Do you operate an Environmental Management System in your buildings?
If yes, is it certified to ISO14001 standards:
Do you plans / processes for:

Yes / No

Energy monitoring & reporting

Energy Management

Working with tenants to reduce energy consumption

Water minimisation

Waste minimisation & recycling

Indoor Air Quality monitoring

Replacement / upgrade of plant

Do you have an environmental purchasing policy for your buildings?

High Performance Green Buildings | Workshop Report for RoFMA / RoGBC | Feb 2010 7
 Environmental Survey Responses
100

80
Ecology
Transport
A2. Responses

60 Ozone Depletion Potential (refrigerants, etc)
Chemicals used in cleaning
Thermal comfort of occupants
40
Indoor Air Quality
Waste recycling

20 Water consumption
Energy consumption (&CO2)

High Performance Green Buildings | Workshop Report for RoFMA / RoGBC | Feb 2010
0
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38

8
 SURVEY INPUTS 23 FRB 2010
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 TOTAL

ISSUE
Energy consumption (&CO2) 20 15 25 25 20 15 20 15 20 20 25 25 40 20 25 30 60 20 33 28 50 22 40 45 15 50 20 19 30 20 65 20 20 40 27 40 50 1075
Water consumption 15 15 5 15 15 15 20 15 10 20 25 10 20 5 10 20 5 10 6 3 5 6 15 10 10 25 5 4 10 10 3 35 10 20 20 14 5 10 475
Waste recycling 5 5 10 15 15 10 10 10 10 10 5 10 20 5 10 10 5 10 11 22 5 6 10 5 15 5 10 19 15 10 10 20 10 10 5 2 10 10 385
Indoor Air Quality 10 15 20 15 20 10 10 5 10 13 5 15 15 10 10 5 20 6 17 5 0 5 10 10 5 10 0 5 10 7.5 15 15 10 5 18 10 15 386
Thermal comfort of occupants 15 10 20 5 10 10 10 5 10 12 5 15 15 10 10 5 10 3 6 20 11 5 10 10 5 15 12 10 7.5 5 10 10 10 18 10 15 369
Chemicals used in cleaning 5 10 5 10 5 15 5 5 10 10 5 10 10 5 5 5 5 6 6 5 0 5 3 5 3 10 4 10 20 2 5 10 10 5 2 10 0 245
Ozone Depletion Potential (refrigerants, etc) 10 10 5 5 5 5 10 5 10 5 5 5 10 10 5 5 5 22 8 0 22 5 2 10 3 5 19 15 7 10 10 5 5 5 0 268
Transport 5 10 8 5 5 10 5 30 10 5 5 5 10 10 5 5 5 10 6 6 5 11 7 10 15 2 20 4 10 5 5 5 5 5 9 0 277
Ecology 15 10 2 5 5 10 10 10 10 5 20 5 10 10 15 5 5 10 8 6 5 22 8 5 10 2 5 19 5 8 5 15 10 5 5 5 10 0 319
TOTAL 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 100 3800

Hazardous Materials (asbestos) and materials selection

-------
Building Handover to FM
None Some Lots no reply
How much involvement do you have in the design of new buildings? N S L N N N N N N N N N S S S N N S N S S N N N N S S N N L N N L 21 9 3 5
How much involvement do you have in the commissioning of new buildings? N N S N N N N L N L S N S S S N S S N S N S Y N S S N N L S N S 15 13 3 7
N=none, S= some, L=lots
No. of
TOTAL replies Ave
O&M manuals provided 4 2 1 4 3 4 2 3 4 3 2 3 2 5 3 3 3 3 5 4 1 2 3 3 3 1 3 4 4 5 3 3 1 99 33 3.0
Communication of design intent 3 2 2 2 2 3 2 3 4 4 1 2 1 3 5 2 4 2 4 3 2 4 4 3 3 1 3 4 5 4 3 3 93 32 2.9
Labelling of controls 3 4 3 3 3 4 3 4 5 4 1 3 5 3 2 3 3 3 3 1 3 3 3 3 2 4 4 5 4 4 2 100 31 3.2
Simplicity of controls for adjustment & fine tuning 4 4 3 2 2 3 3 2 4 4 5 2 4 5 3 3 2 4 4 4 3 2 5 3 5 2 4 3 4 5 4 4 3 114 33 3.5
Training provided to you by designers / contractors in the efficient operation of the systems 4 1 2 3 3 4 2 1 3 5 3 3 2 4 2 2 4 5 2 2 1 5 5 4 1 5 5 4 5 3 5 1 101 32 3.2
Information provided to users about how to get the best performance out of the building 3 1 2 3 3 3 3 1 2 5 4 2 3 4 2 1 3 3 5 1 3 2 5 5 5 1 4 5 4 5 3 5 1 102 33 3.1
scale of 1 to 5

Management Systems/Plans
Yes No no reply

High Performance Green Buildings | Workshop Report for RoFMA / RoGBC | Feb 2010
Do you operate an Environmental Management System in your buildings? N N N N N N N Y N Y N Y N Y Y Y Y Y Y Y Y N N N N Y N Y Y N N Y Y N N Y 17 19 2
If yes, is it certified to ISO14001 standards Y N N N N N Y N N Y Y N Y Y Y N N Y N N N Y N N Y 9 8 2
N N N N N N N 0 N 0 N 1 N 0 N 0 1 1 0 1 1 1 N N N N N 1 N 0 0 N N 0 1 N N 1
Do you have plans / processes for: Yes No no reply
Energy monitoring & reporting N Y Y Y Y Y Y N Y Y Y Y Y Y Y Y Y Y Y Y Y Y N Y N Y Y Y Y Y Y Y Y Y Y Y 32 4 2
Energy Management N Y N Y Y Y N Y Y Y N Y Y Y Y Y Y Y Y Y Y Y N N N Y Y Y Y Y Y Y Y Y Y Y 29 7 2
Working with tenants to reduce energy consumption N N Y Y Y Y N N Y Y Y Y Y N Y Y Y Y Y Y N N N N N N N N Y Y Y Y Y N Y N 21 15 2
Water minimisation N N N Y Y N N N Y N N N N N Y Y Y N Y Y N N Y N N N N Y N N Y Y Y Y N Y 15 21 2
Waste minimisation & recycling N N Y Y Y Y N Y Y N N Y Y Y Y Y Y Y Y Y Y Y Y N N Y Y Y Y N Y Y Y Y Y N 27 9 2
Indoor Air Quality monitoring Y Y N N Y Y N N Y Y Y N Y N N Y Y Y Y Y Y N N N N Y Y N N N Y Y N Y Y N 20 16 2
Replacement / upgrade of plant N N N N N N N N Y N N Y Y N N N Y Y Y N N N N Y Y N N Y Y Y Y N Y N Y 14 21 3

Do you have an environmental purchasing policy for your buildings? N N Y N N N N N N N N Y Y Y Y Y Y N N Y N N N N N N N N Y Y N N 10 22 6

Y = yes, N=No

9
 B. Workshop Discussions

B1. Tools needed

Group 1

 Environmental awareness & training

 Specialized wasted recycling companies needed

 Energy saving programs – targets, actions, plans, investment

 Usage of ecological and environmentally friendly materials

 Improved monitoring of utilities (energy / water)

Group 2

 BMS – keep it simple

 Limiting control of the tenants over the building systems.

 System that allow to switch on and off in the weekends.

 A standard for energy measurement according to the exterior conditions.

 Government enforcing of legislation (e.g. EPC)

 Government incentives (e.g. smaller tax for technology upgrading)

 Educate tenants about temperature / comfort and energy consumption

 Public visibility of building performance – voluntary, transparent

 Training / certification program

 Benchmarking data needed

Group 3

 Romanian legislation 325/2005 in accordance with EU legislation

 Government incentives / penalties to improve performance of buildings

 Training for FM’s and tenant’s administrative personal

 Display energy certificates in front of buildings - visible place, public,

mandatory

 FM involved in design

High Performance Green Buildings | Workshop Report for RoFMA / RoGBC | Feb 2010 10
 B2. Easy Wins
Group 1

 Training for energy saving and efficiency – cheap (time not equipment)

 Implement “Switch off policy”

 Stimulate people to do waste separation

 Optimising of HVAC – e.g. increase setpoint by 1°C

Group 2

 Tenant Guide to Building

 Building User Guide for FM

 Communication strategy to building users

 Simple labels to educate (e.g. switching off the light is reducing

greenhouse gas emissions which contribute to climate change – it’s not
about being cheap)

 Waste management

 Develop operating procedures

 Start measuring energy / water performance and use data to report

performance and monitor trends

 Do cleaning during the day to reduce time lights left on at night

 Competitive benchmarking for buildings

Group 3

 Thermal insulation for walls, roofs

 smart submetering for electricity, water gas

 Fixing faulty dampers, valves, etc

 Recycling more visible for waste and rain water

 Solar panels for hot water

High Performance Green Buildings | Workshop Report for RoFMA / RoGBC | Feb 2010 11
 C. Workshop Attendees

Company First Name Surname Position

ABCRO Romania SRL Aleodor Tudorache Manager

Laurentiu Sadacliev Ass. Manager
AIV Administrare de Alina Macedon Executive Director
Cladiri SRL
ARCHIBUS Tudor Trita Managing Director
SOLUTION CENTER
ROMANIA
BUILDING SUPPORT Lucian Anghel Chairman of the
SERVICES Board, Managing
Director
Roxana Bodo Deputy Managing
Director
Silvia Tancof Operational Director
Adrian Balasu Sales and Marketing
Manager
Eugen Stoenescu Head of Facility &
Property Management
CONJECT Daniel Iuga
CONSTRUCTION & Sergiu Budau Director
MAINTENANCE
CONSULTING
CORAL CONSTRUCT Richard Mocko Facility and Business
Development Manager
Mihai Simionescu Technical Manager
Marius Constantin Technical Manager
CUNDALL Alec Stewart Partner
David Clark Partner
Vassilios Giannakos Principal Engineer
EFG EUROBANK Dimitra Marini General Manager
PROPERTY
SERVICES S.A.
Alexandru Pocatilu Head of Dept.
Gabriel Bondrila Engineer
IBP REAL ESTATE Catalin Zafiu Executive manager

High Performance Green Buildings | Workshop Report for RoFMA / RoGBC | Feb 2010 12
 OMV PETROM SA Andreea Rujinschi jr. Project Manager
Marian Staicu Project Manager

Mircea Dobre Director P-Facility

Services, Corporate
Real Estate
Management
Finance
Christoph Platzer Director
Gabriel Vaduva Head of FM
Coordination P-Facility
Services
Gavril Nistor Facility Manager
OVE ARUP & Finbar Murphy MEP Leader
PARTNERS
PAV ADMINISTRARE Mihai Dosanu FM Manager
IMOBILIAR SRL
SALESIANER Adrian Chiorean Key Account Manager
MIETTEX SRL
Aida Petcu Key Account Manager
SCHNEIDER Monica Bucurescu Inginer vanzari BMS
ELECTRIC ROMANIA
Dan Secheres Director EE Services
Niculai Papugiu Inginer vanzari
contractori
SECURITAS Mircea Matei Sales Director
Sorin Coman Area Manager
SPECIALIST Paul Groves Business Development
INSULATION LTD
Ralph Doyle Marketing
MICROSOFT Radu Fertea Facility Manager
ROMANIA
MT & T PROPERTY Tudor Ilie Building Manager
MANAGEMENT
UTI FACILITY Gabriel Bambache Managing Director
MANAGEMENT SA
Marian Dimitriu Business Development
Manager

High Performance Green Buildings | Workshop Report for RoFMA / RoGBC | Feb 2010 13
 WE CARE Alina Nica Real Estate Manager
MANAGEMENT SRL
Adina Tiparu Real Estate Manager
ROFMA Cristian Vasiliu Executive Manager
ROGBC Steven Borncamp President & CEO
CA IMMOBILIEN Florin Zamfir Facility Manager
SANOMA HEARST Adela Parvu Chief Editor
ROMANIA
Revista Casa si
Gradina
Sabina Usurelu Garden Editor

High Performance Green Buildings | Workshop Report for RoFMA / RoGBC | Feb 2010 14
 D. Presentation Slides

High Performance Green Buildings | Workshop Report for RoFMA / RoGBC | Feb 2010 15
 Romanian Facility Management
Association

WORKSHOP
Administrarea Cladirilor Verzi de inalta performanta
Viitorul in Facility Management
High Performance Green Buildings:
the Future of Facility Management
23.02.2010
Bucharest, Romania
High Performance Green
Sponsor principal: Sponsori:
Buildings
The Future for
Facilities Management

Introduction Purpose of workshop

• ROFMA – Cristian Vasiliu • Green design is about good intentions

• RoGBC – Steven Borncamp BUT
• The actual performance of buildings depends on
how they are used and managed
• Facilitator – David Clark (Cundall)
• Green Buildings from the Facility Management
point of view
– Green design & technologies
– Legislation & rating tools
– Bridging gap between intent and performance
– Planning for improvements

Agenda

9.30 Introduction

9.45 The next generation of green buildings

10.15 EU legislation & green building rating tools
10.30 Survey – “what defines a green building from an FM perspective?”
10.50 Steps to Low Carbon buildings – and the role of FM

11 15
11.15 BREAK (30 mins)
i ) Examples of Green Buildings &
11.45
12.10
The gap between design intent and performance
Group Breakout session - tools & easy wins
Technologies
12.40 Group Presentations & Discussion
13.00 Preparing a Building Improvement Plan
13.25 Wrap-up

13.30 FINISH

1
 Butterfield Innovation Centre, Luton Butterfield Innovation Centre, Luton

Natural ventilation
Exposed thermal mass

Butterfield Innovation Centre, Luton City Of Edinburgh Council HQ

BREEAM Excellent
BCO Regional Award 2009

City Of Edinburgh Council HQ VS1, Adelaide

BREEAM Very Good

Passive Chilled Beams
Mixed mode ventilation
Exposed thermal mass

2
 VS1, Adelaide VS1, Adelaide

Horizontal
walkways
block high
angle sun

Fritted glass
reduces low
angle sun

Key issues:
West facade is main face of building Automated
West & North have views internal blinds
Displacement ventilation – high IEQ required
6 star Green Star – contractual requirement
900mm
spandrel

Wellcome Trust, London Wellcome Trust, London

Wellcome Trust, London 1 Bligh Street, Sydney

3
 Direct sunlight Double skin facade

How many hours

does sun shine
directly on each
panel of facade?

South East North West

Result: Blinds down 30% of year

Blinds - maximise views & daylight 1 Bligh Street, Sydney

Triple Facade
Active Chilled Beams (perimeter)
Low Temp VAV (internal)
Solar controlled blinds
Nat Vent Atrium

The Gauge, Melbourne Royal Children’s Hospital, Melbourne

3 MW CHP
2.5 MW absorption chillers
600m2 chilled water storage
Biomass boilers
220m2 of solar hot water panels

Passive Chilled Beams

Atrium for return air
Blackwater Treatment Plant

4
 Queen Anne’s Gate, London Queen Anne’s Gate, London

Multi Service Beam Cadbury HQ, Bournville

Active Chilled Beam

Lighting
Fire

Cadbury HQ, Bournville Cadbury HQ, Bournville

5
DALI lighting system Task Air Workstation

Local user Air supplied

adjustable through blade into
conditioned air the workstation

Innovation of the Year - Building Services Awards 2009

Task Air – new & existing buildings

EU Legislation

“Task Air has delivered a better and more

constant indoor environment for the
occupants while decreasing the
complaints to the building owner. This is a
win-win situation for all stakeholders.”
Debra Spence, Facilities Service Branch,
Queensland Government, Australia

EPBD-2 Law 372/2005

• Energy Performance of Buildings Directive • Based on EPBD - 2002

– First issued in 2002 • Became law on 1 Jan 2007
– Member states to reduce energy in buildings by 20% by • Aim is to promote energy efficiency in buildings
2020
– Benchmarks set by member states
• Key requirements
– Building regs to gradually get tougher – Mi i
Minimum energy standards
t d d ffor new b buildings
ildi
– Energy performance certificates (design or operation) – Energy Performance Certificates
– Updated in Nov 2010 – Inspections of boilers & A/C
– Improvements during repairs / refurbishment
• Enforcement?

6
Energy Performance Certificates Energy Targets in Romania

Law 372/2005 • Buildings 1.6x less efficient than EU average

When: • Residential
1 Jan 2007 - construction,
– Heating, hot water & lighting
sale or lease of buildings
1 Jan 2010 on sale or – Typical: 200kWh/m2
lease of residences (now
( – Target: 100kWh/m2
postponed)
RATING kWh/m2/year
• Commercial
How: A < 125
– ? B < 200
New: Energy modelling
Existing: Energy audit? C < 290
D < 408
Valid for 10 years!
E < 566
Enforcement: F < 820
Limited? G > 820

Law 372/2005 EPBD-2 – new requirements

• Refurbishment must result in installation of best rated component replacements

• Article 11 – Existing Buildings
– In existing buildings, with a useful floor area over 1000
m2 on running repairs, their energy performance should
be improved to meet the requirements of methodology,
as far as possible from the point technically, functionally
and economically
economically.
– How is this measured?
– How will it be enforced?
• Article 15 & 17 - Inspections
– boilers 20-100 kW - every 5 years
– boilers > 100 kW - every 2 years (for gas every 4 years)
• Member States to report on the introduction of financial instruments designed to
stimulate energy efficiency investments
• All building codes to include a critical path culminating in only “nearly zero energy
buildings” being built by end of 2020 (end of 2018 for public authority buildings)
• Energy Performance Certificates to be permanently displayed in all buildings,
commercial as well as public, over 500 sq metres visited by the public (250 sq metres for
public buildings in 2015)
• Mutual recognition across the EU of training programmes and of certified installation
personnel and inspectors
• Public sector buildings must set “leading examples”; governments must
“encourage” full implementation of all energy performance certificate
improvement recommendations in public sector buildings
• Stricter enforcement and compliance oversight
• Inspections to cover entire systems, not just components of a system
• Mandatory requirement to inform building tenants of the refurbishment
improvements options, as well as the certificate rating

– air conditioning systems > 12 kW - every 5 years.

EPC & DEC – design v operation UK – EPC / energy in building regs

Energy Performance Certificate 2019 2010 2006 2002 1995

Boiler losses
- mandatory on sale, lease or refurb
Mech vent
Natural vent

Naturally ventilated

Zero Carbon
Mech vent, gas heating

Mech vent, gas heating

aturally ventilated

Room heating
- based on energy modelling BREEAM 08
AHU Heating
Outstanding

BREEAM 08 Hot water

Display Energy Certificate Excellent Humidification
Na

Room cooling
- nott mandatory
d t yett
N

AHU cooling
(except public bldgs > 1000m2)
Fans
- based on actual energy use
Pumps

Lighting

55 kg CO2/m2

Excludes small power

7
DEC = reality, EPC = perception DEC ratings to Aug 2009

Source:
• DEC includes all power, EPC doesn’t http://www.bbc.co.uk/blogs/opensecrets/200
9/08/comparing_the_energy_efficiency_of_publi
• DEC based on actual energy use not modelling c_buildings.html
151

• Voluntary commitment to DECs by a growing 1045

number of property owners 4545

• Gives clearer statement of performance
8458
• Push from industry to become mandatory
6194

2707 DEC ratings in 2008/09

28,259 buildings
5159 A rating = 0.5%

Why DECs are important!

BREEAM v LEED

BREEAM Excellent
9am – all the lights on and nobody home

Rating Tools (Design / Build) Nokia's Jucu Factory, Romania

• LEED
– Various building types
– 1 project certified in Romania

• BREEAM Europe
– Various building types
– Bespoke versions can be tailored to suit
– 1 project certified in Romania
– Numerous projects registered

LEED Gold in October 2009

Part of Nokia’s global LEED strategy

8
Lakeview, Bucharest Issues covered by both tools

• BREEAM Very Good • Management

• Aug 2009 • Health & Wellbeing
• Energy
• AIG Lincoln
• Transport
• Water
• Materials
• Waste
• Land Use & Ecology
• Pollution

NOTE: LEED uses 5 categories (Sustainable Site, Water,

Energy & Atmosphere, Materials & Resources, Indoor
Environment Quality)

BREEAM v LEED Building Operation Ratings?

• Both design / construction based tools • Various tools for energy

• Rate design intent – NABERS (australia)
• Commissioning / handover important – DEC (uk)
• NABERS also looks at water, waste and IEQ
• Different criteria, methodologies, certification • BREEAM-in-use
BREEAM in use tool released in UK in 2009
processes – but roughly comparable – On-line software to be upgraded
– Not available in Europe yet

• Key difference – BREEAM uses local standards,

LEED uses US standards

BREEAM-in-Use Issues assessed

• Three types of rating • Management: overall management policy, commissioning site

management and procedural issues;
– The Building (Asset Rating) • Energy use: operational energy and carbon dioxide (CO2) issues plus
– The operation of the building DEC, EPC and EMS.
(Building Management Rating) • Health and well-being: indoor and external issues affecting health
– How clients are managing their and well-being
activities within the building • Life safety:
safet property
propert protection and false alarm management
(Organisational Rating) • Pollution: air and water pollution issues
• Transport: transport-related CO2 and location-related factors such as
staff travel
• Each rating is separate • Ecology: ecological value conservation and enhancement of the site
• Materials: environmental implication of building materials used,
including lifecycle impacts
• Water: consumption and water efficiency

http://www.breeam.org/inuse

9
 Survey

• “What defines a green building from an FM

perspective?”

• Survey form to complete

SURVEY • 100 points to spend against issues
• Before starting – are there any issues missing?

• Please hand in forms

Three key considerations

• People
– Behaviour
– Expectations
• Design
– Daylight
Steps to Low Carbon – Thermal
– Ventilation
– Resources
• Technology
– Energy efficiency
– Controls
– Renewables

Steps to Low Carbon 1. Design Criteria & Brief

Off
Renewables

Site
On-site
energy
Heat
Recoveryy
Reducing energy consumption

Energy Efficiency

Internal Loads

Passive Design

Comfort criteria, lighting levels,

Design & Operation Criteria Design & Operation Criteria fresh air quantity, operating hours

10
 Define comfort criteria Lighting design
Setpoint Changes
100%

80%

60%

40%

20%

0%
22°C 24°C 26°C

Peak Cooling CO2 saving (cooling)

Green Lease: design

temp 20°C – 26°C

Trade off: 100%

outside air & user Avoid excessive lighting levels
VS1, Adelaide control of air grilles
6 Star Green Star Provide lighting to suit tasks

Too much light Zoning & monitoring operation

> 500LUX

300LUX
Reduction of • How to save energy – turn it off when not needed
15W/m2
200LUX

100LUX 8% CO2 • Zoning to suit different uses (lighting / AC)

• Lease arrangements – users pay for out of hours?
• Energy monitoring systems
• Energy management plan
This has little impact on an
EPC Rating as it only
8W/m2
considers the “efficiency” of
lighting not quantity.
2W/m2

DEC rating measures actual

energy so includes quantity,
efficiency and hours of
switched on

2. Passive Design Built Form – orientation

North South
Orientation

Effective
External
Shading

East West
Orientation

Difficult to
Form: daylight & natural ventilation Shade
Passive Design Fabric: insulation, facade, thermal mass

Comfort criteria, lighting levels,

Design & Operation Criteria fresh air quantity, operating hours

11
 Climate & orientation tools Facade design

• Impacts
– Energy (HVAC, lighting)
– Comfort
– Daylight / Views / Glare
– Aesthetics
Orientation Overshadowing Sun path analysis
– Cost (capital /
000/ 000/023/ 001/007

300°
000/ 000/012/ 001/00 7

330°
000/000/ 013/001/ 007

000°
maintenance)
000/000/ 022/001/ 007
270°

N
030°

000/0 00/014/ 001/007

• Issues
000/000/ 021/001/ 007
240° 060°

000/0 00/015/ 001/007

– Area, type & location of
210° 090° glass
180° 150° 120°

– Shading
000/000/ 020/001/ 007 000/0 00/016/ 001/007

0 .0
000/ 000/019/ 001/007

1 .0 2.0 3 .0
000/ 000/018/ 001/00 7

Inc d

4 .0
i e nt wind v e loc ity [m /s ]

5 .0 6.0
000/000/ 017/001/ 007

7.0 8 .0 9 .0 1 0. 0 <10 .0
– U-value / permeability
Location Micro climate Analysis Pedestrian Comfort Analysis

– Natural ventilation

Facade management 3. Internal Loads

• Who controls openings?

– Automated
– Manual
• Who controls blinds?
– Automated
– Manual

Lighting & Equipment (W/m2)

• Example Internal Loads Controls – turn off
– Wellcome Trust – vented Form: daylight & natural ventilation
double facade Passive Design Fabric: insulation, facade, thermal mass
– Cleaners open vents in Comfort criteria, lighting levels,
summer, close in winter Design & Operation Criteria fresh air quantity, operating hours

Efficient lighting Cundall Office Energy Survey

Weekly Electricity Use ‐ by area
3.0

2.5
kWh perr week / m2

2.0

1.5
Task lights Modelling lighting options
1.0
Weekend
0.5 Evening
Working Hours
0.0

61W light fitting 62W but 30% more light output Improving Technologies
GaN LED – 10x cheaper
(available in 2011?)
Not all light fittings are the same!

12
 Cundall Office Energy Survey 4. Energy Efficiency

Weekly electricity ‐ by time of use
100%
office  electricity

80%

60%
% of weekly o

40%
Weekend
Heating, cooling & ventilation systems
Energy Efficiency Control strategy
20% Evening
Working Hours Lighting & Equipment (W/m2)
0% Internal Loads Controls – turn off

Form: daylight & natural ventilation

Passive Design Fabric: insulation, facade, thermal mass

Comfort criteria, lighting levels,

Design & Operation Criteria fresh air quantity, operating hours

Active Chilled Beams – in ceiling Active chilled beams - exposed

Queen Anne’s Gate, London (refurbishment)

BREEAM Excellent

Multi Service Beam Passive chilled beams – in ceiling

Active Chilled Beam The Gauge, Melbourne
Lighting 6 Star Green Star
Fire

13
How passive beams work Passive Beam - exposed

Click on image for movie City of Edinburgh Council HQ

Displacement Chilled ceiling & Underfloor Air

Wellcome
Trust HQ,
London
BREEAM
Excellent &
Cadburys, Birmingham numerous
Shortlisted for Brick 2008 Awards BCO & Civic Trust Awards 2009 awards

Central Plant - rough CO2 breakdown 5. Heat Recovery

Breakdown of Annual Carbon Emissions

• Boilers (20%) 15%

10%

• Chillers (20%) 7%

Heating

• Pumps & Fans (20%) Hot Water

Cooling

Fans & Pumps

Heat Air to air, waste heat from chillers
• Issues Small Pow er
Aquifer Thermal Storage
27% 22% Lighting
g g Recovery
y
– H
Hours
Heating, cooling & ventilation systems
– Efficiency Energy Efficiency Control strategy
– Correct operation Lighting & Equipment (W/m2)
19%
• Heating fighting cooling? Internal Loads Controls – turn off
• Dampers / Valves stuck?
Form: daylight & natural ventilation
• Setpoints? Passive Design Fabric: insulation, facade, thermal mass
• Staging at part loads?
Comfort criteria, lighting levels,
Design & Operation Criteria fresh air quantity, operating hours

14
Atrium heat recovery Aquifer Thermal Storage

Wellcome Trust HQ

6. On-site renewables On-Site Energy Systems

On-site
energy
biomass, solar, wind, micro hydro
gas CHP, geothermal
Increasing maintenance
Heat Air to air, waste heat from chillers
Recoveryy Aquifer Thermal Storage

Heating, cooling & ventilation systems Photovoltaics Solar Hot Water Wind Turbines
Energy Efficiency Control strategy

Lighting & Equipment (W/m2)

Internal Loads Controls – turn off

Form: daylight & natural ventilation

Passive Design Fabric: insulation, facade, thermal mass

Comfort criteria, lighting levels,

Design & Operation Criteria fresh air quantity, operating hours
Biomass Boiler Gas CHP GSHP

7. Off Site Energy District Heating (biomass)

Off Invest in off-site renewable systems

site District Systems

On-site biomass, solar, wind, micro hydro

energy gas CHP, geothermal

Heat Air to air, waste heat from chillers

Recoveryy Aquifer Thermal Storage

Heating, cooling & ventilation systems

Energy Efficiency Control strategy

Lighting & Equipment (W/m2)

Internal Loads Controls – turn off

Form: daylight & natural ventilation

Passive Design Fabric: insulation, facade, thermal mass Biomass & solar thermal district heating
Ry, Denmark
Comfort criteria, lighting levels,
Design & Operation Criteria fresh air quantity, operating hours

15
Off-site renewables Steps to low carbon
Off Invest in off-site renewable systems

Renewables
Site District Systems

On-site biomass, solar, wind, micro hydro

energy gas CHP, geothermal

Heat Air to air, waste heat from chillers

Recovery
y Aquifer Thermal Storage

Reducing energy consumption

Heating, cooling & ventilation systems
Energy Efficiency Control strategy

Lighting & Equipment (W/m2)

Internal Loads Controls – turn off

Form: daylight & natural ventilation

Passive Design Fabric: insulation, facade, thermal mass

Comfort criteria, lighting levels,

Large wind turbines Solar panels where it is Design & Operation Criteria fresh air quantity, operating hours
where it is windy sunny

Reality v Intent

• Actual performance often does not achieve design

intent
• Many, many reasons
– Design / modelling errors
Design Intent v Performance – Changes during construction
– Poor commissioning
– Training of FM at handover of building
– System too complicated
– Gradual changes to BMS
– Dampers, valves, etc get stuck
– Changes to how building used

Understanding the problem Incentive to review energy in 2010

• This is why reporting of actual energy
consumption is so important
– Overall energy benchmarks
– Sub-metering to find out where it is being used
• If you don’t know you have a problem then you
can’t fix it
• Case Study
– Corporate HQ building in UK
• The CRC Energy Efficiency scheme starts in April
2010
• It affects about 4000 businesses in UK
• Have to buy and sell carbon allowances
• Performance published in a league table
• Clients have started to take an interest in how
much energy they are using
• Its more about reputation than cost!
• Other drivers – CSR policy, etc

16
EPC v DEC Issues

• Key Issues
– Natural ventilation disabled
– Partitions to perimeter offices reduce night purge
– Building running 24/7
– DEC includes small p power & IT equipment
q p
– Electricity consumption 3 x reference building
– Insufficient sub-metering
• Solutions under discussion
– Recommision systems & BMS
– Reactivate nat vent?
– Prepare Building user guide
Based on A/C only – no Major difference – why?
nat vent (C rating with) – Install sub metering & carbon dashboard

Workshop Session

• Answer two questions:

1. What tools would help the Romanian FM industry

reduce the energy & environmental impact of
Workshop Session buildings?

2. What are the easy wins that can be implemented

in Romanian buildings this year?

• 30 minutes in groups
• 15 mins present back to group

Building Improvement Plans

• Why improve the building?

– Attract / retain tenants
– Reduce operating costs
– Future proof against future legislation (toxic assets)
– Marketing g / PR
Preparing a
– Corporate values
Building Improvement Plan
• How to improve building?
– Small adjustments to existing plant
– Minor refurbishment
– Major refurbishment

17
Process Case Studies

• Identify problems • Fixing Defects & Minor Upgrades

– Benchmark energy consumption – CIBSE Journal Feb 2010 – Eland House Case Study
– Maintenance / reliability issues
– Feedback from occupants • Building Refurbishment
– Feedback from letting
g agents
g – 55 St Andrews Place
Place, Melbourne
• Inspect / audit the building
• Develop potential solutions
– Fix defects
– Identify opportunities to upgrade plant at end of life (ref
EPBD-2)
– Prepare costed plan for minor/major refurbishment

Before

55 St Andrews Place,
Place Melbourne

BEFORE

About the building Complete ~1968 (4 floors only)

• Treasury Precinct, State Chemical

Melbourne Laboratories

• Owned & occupied by

Victorian Government
• 6,000m2
6 000m2 of Net
Lettable Area
• 4 storey with car park
under

18
 Today - Additional floor added in 1996 Problems

Department of Justice • Drafts

• Stuffy
• Control system
problems
• Heavily tinted glass
gets hot & cracks
• No shading
• Limited daylight
• System undersized
after Level 4 added
• 1 star energy rating

Glazing problems Air intake problems

Exhaust
fumes
enter air
intakes

Ground Floor Levels 1 to 3 Level 4

ESD Improvement Plan Improvement Plan

• Take a 1 star building to 4 stars • Typical approach to

and fix other problems! existing buildings is
• Engaged Cundall in Sep 2005 to to tackle services,
develop a Building Improvement internal materials
Plan and fittings
• Cundall
C d ll then
h engaged d
– Architects
– Engineers
– QS
• Involved Facility Manager &
Services Maintenance Contractor
from Day 1 – they know the
building!

19
Improvement Plan Analysis - daylight

• Our approach was

to go back to the
start and reconsider
same issues as for a
new building
• Philosophy:
– Improve daylight
– Improve comfort
– Reduce fabric loads
– Retain what we can

Analysis – energy & comfort Energy analysis by end use

Current Estimated Usage Proposed Upgrades PCA Energy Guidelines
Current
Fuel Reduction Target Best Practice
Difference
2 2 2
Tenant Lighting elec 16 W/m 323 MJ/m 60% 129 MJ/m 154 MJ/m2 209%
Tenant Power elec 20 W/m 2 403 MJ/m 2 75% 101 MJ/m2 94 MJ/m2 431%
Ventilation Systems elec 7 W/m 2 138 MJ/m 2 50% 90 MJ/m2 110 MJ/m2 164%
Cooling elec 5 W/m 2 101 MJ/m 2 35% 66 MJ/m2 69 MJ/m2 145%
2 2 2 2
Heating gas 25 W/m 504 MJ/m 60% 176 MJ/m 185 MJ/m 239%
2 2 2 2
Lifts elec 2 W/m 50 MJ/m 0% 50 MJ/m 33 MJ/m 152%
2 2 2 2
DHW gas 1 W/m 24 MJ/m 35% 31 MJ/m 36 MJ/m 131%
Other House L&P elec 3 W/m 2 67 MJ/m 2 35% 44 MJ/m2 33 MJ/m2 203%
Total 1,613 MJ/m2 687 MJ/m2 714 MJ/m2

CHW / CW Pumps
HHW Pump
2.1% Tenant condenser water Total Light & Power elec 1,082 MJ/m 2 479 MJ/m2 493 MJ/m2 228%
1.9% loop 2 2 2
Carpark ventilation 0.0% Total Heating Fuel gas 528 MJ/m 207 MJ/m 221 MJ/m 221%
1.9% Common area lighting 2 2 2
Total, Electricity & Gas 1,611 MJ/m 687 MJ/m 714 MJ/m 226%
Ventilation Fans 8.8%
0.7% Carpark lighting
4.1% 2 2 2
HVAC fans (occupied Tenancy elec 726 MJ/m 230 MJ/m 248 MJ/m 179
Exterior Lighting
areas) 0.7% Base Building elec 357 MJ/m 2 249 MJ/m2 245 MJ/m2 189
20.7%
Lifts/Escalators
6.7%
gas 528 MJ/m 2 207 MJ/m2 221 MJ/m2 146
Heat Rejection Domestic Hot Water
4.3% 1.5%
Actual Operating Hours 1121 Hr/wk
5,600 Hr/yr
Cooling
Target Operating Hours 552 Hr/wk
Heating 12.2%
34.5% 2,750 Hr/yr

Improvement Plan Options Option 3 was adopted

• Option 1: • 4 star Green Star category scores: proposed upgrade

100%

– Measures to achieve at least 4 Star Green Star and

% of credits achieved

• 4.5 star ABGR base 80%

ABGR (NABERS Energy) ratings

60%

building 40%

20%

• Option 2: • Budget of $4.3 million 0%

Management

vironment

Transport

Water

Materials

Emissions
Energy

and use &

Ecology
Quality
Indoor

– Other measures that achieve 4 Star rating g and improve

p
• New tenant not known
Env

La

the health, well-being, spatial efficiency and productivity Current Performance Proposed Upgrade

of the building.
Green Star - rating review
• Option 3: Current Building Perform ance Recom m ended Im provem ent Plan Further Improvem ent Options

– Measures that achieve a benchmark building in fulfilling

the triple bottom line (TBL) objectives of the Victorian
Government Office Accommodation Guidelines.
0 1 2 3 4 5 6

No Rating

20
 Design process
• Different approach – green
building consultant as Principal!
• Dynamic action plan replaced:
– Minutes
– Cost Plan
– Programme
– Brief
– Green_Plan
• Meeting rotated between offices
• Facility Manager part of
design team
• Everyone owned the design
Key solutions
Fresh air supply to the building
Old air intake turned into exhaust
grille for new ground floor AHU
New air intake for
new & existing AHUs
Key solutions
• External automated
blinds and clear
glazing
• Swirl diffusers and
recommission VAV
boxes
• 160 lux ceiling & Task
Lighting
• Relocate air intake
Modified HVAC
New Fresh Air Plenum
Other initiatives
New air plenum created • Rainwater harvesting
in lower ground for toilet flushing &
planter box irrigation
• New water efficient
taps & showers
• Solar Hot Water
system retained
• Cycling facilities
added
• Eco materials used for
Old air intake grille base build & fitout
replaced with glazing
21
 Building User Guide - users Building User Guide - FM

• Quick guide to controls • Description of building

– Blinds systems
– Lighting – Simple diagrams
– HVAC – Design philosophy
• Waste recycling – Key
y operational
p issues
• Green travel • Energy metering & monitoring
1. Identify a strategic

– Public transport – Meters & reporting systems Commitment

corporate approach
2. Appoint an environment manager

3. Set up an environmental

– Cycling facilities – Benchmarks monitoring and reporting system

4. Conduct environmental audits
Understand

• Overview of • Environmental Management Plan and

5. Prepare a project
implementation plan
6. Document the environmental
organise
management plan
improvements • Refurbishment / Fit-out 7. Implement the environmental
management plan

considerations Implement 8. Implement a staff awareness

and training program

Control and
9. Annual review

• Purchasing guidelines monitor

Energy reduction Costs & Ratings

• Cost of upgrade = A$790/m2

• Cost of fitout = A$525/m2
Before Refurb
• Total cost = A$1,315/m2

• 4 star Green Star

After Refurb
• 1st green star as-built rated
refurbishment project in
Australia
• Sustainable Refurbishment of
the Year 2007 (UK)

Before After

BEFORE AFTER

22