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HORIZON HOUSE I GO GREEN TECHNICAL TOUR1© HARMSEN TILNEY SHANE 2016
HORIZON HOUSE TOURGO GREEN
STUART KOTCHIEDIRECTOR
HARMSEN TILNEY SHANE
&
DAVID MATTHEWSPARTNER
HOARE LEA
HORIZON HOUSE I GO GREEN TECHNICAL TOUR2
HORIZON HOUSE
BUSINESS GOALS & CONTEXT
HORIZON HOUSE I GO GREEN TECHNICAL TOUR3
Business efficiencies• multiple sites into single site • aggressive utilisation target• operational improvements (shared space)
Commercially viable sustainable building, BREEAM excellent, energy and water efficient building
Reduced environmental impact
Demonstrate that being green makes business sense
Improved culture, inspired staff, attract talent
Closer to a vibrant and diverse community
Visible champion for the environment
ENVIRONMENT AGENCY’S GOALS
HORIZON HOUSE I GO GREEN TECHNICAL TOUR4
9TH SEPTEMBER 2008 EA signs Agreement for Lease (102 week base build)
15TH SEPTEMBER 2008 Lehman Brothers collapses
23RD SEPTEMBER 2010 Completion of 102 week base build programme
17TH DECEMBER 2010 Completion of 12 week fit out programme
20TH DECEMBER 2010 first 350 staff relocated from Aztec West properties
25TH DECEMBER 2010 Christmas Day
31ST DECEMBER 2010 Lease Break on the 2 Aztec West properties
CONTEXT AND TIMELINES
HORIZON HOUSE I GO GREEN TECHNICAL TOUR5
HORIZON HOUSE
SERVICES DESIGN
HORIZON HOUSE I GO GREEN TECHNICAL TOUR6
Achieved BREEAM Excellent with a score of 85%
The highest BREEAM score under the 2006 version
80
70
66.67
100
100
72.22
92.31
100
0 10 20 30 40 50 60 70 80 90 100
Pollution
Land Use & Ecology
Materials
Water
Transport
Energy
Health & Wellbeing
Management
PERCENTAGE
BREEAM ACHIEVING EXCELLENT
HORIZON HOUSE I GO GREEN TECHNICAL TOUR7
Internal space planning and fit out principals were established with zoning diagrams.
7m maximum distance for workstation to outside wall
Draft furniture layouts included to demonstrate occupants have a view out from all workstations.
Maximise Daylight to desk positions
© Environment Agency
BREEAM HEALTH & WELLBEING
HORIZON HOUSE I GO GREEN TECHNICAL TOUR8
High efficiency luminaire rafts (9W/m2 to achieve 350 lux)
Daylight linked lighting controls
Presence detection with manual override
BREEAM LIGHTING
HORIZON HOUSE I GO GREEN TECHNICAL TOUR9
Low and Zero Carbon Technologies
30% improvement on Part L U-Values
The Ground Source Heat Pump (GSHP) stores heat in the ground through out the summer. This heat is then used to preheat hot water all year round and also to heat the building during winter
The GSHP is a Low Carbon technology that contributes 17.5% of the building’s annual energy requirements.
Renewable Technologies
100m2 of Photovoltaic (PV) cells produce electricity for the building
45m2 of Solar Hot Water (SHW) collectors produce of hot water backed up by the GSHP and gas fired boilers.
BREEAM ZERO CARBON TECHNOLOGIES
HORIZON HOUSE I GO GREEN TECHNICAL TOUR10
Mains water consumption reduced by 70% by using: • Rainwater harvesting• waterless urinals• low flush toilets• low flow shower heads• aerated taps
Rainwater and mains cold water use metered at each floor.
Water supply automatically shut off when not in use to minimise any potential wastage.
Rainwater harvested from all of Cabot house for use in Horizon House
BREEAM WATER CONSUMPTION
HORIZON HOUSE I GO GREEN TECHNICAL TOUR11
Mixed mode ventilation
Automatic opening windows respond to maximise periods of natural ventilation
User control + BMS feedback
High thermal mass
Free night cooling
Natural and mechanical ventilation combined to assure the good working conditions whatever the weather
Design was developed to ensure that glare control measures are incorporated. These measures included external brise soleil and provision for internal blinds.
Lighting systems designed with intelligent controls to reduce use.
Winter temperature set-points adjusted post occupancy.
Soffit insulation linerpanel
Bronze anodised handrailto safety glass balustrade
Uninsulated
Single layer roof system
Timber windows
MIXED MODE VENTILATION
HORIZON HOUSE I GO GREEN TECHNICAL TOUR12
Measured energy consumption has been recorded since occupation by the FM team and is shown here, over a four year period.
Data is key to driving analytics and efficiencies.
The measured energy consumption includes unregulated energy use, e.g. small power appliances and IT equipment.
The measured energy consumption is compared with the 2006 Part L building regulation compliance assessment, which excludes unregulated loads and does not consider the actual occupation profiles.
Unregulated electricity use not assessed by Part L
POST OCCUPANCY ENERGY CONSUMPTION
HORIZON HOUSE I GO GREEN TECHNICAL TOUR13
Energy consumption of Horizon House is compared with industry benchmarks for open plan naturally ventilated offices and air conditioned offices, both typical and good practice, from Energy Consumption Guide 19.
It is recognised that these benchmarks are over 10 years old but in the absence of more recent data on benchmarks from either CIBSE or the government it is considered that these benchmarks are probably the most recognised in industry
The total energy consumption for Horizon House is similar to the performance of a ‘good practice’ naturally ventilated office.
and a 45% improvement on a ‘Good Practice’ Air-conditioned office!!
POST OCCUPANCY COMPARISON
HORIZON HOUSE I GO GREEN TECHNICAL TOUR14
HORIZON HOUSE
BUSINESS CHANGE
EFFECTIVE, SUPPORTIVE & EFFICIENT WORK
ENVIRONMENT
HORIZON HOUSE I GO GREEN TECHNICAL TOUR15
Much better use of space
A work environment to support all activities
Unified culture
A “good news” place to work
WORKPLACE OBJECTIVES
HORIZON HOUSE I GO GREEN TECHNICAL TOUR16
Fragmented
Wasteful
Mismatch
HOW WAS IT BEFORE?ACTIVITY RATING 2009
Confidential phone calls
Conference calls
Confidential meetings
Quiet working
Formal Meetings
Daily interaction with team members
Interaction with staff outside your team
Customer meetings and hospitality
Informal unplanned meetings
Breakout Space
Team meetings
Working in transitory locations
Working from home / away from the office
Accessing paper documentation
HORIZON HOUSE I GO GREEN TECHNICAL TOUR17
Territorial behaviours and the notice board culture
Disenfranchised facilities management team
Defensive booking strategies – just in case
“Change is good – for others”
Food and drink integral to interaction
WORKSHOPS
HORIZON HOUSE I GO GREEN TECHNICAL TOUR18
“We own” becomes “we use”
Non-territorial working for many
Move towards un-bookable meeting spaces
“Change is good – for all of us”
Excellent break-out and informal spaces throughout
WAY FORWARD
HORIZON HOUSE I GO GREEN TECHNICAL TOUR19
USING THE WORKSPACE PROPERLY
HUB
FLEXIBLETEAM SPACE
FLEXIBLE
PEAK CONTINGENCY
EXTRA CONTINGENCY
TEAM SPACE
FLEXIBLE
ANCHOR POINT WORK SETTINGS
HORIZON HOUSE I GO GREEN TECHNICAL TOUR20
USING THE WORKSPACE PROPERLY TYPICAL FLOOR
Lockers
Storage – 3 levels high
Storage – 5 levels high
Coat storage
Touchdown
Quiet carriages
Breakout
Meeting - formal
Meeting - informal
Facility point
Teapoint
HORIZON HOUSE I GO GREEN TECHNICAL TOUR21
USING THE WORKSPACE PROPERLY GROUND FLOOR
Lockers
Storage – 3 levels high
Storage – 5 levels high
Coat storage
Touchdown
Quiet carriages
Breakout
Meeting - formal
Meeting - informal
Facility point
Teapoint
HORIZON HOUSE I GO GREEN TECHNICAL TOUR22
£4.37m excluding energy savings
74% of staff used to commute by car, staff travel plans show only 14% continue to use car. 2500 commuter miles saved per day
Best BREEAM Office for 2010, 72% reduction in water consumption
Demonstrate that being green makes business sense
Improved culture, inspired staff, attract talent
Closer to a vibrant and diverse community
Visible champion for the environment
HAS PROPERTY CHANGED THE BUSINESS?
HORIZON HOUSE I GO GREEN TECHNICAL TOUR23
HAS PROPERTY CHANGED THE BUSINESS?
Jan-10 Feb-10 Mar-10 Jan-11 Feb-11 Mar-11 Jan-12 Feb-12 Mar-12 -
50,000
100,000
150,000
200,000
250,000
300,000
350,000
Energy comparison: Rio/WoT 2010, Horizon 2011, and Horizon 2012
GasElectricity
kWh
HORIZON HOUSE I GO GREEN TECHNICAL TOUR24
Horizon House significantly improved the working environment for staff and better supported their workplace activities
OUTPUT PERFORMANCE RATINGS ACTIVITY RATING 2011
Confidential phone calls
Conference calls
Confidential meetings
Quiet working
Formal meetings
Team meetings
Interaction with staff outside your team
Breakout space
Informal unplanned meetings
Working in transitory locations
Daily interaction with team members
Customer meetings and hospitality
Working from home / away from the office
Accessing paper documentation
ACTIVITY RATING 2009
Confidential phone calls
Conference calls
Confidential meetings
Quiet working
Formal Meetings
Daily interaction with team members
Interaction with staff outside your team
Customer meetings and hospitality
Informal unplanned meetings
Breakout Space
Team meetings
Working in transitory locations
Working from home / away from the office
Accessing paper documentation
HORIZON HOUSE I GO GREEN TECHNICAL TOUR25
It is much easier in the new office to find the right people to talk to in other teams.
Love Horizon House
A Great Place to Work
This feels like a building that really works
The non-bookable and breakout areas are great
Open plan opens up opportunities
We can learn from Head Office
Fulfilled the brief and more
STAFF FEEDBACK
HORIZON HOUSE I GO GREEN TECHNICAL TOUR26
Farleigh Court I Flax Bourton I BS48 1UR T 01275 465 200The Printworks I Dunstable Rd I TW9 1RR T 020 8439 2970www.harmsentilneyshane.com