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Every sector, Every environment Westminster Carbon counting conference 2008 Sean Lockie Sustainability Director- Faithful+Gould. [email protected]

Counting for Large Property Portfolios | Sean Lockie

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Page 1: Counting for Large Property Portfolios | Sean Lockie

Every sector, Every environment

Westminster Carbon counting conference 2008

Sean Lockie

Sustainability Director- Faithful+Gould.

[email protected]

Page 2: Counting for Large Property Portfolios | Sean Lockie

1. Short practice profile (2 mins)

2. Standards used in the industry (5 mins)

3. Case study 1. a large bank UK premises only (5 mins)

4. Case study 2. a global PR firm (global locations) (5 mins)

5. Case 3. Atkins Contribution- Carbon manual (5 mins)

Presentation overview

Page 3: Counting for Large Property Portfolios | Sean Lockie

Donald Lawson

Chief Operating Officer

Faithful+Gould

Sean HaleyManaging Director

Atkins Asset Management

TBC

Practice profile

Page 4: Counting for Large Property Portfolios | Sean Lockie

INDUSTRY(20% of revenue)

PROPERTY(70% of revenue)

TRANSPORT(10% of revenue)

CONSULT

• private finance initiative• due diligence• contracts consultancy• dispute management• development

consultancy• risk & value

management• capital tax allowance• expert witness• strategic asset

management• Sustainability + WLV

PROJECT MANAGEMENT

• project management

• employers agent

• programming & planning

• building surveying

• health & safety

COMMERCIAL SERVICES

• cost management

• Estimating

• cost planning

• Procurement

• quantity surveying

• cost engineering

Practice profile

Page 5: Counting for Large Property Portfolios | Sean Lockie

In the UK alone we have 27 offices worldwide 53

Practice profile

Page 6: Counting for Large Property Portfolios | Sean Lockie

Carbon Trust

Waste resources Action Programme

BRE – Green guide to specification

BRE – Zero Carbon Schools report

DCSF- Low carbon Schools programme

Members of the Green Building Council

Practice profile

Page 7: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

Requirement for standards in the industry

Codes and Standards

Faithful+Gould experience includes:ISO TC 59/SC14 on Service Life Planning – we provide Working Group convenor and national expertsEU project “Life cycle costing as a contribution to sustainable construction” – members of European steering groupUK Industry Working Group on Life Cycle Costing – Standardised Method – we provide co-chair and expertsNational and international R&D projects and networks

–Innova Standards Network–SUE-MOT – sustainability tools and approaches–UK GBC – Measurement and reporting taskforce

Page 8: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

Requirement for standards in the industry

Codes and Standards

Standards allowConsistency across the boardCommon rules and assumptionsAllows comparison / benchmarkingProtect consultants against PI claims

Page 9: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

Requirement for standards in the industry

Codes and Standards

Lessons learned from or work on standards:Achieving consensus is the best way to get buy-in and adoption of new methods but this can be challenging- especially when multiple countries are involved.Different sectors, countries, industries and organisations always assume that their way is “normal”Terms and definitions are key to effective communicationUK ‘centric’It always takes longer than you expect!

Page 10: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

Requirement for standards in the industry

Codes and Standards

ISO 14064-2:2006

Aims to inject credibility and assurance to GHG emissions reports and claims made in regard to reductions or removal of GHGs. Not aligned with any particular scheme, Can be used to validate organizations participating in a number of trading, project or voluntary emissions reduction mechanisms. The standards may also be applied to all GHG types and are not limited to CO2.

Page 11: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

Specific Issues for Large Property Portfolios

Boundaries- Should boundary be the same for each site for comparison and benchmarking across the portfolio or should it take account of specific emissions from a site that do not occur elsewhere.

CO2 emissions only or emissions from other Greenhouse Gases?

Should local emission factors be applied (e.g. purchased electricity) or a national / international factor used (particularly if the local factor is hard to acquire). Harmonisation of emissions from transport may be difficult because of different measuring techniques and infrastructures.

Page 12: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

Case study 1: A Large Bank, UK Premises only

The Bank

Global operation in over 50 countriesUK retail banking business employs 30,000+ staffEnvironmental Policy of 20% reduction in energy usage from 2006 to 2010Our commission grew from energy management to carbon management.

Page 13: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

1. Getting started 2. Carbon Management Assessment“Where are we now?”

3. Develop Strategic Objectives“Where do we want to be?”

4. Carbon Management Plan (CMP)“How do we get there?”

5. Implementation

“Let’s do it!”

• Identify key people / stakeholders• Define scope• Consider potential opportunities

• Gather information• Compile baseline emissions• Assess policy drivers• Assess awareness, commitments

•Launch CMP•Secure / manage funding•Manage project implementation•Update emissions inventory, strategy, targets•Monitor & report progress

• Engage key stakeholders•Develop vision / aspiration•Compile forecasts•Prioritise areas of focus

• Develop CMP• Confirm support• Set targets• Embed in key policy documents• Identify funding

Carbon Counting for Large property portfolios

Case study 1: A Large Bank, UK Premises only

The Bank- The Framework we used

Page 14: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

Case study 1: A Large Bank, UK Premises only

Conceptual Boundary

Direct CO2 emissions from fossil fuel consumption for heating

Indirect CO2 emissions from electricity for heat pumps, electric heaters, lighting and ICT.

Transport emissions excluded at this stage but are likely to be included at a later stage

Page 15: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

Case Study 1: A Large Bank, UK Premises only

Measurement and mitigation

ArT Atkins remote technology

Automated Meter Reading provides consumption and emissions profiles

reporting for individual sites and the whole portfolio

trend reports identify poorly performing assets

baselines developed for whole portfolio, remediation applied for individual sites

provides data for individual project assessments, e.g. air conditioning strategies

Page 16: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

Case Study 1: A Large Bank, UK Premises only

Outcomes

Installed at 144 sites to date

Savings to date of 1,185 tonnes CO2 (18 months)

Page 17: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

Case Study 2: A Global PR Company

The Company

The Company is one of the largest public relations firms in the world

Services ranging from public relations to marketing to reputation management.

52 Offices to be assessed located on 6 continents 21 countries.

Recognise that carbon management provides an opportunity to improve carbon footprint

Have identified a goal of measuring global emissions which will allow the design of an appropriate carbon management programme.

The CEO supports investment in measuring and reducing the Carbon Footprint.

CSR probably main driver

Page 18: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

Case Study 2: A Global PR Company

Specific Issues

Baseline emissions required for each office according to local CO2

conversion factors

Single assessment boundary for all locations

Understanding of local factors and assumptions

Need to normalise outputs to allow for benchmarking

Single data collection format

Global and local recommendations required for reducing Carbon footprint

Page 19: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

Case Study 2: A Global PR firm

The Assessment Boundary

Assessment Boundary

agreed with the Company

Page 20: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

Case Study 2: A Global PR Company

Specific Issues

Information gathering will ask for local CO2 emissions factors for electricity. If these are not available data from the GHG Protocol tools will be used

Business Travel and Commuting emissions based on GHG Protocol emissions factors for kilometres travelled for various classes of transport

Waste data –

landfill, incineration, recycling

Because information is gathered via questionnaire the data will not be as good quality ‘real time’ etc

Page 21: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

case study 3: Atkins Group Carbon Manual

Involvement in Carbon services

Atkins and Faithful+Gould have been active in carbon services for several years, these are broadly grouped into:

The causes of climate change:carbon quantification productslow carbon building design servicestravel planning

and the effects of climate change:adaptation and mitigation services

Page 22: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

case study 3: Atkins Group Carbon Manual

Several products already developed

Contaminated LandWater companiesDesign Tool‘Carbon manual’ to bring it all together

Page 23: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

Atkins Group Carbon Manual

Involvement in Carbon services

ROCC – remediation options carbon calculator (Contaminated Land)

for contaminated land remediation regimes

identify emissions associated with various stages of the regime

selection of fixed and mobile diesel powered plant

conceptual boundary set at operational activity, emissions from plant

embodied carbon not considered

Page 24: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

Atkins Group Carbon Manual

Involvement in Carbon services

Water and Supply Strategy tool“work packages”-modules of known embodied and operational carbon emissionsconceptual boundary

embodied carbon of primary construction materials and components

CO2 emissions during construction and associated with operation

direct emissions from fossil fuel energy consumption of works equipment during construction and transportation of materials and labourindirect emissions from electricity consumption of construction works equipment, operational installations and buildings heating and lighting.

Page 25: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

Atkins Group Carbon Manual

Involvement in Carbon services

Carbon Calculator for DCSF Low Carbon Schools Programmeallows evaluation of CO2 emissions at the design stage for reduction by the use of on site renewable generationsame baseline calculation for all designs but allows individual solutionsconceptual boundary

direct emissions from fossil fuel energy consumption for heatingindirect emissions from electricity consumption for lighting, small power and ICT

Page 26: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

case study 3: Atkins Group Carbon Manual

Aims of the Carbon manual

‘Bring it all together’An internal documentto illustrate the importance of carbon management to ourselves and our clients and to stimulate thought leadership in this increasingly important area;to provide sound advice and a framework methodology for current and future practitioners of carbon quantification (footprinting) and management services; andto illustrate the applications of carbon quantification within Atkins and Faithful+Gould projectsTo raise awareness and promote understanding of the subject;as a signposting document;

Page 27: Counting for Large Property Portfolios | Sean Lockie

Carbon Counting for Large property portfolios

case study 3: atkins Group Carbon Manual

Principles and considerations

carbon emissions as a result of the behaviour of private individuals

carbon emissions as a result of the behaviour of corporate entities

direct emissions (scope 1)

indirect emissions from energy (scope 2)

other indirect emissions (scope 3)

embodied energy and embodied carbon

conceptual boundaries

other greenhouse gases

Page 28: Counting for Large Property Portfolios | Sean Lockie

Office Building

Construction Demolition

Operation and Maintenance

Transport

Transport

Transport

Energy Consumption

Embodied Energy

Embodied Energy Onsite

Generator

Staff

Heavy Plant

Temporary Buildings

Heavy Plant

Staff Generator

Generator

Heavy Plant

Temporary BuildingsTemporary

Buildings

Mains electricity

Raw MaterialGlass

Concrete

Steel

Plaster

Cement

Windows

Wood

Brick

Carpet

Desks

Paint

Light Bulbs

Business Travel

Staff CommuteCarpet

Water

Heating Cooling

Lighting

ElectricityMaterial Delivery

Maintenance Vehicles

Waste

Waste

Waste

Water

Potential emissions sources for an office building

Page 29: Counting for Large Property Portfolios | Sean Lockie

Office Building

Construction

Operation and Maintenance

Energy Consumption

Embodied Energy

Embodied Energy Onsite

Generator

Heavy Plant

Temporary Buildings

Mains electricity

Glass

Concrete

Steel

Plaster

CementWindows

Wood

BrickCarpet

Desks

Paint

Light Bulbs

Carpet

Water

Heating

Cooling

Lighting

Electricity

Water

Office sources with conceptual boundary drawn

Page 30: Counting for Large Property Portfolios | Sean Lockie

•Common standards will allow – Comparability, transparency, and ability to benchmark– Reduce the confusion in the marketplace– Apply the technical rigour

•A key requirement for any trading scheme for auditing purposes•When are we going to see the ‘Stern values’ of £25.5 per tonne of CO2 applied to government projects?

Concluding comments