julian feasby/simon dawes, environment agency

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Horizon House

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Multiple Business Drivers

– Business efficiencies – multiple sites into single site, aggressive utilisation target, operational improvements

– Sustainable - 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.

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Professional Team Developer / Owner: Westmark

Employer's Agent and Office Agency: King Sturge

Tenant Property Consultants Williams Gunter Hardwick

Lead contractor: Sir Robert McAlpine

Base build Architectural Design: Alec French Architects

Mechanical and Electrical Design: Hoare Lea

Workplace consultancy, design & fit-out: The Harmsen Group

Tenant advisor – building services: Buro Happold

BREEAM assessors: Arup 

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Facts and Figures 1

– Horizon House – 6,784m² / 73,022ft² (net internal area)

– Fit out cost £670 per m² / £62 per ft² (inc IT, design, café)

– 6m2 per workstation (excluding support space) / 10m2 inclusive

– BEST BREEAM OFFICE for 2010 with 85.06% (all credits independently verified by Arup)

– Energy Performance Certification – 37 (B)

– 80% utilisation – around 1.7 people per desk

- Much recycled content

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Facts and Figures 2

- No personal waste bins, offices or desks

- Very clear recycling points (including food waste)

- No parking spaces (other than disabled spaces), but 150 bike spaces

- Limited locker space

- Cost saving benefit for business expected to be around £1m per year (excluding energy savings)

- Programme delivered on time and under budget

- All staff able to work within 15 minutes on their first day in office

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Horizon House

Workplace Design

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Workplace objectives

Much better use of space

A work environment to support all activities

Unified culture

A “good news” place to work

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How was it before?

Fragmented

Wasteful

Unplanned

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Research.Activity Support QuestionnaireWorkplace to support people’s needs

Occupancy studyPatterns and behaviours

WorkshopsWhat does this information tell us?How do we benefit from working differently?

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What we found

Some variations, but mostly common issues

Disconnect from other parts of the business

Lack of meeting facilities

Quiet working needs better support

Working remotely is badly supported

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Occupancy Study.

Office areas 53% combined occupancy

47% empty

Meeting room occupancy 45%

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Workshops.

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

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Way forward.

“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

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Using the space properly.

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Look and feel.

Open

Inclusive

Natural

Connected

Sustainable

Locally sourced

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Does it work?

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Horizon House

Sustainable Mechanical and Electrical Solutions

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BREEAM AssessmentsBRE Environmental Assessment Method

The development site is split into three BREEAM applicationswhich share some site wide credits;

Horizon House BREEAM Office 2006 Excellent 85.06%WestOne BREEAM Office 2006 Excellent 75%Residential EcoHomes 2006 Excellent 70%

Horizon House – 85.06%

WestOne

Residential

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Mixed mode ventilation

• Natural and mechanical ventilation combined to assure the good working conditions whatever the weather

• Automatic opening windows respond to maximise periods of natural ventilation

• High thermal mass

• Free night cooling

• BMS feedback

• Design was developed to ensure that glare control measures are incorporated. These measures included external brise soleil and provision for internal blinds.

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Health & Well-being

• 7m maximum distance for workstation to outside wall

• Layouts demonstrate occupants have a view out from all workstations.

• Maximise Daylight to desk positions

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LIGHTING

• High efficiency luminaire rafts (9W/m2 to achieve 350 lux)

• Daylight linked lighting controls

• Presence detection with manual override

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• The Ground Source Heat Pump (GSHP) pumps heat into the ground throughout 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.

Low CarbonTechnologies

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Water

Horizon House 6L/person/day 2m3/person/year

BCO 10-20L/person/day

by using waterless urinals low flush toilets (4.5L/3L) low flow shower heads (9L/min) aerated taps rain water harvesting

• Rainwater and mains cold water use metered at each floor

• Water supply automatically shut off when not in use to minimise any potential wastage.

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Reduced CO2 emissions

The combined effect of the passive and active designs produce an improvement of 35% over the 2006 building regulations.

BCO Bench mark less than 40 (B)

EPC rating 37 (B)717 MWh/yr £73,000/yr255 tons of CO2

New build bench mark 79 (D)

Existing stock 146 (F)

Predicted annual energy saving over EA existing buildings is £144,000 and 661 tonnes of CO2

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Horizon House

Summing Up

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Has property changed the business?

– Business efficiencies – multiple sites into single site, aggressive utilisation target

– Reduced environmental impact

– BREEAM excellent, energy and water efficient building

– Demonstrate that being green makes business sense

– Improved culture, inspired staff, attract talent.

– Visible champion for the environment.

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Has property changed the business?

– Expected £1m pa excluding energy savings

– 74% of staff used to commute by car, staff travel plans suggest only 14% continue to use car. 2500 commuter miles per day

– Best BREEAM Office for 2010, reduction in water consumption, B rated building

– Energy savings of B rated building over C rating for 20 year lease = £820,000 Saving From F rated old stock = £2,860,000 (current cost)

– Improved culture, inspired staff, attract talent. TBC

– Visible champion for the environment - TICK

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Lessons learned so far.

– Businesses looking for property want more than £x per sqf.

– An energy efficient, sustainable building will be more attractive to end tenants. BREEAM and Renewable Energy is no longer a nice to have.

– Choices to make – what is sustainable? Performance based contract.

– BREEAM can throw up interesting choices.

– Consider fit out procurement when procuring base build.

– High utilisation and space efficiency can be delivered through reflecting on how your people work. Ensure the right support services are in place.

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Questions