SIMPLE EFFICIENCY

LE DELTA
PARIS / FRANCE
SIMPLE
EFFICIENCY
Making a significant impact through
a thoughtful and measured approach
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LE DELTA
PARIS / FRANCE
OVERVIEW
Le Delta is a 25,000m2 (269,000 sq ft) office
building located on the banks of the Seine in
Boulogne, adjacent to the Paris ring road. The
property consists of eight upper floors above
an atrium and 457 underground parking
spaces, with a glass curtain wall façade. It can
accommodate 1,450 people.
Tishman Speyer acquired Le Delta in 2010 and
took over its management in early 2011.
1. Focus on the areas where the biggest
savings can be achieved.
OPPORTUNITY FOR IMPROVEMENT
Le Delta has achieved the highest
performance level under the HQE
Exploitation certification (High
Environmental Quality, the LEED Existing
Building Operations & Maintenance
equivalent in France), achieving the
maximum rating in all 14 categories. It is
one of only four buildings to have achieved
this rating in France, and the only multitenanted building at this level. Both tenants
also achieved their own HQE certification.
When the Tishman Speyer asset management
and property teams took over in 2011, they
realized that the building was not operating at
its maximum potential, even though the last
renovation had been finished only four years
earlier and the equipment in place was new.
REDUCING OPERATING COSTS
The energy-reduction strategy put in place
by Tishman Speyer’s in-house property
management team has resulted in a 56%
reduction in total energy consumption and a
10% reduction in water use. It has also helped
to protect the building for the future and
reduce operating costs for tenants.
A COHERENT STRATEGY
The energy-reduction strategy had two key
strands:
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2.Address operational and maintenance
actions (at low or no cost).
Results were achieved via a combination
of management, technology and behavior
change actions.
56%
REDUCTION IN
TOTAL ENERGY
CONSUMPTION
EXEMPLARY PERFORMANCE
10%
REDUCTION
IN WATER
CONSUMPTION
NEW WAYS TO SAVE ENERGY
The process of improvement is continual;
the team is constantly searching for new
ways to reduce energy and will implement
these as appropriate. More specifically, Le
Delta is to be Tishman Speyer’s pilot
project for its smart-metering program in
France, which will provide even greater
granularity on consumption data and
equipment efficiency.
APPROACH
IMPACT
¤200K
ACTUAL SAVINGS IN
THREE YEARS (FROM
2010 BASE CASE)
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LE DELTA
PARIS / FRANCE
A CAREFUL AND DETAILED APPROACH
INTEGRATED PLATFORM
The approach taken at Le Delta exemplifies
the advantages of Tishman Speyer’s fully
integrated platform. As the owner-manager
of the building, with Tishman Speyer staff on
site, a longer-term, more holistic view could
be taken to establish the priorities for the
building. The initial review of the asset during
the due diligence phase involved the Asset
Manager who would be responsible for the
building after acquisition.
The Asset Manager and Property Manager,
both from Tishman Speyer, then worked
closely to agree on the strategy for the
building. This included planning the
essential energy audit, structuring the
capital investment plan and monitoring the
performance improvements.
A SYSTEMATIC APPROACH
The Energy Audit
First, a comprehensive energy audit was
undertaken over a four-month period,
assessing the mechanical equipment in place
and the associated operating routine. It was
discovered that the plant and equipment
were being run when not strictly necessary,
or in counterintuitive ways. For example,
heating and cooling were both being
produced at the same time, which led to
high overconsumption. In the same way,
the automatic operating controls were not
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set up correctly, leading to further excess
consumption.
Thermodynamic Modeling
Building energy consumption modeling
was undertaken, which took into account
observed consumption parameters as well
as building components such as structural
elements, walls and surfaces. Through
this process, building operations could be
modeled with 95% accuracy. This provided
a precise understanding of the various
consumption drivers and allowed the
team to prioritize actions to improve the
building’s performance.
Targeted Action Plan
Each of the proposed improvement
measures identified in the energy audit was
appraised to determine its overall impact
on consumption, capital outlay and return
on investment, in terms of both carbon and
cost savings. Actions were prioritized based
on savings potential and those that were
low or no cost.
Using this coherent approach, Tishman
Speyer was able to build significant
incremental value at each point of
intervention, demonstrating that small
changes can have a large cumulative
impact on a building’s total energy
consumption. APPROACH
IMPACT
14/14
MAXIMUM SCORE
IN ALL HQE
CATEGORIES
¤690K
TOTAL APPROXIMATE
SAVINGS (TOTAL
SAVINGS PLUS
POTENTIAL COST OF
“DOING NOTHING”)
95%
BUILDING OPERATIONS
MODELING ACCURACY
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LE DELTA
PARIS / FRANCE
SMALL STEPS COMBINE TO MAKE A LARGE IMPACT
OPERATIONAL EFFICIENCY
As a result of the energy audit and the
thermodynamic modeling, the Property
Manager was able to understand the
building’s dynamics from both a technical
and occupant perspective, and apply this
knowledge to the daily operating parameters.
Operational reconfiguration of the building’s
operating settings was key to reducing
the energy used for heating and cooling.
Operating hours were optimized together
with the heating and cooling temperatures
throughout the year. Surveillance of the water
fixtures was increased and undertaken weekly
to track and eliminate any potential leaks.
As part of the technical review, the Property
Manager shut down unnecessary pieces of
equipment in the main lobby to observe how
the building would perform without them.
Shutting off the façade heating/cooling ring
showed it was not performing as intended
and had no impact on building operations or
the tenants’ comfort; it has been shut off now,
realizing a saving of over 530 MWh annually.
LOW CAPITAL INVESTMENT
Tishman Speyer looked for ways to enhance
the equipment within the building to improve
its efficiency. The aim was to maximize the
return on any investment, not just in terms
of cost, but also carbon. Initiatives included
a new heat exchanger, new variable speed
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motors for air handling units, the installation
of LED lighting, lighting dimming controls
and low-flow water fixtures. Each of these is
a low cost solution.
CHANGING BEHAVIOR
Communication with both the tenants
and third-party contractors remained
constant and open throughout the audit
and implementation phases of the project.
Initiatives were also put in place to align
tenant behavior with the overall aims
for the building, including signage to
increase tenants’ awareness of their water
consumption and to advise them to switch
off computer equipment when leaving
their desks.
HUMAN CAPITAL
The new Property Manager needed to
have an in-depth understanding of the
technology within the building, and the
ability to run the complex systems at
maximum efficiency. As such, human
capital has been a large part of the success
of Le Delta. The Property Manager’s
technical know-how and understanding of
the dynamics of the building, combined
with strong relationships with all key
stakeholders, has been fundamental to
creating a comfortable and energyefficient environment.
APPROACH
IMPACT
2.5
MILLION kWh OF
ELECTRICITY SAVED
OVER THREE YEARS
64%
REDUCTION IN
HEATING AND
COOLING ENERGY USE
89%
REDUCTION IN
LIGHTING ELECTRICITY
FROM LEDs
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LE DELTA
PARIS / FRANCE
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DRAMATIC REDUCTIONS
begun to see the benefits of the energy
reduction strategy, their involvement has
increased, resulting in further savings.
Energy consumption was cut by over half
within three years of Tishman Speyer taking
over
the management of Le Delta. 50%* of
0%
FURTHER
OPPORTUNITIES
ON YEAR HEATING
SAVINGS (kWh/m
)
the
overall
reduction was achievedCUMULATIVE
in theYEAR
first
10%
Following
the
successful implementation of
year
by unplugging redundant
50%systems
reduction in and
the first year
20%
energy-saving
measures, the process has
by unplugging
resetting the automated controls.
The redundant
next
systems and re-setting the
gained
momentum.
A new performance30%
automated
controls
40%* was achieved by aligning
the operating
based
incentive
scheme
has been put in
40%
hours
of the equipment with occupancy
place
with
service
managers
to maintain the
50%
patterns
and installing a new heat recovery
already outstanding performance and to drive
system,
and the final 10%* was achieved
60%
40% reduction
by
the building’s
consumption
down further.
No capex
through
additional
small capital investment.
rebalancing operating
required
70%
hours
and
installing
new
Le Delta
is to be Tishman Speyer’s pilot
heat recovery system
80%
10% achieved
through
LOWER
COSTS FOR TENANTS
project for its smart-metering
program
in
small capex investment
90%
Le Delta is now more energy efficient and
France. The resulting improved granularity
cost
effective, with improved comfort levels.
and completeness of consumption data
100%
The reduction in overall energy consumption
and analysis will allow the property team to
has already resulted in a reduced electricity
identify further opportunities for action, and
CUMULATIVE ENERGY SAVINGS (%)
tariff for the building; this saving has been
also facilitate work with tenants to improve
passed on to tenants through a reduced
efficiencies within their own space.
service charge. As managers and tenants have *All figures approximate
DEC-13
NOV-13
SEP-13
OCT-13
JUL-13
AUG-13
JUN-13
MAY-13
APR-13
FEB-13
MAR-13
JAN-13
DEC-12
OCT-12
NOV-12
SEP-12
JUL-12
AUG-12
JUN-12
APR-12
MAY-12
FEB-12
MAR-12
DEC-11
JAN-12
NOV-11
SEP-11
0%
OCT-11
JUL-11
AUG-11
JUN-11
APR-11
MAY-11
MAR-11
FEB-11
JAN-11
2
44%
REDUCTION IN
ELECTRICITY
CONSUMPTION
49%
REDUCTION IN
CARBON EMISSIONS
CUMULATIVE YEAR ON YEAR ENERGY SAVINGS (kWh/m2)
10%
50% reduction in the first year
by unplugging redundant
systems and resetting the
automated controls
20%
30%
800
LIGHT FITTINGS
REPLACED WITH
LED LIGHTS
40%
50%
60%
70%
40% reduction by
rebalancing operating
hours and installing new
heat recovery system
No capex
required
80%
90%
100%
2011
2012
10% achieved through
small capex investment
2013
CUMULATIVE ENERGY SAVINGS (%)
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LE DELTA
PARIS / FRANCE
TECHNICAL INSIGHTS
ENERGY AUDIT:
No stone unturned
A comprehensive audit gave
insight into energy use so energy
efficiency measures could be
focused most effectively.
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HOME
THERMODYNAMIC
MODELING: Understanding
Consumption
OPERATIONAL
EFFICIENCY: Optimizing
automatic controls
The model showed where the
areas of greatest consumption
were and made scenario testing
possible.
Reconfiguring the building’s
operating parameters was key
to reducing the energy used for
heating and cooling.
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OVERVIEW
APPROACH
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IMPACT
RESOURCE EFFICIENCY:
Targeted capital investment
Investment in flexible cooling,
responsive lighting, water
reduction measures and
reinstating the heat recovery
system further reduced energy
consumption.
READ MORE
RESULTS AND NEXT STEPS
TENANT ENGAGEMENT:
Communication is
key to success
Collaboration with the tenants
and the supporting facilities
companies ensured the success
of the efficiency measures.
READ MORE
TECHNICAL INSIGHTS
CONTACT
LE DELTA
PARIS / FRANCE
CONTACT
LE DELTA
Philippe Minh
Tishman Speyer France
49-51 Avenue George V
75008 Paris
T +33 (0)1 56 89 93 00
E [email protected]
tishmanspeyer.com
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LE DELTA
PARIS / FRANCE
ENERGY AUDIT: No stone unturned
Our approach was systematic. We analyzed all aspects of energy use: equipment,
data, people and programs, to make sure we were in full possession of the facts before
determining the best course of action.
ESTABLISHING A BASELINE
IDENTIFYING PRIORITIES
The first step to improving the building’s operations
was the decision by the Asset Manager to undertake
a comprehensive energy audit. During this four-month
process, the team assessed all the existing mechanical
equipment and associated operating routines.
The findings from the energy audit formed the basis
for the action plan, which was prioritized according
to savings potential and the relative cost of the
proposed measures.
UNDERSTANDING THE BUILDING
To achieve this, Tishman Speyer:
• Analyzed the individual technical components and
assessed how these worked together, as well as seeking
to understand the potential of each piece of plant.
• Analyzed the energy demand and patterns in the
building, including the various zones served by
heating, ventilation, air conditioning and lighting.
• Confirmed individual best practice regarding all
technical services.
• Assessed whether the meter readings made sense.
• Verified whether the consumption numbers correlated
with the team’s own measurements.
• Interviewed the building’s technicians about operational
energy requirements and automatic settings.
• Communicated with tenants to understand their needs
and comfort requirements, including confirming the
operating hours of all the tenants and their peak hours.
Tenant restaurant
Energy audit of the building
Electricity smart metering
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LE DELTA
PARIS / FRANCE
THERMODYNAMIC MODELING: Understanding consumption
The thermodynamic model was fundamental to decision-making. Once its accuracy had
been verified, it enabled us to carry out scenario testing to understand the effect of
proposed actions. We could then establish our priorities with confidence.
A FACTUAL AND PRECISE PROCESS
HEAT LOSS
The goal of the thermodynamic model was to identify
the greatest areas of consumption in the building.
Once this factual and precise process was complete,
the engineering teams used the model to prioritize the
actions to be taken.
Simulated
600MWh
Roof 3%
500MWh/DJ70C
Simulated
400MWh/DJ70C
2010
400MWh
External Walls
17%
600MWh/DJ70C
2010
500MWh
THE WAY FORWARD
Once the model was built, the outputs were compared
with the actual utility invoices. Since the model was
proven to replicate the building’s consumption with 95%
accuracy, it then allowed scenario testing to be carried
out, and was used to predict the kWh savings for each of
the actions taken.
For example, the model identified that, as with many
buildings, the façade accounted for the greatest heat loss.
700MWh/DJ70C
700MWh
Doors 1%
300MWh
300MWh/DJ70C
200MWh
200MWh/DJ70C
100MWh
100MWh/DJ70C
0MWh/DJ70C
0MWh
JAN
FEB
MAR
APR
MAY
JUN
JUL
AUG
SEP
OCT
NOV
DEC
Comparison of air conditioning consumption, real and theoretical
Façade Joints
45%
Floors
18%
The model also provided the following:
• Analysis of consumption per area of the building.
• Model of theoretical energy and heating requirements,
compared to existing consumption.
• Analysis of impact of individual mechanical and
electrical services.
Insulation
15%
Internal walls 1%
Main lobby
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PARIS / FRANCE
OPERATIONAL EFFICIENCY: Optimizing automatic controls
The first step to improving Le Delta’s efficiency was to ensure that the building’s
operating parameters reflected the needs of its occupants, and took into account
seasonal requirements. This simple step yielded significant energy savings.
3000kW
Air conditioning demand
Heating demand
2500kW
2000kW
RECONFIGURATION KEY
When Tishman Speyer analyzed the building’s automatic
operating controls, it transpired that the settings had not
been optimized. Reconfiguring the building’s operating
parameters was therefore key to reducing the energy
used for heating and cooling.
A COMFORTABLE ENVIRONMENT
Tishman Speyer ensured that:
• Temperature ranges took into account best practice
for comfort levels as well as any specific lease
requirements.
• Plant and equipment would only be run in order to
guarantee the comfort of occupants, with early start
times regulated according to weather conditions and
user requirements.
• If there was no benefit or impact, equipment and
pumps would be turned off, and vents closed manually.
WORKING WITH THE SEASONS
Although the chilled water system could not be turned
off completely due to the cooling requirements for IT
rooms, seasonal adjustments could be made to provide
incremental savings.
• In winter months, the chilled water circuits supplying
the AC installations were closed off as far as possible
(circulation pumps stopped and valves closed
manually) except for those serving areas such as IT
rooms or data centers, to reduce loss from conduction.
• In spring and autumn, use of free cooling air-handling
systems was maximized to increase the level of
fresh air intake and reduce energy consumption. The
fresh air intakes and extracts were also connected
to a regulator with an accompanying thermostat in
order to make them even more efficient. To make this
possible, variable speed drives had to be installed on
relevant equipment.
• In summer months, the process was reversed when all
heating plant and associated valves and pumps were
turned off.
1500kW
1000kW
500kW
0kW
JAN
FEB
MAR
APR
MAY
JUN
JUL
AUG
SEP
OCT
NOV
Modeled power demand
By adopting this strategy and working closely with
facility services providers, Tishman Speyer has been
able to achieve significant results. Approximately 30%
of the initial energy reductions were achieved through
rebalancing the building’s mechanical and system
configurations, aligning operating times with
occupancy patterns.
THE PROJECT IS NEVER FINISHED
Progress from all measures continues to be reviewed
monthly and the results analyzed with the technical
team. The HQE (High Environmental Quality)
certification involves an annual audit of the building’s
performance, requiring input from all stakeholders. One
of the key targets is a reduction in energy consumption
of 5% annually over five years.
Chilled water system
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LE DELTA
PARIS / FRANCE
RESOURCE EFFICIENCY: Targeted capital investment
With an emphasis on no and low cost measures, the financial investment in Le Delta
was carefully apportioned to maximize returns, delivering quantifiable energy and cost
savings that far outweighed the upfront investment.
FLEXIBLE COOLING
REDUCED WATER CONSUMPTION
Tishman Speyer installed a highly efficient, variable
speed motor linked to a sensitive programming tool on
one of the main air handling units (AHU). This increased
the efficiency and flexibility of the unit, which could be
programmed to adjust in increments based on predicted
occupancy levels during the day, as people move in and
out of the building. In addition, office AHU motors were
replaced with more efficient models.
The lobby AHU controller was also replaced with
a motorized controller linked to the outside air
temperature to enable free cooling.
Water is often the forgotten cousin of sustainability
projects. However, it is an increasingly scarce resource
globally and we are committed to reducing our
consumption. At Le Delta, monitoring of the water
fixtures was increased to a weekly cycle to track and
eliminate leaks. Water use for the restrooms was reduced
by approximately 50%; infrared mixing valves, with an
output of three liters per minute, were installed on the
taps; and signage was put in place to increase tenants’
awareness of their water consumption.
RESPONSIVE LIGHTING
Heat recovery is a simple yet effective means of reducing
wasted energy in a building, and can be applied to
a variety of mechanical systems, such as boilers and
ventilations systems. A heat recovery system had been
installed at Le Delta but the previous managers had
switched it off. Following the energy audit the system
was reinstated, corresponding to a saving of 555
MWh/year. Typical efficiency rates for thermal wheel
technology range between 65% and 75%1.
It is not typically necessary to light all areas of a building
constantly throughout the day, especially if the traffic
in particular areas is relatively low. To reduce electricity
consumption, lighting schemes were regulated according
to the requirements of each zone; inexpensive options
such as installing push buttons with timers, or presence
detectors, offered simple energy-saving solutions.
Lighting in the parking lot was reduced at night and
over the weekends using a programmable controller,
and the atrium was fitted with a daylight sensor and an
automatic dimming light. Electricity consumption was
further reduced in the common areas by replacing more
than 800 light fittings with LED lights. The LED fixtures
alone saved over 38,500 kWh.
HEAT RECOVERY REINSTATED
Restaurant seating area
Heat Recovery Technology Guide, Carbon Trust, UK.
1
Heating system
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LE DELTA
PARIS / FRANCE
TENANT ENGAGEMENT: Communication is key to success
Open dialogue with all parties, and at all stages of the project, helped to secure
the commitment of both tenants and third-party contractors. By aligning
objectives, we ensured the success of the efficiency measures.
COLLABORATION TO ACHIEVE RESULTS
TOTAL COMMITMENT
Tishman Speyer has longstanding relationships with its
tenants and its history of managing buildings efficiently
stretches back over 30 years. We are highly aware that
collaboration with tenants on the wider sustainability
agenda, and on efficiency measures in particular, is the
only way to achieve the full potential of any building.
This is nowhere more evident than at Le Delta, where
detailed information was provided to the two key
tenants at each stage of the process. The on-site
property manager worked closely with everyone in the
building during both the analysis and implementation
phases, keeping them updated at each key stage.
The HQE Exploitation2 process also provides a helpful
framework that facilitates tenant engagement in the
certification process. Both tenants chose to pursue
their own HQE certification as part of the wider project.
It was clear to all parties that there was significant
potential to reduce both energy and operating costs, and
this led to unprecedented levels of partnership between
Tishman Speyer, the tenants and the supporting facilities
companies, all of whom gave both operational and
financial commitments to ensure the ultimate successes
shown here to date. Consumption within the tenants’
own areas has also continued to fall, demonstrating
long-term behavior change at this level as well.
TENANTS IN THE LOOP
Communication with those working in the property is
critical if the building is to reach its efficiency potential.
For this reason, the tenants were provided with
detailed information about the project, the impact it
would have on the building as a whole and their own
spaces in particular. Changes in operating parameters,
lighting regimes and equipment operating hours were
all notified in advance, and in detail.
THE COST OF DOING NOTHING
If nothing had been done, factoring in only the energy
tariff increases and no change in total consumption, the
building would have had to pay almost ¤500,000 of
additional energy costs. Combined with the ¤200,000
of actual savings, this resulted in nearly ¤700,000 of
savings between 2010 and 2013.
Main entrance
LEED Existing Building Operations & Maintenance equivalent in France.
2
Main atrium
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