A 22% reduction in energy consumption at this large multi-let office building was brought about as a result of a combination of good management practices, upgrades in technology and engagement with tenants. A reduction in water consumption was also achieved.
LITTLE THINGS MAKE A BIG DIFFERENCE
No major project was undertaken at Minster Court: results were achieved by a number of small, low-profile interventions. Performance improvements are a textbook example of ‘little things making a big difference’. Better control of the building’s systems, tweaks to settings, upgrades during refits - all have contributed.
An improved management regime which includes regular formal checking and reporting of time settings, set points, etc, and increased frequency of BMS service visits, has contributed significantly. When equipment is due for replacement, energy efficient alternatives are considered. Examples include inverters on the drinking water booster and other pump sets.
Minster Court hosted an environmental awareness event for tenants, attended by occupiers of 72% of the floor space. EMCOR ran an energy efficiency seminar discussing drivers, benefits and actions. Information leaflets were available to all, and a WattBike challenged tenants to produce the most electricity, with prizes for winners.
A series of tenant and landlord refits were completed by December 2010. Our specification for refurbishing vacant floors incorporates measures such as high efficiency lighting with zone control, building management system (BMS) control of all VAV units, and requires a full overhaul of re-used plant and equipment such as AHUs. In addition, where the tenant carried out their fit-out, tenant engagement ensured the equipment was installed and is operated in sympathy with the Landlord’s systems, particularly the control system.
A BMS upgrade allows more accurate control and gives more information to the user, to enable improved management.
In discussions with tenants, shortened hours of external lighting were agreed. Together with improved lighting controls, this resulted in further energy savings.
Water consumption improved significantly as a result of measures including alteration of the cooling tower settings to reduce the number of automatic drain downs, and installing PIR sensors in urinals.