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Initiatives of the Tokyo Metropolitan Government (TMG) for a City and Buildings with Low Carbon Emissions
In December 2006, TMG announced a target of reducing greenhouse gas emissions 25% from 2000 levels by 2020. In the next year, TMG formulated the Tokyo Climate Change Strategy and revised the Tokyo Metropolitan Environmental Master Plan to set down specific policy measures. Since then, it has been taking steady steps toward achieving the target. Up to this point, TMG has been focusing on establishing frameworks and systems that promise a significant reduction in greenhouse gas emissions into the future, including introduction of a mandatory Cap-and-Trade program targeting large facilities, and has been implementing these initiatives in all sectors.
Tokyo is a high energy consumption city, and its emissions of greenhouse gases are equivalent to those of countries like Norway and Denmark. Emissions from buildings account for the majority of total emissions, and this is the area where TMG has been pointedly taking initiatives. Measures in the area of buildings contribute to reduction of greenhouse gas emissions in not only Tokyo but cities around the world as initiatives to deal with their rapidly growing energy demands. Here we introduce two important building-related programs from among TMG initiatives.
The world’s first urban Cap-and-Trade program Japan’s first Cap-and-Trade program which mandates total reduction of CO2 emissions from large facilities was implemented in April 2010. This is also the world’s first urban Cap-and-Trade program in the sense that it covers buildings and facilities in cities such as offices and commercial buildings, unlike systems such as the earlier implemented European Union Emissions Trading Scheme (EU-ETS) that mainly covers energy suppliers.
In addition to playing a role in committed efforts by national and local governments, the program’s introduction in Tokyo will also have these significant effects: It will be possible to steadily reduce the total amount of greenhouse gas
emissions by introducing a mandatory total reduction program. Cost-effective measures will be advanced by using market mechanisms
through the introduction of an emissions trading program. Reduction of emissions from cities’ business and construction sectors, which
will continue to grow around the world, will be promoted.
Outline of the program Tokyo’s cap-and-trade program currently covers approximately 1,400 facilities such as office buildings and plants that emit large amounts of CO2, accounting for approximately 40% of emissions from the city’s industrial and commercial sectors. A target to be achieved by the relevant sectors has been established as a cap (emission limit) taking into account the 2020 reduction target for Tokyo as a whole, and a mandatory reduction rate has been set for each facility based on the cap. Each facility is obliged to reduce the aggregate total of emissions for the five years from 2010 to 2014 (the first compliance period) by 8% or more (for office buildings, etc.) or 6% or more (for factories, plants, etc.), compared with the amount obtained by multiplying the baseline annual emission amount by five. Moreover, in the second compliance period (2015-2019) these compliance factors for commercial and industrial sectors are decided to be 17% and 15%, respectively. Owners of facilities will reduce CO2 emissions by introducing energy-saving measures and renewable energy in their own buildings, as well as by applying credits such as excess reductions and renewable energy credits purchased from other facility owners to their own reductions.
Measures against climate change in Tokyo
Mandatory total reduction and emissions trading scheme (Tokyo Cap-and-Trade Program)
3 Evaluation and publication program of environmental performance of new buildings All large buildings (with total floor area over 5,000m2) newly constructed in Tokyo are subject to the Tokyo Green Building Program and are obliged to conduct an environmental performance evaluation and publish the building environmental plan, which indicates the evaluation results, on the TMG website. This system began in 2002, and more than 2,600 buildings have thus far prepared and published building environmental plans. The system requires building owners to adopt environmentally conscious designs based on guidelines set down by the Government, with the aim of creating a market where environmentally friendly buildings are highly valued, through publication of their environmental performance.
The system has been improved in recent revisions, focusing on measures against climate change by expanding coverage and introducing a minimum standard stricter than that under the Act on the Rational Use of Energy (Energy Saving Act) of the Japanese government. An energy performance certification program and a mandate on feasibility studies concerning on-site renewable energy have also been newly put into place.
Tokyo Green Building Program
Program Developments In addition to enhancement of the TMG Green Building Program itself, measures against climate change as described below are being promoted, using the details of the evaluation and information disclosure of the system effectively.
Green Labeling Program for Condominiums (since 2005) Residential buildings constitute a large share of the buildings covered by the TMG Green Building Program, though the environmental plan itself is quite difficult for general consumers to fully utilize. Therefore, sales advertising is required to indicate five of the evaluation items in the rating system of the Green Building Program, using a starred label to show the environmental performance of condominiums. A recent revision has been made so that rental apartments are also covered.
Energy Performance Certification Program (since 2010) TMG has also introduced a certification program to convey information on energy performance of non-residential buildings. The energy performance certificate of the building must be presented to the other party when selling, buying or leasing a building and transferring trust beneficiary rights.
Higher energy saving standards for large-scale urban development (since 2009) Urban planning systems that offer a bonus such as a higher floor-area ratio are often used when constructing large buildings in Tokyo, and now higher environmental performance such as a building’s energy savings meeting a certain standard is now required when using these various urban development systems. For example, the system mandates evaluation of items such as reduction of the building’s heat load and energy saving of equipment being Level 2 or above. Effects of the system are steadily becoming apparent.
Tokyo Green Labeling Program for Condominiums
This system is based on the TMG Environmental Security Ordinance. 2009 Criteria
Insulation
AAA
AA
A
B
C
Building thermal load (insulation)
Selection Processes for The Low Emission Buildings in Tokyo 2014
The buildings featured in this booklet were selected in line with the policy measures of the Tokyo Metropolitan Government toward low-carbon cities, the Tokyo Cap and Trade Program mainly targeting existing buildings, and the Tokyo Green Building Program for new buildings. The same selection criteria has been adopted as ”The Low Emission Buildings TOP30 in Tokyo” which is published in 2011.
Existing Building Section In the Tokyo Cap-and-Trade Program, buildings that consume large amounts of energy are mandated to reduce their CO2 emissions from the entire building by 8% in the five years from 2010. Significant reductions will continue to be required in the subsequent five-year period. However, top-level facilities that have already conserved significant amounts of energy through improvements in building performance and facilities and efforts in terms of operations will find it difficult to reduce their energy consumption further. Accordingly, a certification system of top-level facilities has been established. The certified top-level facilities will have the mandatory compliance factor (reduction obligation ratio) halved. To acquire the certificate, the facility needs to have over 200 items checked in relation to the energy performance, operation, and management of the facilities and building, and the score has to be 80 or better out of 100.
Certification procedures were carried out for the first time in 2011, and since then 45 office buildings were certified. For the existing building section of this booklet, 10 top-level buildings which certified after the previous "TOP 30" booklet was puplished (including two buildings which featured in one page) were selected.
New Building Section For new buildings, the standards related to energy have been extracted from those of the Tokyo Green Building Program that evaluates the environmental performance of buildings. Those whose performance exceeds the following standards in all four of the evaluation categories were selected: 1. Heat load resistance of the shell; 2. Energy efficient equipment; 3. Efficient operation systems; and 4. Use of renewable energy.
Perimeter Annual Load (PAL) is the annual thermal load factor of the perimeter zone. PAL, in other words, indicates the heat insulating performance of building envelopes such as outer walls. It is expressed as a value obtained by dividing the annual thermal load of the perimeter zone of a building (an area within five metrs of the center line of the building envelope, such as the outer walls) by the total area of the zone (unit: MJ/year-m2). The Act on the Rational Use of Energy prescribes the standard performance value by use of building. The values differ among building for different uses, and that for office buildings is 300 MJ/year-m2). Rate of reduction from PAL is how much lower a value is compared with the standard value mentioned above. The higher the rate of reduction, the more effectively the building is heat-insulated or shielded from sunlight and the lower its thermal load is.
Energy Reduction Ratio (ERR) is the rate of reduction of energy used by a facility system, that is, its energy-saving performance. ERR is a coefficient that indicates the facility efficiency of the entire building, which is calculated based on the Coefficient of Energy Consumption (CEC) of each facility system (air conditioners, lights, ventilators, water heaters, elevators). Each facility system’s efficiency is calculated by dividing its annual energy consumption (MJ/year) by the energy consumption of facilities to be introduced. Introduction of energy saving technologies will reduce the energy consumption and improve the energy efficiency of facilities. The Act on the Rational Use of Energy stipulates the standard CEC for each type of facility.
Building and Energy Management System (BEMS) refers to a computer- based system for uniform management of the energy-related and other facilities of a building. In addition to management of the building, the system automatically and uniformly monitors and controls energy consumption of the facility as a whole. The BEMS is essential for checking the energy consumption and operational status of facilities and equipment in the building to optimize their operations.
Building List 2014
GranTokyo North Tower
GranTokyo South Tower
Shinagawa Seaside East Tower
JR Kanda Manseibashi Building
Ginza Mitsui Building
Hibiya International Building
Mitsubishi Shoji Building
Roppongi Hills
Sapia Tower
Shin-Otemachi Building
Sony City
Tokyo Midtown
Fujimi Mirai Kan
Kyobashi 3-1 Project (tentative name)
Marunouchi 1-4 Project New Building (tentative name)
Marunouchi Park Building
Shopping Center at 1-block in the first south
area of Musashi-Koganei Station
Tokyo Metropolitan Matsuzawa Hospital
Alphabetical order
NEW BUILDING
JR Kanda Manseibashi Building
Akasaka Garden City
Building overview Akasaka Garden City is an office and commercial building whose construction was completed in January 2006. The second through the 19th floors are designed to be used as offices, and the first floor in addition to the first and second basement floors as shops. Based on the concept of “creating an environment filled with human warmth and care,” this building, situated adjacent to Akasaka Goyochi, has many trees in its outer area, engendering a sense of peace, being true to its name. Each of this building’s standard floor offices represents a column- free space of some 1,500 square meters with wide windows. The deep exterior lattices serve to curb the amount of direct sunlight entering the rooms. Moreover, the low-e glass and simplified air-flow system enable the building to achieve both window side comfort and superior energy efficiency.
Measures to Reduce Environmental Load Retrofits in facilities -Introduction of a control system for the fan in the heat source machine room to link absorption-type water heaters
-Introduction of a human presence detection control system for the lights using a motion sensor at rest areas and toilets
-Improvements on the power consumption monitoring system for air-conditioning pump (INV control)
-Heat-insulating jacket fitting work on plate-based heat exchanger
Operation improvement -Efficient equipment operation performed through identifying the building’s energy consumption trend and the running status of heat source equipments by using the energy administration function of the building energy management system (BEMS)
-Optimized the number of heat source equipments in operation during partial load hours
-Adjusted the temperature setting, running periods and times of air-conditioning equipments
-Intermittent running of air intake and exhaust fans -Intermittent use of lighting equipment during night time hours -Suspension of water heater and toilet heating function during the summer months
-Inspected and adjusted the initial lighting intensity for lighting in areas occupied exclusively by individual tenants
Assessment
General management -This building’s operator has been holding a presentation meeting for its tenants on the promotion of carbon dioxide emission reduction efforts twice a year, helping raise their awareness of energy conservation and carbon dioxide emission reduction
Energy performance (building shells and equipments) -Best-mix heat source system involving gas and electricity by utilizing a water heat storage system
-Introduction of a simplified air flow system based on blinds and roll screens -Reduction of air conditioning load by the use of a lattice louver and blind control system
-Introduction of an air-conditioning secondary pump estimated end pressure difference control system
-Use of natural light for the elevator hall, based on the adoption of a see-through elevator system
Operation -Efficient operation of the heat source equipment under the energy control standards
-Easing of lighting requirements and an optimization of air-conditioning temperature setting
-Suspension of air-conditioning for common areas during certain times between summer and winter
Fact Sheet
Address ––––––––4-15-1 Akasaka, Minato-ku Main use ––––––––Rental building Site area ––––––––6,889 m2
Total floor area –––48,143 m2
Number of floors –20 (aboveground) Completion ––––––January 2006 Developer/owner –Freesia Special Purpose Company (SPC) Japan Excellent, Inc. and 12 other entities Designer/manager/operator
NIHON SEKKEI, INC. URL ––––––––––––Mori Building Co., Ltd.
Use of natural light for the standard floors and elevator hall
02
Akasaka Intercity–Homat Viscount
Building overview Akasaka Intercity–Homat Viscount is a skyscraper completed in February 2005 that provides high-grade rental offices and residences in an integrated work/life environment. In developing the building, close to 70 percent of the site area was set aside as a green/open space accessible to the public, creating a refreshing oasis in central Tokyo. This building is an area landmark distinguished by the use of Maria Theresia yellow terra cotta on its exterior.
Measures to Reduce Environmental Load Introduced technologies in the building - High-performance exterior materials
Sun-shielding louvers and high-performance heat-insulating (Low-e) glass
- Cogeneration system Natural gas cogeneration system linked to a district heating and cooling (DHC) facility
- Energy-efficient air-conditioning system For interior air-conditioning, the double-duct method that combines the external air-conditioner and the secondary variable-air-volume air-conditioner (enabling cooling with outside air) is used; for perimeter air-conditioning, the dual-duct method that separates outlets for cold and hot air is used.
- Harnessing nature for energy Installation of natural ventilation dampers in exterior curtain walls to reduce the cooling load
- Conserving clean water Utilization of rainwater and waste water from air-conditioner drainage and DHC drainage
Operation improvement - Steering arrangements to promote CO2 reduction efforts
Regularly-scheduled meetings for the building owner, tenants and manager to consider energy conservation in order to promote CO2 reduction on an ongoing basis
- Practices contributing to CO2 reduction Fan pulley downsizing and other fine-tunings for saving energy
- Energy conservation-related assessment/analysis BEMS-based tracking of energy consumption trends and assessment of energy-saving measures
Assessment
General management -Arrangements to work with tenants and the management firm in promoting CO2 emission reduction initiatives
Energy performance (building shells and equipments) -High-efficiency lighting and daylight utilization systems -High-efficiency heat sources (DHC); natural ventilation system; cooling with outside air
Operation -Continuous maintenance/management based on the energy control standard that emphasize CO2 reduction
-Activities to raise awareness regarding operations contributing to CO2 reduction
Fact Sheet
Total floor area –––40,487 m2 (excluding residence) Number of floors –29 Completion ––––––February 2005 Developer –––––––NIPPON STEEL KOWA REAL ESTATE CO., LTD. Japan Excellent, Inc. Designer ––––––––NIHON SEKKEI, INC. Manager/operator –KOWA REAL ESTATE FACILITIES CO., LTD. URL ––––––––––––http://www.nskre.co.jp/company/business/buillding/ development/akasakaic/
Natural ventilation damper
Art Village Osaki Central Tower
Building overview “Art Village Osaki Central Tower,” offers condominiums both for rental and sale, and is one of three high-rise buildings in the 3rd district of the Osaki Station East Exit Urban Redevelopment Project. From the early project stage, the designers, builders, facility operators and building/condominium unit owners worked as one team to make these buildings environmentally friendly. Even after the completion of construction, all the parties involved with them, including the tenants, have been actively pursuing their environmentally-friendly activities as one united team. In addition to curbing carbon dioxide emissions from these buildings considering global environment, their environmentally-friendly activities include the installation of water retention pavements to reduce heat stress for pedestrians, installation of public arts and holding music concerts with due care to the local community environment.
Measures to Reduce Environmental Load Energy-efficient heat source and air-conditioning systems A building energy management system (BEMS) is used to administer the equipment and optimally control air-conditioning. Moreover, based on its installed web server, the building allows its tenants to arrange for the extension of their air-conditioning use hours and reserve the use of holiday air-conditioning in an effortless manner via the internet for its efficient operation. This building’s heat source system is composed mainly of turbo refrigerators with a water heat storage system and is supplemented by an absorption-type low-high temperature water generating equipment. The heat source systems comprise high-efficiency equipment alone, maintaining the supply water temperature difference at eight degrees Celsius for both the primary and secondary sides. In addition, the building’s variable distribution quantity system helps it achieve reduced distribution power consumption. Its heat-storage system allows the building to lower its peak heat consumption levels in summer.
Office environment and energy efficiency Steering Low-e glass is installed in all four exterior sides, making the building perimeter environmentally friendly while enabling the building to attain high energy efficiency, based on a reduction of its air-conditioning load, the use of daylight and an optimal lighting intensity control.
Building management and operation efforts Continuously using BEMS in earnest contributes to identifying the characteristics of its energy consumption, study the optimal operation of its heat source and heat distribution equipment and devise improvement plans. The result of the BEMS-based study
is discussed at the building’s monthly carbon dioxide emission reduction promotion meeting to assess each month’s operation of the building and operate the building with due care given to energy efficiency.
Assessment
General management Stepped up the relationship of cooperation with tenants following an imposition of electric power consumption restriction, sharing issues with them while striving to resolve these issues through mutual efforts
Energy performance (building shells and equipments) Introduced a high-efficiency power source system as well as an optimal lighting intensity control involving the use of daylight
Operation Conducted a review to ensure higher levels of operational efficiency without fully relying on automatic control while running the operation of the building in an elaborate manner
Fact Sheet
Address ––––––––1-2-2 Osaki, Shinagawa-ku Main use ––––––––Rental building Site area ––––––––16,117.59 m2
Total floor area –––82,451.20 m2
Number of floors –22 (aboveground)/1 (penthouse)/1 (underground) Completion ––––––December 28, 2006 Developer –––––––Art Village Osaki Central Tower Management Union Designer ––––––––Obayashi Corporation Tokyo Headquarters Office of
First-class Registered Architects, Tokyo Head Office First-class Architect’s Office
Manager/operator ––––OBAYASHI REAL ESTATE CORPORATION URL ––––––––––––http://www.avoct.com/
Carbon dioxide emission reduction promotion system and heat source best-mix operation
04
GranTokyo North Tower
Measures to Reduce Environmental Load Energy efficient operations -Light settings to turn out/dim some of the lamps in common areas
-Light settings to dim the lamps (turn out some) in private areas when sensors detect no human presence
-Optimization of the setting of air-conditioning thermostats in common areas
-Fine-tuning (optimization) of individual heat source equipments -Enhanced thermal insulation of steam ducts/bulbs, etc.
Introduced environmental technologies/considerations -Installation of curtain walls with vertical ribs, which are effective in blocking sunlight
-Heat load reduction by installing double-glazed airflow windows on the eastern/western/southern facades, and double-glazed (non-airflow) windows on the northern facade where the solar heat load drops
-Efficient use of chillers with ice thermal storage -Recovering exhaust heat from cooling in the department store for use in heating
-Reduction in water-carrying power using inverter pumps -Reduction in air-carrying power using inverter fans -Energy saving through a combination of control systems including: security-related non-presence detection; automatic on-off using brightness sensors; illumination optimization; time- scheduling; daylight illumination; zoning using human detection sensors
-Energy management by means including: purpose-based monitoring; equipment data collection/aggregation; BEMS- based efficiency monitoring of main equipments; energy consumption pattern analysis
Assessment
General management Tenant cooperation emphasized; energy conservation measures proposed/ considered persistently, and issues solved collaboratively
Energy performance (building shells and equipments) High-efficiency heat sources; lighting control by use of daylight
Operation Energy analyses conducted with specialist advice and guidance, and more efficient and practical operating methods explored and applied
Fact Sheet
Total floor area –––212,395.20m2
Number of floors –43 (aboveground)/2 (penthouse)/ 4 (underground) Completion ––––––October 2007 (enlarged in August 2013) Developer/owner –East Japan Railway Company Mitsui Fudosan Co., Ltd. Designer ––––––––Nikken Sekkei Ltd. Manager/operator –Mitsui Fudosan Co., Ltd.
Tetsudo Kaikan Co., Ltd. JR East Building Co., Ltd.
URL ––––––––––––http://www.grantokyo-nt.com/
GranTokyo South Tower
Building overview This building came into being as part of an urban renewal program centered on Tokyo Station. It was designed to embody the concept of “crystal tower enveloped in light” and now serves as the landmark of the district around the station’s Yaesu entrance. BEMS was adopted at the initial stage. Starting with inverter air-conditioners and air-conditioning pumps, various efficiency- improving control systems were incorporated in order to establish a full array of facility management mechanisms. Initiatives to reduce the environmental burden have been undertaken proactively with the cooperation of tenants.
Measures to Reduce Environmental Load - Cool Biz
The Cool Biz practice is in force in private areas and rooms for management. Furthermore, the tenants are encouraged through awareness-raising activities to moderate temperature settings in tenant spaces.
- Air-conditioner temperature settings reconsidered Room temperature in the lobby and the elevator hall of each floor are set higher than those in private areas. Exterior view
- Equipment renewal Motor power consumption reduced by downsizing fan pulleys and replacing fan belts with more energy-efficient ones.
- Partial lights-out and shorter lighting hours Some of the lamps in the parking lot and common areas are turned off; the back-lighted walls in the covered driveway are kept off.
- Reduced operating hours/service suspension Air-conditioning hours are cut in rooms for management; escalators are taken out of service—one per bank—during the off-peak hours and on the days the facility is closed to the public.
- Information dissemination to users Information regarding energy consumption, CO2 emissions, etc., is made visible and available to the users of the building.
- Lowered illuminance settings The illumination intensity of lighting equipment in the private rooms is lowered; a task-ambient lighting system is introduced in office areas
Assessment
Energy performance (building shells and equipments) -Instal lation of high-eff iciency equipment and load reduction control; implementation of efficiency enhancement control
Operation -Optimization/moderation of various set parameters; investigation/implementation of practices contributing to CO2 reduction; well-planned maintenance/ management; awareness activities targeting tenants/workers
Fact Sheet
Address ––––––––1-9-2 Marunouchi, Chiyoda-ku Main use ––––––––Rental building Site area ––––––––5,230 m2
Total floor area –––139,786 m2
Number of floors –42 (aboveground)/ 4 (underground) Completion ––––––October 2007 Developer/owner –East Japan Railway Company
Mitsui Fudosan Co., Ltd. Kajima Yaesu Kaihatsu Co., Ltd. and one other company
Designer/manager/operator JR East Design Corporation JR East Building Co., Ltd.
URL ––––––––––––http://www.jebl.co.jp/building/southtower/
JR Shinagawa East Building JR
Building overview The district east of Shinagawa Station has changed dramatically with new massive developments of Shinagawa Intercity and Shinagawa Grand Commons attracting clusters of major companies. JR Shinagawa East Building, located at the station’s eastern entrance, serves as the gate tower leading to this district. This building is 10 years old since completion. Conservation measures, such as heat distribution from a district heating and cooling facility and rooftop greening, have been in place since the building was completed. Based on historical operational data, efforts are now being focused on improving the operation of CO2 reduction measures and planning/implementing renovations contributing to CO2 reduction.
Collaborative initiatives with tenants -Meetings to share information regarding energy conservation -Cooperation sought with tenants on issues such as moderation of air-conditioning parameters and time scheduling of lighting
-Awareness activities to encourage people to turn out lights in unused rooms and to reduce standby power consumption
-Improved enforcement of garbage sorting rules to increase the waste-recycling percentage
Measures to Reduce Environmental Load
- Additional control systems/adjustments -Control and optimize unit-numbers of pumps operating for cooling tower fan/sprinkler
-Terminal, differential pressure control for all secondary air- conditioner pumps
-Air-conditioner start-up optimization control -Human detection sensor installation on lighting equipment in restrooms
-Lighting on-off control using illumination intensity sensors -Outside air volume control based on CO2 concentration -Parking-lot fan control based on CO2 concentration
- Rainwater recycling system - Regional recycled water utilization - Installation of insulation jackets on steam ducts - Use of duct friction reducers - Energy-efficient vending machines - Analysis of energy consumption patterns - Examination/implementation of CO2 reduction measures based on analysis findings
Assessment
Energy performance (building shells and equipments) - Heat supply from a district heating and cooling facility - High-efficiency lighting system - Enhance control systems
Operation - Moderation/optimization of various set parameters - Examination/implementation of practices contributing to CO2 reduction - Well-planned maintenance
Fact Sheet
Total floor area –––62,740 m2
Number of floors –20 (aboveground)/3 (underground) Completion ––––––February 2004 Developer/owner –East Japan Railway Company URL ––––––––––––http://www.jebl.co.jp/building/shinagawa_east/
07
EXISTING BUILDING Marunouchi Park Building (including Mitsubishi Ichigokan Museum)7
Marunouchi Park Building (including Mitsubishi Ichigokan Museum)
Building overview This business facility is composed of a 34-story high-rise building, three-story annex building and three-story fine arts museum with a courtyard situated between the three buildings. These three buildings use heat energy supplied by a district heating and cooling system. The high-rise building consists of a machine room on the fourth basement floor, parking lots on the second and third basement floors, food shops and restaurants on the first basement floor through the third floor, fitness club on the fourth floor, small-sized offices on the fifth and sixth floors, machine room on the seventh floor and standard floor offices on the eighth through the 34th floors. The annex building comprises food shops and restaurants on the first and second floors, and the museum building houses Mitsubishi Ichigokan Museum occupying the first basement floor through the third floor.
Measures to Reduce Environmental Load Initiatives to improve performance -Buildings: Use of highly reflective painting on the rooftop surface, water-retaining paving for the courtyard and greenery for the top and sides of the low-rise portions of the buildings Electricity equipment: Use of super-high efficiency transformer, high efficiency lighting system, daylight-based lighting control and solar power generation
-Air-conditioning equipment: Use of an air-flow window system, variable air distribution quantity-based air-conditioning system, outer air-based cooling system and carbon dioxide density-based external air quantity control system
-Sanitation equipment: Use of rain water, recycled use of air- conditioner draining water. Use of water recycling equipment and water-saving toilet equipment
Operation and management initiatives Performance verification (commissioning) were carried out to continue reviewing the performance levels of the facility for a period of two years after the construction completion. In addition to setting the facility’s carbon dioxide emission reduction target each year, the operator has been using its BEMS to check the daily energy consumption of the facility while continuing to run its equipment with increased efficiency. Programs for the users/visiters of the buildings For ordinary users of these buildings, the operator posts its energy conservation awareness-raising program poster in the buildings. Targeting its tenants, the operator continues to hold a global warming countermeasure meeting twice a year, requesting them for cooperation on its energy conservation efforts including Cool Biz initiative and its waste recycling campaign. Moreover, the operator introduced an environmental and energy information provision system. This is a system that allows it do online checks on information such as the energy consumption quantity of its tenants as well as the level of their carbon dioxide emissions as a means of securing information “visualization.”
Assessment
Energy performance (building shells and equipments) -Introduction of high-efficiency lighting system, a daylight-based lighting control system, solar power generation system, variable air distribution quantity-based air-conditioning system, outer air-based cooling system and carbon dioxide density-based external air quantity control system.
Operation -Running and checking equipments elaborately according to service demand level fluctuations; Maintaining monitoring instruments periodically; Implementing various energy conservation awareness-raising programs.
Fact Sheet
Address ––––––––2-6-1 and 2-6-2 Marunouchi, Chiyoda-ku Main use ––––––––Office/retail/fine arts museum Site area ––––––––11,931.79 m2
Total floor area –––201,202.16 m2
(excluding the DHC portion and including the fine arts museum) Number of floors –34 (aboveground)/ 4 (underground) Completion ––––––April 2009 Developer/owner –MITSUBISHI ESTATE CO., LTD. Designer ––––––––Mitsubishi Jisho Sekkei, Inc. Manager/operator –MITSUBISHI JISHO PROPERTY MANAGEMENT CO., LTD. URL ––––––––––––http://office.mec.co.jp/lineup/bldg_detail?bd=952
08
Shinagawa Seaside East Tower / West Tower
Measures to Reduce Environmental Load Shinagawa Seaside East Tower and West tower are mixed-use buildings consisting offices and a hotel completed in August 2004 in the Shinagawa Seaside Forest complex. Environmental considerations and energy conservation technologies were incorporated at the master-planning stage. Since the building went into operation, energy conservation efforts have been promoted proactively with the cooperation of office and hotel tenants.
In terms of architecture/facilities, this building relies on chilled water and steam from a district heating and cooling facility as cooling/heating sources for air-conditioning. The offices are air-conditioned using the variable-air-volume (VAV) control method for the interiors and the FCU (fan coil unit) method for the perimeters. The rooms are ventilated above the windows in order to reduce the perimeter load.
The hotel guest rooms are cooled and heated by combining external air-conditioners (to bring in outside air) and in-room FCUs. The rooms are lit based on an automatic dimmer system that adjusts lighting output by measuring external light with illumination intensity sensors. Lighting equipment that automatically lights up when sensors detect human presence is also installed. With BEMS adopted early on, data analyses have been conducted on a regular basis since the building went into operation. The findings have been used to ensure the efficient
running of these energy-saving systems. On the operational front, the property manager (Jones Lang LaSalle K.K.) and the building manager (Kajima Tatemono Sogo Kanri Co., Ltd.) have been taking the initiative in undertaking energy conservation programs in collaboration with the tenants. One specific example is the preparation and presentation to the tenants of a menu of operational solutions for energy saving. Energy-saving measures are implemented based on requests submitted by individual tenants from the menu. Also, in the hotel section, energy-saving renovations are undertaken, such as the installation of LED lightning equipment in common areas.
Going forward, the owner, managers and tenants of the building will continue to work together in promoting energy conservation efforts. For example, a system that makes energy-related information visually available to each tenant will be introduced, and awareness activities will be stepped up by the energy conservation promotion committee.
Assessment
General management An energy conservation promotion committee organized to seek tenant cooperation on CO2 reduction and to promote awareness activities, etc.
Energy performance (building shells and equipments) Variable-air-volume air-conditioning system; pump system via control of estimated pressure at pipe end; automatic dimmer control; human detection sensor installation in common areas (e.g., restrooms and emergency stairways)
Operation Reference values relevant to energy conservation operation are set for each facility/room as part of daily management routines; and the targets are monitored/ managed. BEMS data are analyzed on a regular basis and operations are improved accordingly from time to time.
Fact Sheet
Address ––––––––––––––––––4-12-8/4-12-2, Higashi-shinagawa, Shinagawa-ku, Tokyo
Main use ––––––––––––––––––Office (hotel, tenants)/Office(tenants) Site area ––––––––––––––––––6,695 m2 / 5,935 m2
Total floor area –––––––––––––44,045 m2 / 38,865 m2
Number of floors –––––––––––23 (aboveground),1 (underground) /18 (aboveground),1 (underground)
Completion ––––––––––––––––August 2004 Developer/owner –––––––––––SST East TMK/SST West TMK Designer/constructor –––––––
KAJIMA CORPORATION URL ––––––––––––––––––––––http://www.seasidetower.com/
Window
Shin-Marunouchi Building
Building overview Shin-Marunouchi Builing is a 38-story (aboveground) rental building for office/retail use, completed in 2007. It derives its heat energy from a district heating and cooling facility. The lower floors (from the 1st basement to the 7th floor) house restaurant/merchandise store tenants; the upper floors (from the 9th to the 37th floor) house office tenants.
Measures to Reduce Environmental Load
Facility performance measures -Architecture: exterior wall louvers; rooftop greening in the low- rise section, etc.
-Electrical installations: high-efficiency lighting equipment; lighting control using daylight, etc.
-Air-conditioning installations: high-efficiency heat source equipment; airflow windows; variable-air-volume air-conditioning system; cooling with outside air; outside air volume control based on CO2 density, etc.
-Sanitary installations: gray water treatment equipment; water- saving lavatory basins, etc.
Operation/management measures Annual CO2 emission reduction targets are set; the daily energy usage is monitored based on BEMS in order to enhance the efficiency of facility operations.
Activities targeting building users Posters are put up to publicize energy-conservation awareness activities to the general users of the building. For the occupying tenants, climate change mitigation conferences are held twice a year to seek their cooperation on Cool Biz and other energy- saving activities, waste-recycling efforts, etc. An environment/ energy information dissemination system is in place enabling tenants to check their energy usage, CO2 emissions and other information on the Internet for themselves. This is part of the effort to make information visually available to users.
Assessment
General management Cooperation sought with and awareness raised among tenants regarding energy conservation through climate change mitigation conferences; environment/energy information dissemination system, etc.
Energy performance (building shells and equipments) High-efficiency lighting equipment; illumination control harnessing daylight; variable-air-volume air-conditioning system; cooling with outside air; outside air volume control based on CO2 density, etc.
Operation Meticulous facility operation and checking in response to changing demand; regularly-scheduled maintenance/servicing of measuring instruments; various energy-conservation awareness activities, etc.
Fact Sheet
Address 1-5-1 Marunouchi, Chiyoda-ku Main use –––––––––––– Office/retail Site area –––––––––––– 10,021 m2
Total floor area ––––––– 195,401 m2
Number of floors ––––– 38 (aboveground)/4 (underground) Completion –––––––––– April 2007 Developer/owner ––––– MITSUBISHI ESTATE CO., LTD. Manager/operator ––––– MITSUBISHI JISHO PROPERTY
MANAGEMENT CO., LTD. URL –––––––––––––––– http://office.mec.co.jp/lineup/bldg_detail?bd=928
Illustration of initiatives
Promoter Facility management service vendor
Tenant A (specific tenant)
Environment management promotion liaison forum (held three times a year)
Management maintenance preservation information
liaison forum (held monthly)
Specific tenant liaison forum Tenant presentation meeting
10
AEON MALL Higashikurume
AEON MALL Higashikurume is a large, urban-style mall located in a residential area in the suburbs of Tokyo. The facilities consist of a commercial building and a parking building. They are situated on the east and west sides of the newly-established city road, and are connected by bridges. Construction for AEON MALL Higashikurume was authorized through the various procedures required by the Tokyo Metropolitan Government. The procedures relate to factors such as the redevelopment promotion area and environmental assessments.
This project was conducted in accordance with guidance received from the Tokyo Metropolitan Government. This means that AEON was required to have a certain level of environment efficiency, such as having a PAL reduction rate of no less than 15% and an ERR of no less than 25%. AEON also pursued the “AEON ECO Project,” a new environmental target geared toward FY 2020. This mall has been designed and constructed in an environmentally- friendly way and is based on the following three concepts: the “reduction” of energy usage, the “creation” of renewable energy, and the “protection” of the local community by becoming a disaster prevention base for emergencies. Specifically, we undertake the following efforts:
Efforts for “Carbon Reduction” in this project -Using ice thermal storage tanks and high-efficient turbo refrigerators for the central air-conditioning system to save energy -Using the outside air during spring, fall, and winter seasons for cooling -Introduction of LED lighting in approximately 98% of the facilities, mainly in large retailers and common spaces -Using the demand monitoring system to limit the load on air conditioners and lighting apparatus during periods of peak demand -Using motion sensors to control the lighting in elevators and stairs
Efforts for the proper utilization of renewable energy and resources -Approximately 200 m2 of photovoltaic power system -Use of recycled materials for parts in the asphaltic pavement, car stops, and exteriors
Efforts for preserving the natural environment and services as a disaster prevention base -Preservation of existing forests -Achievement of a high ratio (31%) of greening on the premises, which helps to reduce the environmental burden. Specifically, we have achieved 4,600 m2 of wall greening, approximately 10,000 m2 of ground greening, and 1,000 m2 of rooftop greening -The efforts are titled the “AEON Hometown Forests Program” -Securing of well water and space so that AEON MALL can be a disaster-prevention base for emergencies
Assessment
Heat load restraint (PAL reduction rate: 23%) Improvement of the external wall’s thermal insulation performance
Energy efficiency measures (ERR: 49%) Lighting control by illumination/motion sensors, highly-efficient transformers, highly-efficient lighting apparatus, time-controlled lighting systems, introduction of highly-efficient heat sources, ice thermal storage, variable water volume (VWV) systems, water supply systems that use large differences in temperature, variable air volume systems, using the outside air for cooling, CO2 control, ability to shutoff the outside air during precooling/preheating, regional ventilation
Efficient operation systems Electricity measurement/heat measurement according to usage, floor and area by BEMS IV. Renewable energy (31kW) Installation of 31 kW of photovoltaic system (generates 15,634 kWh power per year)
Fact Sheet
Total floor area –––Approx. 85,000 m2
Number of floors –1(underground)/5 (aboveground) Completion ––––––April 17, 2013 Developer/owner –AEON RETAIL CO., LTD.
(Designer and constructor names) Designer ––––––––KAJIMA CORPORATION Constructor –––––KAJIMA CORPORATION URL ––––––––––––http://www.aeon.jp/sc/higashikurume/
11
Ochanomizu Sola City
Ochanomizu Sola City is a large-scale complex in front of JR Ochanomizu Station. It was completed in March, 2013 under the Tokyo Metropolitan Government’s Urban Renaissance Special District Scheme. This project aims to not only serve as a base for new businesses, but also to become a base of communication among visitors and local residents. To help mitigate the burden on the environment, the complex has the following five characteristics:
Mitigation of building heat load By allocating outdoor air-conditioning machines for the individual air- conditioning systems on each floor and at the core in the south of the building, the insolation heat load from the south is greatly limited. Setting a vertical rib on the east-west surface of the complex also helped to reduce the heat load in the morning and in the evening. Utilization of natural energy and unused energy
(i) Introducing a 150 kW photovoltaic power louver: the largest size introduction for office buildings in Tokyo
In order to hide the outdoor air-conditioning machines located on the southern section of each floor, a louver with a built-in solar battery has been installed to generate photovoltaic power. It is expected to decrease CO2 emissions by about 45 metric tons each year.
(ii) Utilizing the gushing water from the subway; the first attempt in Tokyo
The ground water that gushes out of the neighboring Tokyo Metro is filtered and used to create a heat source for the air-conditioning through the heat exchanger. After that, it is used together with rain water in irrigation for greenery. It is also used as a water supply for water-absorbent, water-retentive paving, and as reused waste water within the building, among other uses.
Measures taken to improve roads to prevent the "heat island" phenomenon This complex helps mitigate any heat island phenomenon in the surrounding area by introducing heat-insulated pavement for about 500 m of prefectural road around the premises. Heat-insulation and water- retentive pavement has also been introduced for about 480 m of road in the Tokyo ward in which it is located. Reusing existing stockpiles to mitigate environmental burdens and help decrease CO2 emissions By utilizing the existing stockpiles, at a scale that was the largest in Japan, the foundation work for the building was greatly streamlined. It successfully achieved a variety of environmental effects, such as a reduction of the noise and vibration accompanying the removal of stockpiles, a decrease in the CO2 emissions caused by the construction work, and a decrease in industrial waste. Preservation of greenery and creation of a greenery base
By preparing approximately 3,000 m2 of above-ground open space as a greenery base, the complex will play an important role as a relaying point in the “green network.” It is well located for this purpose, and is surrounded by the Yushima temple, both shores of the Kanda River, St. Nicholas Church, the headquarters of Mitsui Sumitomo Insurance Co., Ltd., and others. Moreover, it preserves, restores, and reuses historically precious materials such as stone walls and brick walls from the Meiji Era. By doing so, it shows its consideration to preserving the local environment, which is cherished by the local people.
Assessment
Heat load restraint (PAL reduction rate: Approx. 34%) Key measures: Use of the east-west vertical fin to block insolation, the introduction of Low-E glass, and placement of the core to the south (light intake on the north)
Energy efficiency measures (ERR: Approx. 58%) Introduction of LED lighting in rooms for rent and shared spaces, illumination sensors, time-schedule control, introduction of highly-efficient packaged air conditioning, photovoltaic power louver, utilization of the gushing water from the subway, etc.
Efficient operation schemes Introduction of LED lighting that had the highest efficiency at the time, introduction of BEMS
Renewable energy (150kW) Installation of 150 kW photovoltaic power system (photovoltaic power louver systems on the south side windows Utilization of the gushing water from the subway (150 m3 per day)
Fact Sheet
Total floor area –––102,231.55 m2
Number of floors –2 (underground)/23 (aboveground)/ 2(penthouse) Completion ––––––March 15, 2013 Developer/owner –Surugadai Development Specific Purpose Company
(Invested in by Taisei Corporation, Hulic Co., Ltd., Yasuda Real Estate Co., Ltd. and Taisei-Yuraku Real Estate Co., Ltd.)
Designer and constructor names Designer: Office of Registered Architects, Taisei Corporation Constructor: Tokyo Branch, Taisei Corporation Supervisor: Kume Sekkei Co., Ltd.
URL ––––––––––––http://plaza.solacity.jp/
rooftop Garden
photovoltaic power louver,
use of the east-west vertical fin to block insolation the introduction of Low-E glass
utilization of the gushing water from the subway
12
NEW BUILDING Otemachi Financial City North Tower and South Tower 12
Otemachi Financial City North Tower and South Tower
Based on “the 5th Decision on the Urban Renaissance Project,” Otemachi Financial City was created as the second stage of a linked redevelopment project. These projects aimed to regenerate the Otemachi area as an active base for international business. The aim for this project was to create low-carbon buildings that blend in well with the town as a whole. In order to achieve this, the following three policies were put forward: -These should have highly-efficient, advanced DHC plants that collaborate with the surrounding area.
-These should be eco-friendly buildings that have passive designs and highly-efficient systems.
-These should be able to communicate environmental information and demonstrate applications of technology from the Eco Museum.
Establishment of highly-efficient, advanced DHC plants that collaborate with the surrounding area The DHC plant in this project is highly-efficient by maximum integrating in the Otemachi area’s DHC system which provides chilled water and steam. The plants planed to reach an energy efficiency of 1.2 (COP), which is the top level in Japan.
Eco-friendly buildings that have passive designs and highly-efficient systems The addition of exterior pillars and eaves is designed to improve the building's external performance and mitigate the heat load. It also utilizes natural energy by using a natural ventilation system and photovoltaic power. Moreover, it adopts a variety of other methods to realize a highly-energy-efficient system.
Communication of environmental information and demonstration of technology from the Eco Museum The “Eco Museum” is an external facility built beside a road along the Nihonbashi River. Its aim is to communicate advanced environmental information. It exhibits various eco-contents, such as an “urban eco-farm,” which is an urban agricultural system using advanced technologies, such as tri-generation.
Assessment
Heat load restraint (PAL reduction rate: 26.3% Office) IIntroduction of simple air-flow windows using Low-e glass Use of exterior pillars and eaves to block insolation
Energy efficiency measures (ERR: 36.8% Office) Lighting control by illumination/motion sensors, highly-efficient transformers, introduction of highly-efficient DHC, variable water volume systems, hybrid warm- water supply systems, the ability to control differences in pressure between cold and warm water, the ability to control ventilation volume by using CO2 sensor, using the outside air for cooling
Efficient operation systems Keeping track of the amount used for each system through use of wattmeter, calorimeter, and water gauge. The ability to control the energy by using BEMS
IV Renewable energy (32.24 kW) Installation of 32.24 kW photovoltaic power system
Fact Sheet
Total floor area –––242,506.28 m2
Number of floors –4 (underground)/35 (aboveground) Completion ––––––October 1, 2012 Developer –––––––(Representative) Urban Renaissance Agency,
(Co-developer) MITSUBISHI ESTATE CO., LTD. Owner ––––––––––N: NTT Urban Development Corporation,
MITSUBISHI ESTATE CO., LTD., Tokyo Tatemono Co., LTD., THE SANKEI BUILDING CO., LTD. S: MITSUBISHI ESTATE CO., LTD.
Designer ––––––––N: NTT Facilities Inc., Mitsubishi Jisho Sekkei, Inc. S: Nikken Sekkei. Ltd., Mitsubishi Jisho Sekkei, Inc.
Constructor –––––N: SHIMIZU CORPORATION, S: TODA CORPORATION URL ––––––––––––http://office.mec.co.jp/lineup/bldg_detail?bd=875
http://www.nttud.co.jp/business/office/detail/id/345
Urban Ecofarm Zero carbon Information Presentation stage4
Presentation stage3 Presentation stage2 Presentation stage1
Salon Fire flies pond Garden
Eco-contents of eco-museum
JR Kanda Manseibashi Building
This building, which is available for rent to tenants, was completed in 2013 and has a theme of having a symbiotic relationship with the local area, its history, and its environment. Symbiosis with the environment is considered to be especially important, and several actions have been taken to ensure that this symbiosis occurs. These actions are consistent with the strong concept of sustainability that is emphasized by the international sustainable building certification LEED, the Leadership in Energy & Environmental Design.
The key element of sustainable design is the building’s site plan. By locating the offices in the north and the core in the south, the heat load due to the insolation is greatly mitigated. It also provides dynamic scenery of Akihabara from the Kanda River side. Since its exterior is made of double sash, it is well insulated against sounds such as the noise of Chuo-line trains passing. It also helps to prevent cold drafts. Together with vertical fins on the east-west surfaces and low-e glass, it realizes a large PAL reduction rate.
Moreover, opening windows are installed at each corner of the offices to take in wind. In order to stabilize the air-conditioning, the windows usually controlled to be opened no more than 20 cm. However, there is a partitioned area called the “winter garden,” which has air-conditioning zoning. The windows in this area can be fully opened. It has an open atmosphere and is used as an amenity space. Additionally, since the windows in the offices can be opened and closed manually, they can continue to be sufficiently ventilated even in times of power outages.
Assessment
Heat load restraint (PAL reduction rate: 29%) Double sash, Low-E glass (U=2.17), the core being in the south
Energy efficiency measures (ERR: 35.1%) Roof greening, LED lighting, light control using illumination and in-room sensors, motion sensors, utilization of non-fecal wastewater and rain water (for reuse as wash water and in irrigation), air-conditioning control for each floor and each small unit by using multiple-packaged air conditioning unit systems on every floor, a device that allows humidity-control treatment of the outside air, space using the concept of winter garden, natural ventilation window
Efficient operation systems Building Energy Management System (BEMS) Disclosing the amount of used energy to tenants (such as electric energy)
Renewable energy (37 kW) Installation of 37kw photovoltaic power system on the roof (generates 38,000 kWh power per year)
Fact Sheet
Total floor area –––28,452.32 m2
Number of floors –2 (underground)/20 (aboveground)/ 2 (penthouse) Completion ––––––January 10, 2013 Developer/owner –East Japan Railway Company Designer ––––––––JR East Design Corporation Constructor –––––TODA CORPORATION URL ––––––––––––http://www.jebl.co.jp/building/kandamanseibashi/
Performance evaluation: CASBEE2010 certification: S LEED-CS Gold
14
NEW BUILDING Kyobashi OM Building 14
Kyobashi OM Building OM
Kyobashi OM Building is an office building based on the concepts of: 1) “Fusion of design and functionality”; 2) “Co-living and coexistence of environmental performance and comfortability”; 3) “Rebuilding of disaster prevention performance”; and 4) “Introduction and review of advanced energy technologies.”
To achieve higher levels of environmental performance without compromising its comfortability, this building uses for its perimeter zone an effective combination of low-e glass, air barriers and gradation blinds. Moreover, by adopting LED lighting comprehensively and utilizing the human body and daylight sensors, it has succeeded in limiting its lighting energy consumption to very low levels. In addition, installing green walls and eco-friendly balconies making the most of natural light enabled the building to achieve a PAL reduction rate of 36% as well as an ERR rate of 53%. This building’s operator strives to attain a greater degree of disaster preparedness performance, based on the introduction of an emergency power generator capable of supplying power for 48 hours, securement of a water source using an earthquake well and introduction of disaster- use power outlets in the tenants’ exclusive-use areas.
Furthermore, Kyobashi OM Building introduced a solar power generation system and lithium-ion battery system as one set of platforms for the purpose of helping the overall local city area achieve improved disaster preparedness. This building’s operator defined, as “minimum bCP (building Continuity Plan),” a minimum-load addressing plan necessary for the city area to ensure security at the time of an overly prolonged power outage. Thus, the operation seeks to build a “renewable energy system based on a combination of solar power generation and batteries” as a system capable of supplying power to disaster- affected spots in a sustainable manner. The Ministry of the Environment selected this initiative as one of the Fiscal 2012 Global Warming Countermeasure Technology Development & Practical Study Projects.
Assessment
Heat load restraint (PAL reduction rate: 36.2%) - Low-e multi-layer glass and sunlight-shielding rib-fitted exterior
Energy efficiency measures (ERR: 53.29%) - Lighting control by illumination/ LED lighting, human body sensor and daylight sensor
- Total enthalpy heat exchanger and building-use multi air-conditioner energy conservation control system
- Gradation blinds - Air barrier system
Efficient operation systems - Energy consumption visualization - BEMS-based energy management
Renewable energy (42kW) Installation of 42kW photovoltaic power system
Fact Sheet
Address ––––––––1-19-8 Kyobashi, Chuo-ku, Tokyo Main use ––––––––Office/retail Site area ––––––––1347.2 m2
Total floor area –––9638.9 m2
Number of floors –1 (underground)/8 (aboveground) Completion ––––––September 28, 2012 Developer/owner –MORI TRUST CO., LTD. Designer ––––––––Yasui and Shimizu (provisional name) Kyobashi
1-Chome OM Planning Design and Supervision JV Constructor –––––SHIMIZU CORPORATION URL ––––––––––––http://www.mori-trust.co.jp/kyobashi/ kom/index.html
Low Emission Buildings 2014 in Tokyo 2014
June 2014
International Relations
Website: http://www.kankyo.metro.tokyo.jp/en/climate/
Print No. (26)25 Environmental Document No. 26014