In line with their energy reduction strategy and with an objective to cut carbon emissions at 1 and 2 Minster Court, M&G Real Estate had put in place an energy efficiency programme comprising no and low cost initiatives from 2012. In 2014 it was recognised that LED lighting technology had improved in terms of quality, reliability and cost to an extent that there was a commercially viable opportunity to upgrade the lighting across the two buildings. This prompted M&G Real Estate to work with Minimise Energy in carrying out a major lighting refurbishment in the common parts of the buildings, including corridors, parking areas and basement. The lighting upgrade helped reduce the lighting energy use by 62% saving the occupiers £53,485 per year.
Reduced energy consumption by 62%
Reduced occupier service charges
£267,425 saving over 5 years
2,971,420 kWh saving over 5 years
two year payback
M&G Real Estate manages a large portfolio of high profile property assets on behalf of its investors and operates a programme of continuous sustainability improvements across its buildings portfolio. This ensures that the buildings are compliant with current and future legislation and meet the exacting standards of high profile corporate occupiers in terms of operational and cost performance, outstanding aesthetic appeal and working conditions, and environmental efficiency.
M&G Real Estate had previously achieved significant reductions in energy and carbon emissions at 1 and 2 Minster Court, 18,500m2 of multi-let Grade A office. The team wanted to extend this further and was looking for a supplier which could provide an integrated package to help deliver this. The team knew that replacing fluorescent and compact fluorescent lamps (CFL lamps) and fittings with energy efficient LEDs in common spaces could deliver significant energy and carbon savings. However, the programme also needed to achieve excellent light quality giving an enhanced aesthetic environment typically expected by corporate tenants; be able to measure and verify the energy and carbon reductions; and have a payback period of two years or less.
M&G Real Estate asked Minimise Energy to analyse the energy efficiencies that could be achieved by replacing the existing fluorescent and compact fluorescent lamp lamps and fittings in the lift lobbies, car parks, corridors, washrooms, plant rooms, colonnade and stairwells of the two buildings. A review of the buildings’ security lighting was carried out and evidence provided of the further savings that could be achieved through the addition of lighting controls.
A full survey of both buildings was undertaken that included upgrade recommendations along with a calculation of the potential savings to be made.
With 24-hour lighting in the car parks, staircases and basement corridors, and all other areas being lit 12 hours a day, five days a week, the initial analysis showed that M&G Real Estate could achieve a significant lighting energy reduction. When combined with maintenance savings, it was calculated this would deliver a return on investment in 21 months, well inside M&G Real Estate’s two year requirement.
Following the audit, Minimise Energy was appointed to manufacture, supply and install all replacement lamps, light fittings and associated lighting controls. It was also responsible for the supply, installation, management and data analysis of a wireless monitoring system in order to measure and verify the project’s performance.
How to make improvements in a building that is occupied?
With both buildings being occupied Minimise Energy and the building management team spent time assessing the areas that directly affected the occupiers and maintenance staff and scheduled works accordingly to ensure there was no disturbance to occupiers and or the standards of operation were not affected. This led to night and weekend work where required, as well as daily communication with liaised with building management and occupiers to provide updates of the project.
MEASUREMENT & VERIFICATION
How to demonstrate savings?
To monitor and validate the proposed energy savings, prior to the commencement of works a wireless Energy Monitoring and Control System was installed across a series of circuits within both buildings. This allowed each different type of light fitting to be monitored and to monitor energy use in different building areas. Combined, these provided M&G Real Estate with a granular lighting energy consumption profile; a benchmark from which the improvements could be validated on completion.
QUALITY OF LIGHTING
How to assess the light quality?
Following installation, continued monitoring has shown that lux levels have been maintained or improved and the quality of light is significantly better. The LED installation has provided a more even spread of light, with light coverage extending higher up the walls and illuminating areas that were previously poorly lit. The colour of the lighting has also improved by creating a more natural lighting effect.
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Portfolio Energy Manager
M&G Real Estate
Mitch Layng, Portfolio Energy Manager, M&G Real Estate
"This has improved communal areas - particularly the stairwells and adds brightness and a more "day time" feeling. It is good to know that we are implementing more energy efficient schemes.”
Joanna Massingham-Lamprell, Price Forbes & Partners Ltd – Occupier at Minster Court
“It is good to see the results are being recognised by the occupiers, in terms of improvements in the building environment as well as savings on their energy bills. The results achieved at Minster Court have demonstrated actual benefits, which we are using to support business cases for LED improvements in other properties.”