Capita Symonds Real Estate Sustainability Report 2012 Royal London Asset Management Portfolio

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1 Capita Symonds Real Estate Sustainability Report 2012 Royal London Asset Management Portfolio

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3 Highlights Over 10,000 tonnes CO2 equivalent saved from entering the atmosphere Carbon Saver Gold Standard achieved at 16 of the largest investment assets 3,000 litres of water saved 100% renewable electricity procured across RLAM s investment assets 89% (387 tonnes) waste diverted from landfill 3 Sustainability Report RLAM Portfolio

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5 Gold Standard Waste Management Reporting Royal London Asset Management (RLAM) has made an ongoing commitment to reduce consumption of all energy sources across its asset base, a sustainability objective that is wholeheartedly supported by Capita Symonds Real Estate. During 2012 we helped RLAM to achieve the Carbon Saver Gold Standard across 16 of its largest investment assets, recognition of an overall energy saving of 10.8% made between 2009 and In 2012 we continued to implement and support initiatives to further reduce energy consumption across the portfolio, achieving a further energy reduction of 5.2% across these 16 target properties. Water Smart Energy Savings 5.2% 500 t CO e 2012 saw the introduction of Hippos to a number of properties across the RLAM managed estate. Over 140 toilet cisterns had the devices installed, which save around 2.5 litres of water per flush. The success of the trial will see this initiative rolled out to more sites in Water Savings 3,000 litres The success of the Hippo trial will see this initiative rolled out to more sites in In 2011 RLAM made a commitment to reduce the production of waste, recycle more and dispose of everything else according to best environmental practice. RLAM also committed to work with managing agents to improve the sharing and reporting of waste management information and data across the managed portfolio. In line with this objective, and our own sustainability reporting targets, Capita Symonds spent 2012 trialling and refining waste management data software to allow for easy, quick and accurate waste data reporting. Selected waste service partners have participated in the trial, recording data monthly so that we can monitor, manage and reduce waste volumes and increase the amount of waste that is re-used and recycled. Waste volumes at sixteen of RLAM s occupied sites are currently monitored using this software. In 2012 these sites produced approximately 430 tonnes of waste, of which 90% (approximately 387 tonnes) was diverted from landfill to recycling or for fuel production via refuse-derived fuel (RDF). To continually drive the recycling rate up Capita Symonds is carrying out proactive contract performance monitoring with each waste service partner. Site audits make sure that waste is disposed of in line with best environmental practice and that the service received meets with occupier and landlord requirements. We are also identifying sites where tenants and cleaning staff require support to improve recycling rates, and working with the building management teams to ensure the correct advice and support is provided. Tonnes 181 Recycled 196 RDF 49 Landfilled 90% Waste Diverted from Landfill To continually drive the recycling rate up Capita Symonds is carrying out proactive contract performance monitoring with each waste service partner. 5 Sustainability Report RLAM Portfolio

6 Green Buildings In 2011 RLAM set an ambitious target to increase the proportion of energy used by occupiers sourced from renewable fuels to 75%. In 2012 Capita Symonds supported our client to not only meet, but to exceed this target by re-tendering all half-hourly and non-half-hourly electricity supplies. Contract terms were signed with a supplier that now provides 100% renewable electricity across RLAM s investment assets. This achievement has reduced RLAM s carbon footprint by 9,892 tonnes and the energy bill across the portfolio by 150,000. The certification of these supplies as 100% renewable and Climate Change Levy (CCL) exempt demonstrates RLAM s commitment to take real action on climate change, and we are proud to be supporting our client in setting, achieving and exceeding its sustainability targets. Carbon Savings 9,892 t CO e 2 Cost Savings 150,000 Tenant Engagement Drives Waste Down Capita Symonds has introduced waste reporting to tenants occupying larger sites with high waste volumes. Our waste service partner GreenZone provides comprehensive monthly reports which are communicated to tenants by the site facility manager. Giving our tenants ownership of this data incentivises them to reduce waste volumes, support recycling and reduce waste to landfill. During 2013 we will continue to monitor progress and hope to achieve increased recycling percentages at RLAM s largest managed properties. During 2013 we will continue to monitor progress and hope to achieve increased recycling percentages at RLAM s largest managed properties. Recycled Materials Landfill Waste to Energy Metal Cans Plastics Card Paper Sustainability Report RLAM Portfolio 6

7 EMS Development During 2012 RLAM appointed Inteb to begin development of an environmental management system across 16 of its largest investment assets in line with the international standard ISO Capita Symonds is supporting Inteb to develop the system through the provision of property level data, facility manager liaison and tenant engagement. Capita Symonds s offices in London, Manchester and Edinburgh are all certified to ISO Staff Training Capita Symonds run a comprehensive environment and sustainability training programme, including formal and informal training for all staff involved in the management of our clients investment assets. Training includes: Formal annual environmental training for all facility, building and centre managers, Internal and client legal briefings on major changes in environmental legislation and Hosting a number of expert seminars for property and facilities management staff and clients. During 2013 the EEP will be rolled out fully across RLAM s Top 20 properties, providing the building management teams with data that shows the direct links between both internal decisions and external factors, and how these impact on energy consumption. 7 Sustainability Report RLAM Portfolio

8 The Academy Shopping Centre The management team at the Academy Shopping Centre in Aberdeen spent 2012 planning and implementing initiatives that have reduced costs, increased efficiency and resulted in significant environmental benefits, The management team at the Academy Shopping Centre in Aberdeen spent 2012 planning and implementing initiatives that have reduced costs, increased efficiency and resulted in significant environmental benefits, These include: Annual waste management costs for the centre have been cut by over 70% from 14,000 to an estimated 4,000 following consultation with waste contractors EWS. The key focus has been the recycling of all food and organic waste from the centre s restaurants at the Keenan composting facility in Aberdeenshire, which turns organic waste into BSI PAS100 accredited compost for use in agriculture as an alternative to chemical fertilisers. The centre has also arranged for waste cardboard, a valuable resource, to be collected at no charge to the centre, whilst all paper is also separated into clear bags for recycling. The clear bags ensure that any contamination can be identified and removed before collection by the waste contactor, and have been central to the training of occupiers and cleaning staff to segregate their waste. Lighting has been a focus for the centre s management team, with all emergency mall lighting and exit doors upgraded to passive infra-red sensors (PIRs) at a cost of 14,000. Projected annual energy savings of 3,500 mean that the work is expected to pay for itself in four years. During 2012 Capita Symonds also commissioned an energy survey of the centre s heating system, which has identified a range of initiatives to reduce heat loss and cut costs, including setting all air curtains to operate at only 5 C and below (previously the set point was 8 C), the sealing off of twelve of the mall s fifteen external doors, and the removal of nine heater batteries in line with planned refurbishment. Work started on these initiatives towards the end of 2012 with completion due during 2013, so that next winter the centre can reap the rewards of lower energy bills. Sustainability Report RLAM Portfolio 8

9 Targets for 2013 Capita Symonds has set a number of sustainability targets that we will aim to achieve and exceed wherever possible across our portfolio of RLAM managed properties during Energy Capita Symonds Energy Efficiency Programme (EEP) records monthly energy consumption against a record of initiatives that have been undertaken and external factors that will have an affect on building and energy performance. During 2013 the EEP will be rolled out fully across RLAM s Top 20 properties, providing the building management teams with data that shows the direct links between both internal decisions and external factors, and how these impact on energy consumption. Waste The waste management software trialled during 2012 will be extended during 2013 to record waste data at all of RLAM s Top 20 properties. Service partner contract monitoring will also continue, with a waste management report to be developed and provided to clients on a quarterly basis. EMS Development Capita Symonds will continue to support Inteb with their development of an EMS across RLAM s largest investment assets. Increased facility, building and centre management engagement will be required during the year ahead as the system is fully implemented with a view to achieving ISO certification over the next 24 months. EPC Analysis and Future Management The Energy Act 2011 announced proposals that will place new duties on landlords to improve energy efficiency ratings of investment assets. Capita Symonds propose to work with RLAM asset managers to identify those properties with low EPC ratings that are potentially at risk from these proposals, and to then devise property-specific strategies to improve and futureproof the EPC rating of our client s assets to ensure that future legislation does not have a detrimental effect on the portfolio. During 2013 Capita Symonds will carry out further waste data reporting to tenants across the RLAM managed estate to further reduce waste volumes, improve the recycling rate and minimise waste to landfill across the portfolio. Water During 2013 Capita Symonds will collate data relating to all water meters at RLAM managed assets. Data will be uploaded to Capita Symonds s web based portfolio management system, the Hub. Thereafter all quarterly water meter readings will be recorded in the Hub where they will be available for trend analysis. Capita Symonds water strategy also includes an aspiration to install automatic meter reads (AMR) to water meters wherever feasible. This programme will be introduced across the RLAM managed portfolio during 2013 so that the benefits of accurate meter reading can be realised. In particular water AMRs allow for the immediate identification of a water leak whenever consumption spikes for an extended period. Capita Symonds propose to work with RLAM asset managers to identify those properties with low EPC ratings that are potentially at risk from these proposals, and to then devise property-specific strategies to improve and future-proof the EPC rating of our client s assets to ensure that future legislation does not have a detrimental effect on the portfolio. 9 Sustainability Report RLAM Portfolio

10 Trusted Property Consultancy partner Trusted people. Identifying and managing environmental risks CRC Energy efficiency scheme compliance solutions Experience built over 30 years Comprehensive range of inhouse technical and professional skills Energy and carbon management Our clients believe in the people behind the words. csrealestate.co.uk/propertyconsultancy

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12 Contact Paul Stammers Director t Lydia Burdett Environment Manager t m Suzanne Roberts Head of Sustainability t m Shaftesbury Avenue London WC2H 8AD csrealestate.co.uk

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