rfp ecobuild issue 09

Water, Resilience and Sustainability – The New Rules

Opportunities for Investors in Green Building Funds

The Greening of ShanghaiSolar Façade Power Stations

News

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09Issue

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Green Developments & Projects In:Carbon Neutral Church Singapore’s Greenest Building Magic Green School Innovative Performing Arts Centre Big Box Solar Rollout

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09Issue

Lead Features

14 Water+Food+Energy = Resilience?Resilience is the new buzz word that it taking over from ‘sustainability’ as the goal for cities of the future.

18 A Luring Opportunity For “Green Funds” “绿色基金”的极好时机As green funds dip into opportunities globally, the Indian green real estate sector offers opportunities for first moving investors.绿色基金席卷全球，印度绿色房地产行业为第一批投资者提供了极好的机会。

22 Shanghai Goes Green 上海天际线再现绿色Sustainable Development in Shanghai’s Highest Profile Buildings.优质建筑群强调与环境和谐。

News4 What’s News

People12 Interview: John Devine, Subway Real Estate

36 Update on Events Region Wide

39 Appointments

Projects, Architecture & Design 26 Vestas Wind Technology, Singapore

28 Magic Green School, Taiwan

30 Airport Midfield Concourse, Hong Kong

32 Taipei Performing Arts Centre, Taiwan

34 IKEA Group, China

Green Views & Regulars 8 Future Vision: Solar Façade Power Stations

10 Would It Work Here: England’s First Zero

Carbon Church

Cover: Plaza 353, Shanghai

32

20

2 RFP Eco Build Issue 06 2011

10

12

BuildPROPERTY, BUILDING & DESIGN

Cover: Magic Green School, Taiwan

Water, Resilience and Sustainability – The New Rules

Opportunities for Investors in Green Building Funds

The Greening of ShanghaiSolar Façade Power Stations

News

Events

Appointments

HK$45 / SG$10 / US$5

09Issue


Green Developments & Projects In:Carbon Neutral Church Singapore’s Greenest Building Magic Green School Innovative Performing Arts Centre Big Box Solar Rollout

30

Publisher Claire [email protected]

PublisherBen [email protected]

Business Development ManagerGirish [email protected]

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Editorial AssistantDoreen Hong 洪东颖 Production ManagerAli Kan

ContributorsEAlan Baird, David Taylor, James Shepherd, Rajesh Das, Trivita Roy

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: News

Green or Bust for Asian Cities

Asia must act now to pave the way for green, resource-friendly cities or face a bleak and environmentally degraded future, says a new Asian Development Bank (ADB) report.“Asia has seen unprecedented urban popula-tion growth but this has been accompanied by immense stress on the environment,” said Changyong Rhee, ADB’s Chief Economist. “The challenge now is to put in place policies which will reverse that trend and facilitate the development of green technology and green urbanization.” Since the 1980s, Asia has been urbanising at a faster rate than anywhere else, with the region already home to almost half of all the world’s city dwellers. In just over a decade, it will have 21 of 37 megacities worldwide, and over the next 30 years another 1.1 billion people are expected to join Asia’s already swollen urban ranks.

This breakneck expansion has been accom-panied by a sharp rise in pollution, slums, and widening economic and social inequali-ties which are causing rapid environmental degradation. Particularly disturbing are urban carbon dioxide emissions, which if left un-checked under a business-as-usual scenario, could reach 10.2 metric tons per capita by 2050, a level which would have disastrous consequences for both Asia and the rest of the world.

The report notes that there is hope. Diversify-ing energy sources to include renewables and investing in energy-efficient buildings and sustainable transport systems will improve

the situation. Imposing congestion and emission charges, as in Singapore, and removing inefficient fuel subsidies, as in Indonesia, can make prices more fully reflect social costs. But the report says much more is needed, including the development and mainstreaming of new green technologies. Early examples are waste-to-energy conversion plants, as in the Philippines and Thailand, or “smart” electric grids.

亚行研究称：亚洲飞速城市化面临的选

择 — 走绿色道路还是挺灾难风险

亚洲开发银行（亚行）的一份新报告指出，亚

洲现在必须采取行动，为建设资源节约型环保

城市做准备，否则将面临环境恶化，未来一片

黯淡。

亚行首席经济学家李昌镛 (Changyong Rhee) 表

示：“亚洲经历了史无前例的城市人口增长，

城市化也对环境造成了巨大压力，现在面临的

挑战是落实相关政策，扭转这一趋势，并促进

绿色技术和绿色城市化的发展。”

在其年度旗舰统计类出版物《亚太地区关键指

标2012》的特别章节中，亚行分析了亚太地区

城市化的特点和相关挑战与机遇。该章节还详

细阐述了将城市发展为具有环境可持续性和包

容性增长中心的措施。

自20世纪80年代以来，亚洲城市化速度一直快

于任何其他地区，亚洲地区的城镇人口几乎占

了世界城镇人口总数的一半。再过十几年，全

球37个超大城市中将会有21个分布在亚洲，未

来30年，预计将有11亿人口加入亚洲已经庞大

的城市人口行列。

但是，在城市高速扩张的同时，环境污

染、贫民窟、贫富差距日益加剧等问题正在

导致环境急剧恶化。尤其令人担忧的是二氧化

碳排放问题，如果不加以控制，任其发展，到

2050年，人均排放量将高达10.2吨，这将给亚

洲和整个世界带来灾难性的后果。

同时，城市化的快速推进意味着在2025年，亚

洲城市中将有4亿多人口面临海岸洪灾、约3.5

亿人口面临内陆洪灾的风险。如果处理不当，

这些趋势将导致大范围的环境恶化，并降低生

活水平。

报告指出，希望依然存在。城市发展可以拥有

很多优势，包括在相对小的范围内设定人口临

界值，这将使提供诸如自来水和卫生等基本服

务更加便利，且更具成本效益。通常，城市

化进程还会提高受教育程度、分散制造业、提

高生产力、促进中产阶级的壮大以及出生率的

下降，这些都对资源利用和环境具有广泛和有

益的影响。

保护和提高能效将会有所帮助。许多国家已经

开始将能源来源多样化，引进可再生能源，并

投资于节能建筑和可持续交通系统。如新加坡

征收堵塞和排放费、印度尼西亚取消常规燃料

补贴等，都能够更加全面地反映社会成本。但

是，该报告还指出，我们要做的还有很多，包

括发展绿色新技术并使之成为主流。这方面的

例子包括菲律宾和泰国的垃圾焚烧发电站，

或“智能”电网。

报告还指出，城市化不仅要绿色，还要具有包

容性。决策者应促进城市对气候的适应性，以

防止发生像2011年曼谷洪水那样的灾难，并且

提高贫民窟地区的适应性。

energy storage Projects Rising Globally esp. in Asia

The number of energy storage projects de-ployed on a global basis continues to rise as technologies move at a variety of speeds to-ward commercialisation, says a new tracker report from Pike Research. The total number of energy storage projects deployed globally

energy Demand

According to the latest World Energy Outlook report, primary energy demand will increase by a third by 2035 with Asia expected to remain the world’s largest energy consumer.

and announced (including inactive projects) rose 8%, from 600 to 649, during the first half of 2012, the tracker report finds. The number of deployed projects increased over those 6 months from 482 to 514. The region with the largest base of energy storage is Asia Pacific, which has just over 60 gigawatts of cumula-tive installed capacity.

The market for energy storage is dynamic, but still immature. To date it has been dogged by three criticisms: the market is overstated (projects have been announced but are not online); energy storage is too expensive; and advanced storage technologies are depen-dent on government support.

“Considerable momentum is building behind newer energy storage technologies, such as advanced batteries, particularly as the renew-able energy community embraces storage as a means of mitigating risks associated with variable power generation resources,” says research analyst Brittany Gibson. “High costs remain a significant hurdle for newer technologies, but market interest is grow-ing rapidly as government-funded programs encourage the deployment of a wide variety of technologies.”

Reflecting the large domestic base of R&D and manufacturing for battery technologies, the technical diversity of energy storage projects in Asia Pacific is quite wide. While advanced batteries are staged to play a large role in the development of power systems across Asia Pacific, bulk energy storage technologies such as pumped hydro will play

an increasingly important role in emerging markets like China.

Feasibility study to Relocate Hong Kong sewage Treatment works to into Caverns Commenced

The Drainage Services Department of the Hong Kong Special Administrative Region Government recently awarded the HK$27.8-million consultancy agreement for the feasibil-ity study on relocation of Sha Tin Sewage Treatment Works (STSTW) to caverns to AECOM Technology Corporation.

Moving suitable facilities to caverns is part of the Hong Kong government’s long term plan to free up land for other required develop-ments that need to take place above ground, such as housing. While caverns are often used to house unpopular facilities such as sewage treatment plants overseas the comprehensive underground schemes in Scandinavia include sports stadiums, data-centres and retail/transportation hubs.

STSTW is the largest secondary sewage treatment works in Hong Kong and the consultant’s first responsibility is to investigate the suitability and techni-cal feasibility of the proposed cavern site. AECOM’s scope of work includes preliminary technical and impact assessments, ground investigation, preparation of an outline design for the engineering works, formulation of imple-mentation strategies and programmes, and

public engagement.

It will also involve a planning review of the future land use of the existing STSTW site for the purpose of establishing a business case for the relocation project. It is anticipated that the relocation will be able to release about 28 hectares of prime land for housing and other purposes that would enhance residents’ quality of life and bring extended benefits to the overall Sha Tin community and local environment.

The study commenced in May 2012 and is expected to be completed in May 2014.

singapore Passes energy Conser-vation Act

On 12 April 2012, Singapore passed its new Energy conservation Act that will come into operation in 2013 curbing the behaviour of large power users by introducing manda-tory energy management practices for large energy users in the industry and transport sectors, and consolidating legislation on en-ergy efficiency under one Act. In his Second Reading Speech to parliament Minister for the Environment and Water Resources, Dr Vivian Balakrishnan, 9 April expressed the im-perative for energy conservation saying “We are entering a future of high resource prices and increased economic and environmental risk….

“Old input-driven business models that ben-efited from low resource prices will confront a test of survival. Consequently, private and public sector institutions need to make resource productivity a higher priority and prepare for a resource-constrained future.”

RFP Eco Build Issue 09 2012 5

China smart Grid Opportunities Having become that world’s largest energy user, smart grid opportunities in China are estimated to total nearly $100 billion over the next five years. With total power capacity set to reach 1,430 gigawatt by 2015 from 874 gigawatt at the start of 2010.


: News

He made a case that businesses that “take the lead on resource efficiency will strengthen their competitive and economic position.”

Similar energy management practices are al-ready mandated in countries such as Japan, South Korea and China, he noted.

The Act will kick off by gazetting companies that fall within its remit and requiring energy users in the industry and transport sectors that consume more than 15 gigawatt-hours of energy equivalent each year or 54 tera-joules to (i) appoint an energy manager, (ii) monitor and report energy use and green-house gas emissions, and (iii) submit energy efficiency improvement plans.

This will be followed by a labelling scheme and eventually the building sector will also be administered under the act.

singapore, U.s., Australia, Ger-many Are Trendsetters in Green Building Policy

Energy security, and environmental and live-ability concerns drive government policy on green-building technologies but eventually cost and affordability determine the extent and pace of adoption, according to Lux Re-search. The firm ranked 21 countries using these factors to determine the best markets for green buildings.

Aditya Ranade, Lux Research Analyst and the lead author of the report titled, “Policy’s Dra-matic Impact on Green Buildings: The Global Hotspots” said “Policy measures, along with ability to pay, payback periods, and address-able market size, should determine a firm’s decision on which countries to invest precious market development funds in,” he added.

Lux Research analysts examined 21 coun-tries that account for 80% of the world’s GDP on a Lux Nations Ranking Chart, assessing how unique policy drivers in each country create an opportunity for specific green-building technologies. Among their findings:

• Richnationssetthetrend. Countries with high per capita incomes tend to be early adopters of expensive technolo-gies and emerging technologies such

as dynamic windows, green roofs and building integrated photovoltaics (BIPV). These nations – such as the U.S., Singapore, South Korea, Germany and Australia – also create attractive policy regimes for green buildings.

• Globalcooperationisgrowing. Unlike securing energy supply, which is viewed as a zero-sum game, green buildings and energy efficiency are seen as “win-win” possibilities, leading to co-operation, like the work between USAID and India’s BEE on developing the ECBC codes and carbon emission cap-and-trade programs in several countries.

• Oil-richnationsarelaggards; fast-growing countries are ahead. Energy-rich countries like Brazil lag in policies to promote green buildings but fast-growing nations are ahead on account of their need to contain ever-increasing energy costs and simultaneously reduce greenhouse gas emissions.

singapore Calls for Innovative solutions

In September Singapore’s Ministry of National Development (MND) announced a call for research proposals “for solutions to accommodate growth and to create an even more vibrant, liveable and resilient environ-ment”. The call will support applied research projects that can tangibly contribute to these objectives, and respond to challenges and opportunities in Singapore.

The ministry calls for innovative solutions and it is open to many ideas with greenery and sustainability being key components of the city’s liveability. While further land reclamation could yield some additional land, new and innovative methods are needed to expand Singapore’s land capacity for long-term de-velopment needs. Specifically mentioned are using underground space, floating platforms, or more intensive use of existing land.

The proposal states tow basic goals goals:• Goal #1: Creation of Space to Expand

Singapore’s Land Capacity • Goal #2: Creating Highly-Liveable and

Compact Model Towns

MND Research Fund (MNDRF) will fund the project.

Utilities sector is Following Build-ings’ Lead in energy Management

The building energy management systems market that has been growing its influence in measuring, monitoring and automating in the buildings sector for some time is now shifting its focus toward the utility sector, according to a recent report, entitled “Building Energy Management Systems”, from Pike Research.

While owners of commercial buildings have been focused on energy efficiency for quite some time, the market for building en-ergy management systems (BEMS) is still nascent. Building control and automation systems are enabling access to ever increas-ing amounts of data, and this “big data” is providing significant opportunities for building owners and facilities managers as well as market participants who stand to benefit from transforming it into usable information.

“There’s been a shift in focus in the BEMS industry toward the utility sector, as budgets for utility demand side management (DSM) programs are expected to grow at double-digit rates through 2015,” says senior analyst Eric Bloom. “Recent merger and acquisition activity by energy management software providers is one signal of this trend, while other companies, driven by an increasingly stringent regulatory environment for DSM, have entirely shifted their strategy toward BEMS for utilities.”

Overall, worldwide revenue from building energy management systems will increase at a compound annual growth rate of nearly 14% through the rest of this decade, the cleantech market intelligence firm forecasts, reaching just under $6 billion a year by 2020.

North America, the largest market by a wide margin today, will lose market share by a slight margin but continue to lead the world. The second largest market at the beginning of the forecast period, Western Europe will cede that position to Asia Pacific – i.e., China – by 2020.

shui On First IsO50001 Accredita-tion on energy efficiency

SOCAM Development Limited (“SOCAM”) is pleased to announce the successful ac-creditation of Shui On Building Contractors

Limited (“SOBC”, a subsidiary of SOCAM in public housing construction) in compliance with ISO50001: 2011 standard for energy management systems. Accordingly, SOBC becomes the first building contractor in housing projects that obtained the accredi-tation in Hong Kong.

瑞安承建率先获取ISO50001认证

瑞安建业有限公司(「瑞安建业」)宣佈旗下专

责承造公营房屋业务之瑞安承建有限公司(「

瑞安承建」)成功取得 ISO50001:2011 能源管

理系统认证，成为香港首家获发上述认证的公

共房屋项目承建商。

Design for Asia student Award – Call for entries

Design For Asia (“DFA”) Student Award recognises the most innovative and creative design students across the Asia region. From the far reaches of China to the jungles of Malaysia, Asia is a cultural gold-mine. There remains a plethora of untapped talent across the Asia region and the DFA Student Awards aims to reward and give coverage to the new generation of talent who lead the way in Asian design. Now in its third year, 2012’s DFA Student Award coincides with Hong Kong Design Year 2012, a year-long celebration of Hong Kong as a creative city.

KPK to Join AeCOM’s Davis Langdon Business

Industry behemoth AECOM Technology Corporation, has announced that KPK, a construction cost, contract and proj-ect management consultancy firm with operations across Asia, will join the Davis

Langdon arm of the company.

Industry experts explain why Global energy Management Interest Reaches All-time High

Eighty-five percent of building owners and operators globally depend on energy management to drive operational efficiency, according to a survey released by John-son Controls, a global leader in building energy efficiency solutions. This represents a 34-point increase in the last two years. Energy cost savings and financial incentives are leading this shift, but more than half say they are also looking to improve their public image and increase the value of their buildings.

嘉民与Birtcher发展和投资公司建立

15亿美元的投资合作夥伴关系并进军

北美市场

嘉民集团（简称「嘉民」或「集团」）宣佈与

美国加州的 Birtcher 发展和投资公司签订一项

协议，专注於在北美重要的地区发展和投资

於优质物流和工业设施发展。此外，嘉民筹组

资本合作夥伴的尽职调查已进入最后阶段，

该合作夥伴的股本承诺目标约为8亿美元（8

亿澳元）。

Transparent solar Films will enable Tinted windows to Gener-ate electricity

Heliatek GmbH, specialising in the field of organic photovoltaics, has announced that its transparent solar films could be used to be integrated between the glass sheets of double glazed windows. These windows would look like tinted glass as the unique vapor deposition technology for the solar

films allows for a homogeneous coating of the solar layer without any distracting pat-terns or irregularities.

2012年度环保建筑大奖颁奖典礼

2012年度环保建筑大奖颁奖典礼在2012年6月

11日於香港会议展览中心隆重举行。届时公佈

及颁发环保建筑大奖予得奖队伍。

每两年一度的「环保建筑大奖」是由香港绿

色建筑议会(HKGBC)及环保建筑专业议会

(PGBC)携手合办，旨在表扬对可持续发展及

环境保护作出杰出贡献的规划、建筑及研究

项目，以及鼓励业界更广泛采用可持续发展的

规划、建筑设计、建造、管理、维修以至活化

之方法，推动同业在环保建筑的发展。承接过

去2006年、2008年以及2010年成功举办环保

建筑大奖的经验，今年大会更把奖项类别简化

为「新建建筑类别」、「既有建筑类别」、「

研究及规划类别」及「建筑产品类别」，而

当中「建筑产品」更是今年新增的类别，旨於

更全面及多角度地鼓励本地及亚太地区环保项

目参加及支持。

empire state Building saves Mil-lions of Dollars in First Year of energy efficiency Plan

One year after an innovative building retrofit project, the Empire State Building is ahead of plan and has exceeded its year one energy-efficiency guarantee by five percent, saving $2.4 million and establishing a com-mercial real estate model for reducing costs, maximizing return on investment, increasing real estate value, and protecting the environ-ment.

“First and foremost, making the Empire State Building energy efficient was a sound business decision that saved us millions of dollars in the first year,” said Anthony Malkin of the Empire State Building Company. “We have a proven model that shows building owners and operators how to cut costs and improve the value of their buildings by integrating energy efficiency into building upgrades.”


For the full story visit www.rfpmagazine.com


: fUTURE VISION

At an international Symposium instigated by Facade-Lab held near Berlin in the middle of June, the main topic for discussion was the development of intelligent facades that make use of free, abundant natural resources usable. Well known suppliers and renowned designers delivered presentations covering a range of possibilities for practical implementation.

Experts started with the premise that whether in the Middle East, India or China, the build-ing boom in regions with extreme climate conditions demands intelligent solutions for resource-saving buildings. There was agree-ment that future facades using solar energy to generate power make an important contribu-tion to this cause. In his introduction Wolfgang Priedemann, managing partner of Facade-Lab, remarked that energy storage solutions are the main requirement to increase the pace to technology implementation because only through better storage options can solar-energy be usable efficiently and at an individual building level.

Priedermann’s colleague Lars Anders empha-sised the necessity of evaluating additional implementation costs involved in the context of “lifecycle-engineering“. A solar facade adds additional value that may lead to the economic viability of the whole investment, he added.

Concrete solutions Window and solar company Schüco present-ed a concept for a buildings that are energy self-sufficient, which they referred to as the “Energy³ Building”. These are balanced sys-tems of windows, doors and facades, which save energy, and solar solutions, which gain energy. The Schüco Energy Manager makes it possible to use the generated surplus of energy controling and storing energy but also regulating its own consumption through the

interlinking of all components as well as the additional purchase of energy.

Wicona introduced that came about as an ele-ment facade with integrated solar heat as a re-sult of a research project – coordinated by the institute for building construction of Stuttgart university. Here a vacuum tube collector was constructively integrated in a facade system. The collector heats industrial water, which is used for heating or solar cooling. At the same

Solar façade Power Stations

Could increased urbanisation be a solution rather than a problem for energy supply?

time reflectors protect against direct sunlight reducing or eliminating exposure to glare in the interior.

A specifically developed system for “Solar Cooling“ was presented by the engineers from engineering consultancy aeteba. Particularly suitable for hotels and spas, with this proce-dure solar collectors produce warm water to drive a thermo-dynamic process in an absorb-tion cooling machine for the production of cold water in order to cool buildings. As a provider of complete solutions aeteba promotes a

“plug & play-system”, which can easily be integrated in existing or new buildings and equipment.

For these systems to work projects have to be both sound on an engineering level but also readily imple-

mentable. Safe and practical solutions should be emphasised. At the same time Berlin mu-nicipal utility GASAG WärmeService explained that it is possible to keep up to date with new technological developments and energy-efficient solutions through the use of “energy-contracting”. Engergy contracting is where the building owner or operator outsources all energy related decisions and servicing to a third party service provider or ESCO as they are commonly knows who brings together knowledge from multiple parties to reduce

energy usage in a new or existing building.The building owner pays the ESCO a percent-age of the amount they save in energy running costs. The ESCO will assess the above listed technologies and if they find that they will be economically advantageous in the long term, they will cover capital costs and reduce the owners fixed costs still further as the solution goes live.

Conclusion: the technology exists, the installation capacity exists and energy services companies exist to evaluate the options and reduce owners capital costs to zero. You don’t have to look to far into the future to see this vision becoming reality.

For these systems to work projects have to be both sound on an engineering level but also readily implementable.


: Would It Work Here

England’s FirstZero Carbon Church

Just because a building is hundreds of years old does not mean that it can’t be

updated with the latest technology.

英国首个「零碳排放教堂」

一个拥有百年历史的建筑并不代表它不能应用上最新的技术。

The roughly 900-year-old St. Michael and All Angels Church in Withington, England has be-come a flagship project for renovating historic buildings using solar energy. The country’s first “zero carbon church” has a solar power generating system using Kyocera modules that supplies CO2-neutral electricity; as well as a biomass-powered boiler system providing environmentally friendly heat.

The 12th century building is now powered en-tirely by renewable energies. The solar energy is generated with 24 solar modules — with a total output of 3.12kW — which are installed on the roof of the church. The modules were carefully installed to meet strict regulations concerning historical buildings by using a special ladder system that did not adversely affect the structure of the building or its visual appearance.

The renovation of the church followed both an ecologically and economically sustainable concept. In addition to the solar installation, an environmentally friendly biomass-powered boiler system was installed — which provides CO2-neutral heat. The renovation of the church has double value for the community, because in addition to the CO2-reduction, the electricity and heat generation create clear cost savings. The pioneering project will serve as a reference project for the sustainable renovation of other historical buildings.

When labourers chiselled the blocks for the quaint 12th Century building running hot water and electric lighting were not factored into the design. They came later, along with the associated carbon footprint, which is why the recent addition of solar panels is not so much the introduction of technology but the next step in its process of modernisation that has been going on for the last 900 odd years.

这座名为 St. Michael and All Angels 的教堂坐

落在威辛顿，已经有近900年的历史，英国

也因此成为将太阳能技术应用到翻修古建筑

项目的佼佼者。这个国家首个“零碳排放教

堂”不仅安装了京瓷株式会社的太阳能电池

组件，还安装了生物质能锅炉供热系统，在

发电、供热的同时也不污染环境。

这座建于十二世纪的建筑目前所使用的电力

全部来自可再生能源。在教堂顶部安装有24

块京瓷太阳能电池组件来聚集太阳能，总容

量为3.12kW。并且，此次在屋顶安装组件时

格外谨慎，专门使用了特殊的施工升降梯，

来达到古建筑规章的严格要求、保持建筑原

有的外观与结构。

古教堂的修复遵从了环境保护与经济可持续

发展双赢的理念，除了安装太阳能发电系统

外，还通过安装生物质能锅炉供热系统，提

供环保热能。教堂的修复对于社区具有双重

价值，不仅减少了二氧化碳排放量，而且明

显降低了电热的使用成本，为今后其他古建

筑的可持续性翻修提供了值得借鉴的宝贵经

验，具有典范意义。

当工人建造能够产生热水和电子照明的十二

世纪建筑时，他们并没有考虑到设计因素。

设计因素是之后与碳足迹一同产生的，这也

是为什么最近太阳能电池板的使用不仅仅是

作为新技术的引进，下一步骤的现代化进程

已经持续了900多年。

The pioneering project will serve as a reference project for the sustainable renovation of other historical buildings.



MIPIM Asia keynote speaker John Devine, presi-dent – director of Subway Real Estate puts it down mostly to the company’s brand presence through-out the world, with more than 37,000 restaurants bearing the Subway name in over 100 countries, and around 55-60 new leases being signed every week. “That brand presence sends a very, very strong message, not only to our consumers and customers, but also to the worldwide developer community and landlord community in terms of

who we are, and what we are”, he says.

In Asia, Subway has around 1,500 restaurants, with China and India leading the pack as part of a concerted effort to expand, based on key Subway attributes Devine points to, such as a healthier menu and “great value”. China has around 325 restaurants to India’s 285, catching up with Japan’s 300 units. “We’ve got a really strong pres-ence right now in Asia, but frankly we’ve only just begun. We’re only scratching the surface in terms of what we believe the potential is for the market in Asia.”

A lawyer by training, Devine joined Subway in 1987, principally to pay off student loans and buy a car. But he has stayed ever since, rising up through the firm and witnessing its growth from a small sandwich shop franchise in North America into the “worldwide phenomenon” it is today, and even meeting his wife at the company along the way. Devine became president and director of Subway real estate in 2005. Development for Subway restaurants is up 20% this year, but the Asian market segment is up 29%. Devine feels this is in

We’re not sitting here in the US in an ivory tower, or elsewhere, attempting to understand all of the aspects about all of the different cultures in all of the different places that we seek to open restaurants.

Sandwich StorySubway’s restaurant franchise just keeps on

growing. So what are the secrets of its success?

By David Taylor

: IntervIew

part because of the “tremendous local support network” the firm continues to implement around the world, using regional and local development agents.

“They’re basically entrepreneurs who have a passion for the Subway brand, who live locally in the areas so they understand the culture, they understand the demographics, and they understand the mar-ket,” The agents help to secure locations, meet with developers and landlords and build relationships in order to sell franchises and open restaurants. “I think that is the key to our success. We’re not sitting here in the US in an ivory tower, or elsewhere, attempting to under-stand all of the aspects about all of the different cultures in all of the different places that we seek to open restaurants. Rather, we rely on that local talent.” A particular advantage is Subway’s ability to fit into niche areas of nontraditional development locations, such as train stations, hospitals, universities, an automobile assembly plant and even — in Buffalo, New York — a church. That site, explains Devine, acts as a training location for local entrepreneurs, and, as such, is a little like Subway’s general development programme, right now: “It’s a win-win,” he says.

Source: MIPIM Asia Preview Magazine, David Taylor

Related Conference During MIPIM AsiaWednesday, 7 November - 14.00 / 15.00Keynote address: A Retail Success Storywww.mipimasia.com


: feature

the story to date…Resilience is the new buzz word that it taking over from ‘sustainability’ as the goal for cities of the future. After the first reports encour-aging sustainable growth emerged over 25 years ago, experts from a variety of isolated disciplines began to realise that a more inte-grated approach to the subject would have us reach both development and environmen-tal goals more effectively than a scatter gun approach. In the building and construction field this meant that projects moved beyond isolated programmes to implement to energy efficient lighting and the like to holistic green building strategies encompassing passive and active green strategies over the course of the building lifecycle for both new and existing buildings.

Before long and with the concurrent expo-nential rise in urbanisation, scale of integration was expanding still further. Green building accreditation organisations were expanding their scope to include neighborhoods and community accreditation – recognising still further the requirement for all aspects of the built environment to work in concert to achieve the desired ends. Groups such as the C20, an ever expanding group of city mayors and ad-ministrators, formed in recognition that the city as an entity was in many ways the best unit to coordinate urban climate change action. City wide integration is particularly salient when managing issues related to water.

Water in a city can be both a resource and a nuisance. And frequently a threat. Cities in Asia

are frequently beset with life threatening floods with Beijing, Bangkok, Manila, Mumbai and even Singapore suffering serious damage in recent years. Climate change experts predict further risks that could lead to an increase in this form of extreme weather outcome. These events and the likelihood of them happening again is one of the main reasons that the en-vironmental dialog has moved beyond talk of sustainability to encompass that of resilience. The concept being that cities need to be able to withstand what is thrown at them on a physical, social and even economic level.

A frequently cited example of the need for resilience in a city is New Orleans in the wake of Hurricane Katirina. An outcome realised after the rebuilding of that city was that the

Water+Food+Energy =

resilience?Might resilience overtake sustainability as the goal for cities of the future.

Can a word make the difference?


physical infrastructure could be rebuilt but that the social infrastructure, the communities and how they interacted, was far less easily reseat-blished. Washed away, the networks of people and businesses lacked resilience. A physical infrastructure that is stronger and a social and economic infrastructure that can be rapidly reseatblished will bode well for the longer term survival and prosperity of the city. It was a les-son that went beyond aiming towards sustain-ability to the true concept of resilience.

Multiple international organisations are already tracking statistics. Many cities in developing countries are the most at risk, not just be-cause of geographic location but due to poor physical and social infrastructure. The Resilient Cities movement and its eponymous institute aim to tackle these sorts of problems.

Other organisations deal with the effects of climate change specifically such as the Global Adaptation Institute (GAIN) a non-profit whose goal is to enhance the world’s understand-ing of the urgency for adaptation to climate change and other global forces and for the support needed through private and public investments for developing countries. They focus on water, coastal protection, energy and food and agriculture and have been risk profil-ing different cities and countries.

Closer to home the Asian Cities Climate Change Resilience Network (ACCCRN), funded by the Rockerfeller organisation, works at the intersection of climate change, urban systems and vulnerability to consider both direct and indirect impacts of climate change in urban areas. Looking specifically at 10 cities in India, Indonesia, Vietnam and Thailand.

In their August 2012 city projects report they describe the characteristics of resilience as:

1. FlexibilityThe ability to change, evolve and adopt alternative strategies (in either the short or lon-ger term) in response to changing condi-tions. Flexibility implies recognizing when it is not possible to return to the previous way things worked and finding new solutions and strategies (evolution). This favors ‘soft’ rather than ‘hard’ solutions.

2. RedundancySuperfluous or spare capacity to accommo-date increasing demand or extreme pressures. Redundancy is about diversity and the ability to adopt alternative strategies through the provision of multiple pathways and a variety of options. Some components of the urban system serve similar functions and can provide substitute services when another component is disrupted.

3. ResourcefulnessThe capacity to visualise and act, to identify problems, to establish priorities and mobilise resources when conditions exist that threaten to disrupt an element of the system. This ca-pacity is related to the ability to mobilise assets (financial, physical, social, environmental, tech-nology, information) and human resources to meet established priorities and achieve goals.

4. Safe FailureResilient network infrastructures are designed for safe failure. This is related to their ability to absorb shocks and the cumulative effects of slow-onset challenges in ways that avoid cata-strophic failure if thresholds are exceeded.When a part of the system fails it does so progressively rather than suddenly, with mini-

mal impact to other systems. Failure itself is accepted.

5. ResponsivenessThe ability to re-organize, to re-establish func-tion and sense of order following a failure. Ra-pidity is a key part of responsiveness in order to contain losses and avoid further disruption. However, such rapidity of response should not impair the capacity to learn, and therefore a balance between learning and rapidity should be achieved.

6. LearningDirect experience and failure plays a key role in triggering learning processes. Individuals and institutions should have the ability to internalize past experience and failures, and use such experience to avoid repeating past mistakes and exercise caution in future decisions

Key climate change risks they identify are largely of watery origin,

Physical infrastructure could be rebuilt but that the social infrastructure, the communities and how they interacted, was far less easily reseatblished.

resilience?


: feature

including direct impacts such as temperature increases, rainfall variability and more intense or more frequent storms. Indirect impacts are equally threatening and include sea level rise, saline intrusion, flooding, drought and increased risk of water- or vector borne diseases.

Their action areas show a level of integration that goes far beyond green building:

• Water demand & conservation systems• Land use & urban planning• Resilient housing & transport systems• Drainage, flood & solid waste management• Responsive health systems• Ecosystems service strengthening• Institutional coordination mechanisms & capacity support• Education & capacity building of citizens• Diversification & protection of climate affected livelihoods• Emergency management & early warning systems

a rose is a rose… While sustainability as a word has been criticised as not proactive, encouraging us as custodians of the people and environment of planet earth to be merely sufficient rather than actively beneficial, the term resilience conjures up a fortress type mentality. But is terminol-ogy significant anyway? Probably. On a most basic level changing the word indicates that the discourse has moved on from the many permutations in definition that have been at-tributed to the term ‘sustainability’.

Modern psychological thought tends to agree with thinkers like Satre that language influ-ences actions and outcomes, that the human brain has something like muscle memory in

terms of associations. The more frequently an action or thought is repeated the better and more instinctive that action or thought becomes. As the word resilience passes into common usage the more people’s actions and thoughts lead them toward it.

Resilience could imply a sense of bonding together in the face of adversity, which further implies adversity is already upon us – not some future problem that may trouble future generations. By emphasising the immediacy of the challenges, the word resilience highlights the urgency to find a solution. In addition the term resilience is all encompassing, it pre-sumes integration of social, environmental and economic solutions over the long term. But the story is unlikely to end there.

Resilience could imply a sense of bonding together in the face of adversity, which further implies adversity is already upon us – not some future problem that may trouble future generations.


Rebranding Second-hand Water

Interview with Alan Baird, Asian Development BankImages courtesy of Eric Sales, ADB

Water resilience is a key concern for our cities, specifically looking at measures to reuse and re-cycle waste water is the central concern of many projects currently in operation. Alan Baird, Senior Water Supply and Sanitation Specialist, Regional and Sustainable Development Department of the Asian Development Bank, answers a few questions about challenges and opportunities in the water arena.

1. What are the main challenges facing people wanting to reuse or harvest water? As more and more people continue to reside in cities, there is also an equivalent and growing demand on the need to deliver basic services. Water is central to this demand. While some cities have kept up with the rising demand for water in terms of supply, the question is whether this supply is accessible and potable. But this is not the only point of contention. There is an issue of sustainability – whether this supply would last. Many cities rely on non-renewable sources of freshwater, which result in a reduction in the overall state of security of water supply. The logic of reuse and harvesting unconventional sources of supply is immutable, but it is not promoted enough by cities, nor are there enough examples of good practice to learn from and replicate at scale. Until water is seen as having an economic value many people will continue to see emerg-ing best practice in reuse or harvesting as being unnecessary, and expensive.

2. What regulations make water conserva-

tion/reuse easier or more difficult? The most commonly cited constraint in terms of adopting treated wastewater for reuse is water quality, and in particular as it relates to water that is intended for human consumption. In terms of reusing treated wastewater, standards exist that show the way to treat and reuse water for various purposes. This range of uses includes for watering gardens and parks, and also for direct potable purposes. For each of these uses the associated standards of treatment vary. Water conservation is less about regulation and more about stimulating aware-ness, and rewarding those who change and drive down consumption, and adopt conserva-tion measures.

3. As water becomes scarcer how are regulations likely to change? Regulations will change to recognise the grow-ing impacts of water scarcity; however it is bet-ter to reward change than to overly regulate the process of driving responsible water steward-ship, and efficient use of water as a resource and a service.

4. How can domestic and commercial wa-ter users’ attitudes and behaviors change to make water conservation and reuse easier? Conservation is being promoted in many regions, but it can be hard to stimulate change. For those who pay for water services there should be tan-gible savings for those who reduce consumption. Reuse at a personal level still requires an invest-ment beyond the reach of some. The installation of rainwater tanks is a good first step to harvest water for watering, car washing and (if finance is available) to provide flushing supply to toilets.

5. Should water users and utility managers

in cities have a closer relationship when it comes to water conservation? How, if at all, might this help to ease any shortages? Governments and cities must ensure that the institutions and organisations responsible for water resources and water services are best matched to the emerging challenges of in-creasing water scarcity and growing uncertain-ties, including climate change. Cities must see their water security challenges from a wider river basin level perspective to better under-stand the impacts of the water-food-energy nexus. Cities must stand up and influence what happens with water in their basin, otherwise all the big decisions will be left to others, and the city will be marginalized and fail to deliver a water-secure future. This also means water users and utility managers must connect within cities, and outwards towards basin managers.

6. Where in the world are there good examples of effective and improving water management? Why? There are some good examples, but the key is-sue to replicate them more widely in the regions that need to change. The approaches being developed in SE Queensland, Australia are worth noting because they have achieved progress in a short space of time. They took the initiative and developed a healthy waterways partnership for its main rivers and bays. These actions spanned a significant drought where public awareness was raised and stimulated radical changes in water consumption in cities and towns.

Rising urban populations mean that over 400 million people in Asians cities may be at risk of coastal flooding and roughly 350 million at risk of inland flooding by 2025 (Asian Development Bank Report).

Images courtesy of Eric Sales, ADB


As green funds dip into opportunities globally, the Indian green real estate sector offers opportunities for first moving investors.

A growing concern for the environment is seen almost everywhere today; from corporates adopting sustainable policies to governments keeping sustainability on the prime agenda. However, the myth continues that sustainability is an altruistic concept and not a profitable venture. The prime concerns about adopting environmentally responsible ideas in business remain, namely that they will incur increased investment cost and offer uncertain returns. Investment in sustainable projects has therefore lagged. There are attempts being made to find a solution to this – the concept of the “Green

Fund” is one such attempt.

Green funds are any investment vehicle that invests only in companies or projects that directly promote environmental

responsibility. These funds fall into the cat-egory of and are sometimes known as socially responsible investment (SRI). Private Equity Funds and other institutions are either launch-ing dedicated funds for investment in green projects or they are including green projects in their investment portfolio.

So far most of these funds have been investing in clean development mechanisms (CDMs) such as non – conventional and renewal energy, renewal energy equipments or into manufacturing or services which follow CDM. However, it has been observed that these funds have not, actively included sustainable real es-tate in their portfolio. Most of these green funds have a fund life of about four to seven years and, according to a study of cost the benefit of green buildings in a report “Greenomics”

Sustainable Real Estate – A Luring Opportunity For “Green Funds”

Fund

Green India

Venture Fund

AMRO

Sustainable Fund

iPartner

Sustainability Fund

Aaviskar India

Micro Venture

Capital Fund

EM Capital

Management

Clean Tech Group

Private Equity Fund Group

IFCI Venture Capital Fund

ABN AMRO AMC

iPartner India

Aavishkar

EM capital management LLC

CleanTech group LLC

Industries in the Portfolio

Energy efficiency, renewable/non-conventional energy, energy

storage, waste management, pollution control projects

or technologies, smart transportation, afforestation and

reforestation etc.

Socially responsible companies on governance etc.

Children, Education, Health, Livelihood, Climate Change

Renewable energy, waste management, information and

communications technology, agro-based technology, handi-

crafts, healthcare and rural innovations

Socially responsible investing (SRI), sustainability and ESG

(environmental, socially responsible and corporate governance)

Energy efficiency, energy storage, smart transportation, grid

& water

List of Green Funds in India

可持续性房地产 —“绿色基金”的极好时机

: FEATURE

by Jones Lang LaSalle, green buildings have a pay back period of three to five years. Therefore green buildings have potential to be part of a fund portfolio.

Real estate is a significant consumer of energy and takes up a large percentage of the globe’s increasing carbon footprint. In the recent times, increasing energy costs and the availability crisis are spurring the growth of sustainable, highly energy efficient and green real estate develop-ment. Sustainable real estate also known as ‘Green buildings’ are no different in terms of looks or use than a conventional building. The major difference is that green buildings offer an improved indoor and often outdoor environment alongside operational savings.

However, it is still early days in terms of measur-ing green buildings’ tangible or economical benefits. Most economic benefits accrue from operational cost savings from efficient use of energy and water over a period of time. Other economic benefits in green buildings stem from increased earnings from the probability of higher rental and capital values as well as savings from reduced carbon emission credits. In India some green buildings cost about six to eight percent higher than an identical building built in a con-ventional manner. Pay back on these buildings ranges usually between three to four years and in some cases as far as seven years.

Developing a green building fundInvestment in green buildings is slowly evolving in India. However, while there is no dedicated green fund created for investments into green buildings, some private equity funds are includ-ing green buildings within their portfolios. For example IL&FS Milestone Fund acquired a 74 percent stake in 24/7 HCC Park, a 1.8 million sqf commercial property located in Mumbai and TSI ventures (A joint venture between Tishmen Speyer and ICICI Ventures) have developed their first building in India “The WaveRock” as an energy efficient building. In addition to the afore-mentioned the Confederation of Indian Industry (CII) will create a Green Fund with a corpus of INR 10 billion (1,000 Crores) in next two years to support the development of green buildings.

Across the globe the real estate sector is adopt-ing the SRI concept. Many green funds set up in the US, Western Europe and Australia are dedicated to green buildings either as greenfield, brownfield, redevelopment and retrofit project). However, in India which has a huge potential for green real estate development, this type of fund-ing is yet to happen. One of the major challenges

faced by the funds is that real estate needs a large corpus and involves increased risk subject to the market condi-tions. Currently the green funds operational in India are focused on small size investments.

One of the major concerns for investors in green funds are the returns, which vary depend-ing on the sector in which the investment was made. Green funds in India are still at evolutionary stages making it too early to accurately measure performance. However real estate as a sector generally fetches a return of about 22-25 per-cent. Moreover demand for green buildings is increasing and this is expected to keep the rents and capital values in the buildings high. Many international and Indian corporates are either developing or leasing green spaces for energy efficiency. For example - Wipro, Microsoft, Cognizant, ABN AMRO and TCS have either developed, or are developing, energy efficient office spaces or large-scale campuses.

Establishing demandDemand for green spaces goes beyond office buildings with other sectors such as manufac-turing, education, hospital and hotels becoming increasingly active. The factories of firms such as Motorola and Modine Thermal Systems are operating out of LEED (Leadership in Energy and Environmental Design) certified green buildings. Kohinoor Group developed Kohinoor Hospital in Mumbai, which is a LEED Platinum rated building.

In response to a small, but growing, demand for green building space in India, regional and national developers in India have responded with slurry of new projects. Construc-tion of new green spaces for office buildings, residential units and retail malls is currently under way in cities throughout the country. Indeed, the beginnings of a mindset shift can be observed with major

players such as national developer K. Raheja Corp. committing to make all new projects LEED certified and national bank State Bank of India offering a Green Home Loan Scheme with lower interest rates to support green residential projects.

Sustainability and sustainable living is the future. As indicated by the increasing efforts by government and other stake holders to reduce consumption of energy and other resources. As real estate is one of the primary users of energy, water and other resources, there is increased need for sustainable real estate. The increasing demand for green buildings will open more doors for investment in the sustainable realty sector in India. Sustainable real estate is expected to be a profitable venture for the green funds due to the reduced operational cost of these buildings and improved energy and resource efficiency. Therefore we expect to see more funds adding green buildings in their portfolio in future.

While there is no dedicated green fund created for investments into green buildings, some private equity funds are including green buildings within their portfolios.

Trivita Roy – Manager, Research & Real Estate Intelligence Services, Jones Lang LaSalle

Rajesh Das – Credit Analyst, State Bank of Hyderabad


: FEATURE

如今世界对于环境的关注日益增加，几乎无处不

在，不仅企业采用可持续性政策，政府也把保持

可持续性增长提上首要议程。然而，普遍认为，

可持续性是利他的并且不存在任何盈利性。因此

对于想要实施可持续性政策的企业来说，首要担

心的便是他们即将承担的高投资成本和不确定的

回报。很多关于可持续性项目的投资也因此得不

到好的实施。如今各方都在试图找到一个解决方

法，“绿色基金”就是其中一个这样的尝试。

绿色基金是指那些只投资于直接推动环境优化的

公司或项目的专项投资基金。这些基金被分为或

有时被称为社会责任投资(SRI)。私募资金公司或

其他机构也会推出投资于绿色项目的专项资金，

或是把那些绿色项目包括在自己的投资组合中。

到目前为止，这些基金大多都投资在洁淨发展

机制 (CDMs) 上，例如非常规性可再生能源，可

再生能源设备或是洁淨发展机制下的制造业或服

务。然而根据调查发现，这些基金都没有很好得

将可持续性房地产包括在其投资组合中。这些绿

色资金的周期大多在四到七年，根据仲量联行一

份名为“Greenomics 绿色效益”的关于绿色建筑

成本效益的调查报告，绿色建筑的回报周期约在

三到五年。因此绿色建筑的回报率足够其成为基

金投资组合的一部分。

房地产是大量能源的消耗方，并且占了全球日益

增长的碳足迹的大部分。近几年来，增加的能源

成本和可用性危机正推动着可持续性，高效节

能和绿色房地产的发展。可持续性房地产也被称

为“绿色建筑”，和传统建筑相比，在外观或是

使用用途上他们并没有太大的区别。主要的区别

在于，绿色建筑节约了室内（往往也有室外）的

环境运营成本。

然而，想要切实衡量绿色建筑的经济效益仍是太

早了。运营成本的节约产生的经济效益往往来自

水和能源一定时间段的有效使用。绿色建筑的其

他经济效益则是来自于更高的租金和资本价值所

带来的高收益以及减少的碳排放额度所带来的成

本节约。在印度，一些绿色建筑的成本约比传统

意义上的建筑成本高出六到八个百分点。这些建

筑的投资回报约在三到四年，有时甚至可多达七

年。

发展绿色建筑基金印度关于绿色建筑的投资正在慢慢演变。虽然没

有设立专项绿色基金，但一些私募基金公司已经

有意识将绿色建筑包括在他们的投资组合中。例

如，IL&FS Milestone Fund收购了 74% 24/7 HCC

Park 的股份，那是一个180万平方英尺的位于

孟买的商务地产，TSI ventures（一个Tishmen

Speyer 和 ICICI Ventures 构成的合资企业）在印

度建立了他们第一个节能建筑“The WaveRock”

。除此之外，印度工业联合会(CII)将在未来兩年

里建立一个拥有十亿美元（1000亿卢比）本金的

绿色基金来支持绿色建筑发展。

如今全球的房地产业都普遍采取斯里兰卡的观

念。许多在美国、西欧和澳大利亚的绿色资金都

是为绿色建筑而专设，包括新建，改扩建，重建

和改造项目。然而在印度这个拥有绿色房地产发

展巨大潜力的地方，这种类型的基金却还没有产

生。这种基金的创建所面临的一大巨大挑战是，

房地产需要大量的本金并且根据不同的市场情况

存在不同的风险。目前印度的绿色基金业务主要

集中在小规模的投资。

回报是绿色基金投资者主要关注的问题之一，投

资的领域不同得到的结果往往也不同。印度的绿

色基金仍然处于进化阶段，要评估其结果仍然太

早。然而投资房地产业，相对的，一般可以获得

22%-25%收益。此外，绿色建筑的需求正在增加，

据预测这将使建筑的租金和资本价值保持在一个

较高的水平。许多跨国及印度本地公司为了节能

都选择建造或租赁绿色建筑。例如Wipro，微软，

高知特 (Cognizant) 、荷银 (ABN AMRO)和TCS都

已建有或是在建节能办公空间或大型基地。

建立需求如今，对办公建筑之外其他领域如制造业，教

育，医院和酒店等绿色建筑的需求已日渐增长。

如摩托罗拉和摩丁热系统公司 (Motorola and

Modine Thermal System) 的工厂建设是LEED（领

先能源与环境设计）认证的绿色建筑，科希努尔

集团(Kohinoor Group)在孟买建立的科希努尔医

院则是LEED铂金级建筑。

面对印度虽小却逐渐发展的绿色建筑空间的需

求，印度的地区及国家开发商推出了一系列新的

项目。新的办公空间、住宅和商场的绿色建筑如

今正在这个国家的每个城市中被建立。事实上，

一个观念的开始转变可以从很多大公司的举措中

观察到。例如国家开发商K. Raheja公司已经致力

于使所有新项目都取得LEED认证，国家银行——

印度国家银行则推出了“绿色家园贷款计划”，

以较低的利率支持绿色住宅项目。

可持续性与及其生活方式是未来的发展趋势。据

报道称政府和其他持份者已经更多的致力于减少

能源和其他资源的消耗，房地产作为能源、水和

其他资源的主要消耗方，发展可持续性房地产的

需求也会逐渐增长。绿色建筑的需求增长毫无

疑问会增加印度可持续性房地产的投资机会。可

持续性房地产有望成为绿色基金中的一个盈利项

目，因为它可以有效减少这些建筑的运营成本和

提高能源的使用效率。因此未来我们希望可以看

到更多的基金能够将绿色建筑列在他们的投资组

合项目之中。

资金名称

Green India Venture

Fund

AMRO

Sustainable Fund

iPartner

Sustainability Fund

Aaviskar India Micro

Venture Capital Fund

EM Capital

Management

Clean Tech Group

私募资金公司

IFCI Venture Capital Fund

ABN AMRO AMC

iPartner India

Aavishkar

EM capital management LLC

CleanTech group LLC

投资组合中所涉及的产业

节能，可再生/非常规能源，废物管理，污染控制项目或技

术，智能交通，退耕还林等

社会责任感的公司治理等

儿童，教育，健康，生活方式，环境变化

可再生能源，废物管理，消息与沟通技术，农业基础技术，

手工艺，医疗和农村创新

社会责任投资，环境、社会责任和公司治理的可持续性

节能，能源储存，智能交通，电网与水资源

印度绿色资金列表

绿色基金席卷全球，印度绿色房地产行业为第一批投资者提供了极好的机会。

Trivita Roy – 研究及智能房地产服务经理，仲量联行

Rajesh Das – 信用分析员，海德拉巴(印度)银行

: feature

In seven short years, Shanghai has turned green. Several of the city’s highest profile projects, including China’s tallest building and a new downtown, are now incorporating technology and design that emphasize the ef-ficient use of resources and reduce the impact on health and the environment. From a single green building in China in 2001, the country’s enthusiasm for sustainable construction has grown astronomically.

“Today, there are almost 450 green buildings in China and the number is still growing very, very rapidly,” says Michelle Bai, China Market-ing Director for Johnson Control’s Global Energy Solutions division.

There is no doubt that sustainable con-struction is on the upswing in Shanghai. “The progress in the development of green buildings is really quite amazing,” concurs Nellie Cheng. Cheng is the Director of China Operations for the US Green Building Council, an American non-profit organization commit-ted to sustainable design and construction. In 1998, the USGBC introduced LEED (Leader-ship in Energy and Environmental Design) to the world, a green building certification system that measures criteria such as water efficiency and indoor environmental quality. “Awareness in China has increased dramati-cally,” says Cheng. “Many of the developers I work with went from inquiring about green standards to constructing green buildings so quickly. It’s been a quantum jump.”

According to data from the USGBC, in 2004 Shanghai didn’t have a single square meter registered with LEED. This year alone, there are 46 newly registered LEED projects in Shanghai, covering 2.63 million square

meters. The city is now home to a total of 201 LEED-registered or certified projects, totaling 9.3 million square meters, and the number continues to grow as local developers embrace eco-friendly development.

Shui On Land was one of the first. Sustainability has been key to the property developer since its flagship Xintiandi project re-positioned a shikumen neighbor-hood into a walkable world-class shopping and leisure destination. The company went on to win China’s first LEED Platinum certification, the highest possible, for Hangzhou’s Xihu Tiandi, and currently has about 2 million square meters of commercial space under develop-ment that has registered for, or received, LEED certification. It’s this sustainable strategy that Shui On is carrying into its next major project, The Hub. The development will anchor the emerging Hongqiao Central Business District, and cover a total construction floor area of nearly 400,000 square meters adjacent to the Hongqiao Transportation Hub. It’s currently scheduled to be completed in 2013.

“What’s unusual about this project is that we’re aiming for a dual certificate,” explains Bryan Chan, The Hub’s Project Director. “Certain parts will get LEED Gold certification, certain parts will get LEED Silver, but we’re also applying for China’s Three Star certifica-tion.”

VertICaL CItYThe Ministry of Construction’s Green Build-ing Evaluation Standard, similar to LEED but

incorporating local factors, is often called the Three Star system for the 1, 2, and 3-star rat-ings it assigns.

According to Chan, about half of the project will achieve a 3-star rating, with the remainder qualifying for a 2-star rating, making it the biggest project in China to apply for Three Star certification. “It’s a pretty aggressive target,” says Chan.

One of the tenets of building green is the abil-ity to adapt to the environment. In an urban project like The Hub, that means more than wind turbines and solar panels. “This is very much a downtown development, and so we’re doing different things,” says Chan. “We have a rainwater recycling system, we have green roofs to reduce the ‘heat island’ effect. But people can’t see carbon emissions, so part of our goal is to make the integration of these standards practical. We want to be able to achieve a certain energy savings, a certain air quality. It’s easy to do things that just achieve a certain certification, but it’s important to make them useful.”

Sustainable Development in Shanghai’s Highest Profile Buildings.优质建筑群强调与环境和谐。

Shanghai Goes Green上海天际线再


: feature

That holistic sentiment is echoed by Jun Xia. Xia is archi-tectural firm Gensler’s Design Principal for the Shanghai Tower, the 632-meter skyscraper that will complete Lujiazui’s supertall trio in 2014. “If you laid Shanghai Tower on the ground, it would cover five city blocks,” he says. “So you have to think about how the city will work. There’s a neighborhood center, a community center, traffic flow, public amenities, a coffee shop on the corner. That’s the origin of making the building sustainable, not just applying LEED standards to see how many points we can achieve.”

When skyscrapers were first built in the West, they were a celebration of man’s triumph over gravity. Now, Xia says, in an age where engineers are comfortable with the mechanical aspects of supertall buildings, the challenge is creating communities in what he calls “a vertical city.”

“Shanghai Tower has nine sections, wrapped in the build-ing’s outer façade, and each section becomes a virtual community, with ‘sky garden’ atriums, and amenities for banking, leisure, and food,” he explains.

“The design is what moves this from a philosophical approach to the reality of reducing consumption,” Xia continues. The building’s striking appearance, a transpar-ent “second skin” that wraps around the building, is more than good looks. “The spiral design reduces wind impact by 24 percent,” he explains. “That feature alone saved about 32 percent of costly materials we would have needed for a more conventional building.”

The double-skin also helps to insulate the building, trapping air between the inner and outer facades, the same idea behind the Thermos flask. Though not a new architectural concept, given the scale of the 121-story building, its inclusion will have a significant impact on the skyscraper’s energy savings.

The building’s sustainable credentials are, quite literally, its foundation. Driven deep into the ground, PVC tubing for geothermal energy piles is incorporated into Shanghai Tower’ structural piles. Interlocked with the structural foundation, the geo-thermal system uses ground source heat pump technology to regulate the build-ing’s temperature by drawing heat from the earth in winter, and transferring heat to the ground in summer.

The full impact of Shanghai Tower’s design, which will be the world’s second tallest building upon completion, is im-possible to assess just yet, but as Xia points out, a project like this isn’t done just for the building’s sake. “It will have an impact not just on the neighborhood or the district, or even just Pudong, but on Shanghai and beyond.”

It’s easy to do things that just achieve a certain certification, but it’s important to make them useful.


BuILDING GreeNHarbour One is concerned with the air at ground level. The 30-story tower, located on the North Bund, is Shanghai’s first office building to receive LEED Gold pre-certification. Kenny Ko, chairman of Shanghai Eastern Harbour, who developed Harbour One, says indoor air quality has been linked to potential productivity and health gains in workplaces. “If we frame the benefits of sustainable buildings in terms of air quality, comfort, and economy, and not in technical terms,” he says, “we’re more likely to convince our customers that green technologies have a direct impact on their health, happiness, and quality of life.” Of course, money plays a large part as well.

Says Nellie Cheng, of the USGBC: “Ten years ago, people thought building green would dramatically increase the cost. In the last five years, green technology has developed quite a bit. Today, the cost of building green is reason-able.” Though Ko says the cost of designing and constructing a green building is still higher than of a standard building, the energy savings alone offset the increased investment.

“The combination of the benefits and savings mark the true value of sustainable construc-tion,” says Ko. “Lower utility bills and fresher indoor air make a lot of sense.”

To that end, commercial buildings like Harbour One and L’Avenue, a new office and retail building in Hongqiao that has also achieved LEED Gold pre-certification, have begun to incorporate green technology. Energy-efficient lighting, low-emissivity glass, and even charg-ing stations for electric powered vehicles, as at Harbour One, are becoming more and more common in China’s commercial buildings. Says Ko, “As global energy costs soar, the risk of simply building conventional buildings is in-

creasing. So is the risk of going obsolete. The ideas and concepts of green building have entered the mainstream China market.”

According to Nellie Cheng, a surge in demand for green office space from Chinese compa-nies has been a primary motivator for Chinese developers to embrace sustainable develop-ment. “The developers are telling me that when they first considered building green, they had multinationals in mind. But Chinese banks and financial companies have grown tremen-dously, and in the last two to three years, they’ve begun looking at green buildings as well.”

Chris Cuff, the Asia Pacific Executive Director for Corporate Solutions at real estate services firm Colliers International, is seeing the same trend: “More and more of our corporate clients, both domestic and multinational, are including accreditation as a must-have requirement when looking for office space,” he says.

Michelle Bai is seeing the effects from the de-velopers side in her work with Johnson Con-

trols. “Before 2008, about 70% of our projects were for multinationals,” she says. “In 2008, there was a big change. This year, about 70% our clients will be local developers.”

The shift bodes well for China’s future sustain-able development. “For the developers, the market has now expanded to include domes-tic companies. Meanwhile, the professional level of designers has risen to the point that when they approach developers, they can say ‘I can design something beautiful, but at the same time design something green,’” says Cheng, “That’s a very strong message.”

By James Shepherd, Senior Director of Research and Advisory, East and Southwest China, Colliers International

24 RFP Eco Build Mai-Jun 2010

: feature

在短短七年间上海变得更“绿”了。市内许多引

人注目的项目，包括中国最高的建筑和一个新城

区建设，都已溶入强调资源配置利用效率和减少

对健康和环境影响的新技术和设计。2001年国

内只有一栋获认证的绿色建筑，而今全国范围对

可持续发展的关注热情和参与积极性却保持着天

文数字的增长。

江森自控中国区能源解决方案部总监白露女士

说:“目前在中国约有近450栋绿色建筑，而这

一个数量仍保持着快速增长”。

毫无疑问，在上海可持续发展的建筑数量正在逐

步上升。“发展绿色建筑的步伐确实相当惊人”

对于这一观点，程乃立女士表示非常认同。程女

士是美国绿色建筑委员会中国业务区的主任，美

国绿色建筑委员会是美国的非营利组织，致力于

城市可持续发展的设计和建设。在1998年，美国

绿色建筑委员会(USGBC)向全球引入了LEED（

领先能源与环境设计评级体系），这是一个绿色

建筑认证体系的标准，评估指标包括用水效率和

室内环境质量。程女士说“绿色建筑在中国的认

知度已大幅提高。很多与我一起共事的开发商们

在咨询了绿色建筑标准后就迅速行动、积极地投

入绿色建设工作中，这简直是量子级的飞跃。

据美国绿色建筑委员会(USGBC)的数据，2004

年在上海没有一平方米获得LEED认证。而仅今

年一年就有46个新登记的LEED项目，占地面

积逾263万平方米。目前上海已拥有201个获得

LEED认证或注册的项目，共计面积达930万平

方米，而这一数量随着开发商对绿色建筑的重视

程度持续增长。

瑞安房地产是倡导绿色建设首开先河的开发商

之一。其新天地旗舰项目将石库门重新定位为

世界一流的购物和休闲目的地。在此之后可持

续发展就变得尤为重要，该集团位于杭州的西

湖天地赢取了中国首个LEED白金认证，目前正

在开发建设中的近200万平方米商业设施已申

请或已获得LEED认证。瑞安集团还将这种可持

续发展的策略引进其未来的一个大型综合性项

目，虹桥新天地。该项目将建于新兴的大虹桥

中央商务区，毗邻虹桥交通枢纽，总建筑面积

近40万平方米，预计将于2013年竣工。

“这个项目不同寻常的地方是其争取双证书的目

标”，该项目的负责人陈建宏先生说。“该项目

某些部分将获得LEED金牌认证，某些部分将是

LEED银牌认证，同时我们也在申请国家绿色建筑

三星级认证。”

垂直城市住建部的绿色建筑评价标准与LEED十分相似，但

会因地制宜，结合本地实情。通常因该制度分成

一、二、三星等级的评定而被称为三星级认证。

据陈先生介绍，该项目的一半将实获国家三星级

认证，其余则获得二星级认证，该项目有望成为

中国最大的国家三星级认证项目。“这是一个令

人振奋的目标”陈先生说。

据Bryan说，该项目的一半将实获国家三星级认

证，其余则获得二星级认证，该项目有望成为中

国最大的国家三星级认证项目。“这是一个令人

振奋的目标”Bryan说。绿色建筑物的原则之一

是适应环境的能力。像虹桥新天地这种位于市区

的大型项目，这意味着对该项目的要求远远超越

风力发电组件和太阳能电池板这样的标准。“这

是一个位于市区内的项目，所以我们在做与众不

同的事情”，陈建宏说：“我们有一个雨水回收

系统，此外为减少“热岛”效应，我们配以屋顶

绿化设施。由于碳排放是看不见的，所以我们的

目标之一是使这些标准变得更实用。我们希望能

够做到最大限度的节约能源，最大程度提高空气

质量。于是乎要达到绿色认证就很容易做到，但

更重要的是实用。

夏军也认同以上观点。夏先生来自于Gensler建

筑设计公司，他是陆家嘴上海中心大厦主要设计

师，该大厦总建筑高度为632米，将于2014年竣

工。“如果将上海中心大厦放在地面上，它会覆

盖五个城市街区”他说。“所以你必须思考这城

市的工作原理。涵盖邻里中心，社区中心，交通

流量，公共设施及一个位处角落的咖啡店。这

是使建筑可持续发展的起源，不仅仅是申请个

LEED证书来评算我们可以得几分。

当西方首次建成摩天大楼，那是对人类突破地

要达到绿色认证就很

容易做到，但更重要

的是实用。


心吸力的庆祝。现在而言，夏先生说，在这个时

代的工程师都已经对摩天大楼的工程原理驾轻

就熟，所面临的挑战反而是建立他所谓的“垂

直城市”。

上海中心大厦有九个部分，包裹在建筑物的正外

围，每个部分都成为一个虚拟空间，包括“空中

花园”，以及配套设施，诸如银行，休闲设施和

餐饮区域。

夏先生继续说道：“设计就是将哲学思路转化到

减少消费的现实中来。大厦引人注目的外观，包

裹在大厦外面的透明的“第二层肌肤”，其作用

更甚于观赏价值。大楼螺旋式的设计可以降低

24%的风力，从这个功能来说就可以比传统建筑

节省32%的材料，这正是我们所需要的。

建筑双皮层概念是优化保温隔热，依靠不同分隔

与构造方式形成由内而外的温度缓冲部位，这是

从保温瓶的构造原理得来的。虽然不是一个全新

的建筑理念，但对于一幢121层的高层建筑会起

到显著的节能作用。

一栋建筑物的地基决定该建筑物延续性。用作地

热能管道的PVC管已被用作上海中心大厦的结构

桩。地热系统与结构基础环环相扣，它运用地源

热泵技术自动调节大楼的温度，冬季从地表吸

热，夏季将其热量转移到地面。

上海中心大厦建成后将成为世界第二高的建筑

物，现在还无法评估其设计产生的影响，但正如

夏先生指出的，像这样的项目不仅仅是一栋建筑

物，它将对附近街坊，区域乃至浦东、上海和其

他地方产生很大的辐射影响。

绿色建筑东方海港国际大厦的设计非常注重大楼内部空气

质量。该项目位于北外滩，总建筑高度30层，是

上海最早获得LEED金牌认证的写字楼。东方海

港的总裁高海祥先生说：“室内空气质量与潜在

生产力和工作场所的健康息息相关。如果我们能

在空气质量、舒适度和经济方面吸引客户，而不

是一味从技术方面去塑造一栋绿色环保的建筑

物，我们则更有可能说服我们的客户，告诉他们

绿色技术对他们的健康、幸福和生活质量有直

接影响。”

当然，成本也是一个重要的因素。美国绿色建筑

委员会的程女士说：“十年前，人们认为绿色建

筑会极大地增加成本。在过去五年中，绿色技术

也有所发展。如今，绿色建筑的成本基本在合理

范围内。虽然高先生说的设计和建造绿色建筑的

成本仍然高于普通建筑，但仅从节约能源的角度

来看就已经抵消了增加的投资。

高先生说：“收益和节能的组合才是可持续发展

建筑的真正价值，较低的公用事业费用和清新的

室内空气会有很大的意义。”

像东方海港国际大厦和虹桥的尚嘉中心这样新的

写字楼和商业混合建筑，已经取得了LEED金牌

认证并开始纳入绿色技术。像节能照明，低辐射

玻璃，甚至是充电站这些的电力驱动设施在东方

海港国际大厦等商务楼宇中被广泛运用。高先

生说，“随着全球能源成本飙升，简单地建造

传统建筑的风险也在增加，还会演化为被淘汰

的风险。绿色建筑概念和设计已经进入中国主

流市场。”

据程女士所说的，中国企业对绿色办公空间日益

激增的需求，已然成为开发商建造可持续发展建

筑的主要动力。“开发商告诉我，当他们第一次

准备建设绿色建筑时，他们首先想到了跨国公

司，在过去两三年里中国的银行和金融公司成长

得非常快，他们也已经开始寻找绿色建筑物。”

高力国际企业解决方案的亚太区执行董事柯锦睿

先生也洞悉到同样的趋势。“越来越多的国内外

企业客户在寻找办公空间时，他们提出的要求是

必须达到绿色建筑标准。”他说。

江森自控中国的白女士在与开发商打交道的过程

中也看到了绿色建筑的影响力。她说“在2008

年之前，我们的项目合作伙伴约70%为跨国公

司。”“而在2008年情况有了巨大转变。今年

以来，约70%的客户是本地开发商。”

这种转变预示着中国未来的可持续发展道路。“

对开发商而言，市场现已扩大到国内企业。与此

同时，设计师的专业水平也有所上升。当他们接

触开发商时，他们会说“我可以设计美观的建筑

物，但同时也可以设计绿色建筑”程女士说，“

这是一个非常重要的信息。”


林荣杰，高级董事-咨询服务及调研，华东及西南区

高力国际


When work completed in April 2012 on new office facilities in Singapore for Danish wind turbine manufacturer Vestas it claimed to hold the title of Singapore’s greenest building. It’s a big claim to live up to but as the only LEED Corporate In-terior (CI) Platinum building in Singapore and with only a few others in the world ranking higher they may well be correct.

The building came about after a decision to consolidate the company’s office space from three individual locations to a single site in Singapore’s Mapletree Business City. At the heart of this project was the fit-out of approximately 3,200 m² of office space including the creation of new conference room facilities, open space areas, private offices, meeting rooms and a state-of-the-art laboratory for the research and design team.

Breezing Our Way To A Greener Future

: prOjects, architecture & design

Claiming the be Singapore’s “Greenest Ever Building” Vestas Wind Technology’s new

consolidated offices have set a benchmark for commercial space.


Project Name: Vestas Asia Pacific Singapore Offices

Consolidation at Mapletree Business City

Project Type: LEED Corporate Interior (CI) Platinum

Certification

Location: Singapore

Seat Count: 220

Total Floor Area: Approximately 32,000 sqft

Designer / Contractor: Space Matrix

Project Manager and Cost Consultant: EC Harris Singapore

Pte Ltd

Practical Completion Date: May 2011

The teams worked together to deliver an outstanding work-place that is fun, innovative and environmentally friendly. Natural wind plays a key role in helping to keep the facility cool whilst plants have been integrated throughout the workplace to provide better internal air quality as well as visual relief.

Adding up its many green features the project was awarded the LEED Corporate Interior (CI) Platinum certification, the highest credentials issued by the United States Green Building Council (USGBC) to facilities that meet sustainability guidelines. Until now no other office in Singapore had previously received LEED CI Platinum status making the Vestas office the greenest corporate interior in Singapore and, with an overall score of 93 points, the third most sustainable facility in the world.

John Taulbæk, Director, Vestas Wind Technology added: “As a company founded on the principle that we need cleaner forms of energy to help protect the environment, it is vital that our own operations reflect this overall vision. Receiving the LEED CI Platinum certification from the USGBC is a tremendous achievement and tangible proof that we as a business practice what we preach to both our clients and the wider industry.”

The only other buildings across the globe to have been awarded a higher LEED CI score than Vestas’ new Singapore office are the USGBC headquarters in Washington DC and Jones Lang LaSalle’s headquarter office in Hong Kong.

Going green can save you money, improve your

brand, earn you awards but the best part is that it can

inspire others, and that’s magic.


: projects, architecture & design

Green Magic

The Y.S. Sun Green Building Research Center at National Cheng Kung University (NCKU), in southern Taiwan, is also known as the Magic School of Green Technology or simply the “Green Magic School”. The centre is the first energy-saving and zero-carbon building in Taiwan, using only 35 percent of the energy of a typical office building. It has gained domestic and international recognition for its ecological conception and efficacy since its inaugura-tion in January 2011. Most recently it has won the 2012 Outstanding Engineer Award from Chinese Institute of Engineers (CIE) for its innovative and significant contribu-tion to domestic construction in Taiwan.

However its true contribution is its ability to attract and influence visitors both local and international. According to statistics compiled by the center, tourist arrivals at the cen-ter topped 13,800 from January through April 2012. The Centre has drawn attention from people who are interested in living a greener life in times of climate changes, with more than 3,000 people making visits every month.

The three-story 4,800-square meter building, the first green architectural education center in the subtropical zone, serves as the university’s international conference center and is used to showcase technological innovations in green buildings.

Through its work Green Magic School has won recogni-tion not only for its exterior design resembling Noah’s Ark and innovative building materials, but also for its avant-garde designs that meet the need for energy conservation, carbon reduction, ecological awareness, waste reduction, and health care.

This year, seven buildings are being awarded by CIE, one of the most influential organizations in the Chinese engineering community, aiming to advance engineering technology and techniques for both the engineering pro-fessions and government.

The Green Magic School is the only educational facility in Taiwan to win the honor, as the other recipients are all government construction projects.

In 2011, the Magic School of Green Technology was also Asia’s first educational building to obtain the Leadership in Energy and Environmental Design (LEED) certification, as well as the Diamond level in Taiwan’s Ecology, Energy, Waste Reduction and Health (EEWH) Diamond certifica-tion, the highest award given by the Ministry of the Interior for green buildings.


At a ceremony celebrated at the Hong Kong Convention and Exhibition Centre on the 11th of June 2012 the Hong Kong’s Midfield concourse building achieved merit award status for the 35 green features the new construction incorporates. Designed by architectural practice AEDAS in collaboration with engineering firms Mott MacDonald and Arup, the build-ing is an addition to the existing Hong Kong International Airport (HKIA) facilities, and is located to the west of Terminal 1, between the two existing runways. The new airport terminal will total a floor area of 120,000 sqm on a five-level concourse featuring ceiling heights comparable to those in Terminal 1. The works are expected to cost HK$9 billion and

create 2,000 jobs during construction. When completed, the airport will have an additional handling capacity of 10 million passengers per annum.

The design includes 20 aircraft parking stands, 19 of which are bridge-served, including two Code F (A380) stands. The Midfield Concourse will be connected to Terminal 1 by an extension of the existing Automated People Mover system (a system similar to a driverless train). One of the green initia-tives in the development is harnessing and then re-using the energy generated from the trains braking.

Flying Success: projectS, architecture & deSign

Airports are normally recognised for their positive environmental impact, yet

the Midfield Concourse in Hong Kong was awarded a merit award by its local

Green Building Council.

Interior of the Midfield Concourse

At the groundbreaking ceremony in December 2011, the Secretary for Transport and Housing Eva Cheng said, “Today we witness the kicking off of the construction works of the first phase of the mid-field expansion development. With the completion of the expansion in 2015, we will be able to handle 10 million more passengers per year and provide more parking stands for both passengers and cargo operation. …the midfield expansion project will be devel-oped in phases to increase the airport’s handling capacity to about 70 million passengers and six million tonnes of cargo, which is expected to cope with air traffic demand by 2020.”

At the same event the Airport Authority of Hong Kong (AAHK)’s Chief Executive Officer Stanley Hui Hon-chung added that the Mid-field development is not only a milestone project to enhance the airport’s handling capacity, but also an example of AAHK’s commit-ment to environmental protection and sustainable growth. He said “The Midfield Concourse is designed to be highly environmentally friendly and aspires to be one of the first BEAM Plus Gold Standard certified buildings in Hong Kong. Its over 35 green initiatives cover various aspects ranging from the building’s site, materials, energy and water use to construction methods. We hope that through our continuing efforts, the airport will grow with Hong Kong in a sustainable way.”

BEAM Plus is an assessment scheme to certify the environmental performance of build-ings.

The design of the Midfield Concourse adopts a multi-pronged strategy to achieve environ-mental protection. On the energy saving front, Midfield Concourse will display one of Hong Kong’s largest arrays of over 1,200 sqm of solar panels, incorporated onto the roof to harness renewable energy. The PV panels are integrated with the aluminium standing seam roofing system though will provide only 0.5% of the energy required to run the building.

Energy saving is a therefore an imperative. Over 80% of the Concourse’s lighting will be

LED lights, and high-performance glazing panels, solar shading and north-facing skylights will be used to maximise natural light and reduce solar heat gain.

Meanwhile, to reuse and recycle wherever possible is one of what AAHK describes as its core green values. During the Midfield Con-course construction, 60% of the waste produced will be recycled. When in operation, the Concourse will use recycled grey water, condensate water and rain water for the water-cooled chillers used in the air conditioning system.

These initiatives are expected to achieve energy saving of over 20% compared to the baseline established by the Building Energy Council, contributing to Hong Kong International Airport’s goal of being not only one of the finest, but also the greenest, airports in the world.

The Green Building Awards are organised by the Hong Kong Green Building Council (HKGBC) with the Professional Green Building Council (PGBC). Through GBA 2012, HKGBC and PGBC aim to provide recognition to building-related projects with outstand-ing performance and contributions in sustainability and the built environment.

Exterior of the Midfield Concourse

Rooftop solar panels at Midfield Concourse to harness renewable energy


A New Type of Venue新颖的场地

: projects, architecture & design

President Ma Ying-jeou, together with Mayor Hau Lung-pin, and representatives

from the Taipei City Government, took part, earlier this year in the

groundbreaking ceremony of the new Taipei Performing Arts Centre (known as

TPAC) in Taiwan. For a city passionate about theatre, TPAC is a new kind of venue

– adaptable, efficient, and intimately connected with the urban fabric.


Designed by OMA, and local design partner Artech Architect, TPAC, comprises a 1,500-seat theatre and two 800-seat the-atres and is the result of investigation into the internal workings of theatre. Plugged into a central cube clad in corrugated glass, each theatre shares backstage space and mechanical facilities. Two of the three theatres can be combined into a Super Theatre with a 60-metre long stage for experimental new forms of theatre. Lifted from the ground, the central cube allows the street to extend both under and up into the building, drawing people into a public loop where backstage workings that are normally hidden from view – rehearsals, technical spaces – are made visible. TPAC aims to let the audience experience new elements of theatrical production at the same time as inviting a broader public to engage with the performing arts. Rem Koolhaas, partner of OMA commented at the opening: “The flexible configurations of the theatres allow unimagined scenarios, incessantly stimulating theatrical experiments.” While David Gianotten remarked: “TPAC engages a wide public not only by providing spaces for performances, but also through exposing parts of the backstage to the public. The general public will have a glimpse of performing arts production and a new theat-rical experience.”

Associate-in-charge Adam Frampton noted: “The premise of the design is to combine three theatres into more than the sum of their parts. Similarly, the collaboration between the Taipei City Government, international and local architects, engineers, and specialists has yielded a collective result exceeding individual potential.”

OMA设计的台北艺术中心动土典礼较早前于台湾台北举行，总

统马英九协同市长郝龙斌以及台北市政府各部门代表官员为台北

艺术中心动土。对于热衷剧场艺术的台北市，台北艺术中心是崭

新的剧场空间，灵活多变，同时与高密度的都市肌理紧密联系。

台北艺术中心的设计由一个1,500座位剧场及两个800座位剧场

组合而成，这是对剧场内部空间实验的成果。三个剧场镶嵌于由

波纹玻璃覆盖的中央立方体，每个剧场可独立使用，却共享后台

空间及技术设施。当中的两个剧场可以组合成一个超级剧场，容

纳60米舞台，提供空间予具野心及实验性的剧场新形式。

从地面抬升的中央立方体让街道延伸至大楼以内，引领一般大众

进入公共参观动线，而公共参观动线展示了普遍并不显露人前的

后台活动 ── 彩排空间、技术操作空间等。台北艺术中心旨在

令参观者体验剧场创作的新元素，同时鼓励更广大群众参与表演

艺术。

OMA的项目主管合伙人雷姆‧库哈斯 (Rem Koolhaas) 表示：「剧

场的灵活配置造就前所未见的场景，不断刺激剧场实验。」

大卫‧希艾莱特称：「台北艺术中心不单提供表演场地，同时透

过展露部分后台，更广泛联系大众。大众有机会窥探表演艺术的

创作过程，得到剧场新体验。」

主管协理建筑师傅唐安说：「设计的目的是将三个剧院组合，令

其总体效果超越纯粹将剧院集合在一起。同样地，在台北市政

府、本地及国际建筑师、工程师及专家通力合作之下成就的台北

艺术中心，也藉由合作创造出超越团队自身极限的完美工作成

果。」


IKEA Group has taken the lead this year by announcing that as part of its goal to only use renewable energy to power its buildings, it will partner with Hanergy, one of China’s leading clean energy companies, to install solar photovoltaic panels on IKEA owned buildings in China. Once complete, the solar panels will provide both 10-15 percent of all electricity needed to run IKEA stores and 100 percent of the electricity needs of IKEA distribution centres in China, saving around 6,000 tonnes of CO2 each year. In addition to helping to power IKEA operations in China, the project is also being extended to the company’s suppliers in China.

Steve Howard, Chief Sustainability Officer, IKEA Group said in an announcement that “IKEA has a long-term commitment to use 100 percent renewable energy to power our buildings and this is an important and significant step towards reaching that goal.” He said that extending the scope of the project over the coming year to the company’s supply base across

the country will allow them “to utilise an affordable and reliable supply of clean energy.”

More than half of the energy needed to power IKEA buildings around the world currently comes from renewable sources – primarily solar and wind power. There are now over 250,000 solar panels on IKEA buildings and it owns and operates around 80 wind turbines. IKEA Group has allocated Euro 470 million to invest in renewable energy, including the solar project in China and other investments that will be installed over the next three years.

Hanergy, a major privately owned power generation company in China with a solar production capacity of over 2000 MW, will be responsible for the engineering, procurement con-struction and installation of the solar panels on IKEA buildings in China over the next 9 years. The solar panels will provide enough energy to meet the total electricity needs of some

Flat-packed Rays

: pRojects, aRchitectuRe & design

IKEA will install solar panels on all its buildings in an energy saving move that leads

the way for corporates in China, while challenging its suppliers to follow suit.


IKEA buildings, particularly larger buildings with a lot of roof space, such as distribution centres, that require less energy.

“Our partnership with IKEA is an exciting opportunity to pro-mote the smart use of thin film solar technology as a reliable, clean and alternative source of energy. In the current context of high electricity demand, such initiatives have the potential to relieve pressure on the national grid, support our clients’ busi-ness and preserve the environment,” said Li Hejun, Chairman of Hanergy.

In addition to using renewable energy, IKEA is also continuing to use less energy by improving the efficiency of its stores.

During the last financial year, the energy consumption of IKEA stores reduced four percent, mainly through store equipment improvements (heating, ventilation, air conditioning (HVAC) systems and smarter use of commercial lighting). This helped IKEA to save Euro 6.2 million during the year, further demon-strating how sustainability improvements can deliver strong business benefits.

Acts such as this by large corporates such as IKEA can have a knock on effect in other sectors as they see IKEA and its suppliers benefitting from the reduced overheads and reliable power. Who will be next?


: EVENTS

Arup presents the Penguin Pool social event in Hong Kong on 29 March, bringing three world-renowned designers – Douglas Young, co-founder of G.O.D. a beloved interior design store; Millicent Lai, former Chief Designer of Home, by Shanghai Tang; and Lorenzo Scazziga, founder of Scazziga Limited – to share their creativity with over 100 guests attend-ing this event.

Taking centre stage, the speakers talked about what inspired them, and how different culture inspired and intersected their creative works. The Penguin Pool is a global series of parties presented by Arup to inform, inspire and entertain.

The Penguin Pool

The 4-in-1 tradeshow “Build4Asia” comprising Sustainable Architecture, Design, Building Services and Electrical Engineering, has been crowded with gratifying success and reached a great accomplishment. The show attracted 11,509 quality buyers from fields of architecture, design, build-ing services and electrical engineering and earned lots of praise.

“Build4Asia” initiated the 3-days-exhibition from 4 to 6 June at the Hong Kong Convention & Exhibition Centre, labeling brilliant development in architectural design industry. Showcasing 15,000 square meters of the latest products and technologies from over 500 international exhibitors, it attracted 11,509 buyers from China, Macau, Philippines, Korea, Indo-nesia, Malaysia, Australia, Taiwan, South Africa, Hong Kong, etc.

Build4Asia 2012


: EVENTS

ARCHIDEX and ECO-B set the global stage for industry profession-als and specifiers from the built and interior design industries to meet. It was held last 4 – 7 July 2012 at Kuala Lumpur Convention Centre, Malaysia became the global stage for the architecture, interior design and building industry.

Throughout the four-day event exhibition, there were plenty of opportu-nities to join in the many networking sessions, industry meetings as well as to celebrate together at the Building Industry Gala Night (BIG Nite).

ARCHIDEX 2012

Over 500 of the world’s leading experts in corporate real estate are gathered in Singapore on 28 March for professional updates and discussions on how the volatile global economic climate is impacting the corporate real estate (CRE) market in Asia.

CoreNet Global Summit in Singapore

The Modular and Off-Site Construction conference which was held at the Royal Orchid Sheraton Hotel in Bangkok on June 27-28, 2012. Attendees discuss the different challenges and benefits of working with modularisation.

Modular Construction


: EVENTS

Eco Expo Asia 2012

BEC EnviroSeries Conference 2012

Eco Expo Asia, which jointly organised by Messe Frankfurt (HK) Ltd and the Hong Kong Trade Development Council, retains support from the Environment Bureau of the Government of the Hong Kong Special Administrative Region as the co-organiser of the fair. It will be held at AsiaWorld-Expo, Hong Kong, from 27 - 30 October 2012.

This year, the Hong Kong government is launching Building Energy Efficiency Legislation to reduce greenhouse gas emissions by between 19-30 percent, as well as establishing a USD 56.3 million funding scheme for building owners to conduct an energy-cum-carbon audit. Eco Expo Asia offers companies providing green products, services and technologies an effective platform to capture the booming business opportunities in the Chinese mainland, Hong Kong and Asia’s fast-growing green markets.

Local business leaders, architectural academics, urban planning experts and new technology developers gathered at Business Environ-ment Council’s (BEC’s) EnviroSeries Conference on 4 May 2012 with Deputy Secretary for Development (Planning and Lands) Mr Rex Chang to explore the environmental sustainable planning and development direction for Hong Kong.

Entitled “Transcending the Green Built Environment: Sustainable Plan-ning and Innovations”, the Conference attracted almost 160 senior executives from local conglomerates, urban planning practitioners, architects, engineers, and managers in property development and construction sector to attend.

HKIUD Urban Design Conference 2012

The Urban Design Conference 2012 – “Urban Design as Public Policy”, organized by the Hong Kong Institute of Urban Design (HKIUD) was held in 31 May at the Langham Place Ho-tel. Over 200 renowned professionals, scholars and practitioners participated to explore the future of urban design in Hong Kong.


: APPoINTMENTS

Jason HoNorth Asia DirectorRICSRICS (Royal Institution of Chartered Sur-veyors) has announced the appointment of Jason Ho as North Asia Director. He is a Town Planner with 23 years of profes-sional experience in Singapore, Hong Kong and China. Jason also has extensive experience in major infrastructure, housing and tourism projects for the public sector and private real estate development projects in Singapore and Hong Kong. In China, he has been involved in planning and development projects for local governments and major developers in over 30 cities.

Susan StandringPrincipals, MelbourneHASSELLHASSELL has announced that Susan Standring has been promoted to the Prin-cipals to its international design practice. Susan will help promote generational change as HASSELL continues to grow internationally.

Andrew CarmichaelRegional Lead, AsiaDEGW AsiaAndrew Carmichael joins DEGW Asia from Woodhead where he has been instru-mental in very successfully building and growing team, client base and network. Andrew brings over 20 years’ international business experience in London and Asia. In the past 4 years under Andrew’s leader-ship, Woodhead Singapore had grown from an 8-person site-based project office working on the Interior Architecture of Changi Terminal 3 to a full-service design studio of 30 people servicing clients in multiple portfolios in different countries.

Stephen HiltonHead of Critical Systems, AsiaEC HarrisEC Harris has appointed Stephen Hilton as its new Head of Critical Systems in Asia. Stephen will be based in Hong Kong and is responsible for leading EC Harris’s work with clients to finance, plan and optimise the construction, operation and ownership of their data centers and other critical sys-tems in order to improve business performance. Stephen has over 14 years experience managing operational teams and technical fa-cilities throughout the Asia Pacific region. He has previously worked as an operations director for RED Technologies, 3D Networks, Telstra and MK International.

Romilly MadewBoard of DirectorsWorld Green Building CouncilRomilly Madew has been elected onto the Board of Directors of the World Green Building Council. She is currently The Chief Executive of the Green Building Council of Australia. Romilly has been a significant driver of the sustainable building agenda in Australia, and under her leader-ship, the Green Building Council of Australia has grown to be one of the world’s largest and most influential. She will be leveraging her expertise and experience to support green building councils on a global scale.

Xiung TienGeneral Manager, ShanghaiJEBXiung Tien has been appointed as General Manager of JEB Shanghai. Xiung has a unique background as a native German speaker, being of Chinese origin. He has 3 years experience in the high end com-mercial fit out industry in Shanghai having previously worked with Matsu Furniture as Business Development Director.

Stephen YeungSenior Project Director, Hong KongTFP FarrellsTFP Farrells has announced that Stephen Yeung has joined it as Senior Project Director. With over 30 years of extensive professional experience, Stephen is a qualified architect in UK and in HK, an Authorised Person and a BEAM PRO. He has had worked with a number of different organisations such as the Housing Authority on the New Harmony Blocks, architectural consultants on the Hong Kong University of Sci-ence and Technology; the Ma On Shan sports stadium; the CityCen-tre in Quarry Bay.

Carlo Barel di Sant’AlbanoChief Executive Officer, EMEACushman & WakefieldCushman & Wakefield has announced that its Chairman of the Board, Carlo Barel di Sant’Albano will oversee the firm’s opera-tions in Europe, Middle East and Africa (EMEA). Carlo is a graduate of Brown University and holds an MBA from Harvard Business School. He previously had a 20 year career in Investment Banking latterly with Credit Suisse. He is based at Cushman & Wakefield’s European headquarters in London.

rfp ecobuild issue 09

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