http://www.kankyo.metro.tokyo.jp/en/index.html

Introduction

In the year 2000, the Metropolitan Government (TMG) replaced the Tokyo Metropolitan Pollution Prevention Ordinance with the Tokyo Metropolitan Environmental Security Ordinance, which covers countermeasures for vehicle pollution, chemical substances and climate change. The reason for the replacement was a shift in Tokyo’s environmental problems from industrial pollution mainly attributable to factories to urban and domestic pollution due to vehicle emissions and chemical substances, which may sometimes be related to climate change problems. In 2002, we started two programmes on which Tokyo’s present climate change strategy has been based: Tokyo Green Building Program for new buildings and Tokyo Carbon Reduction Reporting Program for existing large facilities. Since 2005, we have been promoting environmentally superior developments by introducing a mechanism to evaluate and disclose facilities’ efforts made in the programmes. In Tokyo’s Big Change - The 10-Year Plan developed in 2006, we set a goal of reducing citywide greenhouse gas emissions by 25% below 2000 levels by 2020 to make Tokyo a city with the least environmental impact in the world. Then in 2007, we announced the Tokyo Climate Change Strategy, which clarified our basic attitude toward tackling climate change for the next 10 years. Following a revision of the Tokyo Metropolitan Environmental Security Ordinance in 2008, we launched the Tokyo Cap-and-Trade Program for large facilities, the world’s first urban cap- and-trade scheme that covers office buildings as well, and the Carbon Reduction Reporting Program for small and medium facilities, committed to advancing our climate change strategy ever since then. We were able to overcome the power crisis brought about by the Great East Japan Earthquake in March 2011 through emergency power saving, leveraging our experience from the climate change strategy, enabling smart and continuous electricity saving and energy efficiency to be rooted in homes and businesses in Tokyo. This report is designed to introduce the framework and accomplishments of the Green Building Policy promoted by Tokyo as a huge energy consumer, focusing on the Tokyo Cap-and-Trade Program, which has achieved tangible CO2 reductions in the city since its commencement.

July 2015 Bureau of Environment Tokyo Metropolitan Government As a massive energy consumer, the Tokyo Metropolitan Government has taken pioneering measures for climate change mitigation and energy saving. Fine-tuned to the characteristics of megacities dense with various types of buildings, including offices, our efforts represented by the Tokyo Cap-and-Trade Program have produced concrete results, owing to support from many businesses, homes, and NGOs in Tokyo.

Key to climate change of some whole countries, such as reduction goal, we set another goal of countermeasures in future: Austria. reducing Tokyo’s energy consumption Megacities The commercial and domestic by 20% below 2000 levels by 2020 The more frequent extreme sectors constitute a large share of in March 2014, concentrating on the weather resulting from climate CO2 emissions in Tokyo, where offices energy consumption itself. change has become one of the most and other buildings are concentrated, In December 2014, we set a new serious environmental problems. while the industrial sector, including goal of reducing Tokyo’s energy The Fifth Assessment Report by the factories, accounts for a high consumption by 30% below 2000 Intergovernmental Panel on Climate proportion of CO2 emissions across levels by 2030 in order to continue Change (IPCC) says that climate Japan. and increase the energy saving efforts change is beyond question, and into 2020 and beyond. human activities are very likely to In pursuit of reducing energy be a dominating factor for the rise consumption and GHG 16% reduction achieved in in the world’s average temperature emissions FY2012 with help from people continuing since the mid-20th century. In Tokyo’s Big Change - The 10- and businesses in Tokyo To avoid a climate change crisis, Year Plan developed in December Tokyo’s energy consumption was it is imperative to reduce emissions 2006, the Tokyo Metropolitan reduced by 9.8% below 2000 levels of greenhouse gases, including CO2. Government set a goal of reducing in FY2010, 15% in FY2011 as a In particular, city-led measures will citywide greenhouse gas emissions by result of power saving after the Great become more important as 67% of the 25% below 2000 levels by 2020. To East Japan Earthquake, and 16% in world’s energy is consumed in cities achieve this goal, we have enacted FY2012. and 71% of energy-induced CO2 is and implemented a series of policies, The Tokyo Metropolitan Government emitted from cities. such as the Tokyo Cap-and-Trade was able to overcome the power Program. crisis following the earthquake and Commercial and domestic CO2 emissions originating from has been successful in maintaining sectors responsible for 70% electricity supplied to Tokyo are the downward trend in energy of total CO2 emissions in increasing in spite of reduced energy consumption in the city despite seeing Tokyo consumption since the Great East economic growth. Tokyo’s energy-induced CO2 Japan Earthquake. To clarify the emissions in FY2012 amounted to targets that energy consumers should 64.3 million tonnes, equivalent to those pursue in the context of the 25%

2 Sectoral breakdown of energy- induced CO2 emissions in Tokyo in FY2012 Tokyo 8.5% Transport Indus- trial 18.5%

64.3million tonnes 40.5% Domestic Commercial Buildings account for 32.5% more than 70% of emissions.

Energy-induced CO2 emissions by country in FY2012

Source: IEA [CO2 Emissions from Fuel Combustion Highlights (2014 Edition)]

China 8,251 USA 5,074 India 1,954 Russia 1,659 Japan 1,223 Germany 755 Korea 593 Energy-induced CO2 Canada 534 UK 457 emissions in Tokyo: Australia 386 France 334 Spain 267 million Malaysia 196 Belgium 105 tonnes Austria 65 64.3 Singapore 50 Tokyo Finland 49 Portugal 46 Sweden 40 Denmark 37 1,000 2,000 5,000 6,000 7,000 8,000 百万トン

Note: Only major countries are indicated, with countries from China to Canada being actual top eight countries.

Transition of energy consumption in Tokyo Transition of energy consumption and economic and future targets index 120 (in petajoules) From 2000 levels 801 ▲16% ▲20% ▲30% Gross production in Tokyo 800 97 723 110 70 671 61 600 245

260 237 100

400 FY2001 results = 100 202

221 90 212 Note: Dotted lines 200 indicate Final energy consumption in Tokyo national 257 levels. 172 161 80 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 (FY)

2000 2010 2012 2020 2030 Source: Tokyo Statistical Yearbook, Tokyo Metropolitan Government (Target) (Target) National Accounts of Japan, Cabinet Office Outlook for Long-Term Energy Supply and Demand, Agency for Natural ■ Industrial ■ Commercial ■ Domestic ■ Transport Resources and Energy

3 TOKYO GREEN BUILDING REPORT 2015

Current measures for buildings

Mechanism for dramatic CO2 reductions in buildings Tokyo’s Three Programmes Promoting Green Buildings

Critical challenges for Tokyo include energy efficiency in buildings, including offices and condominiums. The Tokyo Metropolitan Government is striving to make itself a low-carbon city by developing effective policies according to building type (new or existing) and size (large or small/medium).

Introducing the world’s first Framework of urban cap-and-trade scheme New Existing for large facilities*1 Tokyo Green Building Policy In April 2010, the Tokyo Metropolitan Tokyo Cap- Government started requiring large and-Trade facilities to reduce CO2 emissions Green Program through the Tokyo Cap-and-Trade Building Large facilities Program. This programme is not only the Program first cap-and-trade scheme in Japan but also the world’s first urban cap-and-trade Carbon scheme that covers the commercial Reduction sector as well, including office buildings,

facilities Reporting which are often concentrated in Program megacities. Small and medium

Reporting programme developed to support small Green Building Policy Enhancements and medium facilities*2 2000 2002 2005 2008 2010 For approximately 630,000 small and medium facilities in Tokyo, we launched the Carbon Reduction Reporting Program in April 2010. Carbon Reduction Reporting Program Tokyo Cap-and- (Voluntary reduction programme) Trade Based on submitted data, CO2 Program emissions levels are analysed for each Introducing evaluation Introducing and disclosure mandatory reduction business type and a self-rated index (low programme programme carbon benchmark) is disclosed. We are ● Started in 2002 ● Started in 2005 ● Revised in 2008 ● Started in 2010 Large facilities also enhancing support for small and Enacted in 2000 medium facilities by starting the Carbon Existing Carbon Reduction Report programme targeting small to Reporting Program medium sized leased buildings. Introducing Carbon medium facilities Green Building Plan for new Small and Report buildings to encourage eco- ● 2010 開始 ● 2014 開始 city development Upon construction or extension of buildings larger than a certain Green Building Program size, we request building owners to submit a Green Building Plan, which Introducing Green Introducing Energy

New Labelling for shows different aspects of buildings’ Performance Condominiums Certificate environmental consciousness, driving eco-friendly developments and evolution ● Started in 2002 ● Started in 2005 ● Started in 2010 Enacted in 2000 (Enhancing standards) (Expanding coverage) of environmental technologies.

*1 Facilities whose annual energy consumption is greater than or equal to 1,500 kL of crude oil equivalent *2 Facilities whose annual energy consumption is less than 1,500 kL of crude oil equivalent

4 TOKYO GREEN BUILDING REPORT 2015

Table of Contents

■ Introduction …………………………………………………………………… 1 ■ Foreword: Current energy consumption and GHG gas emissions in Tokyo …… 2 ■ Status quo: Tokyo’s three programmes for green buildings ……………… 4 ■ International: Global acclamation and contribution to worldwide CO2 reductions …… 6

■ Tokyo Cap-and-Trade Program: 23% reduction in CO2 emissions in FY2013 ………… 9 ■ Various achievements through Tokyo Cap-and-Trade Program …………… 10 ■ Hop, step and jump for phased evolution …………………………………… 12 ■ Features of Tokyo Cap-and-Trade Program ………………………………… 14 Large ■ Energy saving measures at covered facilities ……………………………… 16 facilities ■ Top-level facilities ……………………………………………………………… 18 ■ Energy efficiency measures in leased buildings …………………………… 20 ■ Emissions trading ……………………………………………………………… 22 ■ ICAP: International cooperation on cap-and-trade programmes …………… 23 ■ Case example − Muromachi Higashi Building ……………………… 24 ■ Case example − Tennozu Park Side Building ……………………………… 26 ■ Case example − Canon Marketing Japan Headquarters ………………… 28

■ Environmental measures at small and medium facilities ……………… 31 Small and ■ Carbon Reduction Reporting Program …………………………………… 32 medium ■ Low Carbon Benchmark and Carbon Report Program ………………… 34 ■ Outreach efforts for improving energy efficiency ………………………… 36 facilities ■ Case example − Alps Building ……………………………………………… 38

■ Green Building Program …………………………………………………… 40 New ■ Case example − Sengawa Kewport ………………………………………… 42 buildings ■ Green Labelling Program for Condominiums ……………………………… 44 ■ Environmental measures in urban development …………………………… 46

■ Comment from academia − Shinichi Tanabe, Professor, Waseda University …… 8 ■ Comment from academia − Toru Morotomi, Professor, Kyoto University ……… 30 ■ Future prospects: Aiming for a smart energy city ………………………… 47

5 TOKYO GREEN BUILDING REPORT 2015

International cooperation

Contribution to global CO2 reductions through inter-city cooperation and international networks Globally-acclaimed Tokyo Cap-and-Trade Program

Climate change has become a serious environmental problem throughout the world. Because of its focus on measures for the urban building sector, which has a high potential for greenhouse gas emissions reductions, Tokyo’s climate change strategy is attracting the world’s attention, with its results highly evaluated.

Attracting attention at the time of programme launch Having applied the cap-and-trade programme to the building sector (with a

large share of CO2 emissions), the Tokyo Metropolitan Government’s climate change strategy attracted the attention of city officials and researchers around the world soon after the programme was launched and before the first-year report yet had been submitted. This resulted from high acclaim for our innovative programme design and our approaches to ensuring the programme’ s efficacy through integrating collaboration between building owners and tenants into the programme itself. During the introduction and implementation processes of the Sponsored by C40 Cities Climate Leadership Group and Siemens, the City Climate programme, we held a series of Leadership Award ceremony held in London, September 2013 deliberate meetings with many stakeholders, including building owners, and cosponsored by the UN Human tenants for improved energy efficiency, managers and experts, achieving tangible Settlements Programme (UN-HABITAT) our urban cap-and-trade scheme was results that influenced the direction of and ICLEI - Local Governments for applauded as “an excellent model” that is the programme. We were also invited Sustainability. The Tokyo Cap-and-Trade convincing to other cities. to many international conferences, Program was selected as the ‘Most The C40 Cities Climate Leadership interviewed by the media and featured in Groundbreaking Policy’ even though it Group was established as a network research reports and magazines. had not been long implemented. intended to bolster collaborative efforts of megacities around the world against Government Leadership C40 Cities Climate Leadership climate change. We joined the group in Awards Group and City Climate 2006 and have been acting as a member In December 2011, winners of Leadership Award of the steering committee and a network the Government Leadership Awards The Tokyo Metropolitan Government leader to aggressively lead its activities. were announced at the COP17 press won the C40’s City Climate Leadership conference held in Durban, South Award in September 2013. Receiving a Tokyo Cap-and-Trade Africa. The awards were hosted by the great evaluation on its mechanism for Program winning international World Green Building Council (WGBC) collaboration with building owners and reputation

6 米国における建築物とエネルギーに関するフォーラム （2013 年３月、ヒューストン）

With more than half of the world’s UNFCCC technology professional meeting population living in cities, CO2 emissions (Bonn, June 2014) from cities account for more than 70% Announcement and contribution of total emissions throughout the world.

This is why we should put emphasis on November 2014 effective measures for buildings, which C40 and TMG issued a joint report titled “Urban Efficiency: A Global Survey of Building Energy account for a significant share of CO2 Efficiency Policies in Cities.” The report features best emissions. The Tokyo Cap-and-Trade practices in climate change strategies promoted by megacities around the world as well as the Tokyo Cap- Program has been highly-regarded for and-Trade Program. its role in the drastic reduction of energy URL: http://www.kankyo.metro.tokyo.jp/en/int/c40/ consumption in existing city buildings. c40_pse_r.html Joint report by C40 and TMG Many academics and experts say that (November 2014) September 2014 the catalyst to reducing CO2 emissions Governor of Tokyo, Yoichi Masuzoe, participated in the “Putting a Price on Carbon” campaign hosted by around the world is pricing CO2 the World Bank, making public video messages with emissions and influencing the market. US President Obama and German Chancellor Merkel.

Our efforts made through the Tokyo June 2014 Cap-and-Trade Program are recognized The Tokyo Forum on Building Energy Efficiency and associated workshop were held to share information as a big step toward the future because Collaborative forum by C40 with officials from megacities worldwide and discuss the programme includes emissions and TMG (Tokyo, June 2014) collaboration in the fight against climate change. trading as an integral part. June 2014 At the United Nations Framework Convention on Working with ICLEI to promote Climate Change (UNFCCC) conference held in Bonn, the Cap-and-Trade Program was introduced as a city-led approaches globally significant effort and its achievements were City-level climate change strategies announced. have become increasingly important C40 and TMG workshop January 2014 in the international arena. Tokyo (Tokyo, June 2014) The programme was featured as a case study in shares experiences and best practices the International Carbon Action Partnership (ICAP)’ s “Emissions Trading Worldwide: ICAP Status Report with other cities by working with 2014.” ICLEI, in which more than 1,000 local September 2013 governments from 85 countries and The programme was presented as a case study regions are acting to solve environmental in “The World’s Carbon Markets” report by the International Emissions Trading Association (IETA). issues in cities. In addition, we have Government Leadership built an international coalition of local June 2012 Awards ceremony (Durban, National Geographic’s official website featured the governments to communicate the December 2011) programme’s first year accomplishments as “Spotlight importance of city- and municipality-level on Tokyo: World’s first urban cap-and-trade program climate change strategies to the United yields promising first-year results.”

Nations and other stakeholders. December 2010 The World Bank’s “Cities and Climate Change: an Urgent Agenda” report introduced the programme.

June 2010 The programme was presented as a case study in the “Direction In Urban Development” report by the World Bank report World Bank, under the headline: Tokyo’s Emissions (June 2010) Trading System: A Case Study. 7 TOKYO GREEN BUILDING REPORT 2015

Comment from academia

Creating an admirable low-carbon city Buildings in Climate Change Strategies

As a pioneering energy efficiency measure tailored to the city, the Tokyo Cap-and-Trade Program relies on the combined efforts of facilities and Tokyo itself, supported by the sincere and honest character of its citizens. This is an interview with an expert about the reasons why Tokyo is attractive as well as Tokyo’s way of tackling environmental issues as a huge consumer society in the 21st century.

Shinichi Tanabe, Professor, Waseda University

Shinichi Tanabe We tend to think industries and care for environmental load. Professor, Faculty of Science and Engineering, Waseda University vehicles are responsible for a large Among 630,000 facilities in Specializing in Architectural Environmental Engineering. Graduated share of energy consumption. Tokyo, approximately 1,300 are in 1980 from the Department of Actually, both at home and abroad, large facilities under the Tokyo Architecture, Faculty of Science and Engineering, Waseda University. residential properties and other Cap-and-Trade Program. Some of Present post after acting as a visiting researcher at: Energy Laboratory buildings account for about one these large facilities are developing at Technical University of Denmark; Lawrence Berkeley National third of total energy consumption, very ecologically-aware approaches Laboratory; and Environmental Planning Laboratory at University of having a serious influence on the and have become exemplary California, Berkeley. global environment. Worldwide, models for other facilities. TMG’ their energy consumption will reach s programme does not require the twice or even triple the current same emissions reductions from efficiency without losing comfort. amount by 2050 due to an increase all large facilities but takes early The next goal will be to apply in total floor area of buildings action into consideration. suitable energy saving measures to and improved standards of living. We can say their certification a lot of small and medium buildings Consequently, we definitely need to of excellent facilities as top- constructed during the so-called think about energy consumption in level serves to guide corporate bubble economy and improve the the housing and building sectors. activities in the right direction. value of these buildings. More and more people have The certification not only relaxes concentrated in cities around the the compliance factor or reduction Tokyo as a city full of world. The number of highly- rate but is also a great honour attractiveness populated cities like Tokyo is for facilities. Recently, there is increasing and Tokyo can set a a favourable movement in the Japan is not rich in energy good example for such cities. building industry-new buildings are resources. Japan has to navigate In particular, a huge increase in designed to satisfy the requirements the global business environment energy consumption is expected for top-level facility certification. through the exportation of in hot and humid areas, including manufactured goods, while at the Southeast Asia, and measures The programme and building same time generating a large trade needed in such regions are management deficit. This tells us how important challenging. Japanese technologies it is to use energy efficiently. A will prove to be very effective when I think we can see the future challenge for cities will be we consider building in areas such industriousness and careful to manage energy use rather than as these. operation specific to Japanese merely saving energy. people by the fact that even Tokyo is a very attractive city What has Tokyo Cap-and- buildings already certified as by nature because it is safe and Trade brought in? top-level still work on further prices are somewhat reasonable. reductions. However, some facilities Even the haphazard arrangement There are different forms of cap- go too far in energy saving. “Save of buildings, differing from the and-trade, and some people think energy with mental strength” is a orderly arranged streets in Europe, of economic transactions first. typical Japanese way of thinking. is recognized as one element of However, the Tokyo Metropolitan But it does not make any sense if it Tokyo’s attractiveness. Leading the Government is very serious and slows down productivity and does world in terms of the environment earnest in achieving super energy not lead to tangible reductions in and energy efficiency, Tokyo is a efficiency and super low carbon. energy consumption. Some top- marvellous city after all. They are sincerely committed to level facilities have become a ensuring a framework that enables model by identifying what is most a good business environment with important and achieving energy

8 Programme for large facilities

Tokyo Cap-and-Trade Program Significant reductions for four consecutive years since commencement In FY2013: 23％ Reduction in CO2 Emissions CO2 emissions at covered facilities were reduced by 13% in FY2010 and 22% in FY2011 due to further power saving measures taken after the Great East Japan Earthquake. The same 22% reduction was achieved in FY2012, followed by record reductions of 23% in FY2013, approximately four times the reduction target of 6% in the first compliance period.

● Reductions in FY2011, or more specifically, those immediately after the earthquake in March 2011, have been continued. ● Reductions over the previous fiscal year’s performance were achieved at approximately 60% of facilities.

A 23% reduction Transition of covered facilities’ totalCO2 emissions realized in spite of a 3% increase in floor area （(1,000 tonnes of CO2） In FY2013, many covered facilities maintained the reduction levels seen in FY2011 immediately after the 1,300 6% reduction target in 1st compliance period earthquake, with approximately 60% of facilities achieving reductions exceeding the previous fiscal year’s performance. Measures taken as part of electricity 13 % 22 % 22 % saving carried out following the 1,200 earthquake in FY2011, such as reduced illuminance or reductions in outside air Approx. 3Mt inflow, have been continued while other % efforts, including setting summer air- 23 1,100 conditioning temperatures at 28°C in the office, are being phased out. Base-year emissions FY2013 saw further reductions of 1% over the previous fiscal year as facilities took additional energy 1,000 efficiency measures, such as a shift to LED illumination, introduction of energy 1,361 1,183 1,060 1,064 1,053 efficient air conditioning equipment, and improved energy management of pumps.

CO2 reductions of 23% were achieved 900 even though floor area increased by 3% from the base year.

Equivalent to annual CO2 800 emissions from 1.35 million households The 23% reduction at covered facilities equates to approximately 3 million tonnes of CO2, which corresponds to the annual 700 CO2 emissions from 1.35 million average Base year FY2010 FY2011 FY2012 FY2013 households in Tokyo.

9 TOKYO GREEN BUILDING REPORT 2015

Programme for large facilities

Reductions doubling the national levels, 90% of facilities outperforming the compliance factor Ensuring Tangible Effects since Commencement

Since its start, the Tokyo Cap-and-Trade Program has produced remarkable results. The programme has changed owners’ awareness of energy efficiency measures at more than 70% of covered facilities, achieving its original goal of turning energy efficiency measures in the field into a challenge for corporate management.

Significant CO2 emissions the field into a challenge for corporate Questionnaire results show that reductions doubling the management. more than 70% of covered facilities national levels have become more aggressive in CO2 reductions at facilities under Encouraged selection of incorporating such equipment when the Tokyo Cap-and-Trade Program energy efficient equipment replaced, implying that energy efficiency double the national levels, proving the The programme has changed the measures are implemented from a programme’s tangible effects. mindset of facility owners and caused medium- to long-term perspective. Further reductions are expected as them to select more energy efficient new measures are planned for the next equipment upon facility renovation. fiscal year and beyond. Yearly changes in CO2 emissions, etc. (comparison with national average) 90% of facilities outperforming 105 the compliance factor Based on FY2005 results as 100 Comparison of actual reductions with compliance factors at facilities 100 as of FY2013 shows that around 90% of facilities have outperformed the compliance factor in the first compliance period and around 70% have 95 outperformed the compliance factor in the second compliance period as well. This seems to have resulted from National average their aggressive promotion of energy 90 efficiency measures, strong will to achieve the emissions reduction targets and strengthened awareness of power Tokyo 85 saving after the earthquake.

Facility owners becoming more interested in CO2 reductions 80 A questionnaire to facilities in 2014 Facilities under Tokyo Cap-and-Trade Program indicates that over 70% of facility owners have become more interested 75 in CO2 reductions and 10% answered 2005 2006 2007 2008 2009 2010 2011 2012 2013 that owners have become much more (FY) interested. This again demonstrates Final energy consumption in industrial CO2 emissions from facilities covered by and commercial sectors across Japan Tokyo Cap-and-Trade Program with CO2 one of the programme’s original goals: emission factor fixed Turning energy efficiency measures in Final energy consumption in industrial and commercial sectors of Tokyo

10 CO2 emissions reductions in spite of the energy crisis following the Great East Japan Earthquake

“Half carbon buildings” emerged with CO2 emissions intensity less than half that of the base year Compared with the base year,

CO2 emissions intensity per office building floor area was reduced by 16% in FY2010 and 27% in FY2012, Rolling blackouts in Tokyo after the earthquake demonstrating the effects of energy Electronics retail store open at night with reduced illuminance for power saving measures. saving (, Tokyo; March 15, 2011) The programme defines and makes Photo provided by Kyodo News public “emission intensity standards” values for each purpose of use. The Influence of nuclear power station Application to electricity saving after closure on 23% reduction earthquake emission intensity standards for office 2 2011.3.11 buildings are 85 kg-CO2/m . The ratio 30% of facilities below the value was around ③ 20% 15% in the base year and increased to 13 % around 50% in FY2012. The emission 10% 19 % intensity standards have now virtually 0% ② become the de-facto standard for office -10% buildings. % Focusing back on CO2 emissions -20% 68 ① intensity, some office buildings achieved -30% 2 Base FY2010 FY2011 FY2012 FY2013 50 kg-CO2/m or less, less than half the year average of the base year, which was 2 approximately 103 kg-CO2/m . CO2 emissions after earthquake Q.Did you apply the promotional CO2 emissions under C&T system for the programme with factor fixed to electricity saving after the The programme made CO2 emissions under C&T earthquake in 2011? owners of over 70% of with factor varied ■ “Significantly” made up 13%. facilities more interested in CO2 emissions without ■ “Yes” made up 68%. energy efficiency measures. energy saving with factor ■ “No” made up 19%. varied 3% reduction achieved even stations ( ). It should be noted that % with greater CO2 emission power saving at covered facilities will % 10 12 factor applied help achieve a 3% reduction even if In the Tokyo Cap-and-Trade Program, the increased CO2 emission factor is CO2 emissions reductions thanks to applied ( ). % 16 energy saving at facilities are evaluated by fixing the CO2 emission factor (CO2 Promotional system contributing emissions generated when 1 kWh of to power saving after 62% electricity is used) during the compliance earthquake period. Therefore, the 23% reduction CO2 emissions were reduced during does not include the influence of the the serious energy crisis because large nuclear power station closure ( ). facilities responsible for 1/4 of total If energy efficiency measures had not electricity consumption in Tokyo were Q.Has your owner been taken, CO2 emissions would have covered by the programme and had become more interested increased by 25% as the CO2 emission already taken various energy efficiency in the transition of CO2 factor increased by as much as 36% due measures. In a questionnaire to facilities reductions? to the suspended operation of nuclear in 2014, almost 80% of facilities ■ “Significantly” made up 10%. power stations and the increased answered that they effectively used the ■ “Yes” made up 62%. operation of aging thermal power programme promotional system. ■ “Has been very interested” made up 16%. ■ “No” made up 12%. For the case reports from summer 2011 to summer 2013 (in Japanese) on smart Source: Questionnaire on Tokyo Cap- and-Trade electricity and energy saving measures taken at facilities in Tokyo after the Great East Japan Earthquake, visit the Tokyo Metropolitan Government website: Program (in Japanese) in 2014 http://www.kankyo.metro.tokyo.jp/climate/setsuden/good_practices/good_ practices_2013summer.html

11 TOKYO GREEN BUILDING REPORT 2015

Programme for large facilities

Stepping up the programme based on actual conditions for energy saving and CO2 reductions at large facilities Step-by-Step Evolution for Reductions

The Tokyo Metropolitan Government gradually evolved the voluntary reporting programme started in

FY2002 and introduced the Tokyo Cap-and-Trade Program in 2010 to ensure CO2 reductions.

Programme enhancements 2002 to 2004 2005 to 2009 2010 and beyond

HOP STEP JUMP Starting annual Adding evaluation/ Introducing C&T reporting disclosure programme programme mechanism

Reporting programme Reporting programme + evaluation/ Tokyo Cap-and-Trade Program disclosure mechanism Voluntary targets Mandatory targets Voluntary targets Many facilities unable to draw up Implementing medium- to long-term effective energy efficiency measures TMG proposed basic measures and stepped energy efficiency measures them up through guidance and advice Many facilities lacking effective Promotional system involving owners, promotional system Promotional system led by facility managers facility managers and tenants Disclosure by facilities Disclosure by facilities and TMG Disclosure by facilities and TMG

Knowing your own CO2 Putting energy efficiency were not reduced as expected at this emissions measures onto menu stage either, increasing by 0.1% in the In 2002, many facilities did not have a At the Step stage starting in commercial sector and reduced only up clear policy to promote climate change FY2005, we organized voluntary-based to 4.2% across all sectors, including the countermeasures. At the Hop stage, fundamental energy efficiency measures industrial sector. we started requiring facilities to plan onto the menu to encourage facilities reduction targets and identify their own to implement them, striving to advance Turning energy efficiency CO2 emissions. However, reductions their efforts toward energy saving measures into a challenge for were not achieved at this stage, as seen through the evaluation and disclosure management in the results in FY2004, which show a mechanism. This helped establish the In the course of giving guidance and 0.04% increase (0.3% increase in the basic energy efficiency measures in advice on energy efficiency measures commercial sector) from FY2001, with facilities to a certain degree. However, as to officials at covered facilities, facility effective energy efficiency measures not seen in the results in FY2007 compared managers often reported cases of “we planned either. with the average of three years from don’t have the human resources,” “we

FY2002 to FY2004, CO2 emissions have no authority,” or “energy saving

12 Climate change countermeasures prevailing among local governments across Japan

The reporting programme, TMG’s approach at the Hop and Step stages, was incorporated in 30 prefectures and eight ordinance-designated cities as of March 2015.

Stakeholder meeting held in 2007

Introduction of the Tokyo Cap-and-Trade Program passed unanimously at the Second Regular Session in 2008of the Tokyo Metropolitan Assembly Saitama’s emissions trading scheme ■ Prefectures with emissions trading programme Saitama Prefecture started a Target ■ Prefectures with reporting programme Setting Emissions Trading Scheme is not understood in the company” as ● Ordinance-designated cities with reporting in April 2011. Credit trading is reasons why the measures were not programme allowed across the two programmes implemented. This told us that, in order through the collaboration between to ensure full-scale reductions, we Tokyo and Saitama. needed to escalate energy saving and CO2 reductions issues handled by the Local government field staff into a prioritized challenge that partnership against climate top management must seriously work on. change A study session hosted by TMG in 2012 Programme introduced with was renamed as ‘Local Government support and understanding of Partnership against Climate Change’ the next year. It has involved the increased business community number of local governments and In the Tokyo Climate Change Strategy strengthens the partnership among announced in June 2007, TMG proposed them. the launch of the Tokyo Cap-and-Trade Program, otherwise known as the Jump stage. We held several stakeholder Highlights of Tokyo meetings to gather different opinions Illustration of emissions trading from a broad range of participants: C&T Program Target shortfall Trading academics, trade associations, utilities The programme determines Excess credits CO2 and environmental NGOs. In response to compliance factors for each CO2 opinions given against the introduction, facility to ensure reliable we solved misunderstandings about emissions reductions and emissions trading and explained in detail enables them to meet their that we would design the programme obligations by procuring reflecting the status quo of business excess credits from other operators in Tokyo. Later on at the Tokyo covered facilities if internal Metropolitan Assembly in June 2008, reduction measures are not the introduction of the Tokyo Cap-and- enough. Building with excess Building with reduction Trade Program passed unanimously with reductions shortfall support and understanding obtained from the business community. ● Emission allowances are not distributed in advance. Excess reductions beyond the compliance factor can be traded. ● Other available credits include: Small and Midsize Facility Credits, Renewable Energy Credits, Outside Tokyo Credits, and Saitama Credits. 13 TOKYO GREEN BUILDING REPORT 2015

Programme for large facilities

Cap-and-trade programme targeted at large facilities Features of Tokyo Cap-and-Trade Program

The Tokyo Cap-and-Trade Program includes mechanisms that reflect actual conditions at facilities in Tokyo, taking into consideration the characteristics of a city that contains many buildings while also listening to the voices of businesses. The seven typical features of the programme are:

Urban cap-and-trade scheme Mandatory reductions based Evaluation of facilities’ efforts Cap-and-trade schemes are expanding on facilities’ actual conditions To value early implementation of into Europe, the Americas, and Asia as a for ensured reductions measures, the base year can be selected

means to ensure reliable CO2 reductions TMG has set a target to reduce from not only recent years but also any at covered facilities. citywide greenhouse gas (GHG) years dating back to FY2002. A facility In Tokyo, the commercial sector emissions by 25% below 2000 levels by demonstrating outstanding performance accounts for as much as 40% of total 2020. in emissions reductions is recognized energy consumption, and emissions Based on emissions reductions as a “top-level” facility that will receive a reductions in the sector are crucially necessary for achieving the goal, the compliance factor mitigated to 1/2 or 3/4. important. This is why the Tokyo Tokyo Cap-and-Trade Program has been Metropolitan Government has brought designed with an initial five years from Emphasizing energy saving at in an urban cap-and-trade scheme that FY2010 to FY2014 as the start-up phase facilities by themselves

covers the commercial sector, including toward drastic CO2 reductions, applying The programme allows a facility buildings, as well as the industrial sector, the 8% or 6% compliance factor, and the to procure excess reductions or including factories. next five years as a period to establish and credits from other facilities to meet its develop more drastic reductions, requiring obligations. However, it emphasizes that a 17% or 15% reduction from facilities. the relevant facility should take internal

Two five-year compliance periods

June 2008 FY2010 FY2014 FY2015 FY2019

1st compliance period (2010 to 2014) 2nd compliance period (2015 to 2019) Base-year emissions (2nd compliance period) *2 Base-year emissions (1st compliance period) *1

Emissions reduction target *3: 2 Emissions reduction target *3: 2 Average 6% reduction over 5 years CO emissions Average 15% reduction CO emissions over 5 years

Average 7% reduction over 5 years at all existing facilities *4 Average 17% reduction over 5 years at all existing facilities *4

Compliance factor: Compliance factor:

Environmental Security Ordinance revised 8% for office buildings, etc. or 6% for factories, etc. 17% for office buildings, etc. or 15% for factories, etc. (average of 5 years) (average of 5 years)

*1 In principle, the base-year emissions are the average of any three consecutive fiscal years between 2002 and 2007. (The CO2 emission factor in the first compliance period is the average of FY2005 to FY2007 at Tokyo Electric Power Company (TEPCO) and power producers and suppliers (PPS) that supply electricity to Tokyo, which is fixed at 0.382t-CO2/MWh during the period) *2 The base-year emissions are calculated in the same manner as in the first compliance period, using a CO2 emission factor specific to the second compliance period. (The CO2 emission factor in the second compliance period is the average of FY2011 and FY2012 at TEPCO and PPS that supply electricity to Tokyo, which is fixed at 0.489t-CO2/MWh during the period) *3 The emissions reduction targets in both compliance periods include emissions, etc. from facilities to be designated as ‘Facilities with GHG Reporting Obligations (Reporting Facilities)’ during each period. *4 Existing facilities represent ‘Reporting Facilities’ as of the effective date of the emissions reduction target (April 1, 2010).

14 Covered Facility Outlines

No. of facilities under energy saving measures first and Tokyo C&T Program specifies as such in the ordinance. Around 1,300 To encourage energy saving, facilities among the programme allows only excess 630,000 in Tokyo reductions beyond the obligations to be traded instead of distributing emission allowances in advance. It also helps facilities plan and carry out energy saving measures more easily by making each compliance period five years rather than a single year.

Mechanism to encourage No. of facilities 100 or more measures from tenants 50 to 99 To realize emissions reductions across 10 to 49 the whole leased building, cooperation 5 to 9 0 to 4 between owners and tenants must be ensured. As a mechanism to obtain cooperation from tenants, the Share of CO2 emissions from programme mandates that all tenants in industrial and commercial covered facilities cooperate with owners sectors in Tokyo Around 40% of in pursuing energy efficiency measures industrial and and requires large tenants to develop commercial sectors and submit an annual plan. in Tokyo Verification system to ensure programme reliability Emissions calculations need to be 1,300 facilities verified by a third party to ensure their 63万 accuracy. The Tokyo Metropolitan facilities Government has had verification guidelines in place since the start of the programme to ensure consistency among verification agencies. 1,300 facilities under the Tokyo Cap-and-Trade Program are We have also introduced evaluation responsible for approximately systems for verification agencies and 40% of CO2 emissions from the annually disclosed excellent agencies industrial and commercial sectors. with first-class verification accuracy as a reference for facilities to select an appropriate agency. Share of CO2 emissions by source

Requesting carbon reductions ■ Electricity 69% from energy suppliers through ■ City gas 23% second compliance period ■ Cold water, hot water and steam 6% Electricity The programme puts emphasis on ■ Others 2% energy efficiency measures at covered facilities that are energy consumers. In terms of share by source, electricity 69% To encourage electricity and heating accounts for 69% of total CO2 emissions. Electricity is responsible suppliers to improve CO2 emission for 76% of total CO2 emissions from factors, “Mechanism for Selecting Low- office buildings. Carbon Electricity” has been introduced for the second compliance period Power consumption starting in FY2015. This mechanism defines equivalence to CO2 reductions Total in all facilities when covered facilities accept electricity covered in FY2012 billion kWh. or heating from TMG-certified suppliers 19,000 Facilities under the urban cap-and-trade programme with smaller emission factors. account for around 1/4 of power consumption in Tokyo.

15 TOKYO GREEN BUILDING REPORT 2015

Programme for large facilities

Energy efficiency promoted by owners’ strong determination as well as facility managers’ technical skills Unique Power Saving Plan at Each Facility

In FY2013, large facilities in Tokyo covered by the Tokyo Cap-and-Trade Program achieved a 23%

reduction in CO2 emissions. Behind this accomplishment, these facilities planned and implemented additional energy saving measures every year, including the introduction of LED illumination and energy efficient air conditioning equipment, in addition to reviews of operation management.

10,000 new energy saving facilities, and the technical skills of facility Effective use of professional support measures planned and managers. For a smooth implementation Questionnaire results show that external implemented of energy efficiency, the Tokyo Cap-and- consultants join energy saving activities at The total number of additional Trade Program mandates maintenance 20% of covered facilities in addition to in- measures indicated in annual plans that of the promotional system alongside the house engineering teams and building have been planned and implemented by nomination of a general manager and management companies. It also seems that covered facilities has reached as many technical manager. subcontractors and various professionals, such as 10,000. These plans are expected as instrumentation companies and design firms, to realize total emissions reductions of are involved as well to propose and apply more

approximately one million tonnes of CO2. technically in-depth energy efficiency measures. One of the purposes of the introduction Planning and implementation of energy efficiency measures at of the programme - encouraging the covered facilities planning of equipment replacement from a long-term perspective - is being Reductions (1,000 tonnes of CO2) steadily achieved. New measures every year 120 New measures are planned at 108 98 covered facilities every year and further 100 88 reductions are anticipated in the future. 78 80 68 Two pillars for promoting energy efficiency: Introduction 60 50 and operation of equipment Covered facilities are taking additional 40 emissions reduction measures, such as 20 a shift to LED illumination, introduction of energy efficient air conditioning 0 equipment and improved energy 2010 2011 2012 2013 2014 2015 (FY) management of pumps. According to a questionnaire, more than 70% of facilities Promotional system have come to select energy efficient equipment upon facility renovation, as Obligation to respect advice a result of it being effective in reducing Management by general manager and emissions. technical manager Covered facilities are also positive Decision Advice about carrying out operational measures. Technical advice We tend to consider that these General manager Technical manager measures can be easily put into practice as they provide the benefit of lower Guidance/supervision * Outsourcing permitted energy expenses without investment. Actually, the operational measures Promotion manager Promotion staff need owners’ strong determination toward reductions, a robust promotional Promotion manager Promotion staff system, cooperation and consensus in

16 Prevalence of LED illumination Examples of measures Lighting installation in commercial areas Footprint comparison of energy saving and traditional indicated in annual plans illumination by FY of installation

設置面積 Energy saving measures Qty t-CO2 （m2） Installation of energy efficient ■ LED Energy saving 140,0000 lighting and energy saving 1,154 71,700 ■ Others (energy saving) control 120,0000 ■ Others (traditional) Installation of energy efficient 100,0000 pumps for air conditioners 349 28,100 and energy saving control 80,0000 Installation of energy efficient 312 60,0000 heat source equipment 133,100

40,0000 Installation of energy efficient outside air cooling systems 288 19,900 20,0000

0 Installation of energy efficient air conditioning equipment 286 27,900

20,0000 Traditional Installation of energy efficient 234 12,000 fans 40,0000 (FY) Proper timing of starting up 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 air-conditioning before using 128 10,500 rooms LED illumination has been much more increasingly installed and replaced in commercial and accommodation areas since FY2010. It “Cool Biz” and proper room 82 10,000 accounts for more than 90% of illumination installed in FY2012, acting temperatures during summer as a leading player in the replacement of illumination.

3% The programme Q.Have you become more aggressive in incorporating energy efficient leads to more than 18 % equipment upon facility renovation? % 70% of facilities 26 ■ “Significantly” made up 18%. incorporating ■ “Yes” made up 54%. energy efficient ■ “Have already incorporated” made up 26%. ■ “No” (including no incorporation) made up 3%. equipment 54 % Source: Questionnaire on Tokyo Cap-and-Trade Program (in Japanese) in 2014

Comparison of CO2 emissions TMG’s support for driving relative to total floor area additional measures For facilities positively planning new emissions reduction measures, we are providing a variety of support, including TMG Energy Efficiency Feedback Report, seminars on energy efficiency examples and free energy audits. emissions 2 TMG Energy Efficiency Difference from CO average Feedback Report Based on the Annual GHG Emissions Reduction Plan, etc. submitted by large facilities, we have prepared a TMG Energy Efficiency Feedback Report that aggregates CO2 emissions, status of reduction otal floor area ㎡ measures and other data in response to the voices of the covered facilities: “What progress have we made?” Total floor area and CO2 emissions are plotted for each and “What measures are taken by other facilities?” We business type. In the record delivered to a facility, its mark is provide the facilities with the record for the purposes indicated in red for the comparison of CO2 emissions in the of comparison in a specific business type and planning same industry. future reduction measures. 17 TOKYO GREEN BUILDING REPORT 2015

Programme for large facilities

Lowering compliance factors for facilities with excellence in promotional systems as well as in equipment introduction, use and management Around 7% of Facilities Winning Top-Level

Facilities certified as top-level receive lower compliance factors according to their progress in implementing climate change countermeasures. Covered facilities’ attempts to obtain top-level certification promote additional energy saving. The certification standards for top-level facilities are used as guidelines for energy efficiency measures at the design stage for construction or upgrades.

87 facilities obtaining top-level 400,000 m2 have also been certified as exert maximum operational effects in or near-top-level certification top-level or near-top-level facilities. the design process, the certification The Tokyo Cap-and-Trade Program Certified facilities can check these standards for top-level facilities are certifies facilities demonstrating energy saving measures to find those increasingly used as reference guidelines outstanding performance in the not yet performed and promote for designing buildings. promotional system as well as in the additional energy saving by fulfilling the introduction, use and management of missing measures. Transferring top-level facilities’ energy efficient equipment as top-level expertise to others or near-top-level facilities. These facilities Guidelines for energy We will communicate achievements receive a compliance factor mitigated to efficiency measures at design made by top-level and near-top-level 1/2 or 3/4. Among approximately 1,300 stage for construction or facilities to other facilities by holding large facilities, 40 were certified as top- upgrade seminars and other educational events. level facilities and 47 as near-top-level To build highly-efficient systems, facilities by FY2014. By appreciating energy efficient equipment should be eminent facilities, we are aiming to introduced and its capacity should be stimulate other facilities and increase allocated properly, with energy saving their awareness towards the acquisition control, including variable flow control, of top-level certification. in place. Operating such a system with improved efficiency will eventually lead to Checking the certification further energy savings. standards for saving more New buildings and major renovations energy are good opportunities to incorporate The certification standards for top- energy efficient systems. Having a broad level facilities are based on the highest- range of energy saving measures that level energy efficiency measures feasible at present, determined by reference to Q1. Why have you obtained top- (near-top-) level certification? the latest research on green buildings and the hearing of manufacturers’ To reduce the compliance factor 95% opinions. Evaluation items contain not To differentiate us from others 58% only the promotional system but also the To demonstrate our routine efforts 33% introduction, use and management of To improve asset value 40% energy efficient equipment. For example, there are 228 evaluation items for For appeal to stakeholders, including tenants and investors 50% Category I (covering office buildings). Q2. Have you experienced any effects of obtaining top- (near-top-) level The evaluation items consist of various certification other than the mitigated compliance factor? energy efficiency measures that can be Smooth communication with tenants addressed by existing and new facilities 27% and those with a large or small total floor In-house applause 60% area. Appeal to the outside, including public relations on our website 72% The year of completion of facilities with Equipment list helping power saving after the earthquake in 2011 23% top-level or near-top-level certification Attracting prospective tenants more favourably to buildings ranges from the 1950s to 2010s. Large 10% facilities with total floor area more than Source: Questionnaire on Tokyo Cap-and-Trade Program (in Japanese) in 2014

18 Top-Level Facilities Certified in the First Compliance Period Category I (FY2010 to FY2014) 1 Tokyo Head Office, Otsuka Corporation 2 Mitsui Building 3 Sapia Tower 4 Shin-Otemachi Building 5 Sony City

6 5 6 Building 3 9 7 7

1 8 Toyosu 3-Chome Heat Supply Facility 4 8 2 9 Tranomon Towers Office 10 Mitsui Tower 11 Hibiya Kokusai Building 12 13 Mitsubishi Shoji Building 14 Meiji Seimei Kan Building, Meiji Yasuda Life Building 15 Hills ( Mori Tower, Grand Hyatt Tokyo, Keyakizaka Complex) 1

29 10 28 4 16 Homat Viscount, Akasaka Intercity 12 17 30 17 Gran Tokyo North Tower 13 19 3 14 25 22 18 JR Shinagawa East Building 26 19 Shin-Marunouchi Building

11 20 2 20 Akasaka Garden City 16 6 8 21 Art Village Osaki Central Tower 9 7 22 Gran Tokyo South Tower 15 23 Shinagawa Seaside East Tower 24 Shinagawa Seaside West Tower 25 , including Mitsubishi Ichigokan

5 18 Category II 1 Konica Minolta Tokyo Site, Hino 21 24 23 2 Inagi Pumping Station, Bureau of Waterworks, TMG 27 3 Tokyo Tama Plant, Morinaga Milk Industry

4 Konica Minolta Tokyo Site, Hachioji 5 Nerima Water Station, Bureau of Waterworks, TMG 6 Hamura Pumping Station, Bureau of Waterworks, TMG 7 Yodobashi Water Station, Bureau of Waterworks, TMG 8 Wadabori Water Station, Bureau of Waterworks, TMG

9 Tokyo Plant, Morinaga Milk Industry

Facilities certified in FY2014 26 27 28 29 30

Shinagawa R&D Center Eitai Dia Building Daiichi Sankyo Company Nihonbashi Muromachi Sumitomo Mitsui Banking Muromachi Higashi Mitsui 14-5, Eitai 1-chome, Koto-ku 2-58, Hiromachi 1-chome, Shinagawa-ku Nomura Building Corporation Building Building 4-3, Muromachi 1-2, Marunouchi 1-chome, 2-1, Muromachi 2-chome, 2-chome, Nihonbashi, Chiyoda-ku Nihonbashi, Chuo-ku Chuo-ku 19 TOKYO GREEN BUILDING REPORT 2015

Programme for large facilities

Evaluation and disclosure of tenants’ efforts in energy saving measures Encouraging Tenants’ Efforts to Promote Energy Efficiency across Whole Building Energy efficiency measures in leased buildings, which need the cooperation of tenants, are often hindered by owners’ concerns about declined service quality due to energy saving. In FY2014, the Tokyo Metropolitan Government launched a mechanism to evaluate and disclose tenants’ commitment in energy saving measures to raise tenants’ awareness of energy efficiency.

Cooperation between owners owners in energy efficiency measures and Disclosure Program) to encourage and tenants is the key but also develop and implement the energy saving measures for further In large facilities with tenants, energy measures by themselves. reductions at compliance tenants. efficiency measures cannot necessarily One energy saving measure that be achieved by building owners’ efforts can be taken by tenants on their own, Purposes and effects of alone. To realize emissions reduction “unplugging when not in use,” was mechanism across the whole building, cooperation carried out by only 26% of tenants in The purpose of the Tenant Evaluation between owners and tenants must be summer 2010. We later discovered that and Disclosure Program is to help ensured. it had been adopted by approximately business operators driving energy 50% of tenants in the summers of 2011 efficiency measures gain social Mandatory submission of to 2013. recognition and strengthen their annual plan by tenants The survey results show that tenants’ awareness of energy saving. During that Given the above background, cooperation in pursuing energy efficiency process, they are expected to promote the Tokyo Cap-and-Trade Program measures has been firmly established. in-house measures and identify energy mandates that all tenants in covered efficiency improvement opportunities. facilities cooperate with building owners Further reductions at Proposal of electricity saving in pursuing energy efficiency measures. compliance tenants measures by tenants to To encourage a smoother uptake of There are approximately 800 owners in summer 2013 energy efficiency measures in leased compliance tenants at present. Some buildings, large tenants are designated of them cannot implement concrete as compliance tenants if they either energy saving measures due to a lack of Multiple (1) occupy a floor area of 5,000 m2 or expertise or human resources for that proposals greater, and/or (2) consume 6 million purpose. No proposal kWh or more annually of electricity. Therefore, the Tokyo Metropolitan 35% 44% We require them to submit their own Government has introduced Mechanism emissions reduction plan and take for Evaluation and Disclosure of One proposal measures in compliance with the plan. Actions against Climate Change at Compliance Tenants (Tenant Evaluation 21% Energy efficiency measures spreading to tenants Unplugging when not in use According to a questionnaire Summer 2010 (n=192) 26% 74% conducted in summer 2013 on power saving measures at facilities in Tokyo, Summer 2011 (n=191) 52% 48%

56% of facilities answered that tenants Summer 2012 (n=218) 48% 52% proposed electricity saving measures Summer 2013 (n=220) 50% 50% to owners. This implies that tenants in covered facilities not only cooperate with ■ Done ■ Undone Note: The results do not contain “N/A.” Source:Questionnaire on Power Saving Measures at Large Facilities in Summer 2013 (in Japanese)

20 Main roles of owners and tenants in the programme

Owners of Cooperation All tenants covered facilities

The disclosure of excellent compliance ◯ Identify emission levels and cooperate Reporting Facilities with owners in making reductions tenants allows other tenants to compare ◯ Ensure tenant engagement ◯ Strive to participate in engagement their effort levels with those of the ◯ Nominate general manager and technical manager Compliance tenants compliance tenants and use their ◯ Submit and disclose Annual approaches as reference. This will give GHG Emissions Reduction Plan ◯ Submit Annual GHG Emissions ◯ Submit an annual plan given Reduction Plan for Compliance Tenants and promote measures general tenants an incentive to aim for by compliance tenants as per the plan the higher levels. Annual GHG Emissions Annual GHG Reduction Plan Emissions Reduction Plan for Compliance Checklist for evaluating efforts Annual GHG Emissions Submission Tenants and disclosing results Reduction Plan for Checklist Compliance Tenants The rating in the Tenant Evaluation ◯ Participate in engagement and Disclosure Program depends on the Checklist ◯ Strive to participate in discussion when owner checklist and actual CO2 emissions. requests sharing of Compliance Facilities reduction obligations The checklist contains menus of ◯ Reduce emissions in addition to above energy saving measures tailored to compliance tenants’ business categories, Submitting Guidance, advice, recommendations plan which allows the self-diagnosis of and disclosure of violations as required progress. Tokyo Metropolitan Government To be more specific, compliance tenants are classified into four major categories that account for a large share of emissions: office, commerce, Tenant Evaluation and Disclosure Program accommodation, and data centre. Each category consists of items related to the Progress of reduction measures by tenants Annual GHG Emissions Reduction promotional system for energy saving Plan for Compliance Tenants Checklist measures and the introduction and S Excellent Efforts in reduction Actual GHG operation of equipment. measures and emissions AAA Compliance tenants are evaluated Grading AA based on actual CO2 emissions (status of

CO2 reductions) as well as the checklist. A B Evaluation results are divided into Outstanding tenants C Poor several grades (see left) to find and disclose excellent tenants. recognized in the future Example of rating Following the disclosure of the ● Outstanding tenants are disclosed by assessing actual GHG emissions and efforts evaluation results, compliance in reduction measures graded in the checklist attached to the Annual GHG Emissions tenants achieving excellent scores Reduction Plan for Compliance Tenants. and aggressively working on energy efficiency measures are announced Ratio of compliance Ratio of compliance as best practices in the annual tenant tenant category by tenant category by energy saving seminar and other events. number of tenants emissions Outstanding compliance tenants will also be recognized in the future. Accommo- Accommo- dation 9% Office dation 5% % % Office 18 % 11 Commerce 45 Commerce % 61 18 % Data centre 6% Data centre

■ Medical care 1% ■ Culture 2% ■ Medical care 1% ■ Culture 1% ■ Logistics 12% ■ Parking lots 1% ■ Logistics 4% ■ Factories and others 2% ■ Factories and others 2% ■ Broadcasting stations 0% ■ Education 0% ■ Broadcasting stations 0% ■ Education 0% ■ Parking lots 0%

Note: Figures are based on actual results in FY2013. 21 TOKYO GREEN BUILDING REPORT 2015

Programme for large facilities –

Just moments away from full-scale implementation Emissions Trading Scheme to Meet Reduction Targets In addition to taking their own energy saving measures to reduce emissions, covered facilities can use emissions trading to fulfill reduction requirements in line with their equipment replacement plan or based on a rational decision on the cost of measures.

Features of trading scheme in or excess credits will be issued, while the fact that around 90,000 tonnes of the programme amount of reduction shortfall needing credits had been traded by the end of The emissions trading scheme credit procurement will be approximately February 2015, it is anticipated that provides a flexible framework that 400,000 to 500,000 tonnes, as trading will become brisker toward allows the use of Small and Midsize estimated based on the actual results in the end of September 2016 when the Facility Credits that promote reductions FY2012. compliance adjustment period for the at small and medium facilities in Our questionnaire to facilities shows first compliance period expires. Tokyo and Renewable Energy Credits that many of them will carry over There seem to be many facilities for encouraging the introduction of excess emission reductions to the next that have not engaged in emissions renewables as well as excess emission compliance period, with only 6% actually trading as the programme is the first reductions or excess credits at covered considering selling excess credits. This cap-and-trade scheme in Japan. The facilities. Moreover, the trading scheme implies that many business operators Tokyo Metropolitan Government has accepts emissions reductions at facilities are not promoting emissions reduction announced the amount of issued credits not covered by the programme. measures to sell the credits but to meet and trading performance* on a monthly For the fulfilment of emissions their obligations. basis to ensure smooth trading until reduction requirements, there are five- the end of the compliance adjustment year compliance periods followed by Achievements in emissions period. We are also providing trading compliance adjustment periods of one trading support, such as the announcement of and a half years. Regarding the first The amount of issued credits has transaction prices estimated in the case compliance period (FY2010 to FY2014), exceeded 900,000 tonnes so far while of standard trading, which are derived facilities’ emissions and necessary reduction shortfall is expected to be from the hearing results and the holding amount of traded emissions are 400,000 to 500,000 tonnes, which of matching events for sellers and confirmed in FY2015. If reductions are means the amount issued is greater buyers. insufficient, credits have to be procured than the demand. Considering the through emissions trading to fulfill emissions reduction requirements by Credits available with emissions trading the end of September 2016 when the compliance adjustment period for the Type Description first compliance period expires. Excess Emission Excess credits from other covered facilities Reductions

Estimated demand and supply Small and Midsize Facility Credits obtained from CO2 reductions voluntarily in trading Credits achieved by small and medium facilities in Tokyo In the first compliance period, around Credits obtained from generation of renewable Renewable Energy Credits 90% of facilities will be able to meet the energy, including green energy certificates obligations on their own by aggressively Credits obtained from CO2 reductions voluntarily carrying out internal energy saving Outside Tokyo Credits achieved by large facilities outside of Tokyo measures. Therefore, it is expected that emissions reductions will be much Credits from facilities covered by the Saitama Prefecture Target Saitama Credits Setting Emissions Trading Scheme, a programme similar to the greater than reduction shortfall as a Tokyo Cap-and-Trade Program in an adjacent prefecture whole. In detail, approximately 900 million For emissions trading performance and other information, visit: tonnes of excess emissions reductions http://www.kankyo.metro.tokyo.jp/climate/large_scale/cap_and_trade/data.html

22 Partnership to make cap-and-trade programmes popular International Cooperation Activities through ICAP The Tokyo Metropolitan Government has participated in the International Carbon Action Partnership (ICAP) as a committee member to support its operation. ICAP is an international organization consisting of national and state governments and agencies that are aggressively attempting to reduce greenhouse gases.

Joining ICAP first in Asia trading programmes. In October 2007, ICAP was (3) Information sharing and Logo of International established as a forum where provision: Members from Carbon Action Partnership (ICAP) national and state governments and around the world share up-to- agencies would exchange expert date information on emissions knowledge and opinions to spread trading programmes currently abroad discussed the latest trends GHG cap-and-trade programmes in progress or in the preparation of cap-and-trade programmes throughout the world. Having stage. Various events are held in worldwide and the future prospects committed to the introduction parallel with the United Nations of the international carbon market. of Japan’s first cap-and-trade Framework Convention on Climate Since 2011, we have been actively programme in 2008, TMG joined Change (UNFCCC) meetings and in involved as a committee member ICAP in May 2009 as the first cooperation with the International in the operation of ICAP in terms of member from the Asian region. Emissions Trading Association its activity policies and budgeting. (IETA). The Tokyo Cap-and-Trade Program Three pillars of ICAP is attracting attention as the world’ activities Contribution to s first scheme that covers not (1)Forum: Open sessions and international spread only the industrial sector but also members’ review meetings are held of cap-and-trade the commercial sector, including to discuss technical matters for programmes buildings. TMG participates as emissions trading programmes. In June 2010, the second year a lecturer in annual training (2) Training and support: Training is of our membership, the ICAP provided by ICAP to introduce the provided for government officials of Tokyo Cap and Trade Conference programme and give advice on the emerging and developing countries 2010 was held, where members operation of similar schemes. interested in adopting emissions and experts from both home and

Trends of cap-and-trade programmes worldwide The Tokyo Cap-and-Trade Program is one of the world’s leading cap-and-trade programmes. We will positively promote climate change countermeasures by working with frontrunner countries and regions on a global basis. Trends of cap-and-trade programmes worldwide in 2013

European Union Emissions Trading Scheme (EU ETS) started in 2005

Quebec − Started in 2013 Switzerland − Started in 2013 Korea − Started in 2015

China − Implemented as pilot projects in Regional Greenhouse Gas 2 provinces and 5 cities Initiative (RGGI) started in To be implemented nationwide in 2016 2009 Tokyo − Started in April 2010 Kazakhstan − Started in 2013 California − Started in Saitama − Started in 2011 2013

New Zealand − Emissions Trading Scheme started in 2008 (forest) and in 2010 (industry, Created by TMG based on ICAP electricity and transportation) website

23 TOKYO GREEN BUILDING REPORT 2015

Green building case example − Muromachi Higashi Mitsui Building,

Mitsui Fudosan owns and operates the largest number of top-level facilities As an All-Time Leading Company in the Environmental Field In FY2014, the Tokyo Metropolitan Government certified five facilities as top-level, which included the Muromachi Higashi Mitsui Building and Sumitomo Mitsui Banking Corporation Building (both completed in 2010) owned and/or operated by Mitsui Fudosan.

Strictness makes top-level for the certification, which included the Takeshi Hamano, Environment and Energy certification more valuable (completed in Service Department, Office Building Division, Mitsui Fudosan started the application 2005) and Tokyo Midtown (completed in Mitsui Fudosan (As of March 2015) process to be certified as top- 2007), both having the latest equipment level facilities in FY2010, when the and up-to-date information available. On the other hand, the Muromachi certification system started. Since then, Through this process, they found the Higashi Mitsui Building is located in the the company has had 13 facilities (16 management of documents, such as Nihonbashi Muromachi Higashi district, buildings) certified as top-level or near- equipment ledgers and construction which is involved in the Nihonbashi top-level, and currently owns the largest plans, was a prerequisite for the Revitalization Plan, and is used as a number of certified facilities. certification. mixed use facility comprising offices, We asked why they keep trying. “We In FY2012, the company succeeded stores and multipurpose halls. However, always want to be a leading company in having the , the role of the building itself is beyond in urban development,” answered which was completed over 40 years that. Takeshi Hamano, Manager, Environment ago, certified as a near-top-level facility, Promotion Group, Environment and taking more than one year to organize Integrated control of heat Energy Service Department, Office the relevant material and make other source and power supply Building Division, Mitsui Fudosan. preparations. “We dared to make the Environmental measures taken at the “Environmental consciousness is application to prove we are a leading Muromachi Higashi Mitsui Building, such particularly important for that purpose, company in the operation of aged as high-performance heat reflective and we are always doing our best to stay buildings as well,” said Hamano. glass, achieve a PAL (perimeter annual as a leading company in the environment Such approaches have built valuable load) reduction ratio of approximately arena as well. We are conducting expertise. 25% in offices, decreasing air business activities with the top-level The Sumitomo Mitsui Banking conditioning load. Ilex pedunculosa tall certification in mind.” Corporation Building, certified as a evergreen trees are planted as greenery To obtain the top-level certification, top-level facility in FY2014, is an office on the mid-level floors. facilities have to meet very stringent building with light ducts, illumination However, the most distinctive requirements: 228 audit items must control, 20-kW solar photovoltaics and features of the building are its electrical be cleared. The acquisition of the energy efficient heat source/thermal equipment and heat supply mechanism. certification proves that the superior and storage equipment. Special high-voltage power receiving advanced environmental performance of a building is backed up by an independent third party. History of acquiring top-level facility certification The company has formed a committee known as ‘CO2 Reductions Conference’ Year Top-level facilities Near-top-level facilities at each facility as a core strategy to FY 2010 Nihonbashi Mitsui Tower obtain the certification. Consisting Tokyo Midtown Nihonbashi 1-Chome Building of Mitsui Fudosan, tenants, building Ginza Mitsui Building City Center management companies, equipment FY 2011 Gate City Ohsaki suppliers and outsourced advisors on Gran Tokyo North Tower energy efficiency technologies, the (management) conference identifies problems with FY 2012 Kasumigaseki Building facilities, reviews solutions, solves the Gran Tokyo South Tower (Tokyo Club building) problems and evaluates the results, through the so-called PDCA cycle. FY 2014 Muromachi Higashi Mitsui Building (Muromachi Furukawa Mitsui Building) Even mature facilities aiming (Muromachi Chibagin Mitsui Building) at certification to accumulate Sumitomo Mitsui Banking Corporation Building expertise Total: 13 facilities IFacing rigorous screening, the 7 facilities (9 buildings) 6 facilities (7 buildings) (16 buildings) company groped its way at first. It decided to select new properties to apply Mitsui Fudosan owns and/or operates 13 facilities (16 buildings) that have been certified as top-level or near-top-level.

24 equipment has been adopted to distribute power to the Muromachi Furukawa Mitsui Building and Muromachi Chibagin Mitsui Building (both completed in February 2014) for integrated power management, contributing to energy efficient operation of the facilities. The Muromachi Higashi Mitsui Building also consolidates air conditioning and heat source equipment into a district heating and cooling system to supply steam and cold water to the two buildings.The three buildings’ energy usage was designed to be controlled in an integrated manner from the beginning. “Connecting multiple facilities with different energy demand levels serves to achieve peak shaving and more efficient heat supply,” said Hamano. To optimize the supply of electrical and thermal energy, BEMS has been adopted and an integrated heat source control system has been incorporated upon building extensions. Based on the operating conditions of the air Building name Muromachi Higashi Mitsui Building conditioning and heat source equipment Address 2-1, Muromachi 2-chome, Nihonbashi, Chuo-ku, Tokyo along with weather prediction data, Total floor area 41,066 ㎡ all equipment is operated at optimum Application Office, store, hall efficiency. This helps reduce primary Completion October 2010 energy consumption and CO2 emissions, Building name Sumitomo Mitsui Banking Corporation Building serving to cope with power saving requested by the district. Address 1-2, Marunouchi 1-chome, Chiyoda-ku, Tokyo One of their challenges is the Total floor area 80,047㎡ handling of events. An event held in a Application Office, store, hall multipurpose hall attracts a large crowd Completion July 2010 of people, increasing the air conditioning load. The local arrangement of air conditioning at the entrances certainly works, but the doors sometimes cannot be closed due to a continuous flow of people. “Our challenge is to find an effective way that keeps this place comfortable for customers,” said Hamano. Developing unique operational guidelines for saving energy in buildings Strict criteria are imposed on top- Heat source equipment in Muromachi Central monitoring and BEMS systems in level facility certification. Mitsui Fudosan Higashi Mitsui Building Muromachi Higashi Mitsui Building took advantage of its experience in Heat source equipment mainly consists of A noteworthy feature is the use of an on- turbo and absorption refrigerators. The turbo demand optimal control system for heat source. obtaining the certification to develop refrigerators are operated with night-time Based on the operating conditions of the air its own Operational Guidelines for CO2 power. Cold water is made and retained in conditioning and heat source equipment and Reductions in FY2012. The development water thermal storage tanks, then supplied for weather prediction data, energy needed on the was also driven by the revision of the cooling. The heat source equipment operates next day is simulated to enable all equipment Energy Conservation Law, which now depending on cooling load. Once-through boilers to operate at optimum efficiency. This means are used for heating. The district heating and that the building has already introduced the placed energy management obligations cooling plant supplies steam and cold water to technologies that will be treated as ‘Additional on each facility as a whole. the Muromachi Furukawa Mitsui Building and Items’ among the evaluation items for top-level “We have determined the guidelines Muromachi Chibagin Mitsui Building. facilities in the second compliance period contents to enable energy saving and CO2 reductions without sacrificing Sumitomo Mitsui Banking Corporation Building tenants’ convenience and amenity,” The exterior design features horizontal and vertical louvers. concluded Hamano. Arranged by calculating the relationship between the orientation Their guidelines are classified and insolation, the vertical columns and horizontal louvers mitigate direct sunlight entering the building, helping reduce air conditioning by building sizes, the availability of load. This demonstrates that the fusion of design and functionality caretakers, etc. and contain 100 has been emphasized. check items for large buildings, for and Muromachi Chibagin example, based on which self-rating is Mitsui Building. performed. The guidelines are used in Muromachi Higashi Mitsui the PDCA cycle and revised by adding Building 2-1, Muromachi 2-chome, and removing the items according to Nihonbashi, Chuo-ku, Tokyo the necessity. Energy saving is always Sumitomo Mitsui Banking evolving at the company. Corporation Building 1-2, Marunouchi 1-chome, Chiyoda-ku, Tokyo 25 TOKYO GREEN BUILDING REPORT 2015

Green building case example − Tennozu Park Side Building

Collaboration between two from different worlds: Sumitomo Bakelite and Nomura Real Estate Asset Management Energy Saving Partnership with Real Estate Investors Rights in commercial buildings have become complicated. Multiple owners are taken for granted and the number of real estate investment trust (REIT) properties is increasing. Cooperation by investment fund members as well as owners and tenants is indispensable for energy

efficiency and environmental measures in buildings. Nobuyuki Tamura, Sumitomo Bakelite (right) Miyuki Kato, Nomura Real Estate Asset Management (left)

Building owned by two used the ESCO we could replace the everything and made power saving a companies from different CO2 concentration controllers in the mission. industries underground parking without any “Tenants’ cooperation was A split-incentive problem between additional costs,” said Nobuyuki Tamura, tremendous,” said Kato. “Partly turning owners and tenants has become a major General Manager, Legal, Corporate off fluorescent lights was quite natural. obstacle to energy saving strategies General Affairs, Sumitomo Bakelite. “We Some tenants were even working in the in leased buildings. In a building where were interested in the story that we were darkness.” electricity bills are paid based on the able to save energy and costs at the amount used, energy saving provides same time.” Installing LED in the entire tenants with a tangible benefit of cost- Moreover, they could apply for building to reduce power savings while there is little direct benefit subsidies by participating in the consumption by 40% for owners who pay equipment costs. emissions trading system in Japan. For further electricity saving, Sumitomo However, the Tennozu Park Side Building, Nomura Real Estate Asset Bakelite and Nomura Real Estate Asset part of which is occupied by tenants, Management agreed with the offer and Management identified how energy was succeeded in turning all illumination into worked on improvements in the parking used in the building. Air conditioning LED across the whole building in January lot: intermittent operation control of was driven using district heating and 2013. fans, variable flow control of secondary cooling as a heat source, which revealed The Tennozu Park Side Building is pumps, and higher illumination efficiency. that lighting was consuming the largest virtually owned by Sumitomo Bakelite The ESCO service allowed them to amount of electricity. and Nomura Real Estate Office Fund. reduce CO2 by 284 tonnes annually. LED illumination was soon deliberated. In the 22-storey building, Sumitomo The efforts made so far were centred However, switching to LED across the Bakelite owns the 16th floor and above on backyard energy efficiency, not building would need capital investment to use as its headquarters, and Nomura involving tenants. It was the Great of more than JPY 100 million. Sumitomo Real Estate Office Fund owns the 15th East Japan Earthquake that changed Bakelite accepted the introduction floor and below. The asset management of this REIT property is entrusted to Nomura Real Estate Asset Management. Energy saving usually needs capital Party relationships in Tennozu Park Side Building investment. “Our job is to ensure dividends for investors by operating Tennozu Park Side Building Management Association the property as a leased building. We always have to think about that,” Sumitomo Bakelite explained Miyuki Kato, Manager, Building management Asset Management, NOF Investment contract Management, Nomura Real Estate Asset (common areas) Management. Nomura Real Estate Trust bank Conversely, Sumitomo Bakelite is a Office Fund Building manufacturer that strives to reduce CO2 emissions by 25% below FY2005 levels management contract by FY2020. This could mean that the (tenant areas) Leasing contracts building is owned by the two companies Property management Asset management of contrasting natures. Tenants contract contract Using ESCO to achieve energy saving and cost reductions Energy saving was triggered by Nomura Real Nomura Real Estate Nomura Real Estate cost reductions suggested by an Estate Partners Development Asset Management ESCO in 2006. “Now we knew if we

26 of LED as the headquarters building should take the initiative in implementing appropriate measures while its factories were fully committed to energy saving. However, Nomura Real Estate Asset Management needed to consider the impact on dividends to investors. “If we paid for the replacement at one time, dividends would be significantly reduced even though we received subsidies,” said Kato. “This might prevent Nomura Real Estate Office Fund from replacing the lighting on an ongoing basis.” In the middle of the argument, they came to know that subsidies would be granted to ESCO-based leasing as well, which would minimize the impact on dividends. They decided to incorporate LED taking the long term benefit into consideration. Tenants were supportive and all of them immediately approved the application for subsidies. Nomura Real Estate Partners in charge of building management helped explain the LED performance to tenants and evaluate LED when the selection was made. Eventually, 9,223 LED lights were installed, reducing power consumption by approximately 40%. The introduction of the LED illumination was successful as the result of cooperation between the owners, tenants, and building Building name Tennozu Park Side Building management company. Address 5-8, Higashi Shinagawa 2-chome, Shinagawa-ku, Tokyo Completion January 1995 Acquisition of Silver Total floor area 45,183㎡ certification in Development Bank of Japan’s building rating programme The Tennozu Park Side Building is owned by Sumitomo Bakelite and Nomura Real Estate Office The Tennozu Park Side Building is Fund. Sumitomo Bakelite uses its floors as headquarters. Nomura Real Estate Asset Management committed to exchanging information on has been entrusted to operate the equity share in the building owned by Nomura Real Estate Office Fund, assuming a role of ensuring dividends for investors. Nomura Real Estate Partners is in charge the environment and energy efficiency. of the building management. The Management Association holds annual energy saving meetings involving tenants, owners, and the building management company, disclosing information on CO2 reductions achieved so far, the adoption of new energy efficient equipment and other issues. The building has also introduced a system that allows the tenants to monitor energy consumption in real time, i.e. so-called visualization, to drive the collaboration with tenants for improved energy efficiency. These activities have been valued by third parties. For example, Development Bank of Japan has developed the Green Building Certification to assess real-estate values in terms of consideration for the environment and society. The Tennozu Park Side Building gained the Bronze rating initially and moved up to the Silver rating due to the adoption of the LED illumination. The installation of the LED lights has been an exemplary model for Nomura Real Estate Asset Management. “REIT The Tennozu Park Side Building is owned by properties are not held in high esteem Sumitomo Bakelite and Nomura Real Estate if they are behind social trends,” said Office Fund. Sumitomo Bakelite uses its floors as Kato. The company is promoting headquarters. Nomura Real Estate Asset Management energy saving measures, including LED has been entrusted to operate the equity share in the building owned by Nomura Real Estate Office Fund, illumination, at its other properties. assuming a role of ensuring We are seeing a transition to the era dividends for investors. Nomura where the environmental performance Real Estate Partners is in charge Tennozu Park Side Building of the building management. enhances buildings’ value. 5-8, Higashi Shinagawa 2-chome, Shinagawa-ku, Tokyo 27 TOKYO GREEN BUILDING REPORT 2015

Green building case example − Canon Marketing Japan Headquarters

With the support from top management, Canon Marketing Japan achieved further energy saving Energy Saving with Wisdom, Passion, and Operation Energy saving involves costs - Canon Marketing Japan took on this notion head-on. Using wisdom and operational measures, the company drastically reduced energy consumption at the headquarters that used to be an up-to-date energy efficient building at the time of completion. The driving force that made this possible was the support from top management and collaboration with a building management company.

Takeshi Yamataka, Canon Business Support (right) The graph illustrates the transition covered facilities. Kazuaki Ito, Obayashi Facilities (centre) of the primary energy consumption “I am sure that the ordinance revision Kiichi Asami, Obayashi Facilities (left) intensity at the Canon Marketing Japan drove us to tackle energy saving,” said Headquarters, namely the Canon S Yamataka. “We had a hard time, but Tower building. The reduction ratio we were able to build energy efficiency reaches as much as 43.6% in 2011 expertise.” expertise for building energy saving, compared with the 2004 base year. How did Canon Business Support from which we made some suggestions,” Completed in 2003, the building featured promote energy saving? What they said Kazuaki Ito, General Building an optimal illuminance system, high- attempted was energy saving through Custodial Service, Obayashi Facilities. performance heat reflective glass and operational measures without spending The cost-conscious, operational- other latest technologies, which made it money. “We decided to do anything we measures-oriented energy saving project a state-of-the-art energy saving building could do and save energy with cost- was started by collaborating with a at that time. Additional energy saving efficient operational measures,” said building management company that has was realized in spite of this fact. Yamataka. “General Affairs took cost a rich array of energy efficiency ideas. The energy consumption significantly cutting for granted and everybody decreased in 2008, 2009 and 2011 thought that way.” Piloted at General Affairs first, when the Great East Japan Earthquake Without the broad cooperation of then expanding into all floors occurred but has slightly increased employees, energy saving depending on The Canon S Tower has steam and in recent years. These changes may operational measures cannot happen. cold water supplied by a district heating reflect changes in the company’s way of They asked the CEO of Canon Marketing and cooling company. The range of addressing energy saving and levels of Japan for support and he met the energy saving applicable within the difficulty it experienced. request. The then CEO Masami Kawasaki building was limited to lighting, air emailed all employees to encourage conditioning (partly), elevators, escalators Staff’s cooperation triggered energy saving activities, which proved to and bathrooms. Therefore, a variety of by top management’s strong be very effective. ideas were tried and applied, part of support Another key factor was Obayashi which is described below. “There were two key factors that Facilities, a building management The building has had half of its energy facilitated our energy saving activities,” company. “We have a repository of efficient HF fluorescent lights removed. explained Takeshi Yamataka, Chief, Facility Management Operations Group, Facility Management Services, Canon Effects of energy saving − transition of energy consumption Business Support, a group company (in gigajoules) of Canon Marketing Japan. “One is the 120,000 115,748 CEO’s support and the other is the 111,951 43% reduction 108,864 109,113 collaboration with a building management 110,000 below 2004 levels company.” achieved in past 97,590 Canon Business Support officially 100,000 3 years started working on the energy saving 90,000 project in 2008. The energy intensity had 84,261 82,904 slightly increased in the previous summer 80,000 mainly due to extreme heat, which was beyond their control, but the increase 70,000 65,318 65,896 65,888 was not allowed to be left unsolved. In addition, the Tokyo Metropolitan 60,000 Environmental Security Ordinance was 50,000 revised to mandate CO2 reductions by 2004年 2005年 2006年 2007年 2008年 2009年 2010年 2011年 2012年 2013年

28 Illuminance in rooms has been reduced from 750 lux to 500 lux. All the lights are now turned off during lunch breaks (except busy floors) and after business hours. Air conditioning is no longer turned on in hallways and elevator lobbies. These common areas are not crowded and moderate heat does not greatly affect people there. Temperatures in office space are limited to 28°C in summer and 22°C in winter in principle. In summer, air-conditioning in the early morning is effective for controlling demand. Before business hours start when there are few people and the outside air does not flow in easily, even mild air-conditioning cools rooms efficiently. “You get nothing if you don’t try,” said Yamataka. “We repeated the trial-and- error process until we made it.” When an idea for energy saving was proposed, it was first tried at the General Affairs Department on the 25th floor. The room temperatures were increased or decreased, for example, to watch employees’ reaction. If there was no problem, the provisional step was applied Building name Canon Marketing Japan Headquarters (Shinagawa S Tower) to the floors immediately above and Address 16-6, Konan 2-chome, Minato-ku, Tokyo Number of stories 29 stories above ground and 4 below below, before finally being applied across Total floor area 59,448.9㎡ the building. Application Office, showroom, etc. Completion April 2003 Energy saving with patience does not last long. Combine it with repair plan for further reductions Energy consumption was even more drastically reduced after the Great East Japan Earthquake with employees’ voluntary cooperation: “darker lighting is still acceptable.” A visualization system, the first investment in the energy saving project, served to raise employees’ awareness. The project also made a remarkable Central monitoring system Attachment of insulation jackets contribution to financial savings at the The system for monitoring energy across the In the basement of the building, steam and cold whole headquarters building was only able to water piping is installed for air conditioning. The company, helping achieve approximately identify power consumption in three blocks: steam piping was covered by insulation at the JPY 230 million of cost reductions from upper, middle and lower floors. In January 2011, time of the building completion but the valves the date of completion to 2012. a visualization system was introduced. Power were exposed, significantly raising the room monitors were installed in office space on the temperature. The valves have now also been However, there remains a problem- 10th to 26th floors to allow all employees to covered by insulation jackets to prevent wasteful employees have gradually become tired watch data on the server from their PCs. This heat dissipation, reducing energy loss and an of saving energy. The challenge is to has improved employees’ awareness of energy undesirable temperature rise. efficiency and encouraged full-participation juggle a comfortable office environment energy saving. The system also shows the and energy saving. energy consumption ranking of floors. “We were successful in saving energy,” said Yamataka. “But if energy saving Diagonal passing at entrance requires patience from employees, There are two pairs of automatic doors at the building entrance. Both it will not last long. There is a limit to the inside and outside doors of one pair open but the inside door of the other pair is kept closed. People passing through the outside door of energy saving depending on operational the latter pair have to walk diagonally to the inside door of the former measures. We are considering combining pair. This is an idea for preventing air from easily flowing into and out of it with building repair plans to introduce the building.Chibagin Mitsui Building. energy efficient equipment, such as LED lighting. By using wisdom first and hardware second, this way of saving energy lives Canon Marketing Japan Headquarters up to expectations. (Shinagawa S Tower) 16-6, Konan 2-chome, Minato-ku, Tokyo

29 TOKYO GREEN BUILDING REPORT 2015

Comment from academia

TMG and facilities working together on the environment, still contributing to economic growthadmirable low-carbon city Rules for New Low-Carbon Economy

Policies implemented in Tokyo where economic functions are concentrated will be pioneering and advanced initiatives. With their significance in both quality and quantity, approaches taken by the megacity have potential to lead the world in the future.

Toru Morotomi, Professor, Kyoto University

Toru Morotomi Environmental issues and seek the best strategies before the Professor, Kyoto University. Specializing in environmental economic growth have long been implementation of environmental economics and finance. Ph. D in Economics (Kyoto University). considered to be in conflict with measures. We can say TMG has Lecturer at Kyoto University School of Government. Author of award- each other. That means working on built up tangible assets while winning books (in Japanese), including environmental issues has a negative overcoming environmental Theory and Practice of Environmental Tax (awarded by Japan Society of impact on economic growth. problems and intangible assets Research and Information on Public and Co-operative Economy and The transition to the way specific to the city, i.e. valuable Japan Association of Local Public Finance) and New Strategies for Local of thinking that they are not efforts continued through dialog Regeneration (awarded by Public incompatible started in Germany with facilities. Policy Studies Association Japan). and other countries in the 1970s. Following extended arguments, Creating a new economic model case. I hope TMG will a rough consensus of their system continue achieving concrete results compatibility was formed in in environmental measures as well the 1980s. Such attitudes were TMG’s programme consists as economic performance to raise enhanced when inter-industry of rules for creating a new low- its position among cities around the analysis clarified that investment carbon economy but they are not world. in environmental measures can inflexible regulations. To create actually bring benefits to the entire a new economic system, the Communicating TMG’s efforts industrial world. We are living in administration has to have mental in environmental problems to and physical strength in addition to an age that no longer imposes a the world choice between the environment firm and robust initiatives. I think and economy but balances thought it is TMG’s consistent strong will As the Tokyo Cap-and-Trade for the environment and the and zeal that has enabled it to have Program has proved to be effective, development of economy. excellent human resources. similar programmes have been The success of the programme started in several countries. On Early advocate of depends on facilities’ attitude and the other hand, there are countries environmental measures capability, and Japanese companies that have brought about massive have met this challenge with their environmental contamination even In Tokyo in the 1970s, there was outstanding ability. Some of them though they have gained great strong public opinion that called for have even outperformed reduction economic success. To improve alleviation of serious environmental targets. This demonstrates the the situation, Tokyo has to degradation, such as air pollution high awareness of and ingenuity communicate its efforts beyond the and water contamination. I think in GHG reductions run through language barrier. during that time infrastructure, not only the construction industry TMG’s marvelous commitment organizations and human resources that has provided the world’s first- should not be owned by one started to prepare themselves for class energy efficient buildings country but be shared around the the coming environmental policies. but also businesses involved in world, although compliance  After pollution problems were the management and operation of not a big issue in Tokyo  cannot mitigated, new problems emerged: buildings. sometimes be easily applied in vehicle emissions, energy efficiency It is obvious that Tokyo’s tackling other cities. in buildings and climate change. of environmental problems has a I heard that since the age of huge influence over the Japanese pollution, the Tokyo Metropolitan and world economy. The success of Government has emphasized approaches taken by a single city is communication, helping officials barely seen throughout the world, talk with business operators to and Tokyo will be an invaluable

30 Programme for small and medium facilities

Environmental measures at small to medium sized facilities not covered by regulatory programme Reporting Programme to Enhance Energy Saving In FY2010, the Tokyo Metropolitan Government launched the Carbon Reduction Reporting Program for small and medium facilities that were not covered by the Tokyo Cap-and-Trade Program. Since the commencement of the programme, facilities submitting the report have steadily reduced CO2 emissions.

630,000 small and CO2 emissions share in industrial and commercial sectors in Tokyo medium facilities in Tokyo Facilities whose annual energy Small consumption is less than 1,500 kL of crude oil equivalent are treated Large and medium as small and medium facilities, facilities and there are around 630,000 facilities such facilities in Tokyo. These Approx. facilities are not covered by the Approx. Tokyo Cap-and-Trade Program with no mandatory reduction targets % imposed. However, CO2 emissions 60 630,000facilities from these facilities account for approximately 60% of those from Transition of CO2 emissions at 25,579 facilities that submitted the entire industrial and commercial the report in four consecutive years sectors. Therefore, enhancing (1,000 tonnes) energy efficiency at these facilities 500 is the key to reducing CO2 emissions in the industrial and commercial sectors. ▲11%

Energy saving rooted in 450 reporting facilities 459.9 CO2 emissions from reporting facilities are responsible for as much as around 1/3 of those from 400 413.9 all small and medium facilities in 409.4 Tokyo. Aggregating and analyzing 404.6 data reported from these facilities provides a better understanding of the actual conditions at small 350 to medium sized facilities. Total CO2 emissions in FY2013 from facilities that submitted the report in the prior four consecutive years decreased by 11% from FY2010 0 preceding the Great East Japan FY2010 FY2011 FY2012 FY2013 (Fiscal year) Earthquake. This reduction ratio is almost the same as that in FY2011 immediately after the earthquake Examples of small and medium facilities when emissions were greatly reduced with exhausting energy saving. This indicates that the reporting programme has motivated these facilities to continue energy and power saving.

Leased office buildings in Retail stores in Taito-ku University facilities in Minato-ku Shinjuku-ku

31 TOKYO GREEN BUILDING REPORT 2015

Programme for small and medium facilities

Understanding status quo to implement effective measures Carbon Reduction Reporting Program

When single entities are compared, CO2 emissions from each small or medium facility are much smaller than those from each large facility. However, the number of small to medium sized facilities in Tokyo

amounts to as many as 630,000, which means that these facilities are the key to reducing CO2 emissions in both the industrial and commercial sectors. The Tokyo Metropolitan Government has been encouraging energy saving at these facilities by means of the reporting programme.

Purpose and significance of submitted the mandatory or voluntary practices achieved by the reporting the reporting programme report in FY2014 exceeded 2,200, operators. Reduction Reporting Program approximately 1.5 times the number at By providing effective feedback on that covers all small and medium the start of the reporting programme. In information accumulated through the facilities in Tokyo. The purpose of the particular, there is a remarkable increase reporting programme, we are raising programme is to help these facilities in the number of voluntarily reporting covered facilities’ awareness and

identify their CO2 emissions by enterprises, indicating the prevalence encouraging them to improve energy drafting the report, implement tangible and endorsement of the programme. saving measures. measures and enhance climate change * Facilities with annual energy consumption less than 30 kL of crude oil equivalent are excluded countermeasures. from the calculation that determines submission Posting achievements and Small to medium sized facilities type, mandatory or voluntary. goals at facilities’ premises can save energy bills by committing In June 2014, the Tokyo Metropolitan themselves to energy saving measures Menus of energy saving Government started providing the PR through the reporting programme. measures friendly to Sheet on Climate Change Actions, These facilities can also improve their beginners which enables reporting enterprises to corporate image by positively carrying Facilities are requested to fill out display their progress in energy saving out the measures as their reports are the report with CO2 emissions and the measures at their entrance or other disclosed on the TMG website. progress of energy saving measures in prominent places. As part of various systems to support the previous fiscal year along with other The enterprises can clearly show enterprises combating climate change, information. We offer 255 systematic employees or visitors their efforts by

we apply assistance measures, including menus of energy saving measures to be posting CO2 emissions reductions from the Energy Saving Promotion scheme, to taken at facilities so that even beginners the previous year and reduction targets reporting facilities. can select a menu that matches their in the current year. business type to easily work on energy Two submission types: efficiency. mandatory and voluntary For menus needing extensive efforts, The reporting programme covers energy saving measures are divided all small and medium facilities of any into three levels to allow step-by-step business type or application in Tokyo, approaches depending on the progress including offices, leased buildings, stores, at facilities. medical facilities and factories. Mandatory report submission is Providing feedback on applied to business operators owning or information gathered through using multiple small and medium facilities the programme in Tokyo whose combined total annual For business operators with small to energy consumption is greater than or medium sized facilities in the city, we hold equal to 3,000 kL* of crude oil equivalent. the Climate Change Countermeasures Other business operators may also Seminar to announce the aggregation submit the report at their discretion. and analysis results of data reported by The number of enterprises that the operators and energy saving best

32 Schematic view of Carbon Reduction Reporting Program for Small and Medium Facilities Dealing with Carbon Reduction Reporting Program Feedback, including provision of information Facilitated monitoring of CO2 Small and medium facilities

emissions ■porting previous fiscal Implementing climate change year’s performance TMG countermeasures Facility B ■ Disclosure Voluntary XXX ■ Guidance, advice and submission Corporation recommendations Facility A Cooperation Carbon Reduction Tokyo Metropolitan Center for Mandatory Report Climate Change Actions submission

Facility C ■ Reception desk ■ Help desk ■ Application guidance Reports assembled at head office

PR Sheet on Climate Change Actions

Mandatory and Annual energy consumption in crude oil equivalent voluntary submission Mandatory submission 3,000kL or more in total Tenants

Voluntary Under 3,000 kL Facilities Facilities submission owned used in total

Mandatory report submission is applied to business operators owning or using multiple small and medium facilities in Tokyo and whose combined total annual energy consumption is greater than or equal to 3,000 kL* of crude oil equivalent. Other business operators may also submit the report at their discretion.

Transition of number of reporting enterprises Transition of number of reporting facilities

Approx. 50% (Enterprises) increase (Facilities) Annual submission from more than 2,500 from 1st FY 40,000 30,000 facilities

2,205 35,000 34,006 34,010 33,528 34,242 1,993 2,000 31,291 1,847 30,000

1,619 1,490 25,000 1,500

20,000

1,000 15,000

10,000 500

5,000

0 0 FY2010 FY2011 FY2012 FY2013 FY2014 FY2010 FY2011 FY2012 FY2013 FY2014 (FY of submission) (FY of submission) ■ Mandatory ■ Voluntary ■ Total ■ Mandatory ■ Voluntary ■ Total

33 TOKYO GREEN BUILDING REPORT 2015

Programme for small and medium facilities

Low Carbon Benchmark and Carbon Report Program visualize CO2 emissions On the Path to Low Carbon Society

The Tokyo Metropolitan Government has introduced the Low Carbon Benchmark based on reported data and the Carbon Report Program for small and medium leased buildings. By disseminating these schemes, we are aiming for a society that values low-carbon buildings in the real estate market.

Low Carbon Benchmark: self- commercial facilities are responsible for occupancy rate for more stable profit

rated index for CO2 emissions approximately 70% of CO2 emissions and eventually bring further incentive levels from small to medium sized facilities in for building owners to work on energy Based on data from submitted Tokyo. The majority of offices consist efficiency retrofits. reports, we identified the distribution of of leased buildings, and the majority of

CO2 emissions intensity (CO2 emissions commercial facilities consist of tenant Carbon Report benefitting per 1 m2 floor area) for each business stores, which implies the importance of tenants as well type and announced the Low Carbon leased building measures. When selecting a building in the past,

Benchmark that classifies CO2 emissions The cost of energy efficiency retrofits prospective tenants were not able into seven levels (A1 to C ) and 15 at small and medium leased buildings is to easily obtain information, such as ranges (subdivision of level). usually paid by building owners. However, environmental performance and the The 15 ranges consist of A1, A2, it is often the case that tenants gain the progress in energy saving measures at A3 and A4 (A1 to A3 are subdivided) benefit of lower energy expenses and buildings. in descending order below average building owners feel that they receive With the Carbon Report available

CO2emissions intensity in each business less benefit, which may hinder energy as reference for building selection, type and B2, B1 and C (B2 is subdivided) efficiency improvements. prospective tenants can now estimate in ascending order above the average after-occupancy energy bills based intensity. Energy saving and carbon on the Low Carbon Benchmark and The Low Carbon Benchmark allows reduction programmes at compare buildings’ running costs before

the self-rating of CO2 emissions levels at small and medium leased the final decision. each facility to promote energy saving buildings measures for better ranges. To make energy efficiency Project to visualize effects of improvements at leased buildings energy efficiency retrofits Available with diverse business beneficial to owners as well, the Carbon To support small to medium sized types and size Report Program was introduced. June business operators with small and The Low Carbon Benchmark 2014, we started providing the Carbon medium leased buildings that are categories include 30 business types: Report form that clearly shows energy planning energy efficiency retrofits, the office, leased building, store, restaurant, saving levels at small and medium leased Tokyo Metropolitan Government grants school, etc. There are two business buildings based on the Low Carbon subsidies to cover part of the retrofitting types for leased buildings according to Benchmark. costs on the condition of improvements application, and each business type is Building owners can appeal their in the Low Carbon Benchmark and divided according to size, enabling the energy saving levels to prospective submission of performance data after comparison between buildings with the tenants and encourage them to move the retrofits. This is a two-year project same application and size. in by indicating in the Carbon Report from FY2014 to FY2015. their buildings’ benchmark data and the We are aiming to let energy efficiency Importance of leased building progress in energy saving measures at retrofits infiltrate many small and measures the buildings. The Carbon Report will medium leased buildings in Tokyo by The aggregation and analysis of help more energy efficient buildings analyzing energy data before and after reported data shows that offices and be chosen, serve to improve their the retrofits to visualize their effects.

34 Low Carbon Benchmark Breakdown of small and medium facilities and CO2 emissions shares The benchmark is CO2 emissions intensity per 1 2 m2 floor area (kg-CO2/m ) obtained by dividing annual CO2 emissions by total floor area. It allows ■ Office ■ Commercial facility ■ Manu-facturing ■ Others self-rating of the deviation from an average CO2 emissions intensity in a specific business type. Category: Leased building 630,000 29% 38% 9% 24% (office use, medium-sized) facilities Factor relative Range of CO2 No. of % of Average Range emissions intensity facilities facilities TFA（m²） to average (kg-CO2/m²) 15,780k A4 0.55or less 32.9 or less 46 6.0% 5530 tonnes More than 0.55 to More than 32.9 to 35.9 2 49% 19% 10% 22% A3 + 0.60 or less or less 19 4823 of CO More than 0.60 to More than 35.9 to 38.9 emissions A3 0.65 or less or less 28 10.1% 5718 More than 0.65 to More than 38.9 to 41.8 A3 - 0.70 or less or less 30 5657 0% 20% 40% 60% 80% 100% A2 + More than 0.70 to More than 41.8 to 44.8 36 5117 0.75 or less or less Note: Figures are estimates based on performance data from More than 0.75 to More than 44.8 to 47.8 A2 0.80 or less or less 50 17.0% 6048 reports in FY2010. More than 0.80 to More than 47.8 to 50.8 Application breakdown of facilities under A2 - 44 5242 0.85 or less or less mandatory submission More than 0.85 to More than 50.8 to 53.8 A1 + 0.90 or less or less 69 5424 More than 0.90 to More than 53.8 to 56.8 A1 0.95 or less or less 62 23.1% 5855 More than 0.95 to More than 56.8 to A1 - 1.00 or less average 59.7 or less 45 5195 More than 1.00 to More than average 59.7 Other than B2 + 55 5864 Leased 1.05 or less to 62.7 or less Office leased More than 1.05 to More than 62.7 to 65.7 buildings 60% B2 1.10 or less or less 54 19.0% 5822 buildings 40% More than 1.10 to More than 65.7 to 68.7 B2 - 1.15 or less or less 36 6088 B1 More than 1.15 to More than 68.7 to 89.6 123 16.1% 5519 1.50 or less or less Other than C More than 1.50 More than 89.6 Commercial Tenant stores 66 8.7% 5835 tenant stores facilities 55% Note: Benchmarks for other 29 Total 763 Average 5616 45% business types are also available.

0% 20% 40% 60% 80% 100% Benchmark categories for 30 business types Category Category Note:Figures are estimates based on performance data from reports Benchmark category Benchmark category No. No. in FY2010. Eating establishment Office (tenant area) 1 14 (hamburger) Carbon Report Eating establishment Office (corporate) 2 15 (coffee) Leased building (office, Eating establishment *1 3 small-sized) 16 (Korean barbecue) Leased building (office, Eating establishment *2 3 small-sized) 17 (Chinese) Leased building (office, Eating establishment 3 small-sized)*3 18 (others) Leased building (commercial Accommodation 4 complex, small-sized)*1 19 Leased building (commercial School/educational 4 complex, medium-sized)*2 20 institutions Leased building (commercial Hospital/clinic 4 complex, semi-large -sized)*3 21 Store (convenience) Health centre 5 22 Store (drug) Long-term care health 6 23 facility/nursing home Store (grocery/ Fitness facility 7 department) 24 Store (fresh food) Pachinko parlor 8 25 Store (food Karaoke room 9 manufacturing/retailing) 26 Store (accessory) Game arcade 10 27 Store (car retailing) Library 11 28 Eating establishment Museum 12 (restaurant) 29 Eating establishment (pub/ Municipal office 13 bar) 30 *1 Total floor area from 1,000 2m to less than 3,000 m2 *2 Total floor area from 3,000 2m to less than 10,000 m2 *3 Total floor area from 10,000 2m to less than 20,000 m2 35 TOKYO GREEN BUILDING REPORT 2015

Programme for small and medium facilities

Tokyo Metropolitan Center for Climate Change Actions supporting energy saving activities Outreach Efforts for Improving Energy Efficiency To encourage energy saving measures at approximately 630,000 small and medium facilities in the city, the Tokyo Metropolitan Government has established the Tokyo Metropolitan Center for Climate Change Actions (known as Cool Net Tokyo). Using the centre as a hub, we are implementing various energy saving support programmes, including free energy audits and energy efficiency training.

Auditing facilities and efficiency training held by municipalities Tax incentives encouraging proposing energy saving or industry associations. introduction of energy efficient measures without charge Having joined around 220 training equipment The energy audits are services for courses and other sessions, our In FY2009, the Tokyo Metropolitan small and medium sized facilities, which lecturers describe the benefits of Government launched a programme that officially started in FY2008, with more energy efficiency and a concrete way of exempts small and medium facilities from than 2,700 facilities audited in total so promoting measures in a comprehensive the corporation or individual enterprise far. Specialists of energy saving actually manner so that novice participants can tax when they introduce energy efficient visit facilities, examine energy saving understand the contents. equipment specified by TMG. measures suitable for their actual To communicate more practical energy We have specified more than 40,000 conditions and propose specific energy saving measures for specific business equipment models for air conditioning, efficiency measures. The specialists types, we have offered energy efficiency lighting, hot water and renewable energy. also provide an audit report tailored for textbooks for each business type by The specified equipment models can each facility, which describes in detail working with industry associations. be retrieved by manufacturer name the procedures for implementing the Textbooks for more than 26 business or model number at the website of measures and the cost effectiveness of types, including leased buildings, have the Bureau of Environment, Tokyo the implementation. been made available so far. Metropolitan Government. At the request of audited facilities, we will dispatch a specialist again to provide more practical services based Outline of the Tokyo Metropolitan Center on the audit results. The services this for Climate Change Actions time are intended to help implement Help desk and rental services energy saving measures, or operational The centre provides a help desk to improvements now, which are readily answer questions about the prevention available and need no expenditure. of climate change and energy saving The average CO2 reduction ratio at measures. It also rents environmental facilities that have gone through the learning tools, such as DVDs featuring climate change countermeasures, and energy audits is 17.9%, more than measuring instruments useful for saving double the baseline 8.2% seen at facilities energy. without the audits. This clearly proves the efficacy of the energy audits. Symbol Public relations with events The centre is also known as Cool Dispatching lecturers for free Net Tokyo, which means a network and exhibitions to energy efficiency traininge for preventing climate change. Its By holding events and exhibitions to For broad dissemination of energy symbol represents Tokyo acting introduce the status quo of climate change as one of the building blocks to and case examples of energy saving saving measures, the Tokyo Metropolitan prevent climate change. The tip practices, Cool Net Tokyo supports energy Government dispatches experienced of the cap symbolizes the Tokyo saving activities promoted by people and lecturers free-of-charge to energy Skytree tower. businesses in Tokyo.

36 Energy audit breakdown by business type Energy efficiency textbooks by for top 10 business types from FY2008 to FY2014 business type

Leased building 776

Factory 440

Company- owned building 427

School/ educational 326 institutions Hospital/nursing home 158

Eating establishment 98 List of 26 business types Accommodation 74 Warehouse, including freezer and 1 refrigeration storage Pachinko parlor 65 2 Energy visualization equipment 3 Leased building Other stores 61 4 Public bath 5 Movie theatre Department store/ 42 grocery 6 Karaoke room

0 100 200 300 400 500 600 700 800 7 Grocery store (Facilities) 8 Office 9 Petrol station 10 Confectionery factory 2 CO reductions achieved through energy audits 11 Convenience store Energy saving measures recommended by specialists provide larger CO2 reductions. 12 Entertainment facility 13 School facility 14 Hotel 15 Painting 17.9 % 8.2% CO2 CO2 16 Nursing home reduction reduction 17 Beauty salon 18 Fitness club 19 Recycling 20 Hospital 21 Plating factory 22 Cleaning 2010 2012 2010 2012 23 Glossing (FY) (FY) 24 Noodle making Facilities with audits Facilities without audits 25 Printing 26 Eating establishment Note:The CO2 reduction ratios are calculated based on the Carbon Reduction Report.

Cool Net Tokyo Free energy audits Energy efficiency training

The centre has a help desk in TMG Facility equipment is checked to Lecturers are dispatched to training No. 2 Building. propose tailored energy saving or sessions held by municipalities or measures. industry associations. 37 TOKYO GREEN BUILDING REPORT 2015

Green building case example − Alps Building, Alps Electric

Operators’ awareness and eagerness maximizing equipment power Green Building Driven by Leading-edge Technologies It is the people who operate hardware that have the potential to maximize its performance and capability. All energy saving strategies at the Alps Electric headquarters building are converged on operators’ awareness and eagerness.

Contracted capacity of 677 kW BEMS has come to be widely used at many Masataka Yamaguchi, Alps Electric for total area of 21,000 m2 facilities, but no one could tell how effective Not all facilities can necessarily be it was at that time. However, “this level of the south side of the building to let the successful in saving energy even if energy saving has never been possible wind easily flow in. sophisticated equipment is introduced without BEMS,” said Yamaguchi. What has The central control unit is loaded with the  this is the reason why energy saving changed? company’s calendar information, including is challenging. The evolution of energy business days and holidays. It controls efficiency depends on the operation of Identifying challenges and taking power supplies for air conditioning, hardware as the case example of the Alps measures before remodeling automatic vending machines, lighting and Electric headquarters building proves in Energy is controlled by a central control water heaters in tune with the conditions this article. unit and BEMS. The basics of heat source of the building operation. “The contracted capacity of around equipment operation are volume control. Each floor is equipped with a 830 kW at the time of its completion Air conditioning is provided by turbo security card reader, which turns off air has decreased every year to 677 kW refrigerators, HP module chillers and conditioning and lighting when the last now,” explained Masataka Yamaguchi, water thermal storage tanks as well as air employee activates the security system Manager, Environment, General Affairs, conditioning equipment. In summer, the before leaving the office. The readers Administration Headquarters, Alps Electric. turbo refrigerators are operated with night- were integrated into the building when it The total floor area of the building is time power to make cold water, which is was constructed as a way to deal with the 20,929 m2 and it has a server room. The retained in the 1000-m3 water thermal challenge of staff leaving something on. contracted capacity is considerably low in storage tanks. In the daytime, the cold air spite of these conditions. How have they is supplied across the whole building for air decreased it to this level? conditioning. When air conditioning load is Operators fine-tuning the “The key was enjoying trivial matters,” high, the HP module chillers are operated operation depending on varying answered Yamaguchi. Their success seems to compensate for any insufficiency. The load The story continues to BEMS. Why to have greatly depended on individual HP module chillers are also used to make can their BEMS maintain the contracted efforts of employees. hot water for heating in winter. capacity at that low level? Because they Completed in 2010, the building has Natural ventilation has also been are committed to peak shaving. During adopted an all-electric system driven adopted. During mild periods outside of peak hours of 1 to 4 PM in summer, the by the belief: “In case of an earthquake, summer and winter, the wind often blows HP module chillers are stopped and only electricity allows for the fastest restoration from south to north in the area in which the cold heat stored during night-time is of the infrastructure.” The building has the building is located. There are slits on used to deal with air conditioning load. obtained the highest “S” rank certification in CASBEE (Comprehensive Assessment System for Building Environmental Efficiency), which evaluates buildings’ Electrical energy data analysis of BEMS at Alps environmental performance quality. The Electric headquarters building introduction of the all-electric system was ■ Others determined in the planning process with a 900 ■ Kitchen designer from the construction company. 800 ■ Sever room PAC Top management puts emphasis on 700 ■ WHM-UPS absorbing the most advanced measures ■ Elevator and supports the plan, with the attitude of 600 ■ Ventilation “Try anything first. Gain experience.” This 500 way of thinking is seen everywhere in the ■ Outlet 400 company. For example, LED illumination has ■ Lighting been used in some meeting rooms while 300 ■ Hot water their basic lighting is HF fluorescent lights. 200 ■ Air transfer They dared to introduce LED although it 100 ■ Heat transfer was expensive and not as energy efficient as it is now. A more complicated challenge 0 ■ Heat source equipment 00 00 00 00 00 00 00 00 00 00 00 00 kWh : : : : : : : : : : : : has been its color rendering properties. 1 3 5 7 9

11 13 15 17 19 21 23 (Data on August 7)

38 Building name Alps Building

Address 1-7, Yukigaya-otsukamachi, Ota-ku, Tokyo Number of stories 7 stories above ground and 1 below Total floor area 20929㎡ Application Office When air conditioning is turned on, the Completion March 2010 load is distributed by sequential activation. However, their commitment does not end here. In addition to watching a variety of data maintained in the BEMS, operators every day consider the next day’s weather report and estimated room temperatures to adjust the activation times of air conditioning in units of 10 minutes. This is just one example of their routine. “Our operators have to have the motivation and awareness for these jobs,” said Yamaguchi. “Visualization helps them have the motivation and awareness. It is hard for operators to watch a lot of numerical information every day. We have The building has obtained the highest “S” rank certification in CASBEE, which evaluates buildings’ to help them do that easily and precisely. environmental performance. Its efforts to improve environmental quality and performance include natural lighting, subdividing zones for lighting and air conditioning and rooftop gardening. Its We also have to visualize their activities so approaches to mitigate environmental impacts include controlling thermal load with Low-E glass, use that we can support them while working.” of natural energy (reduced illuminance, use of rain water, natural ventilation), EcoCute (hot water supply system using a heat pump) and energy management with BEMS. Challenges remaining in server room responsible for 40% of power consumption There are cost-conscious ways of saving energy, such as, for example, saving water used during toilet flushing. They used to use rain water for that purpose but came up with an idea of using the large amount of air conditioning drainage. Eventually, they made it available for greenery as well by simply installing branch piping. In summer, magnets are used to attach plastic cardboards to the sunny windows of meeting rooms. This alone reduces room temperatures by 1 or 2°C with an expenditure of several hundred yen for each piece of cardboard, according to the company. The energy saving committee discusses information on and suggestions for energy efficiency. However, most employees can only be involved in limited energy saving measures, such as reducing illumination. This causes the promotion of energy There are two sets of seven HP module chillers on the roof. By combining these chillers and the efficiency to depend on the ability of a turbo refrigerators, volume control is carried out in response to air conditioning load. The operation specialist team in which Yamaguchi takes giving priority to thermal storage levels electrical load (peak shaving) to maintain the contracted part. capacity under 677 kW, which has reduced basic charges. What results have been achieved? On the whole, power consumption has been increasing except for a 3.3% reduction in 2014 compared with 2010. The main Underfloor air conditioning cause of the increase is the server Underfloor air conditioning, using room, which accounts for 40% of power a space of approximately 30- consumption. An increase in the number cm under the floor, provides of servers has outpaced the energy saving heating and cooling in the building. measures taken for the server room. Employees in the office feel Drastic countermeasures are required to make a breakthrough in this area. comfortable with radiation from Having tackled various aspects in energy the air-conditioned floor according efficiency, Alps Electric also underwent to the company’s officials. the free energy audits by the Tokyo Metropolitan Government to receive a fair evaluation by a third party. Its employees were most impressed by advice on the temperature settings for refrigerators in the kitchen. They were recommended to set higher temperatures on holidays when the refrigerators are kept closed. There still seem to be energy efficiency improvement opportunities, which will lead to continuous energy saving activities. Alps Building 1-7, Yukigaya-otsukamachi, Ota-ku, Tokyo 39 TOKYO GREEN BUILDING REPORT 2015

Programme for new buildings

Green Building Program An Environmentally-Conscious Plan for New Buildings Buildings must have proper energy saving measures implemented upon construction and alteration to maintain, for several decades following their construction, the energy efficiency planned at the design stage. The Tokyo Metropolitan Government has been promoting environmental consciousness by introducing various programmes for new buildings, ranging from those built in a large-scale urban development to office buildings and condominiums.

Encouraging green building buildings. calculation specified by the national plans *1 Before starting construction, building owners Energy Conservation Law *4 to complete are required to submit an application that For large buildings with total floor the three-grade evaluations based on confirms the plan’s compliance with the building area more than 5,000 m2 constructed standards requirements and to receive a reductions from the national energy in the city, the Tokyo Metropolitan building confirmation certificate. saving standards. Government requires building owners Reducing environmental For owners of large buildings with total to ensure environmentally conscious impacts of new buildings floor area more than 10,000 m2, the design in accordance with its guidelines Energy Performance Standards have The programme requests building and submit a Green Building Plan, which been developed to mandate energy owners to aggressively work on four contains the design considerations and saving measures over a certain level. areas: “Rational use of energy,” “Proper evaluations, 30 days before a building *2 Perimeter annual load, which is an index related use of resources,” “Environmental to the prevention of heat loss through building permit application *1 or earlier. Voluntary conservation” and “Mitigating heat-island exterior walls, windows, etc. The former PAL was submission is accepted for buildings with effect.” Subject to TMG’s evaluation revised to PAL* (PALSTAR) in 2014. total floor area from 2,000 m2 up to *3 Energy reduction ratio, which is an index standards, building owners are striving related to the reduction ratio of energy used 5,000 m2. to reduce environmental impacts in facility systems. In 2013, the calculation was In the traditional building design in revised to one that is based on primary energy due to buildings through three-grade Japan, the building itself and electrical consumption. evaluations in the four areas. *4 Law Concerning the Rational Use of Energy and mechanical equipment in it were In particular, regarding “Heat load generally designed by different designers resistance of building shell (PAL* or with different specialties. However, since PALSTAR *2)” and “Energy performance the introduction of the Green Building of shell and equipment (ERR *3)” in Program, building designers have come the “Rational use of energy” area, to review its environmental performance building owners use the energy saving from the planning stage and building equipment designers have become Buildings covered by Green Building Program involved in the early stages of overall Voluntary submission Mandatory submission design. Outlines of the submitted plans are Specified buildings Specified large Specified extra-large buildings greater than or equal buildings greater greater than 10,000m2 disclosed on TMG’s website for the 2 2 to 2,000m than 5,000m ・ Energy Performance Standards purpose of requesting voluntary efforts ・ Energy Performance Targets (for specific development businesses only) for the environment from building ・ Energy Performance Certificates owners and creating a market that values When the plan is submitted: environmentally conscious buildings with ・Consider introduction of renewable energy based equipment. high quality. ・Comply with Green Labelling Program for Condominiums (including rental apartments) Since 2002 when the programme was Mandatory submission is applied to buildings constructed or extended with total floor area greater than launched, the plans have been prepared 2 2 10,000 m (5,000 m in October 2010 and beyond) 2 and disclosed for more than 2,600 Voluntary submission is applied to buildings constructed or extended with total floor area from 2,000 m up to 5,000 m2 (in October 2010 and beyond)

40

Programme for new buildings Features of Green Building Program By requiring owners who build large buildings to submit a Green Building Plan, this programme encourages their voluntary approaches to the environment at the architectural planning stage. The Tokyo Metropolitan Government discloses the outlines of the plan with an aim to form a market that appreciates environmentally conscious buildings with high quality.

Programme features Issuance of Energy Performance Certificates Owners of large commercial buildings with total floor area greater than 10,000 m2 are required to not only submit a Green Building Plan but also issue an Energy Performance Evaluation Guidance Certificate to potential building buyers or tenants upon real estate transactions. Through such procedures, we will create a real-estate market that values environmental Building owners TMG encourages performance of buildings. evaluate their own eco- building owners’ friendly approaches voluntary efforts in a based on TMG’s facilitating manner. guidelines.

Four features

Disclosure Confirmation

TMG discloses building TMG confirms results owners’ eco-friendly of eco-friendly efforts efforts on its website. by asking building owners to submit them upon completion of construction.

Environmental performance transition of non- Assessed categories/items residential buildings

Heat load resistance of building 45 shell

Use of renewable energy Rational use of 40 energy Energy performance of shell and equipment 13

10 11 12 Efficient operation 35 08

07 09 Use of eco-materials Buildings covered by Green Building Program Ozone layer protection and climate Proper use of 30 resources change mitigation 04

Longer building life expectancy 03 ・ Aggregated data for 25 05 office application with Hydrological cycle 06 total floor area more than 10,000 m2 Environmental ・ Circled figure indicates conservation fiscal year.

Greening (vegetation, landscaping, ERR [％ ] etc.) and biological diversity ・ Circle size indicates 20 average of total floor area 02 in specific fiscal year. Measures against artificial exhaust ・ Energy reduction ratio is heat from building equipment based on the former CEC standards. Energy reduction ratio [%] Good

Mitigating heat- Covering ground and building 15 island effect surfaces 10 15 20 25 30 35 Perimeter annual load reduction ratio [%] Provision for wind environment Insulation performance Good

41 TOKYO GREEN BUILDING REPORT 2015

Green building case example − Sengawa Kewport, Kewpie Corporation

Synergy through power of conversation, nature and equipment at Sengawa Kewport Optimum Energy Efficiency in Huge 2 Space of 6,000 m Walking along the Keio Line railroad tracks from the Sengawa Station, you will find an impressive, hexagonal five-storied building. It is the Sengawa Kewport built at the place where Kewpie’s former Sengawa Plant used to be. The Sengawa Kewport is a complex that contains Kewpie’s headquarters and group companies, consisting of 17 facilities: offices, research and development laboratories, visitor facilities and a childcare lounge. It is full of environmentally conscious ideas and energy efficient measures that are in harmony with the building’s concepts. Sugiyama, Kewpie, Takahashi and Ozawa, Structure designed to trigger Nikken Sekkei (from left to right) communication The shape of the Sengawa Kewport does not aim for a unique design but intends to connect 17 offices, R&D laboratories, visitor facilities and a childcare lounge that have different characteristics. The building was constructed with a concept: a hub to stimulate communication between employees, change the way of working and create new value. Kewpie suggested the concept to a design firm, Nikken Sekkei, which had its own concept for the building: a workplace that improves productivity, gives employees peace of mind and provides environmental-friendliness. Nikken Sekkei proposed a building with higher “migration,” which would naturally encourage conversations while also being excellent Front view of Sengawa Kewport in business continuity planning (BCP) as well as environmental consciousness. What is noteworthy is that these concepts Using sunshine to let the wind enters the building at natural ventilation remained firmly in place through the whole blow through the huge atrium windows around the light courts and passes through the second and fourth construction process. Nikken Sekkei has intentionally floors to the atrium, going up toward the The hexagonal design resulted from separated the office space onto the roof. It should be noted that both the meeting the site conditions. The location second and fourth floors and the R&D entrances and exits are opened upward. was in an irregular shape surrounded by area onto the first and third floors. “The size of the central atrium is more residential properties. The building height “We attempted to provide casual than 100 m2, which allows enough was limited by a municipal ordinance. In encounters and conversations by sunlight to shine down on the inner spite of all these unfavorable restrictions, promoting the migration between the walls,” said Ozawa, Nikken Sekkei. “This necessary floor area had to be ensured. upper and lower floors as well,” said warms up the air at the top, causing There was also an imperative goal on top Takahashi. updraft. We have provided voids of of that, vitalizing communication between The research and development area different sizes to achieve two different employees. is covered with glass and can be seen functions: air supply and air release.. “The solution that cleared all the through from the encircling corridor. This limitations was the hexagonal design and allows “conversations between eyes.” a huge area of 6,000 m2 per story,” said Top management showed basic policies Tax incentives encouraging Takahashi, Nikken Sekkei. alone and entrusted specific decisions introduction of energy efficient The area of 6,000 m2 is suitable for an to the employees, with the only condition equipment open space that vitalizes communication. that space for communication had to be In FY2009, the Tokyo Metropolitan According to operational characteristics, ensured. The smaller working area offers Government launched a programme that the working area has been divided inside a larger space where people gather and exempts small and medium facilities from and outside the migratory hallways talk. the corporation or individual enterprise or encircling corridors built on the At the same time, environmental tax when they introduce energy efficient hexagonal floor. The inner area, where measures and BCP operation were equipment specified by TMG. larger space is available, contains Sales deliberated. We have specified more than 40,000 and other departments, in which synergy The Sengawa Kewport has a huge equipment models for air conditioning, is generated by collaboration between atrium at the centre of the hexagon for lighting, hot water and renewable energy. employees. On the other hand, the outer natural lighting, which also acts as a wind The specified equipment models can area involves departments handling path for natural ventilation. be retrieved by manufacturer name confidential information, such as the Then, where does the wind come in? or model number at the website of Customer Service Office. It comes through six light courts located the Bureau of Environment, Tokyo along the encircling corridors. The wind Metropolitan Government.

42 It is the enormous space of 6,000 m2 that has enabled this mechanism. “We feel the wind when the natural ventilation windows are opened,” said Sugiyama, General Affairs, Kewpie. “Those who like the wind open the windows by themselves when coming to work in the morning.” This has also been enabled by the clear concept. Heat source equipment operating in various modes in different situations Heat source equipment consists of gas cogeneration systems, absorption refrigerators, air cooled heat pump chillers and once-through boilers. The equipment is operated in a well thought- Top view of Sengawa Kewport (seen from above from the southeast) out and strategic manner, though it The building, with an impressive hexagonal design, has five stories above ground and one below. seems complicated as it contains a Each floor has an area of approximately 6,000 m2. At over 100 m2, the atrium can be seen at the variety of machinery. centre, through which the wind blows out of the building. A major design challenge was avoiding a feeling of pressure as the building is surrounded by residential properties. There is a well in the Kewpie is different from many other premises, which has been providing potable and other daily use water since the days of the former businesses that may deliberate on the Sengawa Plant. use of an emergency power supply to be capable of BCP. The company wanted to make the most of a generator and use it as a normal power supply, too. Eventually, it introduced two cogeneration systems for two-level peak shaving at day and night as well as during summer and winter. The research and development area accounts for around 60% of energy consumption in the building. Among other things, testing rooms with huge kitchens need a vast amount of ventilation for cooking, causing high thermal load. In addition, the R&D area has equipment operating 24/7. Under these conditions, they proactively determine the operating procedures for Natural ventilation system: The wind blows in at the top of the light courts, passing through the the heat source equipment to improve second and fourth floors to the atrium. The sunlight shines down on the top of the walls around energy efficiency. the atrium and causes updraft, providing a natural-energy driven ventilation system. The natural In summer, heat from the cogeneration ventilation windows, which are automatically opened and closed depending on temperature and systems is used first for air-conditioning. humidity, can also be manually operated. Mist is sometimes diffused toward the light courts to make The exhaust heat is turned into steam inflowing air more comfortable. or hot water to be supplied to the absorption refrigerators to make cold water. If capacity is not enough, turbo refrigerators are operated. If capacity is still insufficient, the absorption refrigerators are loaded with gas and air cooled heat pump chillers are operated. In winter, heat from the cogeneration systems is used first for hot water supply and heating. If capacity is not enough, once-through boilers are used for compensation. If air conditioning load occurs in the R&D area, air cooled heat pump chillers are used first. Across the inner open areas on the second and fourth floors, underfloor air conditioning is used as it is suitable for large spaces. Ceiling air conditioning, which is convenient for partitioning, is Dining lounge on the second floor: Its illuminance is usually set used in the outer areas. lower than that in the office. However, acrylic panels on the coved According to the company, a ceiling give a brighter impression across the lounge. There are questionnaire issued to employees after sensors on the ceiling, which are connected to the central monitoring the completion of the “comfortable and room on the first floor. More specifically, the ceiling is equipped refreshing place to work” (Nakajima, with motion sensors for adjustments depending on the presence/ absence of humans and light sensors for illuminance control and time Kewpie) showed that their satisfaction scheduling. Also, the lounge rating was over 90% on average. This has incorporated underfloor air proves that a building with true energy conditioning to avoid additional efficiency is comfortable for people attachments to the ceiling for working in it. ensuring a simpler appearance. Higher energy efficiency and a more comfortable environment form a complementary partnership in this case example. Sengawa Kewport 5-7, Sengawa 2-chome, Chofu-shi, Tokyo 43 TOKYO GREEN BUILDING REPORT 2015

Programme for new buildings

New standards for selecting condominiums with less environmental impact Green Labelling Program for Condominiums To provide guidelines for consumers to select condominiums with less environmental load, condominium owners who have submitted a Green Building Plan are required to display an environmental performance label on any advertisement upon sale or lease.

Mandatory indication of covered by the programme. The labelling programme has covered condominiums’ steadily made owners more aware of environmental performance The programme goals environmental performance during growing in Tokyo, energy saving The programme has been designed to: condominium development. measures in the domestic sector are (1) Help potential purchasers or tenants The Green Labelling Program for becoming increasingly important. Among select eco-friendly condominiums Condominiums started by the Tokyo buildings covered by the Green Building by providing them with appropriate Metropolitan Government has caused Program, condominiums constitute a information. adjacent municipalities to apply similar

large share of CO2 emissions. However, (2) Create a mechanism that allows eco- schemes. the Green Building Plan prepared by friendly condominiums to be valued condominium owners may be rather in the market. Improvements in complicated for general consumers as it (3) Encourage condominium owners to environmental performance requires expertise and contains technical make environmentally- conscious At the time of the programme’s start, terms. efforts on a voluntary basis. less than 30% of covered properties In 2005, the Tokyo Metropolitan Through the achievement of these achieved the highest rating of three Government launched the Green goals, we are aiming to popularize stars for the “Building insulation” and Labelling Program for Condominiums condominiums with higher energy “Equipment energy efficiency” items. The to make condominiums’ environmental efficiency and smaller environmental proportion has now increased to around performance understood at a glance impacts. 90%. by requiring owners to display the environmental performance label on Label contents and display Introduction of solar power any advertisement upon sale or lease. In procedures generation 2008, the environmental performance Condominiums focuses on five The “Solar power generation/heating” display on advertisements became items: “Building insulation,” “Equipment item was added in January 2010 to help mandatory for rental condominiums energy efficiency,” “Solar power check for the availability of solar power as well. In 2010, the total floor area of generation/heating,” “Longer building generation systems when selecting covered condominiums was extended life expectancy” and “Greenery.” In condominiums. to more than 5,000 m2, and at the accordance with the Tokyo Green In the several years following the same time, the voluntary submission Building Guidelines, owners of covered programme’s launch, the adoption programme started, which allowed condominiums show self-rated results rate of solar power generation has condominiums with total floor area from on the five items in advertising, including been limited to approximately 10%. It 2,000 m2 up to 5,000 m2 to display the newspaper inserts, brochures and has increased to 30% or 40% in non- environmental performance. web advertising with floor plans. The residential buildings, condominiums and The number of notifications made programme also requires model rooms other properties for the Green Labelling Program for and real-estate offices to describe the Condominiums has been over 150 every label contents to prospective buyers or year since more condominiums were tenants.

44 Mita, Meguro-ku

Konan, Minato-ku

Tsukuda Jima, Chuo-ku Kachidoki, Chuo-ku New housing starts of condominiums in Tokyo Green Labelling for Condominiums (comparison with national levels) Source: Data of the Current Survey on Construction (buildings) Green Labelling for Condominiums Statistics, Ministry of Land, Infrastructure, Transport 300,000 and Tourism Building insulation Equipment energy efficiency ■ Nationwide ■ Tokyo Solar power generation/heating Longer building life expectancy 250,000 Around 30% of condominiums across Japan are concentrated Greenery in Tokyo, which accounts for This label complies with the Tokyo Metropolitan Environmental approximately 10% of the total Security Ordinance. FY2014 Standards population of Japan. 200,000 Five evaluation items in Green Labelling for Condominiums

Item Description 150,000

Evaluates building energy efficiency achieved Building through improvements in the insulation of insulation exterior walls, roofs and windows. 100,000 Equipment Evaluates energy efficiency of existing equipment for energy hot water supply, floor heating and air conditioning efficiency that consumes a large amount of energy.

Solar power 50,000 generation/ Evaluates the sizes of the relevant equipment. heating

Longer Evaluates the ease of piping maintenance and building life countermeasures for building degradation. 0 expectancy 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 (FY) Evaluates quality and quantity of greenery in the Note: The statistics cover collective housing as construction method and steel frame Greenery premises. reinforced concrete, reinforced concrete and steel frame as structure. Hence, they include condominiums not covered by the Green Labelling for Condominiums

45 TOKYO GREEN BUILDING REPORT 2015

Programme for new buildings

Urban Planning Systems and District Energy Planning System for Effective Utilization Environmental Measures in Urban Development To maintain high-quality urban space that is compatible with individual district characteristics, the Tokyo Metropolitan Government is promoting further improvements in well-balanced urban functions through a variety of urban development programmes. We are aiming to make Tokyo a city with less environmental impact by taking advantage of urban development opportunities to integrate environmental measures into the early stages in the development planning process.

Promoting CO2 reductions in parallel with Urban Planning Systems For the purpose of translating a future vision of each district into reality, we are renovating the city through the strategic use of four programmes: “Specified blocks,” “District plans that define areas for the promotion of redevelopment, etc.,” “High-level use districts” and “Integrated design system” (collectively referred to as “Urban Planning Systems”). Upon Area for District Cooling and Heating, Koraku 1-chome application of the Urban Planning Systems, we comply with their Urgent Redevelopment Areas to low carbon city with less environmental guidelines to encourage efforts that introduce advanced infrastructure, load by using district energy. To be contribute to reduced environmental strengthen international competitiveness more precise, it requires developers, impact. and encourage planning with superior owners and/or other relevant parties CO2 reductions are one such effort. environmental performance. Having to set energy saving targets at new We request step-by-step enhancement no guidelines as those for the Urban buildings; consider the use of unused of CO2 reduction measures from Planning Systems, this scheme solicits energy, including exhaust heat from air buildings constructed using the urban planning proposals that make conditioning, and/or renewable energy, Urban Planning Systems, by setting the most of creative ideas of private including solar power generation; and two criteria-evaluation standards and businesses, bringing aggressive deliberate over the introduction of

target levels-based on the “Heat load approaches for CO2 reductions, such district heating and cooling. resistance of building shell” and “Energy as the use of energy networks and performance of shell and equipment” introduction of cogeneration systems. Energy efficiency items in the Green Building Plan. improvements at district As mentioned above, the Tokyo Promoting effective use of heating and cooling facilities Metropolitan Government has district energy may specify an area capable of demonstrated leadership in improving Urban development is actively efficient energy supply that meets environmental performance of new underway mainly in the metropolitan area certain criteria as an Area for District buildings in the city by requiring of Tokyo. For businesses implementing Cooling and Heating. Those who want to environmental measures over a large-scale development, whose whole construct a new building over a certain certain level from those which use the floor area, including all buildings, is size in the area are urged to consider the Urban Planning Systems while helping greater than 50,000 m2, the District acceptance of heat supply and required them achieve higher environmental Energy Planning System for Effective to report the result to TMG. performance. Utilization, launched in January 2010, Regional energy suppliers are required requires action for an effective use of to submit an annual report on energy Special Urban Renaissance unexploited energy to be taken at an supply to TMG. Based on the report, Districts early stage in the planning process. we evaluate and disclose their energy Special Urban Renaissance Districts This system has been designed to efficiency to encourage more energy are defined in Urban Renaissance make Tokyo an energy efficient and efficient operations.

46 Aiming for the World’s Smartest Energy City with

Low Carbon, Comfort and Disaster Prevention

The Tokyo Metropolitan Government strives to create a quality environment that ensures comfortable

living through approaches to both the supply and demand of energy, including additional energy saving and the use of low carbon energy. To meet the target, we will develop and realize a broad range

of programmes and mechanisms by listening to the voices of the citizens and businesses of Tokyo.

We will never stop trying to be the world’s smartest energy city, taking the initiative in the growth of

Japan while developing in a sustainable manner.

47 TOKYO GREEN BUILDING REPORT 2015

FY2015

Print No. (27)63 Issued in November 2015 Environmental Document No. 27034

Edited and issued by: Policy Planning Section, General Affairs Division, Bureau of Environment, Tokyo Metropolitan Government 2-8-1 Nishi-Shinjuku, Shinjuku-ku, Tokyo, JAPAN 163-8001 Tel: +81-3-5388-3501 HP：http://www.kankyo.metro.tokyo.jp/en/index.html

Printed by: Seiwa Shoji, K.K. 1-6-8 Nakaochiai, Shinjuku-ku, Tokyo, JAPAN 161-0032 Tel: +81-3-3952-2154 http://www.kankyo.metro.tokyo.jp/en/index.html