绿色建筑的商业案例：开发商、投资者和住户的成本和收益（英）-世界绿色建筑协会.pdf

THE BUSINESS CASE FOR GREEN BUILDING www.worldgbc.org A Review of the Costs and Benefits for Developers, Investors and Occupants © 2013 World Green Building Council. World Green Building Council grants you the right to download one copy of this report for your personal review. No right of further reproduction or distribution is granted. For further reproduction rights, please contact office@worldgbc.org. Project Partner Principal Sponsors SponsorsForeword 2 Executive Summary 6 Introduction 12 THE BUSINESS BENEFITS DESIGN AND CONSTRUCTION COST 18 Santiago Rising 25 Life Cycle Cost Assessment by Lisa Matthiesen, Integral Group 29 ASSET VALUE 32 Green Partnership: A Good News Story 43 Reflecting the Past & Embracing the Future by Ursula Hartenberger, RICS and Sarah Sayce, Kingston University 45 OPERATING COSTS 48 Bright Lights, Big City 53 Exemplary by Any Measure 54 Making Green Leases Work by Shengkai Chiu, Jones Lang LaSalle 57 WORKPLACE PRODUCTIVITY AND HEALTH 64 Creating Healthy Buildings For Healthy People by George Salah, Google 70 Refurbishment Reaps Rewards 75 Talent Attraction and Retention in Green Buildings by Nicola Milne 76 RISK MITIGATION 80 Energy Efficiency Shines 85 Sustainability at the Portfolio Level by Nils Kok, Maastricht University 89 SCALING UP FROM GREEN BUILDINGS TO GREEN CITIES The Carrot and the Stick by Jonathan Laski, C40 Cities Climate Leadership Group 96 Green Places are Great Places 101 Codes, Compliance and Collaboration 103 Greening a City the PlaNYC Way by Hilary Beber and Stacy Lee, NYC Mayor’s Office of Long-Term Planning & Sustainability 105 Abu Dhabi’s First Sustainable Mandate 106 GLOSSARY AND REFERENCES Glossary 108 References 110 ACKNOWLEDGEMENTS The Steering Committee 114 Acknowledgements 116 About the Project Partners (WorldGBC and PRP) 118 About the Premium Sponsors (Skanska, Grosvenor, Abu Dhabi) 120 TABLE OF CONTENTS INTRODUCTIONThe World Green Building Council and its coalition of green building councils from 94 countries share the same goal: to create a built environment that will give people better, brighter, healthier spaces to live, work and play. But those of us who work in the industry are keenly aware that good intentions like these are not enough. Green buildings must perform, and they must do so across a host of metrics, including, and especially, financial ones. This latest report, “The Business Case for Green Building: A Review of the Costs and Benefits for Developers, Investors and Occupants,” confirms yet again that when environmental strategies—along with program management—are integrated into the development process from the beginning of a building’s life cycle, green buildings save energy, save water, save precious resources and most importantly, save money. And the cost to build more sustainably continues to fall. Over the past 20 years, the building industry has systematically reduced design and construction costs as building codes around the globe become stricter, supply chains for green materials and technologies reach maturation and the design profession becomes more dexterous at delivering cost-effective green building design. Green building has inspired countless material, product and process innovations that have speeded up the adoption of green design, construction, and operations across the globe. Today, green building is a half-trillion dollar industry in the United States, and more than a trillion dollar industry worldwide. The WorldGBC is a part of a global movement of people from widely different backgrounds, circumstances, cultures, countries and industries. We all continue to unite around a singular commitment – not just to building green, clean, sustainable buildings, but also to building sustainable cities and communities and a sustainable world. As this report and others continue to underscore, green building plays a fundamental and cost- efficient role in tackling some of the immediate challenges of our times. The WorldGBC is proud to continue to play a leadership role in the explosive growth of global green building. FOREWORD 2 THE BUSINESS CASE FOR GREEN BUILDING Rick Fedrizzi Chairman World GBCFOREWORD Some regard environmental concerns as costly and non- profitable restraints. Some even neglect the need for sustainable use of natural resources. Unfortunately, taking this stand means losing opportunities to make a difference. Every day, we gain new information about the state of the planet. But only rarely do we get any advice on how to act profitably going forward. That is why this long-awaited report is needed so much. We are very proud to be associated with the WGBC and this authoritative work. It presents strong evidence that going green is good business – sometimes even for unexpected reasons. For example, green buildings with more daylight and better air-quality enhance the well- being of the users and offer them the best possible conditions to outperform. This work presents the facts and figures – now it is a matter of mind- set. Everyone who is engaged in the development of our societies need to realize that it takes a new approach to really succeed. Green is not a bolt-on gadget – key to success is to make green an integrated and natural part of the process from the first day of planning and through the entire life of a building. As a major international construction and development company and early adopter of the green agenda we are actively seeking the best solutions in the long run. What we – owners, authorities, developers, builders, tenants and even users – decide to do today will have a lasting impact. After a decade of lessons learned we now know green buildings are high-performing in every aspect – environmentally and socially as well as economically. I hope this report will inspire us all to make the right choices and take the next step. In the end it is about creating and future-proofing value. Sharing the responsibility will grant us all a share of the gain. Johan Karlström President and CEO Skanska 3The population of our global cities is projected to double by 2050. With this challenge before us, the property industry must be brave and innovative if we are to create and manage buildings, communities and cities which are not only efficient in environmental terms, but also promote a high quality of life for all who pass through them. The publication of The Business Case for Green Building demonstrates beyond doubt that green building is now a global movement, and that sustainability delivers benefits well beyond the environmental. Grosvenor is passionate about cities, urban design and development. We try to take a long-term view, seeing ourselves as stewards with an eye to the future, and we aim to continually improve our understanding of cities for the benefit of occupiers, investors and all our other stakeholders. As such, we are proud to sponsor The Business Case for Green Building. Increasingly, Grosvenor’s business strategies, and investment and development practices, reflect our long-term ambition to help create and manage vibrant, sustainable cities which operate within the world’s annually renewable resources – and, as a result, our vision of the future is beginning to affect our day-to-day decision- making too. We know that our vision is ambitious, and that Grosvenor is only one player in the market. However, we also know that the property industry has a key role to play in creating more sustainable places in which future generations will want to live, work and play. We see this report as the next step in understanding and communicating why green building adds social and economic, as well as environmental, value, and we hope that the report inspires others in the global property industry to consider their vision for sustainability. 4 THE BUSINESS CASE FOR GREEN BUILDING Kate Brown Group Director – Sustainability Grosvenor GroupWith the strain on our environment becoming more evident as buildings and cities continue to grow in parallel with global populations, each country should have their own agenda on sustainable development. On a global scale, everyone needs to be involved and consciously contributing to the cause. Economics is as much an important driver for sustainability along with the environment, society and culture. Providing case studies of how selected countries and building studies respond to the challenge enables everyone to gauge the effect of their everyday interaction with energy, water and waste within a building up through the scales. In Abu Dhabi’s case, we are shaping our sustainable future through the mandated Estidama programme. Our unique situation is being addressed through compulsory design and construction of buildings, soon to be expanded to include operational lifetimes. Global sustainable development is about telling others what each of us are doing to improve, working together to share experience and practices. 5 FOREWORD Falah Mohamed Al Ahbabi General Manager Abu Dhabi Urban Planning CouncilThis report investigates the business costs and benefits of green building in five vital categories and finishes with an exploration into the both the impacts that a greener built environment can have at a macro scale and how this can be achieved. In recent years, a wide range of studies and reports have outlined elements of the ‘business case’ for green buildings, but this report is the first attempt to synthesize all credible evidence from around the world into one definitive resource, complete with global examples and thought pieces from leading experts. EXECUTIVE SUMMARY Research clearly shows that there are a large number of compelling benefits from building green, which are received by different stakeholders throughout the building life cycle. Yet, one issue that has remained controversial is whether it is possible to attach a financial value to the benefits of green buildings – crucial information for real estate lenders and the investment community. Do green buildings attract a financial premium in terms of rental and sales value? Are they more attractive to tenants and occupiers? Are employees occupying greener buildings more productive? 6 THE BUSINESS CASE FOR GREEN BUILDING7 EXECUTIVE SUMMARYKey Findings Using peer-reviewed evidence as the standard for the analysis and guided by a steering committee of experts from around the world, the findings presented in this study represent a critical summation of the most recent and relevant research. The body of the report provides insight into how these findings were reached, including the context of the studies – essential reading for understanding the relevance of the findings to what is found in local markets. Design and Construction Costs Research shows that building green does not necessarily need to cost more, particularly when cost strategies, program management and environmental strategies are integrated into the development process right from the start. While there can be an additional costs associated with building green as compared to a conventional building, the cost premium is typically not as high as is perceived by the development industry. Asset Value As investors and occupants become more knowledgeable about and concerned with the environmental and social impacts of the built environment, buildings with better sustainability credentials enjoy increased marketability. Studies around the world show a pattern of green buildings being able to more easily attract tenants and to command higher rents and sale prices. In markets where green has become more mainstream, there are indications of emerging ‘brown discounts’ , where buildings that are not green may rent or sell for less. 8 THE BUSINESS CASE FOR GREEN BUILDINGOperating Costs Green buildings have been shown to save money through reduced energy and water use and lower long-term operations and maintenance costs. Energy savings in green buildings typically exceed any design and construction cost premiums within a reasonable payback period. In order to achieve their predicted performance, high-performing green buildings need to be backed up by robust commissioning, effective management, and collaboration between owners and occupiers. Workplace Productivity and Health Research shows that the green design attributes of buildings and indoor environments can improve worker productivity and occupant health and well-being, resulting in bottom line benefits for businesses. Despite evidence of its impact, improved indoor environmental quality has not been a priority in building design and construction, and resistance remains to incorporating it into financial decision-making. While more research is needed, investing in better indoor environments can lead to better returns on one of every company’s greatest assets - its employees. Risk Mitigation Sustainability risk factors can significantly affect the rental income and the future value of real estate assets, in turn affecting their return on investment. Regulatory risks have become increasingly apparent in countries and cities around the world, including mandatory disclosure, building codes and laws banning inefficient buildings. Extreme weather events and systematic changes in weather patterns affect the insurability of real estate and lead to questions about the resilience of assets. Changing tenant preferences and investor risk screening may translate into risk of obsolescence for inefficient buildings. Scaling Up from Green Buildings By greening our built environment at the neighborhood and city scale, we can deliver on large-scale economic priorities such as climate change mitigation, energy security, resource conservation and job creation, long-term resilience and quality of life. 9 EXECUTIVE SUMMARYThe report points to an increasingly compelling business case for green buildings. The evidence presented highlights that sustainable buildings make clear business sense – it’s not just about saving the planet. These benefits range from risk mitigation across a building portfolio and city- wide economic benefits, to the improved health and well-being of individual building occupants. Moreover, green buildings can now be delivered at a prices comparable to those for conventional buildings and these costs can be recouped through operational costs savings and, with the right design features, through more a more productive workplace. Design decisions made at the start of a project will impact the long-term value of the building and its return on investment, meaning a whole-life cost/value approach is needed, from design through building operation. While there is a growing evidence base for all of these findings, the information being gathered is concentrated in certain regions and climates. In order to effectively transform the global marketplace, there is a need for more data and for more case studies from around the world. This presents an excellent opportunity for businesses to partner with each other, and with academia a