Pirelli & C. Real Estate S.p.A.

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Pirelli RE is one of the foremost Italian companies operating in the area of large-scale urban development projects and the redevelopment of disused areas. The company was a pioneer in this area, and is responsible for some of the most important urban renewal programmes in Italy, as well as defining new standards at international level.

The company has paid particular attention from the outset to the management of the economic, environmental and social factors that come into play in its local development projects. The continuous engineering of processes ensures the efficient management and implementation of all the various phases of development.

Based on the idea of the town as a public good, Pirelli RE believes that urban development must be underpinned by respect for the local heritage (environmental, historical and cultural) combined with openness to sustainable innovation, capable of meeting the needs of current and future citizens, increasing their wellbeing and quality of life and creating new attractions and opportunities for development for the local area.

This approach spans from urban development as a whole to the individual building, integrating multi-disciplinary knowledge and skills with a range of specialisations. This involves working at many different levels and taking care of both aesthetic-functional and eco sustainability aspects, as well as of the “soft-qualities” and living comfort of the buildings.

Pirelli RE addresses its environmental impacts in three main ways:

  1. The monitoring and reduction of the environmental impacts of activities in the company’s sites.
  2. Offering customers who are property owners solutions designed to reduce the potential environmental impacts deriving from the running of the properties.
  3. The development of designs for new building projects, in which particular attention is paid to aspects of social, economic and environmental sustainability, while simultaneously striving to preserve and enhance the territory in terms of attractiveness and competitiveness on a wider scale.

Pirelli Real Estate uses specific Management Systems to improve the quality, effectiveness and efficiency of its processes. In 2002, the company Pirelli & C. Real Estate Facility Management started up its Environmental Management System, which was certified as meeting the requirements of the ISO 14001 standard. The company Ingest Facility, acquired in 2007, has also been certified to the ISO 14001 standard. This certification extends to all the sites coordinated by the Milan office.

The certified process covers the planning, coordination, and provision of services for running and maintaining buildings and systems, managing heating and air conditioning for public and private civil systems, and providing services for people, spaces and companies limited to the activities conducted at the operation sites coordinated by the Milan office.

The central coordination by the Quality and Processes Department ensures that all operations of the Group companies, involved in the provision of various different services, are conducted in compliance with consistent quality criteria and meet internationally recognised standards. The system is supported by internal controlling and reporting on process quality (also linked to the company’s IT systems) and by customer satisfaction surveys.

Further information on the Environmental Dimension of the Real Estate Sector is available in the Sustainability Report of the subsidiary Pirelli & C. Real Estate S.p.A..

Eco-sustainable development

In 2007, Pirelli RE launched “Ecobuilding”, the first integrated eco-sustainable program by a real estate operator, for environmentally friendly construction.

The program involves new development projects in every market sector, from residential to commercial, and will now form the basis for all future projects initiated by Pirelli RE.

Ecobuilding is based around four core principles: energy efficiency, use of eco-compatible materials, use of renewable resources, and living comfort.

The combination of solutions adopted by the program ensures the achievement of high standards of quality, eco-sustainability and energy saving, ahead of any regulatory changes. Significant environmental benefits include the reduction of CO2 emissions, the lower amount of electricity required to meet building needs and an increasing use of renewable sources.

Some examples of the Ecobuilding development projects are provided below, particularly in the residential and office sectors.

Project “Eastgate Park” - The first example is Eastgate Park, an innovative integrated industrial park, which won the “Premio Urbanistica” (Urban Planning Prize) at the Urbanpromo 2006 for the high quality environmental standards achieved by the project, which blends in with the surrounding area and meets the criteria of environmental and socio-economic sustainability.

Golfo Aranci Project - The holiday homes of this project have also adopted innovative construction systems that promote energy saving and improve living comfort.

Re-conversion into offices of Breda area in Bicocca - This project won the tender in 2007 for the re-conversion into offices of the former canteen and reception building of the Breda industrial complex in Bicocca. The project stood out for its adoption of innovative construction solutions meeting the criteria of environmental sustainability.

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Project “Malaspina” - The area of the Malaspina project is located on the outskirts of Milan. The Pirelli RE project, developed as a joint venture with Aedes and Banca Antonveneta, was devised with particular attention to wellbeing and quality of life, allowing people to live and work in an attractive environmental setting. Residential areas and offices both overlook the Malaspina lake, in one of the biggest green areas in Lombardy, as part of a regional project called “Ten Big Forests for the Plain”, a breath of fresh air and nature extending over a total area of 720,000 m2.

Phase 2 of the Malaspina project is complete. Thanks to the design choices the project achieved a Class B energy certification. An achievement that is all the more significant considering that, even though building permission was received prior to the entry into force of the Italian Legislative Decree 311/2006 and therefore without any requirement for energy efficiency certification, the design already reflected the awareness of energy saving as the first step towards eco-sustainability.

The target set for the completion of Phase 3 (at Pioltello) of the Malaspina Project is the achievement of class A energy efficiency. This improvement from class B to A energy efficiency saves around 20 KWh/m2 per year that, for a 100 m2 apartment, corresponds to a saving of around 180-200 euro/year, and a considerable reduction in CO2 emissions .

The following choices were designed to achieve consistent energy saving:

  • District heating and air-conditioning system.
  • Thermal cladding - an external panel based insulation system for the building shell that, in terms of energy efficiency, results in an improvement of around 10%, all other factors being equal.
  • Controlled ventilation system with recovery of heat from the extracted air and re-emission into rooms, thus reducing energy consumption for the heating of air from the outside. In addition to ensuring constant clean air, this system also achieves significant energy saving (20%) compared to buildings with building shell insulation alone.
  • Quality of the door and window frames, in aluminium with thermal break, with argon gas double glazing and low emittance coating.

The measures aimed at energy saving have also been accompanied by the objectives of living, thermal, acoustic and environmental comfort, pursued through the following:

  • Thermal comfort: all the premises are heated and cooled through a system of ceiling radiating panels that, using radiation to transmit thermal energy (hot and cold), provides uniform distribution.
  • Acoustic comfort, obtained through the use of: a shell consisting of cavity walls and door and windows stratified double glazing; noise absorbent panels in the dividing walls between the apartments; recycled rubber pads for impact sound insulation inside the inter-storey flooring; insulation of the piping for installations; and radiant ceiling, which are quieter than fan coils.
  • Environmental comfort: The homes are located within an environment with high standards of air quality because: the district heating replaces the use of fuel to be burnt; ecoactive photocatalytic paint has been used on façades of the new buildings, a coating that reacts to light activating a process that converts harmful substances into harmless ones, thus cleaning the air.
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Pirelli Headquarter 2 project

“Headquarters 2” (HQ2) project - This new project known as Headquarters 2 is the extension of the existing headquarters HQ1 that will house the Pirelli RE offices. It involves a new building located right in front of HQ1, with a gross surface area of 12,070 m2 distributed over five floors above ground and two underground floors for the garage. Below is a picture of the HQ2 building taken from the project.

The process is underway for the obtainment of an Environmental Certification from the iiSBE ITALIA organisation that, using the GBC system developed as part of the international Green Building Challenge process, classifies a building assigning it a level of sustainability on the basis of its compliance with various requirements that make up its protocol.

Particular attention was paid to the design of the shell, making structural choices that, based on the building’s “exposure” and through district heating, allow much lower energy consumption than the required minimum that will come into force from 1st January 2010. This translates into a 20-30% economic saving compared to the costs of a standard building.

A reduction in the consumption of drinking water is also provided for, through a system for the use of rainwater.

“Giardini Viscontei” project - The “Giardini Viscontei” project, a real estate development underway in Cusago (MI), is another example of Ecobuilding. Indeed, the design choices adopted are aimed at obtaining an innovative product built around the concept of sustainability “inside and out”.

The project, which at the time of writing this report has started its town-planning work, covers an area of over 16,000 m2 and involves the construction of thirteen buildings of two to three floors on two plots, with a total of 200 apartments within a rural setting with low construction density, embedded in the nature and tranquillity of the countryside around Milan.

Thanks to the use of innovative technology, Giardini Viscontei has achieved a Class A energy efficiency rating, with the consequent reduction in terms of harmful emissions generated.

To meet the requirements of the Ecobuilding project, attention was also focused on solutions designed to exploit renewable sources, such as the use of groundwater, the reuse of rainwater to irrigate green areas, and the use of a photovoltaic plant.

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Pirelli RE “Giardini Viscontei” project

The use of coating in photocatalytic paint, the extensive green areas that characterise the site, the absence of CO2 emissions, together with all the other choices mentioned, contribute to the achievement of a high level in internal and external living comfort.

Summary of the environmental performance of Pirelli Real Estate premises

A focus on the management of environmental impacts has above all led to Pirelli RE paying particular attention to the aspects of energy savings in its premises. A system of district heating (central heating supplied by AEM, via a remote central heating system that produces hot and cold water and then distributes it via underground pipes) has been used for the Milan headquarters. The same solution will be adopted by the HQ2, currently being planned.

Another example of rational use of energy is the cogeneration plant at the administration centre in the Ivrea district, where Pirelli RE and other companies (Vodafone, Wind, Olivetti, Olivetti MS etc.) have their offices. This cogeneration plant, which is owned by Pirelli RE and managed by Pirelli & C. Real Estate Facility Management, provides heat and electricity, not only to Pirelli, but also to other companies that have premises in the area. A similar solution is currently being installed in the Pozzuoli district.

The tables below show the performance of Pirelli RE’s key premises in 2007 in terms of the main monitored consumption. The 2007 figures shown below have not been compared with the 2006 performance because an homogeneous comparison could not be made due to the large number of internal movements of staff between the various offices. As a result, from 2008 consumption will no longer be monitored against the area of the buildings in square metres alone, but will also take into account the average size of the workforce in the offices during the year in question.


Total Consumption

Milan HQ

U7 Tower Milan

Rome Office

Naples Office


Water (m3)






Electricity (MWh)






Fuel oil (Kg)






Heat (MWh)



Not present

Not present


1 Heat supplied by the district heating system.

2 Consumption not known because the building owner provides the heating and charges the cost as part of the rent.


Specific consumption per m2 (¹)

Milan HQ

U7 Tower


Rome Office

Naples Office

27,078 m2

5,121 m2

7,339 m2

1,619 m2

Water (m3/m2)





Electricity (MWh/m2)





1 The figures refer to consumption per m2 because part of the areas are occupied by other companies for which the headcount is not known.

The above is also accompanied by the monitoring of the quantity/type of special waste produced by the main offices of Pirelli RE and managed districts in 2007. The results are shown in the table below.


Total Waste

Milan HQ

U7 Tower Milan

Rome Office

Naples Office


Non-Hazardous (Kg)






Hazardous (Kg)