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

Pirelli RE addresses its environmental impact in three main ways:

  • monitoring and reducing the environmental impact of company facilities;
  • offering eco-innovative solutions to reduce the environmental impact of operating buildings;
  • development of designs for new buildings that enhance the local area in terms of attractiveness, competitiveness on a wider scale and eco-sustainability.

Eco-sustainable development

In Europe, energy consumption (electricity, oil, gas and coal) for buildings represents 41% of total consumption. According to the European Commission, some of the greatest energy savings can be realised in the residential and service sectors, with an estimated potential savings of 27% and 30%, respectively (Action Plan for Energy Efficiency, 2006).

Eco-sustainability is now the future of property development due to several unequivocal drivers: statutory and regulatory changes that will progress from incentives to being mandatory, growing collective awareness for ecology, which is transforming into a major increase in demand for homes with superior “energy quality”, technological evolution that is driving consumers towards a new generation product with a high content of engineering and company reputation on the market, to attract not only private but also institutional investors through an integrated approach and sustainable development on the territory.

A recent Nomisma survey clearly shows that, among the various types of commercial properties, the ones that are withstanding the impact of the economic crisis and remaining more marketable are those that are characterised by higher standards and high energy efficiency. The survey also notes how “the users of business spaces are willing to pay rents that are 10% higher than the market average for a green building, since the reduced operating costs amply repays the higher cost of the rent”. Obviously, all of these facts must not remain a marketing exercise, as for many operators, but develop into a detailed and comprehensive programme in an operating and process model that guides all activities and transfers added value to the market, from design culture to the business plan, to commercial activities.

The Ecobuilding programme

Pirelli RE, precursor in the eco-sustainable building sector, is the first property operator to have launched an integrated programme in 2007 for the application of eco-sustainability criteria to the construction of new buildings (energy efficiency class, bio-architecture, technology) and to management of existing properties (increase in energy performance and living comfort), designing a new, multi-disciplinary approach to design.

The combination of solutions adopted by the Ecobuilding programme ensure the achievement of high standards of quality, eco-sustainability and energy saving. Significant environmental benefits include the reduction of CO2 emissions, the lower amount of electricity required to meeting a building’s needs and increasing use of renewable energy sources.

Some examples of Ecobuilding development projects are illustrated below, and are representative of all the projects that are developed or being realised by Pirelli RE.

Headquarter 2 (HQ2) Project

Project features:

  • pre-assessment to obtain Environmental Certification from the iiSBE ITALIA organisation, which uses the GBC system;
  • energy requirements that are fully below legal limits;
  • reduction of consumption for lighting equal to about 30% as compared with a traditional building;
  • limits on consumption of potable water through the use of rain water for compatible uses;
  • materials from renewable sources (natural fibre insulation, linoleum for flooring);
  • photo-catalytic wall covering materials to limit the presence of harmful substances;
  • rooftop gardens to improve the microclimate and indoor comfort during the summer season;
  • guarantee of adequate acoustic comfort conditions;
  • photovoltaic panels on the building roof.

Winning design in the “Bicocca Centre” competition

Project features:

  • residential development measuring 46,500 square metres of gross floor space and 5,000 square metres of commercial space;
  • photovoltaic shutters to shade some of the windows on the south façades (which contribute to the production of electricity);
  • natural night-time ventilation by means of special openings in the façade;
  • centralised solar heating plant combined with gas boilers, sized to cover about 30% of total heating requirements with solar energy: inverter air conditioners for the production of cold water.

GERMANY - Hannover - 21st century living

Project features:

  • a residential project with 135 apartments has been built on a 9083 square metre lot in the Kronsberg quarter of Hannover;
  • centralised microclimate Environment.

POLAND - Szafarnia Project - Danzig

Project features:

  • located in the historic centre of Danzig on the edge of the ship harbour: the choice of building materials and implemented technologies, and the technical design and construction solutions integrate ecological aspects for environmental protection.

Eco-sustainable operation of Pirelli Real Estate offices

Focus on the management of environmental impact at its own offices has led Pirelli RE to devote special attention to energy saving features.

District heating (centralised heating provided by a remote heating plant that produces hot and cold water distributed through underground pipes) has been adopted at the Milan headquarters. This solution is also planned to be implemented at HQ 2, which is currently under construction.

Another example of rational energy use is offered by the cogeneration plant located at the Ivrea office centre, where Pirelli RE companies and other companies (Vodafone, Wind, Olivetti, Olivetti MS, etc.) operate.

The tables below show the performance of Pirelli RE’s principal facilities in 2008, compared with 2007 consumption figures, measured as part of the Company’s monitoring of environmental impact.

ENVIRONMENTAL PERFORMANCE OF PIRELLI REAL ESTATE OFFICES - TOTAL CONSUMPTION

 

Milan HQ

U7 Tower Milan

Rome Office

Naples Office

Total

Main German offices (*)

08

07

08

07

08

07

08

07

08 IT

07

08

07

Water (m3)

7,741 (1)

17,539

2,500 (2)

6,083

5,863

6,169

1,882

1,323

17,986

31,114

3,693

-

Electricity (MWh)

1,875 (3)

3,320

1,200

1,218

834

847

181

196

4,090

5,581

923

-

Fuel oil (kg)

(4)

(4)

(4)

(4)

(5)

(5)

(5)

(5)

not appl.

not appl.

not pres.

-

Heat (MWh)

2,650 (6)

1,961

438 (6)

350

not pres.

not pres.

not pres.

not pres.

3,088

2,311

846

-

(*) The data provide an estimate of average consumption at the Hamburg, Hannover and Kiel facilities, since the allocation of spaces/persons at the various locations
was changed in 2008 following acquisition of BBC.

ENVIRONMENTAL PERFORMANCE OF PIRELLI REAL ESTATE OFFICES - SPECIFIC CONSUMPTION

 

Milan HQ

U7 Tower Milan

Rome Office

Naples Office

Total

Main German offices (*)

08

07

08

07

08

07

08

07

08 IT

07

08

07

Water (m3)

12

25

10

22

17

17

23

14

13

21

10

-

Electricity (MWh)

3

5

5

4

2

2

2

2

3

4

2

-

Heat (MWh)

4

3

2

1

not pres.

not pres.

not pres.

not pres.

2

2

2

-

(*) The data provide an estimate of average consumption at the Hamburg, Hannover and Kiel facilities, since the allocation of spaces/persons at the various locations
was changed in 2008 following acquisition of BBC.

Note: the figures for consumption at the Warsaw office (in 2008) are unavailable due to local methods of supplying and billing utilities.

Changes in trend:

  1. Milan HQ: the reduction in water consumption from 2007 is due to a series of conservation measures, such as elimination of the fountain in the entrance area, and modification of a number of situations, such as interruption of the water hook-up for the HQ2 construction site and lower average number of personnel at the Milan HQ.
  2. U7 Tower: the lower consumption stems from interruption of the utility hook-up with the water cooling devices installed in leased spaces.
  3. Milan HQ: the lower consumption stems from several energy saving measures introduced for lighting (earlier switch off of office and hallway lights), reduced use of the cooling plant during the three summer months as compared with 2007, and interruption of the HQ2 construction site hook-up.
  4. District heating plant present.
  5. The consumption figures are unknown because heat is provided directly by the building owner, which bills the heating costs as part of the rent.
  6. The higher consumption is due to worse weather conditions, with low outdoor temperatures from the beginning of the winter season.

The above is also accompanied by the monitoring of the quantity/type of special waste produced by the main offices of Pirelli RE in 2008. The results are shown in the following table (with the comparative figures for 2007):

ENVIRONMENTAL PERFORMANCE OF PIRELLI REAL ESTATE OFFICES - SPECIAL WASTE

 

Milan HQ

U7 Tower Milan

Rome Office

Naples Office

Total

Main German offices (*)

08

07

08

07

08

07

08

07

08

07

08

07

Non hazardous (Kg)

9,485 (1)

2,136

310

7,828

434

517

1,217

1,716

11,446

12,197

N.A.

-

Hazardous (Kg)

888

226

0

73

9,860 (2)

-

1,020 (3)

1

11,768

300

N.A.

-

(*) The data provide an estimate of average consumption at the Hamburg, Hannover and Kiel facilities, since the allocation of spaces/persons at the various locations
was changed in 2008 following acquisition of BBC.

(1) Milan HQ: the increase of non hazardous special waste is due to the presence of mixed packaging amounting to 5.110 kg as a result of internal displacement and relocation, not present in 2007.

(2) Rome Office: the increase of hazardous special waste is due to the disposal of hardware and outdated equipment as a result of offices reorganization during 2008 (not present the previous year).

(3) Naples office: the increase of hazardous special waste is due to the disposal of greater quantities of hardware and outdated equipment (not present the previous year).

In 2008, recycling of paper for the Milan Headquarters and Rome totalled the following amounts: 36,210 kg in Milan and 5,250 kg in Rome.