DECISION SUPPORT TOOLS FOR EFFICIENCY IN ENERGY FIELD. Stefano Bellintani
Department of Architecture, Built environment and Construction engineering (ABC) POLITECNICO DI MILANO
Phone: +39 02 2399 5123; e-mail: stefano.bellintani@polimi.it; via E. Bonardi n.9 (building 14), 20133 Milano (Italy)
A recent survey conducted by Avvenia (a leading company in the energy sector, specialized in "white economy" and energy efficiency fields) has measured "the regional index of openness in improving energy efficiency” of Italian companies: even with marked differences from region to region the national average is 34%. According to analysts of Avvenia, "Growing the organizational dimension of the companies, there is a greater propensity to invest in energy efficiency; however, it is observed that there is an ongoing effort in the strategic direction of the white economy also by medium and small companies, both in manufacturing and in services". The same source states that the main restraining factors are represented by the need to allocate resources to other priorities (46%) and costs deemed still too high for the implementation of technological solutions (33%).
According to the results of another recent study issued by Dnvgl business assurance and Gfk Eurisko, nearly 7 out of 10 Italian entrepreneurs (in line with the rest of Europe and the world) argue that energy efficiency represents a key issue for their own business strategies. There is therefore a significant proportion of entrepreneurs who declares their awareness of the many benefits arising therefrom; first of all a reduction in consumption means savings on operating costs or greater competitiveness and business opportunities (not to mention the possibility to use the energy issue in terms of marketing advantage).
Several studies show that, in general, the sensitivity of the Italian companies to the issue of energy efficiency is growing and accelerating. In particular, it appears that the resources are used in a poorly structured criterion: only 43% of companies are adopting specific strategies and just 38% sets measurable objectives over time.
This approach generalized in energy saving, which is affected by mode characteristics of the Italian production (PMI – Small and Medium Companies), together with the perception of high costs for the construction /maintenance of solutions to improve efficiency, is the main barrier to the final development of the sector. It must be considered that in many cases, an entrepreneur not being able to assess in detail the technological solutions that are proposed, can be brought to make not appropriate choices, often partial and non-prioritized on the consumption profile of the company. On the contrary, the entrepreneur should be able to have an overview of the energy used , identifying areas of "easier" efficiency, possible synergies, related payback: a unified and specific framework allows the entrepreneur to make wiser decisions.
In response to the previously enounced needs, the Department of Architecture, Built environment and Construction engineering (ABC) of Politecnico di Milano has developed a tool, in collaboration with Alba Leasing (the fifth leasing company in Italy), able to offer an energy check-up of the whole system, a real dashboard, with precise indications about the areas in need of interventions (at any level) in terms of energy (efficiency aptitude/priorities for action) and time of return on investment (range).
This tool, called Brave Building and Operations, consists of a easy-to fill-checklist, in part by choosing among options predetermined (drop-down), in part by inserting specific data (for example: monthly consumption of energy peak/off peak, surfaces, heights, etc. ), articulated in different sheet that correspond to the different areas of investigation.
As regards the production process, these areas are: Electricity-engines; Thermal energy; Cooling; Compressed air; Conditioning; Ventilation ; Lighting ;
Renewable sources and high efficiency systems; Water (use, treatment, recovery);
Building automation and control system.
Through a holistic approach and an articulation of common ground, the tool provides several specializations and fields of application:
Tertiary production; Tertiary offices;
Distribution centers and logistics platforms; Malls;
Hotel and tourist accommodation; Catering;
Multi-sports centers, swimming pools and fitness centers; Hospitals and clinics;
University; Farming industry;
Intensive cultivation (greenhouses).
The goal is to offer concrete support to decision makers, the agreement between Politecnico di Milano and Albaleasing has been signed with this aim. Albaleasing is company set up by the major Italian banks with a workforce of 5,700 affiliated bank branches throughout the country), offers its customers the use of the tool as a guarantee of a "correct " approach towards energy efficiency, on both sides, and therefore as a condition that facilitates the release of funding:
Alba Leasing receives request for financing (leasing) for investments in energy efficiency or directly contact their customers, through the branches throughout the territory or through its own sales network, to present this opportunity;
Alba Leasing activates the Polytechnic of Milan that makes contact with the client, send the tool and provides all the support required for proper compilation;
After the compilation, the Polytechnic send the energy check-up (report) to the customer and to Alba Leasing;
The customer, thanks to the information contained in the energy check-up, identify areas for action and send to Alba Leasing request funding.
The grant application is freely established and given by the customer who is free to choose the designers and suppliers of technology solutions to improve efficiency that prefer (possibly, drawing on the list of suppliers certified by Alba Leasing). The greater the consistency of the proposal with the document check up and the easier it will get the funding.
“Building and Operations" is the latest development of tools BRaVe (Building Rating Value). The goal of these tools is the determination of useful variables in the construction of a property rating model, aimed at identifying those elements that can objectively define the “quality” level of the buildings destined to the services industry in line with the criteria generally applied by the market to represent quality buildings (Class A). Given the purpose of the tool BRaVe, it was decided to ignore certain variables: compliance with regulations, and the criteria that determine the market value of buildings. The first condition is necessary but insufficient, and the second is dependent on income logics and not on the more objective technical/functional characteristics of buildings.
The tool was conceived as an objective approach to perceive the “appeal” level of a property. The instrument, apart from rating existing real estate in an objective way, can also be used in the project briefing phase, that is, the preliminary phase for development or upgrading operations.
Two considerations emerge from the use of the variables analysed within the instruments we have developed. Whether it is new property, or we are considering an acquisition or are contemplating the renovation of an existing building, the possibility to use a method guideline decreases the chances of neglecting any of the important details associated with a quality building today.
In addition even during the disinvestment/sale phase, the possibility of giving a potential buyer a database with the information based on which the building was selected, purchased, and managed, is an element of transparency that benefits the property.
For example , in the case of Brave Office Building, the rating model is divided into 13 sections, with over 220 items to be filled in: 1. Building frame, 2. Level of internal soundproofing (internal sound comfort), 3. Energy, 4. HVAC, 5. Lighting, 6. Efficiency of surfaces, 7. Safety systems, 8. Management, 9. Communication/wiring systems, 10. Indoor finishes, 11. Urban facilities, 12. Lifting devices, 13. Water.
Or, in the case of BraVe Logistics: 1. Localization/relation with the context, 2. Surrounding infrastructural situation, 3. Technical/construction characteristics, 4. External spaces/areas, 5. Complementary and synergic activities, 6. Tenant characteristics (actual/future), 7. Management
The tools (BraVe) that are now operating: 1. Office Building, 2. Logistics; 3. Housing, 4. Social housing, 5. Student housing, 6. Hotel, 7. Retail and Malls, 8. Hospitals (9. Building and Operations)
