New office buildings lead in efficiency

THE ’90’s building trend of floorto-ceiling curtain walls no longer captivates owners and developers of the major business district’s high-end corporate towers, according to a Jones Lang LaSalle (JLL) official.

Instead, punch windows embedded on concrete walls are making a comeback, primarily as an attempt to keep out heat in buildings and to lower air-conditioning costs and energy usage, Henry Torremonia, JLL head of property management in the Philippines, said in a statement.

Office buildings are among the world’s biggest users of energy and other resources, but today, they have become more functional, emerging as an example of sustainable practices.

Air-conditioning, as a rule, usually accounts for 34% of the energy bill; lighting, 30%; office equipment, 16%; and water supply, 9%, according to Mr. Torremonia.

Thus, efforts to maximize air- conditioning now also include adjusting temperature levels when the climate suddenly changes or when there are fewer occupants in a given area. Two types of shades may also be installed in offices: blackout shades to keep out direct sunlight and a medium shade to allow light to filter through while providing privacy.

Office developments have also pioneered the use of variable refrigerant flow air- conditioning, allowing temperature changes in different parts of a building at different times of day. The building occupant simply sets the temperature required and the system will maintain the room at that temperature.

At the building stage, JLL property managers give building owners their input on how to lessen the load on the air-conditioning system, layout equipment for easy access and maintenance, and so on.

“We are keenly aware of operating, maintenance and replacement costs of office equipment and measure our performance against the savings we can generate for the building owner,” Mr. Torremonia said in the statement.

Besides the savings, cost-efficient buildings also get noticed by organizations and agencies like the Department of Energy (DoE), he added. He is particularly proud that buildings managed by JLL have won citations from the DoE. These buildings include, among others, Citibank Square, Citi Tower, and GT Tower.

As for expected trends, Mr. Torremonia observed that “exercise has become very important” to corporate employees. Thus, he has asked building owners to install bike racks and showers, so that employees who bike or run to work can easily freshen up.