Скачать презентацию The economic feasibility of sustainable logistic real estate Скачать презентацию The economic feasibility of sustainable logistic real estate

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The economic feasibility of sustainable logistic real estate ERES Conference 2009 – June 26 The economic feasibility of sustainable logistic real estate ERES Conference 2009 – June 26 th - Stockholm Royal institute of Technology Bart De Smedt Roel Gevaers Department of Transport and Regional Economics University of Antwerp

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2 Introduction BUILDINGS: 40% of energy consumption and CO²-emissions COMMERCIAL REAL ESTATE: • RETAIL 2 Introduction BUILDINGS: 40% of energy consumption and CO²-emissions COMMERCIAL REAL ESTATE: • RETAIL 43% • OFFICES 34% • LOGISTICS 23%

3 Introduction 3 Introduction

4 Introduction 4 Introduction

5 Research questions • How does a green warehouse differ from a traditional warehouse? 5 Research questions • How does a green warehouse differ from a traditional warehouse? • What are the difficulties in the financial valuation process of green warehouses? • Can a certificate facilitate the appraisal of green logistic warehouses?

6 How do green warehouses differ from traditional ones? • Traditional warehouse Old warehouse 6 How do green warehouses differ from traditional ones? • Traditional warehouse Old warehouse • Green warehouse: - high-performance - reduce impact on environment and health Achieve through: Location, design, material selection, construction, operation, maintenance, removal and possible re-use

7 Location 7 Location

8 Physical characteristics Example: $2 billion restoration of Ford’s 400 ha Rouge River manufacturing 8 Physical characteristics Example: $2 billion restoration of Ford’s 400 ha Rouge River manufacturing complex (Dearborn, MI, USA) Points of attention: • Stormwater • Green roofs • Soil remediation • Natural Lighting • Workers safety • Flexibility

9 Physical characteristics Example: Klavertje 4 ‘Greenport’, Province of Limburg (NL) Points of attention 9 Physical characteristics Example: Klavertje 4 ‘Greenport’, Province of Limburg (NL) Points of attention • Rely on renewable forms of energy • Maximize water reuse • Minimize reliance on potable water • Building orientation • Daylighting and envelope design as active strategies (geothermal systems, adiabatic cooling and natural ventilation)

10 Physical characteristics Magna Park Rhein, Main, Germany (Gazeley) Park Blue Planet, Chatterley Valley, 10 Physical characteristics Magna Park Rhein, Main, Germany (Gazeley) Park Blue Planet, Chatterley Valley, UK(Gazeley)

11 Financial valuation Necessary in order to move forward, overcome lack of hard data 11 Financial valuation Necessary in order to move forward, overcome lack of hard data that quantify costs and benefits of individual environmental green features. Based on a good model trade offs can be done by the sector. In the end, no logistic development can be truly sustainable unless it remains economically viable and continues to deliver a strong return to investors. This idea is sometimes lost in the debates and should not be forgotten.

12 Difficulties in financial valuation • Position in the appraisal process developer or user 12 Difficulties in financial valuation • Position in the appraisal process developer or user • Paradox: sustainability - long term vision financial valuation - short term view • Lack of real life cases in Belgium • A lot of qualitative benefits

13 Certificate as a way to facilitate appraisal What should be incorporated in a 13 Certificate as a way to facilitate appraisal What should be incorporated in a certificate? - Sectorspecific certificate with only logistic building aspects - Overall building certificate with subdimensions for different sectors (offices, logistics, retail) - Total supply chain certificate The lack of common legislation has created a variety of certificates with different parameters (LEED, BREEAM, Green Star, DGNB, EEWH, Casbee, …).

Countries Measurement 14 Types of buildings parameters LEED US Sustainable sites New buildings Argentina Countries Measurement 14 Types of buildings parameters LEED US Sustainable sites New buildings Argentina Water efficiency Existing buildings Brazil Materials & resources Commercial interiors Canada Indoor environmental “Core & sells” India quality School buildings Innovation & design Retail processes Rest homes Houses Neighbourhood development

15 Breeam UK Management Offices The Netherlands Health Retail Energy School buildings Transport Prisons 15 Breeam UK Management Offices The Netherlands Health Retail Energy School buildings Transport Prisons Water Court buildings Materials Rest homes Waste Industrial buildings Land use & ecology Eco-homes Pollution

16 Green Star Australia Space use School buildings New-Sealand Spatial Rest homes South-Africa differentiation 16 Green Star Australia Space use School buildings New-Sealand Spatial Rest homes South-Africa differentiation Industrial buildings Conditional Mixed use requirements: equal Multi unit residential to Breeam Offices Timing of the Office interiors certification Retail

17 German Sustainable Germany Ecological quality Building Certificate Economical quality Socio-cultural quality Technical quality 17 German Sustainable Germany Ecological quality Building Certificate Economical quality Socio-cultural quality Technical quality Quality of the building process Quality of the location All types of buildings

18 EEWH Taiwan Equal to LEED Casbee Japan Energy Pre-design Resource efficiency New construction 18 EEWH Taiwan Equal to LEED Casbee Japan Energy Pre-design Resource efficiency New construction Local environment Existing buildings Indoor environment Renovation Furthermore, the following countries have also their specific certificates: Mexico, France, Finland, China, Italy, Portugal, Singapore and Spain.

19 Certificate as a way to facilitate appraisal One clear, standard and transparant certificate 19 Certificate as a way to facilitate appraisal One clear, standard and transparant certificate is needed for the real estate market that is dominated by international operations. This would facilitate comparability and would facilitate therefore the appraisal process.

20 Conclusion Building green warehouses? All the stakeholders are willing but without certainty about 20 Conclusion Building green warehouses? All the stakeholders are willing but without certainty about the economic feasibility it stays problematic. First movers are already on the market but it is to early (data is not yet available) to make strong predictions on the evaluation.

21 Thank you for your attention 21 Thank you for your attention