Mitsui Fudosan | Corporate Information

In order to raise the energy efficiency of a building, it is necessary to reduce heat load. For office buildings and hotels, we have enhanced the heat insulation capacities of walls, floors and ceilings and have increased heat shielding performance by incorporating louver sun shades, air barrier systems, Low-e glass, rooftop greenery, wall greenery, etc.
We have also incorporated louver sun shades and rooftop greenery at Sumitomo Mitsui Banking Corporation Head Office Building (Chiyoda-ku, Tokyo) which was completed in July 2010.

(Left) Structure of the horizontal louver / (Right) Louver sun shades at Sumitomo Mitsui Banking Corporation Head Office Building

Establishment of Environmental Target Values and Utilizations of Tools for Newly-built Office Buildings

When producing designs for newly-built office buildings, we set “environmental target values” such as PAL values and ERR values which act as indicators of energy conservation. In order to produce designs for suppressing the heat load placed on buildings, we utilized a tool that was created in fiscal 2008 named “Environmental Measure Execution Tool.” We examine 141 environmental measure items for each project and promote the reduction of heat load and introduction of high-efficiency facilities. Furthermore, through utilization of another tool created in fiscal 2008 named “CO₂ Emissions Calculation Tool,” we calculate the CO₂ emissions estimate during the design stage and produce a design to help achieve environmental target values.
Moreover, after newly-built office buildings are completed and begin operations, we execute an integrated performance test. We assess the energy usage situation through this test and pursue energy conservation through optimal running of facilities and equipment.

“TQPM Manual: Hotel Version” Revised

We revised the “TQPM(*1) Manual: Hotel Version” in March 2010. Environmental items (legal compliance, the exterior, the interior and facilities, as well as assessment of the volume of energy use) were added in the planning and design, preliminary design, and execution design. Through the addition of such items, we made the manual more specific.

(*1) TQPM: Stands for “Total Quality Project Management.”

The introduction of energy-saving and high-efficiency facilities is effective for suppressing the volume of energy usage during management operations and CO₂ emissions. Currently, we are promoting the introduction of highly-efficient energy supply systems, such as cogeneration systems and cold water/ice thermal storage systems, and the incorporation of high-efficiency lighting.

Installation of LED illumination at Urban Dock LaLaPort TOYOSU

Incorporation of LED Illumination, or Switching Over to LED Illumination

The Mitsui Fudosan Group is increasingly switching over from incandescent lamps and fluorescent lamps and incorporating LED illumination which saves more energy.
For “Urban Dock LaLaPort TOYOSU,” (Koto-ku, Tokyo) we formulated a lighting program in cooperation with Panasonic Electric Works Co., Ltd. where we exchanged 771 out of a total of 3,668 conventional lighting fixtures for LED illumination in common-use areas which are used by customers. As a result, we are projecting a reduction of approximately 80% of annual electricity consumption for the 771 lighting fixtures that were exchanged (approximately 194,000 kW) and an annual reduction of 74 tons of CO₂ emissions. Furthermore, this lighting program is a program for ensuring overall brightness through the incorporation of LED illumination, which enables a color close to natural light in order to produce a three-dimensional atmosphere, in addition to the existing ambient lighting, while taking advantage the effect this combination has. It was chosen as the “Fiscal 2009 Energy Saving Lighting Design Model Project” of the Ministry of the Environment, whose goal is to achieve both an excellent energy-saving effect and creation of an attractive space.

State of Incorporating or Switching over to LED Illumination (Fiscal 2009)

Type	Facility Name	Address	State of Incorporating or Switching over to LED Illumination
Office Building	Sendai Honcho Mitsui Building	Aoba-ku, Sendai -Shi	Incorporated LED illumination for the exterior lighting
	Shibuya Sakuragaoka Square	Shibuya-ku, Tokyo	Incorporated LED illumination in lightings of parts of common-use areas
	Higashi Gotanda Square	Shinagawa-ku, Tokyo
	River City M-SQUARE	Chuo-ku, Tokyo
	Nihonbashi Kabuto-cho M-SQUARE	Chuo-ku, Tokyo
	Muromachi Higashi Mitsui Building (Completed in 2010)	Chuo-ku, Tokyo
	Sumitomo Mitsui Banking Corporation Head Office. Building (Completed in 2010)	Chiyoda-ku, Tokyo
	Hakata Gion M-SQUARE	Hakata-ku, Fukuoka -Shi	Incorporated LED illumination for the exterior lighting
	Shinjuku Mitsui Building	Shinjuku-ku, Tokyo	Switched the lighting of standard floor toilets over to LED illumination (total of 214 fixtures)
	Mitsui Bekkan	Chuo-ku, Tokyo	Switched the lighting of entrances and (some) toilets over to LED illumination (total of 85 fixtures)
	Mitsui Building No. 2	Chuo-ku, Tokyo	Switched the lighting of entrances and hallways and toilets of each floor over to LED illumination (total of 612 fixtures)
	Toranomon Mitsui Building	Chiyoda-ku, Tokyo	Switched the lighting of escape balconies over to LED illumination (total of 26 fixtures)
	Nishi Azabu Mitsui Building	Minato-ku, Tokyo	Switched the lighting of entrances, elevator halls, and hallways, toilets and hot-water service rooms of each floor over to LED illumination (total of 379 fixtures)
	Parle Mitsui Building	Kawasaki-ku,Kawasaki -Shi	Switched the lighting of toilets, etc. over to LED illumination (total of 70 fixtures)
	Nagoya Mitsui Building Main Building	Nakamura-ku, Nagoya -Shi	Switched the lighting of entrances and hallways, toilets and hot-water service rooms of each floor over to LED illumination (total of 1,019 fixtures)
	Hakata Mitsui Building, No. 2	Hakata-ku, Fukuoka -Shi	Switched the lighting of newly-installed smoking rooms to LED illumination (total of 20 fixtures)
	Nishijima Mitsui Building	Kumamoto -Shi, Kumamoto Prefecture	Switched the lighting of common-use areas (guide lights) over to LED illumination (total of 94 fixtures)
Retail Facilities	Urban Dock LaLaPort TOYOSU	Koto-ku, Tokyo	Switched over 771 out of 3,668 lighting fixtures in common-use areas to LED illumination
	LAZONA Kawasaki Plaza	Saiwai-ku, Kawasaki -Shi	Switched over 2,300 out of approximately 7,000 lighting fixtures in common-use areas to LED illumination
	Mitsui Outlet Park Shiga Ryuo	Gamou-gun, Shiga Prefecture	Installed approximately 2,100 LED illumination which save on consumption of electricity with a long service life in common-use areas
Hotels	Mitsui Garden Hotel Chiba	Chuo-ku, Chiba Prefecture	Switched over neon signs on exterior walls to LED illumination
	Mitsui Garden Hotel Kashiwa	Kashiwa Cit, Chiba Prefecture
	Mitsui Garden Hotel Kamata	Ota-ku, Tokyo
	Mitsui Garden Hotel Kyoto Sanjyo	Nakagyo-ku, Kyoto -Shi
	Mitsui Garden Hotel Kyoto Shijyo	Shimogyo-ku, Kyoto -Shi
	Mitsui Garden Hotel Osaka Yodoyabashi	Chuo-ku, Osaka -Shi
	Mitsui Garden Hotel Okayama	Kita-ku, Okayama -Shi
	Mitsui Garden Hotel Hiroshima	Naka-ku, Hiroshima -Shi
	Mitsui Garden Hotel Kumamoto	Kumamoto -Shi, Kumamoto Prefecture
	Mitsui Garden Hotel Ginza Premier	Chuo-ku, Tokyo	Switched over neon signs on exterior walls and night lamps for guest rooms to LED illumination
	Mitsui Garden Hotel Sapporo	Chuo-ku, Sapporo -Shi	Incorporated LED illumination in neon signs on exterior walls and night lamps for guest rooms at the initial construction stage
	Mitsui Garden Hotel Ueno	Taito-ku, Tokyo

Renovations at Office Buildings to Reduce CO₂

During fiscal 2009, we conducted renovations to reduce CO₂ at “Nagoya Mitsui Building Main Building” (Nakamura-ku, Nagoya-shi) and at 55 properties, primarily for office buildings in Tokyo which are obliged to comply with the Tokyo Metropolitan Ordinance on Environmental Preservation. For example, at “Nishi Azabu Mitsui Building,” (Minato-ku, Tokyo) we introduced task and ambient lighting(*2) in cooperation with tenants, and have been able to effectively reduce the volume by decreasing the preset illumination intensity.
Through such renovations, we are projecting a reduction of approximately 1,640 tons of CO₂ emissions.

(*2) Task and ambient lighting: An energy-saving lighting system where by combining task lighting and ambient lighting, excessive lighting can be eliminated while ensuring enough illumination intensity for each desk.

At the “Nagoya Mitsui Building Main Building,” we are promoting a " CO₂ Reduction Renewal Project" where the building owner, manager, tenants, and energy service providers all work together to implement measures to effect ongoing reductions in the CO₂ emissions of the entire building. Under this project, whose aim is to reduce CO₂ emissions by approximately 30%, we are conducting construction to renew heat source equipment in common-use areas or switching over to LED illumination in areas including exclusive-use areas, among other things. Furthermore, by establishing a “CO₂ Reduction Council” comprised of the building owner, manager and tenants, we are promoting CO₂ reduction activities in exclusive-use areas. At the same time, we are testing the effectiveness of the reduction and disclosing the information, and are planning to promote activities for spreading and disseminating this to other buildings.
Such activities in the areas of both building facilities and building operations were evaluated and it was adopted as one of the Ministry of Land, Infrastructure, Transport and Tourism's “Model Projects for Houses and Buildings that Promote Low CO₂ Emissions” in fiscal 2009.

Overview of the CO2 Reduction Renewal Project

In order to reduce CO₂ emissions, the use of natural energy such as wind and solar power is important. We are carrying out the introduction of facilities such as top lights, high side-lights and light ducts, in addition the introduction of solar power generation and wind power generation.

Incorporation of Light Ducts

At “Sumitomo Mitsui Banking Corporation Head Office Building,” we incorporated light ducts which can draw natural light into the inner parts of the room and are striving to reduce consumption of electricity arising from lighting fixtures. The light ducts are made of highly reflective aluminum panels, and by reflecting natural light, they can draw natural light into the inner parts of the room where there are no windows. At “Sumitomo Mitsui Banking Corporation Head Office Building,” we have installed highly reflective panels inside ducts from the rooftop to the 13th floor, and even draw in natural light at the elevator halls of the 13th, 14th, 21st and 22nd floors. Furthermore, through the incorporation of solar power generation, rooftop greenery, indoor lighting controlled by motion sensors, louver sun shades etc., we are projecting a reduction of approximately 30% of CO₂ emissions (compared to the average CO₂ emissions of a typical tenant building in Tokyo prefecture*3).

*3: The average CO₂ emissions of a typical tenant building in Tokyo prefecture: 106.9kg/m2 per annum (fiscal 2005; average of 159 tenant buildings in Tokyo prefecture) based on research conducted by the Tokyo Building Owners and Managers Association.

(Left) Structure of light ducts / (Right) Sumitomo Mitsui Banking Corporation Head Office Building

In order to suppress CO₂ emissions produced by vehicles etc., which is considered a major reason for the increase of CO₂ emissions, we are promoting the idling stop system (stopping the engine when the vehicle is not moving) and calling for the increased use of public transportation facilities, among other measures.

The “Chikatoku” mark

Parking lots at LaLa garden Nagamachi which we are providing for the park-and-ride system

The Park-and-ride System and “Chikatoku”

At “LaLagarden NAGAMACHI,” (Taihaku-ku, Sendai-shi) we took advantage of its locational characteristics which is its direct connection to the Nagamachi-Minami Subway Station. We are implementing a park-and-ride system*4 by providing a portion of the parking lots (150 parking lots) within the premises to those travelling to the city's center for work or for attending school. Furthermore, in order to promote increased access to this facility through use of the subway, we are also implementing a discount service named “Chikatoku” in cooperation with the Sendai City Transportation Bureau. This service, which involves the use of the QR code posted on signs found just inside the ticket gate of the subway station, is not only helping to easing vehicle congestion, but is also contributing to the suppression of CO₂ emissions and reduction of air pollution.

*4 Park-and-ride System: A system where a person goes to the nearest station or bus stop from his/her house by car, and leaves that car there to switch to bus, train, or other forms of public transportation to reach his/her final destination. This system is effective in easing traffic congestion and reducing the environmental impact produced by vehicles.

Details of the “Chikatoku” System

Yasushi Sonoda
Management Group,
Tohoku Branch, Mitsui Fudosan Co., Ltd.

The park-and-ride system and “Chikatoku” have received a certain amount of social appraisal as measures to help reduce the environmental impact. In particular, with regards to “Chikatoku,” we think that we were able to establish a good system where only subway users can receive services. Users of the park-and-ride system are also gradually increasing and we would like to continue to work towards increasing its utilization rate in order to reduce CO₂, and for other causes.

Poster of idling stop

Idling Stop

At the Mitsui Garden Hotels, we are promoting the idling stop system among delivery trucks to suppress the volume of exhaust gas produced by vehicles and to reduce CO₂ emissions and air pollution. For example, we have set up posters which call upon drivers of such vehicles to stop their engines when dropping off goods.

In order to reduce the consumption of electricity arising from lighting fixtures at office buildings, the Mitsui Fudosan Group developed unique energy-saving and grid-system ceiling lighting fixtures by establishing separate joint partnerships with Panasonic Electric Works Co., Ltd. and Toshiba Lighting and Technology Corporation. With this product, one may easily change the number of fluorescent lights that can be lighted (2 lamps to 1 lamp or vice versa). It helps promote task and ambient lighting, which is a system of reducing the illumination intensity of the entire office, while ensuring enough illumination intensity at each desk. If 1 lamp is used with this product (when illumination intensity is preset at 400 lux), a maximum of approximately 52% of electricity consumption arising from lighting fixtures can be reduced in comparison to the conventional 2 fluorescent lighting (when illumination intensity is preset at 750 lux).
This product is being used at “Shibuya Sakuragaoka Square” (Shibuya-ku, Tokyo) and we are contemplating its incorporation at 13 newly-built office buildings.

Performance Comparison

In the operations and management of facilities, and in daily business activities, we are carrying out energy conservation management and are striving to reduce CO₂.

Systematic Reduction of CO₂ at Office Buildings

In the Building Business Division, we are systematically working to reduce CO₂ emissions during the management operations of existing office buildings.
During fiscal 2009, we established an operational improvement task force for the Mitsui Fudosan Group and commenced activity. The group held a briefing on CO₂ reduction obtained through operational improvement targeting those who work on the scene. Furthermore, out of all existing office buildings which the Mitsui Fudosan Group handles the management operations of, it created operational improvement execution plans for each of the large-scale properties for which it handles round-the-clock management of (approximately 90 buildings).
In fiscal 2010, we are confirming the progress of work carried out by the operational improvement liaison of the Mitsui Fudosan Group from a practical viewpoint. Furthermore, we are assessing the amount of reduction and carrying forth discussions on additional measures.

Implementation of “CO₂ Reduction Patrol” at Retail Facilities

In fiscal 2009, we carried out “CO₂ Reduction Patrols” at 25 retail facilities. By increasing or ensuring patrols of the site, the aim is to carry out inspections of energy facilities and improve operations, in order to conserve energy and reduce CO₂. For example, we reviewed the running time of lighting in outdoor facilities, air-conditioning equipment, air supply and exhaust fans and escalators in common-use areas (including parking lots) and backyards. As a result, we reduced approximately 5,841 tons of CO₂ per annum in comparison to prior to implementation of this measure.

Major Operational Items that were Reviewed due to the CO₂ Reduction Patrols

Facilities to be Patrolled	Operational Items that were Reviewed
Illumination	Shortening lighting time; switching off all lights
Air-conditioning equipment	Lowering/increasing the temperature setting; shortening running time
Air supply and exhaust fans in backyards	Shortening running time; intermittent running
Escalator	Shortening running time
Water facilities	Shortening running time; ceasing operations
Toilet	Saving on the use of flushing water

The Office Building Design Manual Revised

5 office buildings and 1 retail facility parking lot obtained CASBEE Certification in fiscal 2009.

Fiscal 2009 Status of Obtaining CASBEE Certification

Facility Name	Rank	Period Acquired	Certification System
Tokyo Club Building	S	Jul-09	CASBEE (IBEC)
Mita M-SQUARE	A	Jul-09	CASBEE (IBEC)
Aoyama OM-SQUARE	S	Aug-09	CASBEE (IBEC)
Sapporo M-SQUARE	B+	Apr-09	CASBEE Sapporo
(Tentative name) Nagoya Mitsui Building New Building	S	July, 2009	CASBEE Nagoya
LaLaPort Yokohama Parking Lot (Expansion)	B+	2009	CASBEE Yokohama

(*5) CASBEE is a comprehensive assessment system designed for evaluating building environmental efficiency (BEE), with simultaneous consideration given to the environmental quality and efficiency of buildings, and the impact of the buildings on the external environment.” The Institute for Building Environment and Energy Conservation also has a certification system. Furthermore, certain municipalities also have their own certification system, such as CASBEE Sapporo.

At the 3rd Sustainable Building Award (Other Buildings Category) hosted by the Institute for Building Environment and Energy Conservation, “Tokyo MIDTOWN” (Minato-ku Tokyo) was awarded the “President of the Institute for Building Environment and Energy Conservation Award.”

Points of Evaluation

The fact that it introduces various methods which lead to increased sustainability, such as conservation of energy, saving on resources, and coexistence with the environment, from various perspectives.
Open spaces that are open to the local community and that are filled with lush greenery are helping to shape a regional axis for a broad-based green space. Furthermore, it also is equipped to function as a disaster prevention center and is proactively contributing to the sustainability of the urban area.
It has incorporated various energy systems including cold water thermal storage systems, sodium sulfur (NAS) batteries, cogeneration systems, etc. and at the same time, is pouring effort into effective operations of such facilities.