Prior to practical completion (PC) of the 62-storey building, Optimised developed a model to forecast the building’s consumption profile.

Followed by efforts to understand the renewable energy procurement criteria, in line with the landlord’s ESG requirements. Following this, we worked with designers, metering and BMS installers, to configure the EMS to facilitate both the occupier engagement programme, as well as stringent requirements of utility recharging and energy monitoring. Our implementation approach meant we had to build a virtual EMS and utility recharging model, prior to being given access to live data and communications from the building. This enabled us to test our methodology for apportioning energy from building systems, and to create the algorithms that we could simply drop into the live environment after PC.

This ensured that an auditable data trail existed from day 1 after PC. Since implementation, we receive 96,000 values of data every day, which flow directly into a cloud-based EMS. From there it is processed for utility recharging, where we apply secured commodity rates taken from wholesale energy markets, before presenting to each occupier with a valid charge for their utilities, including lighting, power, heating, cooling, ventilation, LTHW and domestic hot water. Various analytical tools are applied to monitor exceptions and drive savings in energy consumption against expected profiles that are constructed using historic trends and weather data.

In order to meet 22 Bishopsgate’s high standards for quality renewable energy, and their ambition to decarbonise their heat, we enlisted one of the UK’s few biomethane plants, in Keithick Biogas based in Perthshire, Scotland. As a result, monthly natural gas consumption in London was to be matched against monthly biogas production in Scotland, allowing the certificates to be surrendered in the name of 22 Bishopsgate. As a result, 22BG will continue to achieve higher quality gas procurement arrangements than most, if not all, other London based commercial real estate buildings.

Thanks to 22 Bishopsgate’s unique volume of meters, we were able to carry out “demand-based-dynamic” recharging. This means that we can use occupancy signals to identify which occupiers are drawing on central heating and cooling plant at any one time. By combining occupancy and energy data, we were able to ensure that charges will now be apportioned fairly, while also providing an incentive for occupiers to focus on behaviours that drive reduced wastage and more decarbonisation.

The implementation of the technology and analytical engine was executed on time, ready for the building to go live. Following this, we

worked through a range of data health and post-implementation communications issues, to prove the accuracy of the EMS and related

utility recharging methodology. Several alterations ensued, in order to accommodate new meters and client requirements.

Following completion of our technological installation, the 22 Bishopsgate building went live. Now, the building is performing at

approximately 46kWh/m2 (electricity) more efficient than the Better Buildings Partnership (BBP) best practise, for a London based commercial building.

Our green energy procurement strategies were also a great success, delivering the following results:

• 2,473 TCO2e from gas contracts

• 2,949 TCO2e from electricity contracts

22 Bishopsgate’s new technology is now able to achieve greater occupier engagement in the drive towards net zero, while enabling accurate utility recharging - providing the tools for the landlord to identify and target energy wastage, in near real time.

RELATED CASE STUDIES