Influence
Facilitating a Green-friendly Lifestyle

After more than a decade of effort and investing over NT$ 80 million in relevant building modification, we have received the LEED EB:OM (Existing Building: Operations & Maintenance) and LEED v4 O+M (Operations & Maintenance) – the world’s most prestigious and stringent green building international standards in 2011 and 2016 respectively to become the world’s first supertall building to receive the Platinum certification for LEED v4. Nevertheless, just as the number “TAIPEI 101” implies, we have never perceived perfection to line up conveniently with the full score. In 2017, apart from focusing on leveraging our green influence and facilitating the promotion of green buildings externally, we have also worked diligently on improving in different areas that correspond to the 9 major aspects of LEED v4 O+M and attained the results shown in the figure below. For detailed promotion measures and outcomes, please refer to the corresponding sections in Chapter 3.

 Corresponding SDGs: SDG 13, 17

Apart from focusing on the improvement of building operational efficacy, TAIPEI 101 had emphasized more on utilizing its own experience in green building upgrade and assumed the role as a LEED advisor in 2017 to become a platform of sharing and exchange for cutting-edge green building technologies and management experience. Towards this end, we have held the SMART TREND exhibition, guided green tours and participated in various international forums in order to facilitate greater understanding on green building for office tower tenants and members of the general public. For the contents of the 2017 SMART TREND exhibition, please refer to Section 2.1.2 on Industry-Government-Academia Collaboration Exchange Platform; for other events, see table below.

Although TAIPEI 101 is no longer the tallest building in the world today, we shall remain true to our commitment of upholding the highest standards of the world by continuing to strengthen our operational performance in relevant aspects, organizing SMART TREND exhibitions and green guided tours of environmental protection so as to extend our influence onto others in order to play our role as the role model of the highest low-carbon landmark!

In order to deliver energy management services of a higher quality to our tenants, and in light of the demands for big data analysis for energy consumption in this digital age, TAIPEI 101 has signed an MOU with Siemens Ltd. Taiwan in 2016 and announced our adoption of Siemens Navigator – the latest cloud-based building energy and sustainability management platform to achieve effective monitoring and analysis of data generated by the building. This would enable us to formulate more efficient energy conservation strategies, improve building efficiency and facilitate the acceleration of smart upgrade for TAIPEI 101 so that we could achieve our objectives of sustainable energy conservation and smart management. In 2017, TAIPEI 101 has already utilized Navigator to create the prototype energy data diagrams and we are looking forward to utilizing the platform in accordance with our energy management needs and further development.

In an effort to reduce the negative impact on air quality, tenant and customers’ physical health, building renovations, interior systems and ecological environment from cleaning and sanitation operations, we have established relevant procedures on the use of eco-friendly cleaning products and SOPs for equipment operations, safety procedures for the handling of cleaning chemical agents and the dilution of concentrated chemicals, personnel allocation and training and etc. in the “TAIPEI 101 Green Building Cleaning Regulations” under “TAIPEI 101 Sub-contracting and Outsourcing Regulations for Cleaning and Sanitation Services.” At the same time, we also encourage tenants to request their cleaning service providers to adopt the same green cleaning policy as we do, which is using cleaning products and equipment in compliance with environmental regulations. In 2017, tenants that have responded to our initiative include TWSE, ANZ, BNP Paribas Taiwan and KPMG.
Tenants should be responsible for the separation of waste generated in their areas into recyclable, general waste, and food waste, according to the principle. Waste should be placed in the designated collection containers on each floor. Cleaning staff are responsible for checking the separation of waste and taking waste to the Waste Management Center in the basement.

We have conveyed TAIPEI 101's goal in energy and water conservation to our tenants and their employees in the hope that tenants will support green actions together and control the consumption of energy and water resources. Our recommendation in lighting and water conservation includes using energy-efficient lighting fixtures, buying office equipment and appliances with energy-saving and eco-friendly labels, and buying water faucets, toilets, and urinals bearing water conservation labels. For tenants with high power usage, we perform electric panel inspection by methods such as infrared inspection, power analyzer measurement, three-phase aggregate load and tightening circuit breaker screws.

In order to pass on the spirit of environmental protection and sustainable resource recycling to each and every visitor, TAIPEI 101 has set up the Green Corner at the 1F lobby and display videos near the Green Wall on how TAIPEI 101 operates as a green building (for details on the Green Wall, please refer to section 3.3.1 on Eco-Friendly Measures).

TAIPEI 101 Green Corner Website:
http://www.taipei-101.com.tw/m/service-detail.aspx?cid=117&lang=tw

In an effort to make more effective use of the earth’s limited resources, TAIPEI 101 has thus invited tenants to take part in the operations of a green building. We have included green terms in our “Tenant Handbook” and adopted LEED criteria as the framework by incorporating international best practices for the establishment of our “Green Fit-out Guide” as guidelines for the establishment of relevant regulations that shall govern tenants' fit-out sub-contractors in their choice of renovation materials and energy resource management in normal operations to ensure compliance with relevant green building standards. The guide requires that tenants prevent noise pollution and maintain indoor air quality during the period of fit-out in order to mitigate impact on the surrounding environment. Contractors in violation of the fit-out regulations will be asked to restore the premise to its original state and improve upon the shortcomings. At the same time, we also encouraged our office tower tenants to renovate their offices using green materials (i.e. to increase the percentage of green materials used over 45%) and raised the bar in terms of eco-friendly requirements for green materials renovations in the office tower.

Starting from 2015, TAIPEI 101 has purchased 1.01 GWh of green power for three consecutive years to initiate the trend of green power purchasing for domestic corporations by being the first to set an example for others to follow suit. TAIPEI 101 has collaborated with its office tower tenants to purchase green power together. In 2017, we invited KPMG, Diamond Tony’s Italian Restaurant, Richemont Asia Pacific Ltd., Taiwan Branch and Google to purchase a total of 670,000 kWh of green power. We believe that if we pool the strengths of all tenants in the future, we will be able to achieve great collective strengths and leverage our influence. Our relevant actions have not only been acknowledged by the Taipei City Government with a certificate for “promoting over NT$ 5 million for green purchasing” in October 2017, we also received the “Green Power Gratitude Award” from the MOEA later in December 2017.

We ask tenants renovate their counters to comply with pertinent regulations on using green materials (i.e. the percentage of green materials used must be greater than 45%; no incandescent light should be used and that whenever possible, use LED products) as spelled out in the Building Technical Regulations.

Starting from 2014, TAIPEI 101 requested outer wall and cleaning service providers to adopt eco-friendly cleaning agents. In addition to specifically requesting our outer wall cleaners to use only cleaning products that are compliant with pertinent green building environmental protection standards, we have also asked our service providers to submit statistical data on various cleaning consumable material usage and shipping records for verification purposes. As of the end of 2017, cleaning service providers at TAIPEI 101 Mall have adopted no less than 40% of eco-friendly cleaning products and continued to work towards the goal of using Forest Stewardship Council (FSC) certified cleaning consumables.

In an effort to create a clean and pleasant shopping environment, we have placed a total of 118 recycling bins throughout the shopping mall as our way of encouraging customers to engage in resource recycling with TAIPEI 101. Wastes at the shopping mall are also collected centrally to be transported to the Waste Management Center in the basement for sorting in order for recycling to be tackled properly via this two-pronged approach.

Due to more incidences of extreme climates in recent years, there had been increasing damages on the safety of people and economic losses. Facing such impacts from climate change, it is imperative for us to adapt to climate changes by establishing corresponding counter measures in order to mitigate the impacts of climate change. In 2017, we have implemented relevant responses and measures for risks pertaining to typhoons, air pollution, carbon reduction and so forth.

In addition, in an effort to reduce energy consumption, we have been gradually replacing our light fixtures with energy-saving alternatives by implementing a project to replace many of the existing light fixtures in the shopping mall and office tower with LED lamps in 2017. The items of replacement and the relevant costs of the project are shown below and it is estimated that the replacement of LED lamps would help TAIPEI 101 to save approximately 230,000 kWh of power per year.

TAIPEI 101's total power usage in 2017 came to 84.772 million kWh; the office tower accounted for 49.56% of the power consumed, while the shopping mall and parking lot consumed 42.99% and 7.45%, respectively. Compared to 2016, the total power usage for the office tower in 2017 fell by 1.63%. In terms of energy use intensity (EUI), the power usage for each square meter of office floor space was lower than that of 2016 by 1.35%, while the average power used by each tenant/employee also fell by 4.30% compared to that of 2016. On top of that, the total power usage for the shopping mall in 2017 also fell by 4.06% compared to that of 2016 and the average power used for each square meter of shopping mall floor space was also lower than 2016 by 4.11%. These figures reflect the success of our energy-saving performance in 2017. TAIPEI 101 deployed computerized smart monitoring systems, which are connected to automatic demand response systems at all locations of air-conditioning water chillers in order to carry out the “demand response event” for the air-conditioning system. At the scheduled periods, the system would automatically suppress the volume of power consumption by 10% as prescribed in the contract to prevent peak overload and ensure that all power users would have sufficient power. This would enable us to achieve our objective of energy conservation and carbon reduction and thereby realize our green and eco-friendly corporate philosophy.

GHG Emission Management Measures

Beginning in 2008, TAIPEI 101 started to take greenhouse gas (GHG) inventory and has been compiling its GHG Inventory Report in accordance with ISO 14064-1:2006 to be certified by a third party. Sources of TAIPEI 101’s GHG emission have been compiled into the table below:

 Corresponding SDGs: SDG 12, 13

In addition to taking the initiative to reduce our GHG emission, we have also utilized our influence by encouraging our staff and tenants to take public transportation for their commute to work as it would reduce GHG emissions from vehicles they would otherwise be driving/riding. Not only that, restaurants at TAIPEI 101 use locally grown (located within 160 km of TAIPEI 101) agricultural products as their primary ingredients. This not only reduces the carbon footprint of the transportation process but also enables our employees, tenants and customers at TAIPEI 101 to enjoy fresh and delicious local food ingredients that are in season.

We have been routinely monitoring, measuring and analyzing our water consumption and we are continuing to seek for viable water resources in the future. TAIPEI 101 has implemented the following water saving equipment and measures in order to achieve effective monitoring and control of all water resources.

TAIPEI 101 has installed rainwater capture systems on platforms every 8 floors above the 34F. The system collects rainwater and sends it to the large rainwater tank on B5. After the rainwater is filtered, it is reused as outdoor landscape irrigation water (1F), washrooms at the shopping mall and for the cleaning of exterior facilities and surfaces. For 2018, we have planned to renew our water recycling equipment and in addition to ensure optimal use of water resources, apart from existing usages of irrigation and cleaning, we will be expanding the scope of recycled water use for flushing toilets and urinals at the Office Tower.
In light of the potential crisis of water shortage, we have planned and adopted more aggressive reuse measures for recycled water in order to prepare for potential draughts. For example, we were able to recycle the water discharged from the sprinkler system and stored it in the large rainwater tank.

TAIPEI 101 uses water supplied by Taipei Water Department and recycled water. In 2017, TAIPEI 101’s total water usage came to 553,405 metric tons. Through our rainwater collection system and discharged water recycling measures, we recycled 19,644 metric tons of water, which was an increase of 6.33% compared to that of 2016. 51.79% of the recycled water was used by the office tower and 48.21% at the shopping mall, with recycled water being 100% reused. The ratio of recycled water to total water usage at TAIPEI 101 in 2017 came to 3.55%, which was an increase by 0.32% compared to 2016. All effluents have been discharged in accordance with pertinent regulations.

In terms of the annual water usage for the office tower (including observatory), the total water usage in 2017 decreased by 3.72% compared to 2016; in terms of average water intensity against the number of occupants in the building, the figure for 2017 would be a decrease of 6.34% compared to that of 2016. With regards to average water intensity for the areas in use in the office tower, the figures translated to a decrease of 3.23% compared to that of 2016. As for the annual water usage at the shopping mall, the total water usage in 2017 fell by 2.59% compared to 2016; in terms of the average water intensity against the number of occupants in the building, the figure decreased significantly by 44.98% compared to 2016. On the other hand, if we were to look at the average water intensity for the usable areas in the shopping mall, the figure would turn out to be a decrease by 2.65% compared to 2016.

Most of the waste at TAIPEI 101 comes from daily operations, from tenants, and from fit-out work. To ensure appropriate disposal and handling of wastes generated at TAIPEI 101, we have commissioned the operations to qualified service provider in accordance with pertinent regulations to transport wastes to their respective processing facilities based on their characteristics.

Considering the issues of energy consumption and potential sanitation concerns arising from using service elevators for the transportation of wastes, TAIPEI 101 was designed with a waste collection system during its construction. The system enables cleaning staffs at each floor to sort through wastes and transport non-recyclable wastes to the Waste Management Center on B2. The waste collection system comprises 65 waste delivery chute doors scattered across the building connected by four sections of gravity driven chutes. At the end of each chute is a shredder that cuts waste into pieces before sending the shredded wastes to a temporary storage tank and ultimately the Waste Management Center in the basement. The waste would be sent through a separator to remove water and moisture for weight reduction before being compressed into the waste container. This process reduces wastes to merely 1/3 of their original size before our contractors hauls the waste containers to the incinerators for disposal.

As we take resource re-cycling benefits very seriously, efforts have been made to conduct rudimentary sorting of wastes on the floor of their generation before the recyclable wastes are transported through the service elevators to the Waste Management Center where they would be further sorted into 26 categories so as to achieve improved resource re-cycling and reuse. As for food wastes, in consideration of sanitation factors, we have installed a large freezer in the basement for collective storage of food wastes from restaurants and food court to prevent unpleasant odors from escaping and to facilitate the transportation by our food waste handling contractor on a daily basis.

In order to achieve strict control of waste disposal, TAIPEI 101 has implemented the following requirements in the preliminary selection of service contractors: an eligible contractor must have relevant permits and substantiating documentations issued by the government in order to win the bid. Not only that, the bid-winning contractor is required to submit documents detailing the actual disposal of wastes (i.e. weight note, substantiating document on the vehicle of transportation) on a periodic basis for audit purposes. TAIPEI 101 would also randomly dispatch personnel to follow waste transportation vehicles to verify that wastes have been properly delivered to their designated location for appropriate disposal.

In 2017, TAIPEI 101 generated a total of 2,290,389 kg of general waste, and 46.02% of which were recyclable wastes. The recycling rate fell by 4.28% compared to that of 2016. The costs for waste disposal and treatment for 2017 came to NT$ 9.9 million. In addition, we have also added two new recycling categories of plastic and glass cosmetic product containers in 2016, thereby increasing the total categories of recyclable material to 26.

Unit: kg

Low alpine forests in Taiwan have suffered in terms of inferior soil conservation due to unchecked artificial cultivation and destruction of old-growth forests. Consequently, this has resulted in significant reduction in endemic Taiwanese species. In light of this situation, TAIPEI 101 has pledged to donate NT$ 1.01 million over a five-year period to “the Natural Valley” (managed by Taiwan Environmental Information Association) starting from 2015 through 2019 as a way to support the restoration of low alpine forests in Taiwan and the protection of invaluable and rare species such as Manis, Black eagle, Mountain scops owl and so forth. In 2017, the portion of the donation (NT$ 200,000) has been duly been made to the Natural Valley Environmental Charity Trust Fund.

Since Taiwan has an island ecology, any introduction of unsuitable alien species into Taiwan could threaten the existing ecological system and in turn threaten the biodiversity of our endemic species. In an effort to protect the environment, we have initiated our site improvement project in 2017 and invested NT$ 2.14 million to change the existing gardens on Songzhi Road that originally had Rhododendron shrubs to other native species of plants from Taiwan, including Osmanthus, Silvery Messerschmidia, California Poppy, Rose Myrtle, Tashiro Indian Hawthorn, Common Schefflera and so forth.

Not only that, we have also set up a green wall on 1F of the Office Tower. The green wall functions as a guide of endemic plants of Taiwan and current features 8 native and non-native species, namely: hedera rhombea var. formosana, coleus, tuberous sword fern, scandent scheffera, birds’ nest fern (all native species) and non-native species such as Chinese crab, cuphea and golden pothos. The medium used on the green wall is made from recycled textile waste with fertilizers that will facilitate plant growth in addition with beneficial microorganism such as rhizobium and spirulina to create a sanitary and eco-friendly space.

We have implemented a number of green measures in the office tower and the shopping mall. After setting up a green wall on 1F of the Office Tower last year, we have continued to promote the expansion of green area in 2017 by setting up a “hanging garden” in the public area on 36F to grow various indigenous species of Taiwan, including Bambusa multiplex, Striped Bracketplant, various ferns and so forth.

Since 2009, TAIPEI 101 has been participating in World Wildlife Fund (WWF)’s initiative to turn off the lights for one hour around the world on our own volition. For the very first time, an hour prior to the Earth Hour campaign in 2017, we also displayed texts such as “Lights off for an hour”, “60+”, “Earth Hour” and so forth on the LED wall on 59F and 60F on the north side of the office tower in order to reach out to more people to join our ranks in environmental protection efforts. For details on the list of participating companies, please refer to Chapter 5.

In an effort to reduce our environmental impact, TAIPEI 101 has been gradually promoting the use of eco-friendly materials and equipment. In 2017, we implemented a plan to purchase office supplies and electrical appliances with eco-friendly labels and achieved the objectives of 100% use of business cards printed on eco-friendly paper and using only eco-friendly photocopy paper.

Guided by the spirit of cyclic economy and waste reduction, we have made repetitive use of stages and billboards in conjunction with our event schedules.

In order to disseminate the efforts of developing green technologies in Taiwan and to support the government’s promotion of electric vehicles, we have installed four electric vehicle charging stations in B2 of the shopping mall as a way to encourage employees and customers to choose eco-friendly transportation for their journey to TAIPEI 101 Mall and contribute to the cause of energy conservation and carbon reduction.

We ask our outsourced cleaning service providers to use cleaning products that are compliant with relevant environmental standards for the cleaning of public areas at TAIPEI 101 in order to minimize environmental pollution and impact. Presently, our cleaning service providers use all-purpose cleaners, carpet cleaners and glass cleaners that are compliant with U.S. Green Seal GS-37 eco-friendly standards.

We have established integrated pest control plans to regulate our outsourced service provider to adopt methods of physical, non-chemical, and low-toxicity chemical control (i.e. sterilization) in accordance with our action thresholds to gradually address pest hazards. If specific thresholds have yet to be reached, the service provider is required to adopt physical controls to handle pest situations in order to reduce the frequency of chemical use and lower the impact on our environment.