Engage - The World's Tallest Green Building

The economic activities of mankind have not only impacted the planet's ecological system but also threatened our own environment of survival. In order to adapt to climate change, we must work hand in hand to mitigate and adjust to these changes. As Taiwan's iconic landmark and a role model in skyscraper management, we at TAIPEI 101 have taken upon ourselves to serve as an example by pledging to make effective use of Earth's resources. Hopefully we will be able to facilitate consensus and pool the strengths of different organizations and entities in order to achieve our philosophy of environmental sustainability and sustainable development.

In this chapter, we will first introduce TAIPEI 101's environment management policies and green building upgrade plan before disclosing our performance in the management of energy, greenhouse gas emission, water, and waste in 2015. Lastly, this chapter will cover the eco-friendly measures and products we have promoted with relevant material issues encompassing "Green Building Management and Promotion", "Energy/Resource Usage and Emission Management", "Eco-friendly Measures and Products" and so forth.

 

3.1 GREEN BUILDING MANAGEMENT AND PROMOTION

STAKEHOLDERS

3.1.1 Environment Management Policies

TAIPEI 101 is well aware of the impact that the building and its corporate operation could cause on the environment. We not only exercise two of the six "TAIPEI 101" characteristics – Innovation and Environment – to achieve continual recording, analysis and improvement of operating environment data. TAIPEI 101 Tower, Mall and Observatory have adopted corresponding environment management actions and implemented relevant measures in the mitigation of risks arising from climate change. Under the premise of not compromising the comfort and satisfaction of our tenants, we have continued to establish energy conservation objectives as guidelines for our operations while maintaining up-to-date records on water and power consumption for periodic analysis, which will in turn serve as the basis for relevant improvements. At the same time, TAIPEI 101 has also been conducting greenhouse gas emission inventories on a yearly basis and has put forth its greatest efforts to any item that would enable us to mitigate environmental impacts so as to fulfill our responsibilities to the environment.

Green On Project

Since TAIPEI 101's completion, we have taken our environmental protection responsibilities as our top priority and made a new step towards green ecofriendliness in November 2009 by initiating the Green On Project. The project entails 7 major green actions that would ensure optimal energy efficiency for TAIPEI 101. In 2015, TAIPEI 101 successfully obtained the LEED Platinum v4 Certification upgrade, which enabled us to launch eco-friendly initiatives from a greater height as we supported low-elevation forest preservation and green energy development in Taiwan. This chapter will cover our methods and results in this area.

  • Green On Website:www.taipei101greenon.com.tw
Six Characteristics of TAIPEI 101
TECHNOLOGY
PEOPLE
ART
ENVIRONMENT
INNOVATION
IDENTITY
 

Green On - 7 Major Dimensions of Green Action


 

The Green On Project is intended to encourage the general populace to adopt our "10+1" green actions in their day-to-day lives. "10+1" means that the 10 green initiatives have to be reinforced with 1 persistent determination, because change does not take place overnight. We must work together diligently and persistently in order to change our future. We have also created a dedicated webpage for this initiative to the general public as activity announcement.

10+1 Green Actions

 
Turn off lights whenever possible

 
Recycle

 
Conserve water

 
Bring your own utensils

 
Take public transportation

 
Buy green merchandize

 
Regulate air conditioning temperature

 
Eat local food

 
Treasure paper resources

 
Use green cleaning products
 

Green Office Tower

Since its completion and operation, the TAIPEI 101 Tower has adopted relevant designs and environment management strategies to minimize impact on the environment.

Initial Construction Phase

Although the original blueprint for TAIPEI 101 did not incorporate concepts of green building for its fundamental design, the initial design planning did take environmental impact into consideration. The following equipment were the considered for investment and installation at the design planning phase:


 
Operation Phase

Driven by our spirit of pursuing excellence, we are aware that the green elements in our initial building design are inadequate to satisfy TAIPEI 101's philosophy and obligation to environmental protection. And as such, we have continued to make energy-saving modifications to our illumination systems and air-conditioning systems. In 2015, concrete improvements have been made to our "air-conditioning technologies" and "illumination technologies." For air-conditioning, we have utilized a central monitoring system to detect the actual needs on premise to cut down on unnecessary energy consumption; with regards to illumination, TAIPEI 101 replaced a total of 1,103 light fixtures and the replacements are expected to save 390,000 kWh of power each year.

Initial Construction Phase

 

Target:

  • Periodically analyze energy-hungry light fixtures to carry out replacement with energysaving ones.

 

2015 Performance:

Shopping Mall

Office Tower

  • All existing metal-halide downlights in the public area on 1F to 3F have been replaced with LED lights
  • Cornice lighting improvement in the raised-ceiling area on 4F
  • Downlights on 2F have been replaced with LED lights
  • Improved outdoor illumination
  • All existing fixtures use LED lights, with zero incandescent lights

 



 

Target:

  • Adopt optimized airconditioning system control by supplying fresh outdoor air and achieving effective control of chilled-water distribution efficiency
  • Analyze operations to achieve optimized programed operation

 

2015 Performance:

  • Utilized a central monitoring system to detect the actual needs on premise to cut down on unnecessary energy consumption
  • Indirect air-intake for fresh air has been changed to direct air-intake, which enabled direct control of outside air and lower power load on the air-conditioning system.

 

 
Commitment by Tenants

We are aware that relying solely on our own efforts would be insufficient to fulfill our commitment to protect the planet. And as such, we have invited our tenants to work with us to maintain our green building. We have included green terms in our "Tenant Handbook" and "Green Fit-Out Guide" as guidelines to regulate the fit-out work, cleaning, and energy and resource management in their day-to-day operations to ensure compliance with pertinent green building regulations. In addition, we also ask tenants to comply with relevant energy saving and environmental protection regulations and procedures enforced by TAIPEI 101 during their tenancy.

  • Included green terms in our "Tenant Handbook" and "Green Fit-Out Guide".
Green Fit-Out

New tenants of the building fit-out their space according to their office layout design. To ensure that their fit-out work is in compliance with regulations of our building, we use LEED as a framework and incorporate international practices to draft the "Green Fit-Out Handbook," which requires that tenants prevent noise pollution, maintain indoor air quality, and choose green interior materials such as emulsion paints and gypsum board that are compliant with green label specifications during the renovation so as to reduce impact on the environment. Contractors in violation of the fit-out regulations will be fined. In 2015, no tenants or subcontractors have violated pertinent regulations.

Energy and Water Conservation Measures

With the Green On Project, we convey 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 in Taiwan, 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 electric panel switch contact lockdown to understand the cause of electricity consumption and propose improvement measures.

Green Cleaning

Many tenants of the building outsource the cleaning of office space to service providers. Therefore, we strongly encourage tenants through the "TAIPEI 101 Green Building Cleaning Regulations" in the "TAIPEI 101 Subcontracting & Outsourcing Regulation for Cleaning and Sanitation Services" to request their cleaning service provider to adopt the same green cleaning policy as we do, which is using cleaning products and equipment in compliance with environmental regulations. Tenants should be responsible for the sorting of wastes generated in their areas into recyclable, general waste and food wastes according to the principle. Wastes are to be contained in designated collection bins on each floor. Cleaning staffs are responsible for checking the sorting of wastes and taking wastes to the Waste Management Center in the basement.

  • G4-EN32 (New suppliers that were screened using environmental criteria)
  • Over 75% of our cleaning products and consumable material purchases are compliant with pertinent environment standards.
  • TAIPEI 101 Green Building Cleaning Regulations:
    Objective : to reduce office employees and cleaning staffs' exposure to harmful chemical substances, organism and microorganism pollution so as to mitigate the negative impact on air quality, personal health, building renovation, internal systems and ecological environment.
    Contents : cleaning and janitorial services performed at TAIPEI 101 shall emphasize on the operating procedures for ecofriendly cleaning products and equipment, safety procedures on the handling of chemical cleaning agents, dilution of concentrated agents, personnel deployment and personnel training.
  • We ask tenants to use more than 45% of green materials for their fitout works.
 

Green Shopping Mall

With our faith in sustainable development, we want to reduce the environmental impacts to a minimum while we operate a magnificent shopping mall at the same time, so that we can provide a green and healthy shopping environment. And as such, we ask tenants to 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. In addition, we have also taken the initiative to implement energy and water saving measures in order to provide a shopping experience that is aligned with environmental sustainability. At the same time, we have also been promoting green services and activities intended to enhance customers' awareness for environmental protection by guiding our customers to work with us in the protection of our environment.

In an effort to create a clean and pleasant shopping environment, we have placed a total of 121 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 twopronged approach.

Green Observatory

As the observatory is located on the 89F, its management of energy, water resources and waste is identical to that of the office tower. Due to the lack of space, we did not place recycling bins in the observatory. However, in practice, we send the garbage generated at the observatory to the Waste Management Center in the basement for sorting and recycling. To give customers peace of mind, we posted a note about waste handling on the garbage bin at the observatory.

Relevant Risks from Climate Change

 

Due to abnormal climate around the world in recent years, extreme natural disasters have occurred at higher frequencies and caused steadily 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 light of the damages resulting from cracked windows and water leakage caused by typhoon in 2015, we have thus strengthened our corresponding measures for risks pertaining to typhoon.

  • G4-EC2 (Financial implications and other risks and opportunities for the organization's activities due to climate change)
Climate Risks and Corresponding Measures

(in NT thousands)

 

3.1.2 Green Building Upgrade Plan

STAKEHOLDERS

Upon its completion in 2004, TAIPEI 101 not only became the world's tallest building at the time but was also named as "One of the Seven Wonders of Engineering" by Discovery. It is worth noting that at the time, TAIPEI 101 was not designed and built with the specifications of a green building and that the platinum certification standards back then were extremely strict. Given the ambitious commitment we have towards protecting the planet's environment, the mission of becoming the world's tallest green building through LEED EB:OM existing building category by improving more than 100 equipment, establishing green policies and measures while pooling the collective strengths of employees and office tower tenants within just a little more than two years' time has certainly proved to be a daunting challenge.

  • G4-CRE8 (Type and number of sustainability certification, rating and labeling schemes for new construction, management, occupation and redevelopment)

Nevertheless, receiving LEED certification is certainly not the finishing point for us. Though we have successfully received the platinum certification in 2011, we have continued to implement all the green actions that we have adopted during the verification process and once again challenged the higher LEED v4 standard certification in 2015. In July 2016, TAIPEI 101 successfully received the new rating.

  • The LEED v4 Platinum Upgrade Project was officially initiated in 2015.
 

3.2 ENERGY AND RESOURCE USAGE AND EMISSION MANAGEMENT

STAKEHOLDERS

At Conference Of Parties 21 held in 2015, CEOs from 450 enterprises and corporations from 65 countries around the world have committed themselves to the establishment of carbon reduction objective. For TAIPEI 101, the Paris Agreement has no doubt been the signal that represents the turning point for low-carbon transition.

Energy Management Policy

Green On involves striving for a delicate balance between the necessity for day-today lives and power consumption within reason. In addition to opting for various energy-saving equipment, we have also implemented corresponding energy-saving measures to cut down on energy consumption.

Energy Saving Equipment

Ever since its completion, TAIPEI 101 has constructed its Energy Management and Control System (EMCS) for the low-e glass curtain wall. The EMCS provides two major features of automatic activation/deactivation and pre-emptive warning:

  • Automatic activation/deactivation:through precise measuring, monitoring and management of air-conditioning, power, illumination, water supply and other utilities, the feature enables highly efficient automated energy management
  • Pre-emptive warning:generates trend statistics reports and binary diagrams for the analysis of equipment operation. The system controls as many as 100,000 monitoring spots.

 

TAIPEI 101 has been gradually replacing existing light fixtures with energy-saving lights, including:

  • The existing floor indicators, T8 fluorescent lights used for parking lot illumination and metal-halide lights have been replaced with T5 fluorescent lights.
  • The existing 20 watt emergency exit indicator and emergency exit lights were replaced with 3.6 watt LED lights
  • The incandescent lights in the server room have been replaced with energysaving lights

 

 

In addition, TAIPEI 101's application for industry and commercial energy conservation improvement subsidy was approved by Taipei City Government Department of Economic Development in 2015 and received a total of NT$ 631,909 in subsidy (see section 3.1.1 on environment management policy for details).


  • G4-EC4 (Financial assistance received from the government)
 
Energy Conservation Measures and Benefits

 

 

Target:

  • Lights for the public area aisles are automatically turned off during off-work hours and are activated with motion sensors to provide basic lighting
  • The cargo elevator lobby is equipped with manual switch for lighting control
  • Infrared sensors have been installed for the control of lighting in the shelter on mechanical floors
  • Manual switches have been installed for aisles lighting on mechanical floors
  • Mirror lamps in washrooms have been reduced by half
  • Encourage office tower tenants to use desk lamps with independent switches
  • Replaced energy-hungry lights with energy-saving fixtures

 

  • G4-EN31 (Total environmental protection expenditures and investments by type)
  • G4-EN6 (Reduction of energy consumption)
  • G4-EN6* (Report actual energy savings for all assets using recognized conversion factors)
  • G4-EN19 (Reduction of greenhouse gas (GHG) emissions)
  • Adopting energysaving illumination equipment and measures helps cut TAIPEI 101's electricity consumption by 390,000 kWh per year.
Energy-Saving Measures

We have continued to monitor, measure and analyze our building energy efficiency while striving to improve our operational energy efficiency so that we can lower our GHG emission and operating costs at the same time. Our concrete energy-saving measures as follows:






 

 

Target:

  • Changed the model of operation for the chiller
  • Optimized operating schedule for ventilators on the mechanical floors
  • Automatic regulation of the AHU's circulation model to achieve energy conservation
  • Adjusted AHU's operation duration according to seasonal changes
  • Adjusted parking lot ventilation system operating time
  • Adjusted chiller system control mode to improve chiller system supply efficiency
  • Adjusted transformer room's AHU temperature setting and operating time
  • Installed water purifying equipment for air-conditioning chiller water tower

 

 

Energy-Saving Performance

TAIPEI 101 total power usage in 2015 came to 86.397 million kWh; the office tower accounted for 49.53% of the power consumed, while the shopping mall and parking lot consumed 43.34% and 7.13% respectively. Compared to the previous year, the total power usage of the office tower grew by 4.3%. From the perspective of Energy Use Intensity (EUI) for each unit, the average power consumption per 1 square meter of office tower floor area also grew by 3.72% compared to 2014, with the average power consumed by a tenant/employee growing by 3.76%. The primary reasons that led to these increases were the implementation of the LEED upgrade project, which led to increased duration in equipment operation testing, increased testing frequencies and higher external temperatures due to climate change. In contrast with the office tower, the total power usage for the shopping mall in 2015 actually fell by 0.62% compared to the previous year. Not only that, the average power consumption per 1 square meter of shopping mall floor area in 2015 also decreased by 0.62% compared to 2014 and this goes to demonstrate the results in our energysaving measures covered below.

Total Power Usage by All Units
  • Purchased 1.01 million kWh of green power.
  • Signed the "Air-conditioning System Automatic Demand Feedback Measure".
  • G4-EN3 (Energy consumption within the organization)
  • Note - figures shown in the above table include electricity consumption of the observatory

In light of factors such as increased power consumption by the air-conditioning system due to climate change, increased building occupancy rate and increased number of visitors at the observatory, while we did not manage to accomplish the 2015 objective of reducing EUI for the office tower and shopping mall by 2% (EUI unit = kWh/m2??year) as established in 2014, TAIPEI 101 has nevertheless continued to implement relevant energy-saving measures and signed the "Air-conditioning System Automatic Demand Feedback Measure" with Taipower Company to achieve energy conservation during peak periods, as inspired by the concept of "reducing power usage is the same as generating power". In addition, we have also 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. Meanwhile, TAIPEI 101 has also subscribed 1.01 million kWh of green power (at the cost of NT$ 1.06 more than the standard tariff for 1 kWh of power) from Taiwan Power Company in 2015. The subscribed green power is equivalent to the power generated by 2,400 ping of solar panels and carbon reduction of 50,000 trees. In order to fulfill our green and eco-friendly corporate philosophy, TAIPEI 101 became the first business in Taiwan to subscribe to more than 1 million kWh of green power in 2015.

  • G4-EN7 (Reductions in requirements of products and services)


 
Office Tower Power Usage
  • G4-EN5 (Energy intensity)
  • G4-CRE1 (Building energy intensity)
Office Tower Average Energy Use Intensity
  • Note 1 - Statistics for the observatory are included in the statistics for the office tower in the above table.
    Note 2 - Office Tower average EUI of usage area = office tower power usage/usage area
    Note 3 - Office Tower average EUI of tenant employees = office tower power usage/no. of office tower tenant employees
    Note 4 - EUI calculations for 2013 and 2014 used leasable area as an element for the calculation. It has been replaced with usage area in 2015.
    Note 5 - The Office Tower usage area include public areas, tenant areas and equipment floors.
 
Shopping Mall Power Usage
  • G4-EN3 (Energy consumption within the organization)
Shopping Mall Average Energy Use Intensity
  • G4-EN3 (Energy consumption within the organization)
  • G4-EN5 (Energy intensity)
  • G4-CRE1 (Building energy intensity)
  • Note 1 - Shopping mall usable area includes the areas for aisles and elevators.
    Note 2 - Shopping mall average EUI of operating area = shopping mall power usage/operating area
 

3.2.2 GHG Emission Management

STAKEHOLDERS

GHG Emission Management Measures

Within the Organization

Beginning in 2011, TAIPEI 101 started to take greenhouse gas inventory and has been compiling its GHG Inventory Report in accordance with ISO 14064-1:2006 to be certified by a third party. For 2015, in addition to the scope covered by the existing inventory boundary that covers the entire range of our company (including the office tower, shopping mall and observatory), we have also included inventory outside the organization (Scope 3). Sources of TAIPEI 101's GHG emission have been compiled into the table below:

Sources of Greenhouse Gas Emission
  • Included Scope 3 emissions in the GHG inventory assessment and verification for the first time.
Beyond the Organization

We encourage 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 while achieving the goals of money-saving and environmental protection. We have conducted a transportation survey for tenant employees at TAIPEI 101 in 2015 and found that approximately 88.62% of the respondents commute by public transportation.

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.

  • G4-EN30 (Significant environmental impacts of transporting products and other goods and materials for the organization's operations, and transporting members of the workforce)

Carbon Reduction Performance

TAIPEI 101's emissions for the corresponding scopes are shown in the table below. Our total GHG emission for 2015 came to 47,426.61 metric tons of CO2 equivalent. Scope 1 covered direct GHG emission, which primarily came from business vehicle fuel combustion, diesel fuel from emergency generators and refrigerant (R-134a refrigerant) used by the air-conditioning system and accounted for 0.29% of our total emission. Scope 2 covered indirect GHG emission, which primarily came from purchased power that has been used to operate our air-conditioning system, public area illumination, elevators, escalators and other equipment while excluding the power used by TAIPEI 101 tenants for their operations. Scope 2 emissions accounted for 61.58% of our total emission in 2015 while Scope 3 covered externally purchased power and natural gas for gas stoves by tenants and accounted for 38.13% of our total emission.

 
  • Note 1 - Scope 1 is the direct emission of GHG, consisting primarily of the combustion of gasoline in business vehicles, the diesel used in emergency generators and refrigerant used in air-conditioning systems (R-134a refrigerant).
    Note 2 - Scope 2 is indirect emission, consisting primarily of electricity purchased externally. It is the energy used to power the air-conditioning systems, public area illumination, elevators, escalators and other equipment and systems but not including the electricity used for tenant operations at TAIPEI 101.
    Note 3 - Revenue emission intensity = total GHG emission/annual revenue (in NT$)
    Note 4 - Operating area emission intensity = total GHG emission/total floor area of the office tower, restaurants and shopping mall (in m2)
  • G4-EN15 (Direct greenhouse gas (GHG) emissions (Scope 1)
  • EN16 (Indirect greenhouse gas (GHG) emissions (Scope 2)
  • G4-EN17 (Other indirect greenhouse gas (GHG) emissions (Scope 3))
  • G4-EN18 (Greenhouse gas (GHG) emissions intensity)
  • G4-CRE3 (Greenhouse gas (GHG) emissions intensity from buildings)
 

3.2.3 Water Resources

STAKEHOLDERS

All water sources used in TAIPEI 101 are provided by Taipei Water Department. We have been diligently monitoring, measuring, and analyzing our water consumption and we are continuing to seek for viable water resources in the future. TAIPEI 101 has implemented relevant water-saving measures to achieve effective monitoring and control of all water resources while preventing even the smallest drips of waste.

Our efforts in water conservation have been acknowledged by the Water Resources Agency, which has named TAIPEI 101 as an "Outstanding Water Conservation Performance Unit" in 2015. TAIPEI 101 total water usage in 2015 came to 577,079 metric tons while we recycled a total of 13,918 metric tons of water. TAIPEI 101's ratio of recycled water against total water usage in 2015 came to 2.41%, and effluent has been discharged in accordance with pertinent government regulations.

Water-Saving Measures

Rainwater Capture System

TAIPEI 101 has installed rainwater capture systems on platforms every 8 floors above 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, washrooms at the shopping mall and for the cleaning of exterior facilities and surfaces. Through our rainwater capture systems and water recycling measures, TAIPEI 101 has collected 13,918 metric tons of reusable water; 3,222 metric tons of which was used at the office tower and the remaining 10,696 metric tons was used at the shopping mall, thereby achieving 100% usage of recycled water.

Digital Water Meter Systems

TAIPEI 101 has completed the replacement of water meters for tap water and AC water chillers with digital water meters in July 2015. In addition, we have also installed digital water meter for our water fountain systems in order to track the water consumption data and send it to the central system for monitoring and recording. According to the statistics captured by our newly installed digital water meter for the water fountain system, potable water consumption for August 2015 came to 1,506,000 liters (approximately 398,412 gallons), which is sufficient to replace roughly 2,689,285 barrels of 560 ml distilled water.

Discharged Water Recycling Measure

In light of the potential crisis of water shortage, we have planned and adopted more aggressive recycling measures for discharged water in order to prepare for potential draughts. For example, we were able to recycle the water discharged from sprinkler system and storing it in the large rainwater tank and in 2015, we recycled 3,600 metric tons of water.

Flood Control Measures

Changes in global climate have not only led to instances of extreme weather but also have made the weather in Taiwan more unpredictable. And as such, we have planned relevant measures in response to potential draughts. Considering the risks of sudden torrential rains that might lead to flooding in the basement and 1F, we have also actively planned corresponding flood control measures such as relocating the guard plates in B3 to 1F near the vehicle entrance in order to shorten response time and prevent flooding.

  • G4-EN8 (Total water withdrawal by source)
  • Named as "Outstanding Water Conservation Performance Unit" by Water Resources Agency.
  • G4-EN10 (Percentage and total volume of water recycled and reused)
 

Water Conservation Performance

From the perspective of office tower (including observatory) annual water usage, our total water usage in 2015 increased by 1.50% compared to the previous year, while the building water usage intensity was higher than that of 2014 by 0.96%. The cause for increased water consumption can be attributed to the increase in tenant employees (from 12,150 in 2014 to 12,214 in 2015). As for the shopping mall, the annual water usage and building water usage intensity in 2015 have both increased by 1.89% and 2.07% respectively compared to the previous year. The increases can be attributed to the increase in shopping mall tenants, increase in public area water usage and increased number of visitors (12,295,208 in 2014 to 12,273,345 in 2015).

  • G4-EN8 (Total water withdrawal by source)
Office Tower (including Observatory) Water Usage
  • Note - Annual water usage for 2015 has included tap water and recycled water usage. Recycled water in 2013 and 2014 had been recorded separately and the data for the past two years have been rectified herein.
  • G4-CRE2 (Building water intensity)
Office Tower (including Observatory) Water Usage Intensity
  • Note 1 - Office tower water usage intensity = office tower total water usage (metric ton)/no. of tenant employees in office tower (person)
    Note 2 - Annual water usage for 2015 has included tap water and recycled water usage. Recycled water in 2013 and 2014 had been recorded separately and the data for the past two years have been rectified herein.
  • G4-EN8 (Total water withdrawal by source)
Shopping Mall Water Usage
  • Note - Annual water usage for 2015 has included tap water and recycled water usage. Recycled water in 2013 and 2014 had been recorded separately and the data for the past two years have been rectified herein.
G4-CRE2 (Building water intensity)
  • G4-CRE2 (Building water intensity)
  • Note 1 - Shopping mall water usage intensity = shopping mall total water usage (metric ton)/no. of visitors at the shopping mall (1000 people)/ year.
    Note 2 - Due to the malfunction of the visitor counter in 2015, the number of visitors at the shopping center in 2015 was calculated based on the number of transactions completed.
    Note 3 - Annual water usage for 2015 has included tap water and recycled water usage. Recycled water in 2013 and 2014 had been recorded separately and the data for the past two years have been rectified herein.
 

3.2.4 Waste Disposal

STAKEHOLDERS

Waste Disposal Management Approach

Most of the waste at TAIPEI 101 comes from daily operation, from tenants, and from fit-out work. To ensure appropriate disposal and handling of wastes generated at TAIPEI 101, we have commissioned the operation to qualified service provider in accordance with pertinent regulations to transport wastes to their respective processing facilities based on their characteristics. Waste that cannot be recycled are to be disposed through means of incineration while recyclable wastes would be further sorted prior to their delivery to respective processing facilities for conversion into reusable materials.

Methods of Waste Disposal

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.

In addition, as we take resource recycling 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 24 categories so as to achieve improved resource recycling 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 before they are transported by our food waste handling contractor.

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.

 

Recycling Performance

In 2015, TAIPEI 101 generated a total of 2,547,866 kg of general wastes, and 50.76% of which were recyclable wastes. The figure reflected an improvement by 2.21% compared to 2014 and our success in waste recycling and reuse.

Waste Recycled
  • G4-EN23(Total weight of waste by type and disposal method)
Category, Weight and Percentage of Recycled Material
 

3.3 ECO-FRIENDLY MEASURES AND PRODUCTS

STAKEHOLDERS

3.3.1 Eco-Friendly Measures

Though TAIPEI 101 has become an exemplar as the tallest green building in the world, we have nevertheless remained insistent on seeking new innovative technologies to improve our building energy consumption so that we could fulfill our green commitment to the planet. Aware of the indirect impact on neighboring communities caused by frequent and busy business activities, we have resorted to getting started by protecting our nearby environment as we promote environmental protection education and initiatives so that we may disperse the seeds of green lifestyle in the urban area while we strive to mitigate the direct impact that our operations may bring upon the environment.

Green Actions

Safeguarding Our Native Species - Natural Valley

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 as a way to support the restoration of low alpine forests in Taiwan and the protection of invaluable and rare species such as the manis, black eagle, mountain scops owl and so forth.

In July 2015, we have arranged for 35 employees and their families to visit the Natural Valley. Led by Chairman Chou, our staffs and their families took part in an informative environmental education that resulted in 100% satisfaction according to the participants when inquired about the experience. It was an opportunity for participants to experience and appreciate the beauty of mother nature while reminding those who have been so dependent on modern technologies to be humble in the face of nature as we return to our roots as a species.

101 Classroom

 

The Natural Valley

Situated on the ridge of Nanhe Mountain that separates the boundary between Qionglin Township and Hengshan Township in Hsinchu County, the Natural Valley is not only the first but also the only instance of environmental charity land trust in Taiwan. Occupying 1.8 hectare of land at 380 meters above sea level, the Natural Valley was acquired by three landowners and entrusted to a NGO for its operation. After years of hard work, this beautiful valley transformed from a landscape covered in miscanthus and dicranopteris linearis, with trees enveloped by aggressive vines such as bitter vines to the current scenery it has today. Here, native flora such as Taiwan maesa, Marattiaceae and Chinese Hydrangea thrive with great vitality. According to field investigations, the Natural Valley is the home of 97 families and 262 genera of vascular plants and among them, 22 are endemic species of Taiwan. On top of that, animals such as flying squirrels, blue magpie, yellow pond turtle, manis, and so forth have returned to this natural habitat, which is also rich in its collection of insects. With just spiders alone, one could find 162 species of these insects at the Natural Valley, which is undoubtedly one of Taiwan's best natural classrooms for mountain and forest ecological education.

 

Digital Interactive Christmas Tree 101 Classroom

Having adopted the highest standards for self-expectation as the new example for green skyscrapers around the world, we have not neglected our concerns for environmental protection in the creation of our Christmas tree. The 13-meter digital Christmas tree that we have designed in 2015 featured predominantly ecofriendly, low-heat generating LED lights in terms of the materials used. With a focused spectrum, LED lights offer better visibility, and require the least amount of electricity to operate but deliver significantly superior illumination compared to traditional incandescent lights. With an expected lifecycle of 100,000 hours, LED lights last more than 10 times longer compared to traditional bulbs and are therefore energy saving and eco-friendly at the same time. Each bulb is capable of displaying 256 different colors and through variations in color depth, coupled with cool visual effects and animations of snowflakes, lasers, moving lines, radiating beams, the project is capable of rendering hundreds of different Christmas tree designs. We used a total of 8,100 LED lights for the tree, with total length of light fixtures running approximately 675 meters (roughly 130% of TAIPEI 101's height). Featuring 9 interactive modes with all-new elements of fun and excitement, the digital Christmas tree is capable of displaying images of stunning auroras, gently falling snowflakes and even retrospective glimpse of past TAIPEI 101 fireworks. All visitors are more than welcomed to witness the alluring charms of this special illumination show that only gets more beautiful as the night grows darker.

  • G4-EN27 (Extent of impact mitigation of environmental impacts of products and services)
  • G4-EN13 (Habitats protected or restored)
  • Donating NT$ 1.01 million to "Natural Valley" over the span of 5 years.
 

Environmental Initiative

International Earth Hour Campaign

Since 2009, TAIPEI 101 has been participating in the event on its own initiative to turn off the lights for one hour around the world initiated by the World Wildlife Fund (WWF). By turning off the lights at TAIPEI 101 for one hour, we can save 403 kWh of power, which is equivalent to reducing CO2e by 210 kg. We have done the same in 2015 by turning off the exterior lighting for one hour along with other famous landmarks around the world, in the hope that other buildings and the general public will respond to the "Earth Hour" campaign together and be aware of carbon reduction, energy savings and climate change issues.

Environmental Education

Green Tours

Here at TAIPEI 101, we offer guided Green Tour service for interested organizations to apply. In 2015, we received a total of 1,025 visitors from 29 agencies, organizations and schools by providing the free Green Tour. The service was equivalent to an investment of NT$ 200,000 in environmental education. The tour not only enables visitors to gain deeper understanding and awareness of TAIPEI 101's green building philosophies and the actions we have taken but also helps us to promote our beliefs in environmental protection and sustainable development.

Guided Green Tour
Environmental Seminar

In addition to inviting social enterprise proprietors during social enterprise weeks to share their philosophies on friendly earth, TAIPEI 101 has also organized an ecofriendly seminar on April 30 2015 by inviting Professor Kuo Tsai-Chi, the, Dean of Industrial and System Engineering Department at Chung Yuan Christian University to speak on the topic of "Energy Conservation and Carbon Reduction – Theories and Methods." There, Professor Kuo presented the impacts of climate change on our current environment, types of energy available and an overview of energy supply and consumption in other countries. The professor also went over the current energy situation in Taiwan and shared tips on conserving energy in one's day-to-day life.

Measures to Mitigate Environmental Impacts

We have taken many actions in 2015 to mitigate environmental impacts, such as increasing the green area in our offices, promoting paper usage reduction within the Company, adopting eco-friendly materials and equipments and so forth.

Green Vegetation

Greening measures have been implemented at the office tower and shopping mall to increase green areas in the building. In 2015, we have placed plants in the public areas (1F and transfer floors) in the office tower while offering relevant information on the plants and their characteristics as indoor air purifiers. Not only that, we have also made the urban plaza on 4F of the shopping mall "greener". We will be placing plants on 2F and 3F in the shopping mall as well in 2016.。

 
Promotion of Paper Reduction within the Company

TAIPEI 101 launched its electronic document system in 2007 and by the end of 2015, a total of 60 departments have converted their forms/documentations into the electronic format. These documents include: POS Training Form, Personnel Supplement Application Form, Contract Procedure, Overtime Slip and so forth. On top of that, in order to reduce paper use by our departments, we have launched the following programs in 2015:

Public Area Maintenance

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.

Outer Wall Glass Cleaning Products

We ask our outsourced cleaning service providers to use eco-friendly cleaning products in order to minimize environmental pollution and impact. Presently, our cleaning service providers use eco-friendly glass cleaning solutions 77-NFP, which is compliant with the UL EcoLogo 2759 standards.

Promoting the Usage of Eco-friendly Materials and Equipment

To minimize our impact on the environment, TAIPEI 101 has begun the promotion of using eco-friendly materials, stationary, and equipment.

On top of adopting stringent standards for ourselves, we have taken a step further to ask our collaborating partners to implementing relevant measures that would mitigate environmental impacts by covering tasks such as public area sanitation maintenance, use of outer wall glass cleaning products and pest control and prevention.

Pest Prevention and Control

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.

 

3.3.2 Eco-Friendly Products

STAKEHOLDERS

Through e-member services, electric vehicle charging stations, we have taken concrete actions to care for the planet and be friendly to the environment by printing promotional materials on eco-friendly materials.

e-Member Services

We have incorporated the ideas of a sustainable environment for our shopping mall by offering green services and changing our customers' consumption behavior so that we can achieve the vision of sustainability with the environment. We have launched a dedicated application for the TAIPEI 101 Mall: the "TAIPEI 101 MALL" that enables our customers to enjoy our smart shopping environment. Not only that, we have also upgraded the features of our membership card in order to increase the number of our loyal customers and improve service quality. In 2014, the app added the TAIPEI 101 Mall e-Card feature. Customers can go online to apply for e-Card membership and by logging in through the app, they would be able to obtain their personal e-membership barcode, which they can use to accumulate points whenever they buy anything at the shopping mall. The app also allows holders of TAIPEI 101 Mall Gift Card and TAIPEI 101 Mall Prestige Club Card to obtain their corresponding barcodes. With our e-services, customers can now enjoy benefits such as brand promotion information, lucky draw notification and so forth. This feature also helps us to reduce wastes by reducing the quantity of printed promotional materials. By adopting the electronic format for our membership card and point accumulation system, we can now better manage customers' information and determine if a customer has accumulated sufficient points to upgrade his membership to the Gift or Prestige Club Card so that he would not miss the prestigious member services that we offer at TAIPEI 101.

In 2015, we have launched our paperless membership application process, which reduced the approximately 20,000 copies of application per year in previous years to 10,000 copies after the service was launched in 2015. Starting from April, new Gift Card members will receive electronic membership cards instead of the traditional plastic card. Customers will be asked to enter their personal information e-Member Services G4-EN7 (Reductions in energy requirements of products and services) via tablets for the application process instead of filling out written forms. To encourage Gift Card members to replace their physical card with the electronic app card, we have launched our Smart Parking event – Gift Card holders who spend NT$ 188 at the shopping mall will get an additional hour of free parking (on top of the two hours of free parking) simply by showing their app barcode.

Electric Vehicle Charging Stations

In order to disseminate the efforts of developing green technologies in Taiwan 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.

Usage of Eco-Friendly Paper

Starting from 2015, we have begun to promote postcards and promotional materials printed on recycled paper. Two postcards designed for the Lunar New Year were printed on recycled paper, and we have already planned for another postcard to be printed on recycled paper, which will go on sale in 2016. In addition, we have used Forest Stewardship Council (FSC) certified paper for our observatory field trip learning form in 2015.

  • G4-EN7 (Reductions in energy requirements of products and services)