BREEAM Outstanding (87.1%)
Version: In-Use International 2015 Part 2 – Management Performance
Building Services: Stephen Gallacher, Harley Haddow
Developer: China JINMAO Group CO., LTD
Assessor Company: Shanghai Research Institute of Building Sciences
About the Project
JIN MAO OFFICE TOWER, as the landmark building of Shanghai, has been pursuing the goal of sustainable development of green and low carbon, which is consistent with the concept of BREEAM. Jin Mao Office Tower hopes to improve its management system through the certification of BREEAM In-Use and provide a good office environment for tenants.
Located in the Lujiazui Finance and Trade Zone on the bank of Huangpu River in Pudong New Area, Shanghai, China. Jin Mao Office Tower is 420.5 meters high and was completed in 1999. It covers an area of 23,611 square meters and has a total construction area of 290,000 square meters, with 1- 50 floors of office buildings whose area is 130,000 square meters. The project is a multifunctional skyscraper with Chinese tower style and western architectural technology, and it integrates modern office buildings, five-star hotels, convention centers, entertainment, shopping malls and other facilities. Floors 3-50 of Jin Mao Office Tower are office space, floors 51-52 are electromechanical equipment floors, floors 53-87 are super five-star hotel (555 rooms), and the 88th floor is a sightseeing layer.
The operation team of Jin Mao Office Tower pays attention to the living experience of its tenants and users in daily maintenance work. But after choosing the BREEAM In-Use system, they understand the importance of this work more. From the aspects of users’ questionnaire survey on indoor comfort and service, complaint handling process and response time, solving users’ problems and ensuring the safety of users’ life and property, the operation team of Jin Mao office Tower sorted out these contents and processes through the BIU online system. Find room for improvement from global standards to improve the satisfaction of its tenants and users.
The management of operation in Jin Mao Office Tower is not limited to the maintenance of basic equipment and facilities, but also focuses on the improvement and management of soft facilities. For the safety, health and comfort of users, the management team has a set of systematic maintenance terms and regulations, and has formed a management charter for implementation.
It is important to point out that during the BIU certification process, the property management team found that it could carry out certain preventive work on facilities that may cause damage to users’ health. For example, in order to prevent the long-term accumulation of dust and bacteria from carpets that increase the risk of chronic respiratory disease, the building manager team regularly cleans its carpets in depth; in order to reduce the risk of respiratory infection fever and even respiratory failure caused by legionella carried in the water source, it is equipped with equipment for controlling legionella in indoor water (and even water tanks) in contact with the human body. In order to ensure the safety of users, the management team regularly inspects and records fire prevention facilities. These daily work and records can ensure the health and safety of its users to the greatest extent, which is also the concern that BREEAM In-Use needs the attention of the building management team.
JINMAO (SH) Property Services Co. Ltd has ISO14001 certification and has a complete management system, including JIN MAO OFFICE TOWER TENANT’S HANDBOOK, maintain management systems and plans of various systems (heating, ventilation and air-conditioning systems, lighting systems, water systems, BMS systems, etc.) Green leases, and building adaptation management policies for building functions. Through continuous optimization and improvement of the equipment and management system, including measures such as energy-saving transformation, its operation results are continuously improved.
which basically realizes that the energy allocation measurement rate of energy use unit is 100%. The energy consumption can be monitored and the next year’s energy consumption can be planned to improve the energy saving effect. In addition, the asset is fully sub-metered or occupied by a single tenant. Its carbon emissions are also at relatively low levels among similarly operated buildings around the world.
JIN MAO (SH) Property Services Co. Ltd has a management system for legionella, which controls legionella by regularly testing the water quality.
The result of background noise level assessed by the acoustic expert in Jin Mao Office Tower shows that all the spaces in the building meet the high level standard and the reverberation time of conference room also meet the requirement of ‘ code for design of sound insulation of civil buildings.
JIN MAO (SH) Property Services Co. Ltd has a management system for complaint procedures to improve user satisfaction. If there is any discomfort such as noise, smell, light, etc., you can complain to the property and get timely feedback.
Jin Mao Office Tower has a good management of safety facilities and emergency plans in buildings, and regularly organizes fire training and drills to ensure the safety of the whole building personnel and improve risk control.
Jin Mao Office Tower has achieved the highest level of BREEAM In-Use Part 2 certification and has obtained the certificate. The scope of application is 1-50 story office building, managed by JIN MAO (SH) PROPERTY SERVICES CO., LTD. It is the first project to obtain BREEAM In-Use certification in China and it achieved the highest level of BREEAM In-Use Part 2 certification. Therefore, Jin Mao Office Tower is leading and exemplary in China in green and low carbon building. Jin Mao Office Tower is a super high-rise building, and its property management is more complex, which can provide management experience for similar buildings.The indoor air pollutants, fresh air volume, and noise of Jin Mao Office Tower meets the requirements of BREEAM, and the tenants are satisfied with their office environment.
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