Full Document Text

                
A Sustainable CEE & SEEadvance  
 
March 2012
Going 
in Eastern Europe
Green 

2  Advance  • Going Green In Eastern Europe • 01 March 2012 
 
Introduction 
By the year 2020, all new buildings will have to prove almost zero 
energy consumption. By the year 2050, emissions from all buildings 
needs to be as near to zero as possible. To reach these goals 
significant changes to current practices need to made.  
In today‟s market environment, building green requires property 
professionals to plan carefully and to think outside the box. Over the 
course of this decade, existing properties and those in the pipeline,  
will be put to the test, from an environmental stand-point by those 
looking to own them, manage them and occupy them.  
This paper sets out to equip CEE & SEE real estate professionals 
with the understanding of why proactive action needs to be taken 
now, both to mitigate the risks of high impact buildings and, 
importantly, to adapt portfolios to inevitable climatic changes. This 
paper also seeks to provide some practical tips and guidance on the 
actions that can be undertaken by Developers, Owners/Investors 
and Occupiers. It will also look at the current levels of „Green 
Building‟ activity in the region and hear from those who are leading 
the industry in this respect. 
 
 
 
 
 
 
 
 
 
 
„‟Commercial real estate is now generally recognised as pivotal 
in the fight against global environmental challenges, including 
climate change and the consumption of increasingly scarce 
resources. The United Nations Environment Programme 
(UNEP) estimates that, globally, buildings are responsible for 
more than 40% of energy use, one-third of greenhouse gas 
emissions and 30% of raw material use. From a socio-
economic perspective, real estate shapes our towns and cities 
and is a defining characteristic of society in general. It is where 
we work, where we live and it creates jobs and investments for 
people from every walk of life.‟‟  
Lauralee Martin, Global CFO and COO, Jones Lang LaSalle 
CEE & SEE Sustainable Highlights 
Legislation & Drivers 
• The  2010/31/EU Energy Performance directive to lower 
energy consumption in the building sector by about 20%, 
is becoming more widely enforced. From July 2013 each 
developed building will have to fulfil certain norms about 
its minimal energy characteristics. 
• Very few government  incentives currently exist to 
promote green development in the region. 
 
Real Estate 
• In the CEE & SEE region, there are currently   
670,000 sqm of existing certified green office buildings 
and 510,000 sqm of office buildings under construction 
that are applying for green certification.  
• Prague currently holds the title as the greenest CEE & 
SEE city in terms of the volume (sqm) of green office 
buildings. 
• Warsaw has by far the largest pipeline of green buildings 
under construction with ca. 400,000 sqm, and will soon 
exceed Prague‟s green total. 
• BREEAM certified buildings have the highest presence in 
the region followed by LEED. 
• New projects from all asset classes including retail and 
warehousing are also emerging across the entire region. 
 
 

Advance • Going Green In Eastern Europe • 01 March 2012  3 
 
What Are The Opportunities Of Sustainable Practices? 
• Energy savings in building design and operations represent one 
of the greatest potentials to reduce carbon emissions and save 
money. 
• Buildings that perform at a more sustainable level attract stronger 
tenants, have better occupancy, all of which have the potential to 
translate into more building asset value.  
 
What Are The Risks Of Not Taking Action? 
• Climate change and its potential consequences would represent a 
range of risks to the real estate sector – including physical, 
financial, regulatory and market demand risks. 
 
Sustainability Legislation in CEE & SEE 
In terms of the CEE & SEE region referred to in this report, (Croatia, 
Czech Republic, Hungary, Poland, Romania, Serbia and Slovakia) 
there is currently little or no evidence that legislation is high on the 
agenda. It is rather the real estate industry and related sectors that 
are taking these matters into their own hands. Having said that, 
there is currently one common directive (2010/31/EU) from the 
European Parliament coming up in most countries, which aims to 
promote the energy performance of buildings and building units. 
Member States shall adopt, either at national or regional level, a 
methodology for calculating the energy performance of buildings 
which takes into account certain elements, specifically: 
• The thermal characteristics of a building (thermal capacity, 
insulation, etc.); 
• Heating insulation and hot water supply; 
• The air-conditioning installation; 
• The built-in lighting installation; 
• Indoor climatic conditions. 
 
The positive influence of other aspects such as local solar exposure, 
natural lighting, electricity produced by cogeneration and district or 
block heating or cooling systems are also taken into account. We 
understand that most countries in the region are at least moving in 
the right direction when it comes to implementing this directive. 
Other laws around the region to regulate sustainability in 
construction or renewable energies for example, range from the 
„almost there‟ to the „not even close.‟  It is therefore down to 
individuals or non-profit organisations such as the Green Building 
Councils, to lobby and encourage such changes. 
Where Is My Incentive? 
Despite all the potential benefits from creating a sustainable building 
and surrounding environment, governments are also offering very 
little in the way of incentives for investors and developers to do so. 
This would normally take the shape of  tax breaks or other similar 
incentives. Instead, it is largely developers and occupiers who are 
driving this forward due to their own sense of duty and the growing 
number of corporate social responsibility (CSR) charters. 
 
 
Becoming Certified 
Green building certification is one way in which developers, 
occupiers and related organisations can demonstrate their 
commitment to bringing sustainability to the built environment. 
According to the US Environmental Protection Agency, green 
building is the practice of creating structures and using processes 
that are environmentally responsible and resource efficient 
throughout a building‟s life cycle.  
Across the globe a number of design and assessment methods for 
sustainable buildings have been developed and have become 
widely accepted. Probably the two most well-known and popular 
systems are LEED and BREEAM, which both have similar goals : 
popularization of good practices in sustainable building and ensuring 
comparable assessments of green office buildings worldwide. 
Notwithstanding the selection of a specific system, the best solution 
is to consider assessment criteria from the very beginning of the 
investment process. 

4  Advance  • Going Green In Eastern Europe • 01 March 2012 
 
What is LEED or BREEAM? 
LEED  (Leadership in Energy and Environmental Design) was 
developed by the U.S. Green Building Council (USGBC) in 2000.  
LEED is an internationally recognized mark which is a source of 
information for building owners and tenants instructing them how to 
implement practical and measurable green building design, 
construction, operations and maintenance solutions. LEED 
recognizes building performance in  five key areas: sustainable site 
development, water savings, energy efficiency, materials selection 
and indoor environmental quality. The certification process is 
managed by an accredited individual named LEED Accredited 
Professional. 
The final levels of certification are: Certified, Silver, Gold, Platinum. 
The following are a sample of LEED Rating Systems that guide and 
distinguish high-performance buildings: 
• New Construction – dedicated to commercial and institutional 
buildings; 
• Existing Buildings: Operations & Maintenance applicable to 
existing commercial buildings; 
• Commercial Interiors aimed to certify green interiors; 
• Core & Shell is a green building rating system for designers, 
builders, developers and new building owners who want to 
address sustainable design for new core and shell construction;  
• Homes  - promotes the design and construction of high-
performance green homes; 
• Neighbourhood Development - promotes the design and 
construction of high-performance neighbourhoods. 
 
The systems most commonly used in the CEE and SEE are: LEED 
for New Construction and LEED for Core & Shell. They are used 
mainly for office or commercial buildings.  
 
 
 
 
BREEAM - (Building Research Establishment Environmental 
Assessment Method) was first launched in 1990.  
BREEAM recognizes building performance in nine key areas: 
Management, Energy, Water, Land Use & Ecology, Health & Well-
being, Transport, Materials, Waste and Pollution. The certification 
process is managed by an accredited individual named BREEAM 
Assessor. BREEAM can be used to assess the environmental 
performance of any type of building, new and existing, anywhere in 
the world. BREEAM is an internationally recognised brand across 
the world, setting the standard for sustainability in the built 
environment.  
The final levels of certification are: Pass, Good, Very Good, 
Excellent and Outstanding. 
There are also international BREEAM schemes: 
• BREEAM Gulf (for any building type); 
• BREEAM Europe Commercial (Offices, Retail and Industrial). 
 
A BREEAM assessment can be carried out at the above stages for 
the following types of building projects only: 
• Whole new buildings; 
• Major refurbishments of existing buildings; 
• New build extensions to existing buildings; 
• A combination of new-build and existing building refurbishment; 
• New build or refurbishments which are part of a larger mixed use 
building; 
• Building fit-out. 
 
 
 
 
 
 
 

Advance • Going Green In Eastern Europe • 01 March 2012  5 
 
Who uses LEED and  BREEAM? 
• Design teams use them as a method to improve the performance 
of their buildings at the design stage of the investment; 
• Managers / Owners use them to reduce running costs and 
improve the performance of buildings; 
• Property consultants use them to promote the environmental  
benefits of a building to potential purchasers and tenants; 
• Developers, Funds use them to compare the sustainability 
performance of their buildings in a way that is comprehensive and 
visible in the marketplace. 
 
Key features of LEED/BREEAM certified buildings: 
• Healthy indoor environment for tenants; 
• Low consumption of water and electrical energy; 
• Reduction of harmful greenhouse gas emissions;  
• Reduction of waste sent to landfills;  
• Lower operating costs. 
 
The Rationale Behind It All 
Global warming is a sign of our times. Human activity causes 
climatic changes because of greenhouse gas emissions and the 
consumption of fossil fuels like coal, gas or oil, of which sources are 
limited.  Design and construction of sustainable buildings is a way to 
protect both the natural environment and human health.  
The building industry has huge impact on the natural environment. It 
is estimated that buildings consume approximately 40% of energy 
and produces approximately 35 % of greenhouses in the EU. 
Electricity is most often generated by burning fossil fuels whose 
combustion releases carbon dioxide and other gases which 
contribute to climate change. Green buildings reduce the amount of 
energy required for building operations which results in lower 
operating costs.  
Energy generation from renewable sources such as solar, wind and 
biomass avoids air and water pollution.  Renewable energy 
minimizes acid rains, smog, climate change and human health 
issues resulting from air pollution.   
In addition, buildings generate a large amount of waste which is 
often sent to landfills every year. Sustainable buildings can reduce 
the quantity of waste through responsible waste management and 
materials selection.  
 
It is also very important to remember about recycling which provides 
materials for new products,  decreases the need for raw materials 
and preserves landfill spaces. Recycling of batteries or fluorescent 
light bulbs prevents air and water pollution. Reuse and recycling can 
also save money as it reduces the cost of waste disposal. 
As far as the indoor environment is concerned, people spend an 
average of 90% of their time inside so, the quality of the indoor 
environment has a significant influence on their well-being, 
productivity and health. It can reduce the number of absences at 
work (due to sick leaves).The building service installations, 
particularly mechanical ventilation systems, should provide a high 
level of indoor quality. An easy way to prevent indoor environmental 
quality problems is to use materials which do not release harmful 
chemical compounds.  
 
 
 
 
 

6  Advance  • Going Green In Eastern Europe • 01 March 2012 
 
Going Green in Eastern Europe 
In the CEE & SEE region, there are currently 670,000 sqm of 
certified office buildings and 510,000 sqm of office projects under 
construction that are applying for green certification. 
The systems most commonly used in the region are BREEAM 
Europe Commercial, used mainly for office or commercial buildings, 
LEED for New Construction and LEED for Core & Shell. However, it 
is observed that there is a growing interest in the certification of 
existing buildings under LEED for Existing Buildings: Operations & 
Maintenance or BREEAM In-Use schemes. It should also be 
mentioned that BREEAM In-Use International is currently being 
adapted to offer an international version of the scheme. 
Furthermore, it is also observed that a growing number of owners of 
existing buildings are looking to certify their buildings with the goal of 
maximizing operational efficiency while minimising environmental 
impact. 
It is predicted that the certification of Commercial Interiors will 
become more popular among Tenants, especially if they belong to a 
large global network requiring sustainable offices as part of their 
Corporate Social Responsibility (CSR) charter.  
Graph 1: Volume (sqm) of Existing Office Buildings That Have 
Obtained Green Building Certification (Capital Cities) 
Source: Jones Lang LaSalle Research, March 2012 
 
As demonstrated in Graph 1, Prague is currently leading the region 
in the volume of existing office buildings that have obtained a green 
building certification and also in terms of the percentage of its total 
stock (ca. 8%). In respect of developers across the region, the 
current top 5 in terms of volume (sqm) are Ghelamco, Skanska, 
Erste Immorent Group, GTC and HB Reavis. 
Graph 2: Volume (sqm) of Office Buildings Under Construction 
That Have Applied for Green Building Certification (Capital 
Cities) 
 
Source: Jones Lang LaSalle Research, March 2012 
 
Graph 2 above shows a massive pipeline of development (due 
between 2012-2014) that is committed to sustainability, particularly 
in Warsaw. Should all of the projects be realised, Warsaw could 
overtake Prague as the regions greenest office market. In other, 
markets, 100% of the pipeline stock for Hungary that is under 
construction and due for delivery by 2013 will be green buildings. 
Pipeline projects also include the first green buildings from 
Bratislava and Zagreb. There are also a growing number of projects 
with valid building permits that are now considering to continue this 
trend as well. 
 
Graph 3: Existing Certified Office Buildings in the CEE Region 
(Capital Cities) 
 
Source: Jones Lang LaSalle Research, March 2012 
 
0
50 000
100 000
150 000
200 000
250 000
300 000
350 000
400 000
450 000
LEED BREEAM
LEED 
36% 
BREEAM 
64% 
0
50 000
100 000
150 000
200 000
250 000
Prague Warsaw Bucharest Budapest
LEED DGNB BREEAM

Advance • Going Green In Eastern Europe • 01 March 2012  7 
 
It is fairly clear that the BREEAM certification system is currently 
leading in the CEE & SEE region in terms of the volume of space 
already certified. Over 64% of green office space has been certified 
using this system. The prevalence is also observed in the number of 
certified developments of which 26 are BREEAM and15 are LEED.  
Graph 4: Buildings Under Construction in the CEE and SEE 
Region Applying for a Green Certification (Capital Cities) 
Source: Jones Lang LaSalle Research, March 2012 
 
The same situation can also be noticed in the volume of projects 
under construction. Most major office developments, especially in 
Warsaw, will be certified BREEAM. This is why BREEAM is 
currently outperforming LEED in terms of the volume of pipeline 
space in the CEE region. However, it is worth noting, that in the 
Polish regional cities, (excl. Warsaw) LEED will account for 65% of 
green office space currently under construction. 
Due to a number of larger regional cities, a very dynamic office 
market in Warsaw and a significant volume of pipeline, Poland will 
definitely soon become a leading market in terms of green and 
sustainable development in this part of Europe.  
Graph 5: Poland – City Shares in the Volume of Existing 
Certified Office Stock 
 
Source: Jones Lang LaSalle Research, March 2012 
 
In addition to LEED and BREEAM, the EU Green Building 
Programme is also becoming widely used. Albeit somewhat less 
comprehensive, it is less complicated, and provides knowledge 
about a certified buildings energy performance and a final certificate 
to award and distinguish the building. 
  
LEED 
32% 
BREEAM 
68% 
Warsaw 
58% 
Lodz 
24% 
Katowice 
15% 
Tri-City 
3% 
Country City Building Developer / Owner Total Area Certification Type Rating 
Poland Warsaw Rondo 1 HOCHTIEF Development / MGPA 57,000  LEED Gold 
Poland Warsaw Mokotów Nova Ghelamco 40,000  BREEAM Target Very Good 
Czech Republic Prague ČSOB Skanska / ČSOB 37,700  LEED Gold 
Poland Warsaw Trinity Park III Ghelamco / SEB Investment 32,000  BREEAM Very Good 
Hungary Budapest Gateway Ablon 29,200  BREEAM Very Good 
Romania Bucharest Swan Office & Technology Park Chayton Capital 29,100  BREEAM Very Good 
Czech Republic Prague BB Centrum - Filadelfie Passerinvest 28,200  BREEAM Good 
Table 1: Largest existing certified office developments in the CEE 

8  Advance  • Going Green In Eastern Europe • 01 March 2012 
 
How Does All This Impact Developers? 
For developers, one of the most important factors of sustainable 
development is starting the process as early as possible and 
involving as many of those involved from the very beginning. This 
will include, architects, engineers, suppliers and contractors who will 
all work together to plan for and achieve the desired results.  
As more and more green buildings are being developed or 
refurbished, we believe that following an integrated process and 
looking at a building from a life cycle perspective will prove that a 
sustainable development does not have to cost more than the same 
investment, conducted in a traditional manner. A few things that 
developers can be sure of, amongst others, is that it will be less 
harmful to the environment, require less maintenance and provide a 
healthier and more comfortable environment for its occupants. 
• It is very important to start thinking about green building features 
at the site selection stage for your investment, including the 
orientation of the building towards the sun and wind.  
• The right location at a previously developed site with easy access 
to public transport or services around the plot will for example 
result in decreasing harmful vehicle emissions.  
• Think about sustainable landscaping, either restore or using 
native plants which require less maintenance, water and chemical 
fertilizers. Additionally, green roofs or vegetated areas can 
contribute to rainwater management at the site.  
• Reduce indoor potable water consumption which may be 
supported by alternative non-potable water sources. Rain water 
usage for toilet flushing or irrigation can be also taken into 
account. 
• Install energy and water measuring tools. Only measured 
consumption will provide baseline use and will become a 
benchmark for savings.  
• Implement sustainable solutions into the design of the building 
shell and building services.  
• Apply energy reduction methods using i.e. passive strategies, 
energy recovery, renewable energy sources, self-generation and 
reduce demand. 
• Reduce the amount of waste generated during the construction 
and maintenance of your building. 
• Use recycled materials for construction of the building and interior 
fit-outs. 
• Use materials which do not release harmful chemical compounds. 
• Think about the whole building life-cycle  
 
 
“TriGranit understands that an efficient corporate sustainable 
development strategy should see the system as a whole and 
incorporate the entire business chain: suppliers, tenants, 
visitors, employees. Having recognized this responsibility, 
TriGranit - as a concerned corporate citizen - has developed a 
four-stage action strategy: 
1. Carbon offsetting activities of TriGranit Headquarters: 
selecting renewable energy projects to support in Thailand 
and China 
2. Involving our corporate tenants at our office buildings: 
persuading them to participate in sustainable practices 
and a carbon-offsetting program 
3. Making all of our current development projects carbon 
neutral and applying BREEAM or LEED certifications, be it 
shopping centres or office developments. 
4. Ensuring that all of our future developments (including 
buildings and suppliers, workers  and tenants) will be 
carbon neutral” 
Arpad Torok, CEO, TriGranit Development Corporation 
“We decided to certify our projects according to the LEED 
system as it brings tangible benefits to tenants, their 
employees, as well as the natural environment. Consequently, 
green certificates are becoming increasingly sought-after by 
tenants and we are convinced that it will be a constant trend. 
Our buildings ensure savings in terms of electricity and water 
consumption, however this is only one, measurable aspect of 
sustainable development. We strongly focus on people and 
providing a convenient and healthy work environment.”  
Katarzyna Unold, Green Business Manager at Skanska 
Property  
“GTC is very concerned for the long-term welfare of the 
environment, as well as an awareness of the expectations of 
tenants, financial institutions and its own shareholders, and as 
such puts increasing effort on the sustainability of its 
properties.  Evidence of this is the fact that all of our new 
developments aim to achieve the highest level of LEED 
certification possible for the specific property.  We are 
furthermore, continuously analysing our existing buildings with 
the goal of greening these as much as we can.” 
Arn Willems, General Manager, GTC Croatia 
  

Advance • Going Green In Eastern Europe • 01 March 2012  9 
 
 "Futureal decided to certify all of its office product under 
BREEAM in 2011 due to the increasing demand for green 
buildings in the market. Corvin ONE office building has run for 
BREEAM in Use as it was developed beforehand and our 
second phase Corvin Office project as a newly built got a 
BREEAM certification recently. Obviously we maintain this path 
and register all our current projects as it brings great 
advantages in sales and leasing on the top of our commitment 
in creating excellent and remarkable and yet sustainable office 
buildings."  
Dr. Janos J. Berki, Project Director, Futureal 
 
How Does All This Impact Owners and Investors? 
It is essential for the operation of every green office building to 
regulate the relationship between the building owner (the “landlord”) 
and the building occupiers (the “tenants”) in a way that enables 
them to take the advantage of the green building features. 
Green leases are one solution for green office buildings owners and 
investors. Properly balanced green leases bring benefits for both, 
landlords and tenants. Conditions may set out or include the 
implementation of a recycling strategy, energy reduction targets, 
monitoring data and the agreement by both the tenant and landlord 
to meet regularly to achieve targets for energy consumption. 
Commercial green leases have a positive effect on NOI compared to 
standard commercial leases, as green leases require both 
contractual parties to act responsibly in terms of the most efficient 
use of materials and resources. The green leases results in lower 
operating costs for both parties.  
Of course, beyond cost savings, owners and investors are 
concerned with valuations and the green agenda is also being 
driven by 'sustainable value' considerations. Today, the jury is out 
on whether there is a value upside to green buildings and there is a 
lot of speculation without much data to support the case for or 
against.  Some in the industry argue that non-sustainable buildings 
will simply be available at a discount rate. Others take a stronger 
line saying that over time non-sustainable offices run the risk of 
increased obsolescence versus green certified buildings. Risk 
premiums therefore will be lower in greener buildings increasing 
value. Meanwhile lower costs give a value add which can result in 
increasing net income for landlords. 
• Maintenance of a building‟s site is a fundamental component of 
sustainable buildings operations. It reduces site operation and 
maintenance costs while creating healthy outdoor spaces for both 
building occupants and local flora and fauna. 
• Buildings that use water efficiently can reduce costs by lower 
fees, less sewage volume and reductions in energy use. The cost 
of water can be reduced by reducing the amount of water which 
has to be treated, heated and cooled.  
• Monitoring of energy performance by Facility or Property 
Managers should be carried out in order to find potential areas of 
energy savings. 
• Energy generation from renewable sources should be considered. 
• Reducing the amount of waste sent to landfills is an important part 
of a buildings operation. Waste reduction opportunities should be 
identified and implemented as well as the usage of recycled 
materials. 
• It is important to evaluate a building systems to identify indoor air 
quality problems and implement a program to prevent it. In 
addition, cleaning products and products used for pest 
management should be environment friendly and cannot contain 
harmful compounds. 
 
 
“Rondo 1 is a perfect example of an existing building certified 
after practical completion.  Developed in 2006, Rondo 1 
successfully passed the certification process in 2011, achieving 
LEED Gold for Operations and Maintenance. The case of 
Rondo 1 demonstrates that the certification does not have to be 
associated with large financial outlays and a lot of 
improvements can be achieved at a relatively low cost, with 
an involvement of building‟s occupiers. Rondo 1 have reduced 
water consumption by 30% and increased ratio of recycled 
waste from the building to 76%. Furthermore, 100% of the 
electricity supplied to the building will be generated by wind 
mills this year contributing to lower carbon emissions.” 
Karol Bartos, MGPA,  Country Manager, Poland 
In general, certified buildings generate more interest from 
investors as it improves the liquidity of the product. There are 
funds set up which only invest in certified buildings. 
 

10  Advance  • Going Green In Eastern Europe • 01 March 2012 
 
How Does All Of This Impact Occupiers? 
Occupiers are becoming more and more educated about their 
sustainability requirements and will become more demanding on the 
owners of the buildings that they occupy. Once occupiers have 
achieved a certain level of sustainability in their own corporate 
operations (e.g. paper recycling, providing showers for cyclists), the 
imperative will move on to deeper cost structures, like addressing 
basic utilities and building performance targets.  
Occupiers will be more willing to pay a premium for sustainable 
space. A recent global corporate survey showed that up to 48% of 
occupiers would be willing to pay premiums, which is significantly 
higher than the 37% in both 2008 and 2009.  
Some occupiers are pushing the boundaries even further with a 
demand for second-hand furniture and using non-toxic cleaning 
products. However, environmental issues will widen beyond narrow 
issues and address worker mobility for example and the transition to 
Cloud computing in particular, will reduce local data servers and 
deliver a significant reduction to overall office energy consumption. 
“In the second half of 2011, the offices of Citibank 
headquarters in Prague, Czech Republic, Bucharest, 
Romania, and Milan, Italy successfully passed through the 
demanding LEED certification and obtained a SILVER level 
certificate in the case of Prague and Bucharest and GOLD in 
Milan. The award of the prestigious LEED certification attests 
to the global efforts of Citibank to promote green, modern and 
flexible working conditions with minimal environmental impact. 
Citi is committed to managing its environmental impacts in a 
responsible way.  We measure our total environmental 
footprint — energy use, fuel consumption, water use and 
waste and analyze the data to optimize performance.  Our 
reporting includes over 12,000 facilities globally, from 
skyscrapers to data centers to ATM kiosks. We have a target 
of having 15% of our portfolio certified to LEED by 2015.” 
         Jan Divis, Citi Realty Services, CE Cluster Head, Citibank 
Green developments can offer higher ventilation rates than typical 
office buildings providing more fresh air in the premises.  Better 
indoor air quality and low toxic materials have a positive impact on 
peoples‟ health. Less time off through sickness increases 
performance at work and is an obvious aim of every company to 
keep this positive balance.  
• Reduce Water Use at your premises by the use of Use high-
efficiency water fixtures (e.g. water closets); 
• Reduce Energy Use at your premises by: Installing energy 
efficient  equipment  including appliances, office equipment, 
electronics, and commercial food service equipment;  
• Recycle your Waste: Provide an easily accessible dedicated area 
or areas for the collection and storage of materials for recycling 
like: paper, corrugated cardboard, glass, plastics, and metals; 
• Prohibit smoking in the building or provide smoking rooms. 
 
 
Case Studies 
The following case studies are assignments that have been carried 
out by Jones Lang LaSalle on behalf of its clients: 
 
Zebra Tower, Warsaw, Poland  -  LEED® Gold  
Developer: S+B Gruppe 
Service: Complex LEED 
certification management and 
advisory. This is the first LEED 
Core & Shell certified office 
building in Poland. 
Facility Type: Office building 
Location: Warsaw, Poland 
Green Rating: LEED® Gold 
Size: 17,000 sqm. 
Completion: 2011 
Zebra Tower building has the following features which helped 
achieve its goals: 
• Highly energy efficient building mechanical systems  
(16% saving of energy versus benchmark requirements) 
• Potable water saving solutions (40% water saving in 
comparison to the rigorous benchmark) 
• Non-emission and safe finishing materials  
• High indoor air quality (above 30% more than required air 
exchange rates and enhanced filtration)  
• Reduction of the heat island effect for the site hardscapes 
• Preferred parking for low emission vehicles 
 
 
 

Advance • Going Green In Eastern Europe • 01 March 2012  11 
 
“LEED certification is becoming one of the top criteria for 
many tenants today, and it reinforces the strong business 
case we have made for a cost-effective energy solution that 
lowers tenants‟ occupancy costs. Zebra Tower brought us 
outstanding renting performance in 2011 and one of the key 
factors in this process was its sustainability. By means of an 
anti-cyclical investment and by trusting the Polish market the 
Zebra Tower is one of the few projects in the city that have 
been constructed and successfully leased during the last three 
years. Following the biggest single transaction in the 
company‟s history, Zebra Tower was sold at the beginning of 
2011 for about €76 million to Union Investment.”  
Reinhard Schertler, Managing Director, S+B Gruppe AG 
 
Ilica Centar, Zagreb, Croatia  -  LEED® Gold (target) 
 
 
Developer: Ilica Centar 
Service: LEED technical consultancy and 
certification – in process 
Facility Type: Office building 
Location: Zagreb, Croatia 
Green Rating: LEED® Gold (Target)  
Size: 36,500 sqm. 
Completion: 2013 
 
 
Conclusions 
The  green building term will become a synonym of a technically 
advanced, high quality office building. Green developments 
consume less water and energy providing savings not only to the 
owner of the property but also for tenants paying lower service 
charges than in typical office developments. In the era of cost-
cutting this is a great measurable advantage. The benefits of green 
buildings go well beyond the natural environment and has potentially 
huge repercussions for companies and their employees. 
Seen philosophically, the sustainability agenda is a way of bridging 
the gap between our ambitions and skills and our wisdom and 
ethics. It is a very 21st century kind of agenda. Without success we 
are doomed on this planet – so it is a moral duty, as well as a 
business imperative, to get on with it.  
More commonplace, a sustainable building will quite quickly come to 
mean a quality building. Green offices will be proxies for quality 
offices. The economics in terms of rents, yields and valuations will 
follow naturally. 
Green buildings  and sustainable development are the future of 
offices and will become a norm soon. If we would like to be green in 
the future, we have to act today. 

Please visit our Sustainability Services website at www.joneslanglasalle.com 
For further insight on sustainability and offices of the future, see our  research campaign
March 2012
Advance publications are topic-driven white papers from Jones Lang LaSalle that focus on key real estate and business issues.
Offices 2020
Contacts:
John Duckworth
Managing Director 
Jones Lang LaSalle
+48 22 318 0000
John.Duckworth@eu.jll.com
CEE & SEE
Pawel Warda
Head of Project & Development Services CEE & SEE
LEED Accredited Professional
Jones Lang LaSalle 
+48 22 318 0050 
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