Key Performance Indicators

Please click on any of the links in the table below to view PRUPIM’s property management performance against a range of Key Performance Indicators (KPIs) for the period 1 January 2007 to 31 December 2007.

Energy and Climate Change

Data qualifying note:
(1) Direct energy consumption represents 77% coverage by number of properties (77 out of 100 properties with any form of direct energy supplied to landlord controlled areas).
(2) Indirect energy consumption represents 89% coverage by number of properties (182 out of 205 properties with indirect energy supplied to landlord controlled areas).
(3) All figures in the chart above have been restated to reflect the latest DEFRA electricity (kWh) to kgCO2 conversion factor of 0.523 (previously 0.43). See guidelines to Defra’s GHG conversion factors for company reporting. Annexes updated June 2007 - five year rolling average. www.defra.gov.uk/environment/business/envrp/pdf/conversion-factors.pdf

In 2007, 40% of PRUPIM’s CO₂ emissions were traceable to our Managed Offices, with a further 27% arising from the Shopping Centre portfolio. This represents a slight turnaround in the magnitude of impact, with Shopping Centres increasing their relative contribution to the portfolio’s total CO₂ emissions and Managed Offices reducing their contribution. Overall, therefore, 67% of our total portfolio CO₂ emissions come from less than 20% of our managed properties (by number). This continues to justify our focus on these key properties and it has significant implications for our approach to carbon management.
Furthermore, the amount of green electricity purchased by our properties continues to increase as the green electricity contract incorporates more supplies. We recognise that green electricity is not a panacea to PRUPIM’s climate change impacts, and therefore we continue our efforts to reduce the absolute consumption of energy at all our properties. See ‘Building carbon efficiency for managed properties’ for further details regarding our performance against this metric.

Data qualifying note:
(1) The data contained within this chart represents 82% of PRUPIM’s managed portfolio (scope is down from 92% in 2006). A number of properties were excluded on the grounds of missing or inaccurate data, mainly the result of significant variations in consumption which could not be explained by operational factors upon further interrogation. Please note that the 2006 data has been restated in line with good practice to account for data anomalies that were adjusted following accruals in the TEAM utilities consumption database.
(2) CO₂ calculations for energy use across the whole portfolio represented above exclude emissions averted through the procurement of Climate Change Levy exempt electricity sourced from Scottish and Southern. In line with recommended good practice, we have chosen not to dismiss the CO₂ averted from this agreement, which accounts for some 64% of total emissions – or approximately 55,000 tonnes of CO2 averted from the atmosphere.
(3) All figures in the chart above have been restated to reflect the latest DEFRA electricity (kWh) to kgCO₂ conversion factor of 0.523 (previously 0.43). See guidelines to Defra’s GHG conversion factors for company reporting. Annexes updated June 2007 - five year rolling average. www.defra.gov.uk/environment/business/envrp/pdf/conversion-factors.pdf

Shopping Centres and Managed Offices improved their building carbon efficiency by 18% and 12% respectively. These impressive positive performance trends are testament to our ongoing focus on energy reduction and the efforts of our property managers, operating within the continuous improvement framework set out by the ISO 14001 environmental management system. It is hoped that the Improver Portfolio will enable even further carbon efficiency improvements across all other PRUPIM properties as the lessons and low/no cost energy efficiency measures from these properties are implemented across the wider portfolio.

Data qualifying note:
(1) Coverage of this data is 88% of Shopping Centres and 99% of Managed Offices (both 100% in 2006). Only properties that were owned for 12 months have been included. Properties bought and sold in this period are excluded.
(2) Shopping Centre building carbon efficiency is normalised by Common Parts Area which is calculated using the estimate of 28.6% of gross internal area (based on the Upstream Shopping Centre Benchmark). Managed Office building carbon efficiency is calculated using Net Lettable Area, derived from Gross Internal Area. For some buildings within the Managed Portfolio the data includes consumption within the tenant’s demise during direct recovery arrangements or in void units.
(3) All CO₂ calculations represented for 2006 and 2007 include emissions averted through the procurement of Climate Change Levy exempt energy sourced from Scottish and Southern since mid 2006. In line with recommended good practice, we have chosen not to dismiss the CO₂ averted from this agreement, which accounts for some 64% of total emissions in 2007 – or approximately 55,000 tonnes of CO₂ averted.
(4) All figures in the chart above have been restated to reflect the latest DEFRA electricity (kWh) to kgCO₂ conversion factor of 0.523 (previously 0.43). See guidelines to Defra’s GHG conversion factors for company reporting. Annexes updated June 2007 - five year rolling average. www.defra.gov.uk/environment/business/envrp/pdf/conversion-factors.pdf

Water Use

Overall, total water use for the portfolio has fallen by approximately 10%. One of the reasons for this is that the scope of properties included in the KPI has fallen compared to previous years, largely the result of missing or inaccurate data where large year on year variations can not be explained by operational factors. Nonetheless, we remain focused on water efficiency across the portfolio and continue to undertake water audits for key properties.

Data qualifying note:
(1) The 2007 data represents 84% coverage (108 out of 128 properties), 2006 represents 97% coverage (139 out of 143) and 2005 represents 95% coverage (121 out of 127 properties). Data has been excluded on the grounds of missing or inaccurate data, mainly the result of significant variations in consumption which could not be explained by operational factors upon further interrogation.
(2) The total water use figure is derived from properties where water is supplied to landlord controlled areas. For some buildings within the portfolio the data includes consumption within the tenant’s demise during direct recovery arrangements or in void units.

Normalised water efficiency in Managed Offices has improved during 2007 to 0.68 m³/m²/year. In contrast water efficiency in Shopping Centres has deteriorated to 1.97 litres/visitor/year. We hope that water audits undertaken at highest water consuming Managed Properties in 2008 will identify ways in which we can continue to improve our water efficiency.

Data qualifying note:
(1) The data in this graph covers 91% of Shopping Centres (92% in 2006 and 100% in 2005) and 95% of Managed Offices (100% in 2006 and 2005).

Waste

The recycling rates at Culver Square, Colchester and Manchester Arndale all exceeded 35%. However, in 2007, the recycling rate across all Shopping Centres was 3% lower than in 2006. The overall reduction can in part be explained by the sale of Mander Centre, Wolverhampton which has historically been a high performing centre in terms of recycling. It is important to note, however, that shopping centre recycling rates can vary considerably depending on the extent of service provided to the tenants and trading conditions/seasonal variations. Nonetheless, we are concerned at this downward trend and have taken action to improve waste recycling through the appointment of futur, a specialist waste contractor who - in an innovative contractual arrangement - have been financially incentivised to improve waste recycling across the portfolio.

Holborn Bars, Longwater Avenue - GreenPark, Wimbledon Bridge House, City Tower London, and City Place House all exceeded 35% recycling rates. Despite this, however, our waste recycling rate for Managed Offices was 2% lower than in 2006. As with Shopping Centre recycling rates, office recycling rates can vary considerably depending on the extent of service provided to the tenants and willingness of tenants to recycle. However, we remain mindful of the opportunities that exist to improve recycling rates at Managed Offices and will continue our work within the framework of ISO 14001 to improve waste management.

Data qualifying note:
(1) We have restated previous recycling rates based on the availability of actual waste data (by mass – sometimes estimated). Previously, waste has been reported as an average recycling rate for the Shopping Centre and Managed Office portfolio. The chart above represents total waste (by mass) recycled as a proportion of total waste to landfill (by mass).
(2) The Shopping Centre data represents 83% of the portfolio for 2007 and 71% for 2006. The Managed Office data in this chart represents 90% of the portfolio for 2007 and 71% for 2006. Properties have been excluded on the basis of missing data. PRUPIM is not privy to the end data for all of its properties, most commonly due to local authority recycling which cannot be accurately quantified. In almost all cases the data presented is recycled waste collected from site; however, where the data is available, we have included offsite segregation (e.g. for Manchester Arndale 15% of total waste produced is segregated offsite and recycled at a Materials Recovery Facility).

Health and Safety

Regrettably, during 2007, a subcontractor was killed in the course of his work due to circumstances outside of PRUPIM’s control. Due to ongoing investigations, PRUPIM is unable to comment on this incident, but we take all matters of this kind very extremely seriously, and will be seeking assurances that all possible preventive measures are in place to prevent a repeat of this type of incident.

RIDDOR reportable accidents at Managed Properties

In 2007, the number of RIDDOR reportable accidents recorded in the shopping centre portfolio continued to fall, from 57 in 2006 to 43. Of the 43 RIDDORs, 84% were categorised as ‘slips and trips’. The RIDDOR rate per million visitors correspondingly fell to 1:2.9 million, compared with 1:2.4 million in 2006. In the managed office portfolio (including our Head Office), there were no RIDDORs.

Data qualifying note:
(1) These figures are compiled using PRUPIM’s annual accident statistics which are reported at the quarterly Health & Safety Operations Committee.

Legislative Compliance & Fines

Data qualifying note:
(1) This figure relates to all customer related incidents across the managed portfolio and is derived from GRI G3 Guidelines www.globalreporting.org
(2) This figure relates to all pollution incidents, fines and penalties across the managed portfolio and is derived from GRI G3 Guidelines www.globalreporting.org

Head Office

Building carbon efficiency at our Head Office improved to 91 kgCO₂/m² in 2007, compared to 99 kgCO₂/m² in the previous year. Gas and electricity consumption both fell by 12%. The total CO₂ footprint of our Head Office (electricity and gas usage) therefore fell from 863 tCO₂, to 790 tCO₂. Of the electricity consumed at Princeton House during 2007, 100% was from Climate Change Levy exempt sources. A new challenge will arise in 2008 as we seek to find alternative ways of measuring our energy consumption in our new multi-occupancy Head Office, City Place House.

Data qualifying note:
(1) All figures in the chart above have been restated to reflect the latest DEFRA electricity (kWh) to kgCO₂ conversion factor of 0.523 (previously 0.43). See guidelines to Defra’s GHG conversion factors for company reporting. Annexes updated June 2007 - five year rolling average. www.defra.gov.uk/environment/business/envrp/pdf/conversion-factors.pdf

Overall, water efficiency at Princeton House was 53.5 litres/employee/day representing a 10% improvement in water efficiency. This corresponds with an 18% reduction in the volume of water used by occupants over the year. The fall in absolute consumption can partly be explained by operational measures which we implemented over the year to reduce water consumption. A new challenge will arise in 2008 as we seek to find alternative ways of measuring our water consumption in our new multi-occupancy Head Office, City Place House.

Data qualifying note:
(1) Water efficiency is calculated using CIRIA guidance (2006), ‘water key performance indicators and benchmarks for offices and hotels’. The numbers are derived by dividing the total water consumption (litres) for a year by the number of office employees and then by the number of working days in a year (253).
(2) During 2007, PRUPIM had 286 office employees including contractors. Forty employees of Ascent (an insurance company affiliated with PRUPIM and based in Princeton House) occupied space in Princeton House for two months of 2007. However, they have not been included in the normalising figure (employees) as it is not possible to determine their contribution to consumption in this short period of time. We have assumed that their consumption of water during this two month period was marginal and that the omission will not have a material impact on the final key performance indicator.

Recycling rates at Princeton House continue to improve, to an average of 91% for the 12 months in 2007. This extremely high rate of recycling relates principally to paper, cardboard and newspaper recycling. In total, approximately 100 tonnes of waste were recycled. A new challenge will arise in 2008 as we seek to find alternative ways of measuring our waste recycling rate in our new multi-occupancy Head Office, City Place House.

Data qualifying note:
(1) The data in the charts above is derived from PRUPIM’s waste contractor who tracks a number of waste streams, the largest of which, ‘MaxiWaste’ (unsegregated waste which is separated by a Materials Recovery Facility) represents 80% of all waste recycled.

During 2007, our total CO₂ emissions associated with business travel represented approximately 317 tonnes compared to 331 tonnes reported in 2006. Air travel has understandably increased during a period of growth in our international portfolio. This is reflected in the 8% increase in the proportion of total emissions attributable to air travel in 2007. Despite these challenges, through our sustainable travel policy we remain committed to identifying areas where it is possible to make further reductions in emissions arising from our business travel, for example through the expansion of teleconferencing facilities.

Data qualifying note:
(1) CO₂ emissions associated with business travel are estimated using the National Energy Foundation CO₂ calculator at http://www.nef.org.uk/greencompany/co2calculator.htm. Certain assumptions sit behind the model so it does not provide a fully accurate account of travel related emissions, but is useful for indicative purposes. For instance, conversion of car miles is based on the carbon emissions typically associated with an average UK family car returning 29 miles per gallon. Aeroplane associated emissions are based upon short-haul (European) flights in economy class (but does not account for the global warming effect from other aircraft emissions in the upper atmosphere, such as ozone created from NOx or condensation trails).
(2) We have received more accurate figures for our business miles travelled in 2006, and are therefore restating the figures above.