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Mori Hills REIT Investment Corporation TSE Code:3234

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【H1】Sustainability

Environment Initiatives

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Climate Change

Climate Change

Policy and Approach

Greenhouse gas emissions have been increasing steadily and it is believed that global warming will affect long-term changes to the climate and in fact is already causing various types of abnormal weather.
Working to reduce greenhouse gas emissions and engaging in other measures against global warming will contribute to easing the impact on the climate. Moreover, owning real estate properties with excellent functionality in terms of these challenges is thought to bring positive evaluation and support from tenants and this will lead to the enhanced competitiveness of the portfolio.
MHR and MIM will aim to match compact cities compounded with multifaceted urban functions with the various high energy-efficient systems to realize cities with excellent environmental efficiency.
Through comprehensive and high-quality management of the areas, we will continue our efforts to reduce carbon emissions and engage in initiatives to counter global warming and climate change.

Reduction Greenhouse Gas Emissions

To achieve the total greenhouse gas emission reduction requirements under the Tokyo Metropolitan Government's Ordinance on Environment for Protection of Resident Health and Safety, MHR has established the following reduction target.

Reduction target 16.1% reduction
fiscal 2017
16.1% reduction
Average from fiscal 2015 to fiscal 2019
(Note 1)
Figures are energy consumption expressed as CO2 emission volume indicating the rate of reduction from the standard emission volume, which is the average per property of any consecutive three years between fiscal 2002 and 2007 in principle.
(Note 2)
This indicates the calculated amount for all office properties excluding ARK Hills South Tower, Toranomon Hills Mori Tower and Holland Hills Mori Tower as of August 1, 2017. This is subject to change in line with the reviewing of target properties and effluent standards.

For details on Tokyo Metropolitan Government's "obligations to reduce total emissions and the cap-and-trade program", please refer to the website of Tokyo Metropolitan Government, Bureau of Environment.

Greenhouse Gas Emission Reduction Achievement Based on the Tokyo Metropolitan Government's Ordinance on Environmental Protection (The second Planned period)

(Note 1)
Figures are based on those of MHR’s properties that are required to reduce greenhouse gas emissions by the Tokyo Metropolitan Government’s Ordinance on Environmental Protection. This covers MHR’s office properties excluding ARK Hills South Tower, Toranomon Hills Mori Tower and Holland Hills Mori Tower.
(Note 2)
Reduction requirement line: The upper limit of the emission to meet the obligation of greenhouse gas reduction and is calculated by the following formula.
Reduction requirement line = (Total volume of standard emissions during reduction requirement period - total reduction required during reduction requirement period) / 5 years.
(Please refer to the website of Tokyo Metropolitan Government, Bureau of Environment for details on the system)
(Note 3)
Figures are based on those of MHR’s properties as of August 1, 2017 retroactively. In addition, the achieved reduction amount is calculated by multiplying the ratio of reduction required for each property according to the imposed reduction obligation by the ratio that MHR holds.
Transitions of Carbon Dioxide Emission and Original Unit

(Note 1)
Carbon dioxide emissions are calulated based on the "Manual for Calculating and Reporting Greenhouse Gas Emissions" by the Ministry of the Environment and Ministry of Economy, Trade and Industry. Original unit is calculated by dividing the carbon dioxide emissions by the total gross floor area to be calculated (the gross floor area for which it is difficult to obtain information is not included). No adjustments are made for vacancy.
(Note 2)
Verification rate is calculated by dividing the gross floor area of the property verified through a registered verification organization under Tokyo Metropolitan Government's Ordinance on Environment for Protection of Resident Health and Safety of the specific greenhouse gas emissions by the total gross floor area to be calculated.
(Note 3)
Cover rate is calculated by dividing the gross floor area covered by carbon dioxide emissions by the total gross floor area.
(Note 4)
Total gross floor area is calculated by multiplying MHR's owership interest for partially owned properties. The proportion managed by a third party and for which it is difficult to obtain information is excluded from the calculation.

Energy Saving City ~Efficient use of energy in the region~

Cases in Roppongi Hills and ARK Hills
Case 1: Cogeneration System and District Heating and Cooling (DHC) of Roppongi Hills
<Area use of private power generation and exothermic energy systems>

Roppongi Hills has constructed an energy network covering the entire area, uses energy efficiently everywhere.
A system known as “large-scale gas cogeneration + district heating and cooling (DHC) “ has been introduced. With this system, electrical power is generated by commercial facilities within the area.

 

 

 

<Cogeneration System and District Heating and Cooling (DHC) of Roppongi Hills> 

Roppongi Hills is composed of offices, residences, commercial facilities, a hotel, and other multipurpose facilities. Because demand for power and heat is stable and peak power demand is equalized, efficient energy use is achieved. Moreover the cogeneration systems produce both electricity and heat together, and the waste heat from power generation is put to best use, reducing energy consumption by 16% and CO2 emissions by 18%. A 42% reduction in emissions of the NOx (nitrogen oxides) which are a cause of air pollution is achieve by the use of gas turbine denitrification equipment and low NOx boilers. The system we have constructed has an extremely low environmental impact.

Case 2: DHC of ARK Hills
In the vicinity of ARK Hills, MB are moving beyond the area managed by their company, and cooperating in neiboring development to continuously expand our energy network and further improve efficiency in the area as a whole.

Whole-Area Use of Energy and the Benefits
Whole-Area Use of Energy
Whole-area use of energy refers to mechanisms that integrally and effectively use energy by formulating energy networks and such on the basis of wide areas such as cities and regions.
<Benefit 1: Easier to introduce high-efficiency machines and systems>

Large, high-efficiency systems such as Cogeneration System, DHC and Thermal Storage Air Conditioning System, which are difficult to introduce to small-scale facilities due to being costly and too large in terms of volume, can be more easily introduced by forming networks for multiple buildings in an area.
Since equipment such as freezers and power generators generally become more efficient with increased size, introducing and using large equipment in an area with multiple buildings leads to significant conservation of energy.

<Benefit 2: Leveling Out Energy Burdens>

Generally speaking, since usage of facilities differs depending on their use, the time frames where energy demand increases significantly will also differ.
By creating networks for these facilities, energy demand imbalance is reduced, burdens on energy supply facilities are lessened and efficient supply of power and heat becomes possible.

 

<Benefit 3: Centralized Control of Energy>
The following benefits can be expected due to the consolidation of building monitoring
and energy management functions as well as operational control and energy analysis by expert technicians.

  • Implementing Optimal Operations through Load Forecasting and Performance
  • Effective Management through Operation Energy Data
  • Maintaining High-Efficiency Operation of Heat Source Equipment through Preventive Maintenance
    and Deterioration Judgement

Cogeneration System
Cogeneration System refers to systems where, instead of purchasing electricity from power companies,
gas turbines and gas engine generators are installed within facilities to generate power while at the same
time the heat that is generated is used for air conditioning and such as heat energy.

DHC (District Heating and Cooling)
It refers to facilities that supply cold/hot water, vapor, etc. to multiple buildings from a centralized heat source plant through piping as an alternative to each building having their own heat source equipment for heating and cooling. Benefits such as effective use of the area of individual buildings and reduction of initial costs can be expected since larger heat source equipment leads to greater efficiency and leveling out of energy burdens and because having individual heat sources is no longer necessary.
  
Transitions of Energy Usage and Original Unit

(Note 1)
Energy usage of city gas is calulated based on the "Manual for Calculating and Reporting Greenhouse Gas Emissions" by the Ministry of the Environment and Ministry of Economy, Trade and Industry by multiplying the calorific value of gas by number of units. Original unit is calculated by dividing the energy usage by the total gross floor area to be calculated (the gross floor area for which it is difficult to obtain information is deducted). No adjustments are made for vacancy.
(Note 2)
Verification rate is calculated by dividing the gross floor area of the property verified through a registered verification organization under Tokyo Metropolitan Government's Ordinance on Environment for Protection of Resident Health and Safety of energy usage by the total gross floor area to be calculated.
(Note 3)
Cover rate is calculated by dividing the gross floor area covered by energy usage by the total gross floor area.
(Note 4)
Total gross floor area is calculated by multiplying MHR's owership interest for partially owned properties. The proportion managed by a third party and for which it is difficult to obtain information is excluded from the calculation.
Transition of Green Power Generation

(Note 1)
Figures reflect the amount of power generated by the solar power generation system of Roppongi Hills Mori Tower.
(Note 2)
Figures are calculated by multiplying MHR's owership interest for the partially owned properties.

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