Environment

GRI 102-11

As far as environmental protection is concerned, we put our faith in the precautionary principle. Potential risks or damage to the environment and people’s health must be prevented or reduced as much as possible through proactive measures before they occur.

Our principles for protecting the environment

Within the processes that we can control/influence and taking cost efficiency into account, we consider the use of sustainable products and sustainable implementation to be a  undamental principle governing all that we do.

We consistently take sustainable approaches and actively promote sustainable building standards.

In developing sustainable products and services, we also include the upstream and down stream supply chain.

In doing so, we do everything necessary to preserve and protect the environment. Reducing environmental emissions and the consumption of resources as well as increasing energy efficiency are paramount here.

We monitor the environmental performance of our portfolio systematically using a tailor-made monitoring system, set ourselves ambitious targets and attach great importance to  efficiency measures.

Our aim is to control all our activities and processes to ensure that unnecessary environmental impacts from the supply chain, creation and product development can be prevented until the end of our products’ lives.

Our goals:

GRI 302, 305

We will reduce our revenue-adjusted CO 2 emissions from our operations by at least 3% per year, which is compatible with the IPCC targets.

We bank on renewable energies as well as compact structures and seek to achieve net zero or energy plus buildings for new construction.

When selecting projects, we focus solely on urban regions and selected agglomerations with good connections to public transport (class A and B). Users are accordingly expected to be able to bank on slow traffic and public transport entirely.

Swiss building stock causes approximately 45% of energy consumption and 30% of CO 2 emissions in Switzerland. Today’s decisions about how, where and what we build will, given how long a building lasts, have an impact well into the future. We are therefore obliged to think very carefully about these choices.

Our aim is to ensure that our properties consume comparatively little energy through low-carbon systems and building materials, high levels of insulation in the building shell, compact structures and the purchase of renewable energies (e.g. green electricity) and to reduce this further year by year through optimisation measures to achieve a net zero building. We would like to reduce the CO 2 emissions from our operations by at least 3% per year.

Energy consumption and CO 2 emissions from our portfolio

As soon as our development portfolio becomes operational, we shall report our annual energy consumption by fuel type and the corresponding CO 2 emissions (scope 1, 2 and 3) in our sustainability report. SIA Standard 2040 was used to calculate our development portfolio’s forecast figures for construction (grey energy and grey emissions), operation and mobility across the portfolio as a whole. In each case, we will present the actual figures for operation on an absolute basis, a revenue-adjusted basis as well as like-for-like (energy intensity) in accordance with the requirements of the GRI.

Our progress

50%

of the development portfolio is invested in wood and hybrid timber structures

3.9 M kWh

forecast annual output of solar power on Ina roofs. This corresponds to the annual consumption of approximately 980 Swiss households.

95%

of the development portfolio boasts a building or site label

91%

Renewable energies account for 91% of heat generation (forecast)

84%

Renewable energies account for 84% of the electricity mix (forecast)

10.4 kg

CO2/m2a durchschnittliche Treibhausgasemissionen in der Erstellung *

3.8 kg

CO2/m²a average greenhouse gas emissions regarding mobility (forecast)

4.6 kg

CO2/m²a average greenhouse gas emissions regarding mobility (forecast)

95%

of real estate in public transport class A and B

*predicted value

 

 

Energy consumption by our office properties and fleet

The energy consumed through our direct business activities is very modest because of the small number of employees and the nature of our business and is virtually negligible compared with the emissions from our portfolio. Nevertheless, we collect these core values so that we can improve here too in future.

 

    Total consumption by the property Employees at the location Ina Invest share
Energy consumption at work Unit 2020 2021 1 2020 2021 2020 2021
Electricity consumption kWh kWh 501,896 303,792 200 670 2,509 453
District heating kWh 15,433 n.a 200 670 77 n.a
Gas kWh 293,975 n.a 200 670 1,470 n.a
Total kWh 811,304 n.a 200 670 4,057 n.a
Business travel Unit 2020 2021
Distance travelled km 10,000 10,000
Diesel consumption L/100km 4.1 4.1
Total diesel consumption L 410 410
CO 2 emissions per kilometre g/km 109 109

Due to Ina Invest moving in summer 2021 and the Covid-19 pandemic plus the recommendation associated therewith that staff should work from home, the data for electricity consumption in 2021 are only available as a projection. Heat-related energy consumption will be included at a later date. Generally speaking, the figures from 2021 are not relevant for statistical purposes.

50%

of the development portfolio is invested in wood and hybrid timber structures

Our goals:

We bank on systems and building materials with low levels of grey energy and pollutants. With regard to greenhouse gas emissions, we seek to achieve the limit for the area of construction specified by the SIA Efficiency Energy Path for projects.
In acquisition, planning and development, we focus fully on the separability of materials, flexible use and service life.

10.4 kg

CO2/m²a average greenhouse gas emissions in construction (forecast)

GRI 301, 306

The term “grey energy” describes the amount of non-renewable primary energy that must be used to manufacture a product – whether it is a building material, a building component or even an entire building. This includes all the steps taken in extracting raw materials, manufacture and processing as well as the transportation and tools needed for this process. Consumption of this primary energy generates CO 2 emissions in turn. (grey emissions)

Grey energy plays a key role in any consideration of sustainability. When constructing new buildings, it attains far higher level than the amount of operating energy consumed during the entire life of the building. The grey energy in a building can be reduced by up to 30% through specific design and implementation measures. In many cases, this will also reduce building costs.

Ina Invest therefore focuses specifically on harnessing the existing potential for reducing this. This starts with the strategic planning, in which a compact building where the outer shell is as small as possible will generally perform better in terms of material input. The extent of foundations, excavation support and underground structures also has an impact. Grey energy can also be reduced further by the choice of construction method (solid construction or lightweight construction), the design of the load-bearing system or the extent and type of building technology.

We therefore set ourselves the target of using cubatures, structures and building materials with low levels of grey energy and grey emissions for each project. We seek to achieve the limit for construction specified by the SIA Energy Efficiency Path at project level. We also expect our partners executing the projects to prioritise the criteria of regional procurement (short delivery routes), proportion of recycled materials and renewable materials in their choice of materials and to be able to provide evidence of this.

Forecasts of the proportion of grey energy in our projects can be found in the Portfolio Analysis Sustainability chapter.

 

GRI 301

To be able to offer users of our buildings an entirely environmentally friendly and healthy living and working environment, we attach a great deal of importance to the choice of building materials and building products. For example, only products containing low levels of VOCs and formaldehyde are used in accordance with the requirements of Minergie-ECO.

To ensure this principle is incorporated in the development and execution, the “Requirements for the Building Design and Execution” document see downloads constitutes a contractual basis when commissioning our partners. They must guarantee that control mechanisms are implemented when ordering and on the construction site. Air quality measurements when the building is accepted provide providence of whether the work was carried out correctly.

GRI 303, 306

There is no acute lack of drinking water in Switzerland. Nevertheless, it is important that we use this resource sparingly long-term, not least to reduce the energy consumed in treating water and heating hot water. By law, each building in Switzerland is connected to the public water supply system. This means that contamination of the soil and groundwater through waste water can largely be prevented.

Water consumption by our portfolio
To reduce the water consumed by users, we bank on two levers wherever possible: the use of rain water to flush toilets and optimising the flow rates for all water dispensers thanks to innovative, efficient, sanitary facilities. With the aim of raising their awareness of this issue, tenants are also kept informed of their actual water consumption through real time monitoring.

Since all projects are still in the development or execution phase during the reporting period, we will not publish effective consumption data for the individual properties in our sustainability report until the 2023 reporting period.

GRI 306

With 716 kg of waste per capita, Switzerland has one of the highest amounts of municipal waste in the world. At the same time, Switzerland performs very well compared with other European countries with a recycling rate for its municipal waste of just over 50%. The remaining 50% is sent for thermal recycling in incinerators.

To reduce the amount of waste and increase the recycling rate in our properties, Ina Invest will provide users with a waste separation system for rubbish, PET, cardboard and green waste. Depending on the conditions applicable at the various locations and local service providers, it will look at whether plastics can be collected separately. The quantities of waste will also be measured and published in this report when the first property is commissioned.

Around half the entire European waste generated is attributable to the construction industry. Here, Ina Invest has an additional indirect lever. We therefore ask our partners to introduce a multi-trough system in the execution phase to allow the separation of building waste according to type with the aim of achieving recycling rates of at least 85%.

 

Our goal:

We demand that our partners develop and implement an environmental concept aimed at minimising emissions in the supply chain as well as on construction sites.

GRI 307

Ina Invest understands environmental protection as the preservation and protection of our vitally important natural resources. The containment and reduction of environmental impacts through the sparing and efficient use of natural resources are paramount here.

The greatest environmental emissions in the form of contamination of the air, water and soil as well as noise, vibrations and waste typically occur in the execution and dismantling phase. It is therefore essential here that possible environmental impacts are established in good time before building work starts and included in an environmental concept with appropriate planning and execution measures. Once building work starts, the same concept must be included in the processes, the measures must be implemented correctly and purposefully, their effectiveness must be checked and documented in an environmental report. It is the responsibility of the commissioned joint venturer or the project manager entrusted with the project to determine the project specific environmental impacts. In each case, we request the environmental concepts and reports from the respective joint venturer before execution starts as well as during execution and once construction is completed. Environmental incidents are reported.

GRI 304

Biodiversity, namely the diversity of habitats, species and genes is perhaps the most important natural asset of all. It is the strategic pillar allowing ecological systems to function and to maintain food chains. In a Switzerland of 10 million inhabitants, protection of biodiversity and the preservation of natural habitats is vitally important.

Our location strategy therefore banks solely on urban regions and selected agglomerations. None of our current projects borders protected areas or poses a risk to protected species. This will also be checked and taken into account when acquiring future projects. We also bank on compact structures and high-density living. In working on restoration, the areas surrounding the buildings and on roof and façade greening, we consciously focus on indigenous plant species and diversity and, by doing so, create new habitats for various animal species. We also expect our partners to do the same.

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