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The Quest for Zero-Energy Buildings That Work
Takenaka Corporation’s proven commitment to the environment makes the company a leader in ‘green’ buildings

At the Paris Climate Conference (COP21*) in December 2015, Japansubmitted Intended Nationally Determined Contributions (INDCs) targeting
a 40% reduction of domestic greenhouse gas emissions in business andother sectors. The world is now closely watching how Japan, a global ecotechnology leader, will achieve this ambitious goal.
A zero-energy building (ZEB) is a building with zero net energy consumption,that is, the total amount of energy it consumes on an annual basis is roughly
equal to the amount of renewable energy, such as geothermal or solar energy,
that it creates on site. Already the focus of intense media attention in various
industry circles, ZEB technologies are expected to revolutionize energy-saving
practices in existing buildings and in society, at large.
Takenaka Corporation, a leader among Japan’s ‘super general contractors’ with aproud 400-year history and a proven commitment to environmental issues, put theZEB theory into practice when it completed the renovation of its own Higashi Kanto
Office building in March 2016. As one of the earliest projects in Japan to transforman existing structure into a fully operational ZEB, the renovation created an industry
sensation. Managing Officer Joji Kurumado, who directed the project, talks about
Takenaka Corporation’s commitment to ZEB and its vision for the future.
* The 21st yearly session of the Conference of the Parties (COP) to the United Nations Framework
Convention of Climate Change (UNFCCC)

Left:
Joji Kurumado,Managing OfficerRight:
Tokyo Main Office, completedin 2004, is a milestone inTakenaka Corporation’s quest
for a fully operational ZEB.

“Connecting People With Nature”
In 1971, when Japan was riding a tide of euphoria ofhigh economic growth, Takenaka Corporation unveiled
an unexpected slogan: “Green Design.” The slogan
expressed the company’s resolute commitment toenvironmental sustainability and the greening ofarchitectural design and construction. Even then, it
was clear to Takenaka that an era driven by economic
growth and efficiency was over, and a new era focusedon ecology had begun. I was a new hire at the timeand, to be honest, did not fully grasp the progressive
spirit of the slogan. It just looked a little strange to me.
But, since then, the company has steadfastly adhered
to and reinforced its environment-friendly policies. In
1992, Takenaka created its own Global Environmental
Charter. In 2004, we promoted the concept of‘Sustainable Works.’ And in 2010, guided by the spiritof our original slogan, we drew up an environmental
strategy through to the year 2050 based on a newslogan: “Connecting People With Nature.” We arepassionate about contributing to both the environmentand society through our corporate initiatives andprojects, as evinced in the recent renovation of Higashi
Kanto Office as a ZEB.

From ZEB-Ready to ZEB Reality
A building is considered ZEB-ready if it consumes
less than 50% of the energy consumed by aconventional building. Takenaka Corporation has
completed an impressive range of ZEB-readyprojects, including the New Ohi Office Buildingof the Dai-ichi Life Insurance Company, Limited,as well as the company’s Iino Building in central
Tokyo. Meanwhile, Takenaka Corporation’s Tokyo
Main Office, established in 2004, continues toimplement technologies in its ongoing evolutiontowards becoming a real, fully operational ZEB. Thispioneering project achieved the highest ‘Superior’(S) rating from Japan’s Comprehensive Assessment
System for Built Environment Efficiency (CASBEE).
Our Higashi Kanto Office — a real, fully operational
ZEB — is the culmination of the expertise gained,
and the portfolio of energy-saving technologies
developed, over the course of these key projects.

When Higashi Kanto Office was constructed in 2003, it
was just another conventional office building. Nobody
imagined then that it would be reincarnated one day
as an actual, functioning ZEB. But when you try tohelp a building generate more renewable energy
than the amount of energy it consumes, you come tounderstand the true challenge of ZEBs. It is not simply
a matter of installing large solar panels on a rooftop
since there is rarely the space or budget for these. So,
how to realize a ZEB? As it turned out, Takenaka’s own
office renovation project gave us a prime opportunity
to explore ways to achieve a real, working ZEB — withimplications far beyond the actual building itself. Afterall, zero CO2 emissions aren’t just the goal of theconstruction industry. They are the goal of society asa whole.

Realizing Super Energy Conservation

4 Steps to a Fully Operational ZEB

At the same time, we have to continually reduce energy
consumption. Take task-ambient lighting, for example.
By strategically darkening surrounding areas while
spotlighting task areas, we can minimize distraction
and aid concentration. Likewise, opening the windows
during meetings can suddenly refresh and inspireparticipants. So
when we say weare “reshaping workstyles,” we mean
we are working toachieve a green
environment to further
enhance individualproductivity.

Redefining the Concept of Comfort
For years, Takenaka had designed office spaces inline with the well-established concept of the ‘Universal
Office’ featuring uniform temperature, humidity,
and desk lighting. For example, in summer, room
temperature would typically be set at 26ºC and 55%
humidity to ensure an agreeable level of comfort at
every desk throughout the day. But is ‘universal’ reallythe best standard for measuring everyday comfort? At
Takenaka, we felt we had to push the envelope further.
This is why we made sure that our renovated Higashi
Kanto Office building offered not just maximal comfort
but also easy adjustability — and minimal energy
consumption.
For example, by using desiccant air-conditioning
and radiant cooling systems to control ambient
temperature and humidity, we can open the windows
at any time without compromising comfort. The fresh
air might bring tantalizing aromas of lunch being
prepared at a neighboring school, or the happy
chorus of children heading home after classes,or the songs of birds above the playground — allof which have pleasant associations that other,conventional offices cannot provide. Such genial officeenvironments can totally change our work styles forthe better.

Energy-saving measures are among Takenaka
Corporation’s core competencies. Drawing on a wide
range of technologies, as described below, we aim tomeet our clients’ diverse energy-saving needs, which
is only to be expected. Our mission in this regard
is simply to continue to develop and provide newsolutions to counter any emerging energy challenges.
Reshaping Work Styles in a Green Environment
Ideally, an office is a place not just for day-today business activities, such as deskwork andmeetings, but an open forum where innovativeideas are incubated, encouraged and shared. Ourtask, therefore, is to provide office workers with anenvironment that suits their individual work styles.

Ensuring ContinuousOperation
The Great East
Japan Earthquake
in 2011 caused
power shortages
in cities all acrossJapan. Elevators at
most residential andcommercial buildings
stopped in theirtracks, leaving people
trapped inside. For
office buildings in thisearthquake-prone

country, it is crucial to ensure continuous operationeven during emergencies. Higashi Kanto Office canmaintain full functionality without any external power
supply for 3 days in winter, 6 days in summer and 7
days in the interim seasons.

Next-generation Technologies
Higashi Kanto Office features a range of nextgeneration technologies that are already contributing to
the greening of other conventional office buildings.
(1) Desiccant air-conditioning: When the humidity islow, the air feels cooler even at the same ambient
temperature. Higashi Kanto Office is equipped with adesiccant air-conditioning system that dehumidifies
and cools the air. The system has become steadily
more compact to allow for easy ceiling installationin conventional offices. (2) Radiant cooling panel
system: By circulating water across the ceiling, theradiant cooling panel system achieves efficient cooling.
The circulating water is kept between 18ºC to 21ºC
using geothermal
technology. Unlike
conventional airconditioning units
that only cool the
air inside closedrooms, a radiantcooling system
works even with thewindows open andwithout electricity.
(3) Smartphone
operation: To
maximize personalcomfort in the office,
we implementeda system whereby
every staff member
can control airflow
using his or her own
smartphone. Thework environment
can thus be finely
adjusted to one’sown preferences.

Higashi Kanto Office provides a diversified
environment to fit individual work styles.
Photo by Shinkenchiku-sha

Left:
Joji Kurumado,
Managing Officer
Right:
Tokyo Main Office, completed
in 2004, is a milestone inTakenaka Corporation’s quest
for a fully operational ZEB.

“Connecting People With Nature”
In 1971, when Japan was riding a tide of euphoria ofhigh economic growth, Takenaka Corporation unveiled
an unexpected slogan: “Green Design.” The slogan
expressed the company’s resolute commitment toenvironmental sustainability and the greening ofarchitectural design and construction. Even then, it
was clear to Takenaka that an era driven by economic
growth and efficiency was over, and a new era focusedon ecology had begun. I was a new hire at the timeand, to be honest, did not fully grasp the progressive
spirit of the slogan. It just looked a little strange to me.
But, since then, the company has steadfastly adhered
to and reinforced its environment-friendly policies. In
1992, Takenaka created its own Global Environmental
Charter. In 2004, we promoted the concept of‘Sustainable Works.’ And in 2010, guided by the spiritof our original slogan, we drew up an environmental
strategy through to the year 2050 based on a newslogan: “Connecting People With Nature.” We are
passionate about contributing to both the environmentand society through our corporate initiatives andprojects, as evinced in the recent renovation of Higashi
Kanto Office as a ZEB.

From ZEB-Ready to ZEB Reality
A building is considered ZEB-ready if it consumes
less than 50% of the energy consumed by aconventional building. Takenaka Corporation has
completed an impressive range of ZEB-readyprojects, including the New Ohi Office Buildingof the Dai-ichi Life Insurance Company, Limited,as well as the company’s Iino Building in central
Tokyo. Meanwhile, Takenaka Corporation’s Tokyo
Main Office, established in 2004, continues toimplement technologies in its ongoing evolution
towards becoming a real, fully operational ZEB. This
pioneering project achieved the highest ‘Superior’(S) rating from Japan’s Comprehensive Assessment
System for Built Environment Efficiency (CASBEE).
Our Higashi Kanto Office — a real, fully operational
ZEB — is the culmination of the expertise gained,
and the portfolio of energy-saving technologies
developed, over the course of these key projects.

When Higashi Kanto Office was constructed in 2003, it
was just another conventional office building. Nobody
imagined then that it would be reincarnated one day
as an actual, functioning ZEB. But when you try tohelp a building generate more renewable energy
than the amount of energy it consumes, you come tounderstand the true challenge of ZEBs. It is not simply
a matter of installing large solar panels on a rooftop
since there is rarely the space or budget for these. So,
how to realize a ZEB? As it turned out, Takenaka’s own
office renovation project gave us a prime opportunity
to explore ways to achieve a real, working ZEB — withimplications far beyond the actual building itself. Afterall, zero CO2 emissions aren’t just the goal of theconstruction industry. They are the goal of society asa whole.

Realizing Super Energy Conservation

4 Steps to a Fully Operational ZEB

At the same time, we have to continually reduce energy
consumption. Take task-ambient lighting, for example.
By strategically darkening surrounding areas while
spotlighting task areas, we can minimize distraction
and aid concentration. Likewise, opening the windows
during meetings can suddenly refresh and inspireparticipants. So
when we say weare “reshaping workstyles,” we mean
we are working toachieve a green
environment to further
enhance individualproductivity.

Redefining the Concept of Comfort
For years, Takenaka had designed office spaces inline with the well-established concept of the ‘Universal
Office’ featuring uniform temperature, humidity,and desk lighting. For example, in summer, room
temperature would typically be set at 26ºC and 55%
humidity to ensure an agreeable level of comfort at
every desk throughout the day. But is ‘universal’ reallythe best standard for measuring everyday comfort? AtTakenaka, we felt we had to push the envelope further.
This is why we made sure that our renovated Higashi
Kanto Office building offered not just maximal comfort
but also easy adjustability — and minimal energy
consumption.
For example, by using desiccant air-conditioning
and radiant cooling systems to control ambient
temperature and humidity, we can open the windows
at any time without compromising comfort. The fresh
air might bring tantalizing aromas of lunch being
prepared at a neighboring school, or the happy
chorus of children heading home after classes,or the songs of birds above the playground — allof which have pleasant associations that other,conventional offices cannot provide. Such genial officeenvironments can totally change our work styles forthe better.

Energy-saving measures are among Takenaka
Corporation’s core competencies. Drawing on a widerange of technologies, as described below, we aim tomeet our clients’ diverse energy-saving needs, which
is only to be expected. Our mission in this regard
is simply to continue to develop and provide newsolutions to counter any emerging energy challenges.
Reshaping Work Styles in a Green Environment
Ideally, an office is a place not just for day-today business activities, such as deskwork andmeetings, but an open forum where innovativeideas are incubated, encouraged and shared. Ourtask, therefore, is to provide office workers with anenvironment that suits their individual work styles.

Ensuring ContinuousOperation
The Great East
Japan Earthquakein 2011 caused
power shortages
in cities all acrossJapan. Elevators at
most residential andcommercial buildings
stopped in theirtracks, leaving people
trapped inside. For
office buildings in thisearthquake-prone

country, it is crucial to ensure continuous operationeven during emergencies. Higashi Kanto Office canmaintain full functionality without any external power
supply for 3 days in winter, 6 days in summer and 7
days in the interim seasons.

Next-generation Technologies
Higashi Kanto Office features a range of nextgeneration technologies that are already contributing to
the greening of other conventional office buildings.
(1) Desiccant air-conditioning: When the humidity islow, the air feels cooler even at the same ambient
temperature. Higashi Kanto Office is equipped with adesiccant air-conditioning system that dehumidifies
and cools the air. The system has become steadily
more compact to allow for easy ceiling installationin conventional offices. (2) Radiant cooling panel
system: By circulating water across the ceiling, theradiant cooling panel system achieves efficient cooling.
The circulating water is kept between 18ºC to 21ºC
using geothermal
technology. Unlike
conventional airconditioning units
that only cool the
air inside closedrooms, a radiantcooling system
works even with thewindows open andwithout electricity.
(3) Smartphone
operation: To
maximize personalcomfort in the office,
we implementeda system whereby
every staff member
can control airflow
using his or her own
smartphone. The
work environment
can thus be finely
adjusted to one’s
own preferences.

Higashi Kanto Office provides a diversified
environment to fit individual work styles.
Photo by Shinkenchiku-sha

A showcase of fully operational ZEBs:(4) AppleWatch® operation: In an industry
breakthrough, Takenaka introduced a control systemthat can recognize data on an AppleWatch® and adjust
the office environment accordingly. The wearable
device stores the worker’s wellness data, such as
cardiac rate and level of physical activity. When theoffice’s built-in smart wellness control system picks up
the wearer’s thermal comfort indicators and location
data, it automatically adjusts the lighting and room
temperature to provide optimal comfort.

(From top) The New Ohi Office Building of the Dai-ichi Life
Insurance Company, Limited, 2012; Meiji Yasuda Life New
Toyocho Building, 2011; and Iino Building, 2014.

A Long-term Visionfor a Changing Society
Different clients have different expectations of ZEBs,
depending on whether they prioritize workplace
productivity or lower running costs or higher resalevalue. But after discussing these priorities in detail,we usually come away with a firm grasp of our client’s
objectives. At that point, we already have a very goodidea of the technologies that will be needed for the ZEB
and how these will be applied. Occasionally, the client
will ask for a different solution altogether. Our approach
to ZEB doesn’t end with a varied menu of solutions —on the contrary, this is just our starting point.
Redefining a client’s concept of comfort is like askinga person to give up deep, long-held beliefs. We canonly bring about such a fundamental change of heart
if we have a relationship based on total, mutual trust.
Therefore, we need to continually ask ourselves
whether the ideas that we propose are such thatwe can expect our clients to give up the beliefs they
had held up till now. This is the road we must be
prepared to take if we are to win our clients’ trust andunderstanding.
A newly constructed office building usually lasts forhalf a century. In 50 years’ time, if we reach our current
goals, the world may be carbon-free, and there may
be a completely different set of goals for us to aim for.
At Takenaka Corporation, we believe that the buildings
we construct today must keep evolving to meet thosedistant, elusive goals. We cannot afford to wait years tosee what challenges will emerge for ourselves, or ourclients, or society in general. Now is the time to identify
potential problems and take appropriate action. Thisis the mission we must undertake together with ourclients.

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