Climate Change Strategies
Mitsubishi Estate Group's Approach to Climate Change and Establishment of Greenhouse Gas Emission Reduction Targets
Severe downpours and abnormally high temperatures caused by climate change have led to increasingly severe personal and material damage every year, which is having a serious effect on everyday life.
The Mitsubishi Estate Group has promoted concrete initiatives focused on climate change with the belief they are essential toward achieving its mission, to "contribute to society through urban development." The Group has concentrated its initiatives on reducing energy consumption and emissions of greenhouse gases.
The Mitsubishi Estate Group has set out Group-wide medium- to long-term emission reduction targets for greenhouse gases aimed at contributing to achieving the target under the Paris Agreement and realizing a low-carbon society. The targets have been approved by the SBT initiative for being based on scientific evidence. In addition, Mitsubishi Estate set out the goal of achieving 100% renewable power across its business operations and joined RE100 in January 2020. RE100 is a joint initiative to commit to introducing 100% renewable energy for the electricity used in business activities.
These targets constitute a core part of Environment, one of the key themes in the Mitsubishi Estate Group 2030 Goals for SDGs, and all Group companies work to promote initiatives.
In February 2020, Mitsubishi Estate endorsed the TCFD recommendations and carried out analysis in line with the TCFD information disclosure framework (governance, strategy, risk management, and metrics and targets related to climate change risks and opportunities). The Group aims to further strengthen climate change-related governance and business strategy based on this analysis, and continues to manage and respond to transition risks (regulation risks, technology risks, market risks, and reputation risk）and physical risks (acute risks, and chronic risks).
Moreover, collaboration with a broad range of external stakeholders is essential for the Group as it implements initiatives aimed at realizing a carbon-free society. To this end, Mitsubishi Estate has joined the Japan Climate Leaders' Partnership (JCLP)*, a coalition of companies taking action against climate crisis, and working to collaborate with other companies to enact policy proposals to the government with the aim of decarbonization.
The Mitsubishi Estate Group will deepen initiatives through its business activities to respond steadily to climate change in line with these targets and ideas.
- Mitsubishi Estate Group Medium- to Long-Term Greenhouse Gas Emissions Reductions Targets (SBT-Approved)
- Information Disclosure Based on TCFD Recommendations
Greenhouse Gas Emissions Reductions Targets
The Mitsubishi Estate Group has instituted Group-wide medium- to long-term targets for reduction of greenhouse gas emissions, which are typified by CO2. The targets were approved by the SBT initiative in April 2019 for being based on scientific evidence.
The Group will reduce CO2 emissions (Scope 1, 2 and 3) by 35% from fiscal 2017 by 2030 and by 87% by 2050.
To achieve these targets, the Group has adopted high-efficiency devices in its core business of office building management. It also recognizes that ambient temperatures and the operating conditions of a building also have an effect, so the Group is working together with tenants to conserve energy and reduce emissions of greenhouse gases.
The Mitsubishi Estate Group will continue to strive to streamline energy use as a whole, in properties that we own and manage.
Click here for data on greenhouse gas emissions reductions
Energy Management Initiatives
Utilizing District Heating-Cooling and Cogeneration Systems
Otemachi Park Building (forefront) Otemon Tower-ENEOS Building (rear)
Since Marunouchi Heat Supply began supplying heat in 1976, it has continuously updated its energy networks to match the evolution of the greater Marunouchi area, thereby supporting the effective energy management in the area. The steam and cold water generated by its district heating and cooling plants are supplied to groups of buildings through underground tunnels and used by most of the buildings in the greater Marunouchi area for their air conditioning.
In January 2017, the Otemachi Park Building subplant was constructed. Its cold water pipes are connected to the Otemachi District main plant, creating a cold water network consisting of five plants, including three other subplants already connected. This makes it possible to provide cold water created from a highly efficient process to nearby buildings, strengthening the energy system of the Otemachi district as a whole. Using energy across an entire region also creates the spiral-up effect, that raises the energy efficiency of the entire area.
Furthermore, if power supplies are interrupted by an accident or a disaster, under certain conditions the plant can receive power from the emergency generators in the Otemachi Park Building and the Otemon Tower-ENEOS Building and supply cold water to those two buildings. Building a system capable of improving disaster response capabilities will allow it to supply heat even during emergencies.
Moreover, by using intercooler waste heat and recycled water waste heat from the gas cogeneration system as the heat pump's heat supply water, the plant is able to improve its heat generation efficiency and make use of unused energy, reducing its environmental impact.
How Spiral-up Effect Works
Promoting Renewable Energy
Commencing Use of Renewable Energy at Marunouchi Building and Otemon Tower-ENEOS Building
Mitsubishi Estate concluded an electricity supply agreement with ENEOS Corporation in March 2020 for the supply of electricity derived from renewable energy at the Marunouchi Building and the Otemon Tower-ENEOS Building. Beginning April 1, approximately 60% of the electricity at the Marunouchi Building and approximately 40% of the electricity at the Otemon Tower-ENEOS Building was derived from renewable energy.
Derived from wood biomass and generated by Kawasaki Biomass Electric Power Co., Ltd., the clean electricity meets international standards, including Science Based Targets (SBT) and RE100, in addition to Japan's framework (Energy Conservation Law) as electricity with a CO2 emission coefficient of zero. Mitsubishi Estate expects a total reduction in CO2 of approximately 10,000t/year for the two buildings combined.
Utilization of this electricity is an initiative for the realization of Key Theme 1 "Environment: Sustainable urban development that proactively addresses climate change and environmental issues" under The Mitsubishi Estate Group 2030 Goals for SDGs and for the achievement of the Group's targets aligned with SBTs (gained SBT initiative approval in April 2019) and RE100 (joined January 31, 2020) requirements. It is positioned as an effort to provide a solution for the current social issues with the aim of realizing a sustainable world.
Promoting Use of Renewable Energy at Premium Outlets®
Shisui Premium Outlet's carport-type solar power generator for captive consumption
Mitsubishi Estate • Simon, which operates Premium Outlets®, is working to develop facilities with an awareness of energy conservation. In February 2016, the company introduced carport-type solar power generators for captive consumption with generating capacity of 1 megawatt at its Ami Premium Outlet. This was followed by the installation of the same kind of facility at the Shisui Premium Outlet in December 2017.
The company also started purchasing green energy certificates in April 2016, as part of its initiative to contribute to more widespread use and expansion of renewable energy.
Using Natural Energy
The Yokohama wind power generating facility
In fiscal 2002, Mitsubishi Estate commissioned Japan Natural Energy Company to provide it with renewable energy. From April 2017, it also commissioned 1.14 million kWh of natural energy per year from the same company. Furthermore, Mitsubishi Estate has been a Y-Green Partner since April 2007, helping to popularize natural energy through its cooperation with Yokohama's wind power generating project.
Investment in Venture Company Aimed at Commercialization of New Hydrogen Energy
Mitsubishi Estate has been promoting the development of low-carbon cities through the development and operation of buildings with high energy-saving performance and district heating and cooling projects. Moving forward, we believe that in order to achieve the CO2 emissions reduction targets for the entire Mitsubishi Estate Group and realize an even lower carbon society, it is necessary to expand the use of green energy that does not emit CO2 in addition to the energy-saving initiatives implemented so far.
Therefore, in January 2019, Mitsubishi Estate invested in Clean Planet Inc., a venture company involved in pioneering innovation in the energy sector. Clean Planet has developed a new hydrogen energy technology, in which the energy output per unit of hydrogen is far greater than conventional hydrogen energy. Mitsubishi Estate and Clean Planet will work together to commercialize new hydrogen energy with a goal of reducing the cost of electricity to one tenth of the current level. We will contribute to creating the foundation for the sustainable decarbonized society set out in the Paris Accord by expanding the use of this clean new hydrogen energy worldwide.
Contributing to environment- and people-friendly urban development through high-efficiency clean energy
TOKYO TORCH (Tokyo Tokiwabashi Project) to Acquire SITES® Certification
For TOKYO TORCH (Tokyo Tokiwabashi Project) Building A, a project scheduled for completion in 2021, the Mitsubishi Estate Group has acquired SITES®*1 preliminary certification with the first gold rating for a city center complex building development project in Japan. This gold rating is in recognition of various steps taken to reduce the environmental impact in the water garden planned for construction along the Nihonbashi River adjacent to Tokiwabashi Tower (Building A) and the 3,000-square meter plaza developed in advance in the center of the project site. The Group has also pushed to acquire other environmental certifications, including DBJ Green Building certification (five stars in self-evaluation, a ranking that certifies a building exhibiting the highest level of environmental and social awareness in Japan), Social and Environmental Green Evaluation System (SEGES) certification, and Association for Business Innovation in Harmony with Nature and Community's ABINC certification.
- Sustainable Sites Initiative (SITES®): a rating system administered by Green Business Certification Inc.™ (GBCI®) (USA) to certify projects with sustainable landscapes. Projects are evaluated from the three perspectives of design (conservation of water resources, soil and plantings, and human health and well-being), construction (material recycling and protection of the air environment during construction), and operation (management plan and explanations to users).
A rendering of TOKYO TORCH overall at the time of its opening as seen from the Marunouchi side of JR Tokyo Station
A rendering of Tokiwabashi Tower (Building A) as seen from southeast of the project site
A rendering of the plaza as seen from southwest of the project site
Working Together with Tenants
Organizing Global Warning Prevention Council Meetings
Mitsubishi Estate has been organizing yearly Global Warming Prevention Council meetings since 2008, collaborating with the tenants in its buildings. The Council meetings are convened for an explanation of CO2 emission reduction and energy-saving initiatives, based on the Tokyo Metropolitan Environmental Security Ordinance and the Energy Saving Act, and to provide updates on their progress. Mitsubishi Estate will continue this initiative to provide tenants with information on energy-saving activities underway in the building, their concrete reduction targets, and energy-saving methods that can thereby promote energy-saving activities together with its tenants.
Publication of the Sustainability Guide
Since fiscal 2019, Mitsubishi Estate and Japan Real Estate Asset Management have jointly published the Sustainability Guide, which is distributed to office tenants with support from Mitsubishi Jisho Property Management.
In order to realize the sustainable urban development and contribution to the SDGs set out by the Mitsubishi Estate Group, it is necessary to collaborate with all stakeholders involved in urban development and build cooperative relationships. The guide will primarily be utilized as a communication tool for promoting collaboration with office tenants to help facilitate a sustainable world.
- Main Topics
- Sustainability Guide Vol.1 (published 2019) : New office spaces and workstyle reform
- Sustainability Guide Vol.2 (published 2021) : What an office should be like in the "new normal" era・Recycling waste
Green Lease Program Benefits Both Owners and Tenants
Japan Real Estate Asset Management (JRE-AM), which provides asset management services for Japan Real Estate Investment (JRE), has been actively promoting renovations of equipment in building stock aimed at reducing environmental impact. Its aim is to build a portfolio that is highly rated by tenants and investors that prioritize environmental performance of buildings.
In general, building owners are reluctant to introduce environmental equipment renovations because they do not necessarily produce economic benefits commensurate with the investment. In these circumstances, JRE-AM has introduced a Green Lease Program under which a portion of the reduction in energy usage fees received by tenants is returned to building owners for a certain period. Taking advantage of the program, the company has been progressively converting lighting in tenant use areas to LED. This also has the advantage of dramatically reducing electricity fees for tenants, creating a "win-win" benefit for both tenants and building owners.
By expanding the Green Lease Program, JRE-AM will continue to provide value-added, environmentally-friendly real estate that contributes to reduction.
Establishing New Green Lease Clause
In order to promote energy conservation in collaboration with tenants, Mitsubishi Estate has established a new green lease clause in its lease agreement template.
See the following for the percentages of agreements based on the green lease clause.
Promoting Energy Saving
Installation of Hybrid Power Generation System at Marunouchi Building Reducing CO2 Emissions Approximately 50%
In March 2019, Mitsubishi Estate installed a new power system at the Marunouchi Building. Developed by Mitsubishi Power, Ltd. (former Mitsubishi Hitachi Power Systems, Ltd.), it is a pressurized hybrid power generation system integrating a solid oxide fuel cell (SOFC) with a micro gas turbine (MGT). Instead of burning fuel, the SOFC generates electricity from the chemical reaction between oxygen in the air and hydrogen and carbon monoxide extracted from the fuel. It is a clean and high-efficiency system, as it reduces CO2 emissions by approximately 50% compared with conventional purchased electricity. It is a decentralized cogeneration system that contributes to energy conservation and minimizing environmental impact, thus helping to realize a society with a low carbon footprint.
Marunouchi Building and Otemachi Park Building Begin Using Japan's First Carbon Neutral City Gas
The Marunouchi Building and Otemachi Park Building began using carbon neutral city gas in March 2020, the first of its kind in Japan. The carbon neutral city gas derives from carbon neutral LNG purchased by Tokyo Gas from Shell Group with Shell Group's carbon credits used to offset the CO2 emissions generated in all processes from exploration to use as fuel.
The carbon neutral city gas is being used in the hybrid power generation system installed in the Marunouchi Building in March 2019 and the gas co-generation system in the district heating and cooling plant in the Otemachi Park Building. As a result, significant reductions in CO2 emissions have been achieved.
Aerotech Central Air Conditioning System, Solar Power (2.16kW), and HEMS Included as Standard Features in 2×4 Custom-built Homes
Mitsubishi Estate Home installs the Aerotech central air conditioning system, the Home Energy Management System (HEMS), which manages information on energy and the home, and a solar power system (2.16kW) as standard features in its 2×4 custom-built homes*1 to reduce the environmental impact.
The combination of Aerotech, which reduces energy consumption via the industry's most efficient air conditioning and heating; and HEMS, which improves the efficiency of air conditioning and heating operations, results in extremely low air conditioning and heating energy consumption. Compared to a house that is heated and cooled with air conditioning with individual heat pumps, annual CO2 emissions can be reduced by about 900kg. In addition, the energy generated annually by the solar power system (equivalent to about 2,500kWh*2) means that yearly energy consumption for air conditioning and heating (equivalent to about 2,100kWh*2) is essentially zero.
In addition, these standard features make it easy to achieve a net zero energy house (ZEH)*3, in line with the government's policy that aims to make all new standard homes ZEH by 2020.
The company will continue to provide homes that are environmentally-friendly and which also help household finances.
- Some homes not included in this program
- Figures are simulations by Mitsubishi Estate Home assuming an approximately 150 square meters model plan (as of January 2020).
- Houses that achieve both near-zero or less net energy consumption per year and a comfortable indoor environment at the same time.
Zuttomo Solar for Aerotech—Solar Power Generation Provided Free of Charge
Starting October 2019, Mitsubishi Estate Home in collaboration with a service provider began offering Zuttomo Solar for Aerotech, a service that provides free installation of solar power generation equipment for customers who purchase a detached custom-built home.
In line with government policy that aims to make 50% of all new homes built in 2020 net zero energy houses (ZEH) as part of measures to fight global warming, this project aims to make ZEH widespread, reduce customer utility costs, and provide emergency energy supply in case of disasters. When paired with a unique Mitsubishi Estate Home Aerotech central air conditioning system, this service creates a comfortable, healthy living environment and an energy-efficient home.
Through this business, Mitsubishi Estate Home looks to promote the spread of ZEH, help customers create energy-efficient homes, and contribute to the global environment.
Combining Energy Saving and Energy Creation to
Enable Sustainable Living
The First ZEH-M Ready Feature for The Parkhouse Brand
As part of the Mitsubishi Estate Group initiative for sustainable urban development that proactively addresses climate change and environmental issues, Mitsubishi Estate Residence and Kintetsu Real Estate Co., Ltd. are adopting the ZEH-M Ready feature at The Parkhouse Shin-Urayasu Marine Villa residences which are scheduled to go on sale in late November 2020. This is the first time the feature will be offered at The Parkhouse residences.
Net zero energy housing (ZEH) is a type of residence that aims to offset its annual primary energy*1 expenditure and graded standards have been set for reduction of primary energy consumption. The property has been evaluated by a third-party as reducing primary energy consumption by 50% by enhancing the energy saving performance of the building and employing energy-creating equipment such as solar power generation, etc., to generate its own electricity.
This property meets the ZEH-M Ready standard thanks to a new energy management system developed in collaboration with Mitsubishi Estate Residence, Kintetsu Real Estate, Mitsubishi Electric Corporation, and the Kansai Electric Power Group (Next Power Company). The system combines (1) thermal insulation performance that meets the ZEH standard, (2) heat pump-type water heater group control system for effective use of solar power generation inside the building, (3) and a power supply framework that efficiently distributes solar power to each unit via a building-wide shared solar power generation and supply network. All of this reduces annual utility costs by approximately 38%*2 in each unit and savings of approximately 100,000 yen annually per unit.
This new style of environmentally-conscious condominium that combines energy saving and energy creation delivers environmentally-friendly, comfortable, and sustainable living.
- Primary energy refers to petroleum, natural gas, sunlight, and other naturally-derived energy sources. Primary energy consumption is calculated based on heating and cooling, ventilation, lighting, hot water supply, and five other categories.
- According to Next Power Company research.
A full-scale artist rendering of the project
Obtaining Low-Carbon Building Certification for Condominiums
The Parkhouse Futakotamagawa Midori no Mori / Photo of exterior
The Parkhouse OIKOS Mikunigaoka / CG image of expected exterior when complete
Mitsubishi Estate Residence began offering The Parkhouse Futakotamagawa Midori no Mori in Setagaya-ku, Tokyo in fiscal 2017, and The Parkhouse OIKOS Mikunigaoka in Sakai, Osaka in fiscal 2018, condominiums certified as "low-carbon buildings."* All Futakotamagawa Midori no Mori condominium units are fitted with a central air-conditioning system known as Condominium Aerotech which maintains a comfortable temperature throughout the unit while OIKOS Mikunigaoka has installed ENE-FARM type S residential fuel cells. The adoption of these and multiple other cutting-edge environmental technologies are part of the company's efforts to make a low-carbon society a reality.
- A system of certifications based on Japan's Law on the Promotion of Low-Carbon Cities given by government authorities to buildings in their jurisdiction which take extensive measures to reduce their carbon footprint.
Diverse Initiatives to Improve Environmental Performance of Condominiums
Mitsubishi Estate Residence employs the Five Eyes process to ensure the quality of its residences. Eco Eyes is one of the five. The company uses various creative approaches to support eco-friendly, affordable lifestyles.
1. Soleco power systems save electricity and money
Soleco is an environmental system that balances environmental friendliness with affordability by reducing electricity costs for condominium units and shared areas. This is achieved by combining high-voltage collective power systems with solar power systems in condominiums.
2. Various techniques enhance insulation effectiveness
Mitsubishi Estate Residence uses a range of techniques to enhance insulation effectiveness, such as applying external and internal insulation, taking measures to prevent dew condensation and using multi-layered glass. In line with the 2013 energy conservation standards for residences that went into full effect on April 1, 2015, the company aims to earn insulation performance level 4 and primary energy consumption level 4 for all the residences for which it makes application for building confirmation thereafter.
In fiscal 2016, The Parkhouse Futakotamagawa Midori no Mori and The Parkhouse OIKOS Mikunigaoka were both certified as low-carbon buildings under Japan's Law on the Promotion of Low-Carbon Cities.
3. Highly efficient devices save energy
In the condominiums sold by Mitsubishi Estate Residence, high-efficiency equipment is adopted, such as shower heads that conserve hot water, faucets that conserve hot water, bathtubs that retain heat, and toilets that conserve water. This contributes to the creation of a pleasant lifestyle that takes both the environment and economy into account.
Using ENE-FARM as a Standard Feature in All The Parkhouse Stage Detached Houses
Mitsubishi Estate Residence's The Parkhouse Stage series of detached houses have used ENE-FARM residential fuel cells as a standard feature*1 in all homes in the area supplied by Tokyo Gas or Keiyo Gas from the design stage which began in November 2017. ENE-FARM is a distributed energy system that is gentle on the global environment because it saves energy, cuts down on CO2 emissions and limits maximum power consumption.
ENE-FARM produces electricity by causing hydrogen taken from municipal gas supplies to react with oxygen in the air. The electrical power generated is used by households and the heat generated in the process is used to supply hot water. Since the electricity is used in the same place where it is produced, there are no supply losses. The heat generated while making the energy is also used without any waste, so it is a highly environmentally-friendly system.
ENE-FARM is equipped with a continued power generating function that operates even during power outages.*2 In the unlikely event of a power outage, it provides electrical energy to power lights and communication devices through a custom outlet. Hot water and heating connected to ENE-FARM can be used as well. Furthermore, when there is a water outage or a disaster, water can be drawn from the hot water tank and used for non-drinking purposes.
To create homes that are kind to the global environment, the company will continue to actively encourage the adoption of environmentally-friendly home equipment and devices in the future as well.
- Excludes areas not served by Tokyo Gas or Keiyo Gas.
- For ENE-FARM to produce energy during a power outage, ENE-FARM must already be producing electricity when the power outage occurs and the municipal gas and water utilities must still be supplied.
Exterior of The Parkhouse Stage Higashitotsuka using ENE-FARM for all homes
Initiatives proposed by the Architectural Design and Engineering Group; Environmental Architecture of Sharing Wellness and Happiness / Net Zero Energy Building (ZEB)
Mitsubishi Jisho Sekkei has defined "Environmental architecture" as architecture that allows residents and users to share wellness and happiness to offer high added value architectural design. it aims to be environmentally conscious, provide comfort, promote wellness, and deliver personal design for higher productivity. This new concept delivers the design of comprehensive environmental where interactions among people create new and diverse values.
ZEB Initiatives—Achieving both Net Zero Energy Building and Comfort
In addition to improving "energy efficiency" toward ZEB, we are introducing a variety of environmentally friendly technologies in large-scale buildings with the aim of creating a highly comfortable working environment that provides diverse work styles and worker preferences. These technologies have been introduced through the development of new systems, the experimental stage, and the demonstration stage in small and medium-sized buildings, and we are working on the design of tenant office buildings with next-generation energy efficiency and comfort based on simulations and actual measurements.
Publishing the Tokyo Metropolitan Environmental Security Ordinance Report on Measures against Global Warming
Please click below to view Mitsubishi Estate's Report on Measures against Global Warming.
Taking Measures for a Net Zero Energy Building (ZEB) at Miyako Shimojishima Airport Terminal in Okinawa
Opened in March 2019, the Miyako Shimojishima Airport terminal is Japan's first-ever airport terminal that has earned a Net Zero Energy Building (ZEB) rating. The Group has incorporated a range of sustainable, energy-saving measures. It was designed based on a plan that will make primary energy consumption around 68% less than a comparable structure built to the national standard, and for which the project was accredited with the ZEB Ready rating by the Agency for Natural Resources and Energy of Japan's Ministry of Economy, Trade and Industry. It has also earned the highest ranking of the Building-housing Energy-efficiency Labeling System (BELS), and is the first airport terminal in Japan to actively adopt CLT* as a structural material for its roof.