Introduction The main objective of the sustainable development is to enable the all the human to satisfy their basic

needs and enjoy the happy life without compromising the quality of life of the future generations. In addition, sustainability can explain being able to continue indefinitely by minimizing environmental and social impacts and ensuring financial stability (Business link, 2011). Sustainably developed building is the one that is cost effective, environmentally responsible and healthy comfort place to live and work in and thereby contributing to sustainability. These buildings are ensuring that low energy consumed, waste is minimized. Hence, the building resulting in the lowest operating and life cycle cost. Non domestic buildings such as officers, schools, hospitals etc have been identified contributing of about 18% of UKs CO2 emission come from energy used (UKGBC, 2011). Clearly, this is a lavishly important sector to tackle to achieve our climate change targets. UK businesses including our organization are paying more energy bills every year. The amount approximately pound 1.6 billion. Energy efficiency measure will help to cut these bills by 15% (Carbon Trust, 2011). Developing our business more sustainably would help us mitigate our costs, improve our reputation, mitigate risk and introduce new business opportunities. In addition, supporting the environment and society at ample, becoming more sustainable straight out benefits the financial achievement of our business.

The business case Corporate strategy Vision The top management of our organization would be interested, cost reduction related to internal criteria, more market share, more profits, longer product life, improved high environmental performance and enhanced corporate reputation. By doing our business more sustainably, green growth would lead directly to business growth. Hence the sustainability will be equal to the profitability. Business Strategy

To deliver the out put Corporate Responsibilities (CR) The CR of our organization can be explained as Achieving commercial success in way that honour ethical values and respect peoples, communities, and the natural environment (MITIE, 2010) How important is CR to our organizations Sustainable profitable growth? Our organisation is more responsible business in the industry. Hence we need to take all of our stakeholders to proof that we do our jobs satisfactory. As well as need them to join with us as clients, shareholders, or as members of the group. Organization has to ensure that we have a bright long term future. Sustainable business (Green growth benefits) Our organization can achieve benefits in many ways from green growth. These range from ensure reduce our operating cost, increase our sales and develop new income streams, strengthen our reputation and loyalty of the customers, comply with standard and regulations and improve employees engagement. Our major CR targets This year we are moving towards more CR objectives. This will help to operating a really sustainable business. Implemented carbon cutback is schedule to reduce our environmental affect across the building and over 3 years period aim to energy utilization by 15%. Reduce of fuel utilization by 10% for this will need improving behavioural charges and it has to observe at least over 12 months. Increase our recycle of waste to 80%. Commercial benefit from CR Our organization CR strategy is deliberately planed to hand over complementary CR initiatives that upgrade commercial relationships. This sustainable delivery will make profitable growth and add values to our day to day operations. Our organization also involved in climate change as about 25% of our business is related to carbon management and reductions. Hence, our business can provide more support to as their journey to managing as low carbon business.

CR Policies

Certainly, that all our long-standing responsibilities are incorporated into policies and procedures. This is more important factor to our stakeholders. CR policy has established our commitments to realize and maintain our CR objectives. In addition, provides the structure for the advancement and execution of CR related activities within the organization. Further CR activities can explain in five main areas. They are health and safety, people, service delivery, environment, and community. People People with passion epitomizes is our initiation to business. This is a hart of our thinking to provide more opportunities and its right environment for our staff to realize their full potential. Organizations employees are truly are our highest assets. In addition, they are our most valuable resources. Health and safety Responsibility of health and safety has taken as serious issue of our organization maintaining of safe and healthy work force is more important. We are giving more priority to improve our safety performance. In addition, we operate suitable management system and controls. As well as provide extensive training programs throughout the organization. This will help to control the key risk. Community Our organization always support to the communities. This support can be offering in various ways, such as financial support, sponsorship to some charities and causes. Service & delivery Our organization committed to upgrade CR with its clients and consequential supply chain partners. Developing and maintaining reciprocally beneficial relationship with all our organization commercial stakeholders, enticing with responsible business practice. Hence, we can deliver excellent levels of service. Environment The environmental plays a main active role in over CR strategy. Electricity, transport emission, gas and water consumption and waste creation are the carbon associated key impacts and effected to our environmental measures. In addition, carbon reduction will reduce our own conflicts on the environment and enable each of our people to make a variation. Our waste management and energy experts have also advised innovative response to ensure our clients stay fully acquiescent with all the newest environmental legislation and save money.

Facility management Strategy and polices Strategic FM is currently can be seen as a more driver of a business efficiency and a strategic encourager in an organization (RICS, 2011) Hence, varies FM strategy should support the business needs of an organization. As well as the strategy can provide true commercial results as well as ensuring compliance, hence protecting the organization. The FM current business strategy can be summarised as the vision is values, mission is purpose and the strategies are approaches. All decision should be large and small within that frame. The traditional view of the FM function is to fix things that break, keep things from looking good and do what so ever it takes. (All business, 2011) In addition strategic role of FM in business performance are the maximizing business efficiency in the affair of FM strategy can be included. Sustainable issue and office buildings Sustainability issues for our office are material and resources use, health related issues, embodied energy issues. Transport related emissions from building uses, also can be included. In addition other issues are operation and maintenance energy and water consumptions. Habit destruction, urban salinity and loss of eco systems are also considerable impact related to the built environment. While Fisk & Rosenfeld (1998) explained the economical and social benefits of Environmentally Sustainable Design (ESD), a major proportion of the research has aimed specifically on the technical path to reduce CO2 emission. Greening our business is a right way to reducing our overheads, (CTG039, 2011 page.4) In addition energy saving project with provide additional benefits some of which could even have significant monetary value in their own right. (CTV 039, 2009 P.6.) As well as non financial benefits also can be identified. Hence, unexpected extra benefits of the energy projects have been tackled. Our organization need to improve sustainable action plan first and that should contained strategies. These strategies can explained in five major areas. These areas identified as energy efficiency, building ecology, waste and resource management, air water and landscape and managerial and human factors. The building fabric or envelop and its effect directly involved to energy efficiency. Building envelop covered the walls, floors, roofs, ceilings, doors & windows of a building. In addition, the material they are made of should include. It plays important section to determine to energy efficient effect of the building. The insulation systems of our building fabric are very poor. Other major issue of the building is no vestibules for external doors and they are manual operated. More heat losses occurring through external doors may be left open unnecessarily. All windows are consisting with single plain metal windows. But they dont have good thermal breakers. Draught proofing windows avert heat loss. (Business link, 2011). As well as make office more comfortable for the staff and all. Hence all are losing considerable

amount of heat and its costly to us. Office inside suffer from getting high temperature during summer period. In addition to that this affect of the comfort and moral to the officers who worked in the office, often reducing productivity. Final result is wasting the significant amount of money. In the UK lighting consumption approximately 20% of all electricity generated. (Display lighting, 2010). This amount can calculated the significant proportion of businesss utility bill and CO2 emissions. The quality of lightings is associated equipment and how it is used; the key factors that impact on the energy consumption in lighting. (Carbon trust Display lighting 2010) According to little air, 1990 use of artificial lighting within the building faade consumes up to 60% of the total energy utility within commercial building. Hence main thing is optimizing use of daylight in our office building, can make noticeable significant differences to energy consumption and monthly utility bills. Extra lighting, unwanted lighting, poor maintaining, poor controlling, unnecessary usage are the main issues of our office building lighting. In addition poor behavior of staff will effect to make some issues. In addition, over designing of the light, non use of proper florescent tubes and energy saving bulbs are the other major impact related to lighting. Especially standard (tungsten) light bulbs, T12 florescent tubes, flood light lamps (filament or tungsten) halogen, main voltage reflected lamps, florescent fitting with 2 ft 40 w/ 8 ft 125 lamp and florescent fittings with Opel diffuses etc are the other issues.

The major factor to be consider is awareness and attitude of the

Implementation Our organisation reduction solutions guide issues with practical suggestion on ways we will be reduce to our energy reduction and carbon foot print. May these suggestions are the providing of ideas where the savings could be made. All suggestions are the reducing of money and emissions. With the implementation of an energy and carbon management plan reduction of up to 50% can be won. Behavioural changers are the major factor to be considered and its alone can save up to 20% of our organisations carbon emission and energy savings. There is no initial investment, should pay time to promote new policies, train and encourage the office staff buy in. Behavioural changers improvements and suggestions of our organisation are; Office Equipments Need to implement a TURN IT OFF policy.

Make sure all office staff turn off their PCs at off times and away from their desks for significant periods through out the day. Its help to saves electricity bill as well as life time of computers hard disk (Good Practice Guide 133, 1994) Affirm that shared equipment such as photocopy machines, all printers, scanners are switched off when staffs are out of the office at the end of the day, holydays and weekends. Ensure drinking machines, water coolers are turned off overnight and off days. Introduced timers and fitted them to affirm power is returned to prior office working hours to re function the machines. Office lighting Ensure that lights are turned off back of house rooms, meeting rooms and pantries when they are not use. All light turned off over the weekends, holydays and daily night when staff is not in the office. Improving of this good habit of the staff can help to save of an average 20 % of lighting cost of the organization (Carbon Footprint, 2009). Make use of more daylights when possible. It could make to reduce an average 19% of energy cost (Carbon Footprint, 2009) if natural light used effectively. Use window blinds only to straight the light to avert glare rather than blocking light absolutely. Replacing of our office filament type light bulbs together with energy saving lights; can help to make saving 75% of energy cost.

Heating and cooling Use natural ventilation when ever possible by opening external window. It can be reduced energy cost. Maintain our thermostat to engage air-conditioning at 240 C.During the winter season maintain heating temperature at 19-200 C. Reducing the temperature of a room by 10C can be saved heating cost as much as 10% (Good practice Guide-133, 1994). Discourage the staff to use of supplementary heaters. They must not to be switch on the heaters if internal temperature is satisfied. Affirm the internal doors always to be kept closed where areas occurring of different temperatures. Check the external doors and windows closed before start the space heating. Do not block radiators and heaters by keeping furniture.

Doing regular services and continuous cheeking of boilers, air-conditions can be expected the system are working as efficiently as possible. Travelling Need to promote use public transport services including trains to office staff travels and some necessity trips for business purposes too. This is not only for carbon emission be saved, but also work time too. Must consider the necessity for business travel and try to manage the meetings by telephone or web conference as an alternative method. If need to use car travels due to the remote destinations offer a car share with others who may be using the same journey. Minimum no of travels should be considered when distribute the materials to sites at remote and far destinations. In addition need to share this delivery with other sites at same area. Use the opportunities for promoting greener community such as shuttle bus or pick up servicers from train stations, car share database, and company bike schemes. Promoting staff to use eco-driving techniques and make sure vehicles are maintained regularly. Hence could manage to save considerable amount of CO2 per year per vehicle (Carbon Footprint, 2009).

Material Resources Consumption Try to operate paper less office as much as possible. Think two times before print, only print where necessary. Affirm the printers have a duplex and promote staff to print broth side print and rapid draft where possible. Introduced recycling facilities and encourage reuse, reduce and recycling to all staff members. When ordering, need to do order supplies in bulk as far as possible and it helps to reduce delivery emissions. Water consumption Need to do reduce the pressure on hot water taps. Pressure reduction can reduce considerable wastage. In addition repair water leaks through taps. Checks the hand basing have plugged and chain

Fixed save a flush bags in toilet cistern. Do not heats more water unnecessarily; fill the kettle with your requirement. Maintain temperature of hot water as acceptable level to use. Accepted standards are 500 C to hand washing or less and 550 C to washing utensils (Good practice guide 133, 1994). Processes and policy changes
To improve behaviour change, FM recommends appraising internal processes and policies to more ever instil carbon reduction and energy savings throughout the organisation. Introduce turn of policy to all lighting and electrical equipment. Travel and purchasing policies can introduce in sequence for setting guidelines to travel requirement and according to sustainable procurement guidelines. Monitoring utility bills, tour claims on monthly basis to allow extreme use of anomalies to be recognized and action upon. Follow sustainable procurement. Inquire suppliers for their green qualifications during the tendering stage. Try to find local suppliers where possible hence, delivery mileage can be reduced. Procure sustainable or recycled products where possible. In addition make sure suppliers use negligible packaging and if they need to do, ensure it is recycled or recyclable packaging. Most important thing is consider greening our organisations vehicle fleet. As an option, can introduce low carbon vehicles for regular office use. As well as, promote staff with intensives for adoption greener company vehicles. Internal change management is most important point to be considered. Structure an internal action team should be consisting of members from all levels and departments of our organisation. Appoint Energy champions to encourage energy saving point amongst peer level. In addition offered regular in-house communications through a range of media affirming feedback is given. These results distinguished to create a constrictive feed back loop. Installation of Retrofit Technologies