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HealthyGREENworkplaces High-performance green buildings are energy-efﬁcient, conserve water, provide a healthy indoor environment and improve the productivity of occupants

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Screen Advertising Agents Reel Cinemas, Dubai Mall

Jamila K. Qadir

ITH DUBAI’S increasing power consumption, the incorporation of clean and renewable energy in buildings will reduce the dependence on the grid and consequently decrease carbon dioxide emission, industry observers say. According to the Ministry of Economy and Commerce, some 70 per cent of power in Dubai is consumed by commercial and residential buildings. High-performance green buildings are the solution for energy-efﬁcient construction, conservation of water, creation of a healthy indoor environment and improvement in the productivity of occupants. A closer look would reveal that the green building concept is important because it also provides indoor environmental quality (IEQ), notably indoor air quality (IAQ). The US Environmental Protection Agency (EPA) has estimated that the US spends huge amounts as direct medical costs attributable to IAQ. Considering the intensive volume of cooling load the Gulf and particularly the UAE use to keep buildings cool, IAQ becomes a vital issue in ensuring that healthy environments are maintained at the highest levels. This is the reason why the need for sustainability in the UAE is crucial. Two years ago, His Highness Shaikh Mohammed bin Rashid Al Maktoum, Vice-president and Prime Minister of the UAE and Ruler of Dubai, issued a

new resolution on the implementation of green building specifications and standards in the Emirate of Dubai. Effective from January 2008, under the new resolution, owners of all residential and commercial buildings and properties in Dubai were to comply with internationally recognised environmentally friendly specifications. Building sustainability can be accessed through the Leadership in Energy and Environmental Design (LEED) rating system. Developed by USA Green Building Council (USGBC), LEED is a voluntary, consensus-based national rating system for developing high-performance, sustainable buildings. It addresses all building types and emphasises state-of-the-art strategies for sustainable site development, water savings, energy efficiency, materials and resources selection and indoor environmental quality. LEED is a certification system that deals with the environmental performance of buildings based on overall characteristics of the project. LEED certification lowers a home’s environmental impact. The Emirates Green Building Council (EGBC), working in conjunction with the USGBC, has been developing a modified version of LEED for use in the UAE environment. Considering UAE-specific factors like water scarcity and severity of climate, the EGBC is currently in the process of devising a Building Sustainability Assessment Tool (BSAT) that, once fin• TURN TO PAGE VI

The Emirates Green Building Council, working in conjunction with the USGBC, has been developing a modiﬁed version of LEED for use in the UAE environment

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III

HIGHLIGHTS OF GREENING THE EXISTING DUBAI CHAMBER BUILDING WATER SAVING — ESTIMATED 77 PER CENT REDUCTION 1.

Installation of plc-based control system and infrared detectors for urinal flushing linked to lighting system saving 42,000 litres a day* Installation of automatic faucets with infrared sensors, allowing water to run only when required saving 1,000 litres a day* Installation of air-cooled chillers to eliminate the need for water for cooling and reducing waste water substantially savings 50m a day* Collection of condensed water from air handling units since 2004 to use for the fountain saving 0.85 million litres a year* Utilisation of TSE or grey water for gardening applications and soon for the toilet system Reduced flushing volumes from flush fixtures from 11 litres to 4.5 litres per flush* Installation of aerated water flow fixtures on taps reducing water flow by 40 per cent* 3

Environment-friendly touch Dubai Chamber shows the way by greening existing buildings. Its head office in Deira is a spectacularly designed glass facade high-rise building, the first LEED certified existing building in the Arab World

5. 6. 7.

ENERGY SAVING — ESTIMATED 47 PER CENT REDUCTION 1.

Optimising of lift weighting loads since 2003 to reduce energy consumption by 20 per cent* 2. Installation of lighting sensors in 2009-2010 to a significant reduction in consumption 3. Optimisation of chiller operating loads leading to permanent shutdown of five of the eight chillers 4. Installation of temperature sensors reducing cooling loads by maintaining comfortable temperatures (27 degrees during nonoperational hours and 22 degrees during working hours) 5. Installation of CO2 sensors and a variable air flow system to reduce consumption* 6. Building envelope and roof insulation that conform to ASHRAE 2004 standards for thermal transmittance, solar heat reflectance and solar heat absorption properties 7. Adoption of an energy management code of practice 8. Reduction of lighting load from 72 watts to 56 watts, leading to a 22 per cent reduction in energy consumption 9. Use of LED low mercury globes that use 25 per cent less energy and last up to 10 times longer 10. Installation of web interface for lighting and airconditioning control from workstations 11. Insulation of chiller water line using glass wool compliant with ASHRAE 2004 and reduction in chilled water circulation requirements leading to savings of 100,000 kWh/yr

FROM THE outside, Dubai Chamber’s 18-storey head ofﬁce looks much like most other modern buildings we have become used to in the Middle East. It is a spectacularly designed glass facade high rise building, which one would expect to consume vast amounts of water and energy while producing signiﬁcant waste. Not so, as we discovered on a recent visit to this iconic 15-year-old building by the Deira Creek, which is actually one of the greenest highrises in the Middle East.

Eng. Hamad Buamim

The people behind the success of the ‘Green Initiative’

Recently, it became the first LEED certified existing building in the Arab World and one of only four outside of North America. Eng. Hamad Buamim, Director-General of Dubai Chamber, explains the significance of this achievement: “This LEED certification for existing buildings is another first for Dubai and affirms our determination and commitment towards supporting Dubai’s green aspirations and the strategic visions of our leaders for environmental sustainability and international best practices. In the process we have demonstrated that environmental responsibility is precious for business, it saves money, enhances efficiency, and demonstrates righteous citizenship.” So we stepped inside to learn more from Dubai Chamber’s green building team, some of whom have worked hard on greening this building over a decade. Jagath Gunawardena, Dubai Chamber’s Senior Manager, Projects and Business Development, explains: “We actually started on energy and water initiatives back in 1997. It wasn’t fashionable at the time, but I have always understood the need to use resources wisely and thankfully in my role as chief engineer I was able to experiment and make significant improvements to our building’s performance.” There were a number of water and energy-efficiency initiatives undertaken, many of which were firsts for the region. Dubai

Chamber’s CSR Manager Annelies Hodge, explains further. “We pioneered many green building initiatives, such as capturing the humidity through our air-conditioning systems as condensate water to use in our fountain and toilet systems saving 850,000 litres of water a year, adjusting lift weighting loads to decrease energy consumption by 20 per cent, reusing grey water for landscaping and toilet systems, and providing VIP parking for staff and free valet parking for visitors using fuel-efficient vehicles.” The good news is that many of these improvements have been made at little or no cost. At the same time, the enhanced efficiencies have led to significant cost reductions, providing a strong business case for greening all buildings as Mohammed Mahgoub, Director of Administration, elaborates: “Dubai Chamber has succeeded in reducing water and energy consumption by approximately 77 per cent and 47 per cent respectively between 1998 and 2008, leading to significant carbon emission reductions and accumulated savings of around Dh7.1 million. In doing so we have demonstrated that an old construction in the Middle East can be made much more efficient and environmentally friendly without significant investments, thereby reducing costs and enhancing revenue.” While Dubai Chamber focused mainly

OTHER on water and electricity conservation initiatives from 1998 to 2008, over the last few years it has intiated a number of improvements in other areas too. Abdullah Darwish, Administration Executive, elaborates: “We began focusing on waste management and recycling, and in 2008 we decided to extend our efforts to include green transport and purchasing, while applying the internationally recognised green building certiﬁcation LEED.” The original intent of applying for LEED certiﬁcation was to demonstrate that Dubai Chamber had greened its building, a stamp

Dubai Chamber has succeeded in reducing water and energy consumption by approximately 77 per cent and 47 per cent respectively between 1998 and 2008, leading to signiﬁcant carbon emission reductions and accumulated savings of around Dh7.1 million

of approval on more than 10 years of work. However, as planning of the building’s renovation began, LEED became a useful tool to guide the building’s retrofit too. John Sinthurayen, Building Services Manager, explains: “When planning our renovation, we used the LEED framework to help us apply the latest standards in health, safety and environment. It helped us in selecting furniture, paints, cleaning products and other materials that affect the quality of indoor air. It also helped us understand the importance of items we had not considered, such as separating printing or photocopying areas.” Walking around the newly renovated offices, one certainly senses the high standards that have been set by Dubai Chamber. The air is fresh, the environment bright and healthy, employees have impressive views, ergonomically designed workstations, and easy facilities for waste separation and recycling. You also sense the pride they feel in working in such an environment. Dubai Chamber has demonstrated that a small group of dedicated employees, backed by visionary management, can make a significant difference. Let us hope that this pioneering achievement will encourage other buildings to follow Dubai Chamber’s lead so that they can significantly enhance their environmental performance and save valuable resources too.

Dubai Chamber’s eco-friendly initiatives Jagath Gunawardena, Senior Manager Projects and Business Development, shares his views on Leed Certification What factors, primarily, drove Dubai Chamber of Commerce & Industry’s decision to pursue LEED certification? We have been working on greening our building since 1998 but we chose to become LEED certified in 2007 as part of our commitment towards supporting Dubai’s green aspirations and the strategic vision of our leaders for environmental sustainability and international best practices and creating a better community backed by excellence and a sense of responsibility towards our society and environment. This also comes in line with our strategic objective of promoting Dubai as an international business hub and creating a favourable business environment for the emirate. What are the most notable “green” features of Dubai Chamber of Commerce & Industry building? There are many initiatives including water and energy efficiency, indoor air quality, site use and sustainable trans-

port. However, of special note are the green building initiatives we have been implementing like collection of condensate water from air-conditioning units since 2004, reusing grey water for landscaping and toilet system, providing VIP parking for staff and free valet parking for visitors using fuel-efficient vehicles. What kind of productivity benefits do you expect from the certification? Significant energy and water savings as well as reduced sick leave and more productive staff, who are working in a healthier premise. This initiative has given a boost to the staff morale as it helps them to give their best as well as protect the environment at the same time. The staff response to the greening e-messages, seminars and lectures has been tremendous as they participated in various awareness raising events and brainstormed and gave suggestions while some even brought recycling material from home to participate in the Chamber’s recycling initiative. Who were the members of the LEED certification team? The Chamber LEED certification team comprises in addition to me Mohammed Mahgoub, Director of Adminis-

tration; Annelies Hodge, CSR Manager; Abdullah Darwish, Administration Executive; John Sinthurayen, Building Services Manager; and Eman Qabbany, Protocol and Logistics Executive. What are the other sustainability initiatives that Dubai Chamber is following? About which are you most excited? LEED and green building primarily focus on environmental initiatives. We are also working hard in other areas of sustainability including: Workplace — ensuring high standards of health and safety and excellent working conditions for our staff; Marketplace — working with suppliers and contractors to source and implement the latest standards of health, safety and environment in our business; Community — by encouraging sustainability amongst our members through our Centre for Responsible Business, organising fund-raising events like charity bazaars, blood donation drives etc at the Chamber premises as well as staff engagement in these community development programmes.

Purchasing eco-friendly office furniture (e.g. Herman Miller Aeron Chairs which are 94 per cent recyclable, comprises 62 per cent recycled materials, and made in an ISO 14001/LEED factory) 2. Preventative maintenance practices to avoid breakdown and improve efficiency 3. Provision of VIP parking for staff and free valet parking for guests using energy-efficient vehicles, as well as bicycle and motorcycle parking areas and showering facilities 4. Achieved LEED certification for existing buildings in 2009, one of four outside of USA/ Canada and the first in the Arab World 5. Recognition from various organisations such as the Middle East Business Awards (highly commended for the environment contribution of the year, 2008), Dubai Electricity and Water Authority (two certificates of appreciation, 2009), and Dubai Ports and Customs (winner of the environmental category, 2009) 6. Savings of around 25.9 million units (KwH) of electricity or Dh5.5 million and 41.5 million units (gallons) of water or Dh1.6 million between 1998 and 2008 (i.e. saved approximately Dh7.1 million or over $1.93 million over a decade). This is the equivalent yearly consumption of around 315 UAE households in terms of water and 835 UAE households in terms of electricity* 7. Ensuring that all cleaning and maintenance is done during regular office hours, so that the building can be shut down after hours, thus saving energy, enhancing security, and reducing other costs such as the supervision of staff etc. 8. Green roof compliant with international best practices for emissivity (the white tiles are nonheat absorbing) 9. 91-metre high 18-storey building with 20,000 m of floor space completed in 1995, the UAE’s seventh tallest building at the time, and designed by Nikken Sekkei architects, Japan Our example shows that existing buildings in the Middle East can be greened, which benefits the environment, improves the bottom line and increases building users’ comfort and health. *Please note that while we have done our utmost to ensure the 2

accuracy of these ﬁgures, they are estimations only.

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Sustainable buildings The Dubai museum and the bastakiya buildings with their monumental wind towers are traditional examples of what is now called a green building THE UAE has experienced exceptional growth in the past few years that has resulted in rapid development that warrants an immediate need to plan, design, construct and operate buildings in a sustainable manner that is beneﬁcial while incorporating sustainable measures that can be regionally adaptive into the planning, construction and function of a building. The word “GREEN” when applied to a building or a sustainable development can often be misleading with different perceptions that could divert the real objectives of the core sense of simple integrated sustainable thinking into the planning process by incorporating established and proven engineering standards into the design, choosing eco-friendly materials and construction measures and last but not the least operate and manage the building in a sustainable manner. This process actively considers,

involves and integrates the authorities, developers, the facilities management and the tenant while minimising environmental impact at a local and regional level. LEED and the other international rating systems have not really created a new concept but rather integrated all applicable sustainable measures into a framework or a benchmarking system that awards points based on the number of sustainable measures that have been adapted to plan, design, construct and operate a building as per the respective guidelines that provide a proven and comprehensive approach. “The UAE’s ancient Bedouin dwellings and the old buildings similar to Dubai museum and the bastakiya buildings with their monumental wind towers are true examples of what is now called a green building. Going back in time, these buildings would exceed most rating Khalid Rashed Al Suwadi systems benchmarking beyond the platinum level which is the highest adornment to verify a green building. Today’s living modern example is the Dubai Chamber building that is the ﬁrst existing Green building in the region that we’re proud to have partnered in offering our consulting services since 2007,” says Khalid Rashed Al Suwadi, Chairman of Global Tech. Although several similar local guidelines or rating systems at national and local levels are in the process of being carefully studied and developed for implementation, several local authorities and developers have already adapted and are implementing sustainability measures within their developments.

The drive to have the best of everything and the generous extravagance of the past has in some cases led modern buildings to be overdesigned mainly with regards to the air-conditioning and lighting systems by almost 30 per cent to 50 per cent, with little concern dedicated to water savings. That is all being optimised and changed by incorporating suitable principles that are constantly updated and strictly regulated by several local authorities. The realisation of the importance of inducing facilities management requirement into the design is another evolution that further aids the improvement process. The Dubai Chamber building is a living example of good design that was further improvised, modified and maintained to meet the actual operations of the building while dedicating importance to environmental concerns by implementing environmental policies since 1995. Global Tech Safety and Environmental Consultancy has been serving the region since 2004 by offering environmental, safety and security consulting services. Currently Global Tech is engaged in offering Green Building consulting and commissioning services for several projects in the region that are registered for LEED certification. Global Tech was also involved in the LEED consulting of Dubai Chamber building that was recently certified to pioneer as the first LEED certified building in the Arab World.

A living example of good design that was further improvised, modiﬁed and maintained to meet the actual operations of the building while dedicating importance to environmental concern by implementing environmental policies since 1995 is the Dubai Chamber building

Jotun Paints: Massive green initiatives Jotun provides paints that are energy efficient and have low volatile organic compounds to ensure less impact on people’s health and the environment ANSWERABLE for the environmental impact of its manufacturing operations, Jotun, one of the leading global paint manufacturers of paint and coating innovations, is undertaking massive recycling efforts, which resulted in the reprocessing of over 1,000 tonnes of waste material from its UAE-based plant, where eco-friendly paint products for the Middle East market are manufactured. As a major part of the company’s environmental initiatives, Jotun Paints’ massive waste reduction programmes have resulted in the processing of 8.22 tonnes of powder, 30.44 tonnes of solvent, and 975.25 tonnes of water wastes last year. Having invested $27 million into research and development, the company enforces a streamlined plan to increase its energy efficiency in the future. In line with its commitment to both customers and the environment and its continuous efforts towards achieving greener solutions, Jotun launched the “Green Paint” System to provide paints that are energy-efficient and have low Volatile Organic Compounds (VOCs), to ensure less impact towards people’s health and the environment. Memberships and Associations Jotun’s proactive efforts towards lessening its environmental impact are partly being driven by its position as a founding member of the Emirates Green Building Council, and its membership with the United States Green Building Council. The company is also actively involved in two other green Building Councils — in India and in Turkey. Furthermore, Jotun is the only paint manufacturer that is a founding member of the Emirates Green Building Council and a corporate member of Emirates Environment Group (EEG). Among the most recent environmentcentric initiatives participated in by Jotun in the UAE was a tree planting activity in Jebel Ali Hazardous Waste Treatment Facility, which was completed in collaboration with the Dubai Municipality.

Green Paint Truths and Myths Due to the complexity of the content in paint products, consumers may feel a bit uncertain about which products to choose. Here are some myths about “green” paints and the reality behind them. The VOC Debate Volatile Organic Compounds (VOCs) are a large group of carbonbased chemicals that readily evaporate at room temperature. VOCs can cause headaches, allergic reactions and health problems in humans if inhaled and contribute to the formation of troposphere ozone, smog and global warming. Therefore, it is always recommended to choose a Low VOC and good performing paint that reduces maintenance frequency and improves the life span of walls and indoor air quality. Energy Efficiency “Energy efficiency should be considered a criterion for green coatings. Energy-efficient coatings utilise sophisticated heat insulating technology that reflect the sun’s near infrared and UV radiation away from the substrate, thereby reducing radiant heat transfer within a property. If a property can remain cool, there is a lower demand for cooling energy, which, in turn, decreases the demand on utility companies to burn fossil fuels to run generators. Burning of fossil fuels contributes to smog formation and ozone depletion,” says Eirik Kristensen, Regional Marketing Manager, Jotun UAE. Performance Performance should be an important feature of an environmental less impactful coating. A long-lasting coating means less paint cycles, which means fewer VOCs are emitted. The physical performance of paints depends on a number of variables such as quality of pigments, film build, polymer and sheen. Highly reflective coatings reduce surface temperature, which extends the life of the coating. High film build coatings last longer than low film build, simply because

of greater thickness. One-hundred-per cent acrylics last longer than styrene and PVA acrylics. Retail latex paints typically last three to seven years between repaint cycles. The longer a coating lasts, the less impact it has on the environment, and this is the reason why it should be considered a criterion for a green coating specification. Jotun believes the optimal paint with the least environmental impact should deliver durability, performance, energy efficiency, and a strong capacity to minimise impact on air quality and beautify projects. The manufacturer has launched the “Jotun Green Paint System”, which includes paints that qualify for many Green Building Rating Systems across the globe. “Jotun Green Paint System” comprise “Fenomastic Gold”, which improve indoor air quality; “Jotashield Thermo”, which promotes energy efficiency; and “Jotashield SuperDurable”, which enhances structures’ performance and durability. These high performance products were specially formulated to reduce environmental impact and meet or exceed the criteria of regional and global regulations for green standards. Fenomastic Gold Fenomastic Interior paint is one of Jotun’s best interior coatings, which has been a pioneer in the market for a total of 37 years. It delivers remarkable durability and exceptional colour with richer hues, and retains their colour integrity even after repeated washings. With its superior hide properties, eco-friendly Fenomastic Gold Interior paint has very low VOC and is available in all colours. It has anti-fungal, anti-bacterial, and anti-fire spread properties, a high crack tolerance of 1.4 mm, and applies easily and dries quickly for seamless touch-ups. Jotashield Thermo Jotashield Thermo is one of the most innovative paint products for commercial projects available in the market. It reduces the heat absorbed by the walls, which lowers indoor tempera-

ture, thereby increasing comfort level and decreasing the energy load to cool the home in the heat, all while cutting cooling costs. Furthermore, it can also extend roof life expectancy and aid in the reduction of heat island and heat related smog. This water-based exterior paint is test certified with crack bridging ability, high UV resistance, anti-carbonation and water vapour transmission. Jotashield Thermo is available in 96 colours. Jotashield Superdurable Jotashield SuperDurable is the most durable and the greenest paint in the market, offering low VOC and a special hybrid binding technology which offers twice the life span of conventional solvent based durable coatings. Ideal for decorating and protecting exterior surfaces, the coating has far longer gloss retention and durability than other decorative coating systems. The paint films a combination of hardness and flexibility that provide high durable protection of a well-prepared concrete/plastered surface for up to 20 years. It also has excellent UV, water and humidity resistance. Certifications As an industry leader in the region committed to fulfilling its responsibility towards reducing environmental impact, Jotun enforces manufacturing procedures that focus on solid waste reduction, recycling and is in the process of implementing the ISO 14001 and OASHAS 18001 certification in its factories worldwide. The company’s global research and development team is constantly developing advanced coatings to help reduce harmful emissions as well as lower VOC. This initiative is designed to boost the performance of Jotun paints, formulated to resist dirt and harmful bacteria, clean easily and improve the quality of indoor and outdoor environments. In addition, the manufacturer also focuses on promoting awareness of proper surface preparations and application to prolong the life span of the paint, thereby reducing the frequency of repainting emissions and waste.

Cost of being

GREEN

Advanced or innovative sustainable features can add significantly to the cost of a project that depends greatly on a wide range of factors What does green really cost? The most common reason cited for not incorporating green elements into building designs are the increase in its initial cost. People who are green loath relate anecdotes of premiums in excess of 30 per cent to make their buildings green. These numbers are simply not, however, borne out by facts, as evidenced by many studies on the cost of green buildings. It is clear from the substantial weight of evidence in the marketplace that reasonable levels of sustainable design can be incorporated into most building types at little or no additional cost. Since sustainable materials and systems are becoming more affordable, sustainable design elements are becoming widely accepted into the mainstream of project design, and building owners and tenants are beginning to demand and value those features. It is important to note, however, that advanced or innovative sustainable features can add significantly to the cost of a project which depends greatly on a wide range of factors, including building type, project location, local climate, site conditions, and the familiarity of the project team with sustainable design. These factors have a relatively small but still noticeable impact on the overall cost of sustainability. How green? The first step in the process is to set sustainability goals. Defining the level of green can be a challenge. The most widely used measure, at least in the United States, is the US Green Building Council’s Leadership in Energy and Environmental Design (LEED) rating system. This system has four levels — Certified, Silver, Gold, and Platinum — that can be achieved by earning a series of points from five categories: Sustainable sites, water efficiency, energy and atmosphere, materials and resources, and indoor environmental quality. Points can also be earned for innovation and design process. The measures are more narrowly focused measures, such as calculations of a building’s carbon footprint or measurements of a building’s energy efficiency (the Energy Star rating). All these systems are valid measures of sustainable design, but each reflects a different mix of environmental values, and each will have a different cost impact. It is therefore necessary for the building owner or investor to choose the rating system and the success level that most closely matches his or her own value profile. Clear goals are critical for managing the cost. It is not enough to simply state: “We want our project to be green”; the values should be determined and articulated as early in the design process as possible and incorporated into the project at every stage during the delivery process so that all team members are on board with the specific green elements the project is meant to possess. How committed? Once the sustainability goals have been defined, it is essential to integrate them into the design and to integrate the design team so that the building elements can work together to achieve those goals. Buildings can no longer be broken down and designed as an assemblage of isolated components. The building skin and the interior space planning contribute to energy performance, lighting density, and indoor air quality as much as the mechanical and electrical systems do. Materials and finish selections can affect air quality, lighting, and energy loads. If the components are designed independently, there is likely to be redundancy or conflict between the systems. Integrated design is one of the most effective factors in delivering costefficient green buildings. Integrating the construction team into the project team is also highly desirable. Many sustainable design features can be defeated or diminished by poor construction practices. Similarly, building users have taken over shower facilities intended for bicycle commuters to use for office storage, and building maintenance staff members have overridden energy management controls because they find them too complicated to use. Engaging with the users and

operators during the design process can lead to better designs and a better understanding by the users of the function of the sustainable features. How much? Having set the goals and incorporated them into the design and construction process, there is still the question of what the sustainable features will cost. Underlying this question, however, is another question: “Compared to what?” In many cases, this question is left unasked or is undefined. The most common comparison, at least in anecdotal reporting, is comparing the cost of the green project with the original project budget or the original anticipated cost of the project: “The final project cost me this much; I originally thought it would cost that much; the difference must be what I spent on making it green.” Clearly, this approach has two substantial problems: It assumes the original budget was adequate in the first place, and it assumes that no other changes or enhancements were made. Nevertheless, this is a widely used methodology and is found in many of the studies of the cost of green projects. It can also be viewed as the ultimate measure of affordability because the budget, if properly set, represents the cost-value breakpoint of the project. In addition, statistically, the distribution is very skewed, with a large number of projects reporting zero or very low premiums, and a small number reporting much larger premiums, up to 10 per cent. This means that the average (mean) cost premium is typically higher than the cost premium for the average project (median). The averages are also very sensitive to changes in the population of buildings studied. Because many of the studies are based on relatively small populations, the averages must be viewed as indicative, not conclusive. Most of the studies that use this methodology report average green premiums in the range of 1 per cent to 2 per cent to achieve a moderate level of sustainable design equivalent to a LEED Silver rating. Higher levels of sustainability are usually linked to higher green premiums, although the small engaging with the users and operators during the design process can lead to better designs and a better understanding by the users of the function of the sustainable features. Studies undertaken reveal that for the selected building types, there was no statistically significant difference between the average cost of green buildings and the average cost of non-green buildings. How to? The studies do not and cannot answer the most important question about the cost of green: “What is the cost of green for me/you?” This can be answered only by good cost planning within the context of clear values and a committed project team. Studies do demonstrate that sustainable design is within reach for most projects and that buildings that are better for the environment and for the occupants can be delivered in a cost-effective way. Sustainability goals, strategies, and budgets can readily be established and integrated during the project programming phase in exactly the same way any other project goals, strategies, and budgets can be established: through the use of good planning processes. The real question in planning and budgeting should not be “How much more will this cost?” but “How will we do this?” The site shortcomings are simply due to a lack of training or understanding by site operatives and problems arise when a design team does not understand the difficulties of site conditions or when developing, details or requirements are not practical. Many such problems can be eliminated by engaging the construction team, including subcontractors and site operatives, in the design and procurement process. The integrated team should also include building users and operators wherever possible since these are the people who live with the design decisions for many years and help in converting the built environment into being sustainable. — Courtesy: Global Tech Safety and Environmental Consultancy

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Berger Paints – driving energy savings in the construction industry Berger Insuﬂex is designed to withstand harsh Middle East weather conditions

in energy consumption and saving of natural resources, Berger Paints has developed Berger Insuﬂex — a special thermal reﬂective coating, which when applied on building exteriors can result in substantial savings in airconditioning costs of up to 25 per cent or more.

THE importance of controlling energy consumption by the real estate and construction industry is best illustrated by research done by Florida Solar Energy Centre (FSEC). As per this research, as much as 47 per cent of primary energy consumed by mankind comes from buildings, 35 per cent from transportation and 18 per cent from industry. Energy consumed by buildings is further divided into 55 per cent from residential and 45 per cent from non-residential buildings. FSEC has also established that airconditioning in buildings as the largest single energy user consuming 30 to 45 per cent of total energy. Dubai Electricity & Water Authority (DEWA) held a seminar on saving energy a few years back, where it was mentioned that 72 per cent of Dubai’s total power was consumed by commercial and residential sectors while industries account for just 10 per cent. Keeping in mind the quantum of energy required for air-conditioning and the global demand for reduction

Hollow Sphere Technology Berger Insuflex is designed to withstand harsh Middle East weather conditions. With day-time temperatures of 48°C or more in summers, buildings in the region sure take a lot of heat! Due to conduction, heat passes through concrete and metal to heat up building interiors. A good thermal reflection product like Berger Insuflex effectively reduces heat coming from outside to the inside by reflecting solar and infrared radiation. PK Raj, Head of Berger Paints, UAE, says: “Berger Insuflex has been approved after stringent tests by independent testing laboratories and demanding clients in the Middle East like Bahrain Petroleum Company (BAPCO).” Berger Insuflex is certified by Geoscience Ltd, USA for use as an energy saving coating with certified test results for solar reflectivity of 84 per cent to reflect away the sun’s energy and infrared emissivity of 76 per cent to radiate away heat energy coming

PK Raj

V. Chandramouly

from the sun. V. Chandramouly, Technology Manager, Berger Paints, UAE, adds: “Berger Insuflex is based on 100 per cent pure acrylic and elastomeric emulsion which gives outstanding UV resistance. The product is based on Hollow Sphere Technology where specially prepared vitreous hollow spheres are used in the formulation to reduce heat absorption.” Besides being a thermal reflective coating, Berger Insuflex also has excellent anti-carbonation properties and

high crack bridging capability. Committed to green initiatives, Berger Paints firmly believes that every individual can do his or her bit to reduce their carbon footprint on earth. Berger Paints group companies in the Middle East and across the world on their own initiative have undertaken to capture the company’s carbon footprint as a first step to find ways of reducing the same over a period of time. Through painstaking collection of data relating to carbon emissions by individual units, transporters

Healthy GREEN workplaces • CONTINUED FROM PAGE I ished, will apply specifically to the UAE yet remain globally congruent. UAE specific The EGBC has taken little more than a year to develop its own BSAT and get through three phases of the four-phase strategy. Phase one, which included an evaluation of existing BSATs around the world, took place in October 2006. Existing BSATs included the Australian Green Star, the Hong Kong BEAM and the USA LEED. At the same time, in an effort to form the agenda for future revisions, members were asked to consider the five most important issues to address in the UAE. Phase one saw the council agree to a modified version of the USA LEED tool, phase two, which was held in April 2007, was used to decide which portions would be retained, which would be modified, which would be deleted and which would be added to make it UAE-specific. Also during phase two, sub-committees were each asked to examine a separate section of LEED USA and recommend modifications to be implemented in the EGBC. The sub-committee proposals also formed the basis for the submission to the USGBC for approval in the UAE. Phase three, held in May/June 2007, saw each sub-committee discuss whether to agree to the recommendations of the USGBC and whether or not further research would be required. The outcome of Phase three was an agreement to the revised system for submission to the USGBC. The EGBC is embarking on phase four under the modified USGBC system. The EGBC, which currently has some 30 corporate members, is calling for projects to be nominated for the pilot scheme. The aim of the pilot scheme is to obtain the widest feedback from the

UAE industry to ensure suitability for the region and congruence internationally. There are more than 20 green buildings in the UAE. EGBC is a non-proﬁt organisation, formed in 2006 with the goal of advancing green building principles for protecting the environment and ensuring sustainability in the UAE. It called for action towards creating and maintaining a sustainable environment and protecting the ecosystem in the country, which could serve as a model for the region. This is in line with recent decisions by the government that culminated in signing of the Kyoto Protocol and a commitment to reduce carbon emissions in the UAE, through the use of innovative renewable energy and green technologies. As a result, Emirates GBC was formed and accepted as a full member of the World Green Building Council (World GBC). Current members of the World GBC include Argentina, Australia, Canada, Japan, India, Mexico, Taiwan, the US and the UAE. EGBC has launched a proposed building sustainability assessment system for the UAE, based on USGBC LEED rating system, with modiﬁcations made, taking into account the local environmental conditions. The proposed LEED Emirates system is currently lodged as a pilot programme with the USGBC for evaluation.

A building that satisﬁes LEED certiﬁcation requirements positively impacts labour productivity, retail sales, hotel resident comfort and manufacturing quality and output

Modifications The main modifications to the US LEED system include an increased emphasis on water conservation. In addition, adjustments have been made to the content and weight given to other sections to make the overall system more applicable for use in the UAE’s construction sector. The potential total points possible have also been raised from 69 to 72. The EGBC has prepared a submission packet that includes a prequalification, general acceptance criterion and outlines the execution process, which is available for those wishing to propose their project for the pilot scheme. In an effort to achieve the widest possible range of projects, the EGBC will institute its own selection procedure that will produce 25 front-runners after all submissions have been received. The EGBC will review the submission documentation and collaborate with the submission design team to ensure it complies with the relevant criteria. Concurrently, it will review the design team’s submission against the LEED Emirates policy where, if accepted, the project will be certified under both LEED USA and LEED Emirates. Challenges The EGBC’s major challenge includes finding a way to emphasise region-specific factors and getting the rest of the world to support its system. A Gold LEED certification in Abu Dhabi, for instance, needs to equal a Gold LEED certification in New York City, Tokyo or Mumbai, he explained. If this level of congruence is not achieved, the integrity of the UAE’s BSAT as well as the mandate of the EGBC will inevitably come under scrutiny. “In a country like the UAE, where people spend more than 90 per cent of their time indoors, green buildings offer healthier and more efficient solutions to owners, occupants and businesses,” said Mohsen Aboulnaga, PhD, professor in architecture and sustainable design, founder and chairman, of the Emirates Green Building Council. “It has been demonstrated that energy and water-efficient buildings have been able to reduce the operating costs by more than 50 per cent by employing well-integrated green design concept. “Applying the concept has proved to enhance the asset value and profitability of the building. A building that satisfies LEED certification requirements positively impacts labour productivity, retail sales, hotel resident comfort and manufacturing quality and output. Moreover, comfortable spaces tend to keep tenants in their occupancies for longer periods,” he added.

To earn a silver rating, a project must earn 33 to 38 points out of a maximum of 69 points on the LEED rating system. The points are accumulated from the different categories, recognising achievements and promoting expertise in green building through a comprehensive system offering project certiﬁcation, professional accreditation, training and practical resources.

and external vendors, Berger Paints is confident of achieving and exceeding standards set by the Green House Gas (GHG) protocol. Even in office and administrative areas, Berger Paints sets high benchmarks. According to Anjum Perwez, Operations & Production Manager, Berger Paints, UAE, “Through simple steps like optimising domestic water consumption, normal basin water taps replacement by push type taps, fixing of orifice to control flow-rate of water, garden water sprinkler sequence management and effective lighting, Berger Paints has ensured every employee understands the need to respect available resources and practice conservation in everything they do.” Even in the area of solid waste management, Berger Paints has taken a lead and has successfully undertaken projects to reduce the quantum of waste generation. It is also working on various options to effectively recycle the waste. Clearly, this is a company that combines eco-friendly products with environmentally responsible practices. About the company Berger Paints, subsidiary of Berger International, Singapore, has operations in the UAE, Bahrain, Oman and Qatar and also exports to many CIS countries. The group also has a pres-

Berger Insuflex is certified by Geoscience Ltd, USA, for use as an energy saving coating with certified test results for solar reflectivity of 84 per cent to reflect away sun’s energy and infrared emissivity of 76 per cent to radiate away heat energy coming from the sun ence in North Africa, South Asia, South Pacific and the Caribbean. The group is among the top 10 decorative coating companies in the world and boasts of one of the largest research and development centres in the Asia-Pacific region.