A GUIDE TO GREEN BUILDINGS IN SINGAPORE 1st Edition
SINGAPORE GREEN BUILDING COUNCIL (SGBC) The Singapore Green Building Council (SGBC) is an enabler of sustainability in the built environment. Represented by a distinctive public-private partnership that spans the real estate value chain, SGBC is the nexus for the advocacy of a green built environment that is healthier and more resource-efficient. SGBC shapes green buildings by working to reduce the carbon footprint of buildings and advancing responsible procurement, reinforced by SGBC’s product and services certification schemes that emphasise environmental sustainability. A member of the World Green Building Council, SGBC is Singapore’s national representative to a global network of close to 80 green building councils. For more information, please visit www.sgbc.sg.
SINGAPORE ESTATE AGENTS ASSOCIATION (SEAA) The Singapore Estate Agents Association (SEAA) was formed to represent the Estate Agencies and Salespersons in Singapore. With the support from Council for Estate Agencies (CEA) and the major Estate Agencies, SEAA aims to be a cohesively strong voice for real estate agencies and salespersons and to advocate and further their common interests. SEAA is an approved course provider and conducts a variety of courses: such as the Continuing Professional Development (CPD) Courses, Real Estate Salesperson (RES) Course, Real Estate Agent (REA) Course and WSQ courses tailored for real estate professionals. Driven to promulgate and maintain the high standards of the real estate agency profession, SEAA ensures that the industry remains relevant and sustainable by promoting continuous learning, upgrading, ethical standards and professional development amongst its members.
PUSHING FOR A MORE SUSTAINABLE AND LIVEABLE SINGAPORE Over the years, Singapore has made its mark globally for sustainability and liveable buildings. The Building and Construction Authority (BCA) has various programmes that advocate for a greener and more liveable Singapore for homeowners. This includes the BCA Green Mark Scheme, Construction Quality Assessment System (CONQUASÂŽ) and Quality Mark (QM) for Good Workmanship Scheme.
MAKING A GREEN MARK The BCA Green Mark Scheme was launched in January 2005 as an initiative to promote sustainability in the built environment and raise environmental awareness among developers, designers and builders when they start project conceptualisation and design, as well as during construction. Scan the QR code to find out more about the scheme as well as the buildings that are certified by the Green Mark scheme.
OVERVIEW // Green buildings are designed, constructed and operated with the environment and occupants’ wellbeing in mind. They are environmentally responsible and more energy and water efficient, translating to lower operating and utilities cost for occupants. Research studies also have shown that green buildings bring positive impact to the health, wellbeing and productivity of occupants. This Guidebook will provide an overview of what green buildings are, how to identify the growing number of green buildings in Singapore, their key characteristics and benefits, as well as the various green features and technologies that are commonly found in local green buildings. Armed with this knowledge, stakeholders not immediately involved in building and construction will have a greater appreciation of greening the built environment.
CONTENTS //
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PUBLIC PERCEPTION OF GREEN BUILDINGS IN SINGAPORE
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IMPACT OF GREEN BUILDINGS
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GREEN BUILDING FEATURES
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A GUIDE TO GREEN BUILDINGS IN SINGAPORE
PUBLIC PERCEPTION OF GREEN BUILDINGS IN SINGAPORE // In 2016, the Building and Construction Authority, Singapore (BCA) commissioned consulting firm Frost & Sullivan, to conduct a study to understand how key stakeholders in Singapore - namely homeowners, estate agents, developers and facility managers - perceive green buildings and the Green Mark Scheme. A comprehensive study was conducted by collecting feedback from 2,200 respondents through a quantitative survey as well as 5 focus group discussions with in-depth responses from 46 respondents.
Who did we talk to?
(Number of Respondents)
Building Facility Managers
80
Building Developers
80
Property Agents
120
Office Tenants
610
Private Homeowners
610
Public Homeowners
610
Source: Perception towards Green Buildings in Singapore; A Frost & Sullivan Summary Report
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PERCEPTION OF HOMEOWNERS & OFFICE OCCUPANTS // The study found that homeowner and office occupant respondents overwhelmingly agreed that green buildings and properties bring multiple benefits, ranging from being more environmentally-friendly, healthier for occupants as well as having energy and cost savings. Benefits mentioned include: Private Homeowners Public Homeowners Office Tenants
% of respondents who agree 100% 90% 80% 70% 60% 50% 40% 30%
2 Greater health benefits for 2. occupants • Better indoor air quality • Greater satisfaction with the indoor environment • Less risk of experiencing sick building syndrome symptoms, i.e. fatigue, headache and irritated skin
3. 3 Higher productivity and efficiency among employees
20% 10% 0% Green buildings have benefits
Green buildings lead to energy and cost savings
Staying in green buildings have health benefits
Homeowners and office tenants are also willing to pay a premium for Green Mark buildings.
Homeowners are willing to pay a premium of between
3% & 4% for a Green Mark certified building
4
1 Energy savings which translated 1. to lower utilities cost
A GUIDE TO GREEN BUILDINGS IN SINGAPORE
Office tenants are willing to pay an average premium of
3.4% for an office in a Green Mark certified building
4 Green office environment helps 4. to attract and retain talent
PERCEPTION OF ESTATE AGENTS // A large majority of estate agents agreed that prospective buyers/ tenants recognise the benefits of green buildings and properties, which in turn lead to improved sales.
89%
83%
of estate agents agree that prospective buyers recognise green building benefits
of estate agents agree that developers have a preference to invest in/ purchase green developments over non-green ones
80% of estate agents agree that developments marketed as green buildings help to improve sales
Property agents surveyed highlighted that prospective buyers are willing to pay up to
7%
for a home or office in a Green Mark certified building
Source: Perception towards Green Buildings in Singapore; A Frost & Sullivan Summary Report A A GUIDE GUIDE TO TO GREEN GREEN BUILDINGS BUILDINGS IN IN SINGAPORE SINGAPORE
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IMPACT OF GREEN BUILDINGS //
Economic Impact • Reduces utilities bills and maintenance costs • Higher property value
Environmental Impact • Reduces carbon emissions • More resource-effiicient • Facilitates better waste management and recycling
Social Impact • • • •
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Designed with people in mind Enhances occupant health and wellbeing Minimises indoor toxins and pollutants Optimises natural ventilation and daylighting
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ECONOMIC IMPACT // Studies have shown that price of properties can rise by around 3% on average after attaining Green Mark certification, and have an approximate savings of $156 per month (from utilities and maintenance fees)1. A working example below shows that while a “Green” property may cost about $102 more in the monthly mortgage, this increase is easily offset by the approximate savings of $156 from utilities and maintenance fees; translating to net savings for the buyer.
(assume 3% price premium)
$1,000,000
$1,030,000
Loan (80%)
$800,000
$824,000
Loan tenure
25 years
25 years
Loan interest
2%
2%
$3,390.83
$3,492.56
Cost of property
Monthly mortage Source: 1
Green
Non-green
“The value of green certification in the Singapore housing market”, Eric Fesselmeyer (NUS)
$101.73 higher mortgage $156.00 savings
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ECONOMIC IMPACT // A separate study1 found that the market premium of a Green Mark certified residential unit is about 10% at the resale stage, compared to about 4% during the presale stage; translating to higher investment returns for the buyer. These two studies provide evidence of a green building’s economic impact: while costing slightly more during the initial purchase, Green Mark rated properties promise greater economic returns through savings in utilities and maintenance fees, as well as a higher resale value.
Lower running cost
Better value for money
Higher resale value
Source: 1
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A GUIDE TO GREEN BUILDINGS IN SINGAPORE
“Economic returns to residential green building investment: The developers’ perspective”, Deng Yongheng and Wu Jing
SOCIAL IMPACT // A building’s design directly impacts the health, wellbeing and productivity of its occupants. The Green Mark scheme, through its stringent guidelines and requirements on the indoor environment such as indoor air quality, thermal comfort and lighting help to ensure a greener and healthier built environment.
Human Capital accounts for up to 90% of Typical Business Operating Cost
Typical business operating costs
• 1%
Energy costs
• 9%
Did you know? •
Most people in developed countries spend over 90% of their time indoors
•
Human capital is the most valuable resource in most organisations, typically accounting for more than 90% of business operating costs
•
A good indoor environment can help to increase the productivity and reduce the absenteeism of staff
Rental costs
• 90%
Staff costs in salaries and benefits
Staying ahead of the curve: •
Singaporeans are increasingly interested in their own health. •
Technology is reinforcing this interest and enabling constant monitoring of personal wellbeing and environmental parameters through fitness trackers and smart wearable devices. •
The Health Promotion Board (HPB) is also pushing for greater awareness in healthier lifestyle through a variety of programmes. •
The World Green Building Council’s (WorldGBC) Better Places for People project actively advocates for green and healthy workplaces and homes by raising awareness of how buildings impact people. •
By taking into consideration the key features of a green and healthy home or workplace, better places for people can be created for everyone, everywhere.
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A GREEN & HEALTHY WORKPLACE A GREEN & HEALTHY WORKPLACE
The SGBC Office is designed and fitted out with health, wellbeing as well as mind. Addressing all out 7 features of a green and healthy Thesustainability SGBC Office in is designed and fitted with health, wellbeing as well workplace according to the World Green Council’s Better Places as sustainability in mind. Addressing all 7Building features of a green and healthy for People project, SGBC is walking the talk for better workplaces. workplace according to the World Green Building Council’s Better Places for People project, SGBC is walking the talk for better workplaces.
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05 05
INDOOR AIR INDOOR QUALITY AIR (IAQ) QUALITY (IAQ) The architectural finishes used in the office are all for their low-VOC/ Thecertified architectural finishes usedlow-TVOC in the office are content, with paints usedcontent, being of with the VOC all certified forthe their low-VOC the abatement air quality checks paints usedvariety. being ofIndoor the VOC abatement throughout theair renovation process also help variety. Indoor quality checks throughout ensure good airprocess quality within theensure office. good the renovation also help air quality within the office.
INTERIOR LAYOUT INTERIOR LAYOUT AND ACTIVE DESIGN AND ACTIVE DESIGN Pockets of break-out lounging and activity encourage physical Pocketsspaces of break-out lounging and activity and movement within the spaces encourage physical office, bar-counterwithin height activitywhile and movement the tables Pantry, Discussion and office, at while bar-counter height Phone allowDiscussion for standing tables Pods at Pantry, and discussions. Phone Pods allow for standing discussions.
WHY? Flexible WHY? workspaces help staff feel more in control of their workload and engenders Flexible workspaces help staffloyalty. feel more in control of their workload and engenders loyalty.
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A GUIDE TO GREEN BUILDINGS IN SINGAPORE
101% 101%
01 01
WHY? increase WHY? in cognitive scores for workers in a green,scores increase in cognitive well-ventilated for workers in a office. green, well-ventilated office.
BIOPHILIA BIOPHILIA & VIEWS & VIEWS
7-12% 7-12%
Biomimetic furnishings and materials infurnishings the office, resembling Biomimetic and grass, moss, cobblestone, stepping materials in the office, resembling stones, clouds, flowers andstepping tree grass, moss, cobblestone, trunks, usedflowers throughout the stones,are clouds, and tree office. glazed windows trunks,Expansive are used throughout the allow ample views to the office.for Expansive glazed windows outdoor canopies and allow fortree ample views to thegreenery. outdoor tree canopies and greenery. WHY? improvement in processing time at one WHY? call centre when staff had atime viewat ofone nature. improvement in processing office when staff had a view of nature.
02 02
GOOD GOOD LIGHTING LIGHTING
High window glazing with light shelves, coupled withwith glare High window glazing light control for shelves,devices, coupledallow with glare generous daylight penetration control devices, allow for without unwanted glare. generous Artificial lighting to daylightlinked penetration sensors supplement daylighting achieve comfortable without unwanted glare. Artificialtolighting linked to illumination levels throughout thetooffice, while still sensors supplement daylighting achieve comfortable achieving energy whenthe notoffice, needed. illumination levelssavings throughout while still achieving energy savings when not needed. WHY? more WHY?quality sleep at night for occupants with workspaces more quality sleep at night for near windows and daylight. occupants with workspaces near windows and daylight.
03 03
NOISE AND NOISE AND ACOUSTICS ACOUSTICS
46 minutes 46 minutes
66% 66%
04 04
07 07
Discussion Pods and Phone Pods help contain vocal noise, Discussion Pods and Phone while noisycontain server vocal and noise, Pods help printing areas are located while noisy server and away from the main printing areas are located workspace, to ensure away from the main an overall quieter and more workspace, to ensure an conducive workand environment. overall quieter more conducive work environment. WHY? fall in staff performance as a result WHY? of noise. falldistracting in staff performance as a result of distracting noise.
AUG 17
AUG 17
6% 6%
THERMAL THERMAL COMFORT COMFORT Air-conditioning dry bulb temperature is set at 24oC and is bulb zoned according to Air-conditioning dry temperature o usage and requirements. is set at 24occupancy C and is zoned according to Meeting rooms, pantryrequirements. and areas with usage and occupancy specialty occupancies controls Meeting rooms, pantry have and areas with capable sensing space use and specialtyofoccupancies have controls responding to space demand. capable of sensing space use and responding to space demand. WHY? fall in staff performance when offices are too WHY? hot and 4%performance if too cold. when offices are too fall in staff hot and 4% if too cold.
LOCATION & ACCESS LOCATION & ACCESS TO AMENITIES TO AMENITIES
Well served by the public transportation network Well served by the publicand major thoroughfares. Anand transportation network adjacent park connector major thoroughfares. An also allows forpark commutes by bicycle adjacent connector also and even withby shower allows forjogging, commutes bicycle facilities and even available. jogging, with shower facilities available.
WHY? Office WHY? occupants often place significant emphasis on how accessible and well-connected their emphasis workplaces Office occupants often place significant on will usually ranking in the top fourtheir of their key howbe, accessible and well-connected workplaces consideration will be, usuallypriorities. ranking in the top four of their key consideration priorities. Issue 10.0 Issue 10.0
A GUIDE TO GREEN BUILDINGS IN SINGAPORE
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GREEN BUILDING FEATURES //
Green features and technologies can be divided into 4 broad categories: 1
Passive Strategies : make use of the building’s design and structure to create a comfortable indoor environment.
2
Active Systems : typically the mechanical and electrical (M&E) systems such as air-conditioning, mechanical ventilation, lighting, vertical transportation, etc., are responsible for the bulk of energy consumption in a building.
3
Smart Energy Management : optimises the building’s operations through the Building Management System (BMS) by tapping on sensors and data analytics. Optimisation of building operations translates to greater energy-efficiency and cost savings, while improving occupant comfort.
4
Renewable Energy: solar energy is currently the most feasible source of renewable energy for buildings.
Source: BCA Super Low Energy Building: Technology Roadmap
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A GUIDE TO GREEN BUILDINGS IN SINGAPORE
PASSIVE STRATEGIES // Passive strategies and design take advantage of nature (i.e. natural lighting and breeze) to minimise energy consumption and improve occupant comfort. Passive designs use the building’s architecture and structure to optimise the use of daylighting and natural ventilation, while reducing unwanted glare and heat from the sun.
Passive strategies help to reduce energy consumption, as well as improve the comfort and wellbeing of occupants.
DAYLIGHTING Good use of daylighting supports our bodies’ natural circadian rhythm and helps to enhance the quality of sleep each night. Daylight also improves the productivity and wellbeing of building occupants. Maximising the use of daylight reduces the need for artificial lighting and saves electricity.
© SGBC Light shelves help to bring in more daylight into indoor spaces.
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GREENERY
Human activities such as the modification of land surfaces by replacing vegetation and trees with paved roads, generation of heat from air-conditioning systems and vehicular traffic result in an urban heat island - an area that is significantly warmer than its surroundings due to built-up structures and infrastructure. This effect is more pronounced in densely built-up areas. Numerous strategies can be applied to mitigate the urban heat island effect, ranging from the choice of roofing and hardscape materials to the amount of green space and shade provided. Green roofs and green walls help to shield the building from heat gain as well as reduce indoor temperature. Public spaces with lots of greenery and trees help to provide shade and minimise the urban heat island effect. Green spaces reconnect humans with nature and also have a positive effect on the quality of life and sense of wellbeing, besides providing a space for community social interaction.
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BUILDING ORIENTATION Optimising the orientation of the building not only helps to minimise solar heat gain but will also improve natural ventilation. In Singapore, wind directions are predominantly from North-northeast (NNE) and Southsoutheast (SSE) depending on the monsoon season. Generally, the ideal building orientation would be NorthSouth facing, with minimal direct West-facing facades.
BUILDING CONFIGURATION Good building orientation and layout, with well designed natural and ventilated spaces, can reduce the reliance on air-conditioning, and significantly reduce energy use. A good naturally ventilated space also helps to remove indoor pollutants and improves the indoor air quality (IAQ).
BUILDING FAร ADE & ENVELOPE Provision of overhangs, balconies and planters will help to minimise glare and block direct solar exposure. Low-emissivity (Low-E) glass minimises the amount of infrared (IR) and ultraviolet (UV) light that comes through the glass windows without diminishing the amount of light entering the space. The choice of building material and cladding used on the faรงade can also help to insulate the internal spaces from the external environment.
A GUIDE TO GREEN BUILDINGS IN SINGAPORE
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ACTIVE STRATEGIES // The use of energy-efficient building services and systems such as lifts, escalators, lighting fixtures and airconditioning systems can drastically reduce a building’s energy consumption and electricity bills.
Many properties are able to report energy savings of up to 40% by replacing older systems with energy-efficient ones.
The most common energy-efficient lighting system currently is the Light Emitting Diode or LED. LEDs have a longer lifespan compared to other conventional lighting systems and come in a wide variety of forms and types.
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Light Emitting Surface © SG-Glass Pte Ltd
SMART ENERGY MANAGEMENT // MOTION SENSORS Motion (occupancy) sensors reduce the operating lighting levels or completely turn lights off when the space is vacant. This helps to lower the unnecessary use of energy. These sensors are now commonly found in public areas such as the staircases of HDB apartment blocks, as well as in many commercial and office spaces.
© Lutron
DAYLIGHT SENSORS Similar in function to motion sensors, daylight sensors help to save energy by adjusting artificial lighting levels according to the amount of daylight available. © Lutron
TEMPERATURE SENSORS AND CONTROLS These systems automatically sense and maintain the temperature of the indoor space to be at the optimal comfort level for occupants. This helps to prevent wastage of electricity and over-cooling of the space.
Set air-conditioning temperature to about 25˚C. For every degree in temperature raised on air-conditioning systems, homeowners can save up to $25* a year. *Source: NEA's Go Green Tips
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RENEWABLE ENERGY // Renewable energy is energy that is derived from natural processes which does not pollute the environment. In Singapore, geothermal and tidal energy are unavailable, while the country’s low wind speed is not sufficient for the harnessing of wind energy on an economical scale. Hence, the most feasible source of renewable energy in Singapore is solar energy.
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PHOTOVOLTAIC PANELS
Commonly known as solar panels or PV arrays, photovoltaic systems convert sunlight directly into electricity without generating carbon dioxide or other greenhouse gases. These are typically installed on roofs to maximise exposure to sunlight.
BUILDING INTEGRATED PHOTOVOLTAIC SYSTEM
Besides simply adding PV modules on top of a building structure, the modules can be integrated into the building design – in some cases the PV even serves additional functions such as overhead shelter. Such systems are called Building Integrated Photovoltaic or BIPV. These materials can be used in parts of the building envelope such as the roof and facades. BIPV systems can provide materials and energy savings, reduce reliance on fossil fuels, cut carbon emissions and add architectural variety to a building.
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SOLAR HOT WATER SYSTEM Another common use of solar energy in Singapore is the solar hot water system. Such systems can be used for both residential and commercial buildings. Solar hot water systems are different from the solar panels that converts solar energy into electricity. This system use the sun’s energy to heat the water through solar collection panels. Hot water produced from collectors is then stored in insulated storage tanks. Due to the uncertainty of solar radiation, solar thermal systems normally work in parallel with conventional water heating systems to ensure that hot water is always available.
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OTHER GREEN FEATURES // Waste Management & Recycling
PNEUMATIC WASTE CONVEYANCE SYSTEM (PWCS) Pneumatic Waste Conveyance Systems (PWCS) utilise a network of pipes (usually underground or in the basement) and suction force to transport waste from individual units to sealed containers in a centralised bin centre. This method of waste collection is more efficient, convenient and hygienic than the conventional method.
DUAL CHUTE SYSTEM A dual chute system comprises two hoppers where building occupants/ residents may dispose of two types of waste – one for general waste and one for recyclables. This makes recycling easier and more convenient.
Dual chute system at Parc Emily Condo (CDL) A A GUIDE GUIDE TO TO GREEN GREEN BUILDINGS BUILDINGS IN IN SINGAPORE SINGAPORE
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OTHER GREEN FEATURES // Water Conservation
EFFICIENT IRRIGATION SYSTEM (DRIP SYSTEM) By allowing water to drip slowly to the root zone of plants, drip system can minimise evaporation and water wastage.
RAIN WATER HARVESTING Rain water harvesting systems collect and store rain water runoffs from roofs and building facades. The water collected can then be used for irrigation and other appropriate purposes, reducing the usage of potable water.
WATER-EFFICIENT TAP & FITTINGS, AND WATERLESS URINALS Using water-efficient fittings/ systems, such as the dual-flush system and waterless urinals in toilets, can help to reduce the usage of potable water, and utility bills.
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OTHER GREEN FEATURES // Greener Modes of Transport
Private cars generate 35% of the total land transport carbon emissions in Singapore, and use 9 times more energy (per passenger kilometer) than taking a bus, and 12 times more energy than taking a train.
(source: Ministry of Transport)
Making the switch to electric vehicles can help in reducing the carbon emissions from private transport. Minister for Finance Mr Heng Swee Keat officially announced Singapore’s plans to phase out petrol vehicles by 2040 in Budget 2020, signalling an acceleration of efforts into the development and infrastructure for electric vehicles.
ELECTRIC VEHICLES Features such as provision of electric car charging facilities and priority parking for electric cars encourage building occupants to switch from petrol and diesel vehicles to cleaner alternatives.
Communal electric vehicle charger and priority lot at CDL - City Square Mall A GUIDE TO GREEN BUILDINGS IN SINGAPORE
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GO CAR-LITE // A well connected neighbourhood can help to reduce the carbon emissions from private vehicles and encourage residents to go “car-lite” and switch to public transport and alternate modes of transportation (i.e. cycling).
BICYCLE PARKING, CYCLING PATH & SHELTERED LINKWAY Switching to cycling and walking as alternative modes of transport not only reduces carbon emissions but is also good for health.
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A GUIDE TO GREEN BUILDINGS IN SINGAPORE
SOURCING SUSTAINABILITY By paying a little more attention to the products and materials that go into your homes or workplaces, a greener and healthier built environment can be created. The Singapore Green Building Council (SGBC) maintains a directory of building products and materials that have been certified for their environmental performance such as low-VOC levels and energy efficiency. These include paint, flooring, laminates and other building materials.
Scan the QR code to search for SGBC-certified products and services.
An Initiative by:
Š 2020 Singapore Green Building Council. All rights reserved.