cem occasional paper series sustainablebuildings : smart
TRANSCRIPT
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CEM OCCASIONAL PAPER SERIES
sustainable buildings: smart, green and people-friendly
1
CEM OCCASIONAL PAPER SERIES May 2012
A CEM Occasional Paper by Dr Thomas Tang, Corporate Sustainability, AECOM Asia
IP 3/12
SUSTAINABLE BUILDINGS: SMART, GREEN AND PEOPLE-FRIENDLY
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abstract
Buildings of the future have to take into account the challenges and the opportunities brought
about by technological, environmental and societal changes. Smart buildings have the advantage of
automated systems that control the environment and communicate with users. With the increasing
levels of sophistication in technology, communications and connectivity, smart buildings will become
an integral part of our lifestyles – something that the construction industry should recognise. In building
new buildings or refurbishing old ones, the ‘smart’ way to build smart buildings is to move away from
traditional methods of construction and to look at multi-disciplinary and integrated approaches, as
well as end-user perspectives. Furthermore, with the world’s increasing concern on climate change,
buildings will feature as one of the key areas for low-carbon performance. Supported by smart
technologies, green design will be a vital part of the new outlook for a building’s performance. In the
absence of other benchmarks, LEED and BREEAM schemes will likely become requisites for any
construction project, and the industry should pay heed to how this can serve as a reminder as well as
an opportunity for a responsible and profitable business model. Lastly, societies across the world will
require comfort, liveability and adaptation to demographic change. The construction industry is well
placed to play a crucial role to take on this task.
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Buildings are a fundamental part of our lives. We live, work and play in buildings almost 80% of our living
existence, and this trend is set to continue. Few communities worldwide can now claim to eke out a living
in a truly natural habitat. Due to the development of scientific farming methods, a small proportion of the
world’s population is now able to feed the rest, thereby enabling a rising share of the world to live in built
environments. In 1950, the share of the world’s population living in urban buildings was 29%, rising to
50% by 2007, and expected to reach a 60:40 split in 2030 (United Nations 2010). What this means is that
the demand for building space will expand dramatically; in Asia, for instance, roughly 500 million people
will require new housing by 2025 (Fifth Asia-Pacific Urban Forum (APUF-5) 2011).
There will be many challenges that lie ahead for the construction industry to come up with new ways to
accommodate these densely concentrated populations efficiently, effectively and sustainably. Clearly,
there are economies of scale in living in compact communities. Buildings with multiple residents and
users share walls, floors and ceilings with their neighbours, which means less materials will be required
to build structures as well as common systems. However, sustainable buildings will have to be designed
for modern challenges like climate change, indoor comfort and, importantly, human factors.
This paper considers three ways of designing sustainable buildings: smart buildings; green buildings;
and people-friendly developments.
introduction
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a building smarter than a human?
Smart buildings in their most basic form are
buildings controlled by a computerised network
of electronic sensors and controls to monitor
and operate certain building functions such as
mechanical and lighting systems. A building
automation system (BAS) links sensors and
controllers on each floor to a master controller
supported by a front-end server (often Internet-
based) and a back-end database for storing
historical data. A BAS keeps the indoor climate
within a specified range and can provide lighting
and air conditioning based on an occupancy
schedule while monitoring system performance and
device failures. Building engineering teams are then
kept informed through automated reports (Mitchell
2005). Compared to a non-controlled building,
a BAS-controlled building has lower energy
consumption and reduced maintenance costs.
As a logical extension of BAS controls, smart
buildings are ‘a fusion of fully integrated services
that deliver key business benefits to the owner’
(Telindus 2007).
Combining BAS and IT through the backbone of an
Internet Protocol network allows multiple services
to be delivered to occupants. Research shows that
integrating smart technology into buildings during
the initial design will reduce the cost of construction
as the cost of multiple traditional systems is
removed. Once installed, the opportunities for
implementation are endless. Offices and homes
can find ‘intelligent’ ways of saving more energy, for
instance, by replacing wall-mounted thermostats
with individual, virtual sensors controlled by PCs.
Factories and shopping malls can switch off lighting
and air conditioning when not needed based on
motion sensors, and airports can link their flight
information databases to heating, lighting and air-
conditioning systems at individual gates to restrict
energy use to when gate areas are occupied. Also,
staff costs can be kept down with centralised
management being put in place to optimise
budgets instead of expending intensive labour used
for monitoring. The role of facilities managers will
change dramatically in the future (Sinopoli 2011).
However, to mention reducing costs only is to
understate the true potential for smart buildings.
Smart buildings can provide a safe, secure and
comfortable environment, with wired and wireless
IT services combined with voice, video and data
services to deliver information to building users
irrespective of their location in the building. As
part of the smart system, contextual engines and
logic controllers can deliver real-time information
to those who find it relevant, based on location
and user profile. This is important in buildings with
mixed uses like schools, hospitals and prisons,
where the deployment of wireless systems allows
flexible working across the entire building and the
ability to gather information anywhere. Tracking
through Wi-Fi and radio-frequency identification
(RFID) tagging allows devices, people or assets
to be tracked as they move around within a few
metres of accuracy; in hospitals, a required piece
of medical equipment can be tagged so that it can
be quickly located via WiFi tracking technologies,
with potential life-saving consequences.
Smart buildings can further allow access control
through user authentication services, allowing the
user to access other systems with smart cards.
In addition to entry to selected areas, the access
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control system can link up to shared message
board terminals installed throughout the building
as well as intranet kiosk access, cashless catering,
electronic registration, library services, locker
systems and other services through a single card.
From a construction industry perspective,
consolidating services on to the same
infrastructure that already provides the traditional
business communications services has been
shown to reduce the cost of design and build
by 15–20% compared with disparate traditional
systems. This is possible as there is a single point
of focus for management, maintenance, resiliency
and redundancy costs through the smart system.
The cost of add-ons, moves, renovations and
other changes is greatly reduced as a required
service can be extended to wherever infrastructure
access is available (Telindus 2007).
Further research has also shown building
developers achieve higher rentals for integrated
buildings as smart control networks required
for the tenant are now included within the base
construction, thereby saving costs and creating
opportunities for upselling services within the
lease. By accessing a smart building’s control
systems, the tenant can measure and manage the
efficiency of their building over the length of their
lease because such smart control systems can
provide a wealth of consumption data over the
period of the tenancy. Such buildings provide staff
with a comfortable, secure and safe environment
which can be managed ‘smartly’ to optimise work
activities.
But if a building is smart, should it also be green?
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green is in
The principles of green buildings have been in
existence since humankind’s early venture into urban
dwellings and our attempts to shape habitats to fit
with the environment. Modern green buildings, much
like smart buildings, are an integration of concepts,
in this case, state-of-the-art sustainable/green
technologies, best practice and innovation.
Green building design:
• utilises any opportunity to incorporate
environmentally sustainable measures and
solutions into design;
• assesses the feasibility of alternative energy
sources, from low carbon to renewable energy
sources, in order to minimise its impact on the
environment;
• encourages sustainable solutions in the
design not only in terms of building services
but also in the architectural design, built form,
orientation, materials selection, site planning,
water and waste strategies;
• ensures that proposed design strategies meet
targets for reduced life cycle impact and life
cycle costs;
• ensures that the design not only addresses
the need for energy efficiency and
environmental friendliness, but that it also
provides maximum internal quality and
comfort for occupants.
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Some of the main issues considered include:
Key area Green measure
Built form and orientation
Building shape to make use of natural elements on site (daylight, sunpath, wind)
Building position to relate with other buildings on site (overshadowing, wind tunnel effect)
Layout of spaces within the building to respond to individual uses (direct sunlight, external sources of pollution)
Green elements to be integrated within design concept (green roofs, green walls)
Building fabric
Use of sustainable, low-impact and locally sourced materials to minimise the building’s ecological footprint but also support the local industry and economy
Use of building design and fabric in the operational strategy for the building for lighting and heating, ventilation and air conditioning (HVAC) by allowing for the use of natural solutions such as daylight, natural ventilation, night cooling or free cooling, without compromising its performance or the level of comfort of occupants
High levels of fabric insulation
Waste minimisation by utilising modern methods of construction, such as off-site construction, and by designing for deconstruction (taking into consideration the impact of materials at the end of the building’s life)
Building services
Use of available resources on site
Use of renewable energy technologies that are technically and economically viable for buildings
Proposed systems for all building services (HVAC, lighting, etc.) to deliver high-performance requirements while also achieving energy savings
Integrated building management systems that can respond to the specific requirements of the building
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Key area Green measure
Water
Water-efficient systems in the building (dual flush WCs, automatic taps, etc.)
Rainwater and/or greywater collection and reuse for irrigation and reduction of potable water consumption
Energy-efficient features
Use of variable speed drives such as variable air volume (VAV) systems, variable speed pumps, etc.
Use of photo-sensors for lighting output control and motion detectors for lighting, escalators and air-conditioning system control
Use of energy-efficient lighting, including T5 fluorescent tubes and light-emitting diode (LED) exit signs
Use of automatic chiller condenser tube cleaning systems
Use of high coefficient of performance (COP) chillers, heat recovery chillers and heat pumps, and making full utilisation of the chilled water supply from district cooling systems
Energy conservation features
Use of heat pump units for production of hot potable water or heating water
Use of energy wheels to reduce fresh air cooling demand by utilising relatively cold exhaust air
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The green performance of buildings is assessed
using various methods. The BRE Environmental
Assessment Method (BREEAM) was launched
in 1990, covering a wide range of sustainability
principles (including water use, waste
management and materials) instead of focusing
on the common aspects typically associated with
buildings (e.g. energy). Since then, green building
labelling schemes have become commonplace
and numerous schemes have been developed
and adopted in countries around the world. In the
US, LEED was established in 1998 and has since
been adapted for use in India, Italy and Canada.
Hong Kong BEAM was one of the early schemes
to be developed in Asia and was launched in
1996 to guide the design and to assess the overall
performance of new and existing buildings in
Hong Kong. Japan established CASBEE in 2002,
while Australia introduced NABERS in 1998
followed by Green Star. Green Mark was launched
in 2005 in Singapore, while one of the more
recent schemes, the China Green Building Label
system, was initiated in 2006 (National Standard of
People’s Republic of China 2006).
Overall, the impact of green building labelling
schemes on improving the environmental
performance of buildings has been significant.
Buildings certified by green building councils –
compared with non-certified buildings – have
reduced energy and potable water consumption
by 85% and 60% respectively and reduced
waste sent to landfill by 69% (National Standard
of People’s Republic of China 2006). Yet, as
technologies develop and as planning regulations
and policies become more stringent, it is important
for green building labelling schemes to remain
at the forefront by setting higher standards and
to act as the driving force for better performing
buildings. Hence, green building labelling schemes
are key to ensuring significant environmental
initiatives such as carbon reduction – beyond
the minimum requirements as set in individual
countries.
Despite the benefits that green building labelling
schemes bring, they have come under strong
criticism; notably, cynics claim that these schemes
are just a ‘tick-the-box exercise’ that actually
detracts designers from creating truly green
buildings in the quest for points and awards. In
the same sense, schemes are criticised for not
ensuring that an integrated design approach
is achieved, as design teams pick and choose
credits under certain topics, not on the basis
of their actual impact on the design but on the
weighting and points they carry.
Nonetheless, green labels will continue to serve
as a primary means of sustainability performance
assurance for buildings, which will be the means
by which buildings of the future will adapt to
the challenges of climate change and natural
resources depletion. But to use this method only is
to overlook a vital factor – the people that lie at the
heart of sustainable communities.
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PeoPle-friendly buildings
Green labelling is a means to embed environmental
performance in buildings, and having smart
technologies to provide security and comfort
to building users is also crucial. However, it is
important to take into account users’ societal
needs as buildings should be seen as a living part
of sustainable communities. Living spaces and
gathering points for communities should form part
of a building’s function as well as pleasing aesthetics
and living comfort; these are not always recognised
by green labels or smart systems.
Interestingly, a comparison between a conventional
high-rise office block and a contemporary green
building showed that the physical environment,
occupants’ visual and temperature sensation and
satisfaction levels are quite different between these
two types of buildings, even given the same location
and weather conditions. The greener building
possessed more natural ventilation systems, larger
glazing areas, higher thermal mass and a careful
layout design that emphasised the social aspects of
the building (Zhang and Altan 2011).
Separate research has shown that building
characteristics have strong relevance to an
individual’s response related to comfort, and that
perceived comfort can be influenced by several
personal, social and building factors. On the
one hand, efficient lighting, heating and cooling
have measurably increased worker productivity,
decreased absenteeism, and improved the
quality of work performed by reducing errors and
manufacturing defects (Romm and Browning 1994);
but on the other hand, environmental stressors such
as vibration, poor air quality and inadequate lighting
usually result in negative stress. It has been proven
that negative stress can cause short-term illness and
long-term physical and mental health problems. Air
quality especially has a bearing on communicable
respiratory illness, allergies and asthma symptoms
and impacts worker performance. The estimated
potential annual savings and productivity gains are
US$6–14 billion from reduced respiratory disease,
US$1–4 billion from reduced allergies and asthma,
and US$10–30 billion from reduced sick building
syndrome (SBS) symptoms (Fisk 2000).
Other than the direct benefits that sustainable
buildings have on worker performance, there are
further advantages as healthy communities help
stabilise society and maintain order. However, the
challenge that is emerging on the horizon is that of
ageing populations; by 2050 one person in five will
be over 60 years old (World Health Organisation
(WHO) 2005).
Popular belief maintains that ageing will involve more
healthcare services and more financial support; there
are some who regard ageing as an opportunity to
tap into the inherent wisdom, skills and knowledge
of older people. This can be done by creating
environments that foster engagement through ‘age-
friendly’ buildings, i.e. buildings with outdoor spaces,
comfortable housing, social participation, respect
and social inclusion, employment, communication
and information, and community support. New York
City’s participation in the WHO’s Global Network of
Age-friendly Cities has, for instance, led to benefits
not only for the older people of New York, but people
from around the world as New York City is the model
for programmes in France, Slovenia, Ireland and,
potentially, China (WHO 2006).
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From the earlier explanations, sustainable
buildings can be interpreted in three ways:
smart, green and people-oriented. But to look at
each of these in isolation is to miss a significant
opportunity to leverage one another. The following
applications should be considered:
• enabling – the systems in smart buildings
are excellent enablers for the environmental
and social performance of buildings. With
automation, buildings can control the indoor
environment efficiently and comfortably; at
the same time, smart card, RFID and other
technologies can ensure that the inhabitants
enjoy access to facilities and support as and
when needed. For instance, elderly workers
can command assisted means of transport
when required or young children can be
closely monitored in a non-intrusive manner
to help in their growth and development.
• interfacing – the environment of the building
needs to interface with the exterior. Passive
designs can optimise natural ventilation
and lighting with the outside, and with the
implementation of technology, these factors
can be enhanced with automated wind and
light chimneys and angling of shading to
achieve the best effect. The interface can
also be to a smart grid whereby energy to
the building can be managed according to
demand and supply to level off-peak periods
and to blend the use of clean renewable
energy sources with traditional fossil fuel
power sources. From a social perspective, the
interface is about connecting people so that
their movement from homes to workplaces
is seamless and efficient. Use of the same
smart card for both access and public transit
use is feasible (and already in practice); the
next step could be to use this system to
measure personal carbon footprints linked to
a healthy lifestyle scoring mechanism, which
could encourage activities like walking or
cycling to work.
• decision making – smart buildings eventually
acquire artificial intelligence which can be
put to good use in developing predictive
logic, so that the environmental performance
and the social performance are already
pre-calculated, thereby establishing energy
consumption patterns for any given time of
day. This is information that can be used as
leverage over the supply companies so that
sustainable building owners can negotiate on
tariffs. As another example, by connecting
to a local weather station from where more
accurate external temperatures are taken
along with a forecast for the coming week,
the smart building can be programmed to
link this information to predicted occupancy
(room booking systems and outlook calendars)
and alert management staff to any possible
difficulties in adhering to a defined power
budget. This resource can be applied as
easily to water demand, waste collection,
food delivery and many other applications.
For social needs, the building could be
programmed for different demographic needs,
and the same predictive logic can optimise
temperature and light settings, or even
shopping needs or food deliveries.
discussion
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• holistic units – buildings of the future will
become self-contained in terms of resource
needs. Energy will be provided internally
by renewable energy technologies and
supplemented by the grid. In cases where
excess energy is produced, the building
owners can sell power back to the utilities.
With rainwater harvesting systems and micro-
filtration beds using nanotechnology, water will
be recycled many times, and mini-composters
will deal with organic waste which can be
used to nurture plants in roof gardens and
vertical green walls. The green landscaping will
become an aesthetic feature for the pleasure
and recreation needs of inhabitants as well as
a means of growing food.
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ConClusions
• Buildings of the future have to take into
account the challenges and the opportunities
brought about by technological, environmental
and societal changes. We considered three
approaches: smart buildings; green buildings;
and people-friendly developments.
• Smart buildings have the advantage
of automated systems that control the
environment and communicate with users.
With the increasing levels of sophistication in
technology, communications and connectivity,
smart buildings will become an integral part of
our lifestyles – something that the construction
industry should recognise. In constructing new
buildings or refurbishing old ones, the ‘smart’
way to build smart buildings is to move away
from traditional methods of construction and
to look at multi-disciplinary and integrated
approaches, as well as end-user perspectives.
• Furthermore, with the world’s increasing
concern on climate change, buildings will
feature as one of the key areas for low-
carbon performance. Supported by smart
technologies, green design will be a vital
part of the new outlook on a building’s
performance. In the absence of other
benchmarks, certification schemes like
LEED and BREEAM will most likely become
requisites for any construction project and
the industry should pay heed to how this can
serve as a reminder as well as an opportunity
for a responsible and profitable business
model.
• Societies are different across the world, but
common to all are the needs for comfort,
liveability and demographic change.
• Integration of these three approaches will form
an enabling, interfacing, decision-making and
holistic model for sustainable buildings of the
future. The construction industry is well placed
to play a crucial role to take on this task.
Sustainable buildings: Smart, green and people-friendly
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references
APUF-5, United Nations Conference Centre in
Bangkok, Thailand, 20 to 25 June 2011. See www.
hfhap.org/ap_update/apnews_125(lyris).html
[Accessed 24 November 2011].
Fisk W J (2000) ‘Health and productivity gains from
better indoor environments and their relationship
with building energy efficiency’, Annual Review
of Energy and the Environment, 25: 537–66.
Available at: http://eetd.lbl.gov/ie/viaq/pubs/
FiskAnnualReviewEE2000.pdf [Accessed 23
November 2011].
Mitchell R (2005) ‘The rise of smart buildings’,
Computer World, 14 March. Available at: www.
computerworld.com/s/article/100318/The_Rise_of_
Smart_Buildings [Accessed 22 November 2011].
National Standard of People’s Republic of China
(2006) Evaluation Standard for Green Building,
Ministry of Construction of the People’s Republic
of China and National Head Office for Quality
Supervision, Inspection and Quarantine of the
People’s Republic of China. Available at: www.
aiahk.org/ca/pdf/Eval%20Std%20for%20Grn%20
Bldgs%20GB%20T%2050378-2006_notes%20
scoring%20syst.pdf [Accessed 23 November 2011].
Romm J and Browning W (1994) Greening
the Building and the Bottom Line: Increasing
Productivity Through Energy-Efficient Design,
Snowmass, CO.: Rocky Mountain Institute. ISBN-
13: 978-9996358098.
Sinopoli J (2011) ‘Predictions for smart buildings
in 2011’, Spicewood, TX.: Smart Buildings,
LLC. Available at: www.smart-buildings.com/
pdf/2011janpredictions.pdf [Accessed 23
November 2011].
Tang T and Stratigaki E (2010) Study for
Development of Green Building Labeling Systems
in Hong Kong, Hong Kong Green Building Council,
AECOM Report.
Telindus (2007) Intelligent buildings – The Future of
Facilities and Information Management, Odiham,
Hampshire: Telindus Belgacom ICT. Available at:
www.telindus.ie/resources/intelligent_buildings.pdf
[Accessed 22 November 2011].
United Nations (UN) World Urbanization Prospects:
The 2009 Revision – Highlights, New York: UN,
Department of Economic and Social Affairs,
Population Division. Available at: http://esa.un.org/
unpd/wup/Documents/WUP2009_Highlights_Final.
pdf [Accessed 24 November 2011].
WHO (2005) World Population Ageing: 1950–2050,
Geneva: WHO, Department of Economic and Social
Affairs, Population Division. Available at: www.
un.org/esa/population/publications/WPA2007/
wpp2007.htm [Accessed 23 November 2011].
WHO (2006) Global Age-friendly Cities: A Guide,
Geneva: WHO. ISBN-13: 978-9241547307.
Available at: www.who.int/ageing/publications/
Global_age_friendly_cities_Guide_English.pdf
[Accessed 23 November 2011].
May 2012
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Zhang Y and Altan H (2011) ‘A comparison of
the occupant comfort in a conventional high-rise
office block and a contemporary environmentally-
concerned building’, Building and Environment,
46(2): 535–45.
useful websites
BRE Environmental Assessment Method
(BREEAM). Available at: www.breeam.org/page.
jsp?id=66 [Accessed 22 November 2011].
Building Environmental Assessment Method
(BEAM). Available at: www.beamsociety.org.hk
[Accessed 22 November 2011].
Comprehensive Assessment System for Built
Environment Efficiency (CASBEE). Available at:
www.ibec.or.jp/CASBEE/english/ [Accessed 23
November 2011].
Green Mark. Available at: www.bca.gov.sg/
greenmark/green_mark_buildings.html [Accessed
23 November 2011].
Green Star. Available at: www.gbca.org.au/green-
star [Accessed 23 November 2011].
Leadership in Energy and Environmental Design
(LEED). Available at: www.usgbc.org/LEED
[Accessed 22 November 2011].
National Australian Built Environment Rating System
(NABERS). Available at: www.nabers.com.au
[Accessed 23 November 2011].
World Green Building Council. Available at: www.
worldgbc.org/site2/ [Accessed 23 November 2011].
Sustainable buildings: Smart, green and people-friendly
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about the author
Dr Thomas Tang is a
practitioner in sustainability
and environmental
management, which includes
sustainable planning and
design, policy research, corporate social
responsibility, waste management, energy, low-
carbon design and stakeholder engagement.
As well as being a practitioner in sustainability, Dr
Tang has worked with NGOs to help set up rural
social enterprises in China, India, Cambodia
and Laos.
In the past 20 years, he has worked on
assignments for the World Bank, the International
Finance Corporation, the UN Development
Program and the Clinton Global Initiative, as well
as many private clients. He has also advised
the governments of Hong Kong and Singapore
on sustainability and policy issues, particularly
in resources and wastes. Dr Tang has been a
speaker on a number of international forums,
including the Conference Board, the C40
roundtable and the B4E Climate Summit series.
Dr Tang is a certified management consultant, and
he uses his skills to help organisations deal with
change as part of sustainability. A former president
of the Institute of Management Consultants (Hong
Kong), he is also an experienced trainer and
frequently facilitates workshops for organisations
on change leadership. Dr Tang is a visiting scholar
at the University of Hong Kong, where he has
taught sustainability and innovation.
Currently, he is the Corporate Sustainability
Director for AECOM in Asia. AECOM is a Fortune
500 company listed on the New York Stock
Exchange engaged in planning and design
engineering services in power, transport, water,
buildings and waste. Dr Tang’s responsibility
covers the Asia region and involves directing
sustainability projects in support of eight regional
business practices. He also provides internal
corporate services as the Head of the Office
for Corporate Sustainability, aimed at reducing
the company’s operational footprint regarding
electricity, water, transport and paper. In 2010, the
company was awarded a special Merit Award for
Sustainable Development Performance by Best
Practice Magazine.
Dr Tang is also responsible for running AECOM
Asia’s Time Bank, set up to encourage corporate
volunteerism and other corporate social
responsibility initiatives within the company.
affiliations and associations
• Certified Management Consultant (since 2000)
• Chartered Member, Institute of Environmental
Management and Assessment (since 2011)
• Chartered Member, Royal Society of Chemistry
(since 1985)
Contact: [email protected]
© College of estate management 2011 All rights reserved by the College of Estate Management. No part of this publication may be reproduced, stored or transmitted in any form or by any means without prior written permission from the College of Estate Management. CEM warrants that reasonable skill and care has been used in preparing this report. Notwithstanding this warranty, CEM shall not be under liability for any loss of profit, business, revenues or any special indirect or consequential damage of any nature whatsoever or loss of anticipated saving or for any increased costs sustained by the client or his or her servants or agents arising in any way, whether directly or indirectly, as a result of reliance on this publication or of any error or defect in this publication. CEM makes no warranty, either express or implied, as to the accuracy of any data used by CEM in preparing this report nor as to any projections contained in this report which are necessarily of any subjective nature and subject to uncertainty and which constitute only CEM’s opinion as to likely future trends or events based on information known to CEM at the date of this publication. CEM shall not in any circumstances be under any liability whatsoever to any other person for any loss or damage arising in any way as a result of reliance on this publication.
© College of estate management 2012 All rights reserved by CEM. No part of this publication may be reproduced, stored or transmitted in any form or by any means without prior written permission from CEM. CEM warrants that reasonable skill and care has been used in preparing this report. Notwithstanding this warranty, CEM shall not be under liability for any loss of profit, business, revenues or any special indirect or consequential damage of any nature whatsoever or loss of anticipated saving or for any increased costs sustained by the client or his or her servants or agents arising in any way, whether directly or indirectly, as a result of reliance on this publication or of any error or defect in this publication. CEM makes no warranty, either express or implied, as to the accuracy of any data used by CEM in preparing this report nor as to any projections contained in this report which are necessarily of any subjective nature and subject to uncertainty and which constitute only CEM’s opinion as to likely future trends or events based on information known to CEM at the date of this publication. CEM shall not in any circumstances be under any liability whatsoever to any other person for any loss or damage arising in any way as a result of reliance on this publication.
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Patron: HRH The Prince of Wales
Cem is the leading provider of education, training and research for the real estate and construction industries. no other institution offers the same range and quality of specialist expertise to the property profession.
Over the past 90 years, we have helped more than 150,000 people, at all levels of the profession, with a wide range of business and academic backgrounds, to gain the skills they need to enhance their careers.
While we are an independent organisation, we have a close relationship with the University of Reading and strong links with a range of professional bodies and major property firms. CEM is increasingly global in outlook.
Drawing on our extensive knowledge base, professional contacts and independent standpoint, research is a core area of CEM’s activities, both to ensure the quality and relevance of our education programme and to offer a vital service to the property profession.