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Jamila K. Qadir

WITH DUBAI’S increasingpower consumption, theincorporation of cleanand renewable energy in

buildings will reduce the dependenceon the grid and consequently decreasecarbon dioxide emission, industry ob-servers say.

According to the Ministry of Econo-my and Commerce, some 70 per cent ofpower in Dubai is consumed by com-mercial and residential buildings.

High-performance green buildingsare the solution for energy-efficientconstruction, conservation of water, cre-ation of a healthy indoor environmentand improvement in the productivity ofoccupants.

A closer look would reveal that thegreen building concept is important be-cause it also provides indoor environ-mental quality (IEQ), notably indoor airquality (IAQ).

The US Environmental ProtectionAgency (EPA) has estimated that the USspends huge amounts as direct medicalcosts attributable to IAQ. Consideringthe intensive volume of cooling loadthe Gulf and particularly the UAE useto keep buildings cool, IAQ becomes avital issue in ensuring that healthy en-vironments are maintained at the high-est levels.

This is the reason why the need forsustainability in the UAE is crucial.Two years ago, His Highness ShaikhMohammed bin Rashid Al Maktoum,Vice-president and Prime Minister ofthe UAE and Ruler of Dubai, issued a

new resolution on the implementationof green building specifications andstandards in the Emirate of Dubai.

Effective from January 2008, underthe new resolution, owners of all resi-dential and commercial buildings andproperties in Dubai were to complywith internationally recognised envi-ronmentally friendly specifications.

Building sustainability can be ac-cessed through the Leadership in En-ergy and Environmental Design (LEED)rating system. Developed by USAGreenBuilding Council (USGBC), LEED is avoluntary, consensus-based nationalrating system for developing high-per-formance, sustainable buildings.

It addresses all building types andemphasises state-of-the-art strategiesfor sustainable site development, wa-ter savings, energy efficiency, materialsand resources selection and indoor en-vironmental quality.

LEED is a certification system thatdeals with the environmental perfor-mance of buildings based on overallcharacteristics of the project. LEED cer-tification lowers a home’s environmen-tal impact.

The Emirates Green Building Council(EGBC), working in conjunction withthe USGBC, has been developing amodified version of LEED for use in theUAE environment.

Considering UAE-specific factors likewater scarcity and severity of climate,the EGBC is currently in the processof devising a Building SustainabilityAssessment Tool (BSAT) that, once fin-

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FROM THE outside, Dubai Chamber’s18-storey head office looks much like mostother modern buildings we have becomeused to in the Middle East. It is a spectacu-larly designed glass facade high rise build-ing, which one would expect to consumevast amounts of water and energy whileproducing significant waste. Not so, as wediscovered on a recent visit to this iconic15-year-old building by the Deira Creek,which is actually one of the greenest high-rises in the Middle East.

Recently, it became thefirst LEED certifiedexisting building in the Arab World and oneof only four outside of North America. Eng.Hamad Buamim, Director-General of DubaiChamber, explains the significance of thisachievement: “This LEED certification forexisting buildings is another first for Dubaiand affirms our determination and com-mitment towards supporting Dubai’s greenaspirations and the strategic visions of ourleaders for environmental sustainability andinternational best practices. In the processwe have demonstrated that environmentalresponsibility is precious for business, itsaves money, enhances efficiency, and dem-onstrates righteous citizenship.”

So we stepped inside to learn more fromDubai Chamber’s green building team,some of whom have worked hard on green-ing this building over a decade.

Jagath Gunawardena, Dubai Chamber’sSenior Manager, Projects and Business De-velopment, explains: “We actually startedon energy and water initiatives back in1997. It wasn’t fashionable at the time, butI have always understood the need to useresources wisely and thankfully in my roleas chief engineer I was able to experimentand make significant improvements to ourbuilding’s performance.”

There were a number of water and ener-gy-efficiency initiatives undertaken, manyof which were firsts for the region. Dubai

Chamber’s CSR Manager Annelies Hodge,explains further.“We pioneered many green building ini-

tiatives, such as capturing the humiditythrough our air-conditioning systems ascondensate water to use in our fountain andtoilet systems saving 850,000 litres of watera year, adjusting lift weighting loads to de-crease energy consumption by 20 per cent,reusing grey water for landscaping and toi-let systems, and providing VIP parking forstaff and free valet parking for visitors us-ing fuel-efficient vehicles.”

The good news is that many of these im-provements have been made at little or nocost. At the same time, the enhanced effi-ciencies have led to significant cost reduc-tions, providing a strong business case forgreening all buildings as Mohammed Mah-goub, Director of Administration, elabo-rates: “Dubai Chamber has succeeded inreducing water and energy consumption byapproximately 77 per cent and 47 per centrespectively between 1998 and 2008, leadingto significant carbon emission reductionsand accumulated savings of around Dh7.1million. In doing so we have demonstratedthat an old construction in the Middle Eastcan be made much more efficient and en-vironmentally friendly without significantinvestments, thereby reducing costs and en-hancing revenue.”

While Dubai Chamber focused mainly

on water and electricity conservation ini-tiatives from 1998 to 2008, over the last fewyears it has intiated a number of improve-ments in other areas too. Abdullah Darwish,Administration Executive, elaborates: “Webegan focusing on waste management andrecycling, and in 2008 we decided to extendour efforts to include green transport andpurchasing, while applying the internation-ally recognised green building certificationLEED.”

The original intent of applying for LEEDcertification was to demonstrate that DubaiChamber had greened its building, a stamp

of approval on more than 10 years of work.However, as planning of the building’srenovation began, LEED became a usefultool to guide the building’s retrofit too. JohnSinthurayen, Building Services Manager,explains: “When planning our renovation,we used the LEED framework to help usapply the latest standards in health, safetyand environment. It helped us in selectingfurniture, paints, cleaning products andother materials that affect the quality of in-door air. It also helped us understand theimportance of items we had not considered,such as separating printing or photocopy-ing areas.”

Walking around the newly renovatedoffices, one certainly senses the high stan-dards that have been set by Dubai Chamber.The air is fresh, the environment bright andhealthy, employees have impressive views,ergonomically designed workstations, andeasy facilities for waste separation and re-cycling. You also sense the pride they feel inworking in such an environment.

Dubai Chamber has demonstrated that asmall group of dedicated employees, backedby visionary management, can make a sig-nificant difference. Let us hope that this pio-neering achievement will encourage otherbuildings to follow Dubai Chamber’s leadso that they can significantly enhance theirenvironmental performance and save valu-able resources too.

KHALEEJ TIMES ADVERTISING SUPPLEMENT Thursday, Februray 18, 2010

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

III

Environment-friendly touch

Dubai Chamber has succeededin reducing water and energyconsumption by approximately77 per cent and 47 per centrespectively between 1998 and2008, leading to significantcarbon emission reductions andaccumulated savings of aroundDh7.1 million

Eng. Hamad Buamim The people behind the success of the ‘Green Initiative’

WATER SAVING —ESTIMATED 77 PER CENT REDUCTION

Installation of plc-based control system and1.infrared detectors for urinal flushing linked tolighting system saving 42,000 litres a day*

Installation of automatic faucets with infrared2.sensors, allowing water to run only whenrequired saving 1,000 litres a day*

Installation of air-cooled chillers to eliminate3.the need for water for cooling and reducingwaste water substantially savings 50m3 a day*

Collection of condensed water from air handling4.units since 2004 to use for the fountain saving0.85 million litres a year*

Utilisation of TSE or grey water for gardening5.applications and soon for the toilet system

Reduced flushing volumes from flush fixtures6.from 11 litres to 4.5 litres per flush*

Installation of aerated water flow fixtures on7.taps reducing water flow by 40 per cent*

ENERGY SAVING —ESTIMATED 47 PER CENT REDUCTION

Optimising of lift weighting loads since 2003 to1.reduce energy consumption by 20 per cent*

Installation of lighting sensors in 2009-2010 to2.a significant reduction in consumption

Optimisation of chiller operating loads leading3.to permanent shutdown of five of the eightchillers

Installation of temperature sensors reducing4.cooling loads by maintaining comfortabletemperatures (27 degrees during non-operational hours and 22 degrees duringworking hours)

Installation of CO5. 2 sensors and a variable airflow system to reduce consumption*

Building envelope and roof insulation that6.conform to ASHRAE 2004 standards for thermaltransmittance, solar heat reflectance and solarheat absorption properties

Adoption of an energy management code of7.practice

Reduction of lighting load from 72 watts to8.56 watts, leading to a 22 per cent reduction inenergy consumption

Use of LED low mercury globes that use 25 per9.cent less energy and last up to 10 times longer

Installation of web interface for lighting and air-10.conditioning control from workstations

Insulation of chiller water line using glass wool11.compliant with ASHRAE 2004 and reduction inchilled water circulation requirements leading tosavings of 100,000 kWh/yr

OTHER

Purchasing eco-friendly office furniture (e.g.1.Herman Miller Aeron Chairs which are 94 percent recyclable, comprises 62 per cent recycledmaterials, and made in an ISO 14001/LEEDfactory)

Preventative maintenance practices to avoid2.breakdown and improve efficiency

Provision of VIP parking for staff and free3.valet parking for guests using energy-efficientvehicles, as well as bicycle and motorcycleparking areas and showering facilities

Achieved LEED certification for existing4.buildings in 2009, one of four outside of USA/Canada and the first in the Arab World

Recognition from various organisations such5.as the Middle East Business Awards (highlycommended for the environment contributionof the year, 2008), Dubai Electricity and WaterAuthority (two certificates of appreciation,2009), and Dubai Ports and Customs (winner ofthe environmental category, 2009)

Savings of around 25.9 million units (KwH)6.of electricity or Dh5.5 million and 41.5million units (gallons) of water or Dh1.6million between 1998 and 2008 (i.e. savedapproximately Dh7.1 million or over $1.93million over a decade). This is the equivalentyearly consumption of around 315 UAEhouseholds in terms of water and 835 UAEhouseholds in terms of electricity*

Ensuring that all cleaning and maintenance is7.done during regular office hours, so that thebuilding can be shut down after hours, thussaving energy, enhancing security, and reducingother costs such as the supervision of staff etc.

Green roof compliant with international best8.practices for emissivity (the white tiles are non-heat absorbing)

91-metre high 18-storey building with 20,0009.m2 of floor space completed in 1995, the UAE’sseventh tallest building at the time, anddesigned by Nikken Sekkei architects, Japan

Our example shows that existing buildings in theMiddle East can be greened, which benefits theenvironment, improves the bottom line and increasesbuilding users’ comfort and health.

*Please note that while we have done our utmost to ensure theaccuracy of these figures, they are estimations only.

HIGHLIGHTS OF GREENINGTHE EXISTING DUBAICHAMBER BUILDING

Dubai Chamber’s eco-friendly initiatives

What factors, primarily, drove Dubai Chamber of Com-merce & Industry’s decision to pursue LEED certification?

We have been working on greening our building since1998 but we chose to become LEED certified in 2007 as partof our commitment towards supporting Dubai’s green as-pirations and the strategic vision of our leaders for envi-ronmental sustainability and international best practicesand creating a better community backed by excellence anda sense of responsibility towards our society and environ-ment. This also comes in line with our strategic objectiveof promoting Dubai as an international business hub andcreating a favourable business environment for the emirate.

What are the most notable “green” features of DubaiChamber of Commerce & Industry building?

There are many initiatives including water and energyefficiency, indoor air quality, site use and sustainable trans-

port. However, of special note are the green building initia-tives we have been implementing like collection of conden-sate water from air-conditioning units since 2004, reusinggrey water for landscaping and toilet system, providing VIPparking for staff and free valet parking for visitors usingfuel-efficient vehicles.

What kind of productivity benefits do you expect fromthe certification?

Significant energy and water savings as well as reducedsick leave and more productive staff, who are working ina healthier premise. This initiative has given a boost to thestaff morale as it helps them to give their best as well asprotect the environment at the same time. The staff responseto the greening e-messages, seminars and lectures has beentremendous as they participated in various awareness rais-ing events and brainstormed and gave suggestions whilesome even brought recycling material from home to partici-pate in the Chamber’s recycling initiative.

Who were the members of the LEED certification team?The Chamber LEED certification team comprises in ad-

dition to me Mohammed Mahgoub, Director of Adminis-

tration; Annelies Hodge, CSR Manager; Abdullah Darwish,Administration Executive; John Sinthurayen, Building Ser-vices Manager; and Eman Qabbany, Protocol and LogisticsExecutive.

What are the other sustainability initiatives that DubaiChamber is following? About which are you most excit-ed?

LEED and green building primarily focus on environ-mental initiatives. We are also working hard in other areasof sustainability including:

Workplace— ensuring high standards of health and safe-ty and excellent working conditions for our staff;

Marketplace — working with suppliers and contractorsto source and implement the latest standards of health, safe-ty and environment in our business;

Community — by encouraging sustainability amongstour members through our Centre for Responsible Busi-ness, organising fund-raising events like charity bazaars,blood donation drives etc at the Chamber premises as wellas staff engagement in these community development pro-grammes.

Jagath Gunawardena, Senior Manager Projectsand Business Development, shares his views onLeed Certification

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ANSWERABLE for the environ-mental impact of its manufacturingoperations, Jotun, one of the leadingglobal paint manufacturers of paintand coating innovations, is undertak-ing massive recycling efforts, whichresulted in the reprocessing of over1,000 tonnes of waste material from itsUAE-based plant, where eco-friendlypaint products for the Middle Eastmarket are manufactured.

As a major part of the company’senvironmental initiatives, JotunPaints’ massive waste reduction pro-grammes have resulted in the process-ing of 8.22 tonnes of powder, 30.44tonnes of solvent, and 975.25 tonnesof water wastes last year. Having in-vested $27 million into research anddevelopment, the company enforces astreamlined plan to increase its energyefficiency in the future.

In line with its commitment to bothcustomers and the environment andits continuous efforts towards achiev-ing greener solutions, Jotun launchedthe “Green Paint” System to providepaints that are energy-efficient andhave low Volatile Organic Com-pounds (VOCs), to ensure less impacttowards people’s health and the envi-ronment.

Memberships and AssociationsJotun’s proactive efforts towards

lessening its environmental impactare partly being driven by its positionas a founding member of the EmiratesGreen Building Council, and its mem-bership with the United States GreenBuilding Council. The company is alsoactively involved in two other greenBuilding Councils — in India and inTurkey.

Furthermore, Jotun is the only paintmanufacturer that is a founding mem-ber of the Emirates Green BuildingCouncil and a corporate member ofEmirates Environment Group (EEG).Among the most recent environment-centric initiatives participated in byJotun in the UAE was a tree plantingactivity in Jebel Ali Hazardous WasteTreatment Facility, which was com-pleted in collaboration with the DubaiMunicipality.

Green Paint Truths and MythsDue to the complexity of the content

in paint products, consumers may feela bit uncertain about which productsto choose. Here are some myths about“green” paints and the reality behindthem.

The VOC DebateVolatile Organic Compounds

(VOCs) are a large group of carbon-based chemicals that readily evapo-rate at room temperature. VOCs cancause headaches, allergic reactionsand health problems in humans if in-haled and contribute to the formationof troposphere ozone, smog and glob-al warming. Therefore, it is always rec-ommended to choose a Low VOC andgood performing paint that reducesmaintenance frequency and improvesthe life span of walls and indoor airquality.

Energy Efficiency“Energy efficiency should be con-

sidered a criterion for green coatings.Energy-efficient coatings utilise so-phisticated heat insulating technologythat reflect the sun’s near infrared andUV radiation away from the substrate,thereby reducing radiant heat transferwithin a property. If a property canremain cool, there is a lower demandfor cooling energy, which, in turn, de-creases the demand on utility compa-nies to burn fossil fuels to run genera-tors. Burning of fossil fuels contributesto smog formation and ozone deple-tion,” says Eirik Kristensen, RegionalMarketing Manager, Jotun UAE.

PerformancePerformance should be an impor-

tant feature of an environmental lessimpactful coating. A long-lasting coat-ing means less paint cycles, whichmeans fewer VOCs are emitted. Thephysical performance of paints de-pends on a number of variables suchas quality of pigments, film build,polymer and sheen. Highly reflectivecoatings reduce surface temperature,which extends the life of the coating.High film build coatings last longerthan low film build, simply because

of greater thickness. One-hundred-percent acrylics last longer than styreneand PVA acrylics.

Retail latex paints typically lastthree to seven years between repaintcycles. The longer a coating lasts, theless impact it has on the environment,and this is the reason why it should beconsidered a criterion for a green coat-ing specification.

Jotun believes the optimal paint withthe least environmental impact shoulddeliver durability, performance, en-ergy efficiency, and a strong capac-ity to minimise impact on air qualityand beautify projects. The manufac-turer has launched the “Jotun GreenPaint System”, which includes paintsthat qualify for many Green Build-ing Rating Systems across the globe.“Jotun Green Paint System” comprise“Fenomastic Gold”, which improve in-door air quality; “Jotashield Thermo”,which promotes energy efficiency;and “Jotashield SuperDurable”, whichenhances structures’ performance anddurability. These high performanceproducts were specially formulatedto reduce environmental impact andmeet or exceed the criteria of regionaland global regulations for green stan-dards.

Fenomastic GoldFenomastic Interior paint is one of

Jotun’s best interior coatings, whichhas been a pioneer in the market for atotal of 37 years. It delivers remarkabledurability and exceptional colour withricher hues, and retains their colourintegrity even after repeated wash-ings. With its superior hide properties,eco-friendly Fenomastic Gold Interiorpaint has very low VOC and is avail-able in all colours. It has anti-fungal,anti-bacterial, and anti-fire spreadproperties, a high crack tolerance of1.4 mm, and applies easily and driesquickly for seamless touch-ups.

Jotashield ThermoJotashield Thermo is one of the most

innovative paint products for commer-cial projects available in the market.It reduces the heat absorbed by thewalls, which lowers indoor tempera-

ture, thereby increasing comfort leveland decreasing the energy load to coolthe home in the heat, all while cuttingcooling costs. Furthermore, it can alsoextend roof life expectancy and aid inthe reduction of heat island and heatrelated smog. This water-based exte-rior paint is test certified with crackbridging ability, high UV resistance,anti-carbonation and water vapourtransmission. Jotashield Thermo isavailable in 96 colours.

Jotashield SuperdurableJotashield SuperDurable is the most

durable and the greenest paint in themarket, offering low VOC and a spe-cial hybrid binding technology whichoffers twice the life span of conven-tional solvent based durable coatings.Ideal for decorating and protectingexterior surfaces, the coating has farlonger gloss retention and durabilitythan other decorative coating systems.The paint films a combination of hard-ness and flexibility that provide highdurable protection of a well-preparedconcrete/plastered surface for up to20 years. It also has excellent UV, wa-ter and humidity resistance.

CertificationsAs an industry leader in the region

committed to fulfilling its responsibil-ity towards reducing environmentalimpact, Jotun enforces manufacturingprocedures that focus on solid wastereduction, recycling and is in the pro-cess of implementing the ISO 14001and OASHAS 18001 certification in itsfactories worldwide. The company’sglobal research and development teamis constantly developing advancedcoatings to help reduce harmful emis-sions as well as lower VOC.

This initiative is designed to boostthe performance of Jotun paints, for-mulated to resist dirt and harmfulbacteria, clean easily and improve thequality of indoor and outdoor environ-ments. In addition, the manufactureralso focuses on promoting awarenessof proper surface preparations and ap-plication to prolong the life span of thepaint, thereby reducing the frequencyof repainting emissions and waste.

KHALEEJ TIMES ADVERTISING SUPPLEMENT Thursday, Februray 18, 2010

Jotun provides paintsthat are energy efficientand have low volatileorganic compounds toensure less impact onpeople’s health and theenvironment

JotunPaints:Massive green initiatives

THE UAE has experienced exceptional growth inthe past few years that has resulted in rapid devel-opment that warrants an immediate need to plan,design, construct and operate buildings in a sustain-able manner that is beneficial while incorporatingsustainable measures that can be regionally adap-tive into the planning, construction and function ofa building.

The word “GREEN” when applied to a buildingor a sustainable development can often be mislead-ing with different perceptions that could divert thereal objectives of the core sense of simple integratedsustainable thinking into the planning process byincorporating established and proven engineeringstandards into the design, choosing eco-friendlymaterials and construction measures and last butnot the least operate and manage the building in asustainable manner. This process actively considers,

involves and integrates the authorities, developers,the facilities management and the tenant while mini-mising environmental impact at a local and regionallevel.

LEED and the other international rating systemshave not really created a new concept but rather in-tegrated all applicable sustainable measures into aframework or a benchmarking system that awardspoints based on the number of sustainable measuresthat have been adapted to plan, design, constructand operate a building as per the respective guide-lines that provide a proven and comprehensive ap-proach.

“The UAE’sancient Bedouindwellings andthe old buildingssimilar to Dubaimuseum and thebastakiya build-ings with theirmonumental windtowers are true ex-amples of what isnow called a greenbuilding. Goingback in time, thesebuildings wouldexceed most ratingsystems bench-

marking beyond the platinum level which is thehighest adornment to verify a green building. To-day’s living modern example is the Dubai Chamberbuilding that is the first existing Green building inthe region that we’re proud to have partnered in of-fering our consulting services since 2007,” says Kha-lid Rashed Al Suwadi, Chairman of Global Tech.

Although several similar local guidelines or ratingsystems at national and local levels are in the pro-cess of being carefully studied and developed forimplementation, several local authorities and devel-opers have already adapted and are implementingsustainability measures within their developments.

The drive to have the best of everything and thegenerous extravagance of the past has in some casesled modern buildings to be overdesigned mainlywith regards to the air-conditioning and lightingsystems by almost 30 per cent to 50 per cent, withlittle concern dedicated to water savings. That isall being optimised and changed by incorporatingsuitable principles that are constantly updated andstrictly regulated by several local authorities.

The realisation of the importance of inducing fa-cilities management requirement into the design isanother evolution that further aids the improvementprocess.

The Dubai Chamber building is a living exampleof good design that was further improvised, modi-fied and maintained to meet the actual operationsof the building while dedicating importance to envi-ronmental concerns by implementing environmen-tal policies since 1995.

Global Tech Safety and Environmental Consultan-cy has been serving the region since 2004 by offeringenvironmental, safety and security consulting ser-vices. Currently Global Tech is engaged in offeringGreen Building consulting and commissioning ser-vices for several projects in the region that are reg-istered for LEED certification. Global Tech was alsoinvolved in the LEED consulting of Dubai Chamberbuilding that was recently certified to pioneer as thefirst LEED certified building in the Arab World.

The Dubai museum and thebastakiya buildings with theirmonumental wind towers aretraditional examples of what isnow called a green building

Sustainable buildings

Khalid Rashed Al Suwadi

A living example of good design thatwas further improvised, modifiedand maintained to meet the actualoperations of the building whilededicating importance to environmentalconcern by implementing environmentalpolicies since 1995 is the DubaiChamber building

What does green really cost?The most common reason cited

for not incorporating green ele-ments into building designs are theincrease in its initial cost. Peoplewho are green loath relate anecdotesof premiums in excess of 30 per centto make their buildings green. Thesenumbers are simply not, however,borne out by facts, as evidenced bymany studies on the cost of greenbuildings. It is clear from the sub-stantial weight of evidence in themarketplace that reasonable levelsof sustainable design can be incor-porated into most building types atlittle or no additional cost.

Since sustainable materials andsystems are becoming more afford-able, sustainable design elementsare becoming widely accepted intothe mainstream of project design,and building owners and tenantsare beginning to demand and valuethose features. It is important tonote, however, that advanced or in-novative sustainable features canadd significantly to the cost of a proj-ect which depends greatly on a widerange of factors, including buildingtype, project location, local climate,site conditions, and the familiarity ofthe project team with sustainable de-sign. These factors have a relativelysmall but still noticeable impact onthe overall cost of sustainability.

How green?The first step in the process is to

set sustainability goals. Defining thelevel of green can be a challenge. Themost widely used measure, at leastin the United States, is the US GreenBuilding Council’s Leadership inEnergy and Environmental Design(LEED) rating system. This systemhas four levels — Certified, Silver,Gold, and Platinum — that canbe achieved by earning a series ofpoints from five categories: Sustain-able sites, water efficiency, energyand atmosphere, materials and re-sources, and indoor environmentalquality. Points can also be earned forinnovation and design process. Themeasures are more narrowly focusedmeasures, such as calculations of abuilding’s carbon footprint or mea-surements of a building’s energy ef-ficiency (the Energy Star rating). Allthese systems are valid measures ofsustainable design, but each reflectsa different mix of environmental val-ues, and each will have a differentcost impact. It is therefore necessaryfor the building owner or investor tochoose the rating system and the suc-cess level that most closely matcheshis or her own value profile. Cleargoals are critical for managing thecost. It is not enough to simply state:“We want our project to be green”;the values should be determinedand articulated as early in the designprocess as possible and incorporatedinto the project at every stage duringthe delivery process so that all teammembers are on board with the spe-cific green elements the project ismeant to possess.

How committed?Once the sustainability goals have

been defined, it is essential to inte-grate them into the design and tointegrate the design team so that thebuilding elements can work togetherto achieve those goals. Buildings canno longer be broken down and de-signed as an assemblage of isolatedcomponents. The building skin andthe interior space planning contrib-ute to energy performance, lightingdensity, and indoor air quality asmuch as the mechanical and electri-cal systems do. Materials and finishselections can affect air quality, light-ing, and energy loads. If the compo-nents are designed independently,there is likely to be redundancy orconflict between the systems. In-tegrated design is one of the mosteffective factors in delivering cost-efficient green buildings. Integrat-ing the construction team into theproject team is also highly desirable.Many sustainable design featurescan be defeated or diminished bypoor construction practices.

Similarly, building users have tak-en over shower facilities intended forbicycle commuters to use for officestorage, and building maintenancestaff members have overridden en-ergy management controls becausethey find them too complicated touse. Engaging with the users and

operators during the design processcan lead to better designs and a bet-ter understanding by the users of thefunction of the sustainable features.How much?

Having set the goals and incor-porated them into the design andconstruction process, there is stillthe question of what the sustainablefeatures will cost. Underlying thisquestion, however, is another ques-tion: “Compared to what?” In manycases, this question is left unaskedor is undefined. The most commoncomparison, at least in anecdotalreporting, is comparing the cost ofthe green project with the originalproject budget or the original antici-pated cost of the project: “The finalproject cost me this much; I original-ly thought it would cost that much;the difference must be what I spenton making it green.” Clearly, thisapproach has two substantial prob-lems: It assumes the original budgetwas adequate in the first place, andit assumes that no other changes orenhancements were made. Never-theless, this is a widely used meth-odology and is found in many of thestudies of the cost of green projects.It can also be viewed as the ultimatemeasure of affordability because thebudget, if properly set, representsthe cost-value breakpoint of theproject. In addition, statistically, thedistribution is very skewed, with alarge number of projects reportingzero or very low premiums, and asmall number reporting much largerpremiums, up to 10 per cent. Thismeans that the average (mean) costpremium is typically higher than thecost premium for the average project(median). The averages are also verysensitive to changes in the popula-tion of buildings studied. Becausemany of the studies are based onrelatively small populations, the av-erages must be viewed as indicative,not conclusive. Most of the studiesthat use this methodology report av-erage green premiums in the rangeof 1 per cent to 2 per cent to achieve amoderate level of sustainable designequivalent to a LEED Silver rating.Higher levels of sustainability areusually linked to higher green pre-miums, although the small engagingwith the users and operators duringthe design process can lead to betterdesigns and a better understandingby the users of the function of thesustainable features. Studies under-taken reveal that for the selectedbuilding types, there was no statisti-cally significant difference betweenthe average cost of green buildingsand the average cost of non-greenbuildings.How to?

The studies do not and cannotanswer the most important ques-tion about the cost of green: “Whatis the cost of green for me/you?”This can be answered only by goodcost planning within the context ofclear values and a committed projectteam. Studies do demonstrate thatsustainable design is within reachfor most projects and that build-ings that are better for the environ-ment and for the occupants can bedelivered in a cost-effective way.Sustainability goals, strategies, andbudgets can readily be establishedand integrated during the projectprogramming phase in exactly thesame way any other project goals,strategies, and budgets can be estab-lished: through the use of good plan-ning processes. The real question inplanning and budgeting should notbe “How much more will this cost?”but “How will we do this?” The siteshortcomings are simply due to alack of training or understanding bysite operatives and problems arisewhen a design team does not un-derstand the difficulties of site con-ditions or when developing, detailsor requirements are not practical.Many such problems can be elimi-nated by engaging the constructionteam, including subcontractors andsite operatives, in the design andprocurement process. The integrat-ed team should also include build-ing users and operators whereverpossible since these are the peoplewho live with the design decisionsfor many years and help in convert-ing the built environment into beingsustainable.

Advanced or innovative sustainable features can addsignificantly to the cost of a project that dependsgreatly on a wide range of factors

Cost of beingGREEN

IV

— Courtesy: Global Tech Safety andEnvironmental Consultancy

KHALEEJ TIMES ADVERTISING SUPPLEMENT Thursday, Februray 18, 2010

THE importance of controlling en-ergy consumption by the real estateand construction industry is best il-lustrated by research done by FloridaSolar Energy Centre (FSEC). As perthis research, as much as 47 per centof primary energy consumed by man-kind comes from buildings, 35 percent from transportation and 18 percent from industry. Energy consumedby buildings is further divided into 55per cent from residential and 45 percent from non-residential buildings.

FSEC has also established that air-conditioning in buildings as the larg-est single energy user consuming 30to 45 per cent of total energy. DubaiElectricity & Water Authority (DEWA)held a seminar on saving energy a fewyears back, where it was mentionedthat 72 per cent of Dubai’s total powerwas consumed by commercial andresidential sectors while industries ac-count for just 10 per cent.

Keeping in mind the quantum ofenergy required for air-conditioningand the global demand for reduction

in energy consumption and saving ofnatural resources, Berger Paints hasdeveloped Berger Insuflex — a spe-cial thermal reflective coating, whichwhen applied on building exteriorscan result in substantial savings in air-conditioning costs of up to 25 per centor more.

Hollow Sphere TechnologyBerger Insuflex is designed to with-

stand harsh Middle East weather con-ditions. With day-time temperaturesof 48°C or more in summers, build-ings in the region sure take a lot ofheat! Due to conduction, heat passesthrough concrete and metal to heatup building interiors. A good thermalreflection product like Berger Insuflexeffectively reduces heat coming fromoutside to the inside by reflecting solarand infrared radiation.

PK Raj, Head of Berger Paints,UAE, says: “Berger Insuflex has beenapproved after stringent tests by in-dependent testing laboratories anddemanding clients in the Middle Eastlike Bahrain Petroleum Company(BAPCO).”

Berger Insuflex is certified by Geo-science Ltd, USA for use as an energysaving coating with certified test re-sults for solar reflectivity of 84 percent to reflect away the sun’s energyand infrared emissivity of 76 per centto radiate away heat energy coming

from the sun.V. Chandramouly, Technology Man-

ager, Berger Paints, UAE, adds: “Berg-er Insuflex is based on 100 per centpure acrylic and elastomeric emulsionwhich gives outstanding UV resis-tance. The product is based on HollowSphere Technology where speciallyprepared vitreous hollow spheres areused in the formulation to reduce heatabsorption.”

Besides being a thermal reflectivecoating, Berger Insuflex also has excel-lent anti-carbonation properties and

high crack bridging capability.Committed to green initiatives,

Berger Paints firmly believes that ev-ery individual can do his or her bit toreduce their carbon footprint on earth.

Berger Paints group companies inthe Middle East and across the worldon their own initiative have undertak-en to capture the company’s carbonfootprint as a first step to find waysof reducing the same over a periodof time. Through painstaking collec-tion of data relating to carbon emis-sions by individual units, transporters

and external vendors, Berger Paints isconfident of achieving and exceedingstandards set by the Green House Gas(GHG) protocol.

Even in office and administrativeareas, Berger Paints sets high bench-marks. According to Anjum Perwez,Operations & Production Manager,Berger Paints, UAE, “Through simplesteps like optimising domestic waterconsumption, normal basin water tapsreplacement by push type taps, fixingof orifice to control flow-rate of water,garden water sprinkler sequence man-agement and effective lighting, BergerPaints has ensured every employeeunderstands the need to respect avail-able resources and practice conserva-tion in everything they do.”

Even in the area of solid waste man-agement, Berger Paints has taken alead and has successfully undertakenprojects to reduce the quantum ofwaste generation. It is also working onvarious options to effectively recyclethe waste.

Clearly, this is a company that com-bines eco-friendly products with envi-ronmentally responsible practices.

About the companyBerger Paints, subsidiary of Berger

International, Singapore, has opera-tions in the UAE, Bahrain, Oman andQatar and also exports to many CIScountries. The group also has a pres-

ished, will apply specifically to theUAE yet remain globally congruent.

UAE specificThe EGBC has taken little more than

a year to develop its own BSAT and getthrough three phases of the four-phasestrategy. Phase one, which included anevaluation of existing BSATs aroundthe world, took place in October 2006.

Existing BSATs included the Austra-lian Green Star, the Hong Kong BEAMand the USA LEED. At the same time,in an effort to form the agenda for fu-ture revisions, members were asked toconsider the five most important is-sues to address in the UAE.

Phase one saw the council agree toa modified version of the USA LEEDtool, phase two, which was held inApril 2007, was used to decide whichportions would be retained, whichwould be modified, which would bedeleted and which would be added tomake it UAE-specific.

Also during phase two, sub-com-mittees were each asked to examinea separate section of LEED USA andrecommend modifications to be im-plemented in the EGBC. The sub-com-mittee proposals also formed the basisfor the submission to the USGBC forapproval in the UAE.

Phase three, held in May/June2007, saw each sub-committee discusswhether to agree to the recommenda-tions of the USGBC and whether or notfurther research would be required.The outcome of Phase three was anagreement to the revised system forsubmission to the USGBC.

The EGBC is embarking on phasefour under the modified USGBC sys-tem. The EGBC, which currently hassome 30 corporate members, is callingfor projects to be nominated for the pi-lot scheme.

The aim of the pilot scheme is toobtain the widest feedback from the

UAE industry to ensure suitability forthe region and congruence interna-tionally. There are more than 20 greenbuildings in the UAE.

EGBC is a non-profit organisation,formed in 2006 with the goal of ad-vancing green building principles forprotecting the environment and en-suring sustainability in the UAE.

It called for action towards creatingand maintaining a sustainable envi-ronment and protecting the ecosystemin the country, which could serve as amodel for the region.

This is in line with recent decisionsby the government that culminatedin signing of the Kyoto Protocol anda commitment to reduce carbon emis-sions in the UAE, through the use ofinnovative renewable energy andgreen technologies.

As a result, Emirates GBC wasformed and accepted as a full memberof the World Green Building Council(World GBC). Current members of theWorld GBC include Argentina, Aus-tralia, Canada, Japan, India, Mexico,Taiwan, the US and the UAE.

EGBC has launched a proposedbuilding sustainability assessmentsystem for the UAE, based on USGBCLEED rating system, with modifica-tions made, taking into account thelocal environmental conditions. Theproposed LEED Emirates system is

currently lodged as a pilot pro-gramme with the USGBC for

evaluation.

ModificationsThe main modifications to the US

LEED system include an increased em-phasis on water conservation. In addi-tion, adjustments have been made tothe content and weight given to othersections to make the overall systemmore applicable for use in the UAE’sconstruction sector. The potential totalpoints possible have also been raisedfrom 69 to 72.

The EGBC has prepared a submis-sion packet that includes a prequali-fication, general acceptance criterionand outlines the execution process,which is available for those wishingto propose their project for the pilotscheme.

In an effort to achieve the widestpossible range of projects, the EGBCwill institute its own selection proce-dure that will produce 25 front-run-ners after all submissions have beenreceived.

The EGBC will review the submis-sion documentation and collaboratewith the submission design team toensure it complies with the relevantcriteria.

Concurrently, it will review the de-sign team’s submission against theLEED Emirates policy where, if ac-cepted, the project will be certified un-der both LEED USA and LEED Emir-ates.

ChallengesThe EGBC’s major challenge in-

cludes finding a way to emphasiseregion-specific factors and getting therest of the world to support its sys-tem. A Gold LEED certification in AbuDhabi, for instance, needs to equal aGold LEED certification in New YorkCity, Tokyo or Mumbai, he explained.

If this level of congruence is notachieved, the integrity of the UAE’sBSAT as well as the mandate of theEGBC will inevitably come underscrutiny.“In a country like the UAE, where

people spend more than 90 per centof their time indoors, green build-ings offer healthier and more efficientsolutions to owners, occupants andbusinesses,” said Mohsen Aboulnaga,PhD, professor in architecture andsustainable design, founder and chair-man, of the Emirates Green BuildingCouncil.“It has been demonstrated that en-

ergy and water-efficient buildingshave been able to reduce the operatingcosts by more than 50 per cent by em-ploying well-integrated green designconcept.“Applying the concept has proved

to enhance the asset value and profit-ability of the building. A building thatsatisfies LEED certification require-ments positively impacts labour pro-ductivity, retail sales, hotel residentcomfort and manufacturing qualityand output. Moreover, comfortablespaces tend to keep tenants in theiroccupancies for longer periods,” headded.

To earn a silver rating, a projectmust earn 33 to 38 points out of a max-imum of 69 points on the LEED ratingsystem.

The points are accumulated fromthe different categories, recognisingachievements and promoting exper-tise in green building through a com-prehensive system offering projectcertification, professional accredita-tion, training and practical resources.

LEED CERTIFICATIONLEED CERTIFICATIONLEED CERTIFICATIONLEED CERTIFICATIONLEED CERTIFICATIONLEED CERTIFICATIONLEED CERTIFICATIONLEED CERTIFICATIONLEED CERTIFICATIONLEED CERTIFICATIONLEED CERTIFICATIONLEED CERTIFICATIONLEED CERTIFICATIONLEED CERTIFICATIONKHALEEJ TIMES ADVERTISING SUPPLEMENT Thursday, Februray 18, 2010

Berger Insuflex isdesigned to withstandharsh Middle Eastweather conditions

Berger Paints – driving energy savingsin the construction industry

Berger Insuflex is certifiedby Geoscience Ltd, USA,for use as an energysaving coating withcertified test resultsfor solar reflectivity of 84per cent to reflect awaysun’s energy and infraredemissivity of 76 per centto radiate away heatenergy comingfrom the sun

ence in North Africa, South Asia, SouthPacific and the Caribbean. The groupis among the top 10 decorative coatingcompanies in the world and boasts ofone of the largest research and devel-opment centres in the Asia-Pacific re-gion.

PK Raj V. Chandramouly

HealthyGREENworkplaces• CONTINUED FROM PAGE I

VI

A building that satisfies LEED certificationrequirements positively impacts labourproductivity, retail sales, hotel resident comfortand manufacturing quality and output