of GBI, GreenMark or LEED certification.
He and his teamhave deep passion and
fierce determination tomake carbon
neutral buildings mandatory inMalaysia by
2020. “We have demonstrated to developers
that building green is not just good for the
environment. It makes perfect and
economical sense. We have been able to
reduce the energy consumption of
commercial buildings bymore than 50%,
with 3% - 5% additional capital costs,
achieving a payback period of less than
five years. This equates to a rate-of-return
of more than 20%which is much higher
than hurdle rate set bymost companies
when evaluating investment options,”
Reimann explains. The company adopts a
methodology they termas the ‘Integrated
Energy Design’ approach. This practice
considers all energy saving possibilities,
passive and active at the same time, whereby
a combination of measures, specifications of
components and systems, allows high
energy performance to be achieved at the
lowest investment costs, or the shortest
payback period. “There are four steps we
take to effectuate an energy efficient
building. These are: to reduce heat impact
by optimising building orientation,
shading and insulation; tomake passive by
adopting natural ventilation and using
daylighting techniques; tomake efficient in
areas of electric lighting, air conditioning
system, plug loads, buildingmanagement
system, innovative cooling systems;
and by generating renewable energy,
typically electricity from solar PV panels,”
informs Reimann.
‘Green’ visions made real
Some of the firm’s significant ‘green’
projects include the LowEnergy Office
(LEO) building in Putrajaya. This building
went on to set the benchmark for energy
efficient office buildings inMalaysia. Its
Building Energy Intensity (BEI)
was reported at amere
100kWh/m2 per year (a
greyMalaysian
building has an
average BEI reading of
210kWh/m2 per year).
It went on towin the
coveted first prize at
the 2006 ASEAN
Energy Efficient
Buildings Best Practices
Competition, under the
‘new and existing building’ category, i.e. the
most energy efficient building among the
10 ASEAN countries.
The Diamond Building was established
for the Energy Commission of Malaysia.
It became the first building inMalaysia to
receive Green Building Index (GBI)
Platinum rating, GreenMark Platinum
rating, and evenwon the top prize at the 2012
ASEANEnergy Awards under the ‘new and
existing building’ category. Recently, it
grabbed the second prize at the 2013
ASHRAETechnology Awards, as a recipient
for themost successful implementation of
innovative technology. “It’s very energy
efficient and only consumes 1/3 of energy of
a ‘regular’ office building. Annually, it saves
RM1 million in energy consumption,”
Reimann informs. View a three-minute
video of the innovative technology used via
Setia CityMall is ratedGBI Silver and is
targeted for GreenMark Gold. This mall was
made to save energy by about 30%which
works out to recover some 7million ringgit
in savings per year. Some of the ‘green’
technical features used in this building
include daylighting and rainwater
harvesting. For more information on the
green features of this mall, log on to
MercuMustapha Kamal is another project,
soon to take off. Some of its ‘green’
technology is said to be a first to be used
inMalaysia.
Whilemoneymay havemade the world
go round before, nations need to understand
that all themoney in the worldwill not be
able tomake our world go round any longer
unless we shift towards greener, cleaner, and
more eco-conscious solutions now. There
aremanyways to practice ‘green’ living but
the building sector has the largest and
cheapest CO2 reduction potential.
We have a choice, let’s make the right ones.
* Charts courtesy of IEN Consultants
ON
friday
AUG 30, 2013
ByMichele Theseira
In
the last two articles on ‘green’ property
developments, we highlighted homes,
commercial buildings and office spaces that
adopt environmentally-friendly features and
energy-savingmethods in its design and daily
running. We also shared tips on how to ‘green
the grey’ andwhy one should. This week,
we emphasise the call to go ‘green’. Looking at
figures below, if moolah is what gets people
going, then those in the property development
and construction industries, even investors and
home owners, should already bemoving towards
the ‘green’ direction.
The ‘green’ in ‘going green’
A report compiled byMashitohHalim from
the National Property Information Centre
(NAPIC), entitled ‘Economic Issues onGreen
Office Buildings inMalaysia’ revealedmany
interesting facts…..and figures. In it, she
reiterated that “greenhouse gasses and ozone
depletion still remain amajor global issue,”
one that requires immediate action. She also
stressed that buildings need to be re-designed to
reduce negative impact on the environment. Her
research findings affirmed the fact that although
there is an increase in construction costs where
green buildings are concerned, its advantages
and virtues go a long way, providingmuch
savings in the long run.
Her report concluded that:
a) there is an incremental rise in construction
costs of between 5% and 15%
b) the payback period to retrieve construction
costs is less than seven years
c) office buildings inMalaysia enjoy better
rental benefits compared to the conventional
‘grey’ buildings
d) rental of ‘green’ office buildings in certain
areas, or the occupancy rate of ‘green’
office spaces, is higher in comparison to
conventional ‘grey’ buildings – RM0.50 to
RM2.25 per sq.ft. with rental growthwithin
a year increasing by RM0.50 to RM1.00 per
sq. ft.
e) the duration to rent, or speed in leasing out is
quicker, making ‘green’ the best marketing
strategy for office buildings
f) major cost reductions come fromutilities,
operating andmaintenance costs, saving
approximately RM0.164
per sq.ft.
g) valuers roughly
estimate a 5% increase
in the value of a ‘green’
building
GREEN ACTIVIST
Based on some of the projects IEN
Consultants, Malaysia’s leading ‘green’
consultants took on, one of its directors,
Gregers Reimann acknowledges the fact
that the landlord/proprietor benefits
financially. “Green buildings are cheaper
to operate. They command higher rentals
and have better re-sale value.” However,
Reimann also doesn’t deny the benefits
the tenant receives. “Occupying a
building with better indoor environment
increases the well-being and productivity
of employees. Green buildings have better
air quality (fromusing lowpolluting
materials, better air filters and/or fresh air
delivery), better visual comfort (with
outdoor view for the occupants), better
thermal comfort (not freezing cold, no heat
radiation fromwindows and/or possibility of
individual thermostat control), and better
acoustics (less noise from the air-conditioning
system).” He concludes that paying higher rental
costs for a ‘green’ office space works out to be a
good investment. “Staff will have less sick-leave
and generate higher productivity.”
GREEN GAINS
Green buildings benefit society. It is a fact
that by using natural resources responsibly,
the nationwill receive in-return, a healthier
environment along with a healthier workforce.
However, Reimann informs that developers
typically sell off their buildings upon
completion. “In the end, they do not reap
the benefits that come from the energy and
water savings.
“If building projects were to adhere to the
BOOT (Build, Own, Operate, Transfer) scheme
where developers own and operate a piece of
property for a 20-year period before selling it off,
one would automatically see building projects
becomemuch ‘greener’. Developers would not
flinch at implementing so-called ‘expensive’
energy efficient andwater efficient features
because as long as
the payback
period is still
acceptable,
it is a good
investment.”
With over 10
years of
experience,
greening buildings
and driving the
sustainability
agenda in
Malaysia,
Reimann
emphasises that
his consultancy
goes beyond that
Part TWO
nay
Say
to
>While it is known that ‘green’ buildings help
save the environment, here is proof that it is kind
to thepocket too. Facts and figures give every
reason to shift towards all things eco-conscious
Green Building
Drivers & Barriers
DRIVERS
Superior building
performance
Rising energy
costs
51%
Lower
lifecycle
costs
53%
Competitive advantage
45%
Client
demand
65%
Tenant
satisfaction and
productivity
39%
77%
Environmental
conditions
57%
Government and
building code
62%
No fiscal incentive
from government
58%
Lack of awareness
50%
Perceived higher
upfront costs
92%
Lack of education
56%
Industry rating
system
41%
Increased
education
46%
Greater
availability
of green
products
60%
BARRIERS
Green
Building
Source:FuturArc,Green Issue2009;BCIAustralia,GreenBuildingMarketReport2008
Good Economy in Energy
Efficient and Green Buildings
Malaysia
•
5% extra construction cost
•
50% reduction in energy use
•
60% reduction in water use
•
5 year payback
United States
•
2-7% extra construction cost
•
64% higher sales price
•
36% higher rental rates
•
5% higher occupancy rates
Source: IEN Consultants, 2012
Source: US National Study,
EnergyStar and LEED buildings, 2008
NB: Building location skews numbers
Conclusion:
Expensive not to be energy efficient
grey
X
X
Please email your queries to us:
X
X
Read the article online at
Building Rating System
(
There are several rating systems
developed by countries like UK, United
States of America, Canada, Japan and
Germany that can be used to determine a
building’s level of environmental
conformance. The following are some of
the examples of building environmental
assessment tools currently in use:
• Australia: Nabers / Green Star
• Brazil: AQUA / LEED Brasil
• Canada: LEED Canada / Green Globes
• China: GBAS
• Finland: PromisE
• France: HQE
• Germany: DGNB / CEPHEUS
• Hong Kong: HKBEAM
• India: GRIHA
• Italy: Protocollo Itaca / Green Building
Counsil Italia
• Malaysia: GBI Malaysia
• Mexico: LEED Mexico
• Netherlands: BREEAMNetherlands
• New Zealand: Green Star NZ
• Philippines: BERDE / Philippine Green
Building Council
• Portugal: Lider A
• Singapore: Green Mark
• South Africa: Green Star SA
• Spain: VERDE
• Switzerland: Minergie
• United States: LEED / Living Building
Challenge / Green Globes / Build it
Green / NAHB NGBS
• United Kingdom: BREEAM
• United Arab Emirates: Estidama
Energy efficiency 'shopping list' developed by IEN Consultants.
100% 75% 50%
25%
0%
Lighting Power Density reduction
Base Building
Energy Consuption Reduction
[% annual reduction]
Warehouse Daylight Harvesting
CO Sensors
Variable Air Volume (VAV)
Tottal Static Pressure reduction
Pump Efficiencies improved
Pump Heads reduce
Secondary Variable CWP
Primary Variable CWP
Chiller COP improved
Air Distribution System
Lighting
Chilled Water Plant
26.3% 27.4%
31.8%
39.0% 40.4%
43.6%
47.8% 49.1% 50.8% 51.8%
The Malaysia GreenTech Awards 2013 aims to recognise endeavours that
have positive and sustainable impact on Malaysia’s overall socio-economic
landscape. Award categories include Developer Awards, Industry Awards,
Financial Institution Awards, School Awards and Media Awards.
Last day to accept entry submissions: Friday, Aug 30, 2013.
For entry forms and more details, please contact:
Budiotomo Othman
Tel:
03-89210801
Email:
CUT AND KEEP
INSIGHTS
