THE EVOLUTION OF GREEN BUILDING IN NIGERIA A MYTH OR A REALITY.

Shina Oliyide, CFM, LEED AP O+M

Alpha Mead Facilities & Management Services Limited

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OUTLINE

Define Green building Why Green Building Current Trends Globaly Green Building in Nigeria Green Building Rating Systems Green Building Certification process Sustainable FM Practices for Green

Building (Operation and Maintenance)

Cost and Benefits of Green building Case Studies Conclusion

INTRODUCTION : DEFINITION

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Green Buildings are buildings with increased

efficiency in the use of ;

• Energy

• Water

• Materials

while reducing the impact of construction or operational activities on

human health and the environment through better siting, design,

construction, operation, maintenance, renovation and demolition.

IMPACT OF CONSTRUCTION AND THE BUILT ENVIROMENT

Around half of all non-renewable resources mankind consumes are used in construction, making it one of the least sustainable industries in the world. – WILLMOT DIXON

Resource (%)

Energy 45-50

Water 50

Materials (Buildings and infrastructure) 60

Agricultural land loss to buildings 80

Timber products for construction 60

Rain forest destruction (Indirect) 25

Estimate of Global resource used in buildings

INTRODUCTION : IMPACT OF CONSTRUCTION AND THE BUILT ENVIROMENT

Pollution (%)

Air Quality 23

Climate Change Gas 50

Drinking water pollution 40

Landfill waste 50

Ozone depletion 50

Estimate of global pollution that can be attributed to buildings

Energy Use, Global Warming and

Climate Change

Resource depletion, waste and

recycling

Pollution and hazardous substances in

the natural and built environment.

"…Our current building practices are not sustainable into the future."

INTRODUCTION : IMPACT OF CONSTRUCTION AND THE BUILT ENVIROMENT

THE NEED FOR SUSTAINABLE BUILDING

SUSTAINABLE DEVELOPMENT

The United Nations

World Commission on Environment and Development (WCED) in its

1987 Brundtland Report

"Development that meets the needs of the present without compromising the ability of future generations to meet their own needs.”

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WHY GO “GREEN”

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THE TRIPLE BOTTON LINE

Current practices must consider the 3 "P"s

People (Social Capital)

Profit (Economic Capital)

Planet (Natural Capital)

To ensure that buildings and communities create value for all

stakeholders, not just a restricted few.

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GREEN BUILDINGS VERSUS NON GREEN BUILDINGS

Factors Green Buildings Non Green Building

Energy consumption Low High

Indoor environment quality

Very Good Good

Emissions Low High

Waste management Highly efficient Efficient

Building materialsEnvironmentally friendly

Not environmentally friendly

Project practices Sophisticated Normal

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KEY FINDINGS : GLOBAL TRENDS

Increased adoption of greener business practices by facility managers and real estate consultants.

Globalization is reinforcing and accelerating sustainable property developments and operating trends.

Major corporate clients are seeking greener facilities in a bid to attract and retain workers, differentiate their product , improve their image to consumers and satisfy stakeholders .

Greener business practices are being driven by increasingly prescriptive government regulations.

THE GREEN EVOLUTION : NIGERIA

Energy Supply ; Very low .An average of 40million litres of petrol/diesel per day is used in Nigeria for private generation of electricity.

Transportation ; Poor state of infrastructure and lack of impactful investments hence a lack of efficient transportation systems

Waste Management ; Environmentally sustainable waste disposal is still very low in most states in Nigeria with the exception of Lagos state which has a fully implemented waste management strategy.

Design and Building Innovation ; The government is yet to introduce policies and champion the implementation of green buildings in Nigeria. Private sector buy in still low.

Information: There is relatively little information about Green building technology and materials in Nigeria.

FACTORS INHIBITING THE DEVELOPMENT OF GREEN BUILDINGS IN NIGERIA

Lack of institutions to formulate policies and set guide lines.

Lack of information about green products and high performance building systems

Human resource and client knowledge

Low level expertise

Low level of awareness with regard to sustainability issues

GREEN BUILDING RATING SYSTEMS

GREEN BUILDING RATING SYSTEMS

The definition of a “green” building is often in the eye of the beholder.

Rating or certifying a green building helps to remove that subjectivity.

Several rating systems have evolved over the years. The most popular ones include : BEREEAM (Building research establishment’s environment

Assessment Method) CASBEE (Comprehensive assessment system for building

environmental efficiency) SBTool (Sustainable building tool) Green Globes LEED (Leadership in energy and environmental design)

GREEN BUILDINGS CERTIFICATION : LEED

The LEED Green Building Rating Systems are voluntary, consensus-based, and market-driven.

LEED CERTIFICATION LEVELS

HOW TO PROCEED WITH GREEN BUILDINGS CERTIFICATION IN EXISTING AND NEW BUILDINGS

Certification Levels

Certified: 40 - 49 points

Silver: 50 - 59 points

Gold: 60 - 79 points

Platinum: 80 points and above

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Choose an applicable category best suited

for the project.

Register the project.

Assemble the project team and commence

the documentation process.

Upload all necessary documentation to

LEED online .

Start the application review process

Make payment for the appropriate

certification review fee.

 Wait for feed back from the reviewing

body

HOW TO PROCEED WITH GREEN BUILDINGS CERTIFICATION IN EXISTING AND NEW BUILDINGS

SUSTAINABLE FM PRACTICES

SUSTAINABLE SITES

SUSTAINABLE SITES

Issues

The built environment hastremendous impact onnatural resources and theImmediate environment.

These issues relate to Hardscape, Lamdscape, exterior building management

SITES: SUSTAINABLE FM PARACTICES

• Minimise the use of fossil fuel driven equipment for

the management of building landscape. Use of battery

driven/electric driven low noise equipment for cleaning

pavements, mowing, lawns, clean walkways and the

likes.

• The use of biodegradable/low impact chemicals used

for cleaning of building facades, low VOC paints.

• Diversion of landscape waste from waste stream by

composting to act as storm water control.

• Minimizing the use of chemical fertilizers

• Planting sustainable landscape

WATER EFFICIENCY

ISSUES

•Building Operations consume huge amount of water.

•Dwindling water resources

•There is unnecessary waste associated with water use

• Installation of meters to monitor the level of water consumption within the building and site

• Installation of flow restrictors or reduced flow aerators on Faucets /showers.

• Replacement of portable/treated water usage with captured rain water for irrigation and washing of vehicles.

• Practice water efficient landscaping : Drip Irrigation, Xericulture.

WATER EFFICIENCY : SUSTAINABLE FM PRACTICES

ENERGY AND ATMOSPHERE

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ISSUES:

Building consume a lot of energy.

Generating electricity from fossil fuels such as diesel, natural gas and petrol, negatively affects the environment.

Green buildings address the issues in two ways. First, they reduce the amount of energy

required to operate a building, and

Second, they use more benign forms of energy.

The release of chlorofluorocarbons (CFCs) from Air Conditioning and refrigeration equipment destroys ozone molecules .

• Conduct energy surveys and audits for building, identify areas responsible for over 10% energy consumption and put in place plan to reduce energy consumptions in those areas

• Conducting systems commissioning ,retro commissioning and Ongoing commisioning (Maximum 24 Months commisioning cycle)

• Right size major equipments / Plants (HVAC, Generators etc)

• Exploring onsite/offsite renewable energy

(Solar, Wind etc)

• Building Automation Systems• Phase out the use of CFCs in Air conditioning

system (Montreal Protocol phase out of CFC 2010)

ENERGY AND ATMOSPHERE: SUSTAINABLE FM PRACTICES

INDOOR ENVIRONMENTAL QUALITY

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ISSUES:

We spend over 75% of out time indoors , and the quality of the indoor environment therefore has a significant influence on well-being, productivity and quality of life.

U.S. Environmental Protection Agency (the EPA) reports indoor air pollution as a top environmental risk to public health.

Maintain adequate ventilation ; Minimum 10cubic ft (0.3 cu.m) of outdoor ventilation per person . All AHU must be tested regularly to ensure standards are met.

Environmental Tobacco Smoke : Prohibit smoking in the building by instituting an ETS policy. Create designated smoking areas outside the building away from ventilation system and away from concentrations of building occupants or pedestrian traffic.

If it is not feasible to prohibit smoking indoors, design designated smoking areas that isolate and control ETS from entering other areas of the building. A separate ventilation system must be installed and tested to ensure that the smoking areasare isolated from nonsmoking portions of the building, and a negative pressure (compared with surrounding spaces) must be maintained in these areas.

Green cleaning practices: Purchase sustainable cleaning and hard floor and carpet care products . Purchase cleaning equipment meeting the sustainability criteria . Develop guidelines addressing the safe handling and storage of cleaning chemicals . Staffing and training of maintenance personnel

Implementation of integrated pest management

INDOOR ENVIRONMENTAL QUALITY: SUSTAINABLE FM PRACTICES

MATERIALS AND RESOURCES

ISSUES:

Building operations generate a large amount of waste on a daily basis

There is a need to reduce the environmental impact of materials brought into the project building and the minimization of landfill and incinerator disposal for materials taken out of the building.

Sustainable purchasing : Source reduction, waste prevention, and reuse practices will help reduce consumption of virgin materials and mitigate the negative environmental impacts of materials use.

Reduced amount of mercury brought into the building through lamps : Mercury causes serious ecological and human health problems when released to the environment through human activities. Low mecury, High Output (Lumens), Longer Life

Reduce, Reuse, Recycle

MATERIALS AND RESOURCES: GREEN PRACTICES

COST AND BENEFITS OF IMPLEMENTING THE GREEN BUILDING SYSTEMS

Direct and indirect benefits

Focusing on energy, water and indoor

environmental quality long term and immediate

benefits.

Energy and water efficiency

Indoor environmental quality

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GREEN BUILDINGS CASE STUDIES

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SUMMARY INFORMATION: THE SOLAIRE

Location New York, NY

Occupancy 27-story residential tower with 293 units

Size 357,000 sq. feet

Completed August 2003

Owner River Terrace Associates, LLC

Developer Albanese Development Corporation

Architect Schuman, Lichtenstein, Claman, Efron Architects

Awards and Ratings LEED Gold certification; AIA/COTE Green Project Award (2004)

•Offers its residents convenient access to public transportation, on-demand hybrid rental cars, bicycle parking and electric vehicle charging .•Roof Gardens cover 75 percent of the roof with native shrubs, perennials and bamboo.•The building uses recycled wastewater for its cooling tower, low-flow toilets and for irrigating landscaping.• Cut its energy demand by 35 percent using automatic dimming fluorescent lights, high-performance windows.• To maintain superior air quality, the building features filtered fresh air, operable windows and controlled humidity.

GREEN BUILDINGS CASE STUDIES: NIGERIA

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CASE STUDY 2 ; HERTIATGE PLACE IKOYI

•Heritage Place is situated at the crossroads of Lugard Avenue and Kingsway Road, Ikoyi Lagos.

•Comprises 15,736 sq m of office space over eight floor

• Project Summary •Site Area: 4,110.72 sqm.•Allowable Site Coverage: 40%•Total GBA of Office: Minimum 18,000sqm•Target Efficiency: >85%•Parking: 3 per 100sqm of Net Rentable Area

•Target Environmental certification for both "design" and "build“.•Between 25 to 30 % reduction in energy use compared to common practice building In Lagos•Use of natural light and natural ventilation mixed mode to minimize energy demand•Automatic presence detectors/sensors and high efficiency lighting•High level of indoor air quality and occupant's thermal and visual comfort through•increased ventilation rates, quality of materials and views out•Heat recovery through the centralized fresh air supply system and cooling units•Potable water demand minimization though rain water harvesting and condensate•recovery from cooling units•Use of water harvested from toilet flushing for irrigation

GREEN BUILDINGS CASE STUDIES CONTD.

CASE STUDY 3; Nestoil Ultra Modern Office Headquarters, Victoria Island

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• The tower is based on a combined pile raft foundation bored piles with a maximum dept of 54 meters and a foundation thickness of 1.8 meters

• Nestoil Towers claims to have achieved a Sliver LEED rating on its development.

•Green Building is the standards of tomorrow’s built environment.

•Nigeria needs to join the race. Going green is a global initiative.

•Green building tax incentives from federal/state/local government can encourage its development.

•There is a knowledge gap which needs to be bridged, professional in the built environment should rise up to the challenge.

•Nigeria Green Building Council: To establish the required standards and guidelines for Green building and its development in Nigeria.

CONCLUSION

THANK YOU

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