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India’s leading experts in sustainable construction and design share notes on the country’s built future

In the Green room

1. Eco-friendly home with wind turbine among other non-eco-friendly homes.

What does ‘going green’ mean for you today? What do you think it should mean?Rumi Engineer: No development can afford to neglect its environmental consequences. After all ‘quality’ of growth matters – not just the rate. Going Green is no more optional. Corporates, local authorities, developers, etc, have taken cognisance of the merits of integrating Green initiatives, which has a cascading impact on the business. It addresses the triple bottomline approach and results in a win-win situ-ation for all the stakeholders. There is a Herculean challenge in three major areas: Water management, waste manage-ment and energy management. One of the major challenges is un-segregated household waste, which is hauled by local municipalities. At the dump yard, burning of waste affects the health and livelihood of millions of people. BR Ajit: Though in the immediate context it is limited simply to ‘green’ buildings, I strongly feel that our actual objective should be ‘green’ living. As Mahatma Gandhi once said, “The world has enough for everyone’s need, but not enough for everyone’s greed.” We are aware that our exhaustive consumption habits have taken us to this alarming state.Ashish Rakheja: Most developers/owners view ‘going green’ as a financial burden on a project. However, this is contrary

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to the fundamentals of the Green philosophy, which focuses on development which is made in context with the climate – wherein inhabitants enjoy natural light, healthy indoor en-vironment and, consequently, better productivity. In fact, the rating systems are just a checklist which provides a tool to the project team for validating their design. A well-planned Green building does not cost more.RV Simha: ‘Going Green’ from a practical point of view is to look at typically seven factors (listed in LEED ratings) that need to be addressed: sustainable sites, efficiency of water use, energy efficiency, indoor environmental quality, the building’s impact on the atmosphere, materials and resources, construction and operation plans.

We look at the definition of ‘sustainability’ from which these seven factors emerged. “Sustainability is providing the needs of the present without compromising the ability of future generations to meet their own needs.”

The international body IPCC (Intergovernmental Panel on Climate Change) has declared numbers for permissible temperature rise – from permissible CO2 concentration levels to its permissible emission rates, and so on. Given the targets from IPCC for emissions for our country, the breakdown fig-ures there – for emissions (energy usage) state-wise and sec-

no development can afford to neglect its environemental consequences.rumi engineer

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the panelRumi P Engineer, senior GM, Green Building Consultancy Services & Energy Management Services, Godrej & BoyceBR Ajit, chairman, IGBC – Cochin Chapter & chief executive architect, Ajit AssociatesAshish Rakheja, regional MD, AECOM India, Building EngineeringRV Simha, director, Airtron Consulting Engineers Pvt LtdVidur Bhardwaj, chairman, IGBC – Delhi Chapter & MD, Design & Development

tor-wise, linked at the same time to a time-table (stipulated again by IPCC) – could be worked out. Further breakdowns of the targets could follow, in various sectors like transport, agriculture and construction. This will give us targets we need to achieve. It will also help us to check whether perfor-mance is satisfactory from the point of view of meeting the targets set by IPCC. To me, an approach to Green building along these lines is what ‘going green’ means.Vidur Bhardwaj: ‘Going green’ improves the quality of life in every sense. It fosters better performance, better health and contributes to making a healthier planet. Enhancing the air quality, providing natural lighting and saving energy costs are just a few benefits of living a Green lifestyle. Going green in our day-to-day life can be done by the use of energy-effi-cient fixtures and fittings. Alternatives like low VOC paints, solar energy, native plants, recycled water could be used.

Can India be considered a leader in sustainable construction? Why? Why not?Engineer: We cannot be considered a leader in sustainable construction on the global front; however, we are one of the

leading nations driving sustainability. In the recent past, corporates and developers have taken cognisance of merits in aligning sustainability with business and have also reaped benefits. With fast-track growth, there are some ills which come along in the form of environmental degrada-tion. What we need is a structured approach to channelise and recognise the efforts towards sustainable practice. Hence, rating systems like IGBC/GRIHA provide a road-map to demonstrate and bring out the best in the project. The vision of the Indian Green Building Council (IGBC) is not only to see India build more sustainably, but for it to become a global leader in sustainable building by 2015. Formed by the Confederation of Indian Industry (CII), IGBC aims to adopt and facilitate Green building strategies in the Indian industry.Ajit: If we consider the numerical data, India can undoubt-edly say that we are a world leader in sustainable construc-tion. Although India was a very late entrant into the Green Building movement, with the construction of the first Green building being the IGBC headquarters at Hyderabad in 2001, today it already ranks second only to the USA in the total square footage of Green buildings. However, considering the population of the country, I feel we have a long way to go before we are considered a leader in sustainable building. Rakheja: India has always been a leader in sustainable construction, and our traditional lifestyle and buildings are testimony to that. Whereas most developed countries make extra efforts to make their buildings ‘green’, in India the con-cept has found rapid acceptance as it helps in dealing with challenges of power scarcity, water deficiency, environmen-tal pollution and lack of resources. As per the IGBC website, nearly 1.3 billion sq-ft of Green building space is currently

registered with them – an indication of the direction in which the construction industry is heading. Simha: Leadership in sustainable construction could mean the number of Green buildings (or total sq-mts) in the country and percentage achievement in relation to pre-determined targets. It is necessary to have at hand data from other countries in similar format for comparison. The achievement of targets should be monitored closely. Experi-ence also shows that there are time lags (in terms of years) with respect to other countries in the fields of technology, scarcity of resources – both funds as well as energy sources. Many other techno-commercial aspects also intervene to compound the problem of achievement. Deficits in basic knowledge of design, manufacture and technology skills are other aspects. These considerations make it difficult to claim that India is a leader in sustainable construction.Bhardwaj: In India, sustainable construction has started to gain pace. The interest in constructing Green buildings in India started in 2003, when the CII-Sohrabji Godrej Green Business Centre building in Hyderabad received the USGBC (US Green Building Council) award for being the first

Platinum-rated Green building outside the USA. In 2003, the construction of Green buildings started with a modest footprint of 20,000sq-ft. But by the end of 2011, more than 1,400 registered Green building projects with a built-up area of 1 billion sq-ft were being constructed all over India. Now, India stands at number 2 with more than one billion sq-ft of Green building footprint.

In what way does India differ from the rest of the world when it comes to Green architecture?Engineer: India requires a shift of attention towards respon-sible development. Architects play a very important role in incorporating sustainable design in the project. We have a rich cultural heritage of traditional architecture. Green concepts were practised some centuries ago, and we are re-visiting those concepts now. Our architectural design needs to consider and understand our climatic conditions and cul-

educational institutions should introduce Sustainable Construction Technology as a major subject.Br Ajit

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ture. Often, however, we can observe that our architectural design is aping the West, which does not add value.Ajit: Unlike most other countries around the world, India has a Green heritage. In fact, the construction method and architecture adopted in every part of the country till about a century ago, were sustainable from every point of view. If our old buildings, including the ancestral homes and pal-aces, were put through LEED, GRIHA, or BEE, they would surely obtain high ratings. Rakheja: In my personal experience as a designer, adopting sustainable practices is a win-win situation for all par-ties. The occupants enjoy healthy work/living space, lower energy bills, and the experience is quickly shared with peers, friends and relatives – thereby promoting the Green concept. Simultaneously, the developer gets to demonstrate his com-mitment and leaves an impression on the community by making such buildings. It is interesting to note that several owners of ‘green’ buildings, including leading developers, have openly claimed that “Green does not cost more.”Simha: In the field of architecture, there are time lags with

respect to other advanced countries in knowledge, availabil-ity of latest material and technology. Experience in thinking big is lacking; we are handicapped due to lack of resources – viz, power and funds. These considerations make it difficult to make a statement about India’s superiority in any aspect of creation of Green buildings.Bhardwaj: India differs from the rest of the world when it comes to Green architecture, as the techniques used have been improved. In India, buildings rated with LEED certifi-cation use high-performance glass, efficient air-conditioning, low VOC paints and fly ash bricks. Apart from this, recycled materials are used for the furniture, and water efficiency is increased with the use of recycled water.

How can technology ensure that a building is sustainable?Ajit: In line with Indian belief, a building also has a pre-life, present-life and post-life. The ‘pre- life’ denotes the extent of energy application in the materials used for construc-tion and the easily renewable nature of the materials used. The ‘present-life’ involves the extent of energy, water and other non-renewable resources that are consumed during its

existence, as well as the healthy quality office environment. The ‘post-life’ denotes reusability of the materials, easy degradability of the materials, etc. Technological innova-tion is already playing a major role in all the above stages, especially with regard to development of products requir-ing low energy for manufacturing. Modern glazing systems that shade the building and reduce the HVAC cost without sacrificing natural light, low-energy electrical fixtures like LED lamps, low-flow taps, etc, all contribute towards the sustainable quotient of the building. Simha: High-efficiency equipment, high standards of instal-lation, ensuring optimum operation of systems put into a building, incorporating all requirements that have a poten-tial for operating on a sustainable form (when provided). and working to achieve high Green building ratings system-atically – all these initiatives go a long way towards ensure that it will function as a sustainable building.Bhardwaj: By incorporating advanced technology and smart design, a building can be converted into a sustainable mar-vel with minimum usage of non-renewable resources. The

availability of sensor-based lights and fans, unique sanitary fixtures and fittings with controlled water flow, insulated glass, etc, make a building more environment-friendly.

Can older buildings be retrofitted to ensure they are sustainable? How?Engineer: Yes, existing buildings (EB) are major contributors toward energy/water inefficiency, as the systems are old. By rule of thumb, retrofitting EB with a new system results in 15-20 per cent improvement in energy/water efficiency. In EB, there is no system level monitoring that communicates inefficiencies to senior management. Hence, the decision-making process is impacted. With retrofits, investment can be trifurcated as: No-cost/low-cost investment, medium-grade investment and high-grade investment. The process of renovation has to be in sync with sustainable initiatives.Ajit: We strongly believe that we should give equal impor-tance to retrofitting EB. Probably, only if all the government buildings in the country, especially in those states which are power starved, are retrofitted into Green buildings, such states could all of a sudden become power excess states. By

2. Evolution of the concept of ‘greening’ the world.

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Owners and leading developers openly claim that Green does not cost more.Ashish rakheja

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030 using low-energy and sensor-based electric fixtures, incorpo-rating vertical landscape on the southern and western walls, and greening terraces, one can easily retrofit EB.Rakheja: Older buildings face their own challenges. Our country has just embarked on a journey where a large population will be urbanised, which translates into huge construction activity. At this stage, the main focus needs to be on the upcoming ‘new stock’ of buildings, as it will have a major impact on world resources and sustenance of our nation. By the time we finish the new building construction, most of the EB will need to be phased out. However, EB can also be converted into an efficient space. Simple steps like harnessing sunlight to minimise artificial lighting during the day, insulation of building envelope, installation of efficient air-conditioning systems/lights, use of water-efficient fix-tures, extensive metering of utility consumption to identify energy-intensive areas, minimising heat islands around the building, strategic landscape to shade buildings, etc, can save up to 50 per cent of energy.

Simha: The possibility of achieving sustainability in the process of retrofitting buildings has to be assessed on a case-to-case basis. It is possible that it cannot be achieved for some old buildings; but where possible, the route to be followed is essentially the same as for new buildings: follow the recommended/prescribed/stipulated/mandated Green measures and paths. Bhardwaj: Yes, buildings developed in past decades can be made sustainable. In fact, various corporates have ap-proached 3C to convert their existing residential or commer-cial buildings through retrofitting. Along with this, we have developed various Green commercial complexes in Delhi NCR – the Wipro Campus in Gurgaon; the Patni Campus and the Green Boulevard in Noida.

What steps would you suggest to increase awareness about sustainable building?

Engineer: Training/awareness programmes for budding architects/engineers with case study will go a long way in inculcating a culture of sustainable design. The facility and project management team should also have such pro-grammes at their end to sensitise and create awareness about best management practice.Ajit: The best suited agency to increase awareness of sustain-able building is the Government itself, leading the way both in the case of new buildings as well as retrofitting of EB. In fact, in Kerala, the departments of PWD as well as industries have already come out with guidelines for all future con-structions, insisting that such buildings should be sustain-able. The Government should also join up with organisations like IGBC and CSE (Centre for Science and Environment) to create greater awareness – especially among students, who are the leaders and decision-makers of tomorrow.Rakheja: A large number of societies/agencies and govern-ment bodies are engaged in spreading awareness. In the near future, buildings will carry a label indicating water

efficiency, energy usage, etc, which will help occupants to make an educated choice. Steps by the Government, such as the proposed addition of the Sustainability chapter in the National Building Code of India, ECBC Code, MoEF regula-tions, pollution control norms, etc, are all in place for ensur-ing sustainable construction. However, implementation and education are two key areas that need focus.Simha: Sustainability in our country is basically a problem in urban areas. The affluent urban dweller is apparently aware of the problem of global warming and climate change, but the awareness varies considerably in depth and spread. The urban poor have a relatively faint idea. There is, therefore, a great need for increasing awareness at all levels. We need to create awareness among politicians, as they have close contact with the masses. Also, concerned ministries of the Government need to come together and work out plans, down to the practical levels of implementation.Bhardwaj: Today, there is vast information available about the basics and benefits of sustainable buildings on the Inter-net, in books, journals, magazines, etc. People should read and understand this information to increase their awareness. Several reports and results by renowned research organisa-tions are also available, and will enhance knowledge about the benefits of sustainable building.

What changes in government policies could help bring about a significant improvement to the environment?Engineer: The Government needs to play a catalytic role in promoting sustainable design. The Green building move-ment in India has fuelled the growth of job opportunities in various disciplines. Some policy impetus will further drive the market for Green buildings, enabling India to emerge as a global leader. There is dire need of rationalising policy framework addressing pricing mechanism for the power sector. In some states, due to acute power shortage, data

3. A city showing the effect of climate change. 3

We need to create awareness among politicians, as they have close contact with the masses. rV Simha

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032 centres, IT parks, malls and even residential complexes are powered by DG sets. If the same quantum of power is made available through the grid, then it will save on carbon emis-sion coming out of DG sets and also result in addressing the higher cost paid by the organisation toward diesel. Green policy decision will have significant impact in addressing our current account deficit and improve our economy. The Energy Conservation Building Code (ECBC) was launched in 2007 by the Bureau of Energy Efficiency (BEE), but is still not mandatory for all the new buildings. It should soon be made mandatory, and incentive needs to be provided for people who are aligning their design and demonstrating en-ergy efficiency. A fast-track single window clearance system for approval to construct will go a long way towards pro-moting sustainability. Rebates in property tax, permission of higher FSI, etc, can also be considered. MNRE subsidies for the promotion of renewable energy has encouraged people to integrate it in their design. Ajit: The government should create guidelines for construc-tion of all future government buildings. They should also offer reduced municipal tax and reduced power tariffs to encourage more builders to undertake sustainable construc-tion. All financial institutions should be directed to give interest discounts, like SBI, in the lending rates for develop-ment of Green buildings.

What do you think should be the main points for India’s Green agenda today?Engineer: In the next two decades, India’s real estate sector, encompassing commercial and residential segments, is expected to grow more than it did in the past four decades. By 2030, the built-up area is projected to reach 100 billion

sq-ft. One of the major barriers is infrastructure not keeping pace with the real estate sector, viz, public transport, storm water, waste disposal management, etc. Public Private Partnership (PPP) in areas of sustainability should be highly encouraged, and commitment by the corporates should be recognised and rewarded suitably. We also need to resolve the fuel crisis and streamline the pricing mechanism. There are power plants which are not able to operate, either due to non-availability of fuel or due to pricing, which makes PPA (Power Purchase Agreement) commercially unviable. Crisis in power generation is compounded by non-availability of water. In this scenario, people resort to operating DG sets 24x7, which has an adverse impact on the environment and finances of an organisation. Many small-scale industries have been compelled to shut operations due to the non-availability of grid power.Ajit: India should develop a 20-year agenda at the macro level, to be attained through a four-phase five-year agenda at the micro level. The major points of the agenda should be: ensuring the achievement of 100 per cent sustainable con-struction by the end of 20 years, which is possible only when the Government leads from the front. All educational institu-

tions should be directed to introduce Sustainable Construc-tion Technology as a major subject in their syllabus in all courses, including Architecture, Civil Engineering, Mechani-cal Engineering, Electrical Engineering, etc. The Government should subsidise or reduce the sales tax on sustainable build-ing materials and probably even consider removing taxes on such materials for a period – to increase its usage by the public. The energy usage should be metered per sq-ft, and tax should be levied on high-energy consumption. Rakheja: India’s Green agenda should centre around sensi-tising the population on conservation of resources and the need for energy and water optimisation. Educated users will

demand well-constructed buildings from the developers. Inspired by the demand, architects, consultants and develop-ers will work towards achieving this objective. These simple steps can go a long way towards achieving a ‘Green India’.Simha: I presume that the responses to the questions above should form a significant part of the agenda. One point I wish to focus on additionally, is that the discourse on the topics being dealt with here seems to take no cognisance of billions of inhabitants of the earth who are weak and poor. The impact of Global Warming will be harshest on them. This is not the forum to discuss this aspect – but in my view, any agenda drawn up for a country like ours cannot afford miss this crucial requirement. Bhardwaj: In India, we have three predominant rating systems to certify buildings as Green – viz, IGBC, GRIHA and BEE. While IGBC has been mentioned earlier, GRIHA denotes ‘Green Rating for Integrated Habitat Assessment’ and BEE refers to the ‘Bureau of Energy Efficiency’. Consid-ering the present scenario, agenda highlighting points like increasing awareness about benefits of Green building, more support from the Government in terms of tax rebates, quick approvals, increased FAR, etc, should be given priority. A&I

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4. Sustainability society concept with buildings in the icon of recycling.

now, india stands at number 2 with more than one billion sq-ft of Green building footprint. Vidur Bhardwaj