Newer Building Projects in Middle East Less Sustainable than Decade Old Constructions, says Expert
Saeed Alabbar of AESG argues that improper usage of technology and focus on aesthetics and modern designs have actually made buildings in the region less efficient than before; he suggests measures that need to be taken to address this
Saeed Alabbar, Director at AESG notes that local building codes have been evolving during this time to incorporate some of the fundamental features of Green buildings, predominantly with a focus on insulation. For example in Qatar, the Gulf Organization for Research and Development has introduced the Global Sustainability Assessment System (previously QSAS) while in Abu Dhabi, developers are mandated to follow the Estidama Pearl Rating System.
“Whilst these are steps in the right direction and local governments should be praised there are still fundamental issues that need addressing in the industry. Despite all the measures being taken, the construction industry is still unfortunately in a position where buildings being constructed today consume more energy per square meter of floor area than buildings constructed in the 1970’s. There are factors which need immediate consideration if the concept of green building is to truly gain momentum in the region,” said Saeed.
Developers need to start talking about a building's energy use intensity, the energy consumption per square meter, rather than comparing buildings to theoretical baselines.
Quality control in the integrity of building envelopes needs major improvement. Some fantastic analysis goes into building designs to select the right glass and insulation but quite often all this good work is lost during construction as insulation and facades are installed poorly with high levels of thermal bridging and air leakage. In many cases it is not only the contractors but the architects who are at fault. There is really little use in specifying the top of the range insulation if heat is allowed to pass through all the exposed elements of the building. Major savings in energy can be made by addressing this rather simple issue, which would not cost that much to fix.
There is need for the discussion of green buildings to move into the realm of building operation. There is a lot of talk about green design and green construction but the objectives seem to stop once the building is completed and received its rating. Buildings do not consume energy while they are being built. They only consume energy when they are occupied so this should be the most important phase of a green buildings life and we need to pay more attention to the energy efficiency of building operation and begin reporting the energy use intensity of existing buildings.
Before trying to adopt the highest technology of systems in buildings, developers need to make sure that those systems will be commissioned properly. Far too often when we look at existing buildings we see the most expensive, highest spec building management system turned off because it is not working properly or the operators do not know how to use it. Bridging the interface between construction and operation, through proper commissioning, is essential, particularly now as buildings are becoming more and more high-tech.
Despite these issues, there is a lot of great change that has happened in the industry over the past few years and the government and private sector are both making great strides in the realm of sustainable buildings. However, the industry cannot afford to rest on its laurels and respond to the fundamental questions of how to really make buildings better.
AESG specialises in providing cost effective solutions in reducing the ecological footprint of the built environment. As an Emirati owned and operated company, it is committed to driving sustainability in the UAE and the Middle East and is focused on delivering the highest levels of sustainability in its projects. |With a vision to be an industry leader supporting the region’s quest for sustainability, AESG strives to be at the cutting edge of the latest developments in the industry.
AESG is represented at the managerial level of the Emirates Green Building Council and is currently represented as Vice Chairman of the Council. The company is also represented on the Steering Committee of the World Green Building Council MENA Network. This involvement allows AESG to be at the forefront- driving the building industry in the region to more sustainable solutions. AESG actively works with government departments and academic institutions to help shape the future of the building industry.