The Building Economy and Carbon Footprinting: Stepping Forward to Protect our Common Home.

“What is ‘enough’ in construction and even in life in general? What are we looking at in terms of impact when we construct a massive glass building in the middle of tropical cities like Pune or Mumbai or Bangalore? Are we just constructing something that gives us a panoramic view of the city and serves no other function? Isn’t this similar to spending crores on making an oven and then spending crores more to refrigerate it?” 

These are the questions Mr. Nilesh Vohra, a young builder of Kanchan Developers, Pune was asking himself after a conference on ‘Defaulting Green’ in Kerala a few years ago. Nilesh is part of the Green Buildings Committee of the Pune chapter of a nationally recognised builders association in India and met inspiring green building consultants and developers through this forum. These are his initial manoeuvres into responsible construction practices. 

Nileshs’ questions draw attention to the need for constructing buildings that are not solely driven by social notions of a ‘premium’ building (in this case, glass buildings), but also consider the social, economic and environmental implications of designing such buildings, which when not considered are detrimental to society and the environment as a whole.

Why should the building economy consider moving towards green building construction, immediately? [footnote-(fn1)] In an era of human-induced climate crisis (fn2), we need to limit global warming to less than 1.5°C above pre-industrial levels, since estimates state that an increase in temperatures beyond 1.5°C will accelerate the climate crisis, resulting in increased unpredictable and uncontrollable occurrence of disasters such as floods, droughts, biodiversity loss, cyclones, etc. These episodes impact vulnerable sections of society in-equitably; not only are those from economically poorer backgrounds impacted first, but women, children, the elderly and sick are also vulnerable. Everyone, irrespective of who we are, will bear the consequences of climate  collapse. The damage to buildings and other property, goes without saying, too. In order to avoid such damage, climate scientists caution towards reducing our greenhouse gas (GHG) emissions by 45% before 2030 and reaching net-zero emissions by 2075. The role of the building economy in contributing to GHG emissions and its potential to mitigate it are stated in the image (UNEP, 2012).

If constructing a ‘safe’ building is a non-negotiable value , considering the implications of the building economy on the environment, can green buildings be an option or are they a necessity?

According to India Brand Equity Foundation (2018), the number of Indians living in urban areas will increase from 434 million in 2015 to about 600 million by 2031, increasing the demand for residential and commercial buildings, both. Recognising the projected increase in construction activities, there seems to be ample opportunity to move towards responsible green building construction. Easy to say “Construct green buildings.” but how do we go about constructing these? What are the steps we have to take to implement these ideas in reality? How do we encourage and support the likes of Nilesh Vohra in making these a priority, amidst all the other logistical and bureaucratic challenges of building in these times? Based on our experience with carbon footprinting and ongoing dialogue with stakeholders contributing towards building construction, we offer some perspective that can facilitate the move forward. 

Carbon Footprinting: A means towards responsible construction

What is carbon footprinting and how is it useful? Carbon footprinting is a measurable, verifiable and comparable instrument that entails measuring the carbon emissions during different operations and activities, in this case, building activities. This supports identifying alternatives to reduce emissions and where these would be most effective, thereby minimizing the negative impacts of construction on the environment. By quantifying carbon reduction efforts in building construction, meaningful and comparable information can be shared with building sector counterparts as well as potential buyers creating a base of evidence and commitment towards responsible construction. Carbon footprinting of building projects is a means for builders to begin demonstrating care for the larger world we belong to.

Just as one would not simply measure blood sugar levels of a diabetic without the intent to reduce them, responsible building, therefore, does not end with measuring the carbon footprint of a project. Incorporating actionable steps to mitigate emissions that are avoidable is the most important part. 

The cBalance Carbon Footprint Experience

We supported carbon footprinting of the Royal Orange County Residential Housing Project as well as for two townships of Lohegaon and Zandewadi in Pune, respectively. Besides this, internal capacity building and skill development for the Orange County Foundation team was conducted to equip them with skills for calculating the carbon footprint of their construction projects. [Links to detailed reports of the three projects mentioned, are given in a box below. An overview of learnings from engagement with carbon footprint projects is provided at the end of this section, too.]

In the case of Orange County, a comparison was made between their previous projects and the Royal Orange County (ROC) Residential Housing Project which incorporated low carbon efforts such as eco-friendly architectural design buildings, renewable energy, waste management, wastewater management and low-carbon embodied construction and building materials. The calculation of the carbon footprint of the construction phase by the Orange County team revealed 15% lower emissions for the ROC construction compared to their previous projects.  It should also be noted that Orange County incorporates sustainable principles in its construction projects by default and comparing the life cycle carbon footprint (fn3) of the ROC with other builder projects in Pune would probably demonstrate a much larger difference in emissions. 

In the case of Lohegaon and Zandewadi townships in Pune, Maharashtra, we were asked to conduct carbon footprinting at the request of VK:e environmental, an architecture consultant. The project builders were required to submit a carbon footprint projection report including measures they would undertake to mitigate emissions to the State Environment Committee (SEC), Maharashtra prior to the start of the project. At the time, there wasn’t a standardized protocol available for township carbon footprinting (currently a GHG Protocol for Cities is widely used), so CB used multiple protocols to ensure quality measurements. This was undertaken considering that multiple iterations of footprinting using different protocols would lead to similar conclusions which would strengthen belief in the mitigation recommendations that would be suggested.

Following were the findings after conducting life-cycle carbon footprints of the two townships:

Recommendations were conveyed to enable the builders to incorporate low carbon measures during the building process. Few of the recommendations that were suggested include: 1. Using natural afforestation methods rather than conventionally used plantation-forestry methods to compensate for the carbon absorption capacity that would be lost due to irreversible damage caused to the land on which the construction would occur. This recommendation suggested planting native trees and using the Miyawaki method of afforestation. 2. Reducing energy consumption by integrating passive design techniques such as the use of thermal mass to reduce heat gain, insulating materials or cavity walls, appropriate shading strategies for fenestration, low-U glazing, low-E films, and heat-reflective paints. 3. Inclusion of structure and radiant cooling systems within all floor and ceiling slabs to mitigate solar heat gain through rooftops and walls. 4. Designing flats in a manner that enables integration of natural refrigerant-based split ACs should the flat owners choose to install an AC.

Illustrations of Passive cooling strategies.

In comparing the projects; Orange  County through implementation of low carbon measures actually demonstrated mitigation gains, whereas in the case of the two townships only the potential mitigation gains were revealed. Thus, while we participated in SEC hearings to encourage the SEC to approve the carbon footprint report and clear the township projects only if the builders take steps that align with the recommendations made, this was the extent of our influence. It still remains the purview of the SEC and other industry boards/ government authorities to compel builders to implement actionable steps towards reduction, compared to BAU construction.

Way forward

If the potential for environmental safeguarding during construction is no longer in question, then other factors must influence the decision to do so. What would make it accessible and worthwhile for builders to carry out these activities? According to Nilesh two critical obstacles for builders are the lack of investment in the sector and the lack of demand from end-users. For both, carbon footprinting presents itself as a step towards addressing these gaps. 

An open disclosure tool, similar to other online tools, requires users to merely submit relevant data, which is then automatically processed to display the final results. Such a tool would enable multiple builders to present their carbon footprint calculations which would essentially create a feedback loop that shows where buildings can undertake at least the well-known measures to control carbon emissions such as using local materials, ensuring energy reduction during the operations phase, conservation etc. A life cycle carbon footprint additionally shows not only the savings at the time of construction but also the potential future energy and emissions savings (during occupation). Last, but definitely not least, it also shows where sustainable solutions pay back over time even those that may initially cost more. With such data it is possible to show investors and government and regulatory bodies from the local municipal level right up to the national and international levels, that such benefits can and should be tied to decision making and evidence-based policy making that favours and rewards responsible construction. 

CBalance can create an affordable, sensitive and user-friendly tool and would invite industry associations such as the Confederation of Real Estate Developers’ Associations of India (CREDAI) to collaborate in this to encourage an increasing number of builders to voluntarily engage in carbon footprinting. This, along with recommendations based on the marginal abatement cost curve, can give builders a range of emissions mitigation opportunities from the least cost option to the highest cost. Additionally, our experience with building in-house capacity for carbon footprinting itself with the Orange County team showed that this too was not difficult. Thus, we recommend using a standard protocol for measurement and coupling in-house capacity building and engagement with consultants who are experienced in the field, to provide appropriate mitigation measures.  

At this stage, it is in the collective hands of the builders to push for responsible construction processes at a larger scale, benefitting both, the building economy and the planet as a whole. If they have the vision and will to do so, carbon footprinting and cost-efficient sustainable alternatives like passive design techniques can easily replace ecologically destructive and expensive practices like air-conditioned glass buildings. Builders like Orange County have found ways to translate the wide variety of benefits it holds for residents and the wider community. Ultimately, raising the level of demand for responsible construction from multiple quarters can make shared responsibility and accountability a grounding and enlivening force for the building economy rather than an unwanted burden to be passed off or signed off on at the first opportunity. It will take many more Orange Countys and many more young builders like Nilesh to tip the scales and make sustainable the default. Whether you’re a builder, business person, government official, concerned consumer or citizen, at this juncture in time with climate chaos knocking at the doors of each one, which way you choose to step or what you choose to put your weight behind may change the course of not just your life but the nation and the planet too.   

Footnotes (fn)

(1) A green building incorporates design techniques, materials and technologies that minimize its overall impacts on the environment and human health. This is achieved by better siting, design, material selection, construction, maintenance, removal, and possible reuse. Main outcomes are minimum site disruption, reduced fossil fuel use, lower water consumption, and fewer pollutants used and released during construction, occupation and disposal of the building. (UNESCAP, 2012)

(2)With ecological emergencies occurring the world over cBalance is choosing to use language that urges immediate action by all of society to address our individual and collective roles in the trauma of climate change.(https://www.theguardian.com/environment/2019/oct/16/guardian-language-changes-climate-environment)

(3) The life cycle carbon footprint includes emissions from the anticipated occupation of the building as well as emissions during construction. 

References

https://www.uncclearn.org/sites/default/files/inventory/unep223.pdf

https://www.care.org/sites/default/files/documents/CC-2009-CARE_Human_Implications.pdf

https://www.theguardian.com/environment/2012/jan/16/greenhouse-gases-remain-air

https://ghgprotocol.org/blog/climate-change-and-cities-what-we-need-do

https://www.unescap.org/sites/default/files/3.%20Green-Buildings.pdf

https://s3.amazonaws.com/legacy.usgbc.org/usgbc/docs/Archive/General/Docs19073.pdf

https://www.uncclearn.org/sites/default/files/inventory/unep207.pdf

Telephonic conversation with Nilesh Vohra (Kanchan Developers); May 19, 2020.

Contributors:

Neesha Noronha, Vivek Gilani, Dhrumit Parikh

Illustrations:

Aliullah Shaikh

India Business and Climate Summit 2015

Yesterday, I attended “The India Business and Climate Summit 2015” held at the Hyatt Regency in Mumbai. I have quoted several people below from the notes I took during the summit – excuse me if I get something wrong or cut something out.

Andrew Steer

President and CEO of the World Resources Institute (WRI)

The event kicked-off with a video message from the President of the WRI. “Measure your scope 1 emissions because it’s not only good for the planet but also good for your bottom line. Also, look at across your whole value chain and suppliers – scope 2 and 3 – because again, it’s good for your bottom line.”

S. Raghupathy

Executive Director, CII – IGBC

• “We have a moral responsibility to cut climate emissions
• We (India) are #3 in the world – 2 billion tons per year
• Renewable energy has the potential to transform the country
• Cement industry in India has the lowest specific emissions from any Cement Industry in the world
• 3,300 projects, 3.1 billion square feet of green buildings, are built or planned
• Because reducing emissions makes good business sense
• Climate change is a cost saving opportunity
• India GHG program is a platform for to learn from each other and have concrete projects on the ground and make things radically different
• Main aim is to have nearly 200 companies involved and have inventory of their carbon emissions and take steps to reduce their emissions
• Right now 41 companies which includes 15-20% of emissions are registered with India GHG
• Outcome of this program, reducing emissions makes good business sense.”

“As a senior citizen, I miss the clean air and bath in river Ganga. As all of us know that climate change is real, last month in July was one of the hottest months since we started measuring temperatures globally. The first 7 months of this year have been the hottest on record. We’ve also seen the extreme events, cyclones and…there is no doubt about it. This is all happening because the GHG emissions are growing. There is also no doubt that we should do something about it.

In December, we will have a summit where we have to submit what we will do – they have got different problems, developed countries and developing countries. And we in India face lots of problems like hunger and poverty. TERI environmental surveys show that economic growth is important and environmental growth is important as well. What is more important?

There is a growing number of people who want both – environmental and economic growth. Our mission is very clear we have to find new technologies and use existing technologies to reduce GHG emissions. There are technologies available, 4 sectors – power, transport, buildings – we can achieve GHG emission reduction using the technologies available today. Transport is responsible for 23% of emissions globally. This will remain the same, GHG emissions are a part of growth in private sectors.”

“I come from a company that works in the energy conversation area. Clearly, the philosophy of TERI, WRI and Confederation of Indian Industry (CII) is reducing emissions is good for business. Let me tell you about a study in 2013. We took the average energy consumption per unit of output per six different sectors. One case study that came out of that was between the most efficient and least efficient breweries in the country. Both breweries are in Aurangabad, 3 km apart, same equipment manufacturers, and the difference in energy efficiency is between 21%. We first did this study in 2003 and again in 2013. Firms in 2013 were 30% more efficient vs 2003, but there was still 21% gap in efficiency between the most efficient firms and the least efficient. In Japan, they set up a ‘Cool Biz’ campaign to set all buildings and public spaces thermostat at 26 degrees, and after Fukushima they made it 28 degrees in the summer. The energy cooling load dropped by 50%. Now, during summer, 15 June to 15 Sept, suits are done away with. As energy prices have increased, the pressure to reduce energy conversation has reduced.

Can a company introduce an internal 100% tax within the company? If I pay Rs. 13 for gas then I put Rs. 13 in a bank account to spend on green initiatives. If you start paying this tax, you will take it seriously. There is great potential for this type of voluntary fund.”

“Suresh Prabhu’s first love has been the environment and climate change. We have one of the lowest per capita emissions in the world, but that is not a badge of honor for us. I think a badge of honor will be when we can reduce the overall energy use. A big issue is urban waste. Industry had done a significant amount. The most important thing we can do is to measure and then do something about it. We need to think about an internal tax on ourselves, and this will make us think more about it. The Govt. of India has put a tax on coal. I think this can be expanded to be a tax on carbon. These are the types of big issues we should think about and grapple with. Like the old joke, how do you eat an elephant? One bite at a time. Similarly, we need to address this issue one step at a time.”

“In the next few weeks, a very important conference is coming up in Paris. This day long meeting (the summit) will help inform those ‘negotiations’.

Today, the Chinese market dropped by 6%. Financial markets have been integrated by human interaction. The ecosystem has been integrated for millions of years since the planet was born – GHG affects every one of us. Post 2008, the financials markets started contracting. Europeans were more interested in saving banks than saving plant. The economy distracted us from working on climate change.

Look at the intensity of drought or flooding, this has something to do with climate change.

Making less carbon emissions makes good business sense. Mr Godrej, he’s doing it to protect his bottom line but also to protect the environment itself. This is good for everybody – good for business, good for people. You can have both – low carbon growth and development. This is all possible and we can make it happen.

Railways are the single largest user of energy in India – two forms of energy – electricity and diesel. We did an energy audit. We are working to increase solar as it has major opportunities.

Trying to put roof top for solar – solar thermal, putting solar panels on the top of the train and all the energy used in the train for fans and lights, can be powered by solar.

How can it help the railways? Railways second biggest item of expenditure is energy. So we must save energy, it improves profitability and we all see that. This makes business sense and ecological sense. This is a bottoms up approach to have an integrated approach – sustainability, social issue and profit. If we address this challenge, quality of life will improve – air, toxics, if you do this you don’t need so many hospitals, you don’t need so many medicines. Self-motivated action is more important than regulated action. If we can have a water audit…the first casualty of GHG in our atmosphere is water.”

Then. the aviation specific emission factors were released. Here are a few notes on the aviation roadmap:

– Green infrastructure

– Collaborative discussion making

– Renewable energy development

Solar:

2.14 MW in Delhi

12MW in Cochin – making Cochin International Airport the world’s first fully solar powered airport.

– Airline fuel saving opportunities led by the United Nations and theAirports Authority of India has resulted in 190 kg of airline fuel saving per landing.

– Bangalore Airport: commitment to generate 50% of power from renewables

Jamshyd Godrej, Chairman of Godrej & Boyce, spoke “If you don’t measure it you can’t do anything about it. Every ship puts 1000s of tons of grease into the sea. Climate change is, if not the most important issue, one of the most important – specially for India. 

Thank you pointing out the temperature in the room (it was very cold).

A one degree change in temperature can make a huge difference in energy savings. Prime Minister Koizumi, coined a term “Cool Biz” – you don’t need to wear suits to work and they saved billions of dollars in energy.

Japanese employees during the Cool Biz campaign that has been running every summer since 2005. It started off with government offices and was soon adopted by the private sector. All offices made their thermostat to 28°C. This idea was proposed by the then-Minister Yuriko Koike under the cabinet of Prime Minister Junichiro Koizumi. Initially the campaign was from June to September, but from 2011, when there were electricity shortages after the 2011 Tōhoku earthquake and tsunami it was lengthened. It now runs from May to October. Read more: Cool Biz Campaign.

Shankar Venkateswaran

Chief, Tata Sustainability Group

“Carbon pricing is going to happen. The if question is off the table.

The biggest questions are: What will happen with that money? What will the price for carbon be British Columbia has 30 dollar a ton. Tax goes to middle income tax break, low income. Sweden has 100 dollar a ton.”

Learn more about British Columbia’s tax on carbon. It is considered one of the most progressive and equtiable tax structures as all of the tax on carbon is redistributed in individual or business tax breaks or to low-income people. Read more here: http://www.carbontax.org/where-carbon-is-taxed/.

Shankar Jadhav

Head Strategy, Bombay Stock Exchange Ltd

“Unless you measure something, and report it. Carbonex and Greenex. Samaan platform of BSE for environmental projects.” Samaan will be a portal for companies to browse through eco-projects that are eligible for CSR funding.

“$18-20, could be carbon price per ton in next 5 years. If you’re in a carbon intense industry, you should take note.”

Rajasree Ray

“I can say that we are in the final stages of Intended Nationally Determined Contributions (INDC). It will be more than the voluntary goal right now. We will evaluate a market mechanism to price carbon. There is also a Green Climate Fund – developed countries will give 100 billion dollars to developing countries. It has a country driven approach, balanced governance structure. 10.2 billon dollars already there and can be taken as a grant. We also have a national clean energy fund, adaptation fund, and national green fund. 15% of energy is used by 50% of people – 36% of that bottom 50% lives in India.” There is energy inequity in India. The FairConditioning program aims to make energy more equitable with a demand-side intervention in indoor-cooling in India.

Kevin Moss

Global Business Director WRI

“From the 90% of the companies that created the climate crises – 70% of the companies are oil and gas companies.”

ITC shared its goal to go for 50% for renewable energy.  To ban multilayered plastic items. Due to transportation and storage.

Aditya Birla– Himanshu Nautiyal

“When you have a problem in a company you set up a committee or find a consultant. We accepted science based target because it is industry based.”

Dr. Reddys

“Linked HVAC system into the BMS and gave us 40% energy savings

– Oxygen analyzer for complete combustion

– Coal-fired boiler

– Optimization of 60% of carbon is from scope 3

– We need to go for Sustainable sourcing”

Tech Mahindra

“Each employee goes through a test on sustainability before joining. What has the return been? Employee engagement has the highest return and it increases attrition. For us what really matters is scope 3”

Tobias F. Dorr

– GIZ, German agency for sustainability development

-Working in India for 60 years

– 145000 tons of waste every day

– 60% are collects

– 20% treated

CEM

– 3500 projects approved by ministry of environment

– Price broke down

– Use municipal solid waste as RDF

– Guidelines missing

Rajasekar

Executive President, UltraTech Cement Ltd.

– Developed the IES Cement Sector roadmap

– Benchmarking platform like the Carbon Disclosure Project (CDP)

– Getting the numbers right for Cement Sector

How do you benchmark your data on carbon?

Carbon Capture and Usage: An interesting topic of conversation that came up is this idea of Carbon Capture and Usage, not Storage. This could be quite relevant.

Mahindra and Mahindra

Anirban Ghosh – Vice President- Group Sustainability, Mahindra & Mahindra

“Biggest level of impact is to reduce the distance between the suppliers and us.”

Indus Bank

Adwait Hebbar – Head Corporate Services, IndusInd Bank

“It was tough to change the mindset, people would ask questions like:

How does it matter if we’re printing 50 pages?

How does it matter if we’re using the AC?

So we asked how can challenge that?

Scope 3:

Can we have our board meetings tele-conferencing?

Can Investment bankers fly less and do more tele-conferencing.

Do we give preferential rates of lending for environmental friendly companies? Probably not.” However, just by asking this question it seemed like he was insinuating that in the future bank may ask for your environmental record before giving you a loan.

Jain Irrigation

Dr Santosh Deshmukh

– Largest processor of Mangoes in the world

– 3rd largest processor of Onions in the world

– Life cycle assessment, case studies for Onion

– Our organizational goal is to leave this world better than we found it

– Implemented Jain GAAP

– Advice: do incorporate the impact supply chain can have

Investment, time or money, in climate change mitigation is an investment for posterity. If you are alive, you have power – with great power comes great responsibility.

Warmly,

Dhruv