S.M.A.R.T performance objectives of a building

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1 S.M.A.R.T performance objectives of a building IGBC Hyderabad 1 Scheme of things ITC Ltd Expansion -> Redevelopment Buildings a la Machines Buildings are assets Sustainability Performance and sustainability Building Performance Indices S.M.A.R.T objectives Infotech Park, Bangalore Redevelopment plan Targets set Iterations in Master Plan Iterations in Floor Plate design Iterations in Services capacity On date achievement Learning vis-à-vis rating systems Conclusion VIRGINIA HOUSE HQ of ITC LTD KOLKATA Built in

2 ITC Ltd One of India's foremost private sector companies with a market capitalization of over US $ 30 billion and a turnover of US $ 6 billion. Ranks among India's 10 Most Valuable (Company) Brands', in a study conducted by Brand Finance and published by the Economic Times. Has a diversified presence in FMCG, Hotels, Paperboards & Specialty Papers, Packaging, Agri-Business, Information Technology, Branded Apparel, Personal Care, Stationery, Safety Matches and other FMCG products. Employs over 29,000 people at more than 60 locations across India and more than 409,000 shareholders. Its today is the only Corporation of its size to be carbon positive, water positive and waste recycling positive, even as it has created sustainable livelihood opportunities for over 5 million people. 3 ITC & sustainable buildings ITC built the first corporate LEED Platinum building in India, the Green Centre in Gurgaon (Delhi). At the time of its construction in 2005, it was the largest Platinum rated commercial building in the world. All its luxury hotels are either LEED Platinum (EB), including World s largest LEED-NC Platinum Hotel, ITC Grand Chola in Chennai (600 rooms). Paperboard division s Bhadrachalam factory gets about 60% of its power from Wind energy and its Social Forestry program (a CDM project) has won it many international laurels including WWF membership. ITC s project wing, Central Projects Organization, is designing and executing factories, commercial and residential properties which have declared targets for highest feasible levels of certification in sustainable buildings. ITC is an active and contributing member of United Nations Environment Program Sustainable Building and Climate Initiatives (UNEP-SBCI), United States Green Building Council (USGBC), Indian Green Building Council (IGBC) and Secretariat for Green Rating for Integrated Habitat Assessment (GRIHA), the Public Building Rating System of India. 4

3 Buildings á la machines Efficiencies, performance indices customary in heavy industries Per unit resource consumption as important as production volume Engineers, in general uncomfortable with vagueness and ambiguity Machines: Latin machina, Greek mēchanē Origin from mēchos: means, expedient Expedient: suitable for bringing about a desired result under the circumstances 5 Buildings are assets An asset needs appraisal of performance Target setting during design and planning Periodic assessment during construction Proof of concept upon completion Year on year validation A new dimension of property valuation Sustainability 6

4 Sustainability To sustain means to endure, to last In evolution, species which endure - sustain The buildings created to follow three principles of Vetruvius*: Firmitas: building shall be structurally sustainable; it shall last with little or no maintenance for long Utilitas: building shall be functionally sustainable; it shall have robust utility services and reconfigurable internal spaces Venustas: building shall be aesthetically sustainable; it shall have ageless proportions and décor 7 Performance & Sustainability Students who perform, sustain in competition Employees who perform, sustain in firms Companies which perform, sustain in market Superstars who perform, sustain in box-office So, buildings which perform shall sustain the development 8

5 Building performance indices Parameters to assess a building s performance yet to be standard & formal Some useful starters may be Floor plate efficiency (usable area built area) Concrete consumption (cu.m/sq.m of built area) Steel consumption (kg/sq.m of built area) Energy performance index (kwh/sq.m/annum) Water performance index (kl/occupant/annum) UNEP-SBCI (United Nations Environment Program Sustainable Building & Climate Initiative) suggests Common Carbon Metrics (CCM) as an integral tool for building performance index 9 S.M.A.R.T objectives What cannot be measured cannot be improved - Lord Kelvin Objective performance targets taken to deliver a sustainable building Targets are expected to be S pecific : described in specific terms Measurable : measured Assignable : assigned to a group R ealistic : realistically achievable within budget T ime-bound : achievable within a schedule 10

6 Infotech Park, Bangalore 3 kms from Ring Road 4 kms from M G Road 3 kms from Metro Stn 11. Infotech Park, Bangalore Banaswadi Main Road Chennai Bangalore Railway Lines Presently, 20% FAR utilized with only about 40% coverage Thus,the present use is sub-optimal 12

7 Food Court CPO SDOTMD Foods Redevelopment : Phase 1 Phase 1 The north-east segment of this Park, as highlighted, is mostly not in use and measures about 10 acres. ITH Infotech Infotech It is proposed to develop 2.2 million sq ft (41% of total FAR permitted) for office buildings, without affecting the existing operations. 13 Targets set Long sides face North & South ensuring minimum heat gain and maximum daylight penetration LEED Platinum design with future ready energy consumption targets Non-conditioned or naturally ventilated spaces recommended for non-functional areas viz. canteen etc. Highly flexible and reconfigurable floor platesensuring low cost and environmental effect of churn 5% of total energy planned to be supplied from Solar PV arrays on terraces wind energy planned for the development through wheeling Low Energy consumptiontarget of 110 kwh/sq. m./annum as per international trends, more stringent than Indian guidelines for Green Buildings: 141 kwh/sq.m./annum 14

8 Iterations in Master Plan 15 Final Plan 16

9 Iterations in floor layout 17 Iterations - Flexibility Concept Design : Flexibility compromised due to long corridor Office floor flexibility 4 leasable parts Scheme Design : Complete flexibility as conceived originally

10 Iteration in services capacity Energy oiterative probes brought down electrical max demand load from 14 MVA to 7.5 MVA oenergy performance index brought down from 165kWHr/sqm/annum to 90kWHr/sqm/annum olifecycle cost impact : Rs.11 Cr / annum(at Rs.8/kWHr) Water Treated water storage reduced by 200 kl and added to raw water capacity less maintenance and chances of contamination 19 North side view 20

11 South side view tower 1 21 Landscaped terraces 22

12 Solar on roof, shades on south & west 23 Light shade & shelf 24

13 Learning Definitions and measurement methods: interpretative, even speculative Standard like BOMA (Building Owners & Managers Association) in US greatly required in India Recommendations of Green Ratings are often prescriptive Analytical validation shall prevail conflicts Quality and impact of external green is as important as internal green Spaces in between buildings as important as the buildings themselves 3 I s : Iterative, Interactive and Integrated design workshops among stakeholders required instead of traditional sequential design flow Sustainable development can truly sustain if all the design efforts are directed towards cost-effective lifecycle solution It s apparently a myth that sustainable buildings are costlier: SUSTA is starting parameter for SUSTAinable design Buildings done with wise and time-tested architecture and engineering practices will be generally sustainable (and will get certificates!) Sustainable design revolves around Lean Construction principles Less is More: if one can do, don t use even a fraction more 25 What sustainability is not New tradition in our veins, implementation with passion A fad it makes robust business case, as seen in ITC s growth upon adopting such principles in business Expensive regulations closing in, competition increasing de facto standards closing in on such development An option it s the only way to build, to live, to sustain By the way, who wants to live, work or recreate inside something which is unsustainable? 26

14 .. build green, retain green THANKS 27