GREEN BUILDINGSWho pays and how?

Prof. S. ChattopadhyayProf. T. N. MazumderProf. H. Banerji Department of Architecture and Regional Planning Indian Institute of Technology Kharagpur

Existing provision in Indian context

Green Rating for Integrated Habitat Assessment (GRIHA)- developed by TERI and accepted by Ministry of New and Renewable Energy

Indian Green Building Council (IGBC) formed by CII, advocating LEED rating system in India

Bureau of Energy Efficiency (BEE) developed the Energy Performance Building code (ECBC) in 2007 for assessing energy performance of buildings

Nationally acknowledged green building rating system in India Consists of 34 evaluation criteria of evaluation grouped into the following components-

Existing provisions in GRIHA rating

SITE PLANNING

SITE PRESERVATION

LANDSCAPE FEATURES PERTINENT TO GREEN

RATING

INTERVENTIONS DURING

CONSTRUCTION PHASE

PLANNING AND BUILDING DESIGN

INCLUDING ENERGY SYSTEM DESIGN

PROVISION FOR RENEWABLE ENERGY

BASED SYSTEMS

MATERIAL SELECTION (STRUCTURE AND

INTERIORS)

STRUCTURAL SYSTEMS

PLANNING FOR WATER MANAGEMENT

OPERATION AND MAINTENANCE

CRITERIA -6, 13 and 14 incorporated in ECBC

Enhance outdoor lighting system efficiency

Optimise building design to reduce conventional energy demand

Optimise energy performance of buildingGREEN INNOVATION

Green innovation34Source: GRIHA manual

Summary of GRIHA scoring criteria

Source: GRIHA manual

SVAGRIHA SVAGRIHA has been designed as an extension of GRIHA and

has been specifically developed for projects with built-up area less than 2500 sq m

SVAGRIHA can help in design and evaluation of individual residences, small offices, schools, motels, commercial buildings etc

The rating comprises only 14 criteria and the interface comprises of simplified calculators

These calculators can be filled using information from construction drawings like areas; and quantities and specifications of materials.

SVAGRIHA criteria

Incentives for GRIHA

Ministry of Urban Development, Government of India announces free of cost 1% to 5% extra ground coverage and FAR for GRIHA projects

Fast track environmental clearance for GRIHA pre certified projects

Small Industries Development Bank of India (SIDBI) announces concessional rate of interest for GRIHA projects SIDBI has been providing financial assistance to Green

Buildings certified by Accredited Rating Agencies including GRIHA by offering concessional rate of interest, presently 50 basis points.

Incentives for GRIHA & SVAGRIHA - Municipality Level NOIDA and Greater NOIDA embrace GRIHA

Building bylaws have incentivized projects with >5000 sqm with 5% additional FAR for compliance with 4 star and 5 star rating

Gaziabad Development Authority 5% rebate on FAR to GRIHA 3 star projects and above

Pimpri Chinchwad Municipal Corporation, Maharashtra GRIHA incentivesDiscount in premium for developers

Pimpri Chinchwad Municipal Corporation: SVAGRIHA IncentivesProperty tax benefits with discount in premium

Points Scored

Rating Discount in Premium

50-60 1 Star 10%

61-70 2 Star 20%71-80 3 Star 30%

81-90 4 Star 40%

91-100 5 Star 50%

Points Scored

Rating Discount in Property tax

50-60 1 Star 5%

61-70 2 Star 8%71-80 3 Star 10%

81-90 4 Star 12%

91-100 5 Star 15%

DISCOUNT IN PREMIUM

DISCOUNT IN PROPERTY TAX (SVAGRIHA)

GRIHA adoption in State Level Sikkim adopts GRIHA-

all the Government and semi-Government structures in the shall conform to minimum 3 Stars GRIHA rating for propagating sustainable development in the State

Rajasthan adopts additional 5% free of cost FAR for GRIHA projectsJaipur Development Authority has notified that the buildings constructed on plot area more than 5,000 m2 will be eligible for an additional 5% floor area ratio (FAR) free of charge if they get 4 or 5 star rating from GRIHA

Punjab adopted additional 5% free of cost FAR for GRIHA projects5% floor area ratio free of charges shall be permissible to buildings that provide relevant certificates from the Bureau of Energy Efficiency (BEE) or from GRIHA

Case study- Green building policy by DDA

• Provision of green buildings applied to all plots more than 100 sq m in size

• In case owners of properties desire to procure green building ratings from one or more rating bodies, they may suitably incorporate any other provisions if required and additional incentive FAR as per Master Plan Delhi 2021 provisions shall be applicable.

Case study- Kerala Green Building PolicyOBJECTIVES

1. Green building techniques to be implemented in buildings to be classified into suitable groups based upon plinth area

2. Policy to cover both existing and new buildings3. Priority given to large buildings in urban and semi urban areas

with emphasis on retrofitting interventions to existing buildings4. Conserving on-site natural resources5. Advocating passive architecture6. On-site energy generation7. Employing waste management strategies8. Limiting pollution during and after construction9. Green building regulatory committee, green building guidance

team to facilitate paradigm shift in building sectorPROMOTIONAL ACTIVITIES

1. Incentives to local bodies2. Tax exemptions on property tax and building tax upon efficient utilization of energy, waste treatment and use of

renewables3. MoU with GRIHA in presence of MNRE in order to get new and important buildings rated under large scale green

building promotion schemes4. Subsidy for Solar Photo Voltaic installations5. Annual incentives for architects/engineers/design consultants/ contractors6. Reimbursement of 90% of the registration cum rating fee for projects up to 5000Sqm with a minimum 3Star

rating and for projects with a built up area more than 5000Sq.m with a minimum 4Star rating shall be announced as per GRIHA norms

7. Relaxation of FAR for Green Buildings rated 4 and 5 star under GRIHA and Gold and Platinum rated under LEED

Comparison with international examplesNAME OF RATING

ORIGIN SCORING INDICATORS SCORING SYSTEM PERFORMANCE SCORING

LEED USA Sustainable sites, water efficiency, energy, materials & resources, IAQ, innovation & design

Upto 69 points4 levels-certified (26-32), silver (33-38), gold (39-51) and platinum (52-69)

Two ways of assessment – (1)Prescriptive compliance path with ASHRAE AEDG 2004 (4pts)(2) Whole bldg energy simulation (10pts)

BREEAM UK Management, health & well-being, energy, transport, water, materials, waste, landuse, ecology & pollution

Unclassified (<30), pass (30-44),good(45-54), very good (55-69), excellent (70-84), outstanding (85 and above)

Energy performance as CO2 based index, upto 16 credits based upon Energy Performance Certificate (EPC)

CASBEE Japan 80 items regrouped into - 1) environ. quality and performance of bldg (Q) and 2) environ. loading of bldg (L)

Scale of 1-5 . Overall scores are calculated to compare BEE as – BEE=Q/L. L and Q plotted in X and Y axis for ranking

Q accounts for building energy performance

Swiss Minergie

Switzerland

Energy and renewable energy sources, reduced pollution, IAQ, economy

HVAC (65%), construction (15%), hot water (10%), energy consumption (10%)

Minergie projects use 35 percent energy consumed compared to new project

GREEN STAR Australia Management, IAQ, energy, water, transport, materials, land use & ecology, emissions , innovation

1-3 stars (10-44 pts)4 star (45-59), 5star (60-74), 6 star (75 and above)

20 pts based upon GHG performance •Green Star Energy Calculator •NABERS energy methodology

BASIX Australia Energy systems, lighting, hot water, HVAC, thermal comfort

Benchmark of 3292 kg CO2 /capita/yr for energy, 90340 lit water/capita/yrNo benchmark for thermal comfort section.

Gives a target performance to qualify the certification process

GB TOOL International

Energy consumption, resource consumption, environmental loadings, IEQ (humidity, temp, noise, glare)

-1 (unsatisfactory), 0 (min acceptable), 1 -4 (intermediate), 5 (advanced), 2 (null value)

Addresses 7 categories of which first one relates to operating energy

HQE France 14 target areas including environmental const, Environmental management, Comfort (thermal and visual) , health

No formal regulatory certificate or standard, all target areas to be taken into account. More complete approach apart from energy saving

Rating is qualitative, however requires life cycle assessment of building products for performance assessment

GRIHA India 34 criteria including landscape, water, renewable energy , performance optimization, waste management

100 point scale – 1 star (50-60), 2 star (61-70), 3 star (71-80), 4 star(81-90), 5 star (91-100)

Mentions a validation of performance prediction, but no scoring upon actual performance. Hence performance is not an integral part of scoring achieved

Global shift towards accountability

Comfort

Green building incentives in global practice

Source: Green Building Incentives That Work: A Look at How Local Governments Are Incentivizing Green Development, NAIOP, USA)

The most prevalent incentivesdesired according to a survey by National Association of Industrial and office properties, USA were • expedited permitting, • tax reduction, • Density bonuses and • reduced-cost building permits

MOST PREVALENT INCENTIVES :

1. Tax incentives2. Bonus density3. Expedited permitting4. Net metering5. Grants (including fee subsidization)6. Loans7. Technical assistance/design assistance8. Permit/zone fee reduction9. Rebates and discounts on environmental

products (eg energy star)10. Leasing assistance

(source: American Institute of Architects)

Conclusion

Types of interventions currently in practice

Mandatory prescription: eg. Sikkim, Delhi

Time bound incentive: eg. Kerala, Pimpri Chinchwad Municipal Corporation

Perpetual incentive : eg. Noida, Ghaziabad, Rajasthan, Punjab, Delhi

Conclusion Economics of Green Building

Additional capital cost for making a building green (X)

Direct return in terms of savings in Operation and Maintenance cost over the economic life of building (Y)

If Y > X, no need for any subsidies

Incentive may be awarded for - sensitizing the issue till the time required- incurring the risk (if any) of additional investment in case of leased property, incentive should be shared between owner and tenantin case of outright sale, user to get the incentive

If Y < X, then need for active intervention in form of subsidy

Techno – economic feasibility study

Cost implication

Market for Green Building Technologies Savings in Operating and Maintenance Cost over the

economic life of the building Nature of real estate transaction – free hold, lease – hold etc.

Conclusion

THANK YOU

We acknowledge contribution of Ms. Roshmi Sen, PhD scholar, IIT Kharagpur