If there is any issue today that is important, yet overlooked, it is global warming. It transcends the issues of poverty, education, and employment and has created enough momentum for government agencies and even private sector groups and individuals to take notice, act, and publicize the need for support. One of the breakthroughs brought about by this renewed green movement is the establishment of green buildings, and indeed, more and more constructions and establishments are becoming environment friendly. While hotels such as Proximity and Bancroft Hotel in the United States are in the forefront of this trend, office buildings and even shopping centers such as Americas Circle Market and the planned Masdar City in the UAE are following suit, creating highly sustainable surroundings out of their spaces.
There are many ways to be eco-friendly when constructing and decorating a building. For example, waste segregation is a good start and even going forward with solar power, wind energy, and air distribution systems are welcome additions. However, being certified is another story altogether as to be green certified, there are certain minimum criteria that buildings need to adhere to. There are also levels of certification which identifies the intensity of environmental protection that the establishment promotes. The levels are Certified, Silver, Gold, and Platinum, awarded based on a companys certification points.
When certified, an establishment can enjoy the prestige that a select few companies have achieved and indeed, there is a distinction in becoming green certified. Many establishments have benefitted in this green certification, enjoying positive publicity and increased consumer use in the process. Proximity Hotel, for instance, have publicized that many of their guests are attracted by the sustainability thrust of the hotel. Bancroft Hotel, on the other hand, has reported monetary savings after renovating to being green. With more and more consumers becoming environmentally sensitive, and knowledgeable, the market demand for service providers who have the same paradigm is also increasing. Customers are becoming aware of environmental protection issues, and they are supporting the companies who are taking part in such solutions.
For years, talks on the United Arab Emirates (UAE) efforts to become eco-friendly has been contradicted by the fact that the country continues to be a leading pollutant in many ways, such as the continued gas flares in the country. Thus, though green buildings and green entrepreneurship are not new for UAE, many proponents are finding it difficult to sustain this type of projects. To begin with, the UAE is not one of the cleaner countries if surveys are to be considered. They have consistently ranked as one of the highly-polluted countries, especially at the turn of the millennium when they started constructing their megaprojects. Moreover, as with all other projects, there are ever-changing needs that construction need to meet. Having to single-handedly seek certification from councils in United States, such as the U.S. Green Building Council, is undoubtedly another challenge that developers need to face.
Pollution, difficulty in certification, lack of guidance and monitoring, and the natural profile of the land can take its toll in the development of green buildings in the UAE. Thus, it can be summed up that while more and more establishments are becoming green certified, especially in the United States, the UAE and surrounding countries are experiencing constraints and limitations and this delays the proliferation of green buildings in the country and slows down the supposed benefits to the environment. It can also be said that the situation has become cyclical in nature as the United Arab Emirates need to construct more green buildings in an effort to save their suffering scope of the environment. While they are finding it hard to manage green buildings because of the same environmental issues that beset them.
This paper will attempt to understand the importance of green buildings and why the UAE is finding it difficult to sustain this type of constructions. How important are they in saving the environment and how will businesses benefit from it. There will also be a study on the UAEs landscape, further understanding the constraints and limitations in constructing green buildings in the UAE. A study of existing green buildings will also be covered to highlight what limitations they encountered and how they solved these constraints.
Rationale
The basis of this study is to measure the possibility of green building construction in the UAE where geographic conditions are widely variable. Green building construction has been the trend in the global construction industry for many years and it is not surprising for nations to follow suit. In case of the UAE, the problem lies in its difference from other countries that have pioneered green building construction and management. For instance, the prerequisites set for the United States cannot entirely apply for the UAE because of the difference between the two countries, especially in terms of weather, climate, resource availability, and government initiative. It is important to realize the limitations enveloped in constructing green buildings in this region to enable the prescription of accurate recommendations.
Aim
The research hopes to emphasize the importance of being environmentally responsible and the big part that the development, construction and maintenance of green buildings play. The paper aims to illustrate that the benefits will be to the environment, that the gain is ultimately for everyone to enjoy.
Objectives
In view of these aims, the paper will focus on the following objectives
Understand the role of green buildings in environmental sustainability
Explore the current industry of green building construction in the UAE
Investigate the limitations and constraints experienced by green building constructions in the UAE
Research possible solutions to reduced the limitations and constraints in UAE
Make recommendations to improve the green building construction industry in the UAE.
Hypothesis
A thorough research requires the formulation of theory where the rationale is used and the objectives are tested. The hypothesis acts as the sub-questions that shall be discussed in the research. The research shall prove or otherwise disprove the hypotheses, the result of which will be used in the recommendations and conclusions within the paper. In studying the limitations on the construction management of green buildings in the UAE, two hypotheses will be considered.
1.5.1 Hypothesis 1
The construction of green buildings in the UAE is mostly challenged by natural factors. The region where the UAE is situated is affected by extreme weather and topographic conditions that can make it difficult for construction companies to uphold the force of green buildings. The standards on green building management have been designed for countries who are not in the same country conditions, which can make it difficult for the UAE to follow these customary rules.
1.5.2 Hypothesis 2
Despite the measures to alleviate the challenges in green building construction, the UAE will continue to be beset by limitations and constraints. Considering that the major factors for these difficulties are natural, the UAE will be able to cope with the difficulties but it will be highly impossible to ignore them. Construction management shall revolve in working around these limitations instead of working to eliminate them which can be ineffective.
Research Methodology
The method that will be used throughout the research is primary and secondary. For the primary set, a survey has been made to provide statistical content for the paper more extensively, research on existing literature has been made to enhance the study. The latter is expected to ratify or otherwise disprove the findings in the first method.
Dissertation Structure
The research will have a review of the benefits of green buildings, and how the UAE is currently responding in this field. Case studies of four green structures in the UAE is also examined. From these, the primary and secondary research methods are presented and analyzed. Finally, conclusions are made and recommendations are given.
The structure of paper is as follow
Chapter 1 Introduction
This chapter includes the rationale of study, main hypothesis, aims and objectives.
Chapter 2 Includes Literature Review of benefits of green building.
Chapter 3 Includes literature review of challenges of constructing green buildings in
U.A.E.
Chapter 4 Includes Case Studies
Chapter 5 Includes research methods
Chapter 6 Includes data collection and analysis
Chapter 7 Includes conclusion and recommendations
Having carefully examined the thesis at hand, it is believed that there is enough cause to research the topic. Indeed, the UAE is beset with the challenges of building green spaces, even though there is will and desire to do the same. Thus, it is sufficient to discuss existing literature on the topic and compare it with first-hand information. Doing so will provide the data needed to find out what the challenges are and how they can be remedied.
Chapter 2 Literature Review Benefits of Green Buildings
To better understand the limitations of constructing green buildings in the UAE, a review of existing publication is made. This is the most essential aspect of the research given that the study and the recommendations will rely on existing literature about the subject.
The United Arab Emirates is composed of seven Emirates (figure 2.1). Among the seven, it is said that Dubai is the most developed. As a whole, however, the UAE is one of the worlds richest countries thanks to its vast resources mainly of gas and oil reserves (Perkins, 2009). It is considered to be among the more advanced countries in the Middle East, specifically in the technology sector and it has organized and maintained competitive communication and information systems, contributing to the overall growth of the country. (United Nations, 2007) No wonder, the UAE is one of the most sought after countries for workers and tourists alike, even locals are taking part in the success too. With a flourishing economy and booming tourism industry, it is indeed the best time for the country to consider health and the environment.
Main Body Green Buildings and Environmental Sustainability
Among other Middle Eastern countries, UAE was named one of the healthier cities in the Middle East in 2005 (United Nations, 2007). On the contrary, a 2008 report of the Living Planet dubbed the United Arab Emirates as the most wasteful country in the whole world and This is not the first time that the country has topped such a survey. The report also included details from international organization and local data, the latter certifying the validity of the claims (Todorova, 2008).
The effects of global warming, such as the rise in sea levels, have been impending for the UAE and neighboring countries for years. With the water rising, it is feared that the natural desert environment will be disturbed due to the changes of the natural land and water profile in the area. As the country with the highest consumption and wastage of energy and resources, pollution and resource depletion remains high. The main component in this is that UAE is known for its petroleum industry, which requires exploitation of the countrys natural resources.
Petroleum production and exportation requires the country to use its natural resources, and produce waste in the process and this remains true despite the fact that gas flares in the country have been already reduced by up to 75 (Sherman, 2002).
With the UAEs carbon footprint in high levels, it is obvious that sustainable projects can be impaired. It will be difficult for government and private organizations to promote and sustain environmental projects if the whole system is geared around resource wastage. The same difficulty can be said of constructing green buildings in the country. Structures can change the environment but if the level of waste is higher than the efforts that are being made to reduce them, there will be no or little effect to the whole landscape.
In Dubai alone, more than 75 of the basic resources are consumed by commercial and residential units (ABQ Zawya, 2006). As with other developed countries, the UAE is in a cycle of buying, consuming, and disposing which increases the demand for production and hastens the level of waste products. Furthermore, there is speed in this cycle, as any effort to improve the sustainability in the country is equaled with a double effort to sustain the industry which needs to use the resources.
The case is not isolated in the UAE alone. Environmental exploitation is happening all over the world. Eisenberg (2009) enumerated four general assumptions that humans have about the environment, which are no longer applicable due to the changes that occurred over time. First, the climate is stable and predictable. Second, there is adequacy in resources. Third, the nature can withstand the effects of the human carbon footprint, and lastly, the regulations today are enough to cover the risks associated with environmental abuse.
All of these are assumptions that are no longer valid today. The earth is not as young as it used to be, and its level of regeneration can barely keep up with the fast turnover of waste. The climate is getting warmer and warmer, affecting the overall climate settings in the whole world. Resources are depleting, and the level of human carbon footprint is too high that natures defense mechanism does not serve its purpose. Also, while there is enough law, there is very little development on implementing these regulations.
Nations are also racing to be the best in industries and with this comes increased production, increased consumerism, and increased waste which in effect contributes to global warming (Satterthwaite, 2009). In the UAE, the race is centered on the construction industry, and in particular to this region, the wide interest for skyscrapers as the UAE construction companies are set to conquer the largest, the biggest, the tallest, and the most extravagant edifices ever known. Of the ten tallest buildings completed and opened for operation in 2007, two are located in Dubai, UAEthe Emirates Marina Serviced Apartments which is 254 meters high and the Rose Rotana Tower which is 333 meters high (Oldfield, 2008). Seemingly as more and more structures are being built, all are hoping to claim some form of superlative name for itself. Thus, it can be said that tagging the UAE as one of the countries with the highest global footprint is substantiated.
While it is rich in resources, it is also spiteful in usage and wastage. Figure 2.2 below shows that in the UAE, it takes ten hectares worth of resources to maintain one individual. It can be considered that this may be due to topography and the overall profile of the country However, there are certainly live factors at play as well.
Qatar, another country rich in resources in the Middle East is second in the list, while the United Stated which certainly has more people ranks the third.
It can be assumed that the construction and use of green buildings is an important response in sustaining the environment. Urbanization can be linked to global warming threats with the fact that the organisms in the environment are consuming products and services that contribute to global warming (Satterthwaite, 2009).
This is what can be seen to be happening in the UAE. Given that it is a rich country, with a GDP of more than 200 billion in 2007 (Samba Financial Group, 2009), the people in the UAE are able and willing to pay the price for comfort and necessity. Al Marashi and Bhinder (2008) asserts that there is an estimated 221 billion worth of projects in the UAE, and with this fact at hand, it is important for the UAE to consider green buildings to ensure that their development is not destructive of the natural resources which gave UAE its economic status. Modifying conventional structures into green buildings and propagating the concept by creating more of these green spaces is important for sustaining the countrys resources. The UAE acknowledges this and have been hosting and joining talks on going green for years. At the turn of the millennium, there is a steady, albeit fast, growth on green building establishments in the region.
Janardhan (2004) asserted that many constructions in the country are accepting their environmental responsibility. This resulted in the growing interest for green buildings, which is supposed to lessen the impact of industrialization to the environment. Four benefits have been linked to the use of green buildings
Less environmental disturbance - Green buildings will allow constructions that have less demands and effects to the structures immediate surroundings. Such constructions are not only designed for sustainability, it also uses environment-friendly raw materials and construction practices.
Reduced pollution - The thrust of green buildings include the reduction of air and water pollution. During construction, air and water pollution should be at the lowest level if it cannot be eliminated. After construction and during the operation of the building, the air distribution and water system in the building should follow green building guidelines.
Reduced waste generation - Apart from decreasing the pollution, green buildings should also decrease the level of waste generated in the buildings operation. Solid waste and water waste should be managed in such a way that they can be reused as energy or to supplement internal and external building operations.
Productivity - Green buildings are also supposed to increase the productivity of its users. This means that despite probable cuts in the costs and activities, the productivity should remain the same or even increase. These benefits may be enough to encourage developers to start building green structures.
Manibo (2007) seconds this and said that green structures typically have higher values than conventional buildings and this can translate to better revenues for the developers. With higher values, green buildings can be leased faster or sold at a higher price. Additionally, the concept is forward-looking as the effects of going green are for the future generations to feel and enjoy, though it can have its share of challenges at the present.
Chapter 3 Literature Review UAEs Challenges to Going Green
Months before the 2008 report was released, Jones (2008) stated that the UAE had been doing its part in the green revolution. More and more developers are now considering the environment as they design and create their buildings. While this may be a response to pressure in the industrygreen buildings is the trend in other countriesdevelopers admit that the country profile of UAE is not relatively designed for green construction projects. For one, the UAEs main revenue comes from its oil industry, which can affect its energy use as a whole as with any industry, waste from the production of oil is inevitable and as mentioned, gas flares have been the leading waste contributor in this industry.
Main Body
The UAEs natural land profile is also a challenge for green building developers. The desert environment and limited rainfall forces establishments to rely on energy for comfort, and the hot weather in the region does not help. With the issues in humidity and the need for comfort, people turn to energy consumption for air conditioning, ornamentation, leisure and other personal needs. Even businesses take their share in the seemingly limitless supply of energy as well, outnumbering the level of energy being used by all residential entities.
According to Al Marashi and Bhinder (2008), the scarcity of water in the Middle East region affects the construction industry at a large scale. Developers depend on desalination plants to provide for water supply, and with more and moreand biggerprojects, more desalination plants are required to meet the demand for water. This provides a two-way pollution source coming from the construction industry and the desalination plants.
Morley and Tohn (2008) identified four key aspects that define a healthy green home, namely, dry, safe, clean, and ventilated. In applying these to constructing green buildings in the UAE, it will be humidity that will again be the main problem. Cleanliness and ventilation will be difficult to maintain because of the dry desert climate in the country. Thus, additional measures and expenses will be required for the green buildings to achieve these four measures.
Even using daylight can be a problem for green building developers in the UAE. In hot desert climates, sun shine is abundant and so is heat (Seifert, 1999). Designing windows that use day light can be intelligent, but it can also let too much heat in. The same can be said in using sun roofs and green open spaces. Dust is another problem in dry climate, and green buildings which are best designed open and without air conditioners can find dust a problem.
The UAE just started on its construction industry if to be compared to the United States. The current boost in construction is dependent on the very limited legal framework and guidance. Even the current stringent measures for buildings to go green is still lacking if compared to other nations.
For instance, there are no mandatory policies which require existing buildings to increase their green initiatives when they are renovated or being repaired. At times the effort comes from the developers themselves, though some resist the efforts because of the additional costs entailed to it (Nambiar, 2009). The laxity in construction regulations affects the overall promotion of green buildings in the UAE. As with the figures rising, developers who are creating green buildings are still outnumbered by conventional construction companies.
However, these did not deter developers from trying to erect buildings that are eco-friendly. In fact, it inspired visionaries to try and create buildings that are sustainable but equally functional. Wafi City and its District Cooling Chiller Plant in Dubai are the first to get certified in the whole of the Middle East region, and have been awarded the Silver LEED status in 2006 (District Energy, 2006 Manibo, 2007). Pacific Controls System, LLC, Dubai, which uses solar energy for its air conditioning and lighting needs built the first green building in the UAE to be Platinum-certified (Al Marashi and Bhinder, 2008). The Dubai Lighthouse followed suit and achieved Platinum LEED certification as well (Jones, 2008). Investors such as TECOM also organized environmental sustainability campaigns that will recreate their establishments into green-certified buildings (ABQ Zawya, 2006).
The same objective is shared by the Masdar Initiative, the project behind Masdar City. It aims to explore alternative energy sources in the UAE, noting that it is the current leader in the energy industry and hoping to remain such in the years to come (Perkins, 2009). The UAE has accepted that if it does not tend to its natural resources, it will lose its main revenue source. Thus, Al Marashi and Bhinder (2008) agree, saying that the country is having a shift in its construction interests. The Masdar project is designed to be a model system for all business ventures, and developers of green buildings can learn a lot from the initiative. For instance, the concept of having zero waste and of neutralizing carbon deposits in the area is similar to the concept of green living. Lau (2008) stressed the same for the whole city of Dubai, which is fast transforming into a green city, and indeed, for a country that has always been on the race for the tallest and largest edifices, the UAE can create the greenest buildings to awe the world regardless of the hurdles and the limitations.
These eco-sustainability projects are not designed to be inexpensive. Companies need to spend more money to be eco-friendly, though this does not always necessarily translate to millions of additional investment. Some green buildings were able to create eco-friendly environments without going beyond their original budgets. However, the investment is also worth the payback, as end-users can save up to 388 million dirhams in energy worth every year (Janardhan, 2004). Other studies conclude that an additional 100,000 investment for going green can result in 1,000,000 of savings in a span of 20 years (Sustainable Building Task Force, et al. 2003). The table below shows the financial implications of building a green structure
Building FactorCost per square foot, 20-year period averageEnergyUS5. 80EmissionUS1. 20WaterUS0. 50Operations and maintenanceUS8. 50Productivity and Health BenefitsUS36. 90 to 55. 30SubtotalUS52. 90 to 71. 30Average additional investment for a green building-US3. 00 to 5. 00Total benefitUS50 to US65
The table shows that for an additional US5 of investment for every square foot, a green building saves up to US65. However, this figure may not apply to the construction industry in the UAE. It should be noted though that many projects in the Middle East, specifically in the UAE, are megaprojects which are gargantuan and costs billions of dollars to construct. (As mentioned earlier, two of the tallest office buildings completed in 2007 are located in Dubai). Though 2008 figures have not listed any UAE towers in the Worlds Tallest Buildings roll, Burj Dubai, which measures more than 800 meters high, and Burj Al Alam, standing 501 meters high, are expected to reign in the 2011 lists (Binder, 2008).
Many of these projects aim to achieve everything that is superlativethe tallest or the biggest. The projects are also designed to support the growing population of the country (Al Marashi and Bhinder, 2008). Thus, efforts to go green can become equally costly because these huge projects need more resources in both the construction and operational phases. Using the sample computations above, a 5,000 square foot construction will need an additional 25,000 to be environmentally sustainable. Though notably, this can translate to more than 325,000 in operational savings.
Figure 3. SEQ Figure_3. ARABIC 1 Change in Dubais aerial
View between 1973 and 2006 adapted from Al Marashi and Bhinder, 2008
Construction projects use up to 40 of the worlds energy reserves, and this is the energy aspect alone. The industry uses the same percentage of mineral resources as well (Al Marashi and Bhinder, 2008). After all this figures, there is the aspect of waste production and the questionability of land area consumption. Having these tall spacious buildings can impair a green project because it can generate more waste and consume more land area. Proponents agree that even if a space is highly eco-friendly in all aspects, being too big can impair its objectives. (Holladay, 2003) Indeed, the bigger a structure, the larger area it needs to modify and the more resources it needs to run. It may also produce more waste that will require more effort to reuse, reduce and recycle. Thus, large structures such as UAEs skyscrapers, including the Rose Rotana Tower (333 meters) and Emirates Marina Apartments (254 meters), can be green-certified by coded standards but it will still have impacts to the environment which can be inevitable due to its size.
On the other hand, Antony Wood of the Council on Tall Buildings and Urban Habitat dispels this and asserts that tall buildings can be equally sustainable because their height can be used for processing wind power, solar power, and more efficient distribution of energy (Smith, 2008). Fortunately, firms offering consultancy services began to help developers gain more information on the required investments, processes and benefits of green buildings. This includes TECOMs Sustainable Design Consultants and Dubai Worlds Middle East Center for Sustainable Development (Manibo, 2007). Such professional consultations allow UAE green-building contractors to identify the available features of the country that can be used to foster sustainability in their projects.
3.2.1 Institutional Requirements
Perhaps, one of the more important considerations for countries who are starting to embrace sustainable constructions is the initiative from the government and the encouragement of non-governmental agencies to extend support towards the desire of becoming eco-friendly. In terms of existing regulations, it should be considered implementation is more important than levying the regulations. Green building constructions need to follow specific guidelines in order to carry out the design and the construction process as laxity can defeat the overall aim of the project. The maintenance of these buildings should also be monitored by the agency so that the concept of green living is upheld.
The role of private organizations cannot be dispelled too. In the wake of rising interest in green building construction, the load of green building management is an important aspect that cannot be overlooked. Private organizations can extend support to the government in monitoring and guiding contractors and developers. The existence of private agencies in the UAE enables developers to have a local resource whose recommendations match the environment where the buildings are erected.
3.2.2 Possible solutions
Despite the challenges in topography, there are many ways to incorporate green living in UAEs establishments. The use of solar energy is a good option in a country where sunshine is abundant and dependable. Wind energy can also be used in places where the wind current is strong and reliable. Waste conversion, as modeled by many other countries, also be implemented and conservation is also a method that cannot be ignored (Janardhan, 2004).
Consultancies help developers gauge the real needs of the area where the green buildings will be located. Contrary to some beliefs, green buildings are not as simple as employing solar panels, green spaces and gardens, though these are helpful elements. It takes science to understand the importance of the planning stage in constructing a green building. Cadenasso and Pickett (2008) explored the scientific approach in managing urban design, pointing out that urban areas are composed of organisms and their environment is in a system that is ever-changing. These changes shape the area, and they are important considerations in urban planning. Because cities have organisms who inhabit their environment, any urban plan instituted will affect the two elements. Thus, it is only safe to say that these factors need to be studied in detail before implementing any urban change. As the system is ever-changing, any urban plan should also be flexible enough to adapt to the changes. This enables the dwellers and the city to adapt to the changes that each of them contributes to the system. In all these interactions, the role of ecology cannot be undermined. It remains to be an essential part in the organism-environment system and these concepts are summarized in the table that follows
Okhovat, H., et al. (2009) supports this and states that successful urban spaces must consider and match the activities of its dwellers. In agreement, Shaun Killa states that 21st century architecture should be about three Psthe Planet, the People, and the Project (Global Holcim Awards, 2009). Both of these assertions mean that harmony can only be achieved if the design of a space reflects the needs of the occupants and accepts the changes that are inevitable. The needs of humans in one region are highly different from the needs of people from another region. The needs of the occupants also change so the buildings should be flexible enough to allow and support these changes. This concept is highly applicable to the green building challenge for UAE and it should be recognized that the UAE, like any other countries, have resources and consumersthe so-called elements of environment and organisms.
In this region, the organisms need potable water, comfortable dwellings that will protect them from the harsh desert environment, conditioned air that will protect them from heat, and recreational areas that will break the monotony of the region. These are the main considerations when constructing green buildings in the UAE. How these needs can meet the conservation concept of a green building is a challenge that needs to be met.
Erecting buildings which are eco-friendly and sustainable will be good for any country, and doing so will be easier if the urban plan and design will not deviate from the natural profile of a subject country. In UAEs case, much care should be taken with regard to its topography. This is not an easy task, as years of urban design have created social norms in which individuals base their expectations of urban landscaping. Byrne and Grewal (2008) asserted that much of the current landscaping norm is ornamental in nature. In deeper examination, it has been found that these practices have negative impacts to the environment, giving birth to the concept of ecological landscaping.
Ecological landscaping refers to the act of designing vicinities with full consideration of the natural systems and environment in the area (Byrne and Grewal, 2008). The system includes the aforementioned elements of urban planning, which are organisms in the environment. Modern urban designs, such as the Contemporary City concept of Le Corbusier and The Grollo Towers by Bruno Grollo, intersperses skyscrapers with green features and spaces (Kashef, 2001). In creating green buildings, developers in the UAE should not only consider the ideal outcome of the area but also study the uses and the roles that the area will play in the lives of the people inhabiting the space.
Given that the UAE has already invested billions of dollars in creating tall buildings, the best option would be to use these existing structures for sustainability. Smith (2008) suggests vertical farming, vertical aquifers, and incorporating more green spaces. There should also be more sensitivity on future projects. Green buildings need to be designed as such, and to avoid the problem of repurposing and renovating conventional buildings into sustainable ones, stringent measures should be imposed on the design phase.
Education is equally important (Sustainable Building Task Force, et al. 2003). The more developers know about the green building concept and how it can be managed, the better it will be for the industry and for the environment. It also strengthens organization to have a thorough knowledge of the hurdles that developers encounter in constructing green buildings in the UAE so that preparation and intervention can be made. Understanding the key concepts of becoming certified and learning from the pitfalls of other countries projects is a vital step. In the UAE, a good source of information is the Emirates Green Building Council which has localized green building standards to match the conditions of the region (Al Marashi and Bhinder, 2008). This eases the difficulty that construction companies experience in trying to become green-certified.
One of the more drastic measures is also the shift from producing first-generation energy into renewing used energy. However, this will require more research and development and further study may be needed so that it does not jeopardize the benefits that the UAE reaps from its main finance source. It will also affect the supply of petroleum to consumer countries, thus affecting market prices. Perhaps, the UAE can tap other opportunities in industries that will support their green initiatives, for example, the tourism and construction industry are good choices to begin with. Yet it should not be denied that the lucrative petroleum industry will be very difficult to part with.
Finally, Seifert (1999) recommends several measures that green building developers can consider. Firstly, local materials that are durable and inexpensive should be used. Secondly, renewable energy should be used. The best green buildings use immediately available energy sources, including their own waste products, to generate energy that they can use for their operations. Lastly, a sound green building design plays a major part in any building project. There are no perfect building designs but a little effort to overcome the constraints and conserve energy, reduce waste, and efficiently maximize the right amount of resources that can actually be used will prolong the benefits of the environment to mankind.
Chapter 4 Archival Review - Case Studies
4.1 Introduction
The archival review will cover different cases from different companies who have established or planned to erect green buildings in the UAE. There are two purposes to this archival review. First, it will show how these buildings have been designed, specifically on how local circumstances have been considered. It will also reveal any limitations that the developers encountered and how the companies responded to the constraints that they have experienced.
There are four structures that will be discussed in the review, the District Cooling Chiller Plant, The Pacific Controls Systems headquarters, and the Dubai Lighthouse Tower which are all located in Dubai, UAE, and the Masdar City which will be located in Abu Dhabi, UAE. The first two constructions have been erected and received their respective certifications. The other one is still undergoing construction, nearing its completion, as well as certification. The last one is currently being carried out as well, though in its initial stages as of yet. All of them are designed to be environmentally sustainable structures, and some are built in the traditional construction vision in the region being complimented as the first, the tallest, the biggest, and now the cleanest, the greenest, and the most sustainable.
4.2 Main Body
4.2.1 District Cooling Chiller Plant, Dubai
The District Cooling Chiller Plant in Dubai Investment Park received the Silver LEED status in 2006. (Manibo, 2007) Only several points short for a gold status, the developers of the project later re-applied for a higher certification which it attained. Thus, it currently has a Gold LEED status. (The Green House, 2009) This did not only give more prestige to the company, it also made the structure more environmentally efficient. The backbone of the project is the Emirates National Cooling Company (Emicool) which contracted the Amana Group for the planning, procurement, and construction of the project. The latter has been credited for its competence and excellence in developing such projects in the region. (Amana, n.d.) Thus, Emicool was able to receive the best planning and construction service for its necessities.
The chiller plant uses several green living concepts to operate with less need for new energy and less waste. Apart from being a green building, the plant also supports environment consciousness by providing for a centralized source of cooling systems which client companies can use. This minimizes the need for individual systems for different buildings, conserving power and energy use. Traditionally, one establishment will require a cooling system for its air conditioning and water supply system. With a company such as the District Cooling Chiller Plant, companies who subscribe to the service can receive the benefits of a cooling system without having to set up its own. When companies around the area do the same, the energy required to operate a cooling plant and the renewal of any end wastes is collected into one unit. Furthermore, it can spell more savings to the consuming companies and allows them to take part in the green revolution by supporting a company with an environmentally sustainable goal.
Figure 3. The District Cooling Chiller Plant. (Amana, n.d.)
On a structural level, the plant strived to be sustainable by using environmentally friendly materials. The plant uses energy-saving chillers and refrigerants, which consumes less power than required by conventional systems but still provides the same efficiency. It uses waterless urinals which minimizes the necessity for water. This is a small but important step in a country which has very limited water sources and needs to desalinate its water supply.
The company explored all the possibilities in its disposal. It even used water-based paints throughout the structure for its finishing. Water-based paints do not emit foul-smelling fumes and is made from natural raw materials. All of these does not only protect the environment but the workers in the plant as well who benefits in the air quality inside the cooling plant. (The Green House, 2009)
4.2.2 Pacific Controls System, LLC, Dubai
The first building to receive certification in the UAE, and the 16th in the world, is the Pacific Controls System Headquarters in Dubai. The building boasts of Platinum certification, the highest level of certification that is available. Its use of solar energy for its air conditioning and lighting requirements is a sign that it takes green construction seriously. It is known that the use of solar panels is not a cheap endeavor, but it is one of the best ways to become sustainable. Covering 100,000 square feet of land area, the building is designed with full consideration of maximizing solar energy. (Al Marashi and Bhinder, 2008) Using the earlier computation as a basis, the expanse of the building can easily translate to about 500,000 in additional investment to become environmentally-friendly. Despite this budget requirement, the company successfully designed a green building that surpassed all standards even with the presence of limitations in the area where it is situated.
Figure 4. Inside Pacific Controls Systems (Barco, 2009)
The building used wood from certified sources. This means that the wood materials are sourced from timber companies who follow stringent forest-resourcing measures which includes reforesting for every utilized tree and selective cutting. The building also uses energy efficiently, maintains the quality of air and water, and used sustainable construction materials. This ensures that the operation of the building is made with the most conservative applications.
The building also employs eco-friendly maintenance measures. In effect, the building saves 35 on energy and 40 on water use and protects not only the environment but also its users and occupants. (Al Marashi and Bhinder, 2008) All of these efforts resulted in 55 LEED points, exceeding the minimum marks for a Platinum status. The building is considered a breakthrough and has been recognized by award-giving bodies in the construction industry including the Digie Award for Extreme Office Building in Boston and the Chicago Buildcon Best Intelligent Building in the World, both in 2007. (Pacific Controls, 2007)
Figure 5. The Pacific Controls Headquarters. (Al Marashi and Bhinder, 2008)
4.2.3 The Dubai Lighthouse, Dubai
The research has claimed that one problem in the UAE is that most of its projects are tall buildings which can interrupt the visions of a green building. It has been said that tall buildings find it hard to manage green living initiatives, and can generate more waste than conventional green buildings. The Dubai Lighthouse proved that the opposite of all these can be true. It is designed by Shaun Killa who was commissioned by the Dubai International Finance Center to design an office tower, 90,000 square meters high, which will symbolize the centers leadership in the financial arena. (Global Holcim Awards, 2009) This vision makes it necessary for the proposed building to be a leader in its pack. It was not only an aesthetic challenge. In a country where many tall buildings have already been built, recognition is given only to those who make a difference. For the Dubai Lighthouse, Killa decided that the difference lies in being a low-carbon footprint building.
Figure 6. The Dubai Lighthouse. (Global Holcim Awards, 2009)
The building has been cleverly designed to serve its purpose. It was vertically spacious, which fits its name. To efficiently use natural lighting, the plan for the office tower used screens similar to what is normally used in the Middle East. The screens allow the subdued penetration of sunlight and heat, allowing the use of natural lighting while eliminating the heat and dust problems entailed with it.
Figure 7. Draft plan for the Dubai Lighthouse. (Global Holcim Awards, 2009)
The use of wind turbines also takes advantage of wind energy. Because the design has been carefully created to be environment friendly, the smallest details of the project supports the total concept of sustainability. Temperature and light sensors as well as operating monitors control when and how much energy should be used. This answered the problem of energy wastagelight and air conditioning is only used when necessary. Water consumption is decreased by using waterless urinals and water-saving devices. Energy renewal is also part of the design so that any used energy is reused and maximized. (Global Holcim Awards, 2009)
Figure 8. Solar panels tested on different conditions were in the lighthouse
(Global Holcim Awards, 2009)
Apart from proving that tall buildings can be energy-efficient, the lighthouse also shows that green buildings can be decorative and aesthetically pleasing. As compared to the first two cases where the buildings sported industrial-looking components, the screens in the Dubai Lighthouse and the structural form of the building offered quite a view in the skyline. Clearly, the building form followed its function but it was done with visuals in mind. This added appeal to what can be the tallest green building made.
4.2.4 Masdar City
Figure 9. Sustainability model of Masdar City (Masdar City, 2009)
Masdar City is Abu Dhabis answer to the need for environmental sustainability. The area embodies what is clean, green and energy-efficient and hopes to organize and maintain the place as such. The program has eight aims (Masdar City, 2009), namely
Use of renewable energy for all its requirements
Elimination of pollution and neutralization of carbon
Elimination of waste and renewing of waste into energy
Establishment of the Masdar Institute of Technology
Erection of the worlds greenest commercial structures
Become a center for sustainable technology
Become a leader in sustainable research and development and
Become a main partner in environmental excellence.
Figure 10. Masdar City. (Masdar City, 2009)
The initiative hopes to follow the One Planet Living concept (refer to Figure 6 below). To achieve this, the city is designed to use only renewable energy and to minimize if not eliminate waste from the construction period down to the operations phase. In the operation area, even the smallest details such as paperless documentation and maintaining no accidents are considered. Part of the measures being used are photovoltaic energy source, solar power, waste renewal to energy, geothermal energy, desalination of water and water recycling. (Masdar City, 2009)
What is interesting in Masdar City is that it is not exactly a building but a community. It is a group of structures and infrastructures which are all designed for sustainability. Part of its community plan is that the establishments also follow the One Planet Living concept. The city also envisions itself to be a center for sustainable technology, where other areas will source its sustainability products. The inhabitants will also need to pattern their lives after this concept to help maintain the city.
Figure 11. Green spaces at the Masdar City plan (Masdar City, 2009)
While far from its absolute completion, the Masdar City plan is an ambitious yet impressive step by the UAE to contribute to the world. Indeed, it will recreate Abu Dhabi and, having eliminated the problems of traditional spaces, its benefits are radiated in its neighboring cities and countries. However, it is important to note that the challenges exist. Masdar City requires a high deal closely-monitored implementation and maintenance to be able to push through with its objectives.
Chapter 5 Research Method
Introduction
This chapter explains the methodology that will be used in the paper. It discusses the research method that has been employed in the study to achieve its objectives. The methodology will also help find information that will disprove or prove the hypotheses presented in the paper. The section will also explain the methodologies chosen.
Method Selection
The research views the identification of limitations in the construction management of green buildings in the UAE in the pursuit of making the best recommendations suited for the region and the conditions in which it is in. Thus, objectives have been set to define the research as well as to support the hypothetical theses of the paper. Two types of analyses will be made in the research, namely secondary and primary. Both are designed to support each others findings.
5.2.1 Secondary Analysis (Qualitative Research)
In researching the limitations and constraints of green building construction in the UAE and considering the objectives of the research, secondary research will be the main method to be used throughout the study. This will include a thorough review of the current literature that has been written on the subject. Secondary research is believed to be sufficient for this research because of three reasons (a) the subject is well discussed and many writings have been made pertinent to it (b) there are existing interviews and statistics that can be used for the research and (c) the use of existing literature, interviews and statistics will give a better and broader scope for the research instead of creating new interviews or surveys that may become limited in nature.
The Colorado State University (2010) lists several advantages in using secondary research analysis. First, it is cheaper and faster because the resources can be procured at the same time that it is needed or acquired. In primary research, researchers will need to spend additional time and money on getting data from first-hand sources. Secondly, this type of research allows the authors to use existing works which have been published, reviewed, andor extensively written. In connection, the third advantage is that it gives survey results from broader populations as compared to administering surveys from small reachable groups. The use of these data is also dependent on the needs of the users. On the other hand, secondary research limits the ability of the author to inject first-hand surveys from specific groups. Interpretations can also go astray and statistical formulas can be difficult to use in large data samples when using extensive studies. There may also be some difficulty in searching specific information which has not yet been studied on (Romano, nd).
The scope of the research topic requires facts from articles which have been published, reviewed or extensively written. The use of existing surveys with larger scopes of population will be more beneficial rather than surveying small and immediate sample groups which can limit the results for the study. To alleviate the concerns posed in using this type of research, care should be taken especially in interpreting sources and existing numerical figures. This way, the sources will strengthen the research while still maintaining its own viability.
5.2.2. Primary Analysis (Quantitative Research)
Primary research will also be used in the paper to supplement the facts derived from the secondary research. It is imminent that primary research, as what has been discussed, may not be conclusive or representative of the real population required for the research. However, given the requirement to acquire this information, it will be necessary to present a tabulation of responses from several respondents using the questionnaireinterview method. It is important to note that the aim of the primary research is to compare the responses with the facts and the hypothesis but may not be materially relevant to the conclusions in the research depending on the size of the respondent population acquired and how representative they are of the total population concerned with the topic.
Chapter 6 Data Collection and Analysis
6.1 Data Collection
6.1.1 Primary Data Collection
In the primary research (Questionnaire available in Appendix A), opinions from 24 construction professionals have been solicited to provide first-hand information for the study. The respondents are in the managerialplanner capacity, with more than 70 or 17 respondents working in the consultancy industry. Majority of the respondents also belong to large companies who employ more than 50 employees. Forty five point eight percent or almost half of them have been working in the UAE for less than five years, though more than 54 are between the ages of 30 to 39.
6.1.2 Secondary Data Collection
To support, explore, and enrich the thesis as well as the results of the primary research, readings from existing literature were made. This included updated journals, newsletters and online periodicals. First, the research focused on articles and data sources discussing the issue of sustainability in the UAE. The research is later narrowed down to green building management. Publications on issues surrounding the erection and maintenance of green buildings are studied and analyzed. Diagrams, photos and charts were also included in the research to represent the textual information from the qualitative research. The case studies were also made possible by secondary analysis, wherein existing publications pertaining to green buildings in the UAE have been consulted.
6.2 Analysis Results of Primary Research
The respondents are composed of consultants (70.8), contractors (12.5), government departments (4.21) and private developers (4.21). The remaining 8.3 comprise other functions. Thirty three point thirty eight percent of the respondents belong to the bigger companies employing more than 500 employees, while the least percentage (8.3) work in smaller companies with less than 50 employees. Almost half of the respondents are veterans in the field, with 45.8 having been employed in the UAE for less than five years.
Majority of the respondents (54.2) are between 30 and 39 years old, giving a middle-age range to a big part of the survey results. Fifty-one point four percent of the total population has worked on the residentialcommercial level. Again, this makes an interesting majority in the results of the survey.
6.2.1 Familiarity
When asked about their familiarity of sustainable buildings, 45.8 asserts that they are somewhat familiar with it, while 33.3 are very familiar. They pointed out personal research (19.8), work experience (17.4), and the media (16.3) as primary sources of information that helped them become familiar with the concept. Majority also said that equal or less than 5 of their colleagues incorporate green building standards in their project. Most of them are architects and consultants. Eleven respondents assert that their colleagues are also familiar with green building initiatives. However, the survey showed that knowledge sharing does little to propagate information dissemination on the subject. Only 7 of the respondents admit to getting information on green buildings from their colleagues. The work environment also plays a part. According to 37.5 of the respondents, there are only about 5 of their colleagues who include sustainability in their projects. Fifty percent also responded that their firms incorporate sustainability measures in very few projects, although 25 stressed that they suggest the incorporation of green building management to follow government requirements. Seventy percent asserted that they will still try to convince their bosses if the latter seems reluctant to make sustainable changes to their projects.
6.2.2 Current limitations
Asked what common difficulties developers of green buildings encounter in the UAE, climate (41.7), norms (25) and topography (16.7) were cited, which are consistent with the published works which were reviewed. Table 3 shows what the respondents think are the current limitations of sustainable constructions. Verification indexes during the design phase ranked the highest (30.6), followed by environmental controls (28.6). Not far behind, the availability of green building materials has also been noted by 12 respondents (24.5). Restrictions of old materials and promotion of new ones also plays a part according to 14.3 of those surveyed.
Table 3. Current limitations of green building management according to survey
Experience can be a viable factor in the industry. In the survey, it has been found that only eight (33.3) out of the 24 respondents have actually worked on green building projects. It will be remembered that the same figure (8 respondents) asserted knowledge on green buildings. This is comparably small compared to the population size.
There is also limited knowledge on the current technologies available in sustainability projects. Renewable energy is the most popular, although only 15.3 have knowledge on it. This is followed by the decrease in energy consumption (14.5). Healthy air conditioning is the least known of all choices presented (6.5). On the other hand, additional investments for the purpose of sustainability did not seem to be an issue with the respondents. Majority of the respondents (31.6) pointed out that they are willing to pay more than 10 in additional costs to create green buildings. This is consistent to the responses of 70 who will convince their bosses to increase spending by more than 5 for the sake of sustainability. although 26 pointed out that they are only willing to change up to 10 of the original construction materials and 10 to 20 on the design.
6.2.3 Economic Relations
With a booming economy, it becomes questionable why green building construction is little known to many developers in the UAE. Thus, it became important to ask how the respondents regard economy and sustainable development. Sixteen or 66.7 of the respondents say that both are important and should be considered when designing a structure. Half of this figure (eight respondents) took the contrary, asserting that the sustainability is one of the foundations of a good economy. This is consistent with the results in another survey question where 35 of the respondents stated that economy, sociology, and environment are equally important.
Having agreed that sustainability is equally or more important than the economy, the respondents were asked about the conservation measures that need to be taken. The use of water and electricity ranked the highest, with which 41.7 of the respondents agreed. Six or 25 pointed out that the disposal of construction trash is also pressing, while five or 20.8 chose dust emission as the chief polluter in the industry. While all of these are undoubtedly chief pollutants in the construction business, water and electricity remained at the top because, as in the literature presented in the study, the topography of the region requires builders and buildings to exploit water and electricity. In the end, it has been found that economic incentives and educational programs (29.2 respectively) are expected by the respondents to boost the use of sustainability in the projects.
6.2.4 Discussion
Going back to the literature review, it will be evident that these factors are similar to the ones earlier suggested. Familiarity may also have an effect. With less than 50 of the respondents being familiar with green building construction, it will be difficult for developers practice green building initiatives in the design phase of their projects unless an external party, such as the client or the government, specifically instructs this. In connection, the relation between the environment or location of the project and the project design are also important considerations that planners may neglect or overlook. The respondents also agreed that the climate is the number one difficulty that builders encounter in creating green buildings in the UAE, which is again similar to the findings in the secondary research.
There is very small percentage of contractors with experience in green building management, and though it may not be representative of the overall situation in the industry it means that very few people are contributing to the promotion and construction of green buildings even though there is familiarity about it.
The survey also revealed a very important aspect in the study. If majority of the developers are willing to spend more, it is interesting to analyze why very few of them have been involved in green building projects.
This only shows that building owners have the equal responsibility to promote sustainability in their buildings.
It has also been found that lack of education and training is a hindrance in the spread of sustainable constructions in the region. Despite this, education and economic incentives are only tied at the second place among the requirements that need to be made to enhance green building constructions. Stricter regulations remain the chief consideration by more than 30 of the builders. This is significant to the fact noted in the secondary research regarding the laxity of the government in implementing sustainability for buildings. As mentioned earlier, the UAE now has a regulating body similar to the United States, but there is very little attention given to forcing developers to employ green building initiatives when they renovate or build structures. This makes it easy for developers to continue building without considering the destruction that they can bring in and the benefits that sustainability can give.
6.3 Analysis Results of Secondary Research
UAE is a healthier city compared to its Middle Eastern counterparts, due in part to the wealth of the nation which enables it to provide comprehensive health care for its citizens. This wealth comes from its abundant oil industry, shown in Figure 6, which in turn contributes to the large-scale energy use in the country. It is also the culprit that made the UAE the most wasteful country in the world. The country needed to tap its oil resources to sustain the wealth of its nation. In the process, the country had to face the wastage of this resource as well.
Figure 12. Top World Oil Reserves by Country (Energy Information Administration, 2009)
Yet the UAE is not oblivious to this. It has recognized the need for sustainability and the advantages of green buildings. For years, many construction companies have started creating plans and erecting edifices that are sustainable and environment-friendly. However, constructing green buildings in the UAE is beset by hurdles.
First, the hot and dry desert climate, limited rainfall, abundant sunshine and too much heat can pose design problems for green building developers. This has been proven in the survey as well. Managing both light and heat is more difficult because in the UAE more light can mean more heat too. Humidity can impair cleanliness and ventilation, which are indicators for healthy green spaces. Thus, energy is needed to condition the air and to filter the water, further contributing to energy use. Transportation within the desert lands require high-power vehicles that can travel through sand and these vehicles use more energy than regular cars. These are natural factors that developers should live with when planning green buildings in the country. Clearly, it will be difficult for the construction companies to build edifices that conserve energy if the landscape of the country requires energy in all its operation.
The oil industry in the UAE also needs to use (exploit) the natural resources, and waste is inevitable in any industry. As earlier concluded, gas flares are the main problem. This further exacerbates the difficulty of reducing energy waste, though much of this has been resolved by oil companies as well. The transportation of oil in consuming countries is an additional burden to the energy consumption. From ground shipping to ocean transfers, the exportation of the products uses energy. All of these show that the way of life in UAE has become naturally wasteful. It is not something that is planned for but something that happened because of necessity.
Additionally, many building projects in the UAE are megaprojects which are too big and may impair the green objectives of the building developers. This is the type of urbanization that is happening in the UAE. It has been resolved that the bigger the project, the bigger natural space is disturbed, the more waste will be generated, and the more difficult and expensive it is to manage and maintain.
Figure 13. One Planet Living Basic green building. (Eisenberg, 2009)
Figure 2 above presents the basic operational resources for a green building. Normal-size structures may find these elements more manageable than the megaprojects in question, though tall building proponents claim otherwise. Megaproject proponents claim that tall buildings can harness wind and solar power better than any other building. However, it has been earlier resolved that a green building is much more than the use of wind and solar energy. First, UAEs megaprojects used more materials and resources and generated more waste in the process of construction. A larger amount of land (and even seabed) needs to be excavated and disturbed to create foundations for these billion-dollar edifices. This alone is against the thrust of green buildings. If not designed as green buildings, these projects do not have facilities to treat solid and liquid wastes that can be used as additional energy source. Thirdly, these buildings use more resources to operate than buildings with conventional heights. Lastly, because they have more occupants and use more resources, they also generate more waste. Very large buildings need to multiply the number or the size of the requisites shown in the diagram above many times to make their structures fit to the One Planet Living concept. Bigger wind turbines and a more efficient rainwater collection will be necessary so that the power and water collected from them can sustain the high-level needs of these skyscrapers. Larger water and waste treatment and desalination systems will be needed as well given that these tall buildings will also produce more solid and liquid waste products.
EMBED MSGraph.Chart.
Figure 14. Percentage growth of green building construction in the UAE (2003-2008)
(Australian Trade Commission, 2009)
On the other hand, this is not to say that the UAE cannot enjoy the benefits of green buildings. Many developments have proven that with localized designs, green buildings can be built in the UAE. As proof to this, Figure 7 shows how construction figures rose in a span of five years. The figures are expected to double in the next five years. This future estimate is not far from the truth. Today, the UAE has shown specific examples of buildings built for sustainability. The Dubai Cooling Chiller Plant has proven that efficient energy use can be made by centralizing the distribution. The Pacific Controls Headquarters showed that solar and wind power can be harnessed as well as other measures to conserve energy use and to promote its renewal.
The Dubai Lighthouse Tower, designed to look and function as a green building, used wind and sunlight in the same way and even added additional features to sustain its design against the harsh environment of the region. It also personifies that height can benefit a green building contrary to what is being said about green skyscrapers. The Masdar City was not outweighed with its plan to create a whole community which follows green One Planet Living. All of the structures studied in the Archival Review had merits for being green buildings and space. They all encounter problems but intelligent planning and expert design made them possible.
Along with the growth in green building construction came the growth in the construction market in the country. Fehmi (2003) shows that there is an average of 20 billion growth in the market size for every statistical year. However, majority of the sales come from foreign companies. The country profile is also scattered, and the United States does not claim majority in the industry shares too. In fact, the United States barely provides for 20 of the total market size. Local producers give more, though it only accounts for about 40 of the total market size.
6.3.1 Table 4. Case Study Matrix Features of Green Buildings in the UAE
District Cooling Chiller PlantPacific Controls SystemsThe Dubai LighthouseMasdar CityLEED CertificationYesYesEnergy-saving equipmentYesYesYesYesWater-conserving equipmentYesYesYesYesBio-friendly interiorsYesYesYesYesUse of renewable energyYesYesYesYes
6.3.2 Discussion
Construction companies can create sustainable buildings even in the face of these constraints. For new buildings, the design is the most important part of the project. Green buildings have specifications that should be incorporated in as early as the design stage. This will make the project easier to manage and maintain. For old structures and those which are already underway, it is not too late to become sustainable. Renovation, restructuring, and the addition of eco-friendly elements are ways to promote sustainability regardless of the limitations at hand.
The research provided key information on the limitations in the construction management of green buildings in the UAE. In the beginning of the research, five objectives and two hypotheses have been presented. The secondary research showed the role of green buildings in environmental sustainability. Concurrently, the primary research seconded the findings and asserted that sustainability is either as important or more important than economy.
The research also presented the current developments in green building management in the UAE. There is widespread interest in green buildings on a national scale. However, the respondents of the survey proved that there are environmental and systemic problems in green building construction. In investigating the limitations and constraints experienced by green building constructions in the UAE, the chief element as agreed by the primary and secondary research was the regional difference of UAE being a warm and dry country. There is also lack of education and information on green buildings. Thus, despite the growing national interest, there are very few players in the field who know about green buildings and fewer have actually handled green building projects.
Having verified the limitations on green building management, the primary and secondary research has been consulted so that possible solutions may be suggested. Two essential points have been raised. First, information should be disseminated so that more builders, managers, planners, and building owners gain familiarity on green buildings, including the entailed costs, procedures, and benefits. Secondly, the government should explore more opportunities to propagate the use of sustainable building projects in the country. This way, there is more interest on the part of builders and owners and more pressure from the part of the government.
In the end, the case studies have shown that there is a big potential in the construction of green buildings in the UAE. The four buildings also showed that there is more to papers and certification. The real focus of green buildings is to encourage the conservation of resources and the maximization of energy use, renewing and alternating as needed. To this, the cases have signified agreement as shown in the matrix provided in the research.
Chapter 7 Conclusion and Recommendations
7.1 Comments on the Research Process
The study utilized both quantitative and qualitative study. Through the course of the researches, findings have directed to conclusions responding to the objectives and the hypotheses. To aid in the quantitative research, research questions have been used in a survey of 34 respondents in concurrence to the required information of the research. The responses were tabulated and the results have been used to ratify the findings in the qualitative study done through the literature and archival review.
The qualitative study, on the other hand, focused on the questions and issues presented by the objectives. Again, the qualitative study has been the foundation of the research, with the survey as discussed above being used to support the results of the research. The objectives presented in the paper were as follows
Understand the role of green buildings in environmental sustainability
Explore the current industry of green building construction in the UAE
Investigate the limitations and constraints experienced by green building constructions in the UAE
Research possible solutions to lessen these limitations and constraints in UAE
Make recommendations to improve the green building construction industry in the UAE.
Comments on the Research Results
Thus, the qualitative part of the research aimed at analyzing the relationship between green building management, the UAEs environment, the government, and the stakeholders in building development including builders and occupants. Through the research, the following responses to the objectives were achieved
Better understanding of the role of green buildings in environmental sustainability has been attained.
Green building construction in the UAE including current trends and practices has been explored.
Limitations and constraints in the construction of sustainable buildings have been identified.
Solutions have been solicited and
Recommendations can be thoroughly made for future references.
At the same time, responses to the hypothesis have been discussed in detail. Again, the hypotheses are (1) The construction of green buildings in the UAE is mostly challenged by natural factors, and (2) Despite the measures to alleviate the challenges in green building construction, the UAE will continue to be beset by limitations and constraints. Through the aforementioned studies, the following findings can be asserted. First, it has been proven that natural factors are responsible for the many limitations encountered by green building construction companies in the UAE. The hot weather, dry climate, limited rainfall, scarce water supply and strong wind currents requires locales to use energy to gain comfort. The industry that the country is inconstruction and petroleum exportis another natural factor that causes the difficulties. The survey which was conducted further proved that natural causes are chief concerns in green building management in the UAE. It has been pointed out as a reason why many developers do not consider sustainability in their projects, apart from lack of training and design challenges.
Secondly, it is true to hypothesize that identification of the factors does not solve the dilemma. The UAE will continue to experience difficulties in building sustainable structures because the hurdles cannot be avoided or taken away. The survey has discovered that apart from natural factors, education, training, government initiative, and other factors are also being considered by developers and building owners. These further exaggerates the problems of building sustainable structures in the region. The constraints are always there and they are naturally occurring. Thus, the best way to create green buildings in this part of the world is to recognize the limits, observe them, and work with them. Working against the constraints does not only make projects impossible, it also serves the contradiction of sustainability for the environment.
These responses to the hypotheses validate the facts surrounding the limitations of green building construction in the UAE. However, it is equally important to check the objectives. In light of the current study, it has been successful in identifying the problems, studying the current situation, identifying opportunities for improvement, and recommending possible solutions. Indeed, with proper planning and management, the UAE can enjoy the fruits of green construction. It will also boost their industry more and open other opportunities for growth. The creation of environmental sustainability projects such as these also prospers and protects their resources, allowing it to serve them longer.
Indeed, the most important part of green building construction is in the design and planning. Good design is a requisite to the construction of a good building. The design of the buildings should answer the needs of the occupants and should be flexible to adapt to changes. It should also consider the natural environment of UAE, and this is where preparation will come in. Green buildings should be designed as such, and should have a mission to take care of the environment. It is difficult to incorporate the green living concept within erected conventional buildings even though it is possible. It will also be more costly to transform a conventional building into a green building. Thus, the attributes of environment sustainability should be included from the design phase onwards. There are many other foundations to which green building construction can be improved
Conservation can be instituted by moving towards function and away from ornamentation. Aesthetics is not a negative element but the decorations should be energy-efficient as well. For instance, more plants and trees are good but they should be the types which require less water and effort to maintain.
Attention should be given to air distribution as well so that the least amount of energy is used. Again, all of these will be possible with a good design.
It is important to educate and regulate. More people are interested in green buildings and despite the added costs more builders are willing to take the chance for the sake of the environment. Yet these people need more information and more exposure on the concept.
It is not enough to draw on literature. Information should be provided and experienced. In the course of this, regulations should be made and implemented.
Laxity on the green building codes can be detrimental to existing projects. It can also spell neglect for new projects. It is also imperative for the government to put pressure on building owners and developers to incorporate green building initiatives in their repairs and renovations, and to ensure that new projects are designed to support sustainability.
These conclusions are drawn in light of the foregoing study. In return, it is important to make recommendations that will help improve the industry. As pointed out, it has been identified and proven that the developers of green buildings in the UAE tackle problems in their design and construction of sustainable structures. However, there are measures that can be made and followed to alleviate these limitations.
Recommendations
In analysis, it is evident that constructing green buildings in the UAE can be difficult because of many factors, some of them natural while some are artificially generated. There are several points that will be worth highlighting.
In the pursuit of creating these green spaces, developers need to consider that urban development can widely change because the current type of urbanization that is occurring in the UAE does not match the specifications where sustainability projects are designed for. It is not enough to follow the patterns started by the United States and the Europe. The Middle East has a different environment altogether. This required adjustments and changes in the way eco-projects and green building constructions should be.
Apart from downsizing the structures, there are more ways to create environment-friendly buildings that utilizes the natural profile of UAE. Given that the main revenue of the country is based on new energy production, developers should explore the use of renewable energy. Using the waste coming from the buildings can create energy sources that can be used to sustain operational needs such as powering electricity and transportation means. There is also a dependable supply of sun light and heat which can be utilized to create solar energy. The problem of heat in natural lighting can be eliminated by using shades or screens, a system that has always been used in the region.
There are areas in the UAE where wind current is predictable too and wind energy can be harnessed in these areas. This can create an additional and a back-up energy source. As an alternative power source, it will lessen the need for petroleum-based energy resources. Given that the UAE has skyscrapers, the towers can use their heights to provide a place for harvesting wind energy. This could not only be aesthetically appealing but functional as well.
The use of local materials in the construction, ornamentation, and decoration of the building is also important and contributes to the eco-friendly feature of the building. UAEs skyscrapers boast some top-of-the line architecture. However, this may mean the use of resources for purposes that are not important for the building to function. Following the vision of green living, the artistic aspect of the buildingsskyscrapers or otherwiseshould consider the source of the materials, the purpose, and the effect of its maintenance to the environment.
Limitations
If there is any limitation that needs to be noted in the research, it is the limitation in the quantitative study. Playing a supporting role for the secondary research which has been verified to be most appropriate for the study, the population size which has been used for the survey cannot be compared to the apparent size of the construction industry in the UAE, save to say the size of the global construction industry. There is also lack of experiential research in this paper. Due to lack of resources, the paper failed to recognize the power of observation which would have been helpful to the objectives of the research.
Future Research
Viewing the limitations presented, several suggestions for future research are made
Full quantitative research can be made to further explore the topic. The limitation on the number of respondents, profiling and survey control have effects on the survey that may change the ending results if done differently
Field study which uses observation and experience can be used to enrich the subject. This includes actual immersion on such projects and on-the-job analysis and
Specific measures on each limitation can be made so that concerns on each recommendation can be discussed.
There are many ways to be eco-friendly when constructing and decorating a building. For example, waste segregation is a good start and even going forward with solar power, wind energy, and air distribution systems are welcome additions. However, being certified is another story altogether as to be green certified, there are certain minimum criteria that buildings need to adhere to. There are also levels of certification which identifies the intensity of environmental protection that the establishment promotes. The levels are Certified, Silver, Gold, and Platinum, awarded based on a companys certification points.
When certified, an establishment can enjoy the prestige that a select few companies have achieved and indeed, there is a distinction in becoming green certified. Many establishments have benefitted in this green certification, enjoying positive publicity and increased consumer use in the process. Proximity Hotel, for instance, have publicized that many of their guests are attracted by the sustainability thrust of the hotel. Bancroft Hotel, on the other hand, has reported monetary savings after renovating to being green. With more and more consumers becoming environmentally sensitive, and knowledgeable, the market demand for service providers who have the same paradigm is also increasing. Customers are becoming aware of environmental protection issues, and they are supporting the companies who are taking part in such solutions.
For years, talks on the United Arab Emirates (UAE) efforts to become eco-friendly has been contradicted by the fact that the country continues to be a leading pollutant in many ways, such as the continued gas flares in the country. Thus, though green buildings and green entrepreneurship are not new for UAE, many proponents are finding it difficult to sustain this type of projects. To begin with, the UAE is not one of the cleaner countries if surveys are to be considered. They have consistently ranked as one of the highly-polluted countries, especially at the turn of the millennium when they started constructing their megaprojects. Moreover, as with all other projects, there are ever-changing needs that construction need to meet. Having to single-handedly seek certification from councils in United States, such as the U.S. Green Building Council, is undoubtedly another challenge that developers need to face.
Pollution, difficulty in certification, lack of guidance and monitoring, and the natural profile of the land can take its toll in the development of green buildings in the UAE. Thus, it can be summed up that while more and more establishments are becoming green certified, especially in the United States, the UAE and surrounding countries are experiencing constraints and limitations and this delays the proliferation of green buildings in the country and slows down the supposed benefits to the environment. It can also be said that the situation has become cyclical in nature as the United Arab Emirates need to construct more green buildings in an effort to save their suffering scope of the environment. While they are finding it hard to manage green buildings because of the same environmental issues that beset them.
This paper will attempt to understand the importance of green buildings and why the UAE is finding it difficult to sustain this type of constructions. How important are they in saving the environment and how will businesses benefit from it. There will also be a study on the UAEs landscape, further understanding the constraints and limitations in constructing green buildings in the UAE. A study of existing green buildings will also be covered to highlight what limitations they encountered and how they solved these constraints.
Rationale
The basis of this study is to measure the possibility of green building construction in the UAE where geographic conditions are widely variable. Green building construction has been the trend in the global construction industry for many years and it is not surprising for nations to follow suit. In case of the UAE, the problem lies in its difference from other countries that have pioneered green building construction and management. For instance, the prerequisites set for the United States cannot entirely apply for the UAE because of the difference between the two countries, especially in terms of weather, climate, resource availability, and government initiative. It is important to realize the limitations enveloped in constructing green buildings in this region to enable the prescription of accurate recommendations.
Aim
The research hopes to emphasize the importance of being environmentally responsible and the big part that the development, construction and maintenance of green buildings play. The paper aims to illustrate that the benefits will be to the environment, that the gain is ultimately for everyone to enjoy.
Objectives
In view of these aims, the paper will focus on the following objectives
Understand the role of green buildings in environmental sustainability
Explore the current industry of green building construction in the UAE
Investigate the limitations and constraints experienced by green building constructions in the UAE
Research possible solutions to reduced the limitations and constraints in UAE
Make recommendations to improve the green building construction industry in the UAE.
Hypothesis
A thorough research requires the formulation of theory where the rationale is used and the objectives are tested. The hypothesis acts as the sub-questions that shall be discussed in the research. The research shall prove or otherwise disprove the hypotheses, the result of which will be used in the recommendations and conclusions within the paper. In studying the limitations on the construction management of green buildings in the UAE, two hypotheses will be considered.
1.5.1 Hypothesis 1
The construction of green buildings in the UAE is mostly challenged by natural factors. The region where the UAE is situated is affected by extreme weather and topographic conditions that can make it difficult for construction companies to uphold the force of green buildings. The standards on green building management have been designed for countries who are not in the same country conditions, which can make it difficult for the UAE to follow these customary rules.
1.5.2 Hypothesis 2
Despite the measures to alleviate the challenges in green building construction, the UAE will continue to be beset by limitations and constraints. Considering that the major factors for these difficulties are natural, the UAE will be able to cope with the difficulties but it will be highly impossible to ignore them. Construction management shall revolve in working around these limitations instead of working to eliminate them which can be ineffective.
Research Methodology
The method that will be used throughout the research is primary and secondary. For the primary set, a survey has been made to provide statistical content for the paper more extensively, research on existing literature has been made to enhance the study. The latter is expected to ratify or otherwise disprove the findings in the first method.
Dissertation Structure
The research will have a review of the benefits of green buildings, and how the UAE is currently responding in this field. Case studies of four green structures in the UAE is also examined. From these, the primary and secondary research methods are presented and analyzed. Finally, conclusions are made and recommendations are given.
The structure of paper is as follow
Chapter 1 Introduction
This chapter includes the rationale of study, main hypothesis, aims and objectives.
Chapter 2 Includes Literature Review of benefits of green building.
Chapter 3 Includes literature review of challenges of constructing green buildings in
U.A.E.
Chapter 4 Includes Case Studies
Chapter 5 Includes research methods
Chapter 6 Includes data collection and analysis
Chapter 7 Includes conclusion and recommendations
Having carefully examined the thesis at hand, it is believed that there is enough cause to research the topic. Indeed, the UAE is beset with the challenges of building green spaces, even though there is will and desire to do the same. Thus, it is sufficient to discuss existing literature on the topic and compare it with first-hand information. Doing so will provide the data needed to find out what the challenges are and how they can be remedied.
Chapter 2 Literature Review Benefits of Green Buildings
To better understand the limitations of constructing green buildings in the UAE, a review of existing publication is made. This is the most essential aspect of the research given that the study and the recommendations will rely on existing literature about the subject.
The United Arab Emirates is composed of seven Emirates (figure 2.1). Among the seven, it is said that Dubai is the most developed. As a whole, however, the UAE is one of the worlds richest countries thanks to its vast resources mainly of gas and oil reserves (Perkins, 2009). It is considered to be among the more advanced countries in the Middle East, specifically in the technology sector and it has organized and maintained competitive communication and information systems, contributing to the overall growth of the country. (United Nations, 2007) No wonder, the UAE is one of the most sought after countries for workers and tourists alike, even locals are taking part in the success too. With a flourishing economy and booming tourism industry, it is indeed the best time for the country to consider health and the environment.
Main Body Green Buildings and Environmental Sustainability
Among other Middle Eastern countries, UAE was named one of the healthier cities in the Middle East in 2005 (United Nations, 2007). On the contrary, a 2008 report of the Living Planet dubbed the United Arab Emirates as the most wasteful country in the whole world and This is not the first time that the country has topped such a survey. The report also included details from international organization and local data, the latter certifying the validity of the claims (Todorova, 2008).
The effects of global warming, such as the rise in sea levels, have been impending for the UAE and neighboring countries for years. With the water rising, it is feared that the natural desert environment will be disturbed due to the changes of the natural land and water profile in the area. As the country with the highest consumption and wastage of energy and resources, pollution and resource depletion remains high. The main component in this is that UAE is known for its petroleum industry, which requires exploitation of the countrys natural resources.
Petroleum production and exportation requires the country to use its natural resources, and produce waste in the process and this remains true despite the fact that gas flares in the country have been already reduced by up to 75 (Sherman, 2002).
With the UAEs carbon footprint in high levels, it is obvious that sustainable projects can be impaired. It will be difficult for government and private organizations to promote and sustain environmental projects if the whole system is geared around resource wastage. The same difficulty can be said of constructing green buildings in the country. Structures can change the environment but if the level of waste is higher than the efforts that are being made to reduce them, there will be no or little effect to the whole landscape.
In Dubai alone, more than 75 of the basic resources are consumed by commercial and residential units (ABQ Zawya, 2006). As with other developed countries, the UAE is in a cycle of buying, consuming, and disposing which increases the demand for production and hastens the level of waste products. Furthermore, there is speed in this cycle, as any effort to improve the sustainability in the country is equaled with a double effort to sustain the industry which needs to use the resources.
The case is not isolated in the UAE alone. Environmental exploitation is happening all over the world. Eisenberg (2009) enumerated four general assumptions that humans have about the environment, which are no longer applicable due to the changes that occurred over time. First, the climate is stable and predictable. Second, there is adequacy in resources. Third, the nature can withstand the effects of the human carbon footprint, and lastly, the regulations today are enough to cover the risks associated with environmental abuse.
All of these are assumptions that are no longer valid today. The earth is not as young as it used to be, and its level of regeneration can barely keep up with the fast turnover of waste. The climate is getting warmer and warmer, affecting the overall climate settings in the whole world. Resources are depleting, and the level of human carbon footprint is too high that natures defense mechanism does not serve its purpose. Also, while there is enough law, there is very little development on implementing these regulations.
Nations are also racing to be the best in industries and with this comes increased production, increased consumerism, and increased waste which in effect contributes to global warming (Satterthwaite, 2009). In the UAE, the race is centered on the construction industry, and in particular to this region, the wide interest for skyscrapers as the UAE construction companies are set to conquer the largest, the biggest, the tallest, and the most extravagant edifices ever known. Of the ten tallest buildings completed and opened for operation in 2007, two are located in Dubai, UAEthe Emirates Marina Serviced Apartments which is 254 meters high and the Rose Rotana Tower which is 333 meters high (Oldfield, 2008). Seemingly as more and more structures are being built, all are hoping to claim some form of superlative name for itself. Thus, it can be said that tagging the UAE as one of the countries with the highest global footprint is substantiated.
While it is rich in resources, it is also spiteful in usage and wastage. Figure 2.2 below shows that in the UAE, it takes ten hectares worth of resources to maintain one individual. It can be considered that this may be due to topography and the overall profile of the country However, there are certainly live factors at play as well.
Qatar, another country rich in resources in the Middle East is second in the list, while the United Stated which certainly has more people ranks the third.
It can be assumed that the construction and use of green buildings is an important response in sustaining the environment. Urbanization can be linked to global warming threats with the fact that the organisms in the environment are consuming products and services that contribute to global warming (Satterthwaite, 2009).
This is what can be seen to be happening in the UAE. Given that it is a rich country, with a GDP of more than 200 billion in 2007 (Samba Financial Group, 2009), the people in the UAE are able and willing to pay the price for comfort and necessity. Al Marashi and Bhinder (2008) asserts that there is an estimated 221 billion worth of projects in the UAE, and with this fact at hand, it is important for the UAE to consider green buildings to ensure that their development is not destructive of the natural resources which gave UAE its economic status. Modifying conventional structures into green buildings and propagating the concept by creating more of these green spaces is important for sustaining the countrys resources. The UAE acknowledges this and have been hosting and joining talks on going green for years. At the turn of the millennium, there is a steady, albeit fast, growth on green building establishments in the region.
Janardhan (2004) asserted that many constructions in the country are accepting their environmental responsibility. This resulted in the growing interest for green buildings, which is supposed to lessen the impact of industrialization to the environment. Four benefits have been linked to the use of green buildings
Less environmental disturbance - Green buildings will allow constructions that have less demands and effects to the structures immediate surroundings. Such constructions are not only designed for sustainability, it also uses environment-friendly raw materials and construction practices.
Reduced pollution - The thrust of green buildings include the reduction of air and water pollution. During construction, air and water pollution should be at the lowest level if it cannot be eliminated. After construction and during the operation of the building, the air distribution and water system in the building should follow green building guidelines.
Reduced waste generation - Apart from decreasing the pollution, green buildings should also decrease the level of waste generated in the buildings operation. Solid waste and water waste should be managed in such a way that they can be reused as energy or to supplement internal and external building operations.
Productivity - Green buildings are also supposed to increase the productivity of its users. This means that despite probable cuts in the costs and activities, the productivity should remain the same or even increase. These benefits may be enough to encourage developers to start building green structures.
Manibo (2007) seconds this and said that green structures typically have higher values than conventional buildings and this can translate to better revenues for the developers. With higher values, green buildings can be leased faster or sold at a higher price. Additionally, the concept is forward-looking as the effects of going green are for the future generations to feel and enjoy, though it can have its share of challenges at the present.
Chapter 3 Literature Review UAEs Challenges to Going Green
Months before the 2008 report was released, Jones (2008) stated that the UAE had been doing its part in the green revolution. More and more developers are now considering the environment as they design and create their buildings. While this may be a response to pressure in the industrygreen buildings is the trend in other countriesdevelopers admit that the country profile of UAE is not relatively designed for green construction projects. For one, the UAEs main revenue comes from its oil industry, which can affect its energy use as a whole as with any industry, waste from the production of oil is inevitable and as mentioned, gas flares have been the leading waste contributor in this industry.
Main Body
The UAEs natural land profile is also a challenge for green building developers. The desert environment and limited rainfall forces establishments to rely on energy for comfort, and the hot weather in the region does not help. With the issues in humidity and the need for comfort, people turn to energy consumption for air conditioning, ornamentation, leisure and other personal needs. Even businesses take their share in the seemingly limitless supply of energy as well, outnumbering the level of energy being used by all residential entities.
According to Al Marashi and Bhinder (2008), the scarcity of water in the Middle East region affects the construction industry at a large scale. Developers depend on desalination plants to provide for water supply, and with more and moreand biggerprojects, more desalination plants are required to meet the demand for water. This provides a two-way pollution source coming from the construction industry and the desalination plants.
Morley and Tohn (2008) identified four key aspects that define a healthy green home, namely, dry, safe, clean, and ventilated. In applying these to constructing green buildings in the UAE, it will be humidity that will again be the main problem. Cleanliness and ventilation will be difficult to maintain because of the dry desert climate in the country. Thus, additional measures and expenses will be required for the green buildings to achieve these four measures.
Even using daylight can be a problem for green building developers in the UAE. In hot desert climates, sun shine is abundant and so is heat (Seifert, 1999). Designing windows that use day light can be intelligent, but it can also let too much heat in. The same can be said in using sun roofs and green open spaces. Dust is another problem in dry climate, and green buildings which are best designed open and without air conditioners can find dust a problem.
The UAE just started on its construction industry if to be compared to the United States. The current boost in construction is dependent on the very limited legal framework and guidance. Even the current stringent measures for buildings to go green is still lacking if compared to other nations.
For instance, there are no mandatory policies which require existing buildings to increase their green initiatives when they are renovated or being repaired. At times the effort comes from the developers themselves, though some resist the efforts because of the additional costs entailed to it (Nambiar, 2009). The laxity in construction regulations affects the overall promotion of green buildings in the UAE. As with the figures rising, developers who are creating green buildings are still outnumbered by conventional construction companies.
However, these did not deter developers from trying to erect buildings that are eco-friendly. In fact, it inspired visionaries to try and create buildings that are sustainable but equally functional. Wafi City and its District Cooling Chiller Plant in Dubai are the first to get certified in the whole of the Middle East region, and have been awarded the Silver LEED status in 2006 (District Energy, 2006 Manibo, 2007). Pacific Controls System, LLC, Dubai, which uses solar energy for its air conditioning and lighting needs built the first green building in the UAE to be Platinum-certified (Al Marashi and Bhinder, 2008). The Dubai Lighthouse followed suit and achieved Platinum LEED certification as well (Jones, 2008). Investors such as TECOM also organized environmental sustainability campaigns that will recreate their establishments into green-certified buildings (ABQ Zawya, 2006).
The same objective is shared by the Masdar Initiative, the project behind Masdar City. It aims to explore alternative energy sources in the UAE, noting that it is the current leader in the energy industry and hoping to remain such in the years to come (Perkins, 2009). The UAE has accepted that if it does not tend to its natural resources, it will lose its main revenue source. Thus, Al Marashi and Bhinder (2008) agree, saying that the country is having a shift in its construction interests. The Masdar project is designed to be a model system for all business ventures, and developers of green buildings can learn a lot from the initiative. For instance, the concept of having zero waste and of neutralizing carbon deposits in the area is similar to the concept of green living. Lau (2008) stressed the same for the whole city of Dubai, which is fast transforming into a green city, and indeed, for a country that has always been on the race for the tallest and largest edifices, the UAE can create the greenest buildings to awe the world regardless of the hurdles and the limitations.
These eco-sustainability projects are not designed to be inexpensive. Companies need to spend more money to be eco-friendly, though this does not always necessarily translate to millions of additional investment. Some green buildings were able to create eco-friendly environments without going beyond their original budgets. However, the investment is also worth the payback, as end-users can save up to 388 million dirhams in energy worth every year (Janardhan, 2004). Other studies conclude that an additional 100,000 investment for going green can result in 1,000,000 of savings in a span of 20 years (Sustainable Building Task Force, et al. 2003). The table below shows the financial implications of building a green structure
Building FactorCost per square foot, 20-year period averageEnergyUS5. 80EmissionUS1. 20WaterUS0. 50Operations and maintenanceUS8. 50Productivity and Health BenefitsUS36. 90 to 55. 30SubtotalUS52. 90 to 71. 30Average additional investment for a green building-US3. 00 to 5. 00Total benefitUS50 to US65
The table shows that for an additional US5 of investment for every square foot, a green building saves up to US65. However, this figure may not apply to the construction industry in the UAE. It should be noted though that many projects in the Middle East, specifically in the UAE, are megaprojects which are gargantuan and costs billions of dollars to construct. (As mentioned earlier, two of the tallest office buildings completed in 2007 are located in Dubai). Though 2008 figures have not listed any UAE towers in the Worlds Tallest Buildings roll, Burj Dubai, which measures more than 800 meters high, and Burj Al Alam, standing 501 meters high, are expected to reign in the 2011 lists (Binder, 2008).
Many of these projects aim to achieve everything that is superlativethe tallest or the biggest. The projects are also designed to support the growing population of the country (Al Marashi and Bhinder, 2008). Thus, efforts to go green can become equally costly because these huge projects need more resources in both the construction and operational phases. Using the sample computations above, a 5,000 square foot construction will need an additional 25,000 to be environmentally sustainable. Though notably, this can translate to more than 325,000 in operational savings.
Figure 3. SEQ Figure_3. ARABIC 1 Change in Dubais aerial
View between 1973 and 2006 adapted from Al Marashi and Bhinder, 2008
Construction projects use up to 40 of the worlds energy reserves, and this is the energy aspect alone. The industry uses the same percentage of mineral resources as well (Al Marashi and Bhinder, 2008). After all this figures, there is the aspect of waste production and the questionability of land area consumption. Having these tall spacious buildings can impair a green project because it can generate more waste and consume more land area. Proponents agree that even if a space is highly eco-friendly in all aspects, being too big can impair its objectives. (Holladay, 2003) Indeed, the bigger a structure, the larger area it needs to modify and the more resources it needs to run. It may also produce more waste that will require more effort to reuse, reduce and recycle. Thus, large structures such as UAEs skyscrapers, including the Rose Rotana Tower (333 meters) and Emirates Marina Apartments (254 meters), can be green-certified by coded standards but it will still have impacts to the environment which can be inevitable due to its size.
On the other hand, Antony Wood of the Council on Tall Buildings and Urban Habitat dispels this and asserts that tall buildings can be equally sustainable because their height can be used for processing wind power, solar power, and more efficient distribution of energy (Smith, 2008). Fortunately, firms offering consultancy services began to help developers gain more information on the required investments, processes and benefits of green buildings. This includes TECOMs Sustainable Design Consultants and Dubai Worlds Middle East Center for Sustainable Development (Manibo, 2007). Such professional consultations allow UAE green-building contractors to identify the available features of the country that can be used to foster sustainability in their projects.
3.2.1 Institutional Requirements
Perhaps, one of the more important considerations for countries who are starting to embrace sustainable constructions is the initiative from the government and the encouragement of non-governmental agencies to extend support towards the desire of becoming eco-friendly. In terms of existing regulations, it should be considered implementation is more important than levying the regulations. Green building constructions need to follow specific guidelines in order to carry out the design and the construction process as laxity can defeat the overall aim of the project. The maintenance of these buildings should also be monitored by the agency so that the concept of green living is upheld.
The role of private organizations cannot be dispelled too. In the wake of rising interest in green building construction, the load of green building management is an important aspect that cannot be overlooked. Private organizations can extend support to the government in monitoring and guiding contractors and developers. The existence of private agencies in the UAE enables developers to have a local resource whose recommendations match the environment where the buildings are erected.
3.2.2 Possible solutions
Despite the challenges in topography, there are many ways to incorporate green living in UAEs establishments. The use of solar energy is a good option in a country where sunshine is abundant and dependable. Wind energy can also be used in places where the wind current is strong and reliable. Waste conversion, as modeled by many other countries, also be implemented and conservation is also a method that cannot be ignored (Janardhan, 2004).
Consultancies help developers gauge the real needs of the area where the green buildings will be located. Contrary to some beliefs, green buildings are not as simple as employing solar panels, green spaces and gardens, though these are helpful elements. It takes science to understand the importance of the planning stage in constructing a green building. Cadenasso and Pickett (2008) explored the scientific approach in managing urban design, pointing out that urban areas are composed of organisms and their environment is in a system that is ever-changing. These changes shape the area, and they are important considerations in urban planning. Because cities have organisms who inhabit their environment, any urban plan instituted will affect the two elements. Thus, it is only safe to say that these factors need to be studied in detail before implementing any urban change. As the system is ever-changing, any urban plan should also be flexible enough to adapt to the changes. This enables the dwellers and the city to adapt to the changes that each of them contributes to the system. In all these interactions, the role of ecology cannot be undermined. It remains to be an essential part in the organism-environment system and these concepts are summarized in the table that follows
Okhovat, H., et al. (2009) supports this and states that successful urban spaces must consider and match the activities of its dwellers. In agreement, Shaun Killa states that 21st century architecture should be about three Psthe Planet, the People, and the Project (Global Holcim Awards, 2009). Both of these assertions mean that harmony can only be achieved if the design of a space reflects the needs of the occupants and accepts the changes that are inevitable. The needs of humans in one region are highly different from the needs of people from another region. The needs of the occupants also change so the buildings should be flexible enough to allow and support these changes. This concept is highly applicable to the green building challenge for UAE and it should be recognized that the UAE, like any other countries, have resources and consumersthe so-called elements of environment and organisms.
In this region, the organisms need potable water, comfortable dwellings that will protect them from the harsh desert environment, conditioned air that will protect them from heat, and recreational areas that will break the monotony of the region. These are the main considerations when constructing green buildings in the UAE. How these needs can meet the conservation concept of a green building is a challenge that needs to be met.
Erecting buildings which are eco-friendly and sustainable will be good for any country, and doing so will be easier if the urban plan and design will not deviate from the natural profile of a subject country. In UAEs case, much care should be taken with regard to its topography. This is not an easy task, as years of urban design have created social norms in which individuals base their expectations of urban landscaping. Byrne and Grewal (2008) asserted that much of the current landscaping norm is ornamental in nature. In deeper examination, it has been found that these practices have negative impacts to the environment, giving birth to the concept of ecological landscaping.
Ecological landscaping refers to the act of designing vicinities with full consideration of the natural systems and environment in the area (Byrne and Grewal, 2008). The system includes the aforementioned elements of urban planning, which are organisms in the environment. Modern urban designs, such as the Contemporary City concept of Le Corbusier and The Grollo Towers by Bruno Grollo, intersperses skyscrapers with green features and spaces (Kashef, 2001). In creating green buildings, developers in the UAE should not only consider the ideal outcome of the area but also study the uses and the roles that the area will play in the lives of the people inhabiting the space.
Given that the UAE has already invested billions of dollars in creating tall buildings, the best option would be to use these existing structures for sustainability. Smith (2008) suggests vertical farming, vertical aquifers, and incorporating more green spaces. There should also be more sensitivity on future projects. Green buildings need to be designed as such, and to avoid the problem of repurposing and renovating conventional buildings into sustainable ones, stringent measures should be imposed on the design phase.
Education is equally important (Sustainable Building Task Force, et al. 2003). The more developers know about the green building concept and how it can be managed, the better it will be for the industry and for the environment. It also strengthens organization to have a thorough knowledge of the hurdles that developers encounter in constructing green buildings in the UAE so that preparation and intervention can be made. Understanding the key concepts of becoming certified and learning from the pitfalls of other countries projects is a vital step. In the UAE, a good source of information is the Emirates Green Building Council which has localized green building standards to match the conditions of the region (Al Marashi and Bhinder, 2008). This eases the difficulty that construction companies experience in trying to become green-certified.
One of the more drastic measures is also the shift from producing first-generation energy into renewing used energy. However, this will require more research and development and further study may be needed so that it does not jeopardize the benefits that the UAE reaps from its main finance source. It will also affect the supply of petroleum to consumer countries, thus affecting market prices. Perhaps, the UAE can tap other opportunities in industries that will support their green initiatives, for example, the tourism and construction industry are good choices to begin with. Yet it should not be denied that the lucrative petroleum industry will be very difficult to part with.
Finally, Seifert (1999) recommends several measures that green building developers can consider. Firstly, local materials that are durable and inexpensive should be used. Secondly, renewable energy should be used. The best green buildings use immediately available energy sources, including their own waste products, to generate energy that they can use for their operations. Lastly, a sound green building design plays a major part in any building project. There are no perfect building designs but a little effort to overcome the constraints and conserve energy, reduce waste, and efficiently maximize the right amount of resources that can actually be used will prolong the benefits of the environment to mankind.
Chapter 4 Archival Review - Case Studies
4.1 Introduction
The archival review will cover different cases from different companies who have established or planned to erect green buildings in the UAE. There are two purposes to this archival review. First, it will show how these buildings have been designed, specifically on how local circumstances have been considered. It will also reveal any limitations that the developers encountered and how the companies responded to the constraints that they have experienced.
There are four structures that will be discussed in the review, the District Cooling Chiller Plant, The Pacific Controls Systems headquarters, and the Dubai Lighthouse Tower which are all located in Dubai, UAE, and the Masdar City which will be located in Abu Dhabi, UAE. The first two constructions have been erected and received their respective certifications. The other one is still undergoing construction, nearing its completion, as well as certification. The last one is currently being carried out as well, though in its initial stages as of yet. All of them are designed to be environmentally sustainable structures, and some are built in the traditional construction vision in the region being complimented as the first, the tallest, the biggest, and now the cleanest, the greenest, and the most sustainable.
4.2 Main Body
4.2.1 District Cooling Chiller Plant, Dubai
The District Cooling Chiller Plant in Dubai Investment Park received the Silver LEED status in 2006. (Manibo, 2007) Only several points short for a gold status, the developers of the project later re-applied for a higher certification which it attained. Thus, it currently has a Gold LEED status. (The Green House, 2009) This did not only give more prestige to the company, it also made the structure more environmentally efficient. The backbone of the project is the Emirates National Cooling Company (Emicool) which contracted the Amana Group for the planning, procurement, and construction of the project. The latter has been credited for its competence and excellence in developing such projects in the region. (Amana, n.d.) Thus, Emicool was able to receive the best planning and construction service for its necessities.
The chiller plant uses several green living concepts to operate with less need for new energy and less waste. Apart from being a green building, the plant also supports environment consciousness by providing for a centralized source of cooling systems which client companies can use. This minimizes the need for individual systems for different buildings, conserving power and energy use. Traditionally, one establishment will require a cooling system for its air conditioning and water supply system. With a company such as the District Cooling Chiller Plant, companies who subscribe to the service can receive the benefits of a cooling system without having to set up its own. When companies around the area do the same, the energy required to operate a cooling plant and the renewal of any end wastes is collected into one unit. Furthermore, it can spell more savings to the consuming companies and allows them to take part in the green revolution by supporting a company with an environmentally sustainable goal.
Figure 3. The District Cooling Chiller Plant. (Amana, n.d.)
On a structural level, the plant strived to be sustainable by using environmentally friendly materials. The plant uses energy-saving chillers and refrigerants, which consumes less power than required by conventional systems but still provides the same efficiency. It uses waterless urinals which minimizes the necessity for water. This is a small but important step in a country which has very limited water sources and needs to desalinate its water supply.
The company explored all the possibilities in its disposal. It even used water-based paints throughout the structure for its finishing. Water-based paints do not emit foul-smelling fumes and is made from natural raw materials. All of these does not only protect the environment but the workers in the plant as well who benefits in the air quality inside the cooling plant. (The Green House, 2009)
4.2.2 Pacific Controls System, LLC, Dubai
The first building to receive certification in the UAE, and the 16th in the world, is the Pacific Controls System Headquarters in Dubai. The building boasts of Platinum certification, the highest level of certification that is available. Its use of solar energy for its air conditioning and lighting requirements is a sign that it takes green construction seriously. It is known that the use of solar panels is not a cheap endeavor, but it is one of the best ways to become sustainable. Covering 100,000 square feet of land area, the building is designed with full consideration of maximizing solar energy. (Al Marashi and Bhinder, 2008) Using the earlier computation as a basis, the expanse of the building can easily translate to about 500,000 in additional investment to become environmentally-friendly. Despite this budget requirement, the company successfully designed a green building that surpassed all standards even with the presence of limitations in the area where it is situated.
Figure 4. Inside Pacific Controls Systems (Barco, 2009)
The building used wood from certified sources. This means that the wood materials are sourced from timber companies who follow stringent forest-resourcing measures which includes reforesting for every utilized tree and selective cutting. The building also uses energy efficiently, maintains the quality of air and water, and used sustainable construction materials. This ensures that the operation of the building is made with the most conservative applications.
The building also employs eco-friendly maintenance measures. In effect, the building saves 35 on energy and 40 on water use and protects not only the environment but also its users and occupants. (Al Marashi and Bhinder, 2008) All of these efforts resulted in 55 LEED points, exceeding the minimum marks for a Platinum status. The building is considered a breakthrough and has been recognized by award-giving bodies in the construction industry including the Digie Award for Extreme Office Building in Boston and the Chicago Buildcon Best Intelligent Building in the World, both in 2007. (Pacific Controls, 2007)
Figure 5. The Pacific Controls Headquarters. (Al Marashi and Bhinder, 2008)
4.2.3 The Dubai Lighthouse, Dubai
The research has claimed that one problem in the UAE is that most of its projects are tall buildings which can interrupt the visions of a green building. It has been said that tall buildings find it hard to manage green living initiatives, and can generate more waste than conventional green buildings. The Dubai Lighthouse proved that the opposite of all these can be true. It is designed by Shaun Killa who was commissioned by the Dubai International Finance Center to design an office tower, 90,000 square meters high, which will symbolize the centers leadership in the financial arena. (Global Holcim Awards, 2009) This vision makes it necessary for the proposed building to be a leader in its pack. It was not only an aesthetic challenge. In a country where many tall buildings have already been built, recognition is given only to those who make a difference. For the Dubai Lighthouse, Killa decided that the difference lies in being a low-carbon footprint building.
Figure 6. The Dubai Lighthouse. (Global Holcim Awards, 2009)
The building has been cleverly designed to serve its purpose. It was vertically spacious, which fits its name. To efficiently use natural lighting, the plan for the office tower used screens similar to what is normally used in the Middle East. The screens allow the subdued penetration of sunlight and heat, allowing the use of natural lighting while eliminating the heat and dust problems entailed with it.
Figure 7. Draft plan for the Dubai Lighthouse. (Global Holcim Awards, 2009)
The use of wind turbines also takes advantage of wind energy. Because the design has been carefully created to be environment friendly, the smallest details of the project supports the total concept of sustainability. Temperature and light sensors as well as operating monitors control when and how much energy should be used. This answered the problem of energy wastagelight and air conditioning is only used when necessary. Water consumption is decreased by using waterless urinals and water-saving devices. Energy renewal is also part of the design so that any used energy is reused and maximized. (Global Holcim Awards, 2009)
Figure 8. Solar panels tested on different conditions were in the lighthouse
(Global Holcim Awards, 2009)
Apart from proving that tall buildings can be energy-efficient, the lighthouse also shows that green buildings can be decorative and aesthetically pleasing. As compared to the first two cases where the buildings sported industrial-looking components, the screens in the Dubai Lighthouse and the structural form of the building offered quite a view in the skyline. Clearly, the building form followed its function but it was done with visuals in mind. This added appeal to what can be the tallest green building made.
4.2.4 Masdar City
Figure 9. Sustainability model of Masdar City (Masdar City, 2009)
Masdar City is Abu Dhabis answer to the need for environmental sustainability. The area embodies what is clean, green and energy-efficient and hopes to organize and maintain the place as such. The program has eight aims (Masdar City, 2009), namely
Use of renewable energy for all its requirements
Elimination of pollution and neutralization of carbon
Elimination of waste and renewing of waste into energy
Establishment of the Masdar Institute of Technology
Erection of the worlds greenest commercial structures
Become a center for sustainable technology
Become a leader in sustainable research and development and
Become a main partner in environmental excellence.
Figure 10. Masdar City. (Masdar City, 2009)
The initiative hopes to follow the One Planet Living concept (refer to Figure 6 below). To achieve this, the city is designed to use only renewable energy and to minimize if not eliminate waste from the construction period down to the operations phase. In the operation area, even the smallest details such as paperless documentation and maintaining no accidents are considered. Part of the measures being used are photovoltaic energy source, solar power, waste renewal to energy, geothermal energy, desalination of water and water recycling. (Masdar City, 2009)
What is interesting in Masdar City is that it is not exactly a building but a community. It is a group of structures and infrastructures which are all designed for sustainability. Part of its community plan is that the establishments also follow the One Planet Living concept. The city also envisions itself to be a center for sustainable technology, where other areas will source its sustainability products. The inhabitants will also need to pattern their lives after this concept to help maintain the city.
Figure 11. Green spaces at the Masdar City plan (Masdar City, 2009)
While far from its absolute completion, the Masdar City plan is an ambitious yet impressive step by the UAE to contribute to the world. Indeed, it will recreate Abu Dhabi and, having eliminated the problems of traditional spaces, its benefits are radiated in its neighboring cities and countries. However, it is important to note that the challenges exist. Masdar City requires a high deal closely-monitored implementation and maintenance to be able to push through with its objectives.
Chapter 5 Research Method
Introduction
This chapter explains the methodology that will be used in the paper. It discusses the research method that has been employed in the study to achieve its objectives. The methodology will also help find information that will disprove or prove the hypotheses presented in the paper. The section will also explain the methodologies chosen.
Method Selection
The research views the identification of limitations in the construction management of green buildings in the UAE in the pursuit of making the best recommendations suited for the region and the conditions in which it is in. Thus, objectives have been set to define the research as well as to support the hypothetical theses of the paper. Two types of analyses will be made in the research, namely secondary and primary. Both are designed to support each others findings.
5.2.1 Secondary Analysis (Qualitative Research)
In researching the limitations and constraints of green building construction in the UAE and considering the objectives of the research, secondary research will be the main method to be used throughout the study. This will include a thorough review of the current literature that has been written on the subject. Secondary research is believed to be sufficient for this research because of three reasons (a) the subject is well discussed and many writings have been made pertinent to it (b) there are existing interviews and statistics that can be used for the research and (c) the use of existing literature, interviews and statistics will give a better and broader scope for the research instead of creating new interviews or surveys that may become limited in nature.
The Colorado State University (2010) lists several advantages in using secondary research analysis. First, it is cheaper and faster because the resources can be procured at the same time that it is needed or acquired. In primary research, researchers will need to spend additional time and money on getting data from first-hand sources. Secondly, this type of research allows the authors to use existing works which have been published, reviewed, andor extensively written. In connection, the third advantage is that it gives survey results from broader populations as compared to administering surveys from small reachable groups. The use of these data is also dependent on the needs of the users. On the other hand, secondary research limits the ability of the author to inject first-hand surveys from specific groups. Interpretations can also go astray and statistical formulas can be difficult to use in large data samples when using extensive studies. There may also be some difficulty in searching specific information which has not yet been studied on (Romano, nd).
The scope of the research topic requires facts from articles which have been published, reviewed or extensively written. The use of existing surveys with larger scopes of population will be more beneficial rather than surveying small and immediate sample groups which can limit the results for the study. To alleviate the concerns posed in using this type of research, care should be taken especially in interpreting sources and existing numerical figures. This way, the sources will strengthen the research while still maintaining its own viability.
5.2.2. Primary Analysis (Quantitative Research)
Primary research will also be used in the paper to supplement the facts derived from the secondary research. It is imminent that primary research, as what has been discussed, may not be conclusive or representative of the real population required for the research. However, given the requirement to acquire this information, it will be necessary to present a tabulation of responses from several respondents using the questionnaireinterview method. It is important to note that the aim of the primary research is to compare the responses with the facts and the hypothesis but may not be materially relevant to the conclusions in the research depending on the size of the respondent population acquired and how representative they are of the total population concerned with the topic.
Chapter 6 Data Collection and Analysis
6.1 Data Collection
6.1.1 Primary Data Collection
In the primary research (Questionnaire available in Appendix A), opinions from 24 construction professionals have been solicited to provide first-hand information for the study. The respondents are in the managerialplanner capacity, with more than 70 or 17 respondents working in the consultancy industry. Majority of the respondents also belong to large companies who employ more than 50 employees. Forty five point eight percent or almost half of them have been working in the UAE for less than five years, though more than 54 are between the ages of 30 to 39.
6.1.2 Secondary Data Collection
To support, explore, and enrich the thesis as well as the results of the primary research, readings from existing literature were made. This included updated journals, newsletters and online periodicals. First, the research focused on articles and data sources discussing the issue of sustainability in the UAE. The research is later narrowed down to green building management. Publications on issues surrounding the erection and maintenance of green buildings are studied and analyzed. Diagrams, photos and charts were also included in the research to represent the textual information from the qualitative research. The case studies were also made possible by secondary analysis, wherein existing publications pertaining to green buildings in the UAE have been consulted.
6.2 Analysis Results of Primary Research
The respondents are composed of consultants (70.8), contractors (12.5), government departments (4.21) and private developers (4.21). The remaining 8.3 comprise other functions. Thirty three point thirty eight percent of the respondents belong to the bigger companies employing more than 500 employees, while the least percentage (8.3) work in smaller companies with less than 50 employees. Almost half of the respondents are veterans in the field, with 45.8 having been employed in the UAE for less than five years.
Majority of the respondents (54.2) are between 30 and 39 years old, giving a middle-age range to a big part of the survey results. Fifty-one point four percent of the total population has worked on the residentialcommercial level. Again, this makes an interesting majority in the results of the survey.
6.2.1 Familiarity
When asked about their familiarity of sustainable buildings, 45.8 asserts that they are somewhat familiar with it, while 33.3 are very familiar. They pointed out personal research (19.8), work experience (17.4), and the media (16.3) as primary sources of information that helped them become familiar with the concept. Majority also said that equal or less than 5 of their colleagues incorporate green building standards in their project. Most of them are architects and consultants. Eleven respondents assert that their colleagues are also familiar with green building initiatives. However, the survey showed that knowledge sharing does little to propagate information dissemination on the subject. Only 7 of the respondents admit to getting information on green buildings from their colleagues. The work environment also plays a part. According to 37.5 of the respondents, there are only about 5 of their colleagues who include sustainability in their projects. Fifty percent also responded that their firms incorporate sustainability measures in very few projects, although 25 stressed that they suggest the incorporation of green building management to follow government requirements. Seventy percent asserted that they will still try to convince their bosses if the latter seems reluctant to make sustainable changes to their projects.
6.2.2 Current limitations
Asked what common difficulties developers of green buildings encounter in the UAE, climate (41.7), norms (25) and topography (16.7) were cited, which are consistent with the published works which were reviewed. Table 3 shows what the respondents think are the current limitations of sustainable constructions. Verification indexes during the design phase ranked the highest (30.6), followed by environmental controls (28.6). Not far behind, the availability of green building materials has also been noted by 12 respondents (24.5). Restrictions of old materials and promotion of new ones also plays a part according to 14.3 of those surveyed.
Table 3. Current limitations of green building management according to survey
Experience can be a viable factor in the industry. In the survey, it has been found that only eight (33.3) out of the 24 respondents have actually worked on green building projects. It will be remembered that the same figure (8 respondents) asserted knowledge on green buildings. This is comparably small compared to the population size.
There is also limited knowledge on the current technologies available in sustainability projects. Renewable energy is the most popular, although only 15.3 have knowledge on it. This is followed by the decrease in energy consumption (14.5). Healthy air conditioning is the least known of all choices presented (6.5). On the other hand, additional investments for the purpose of sustainability did not seem to be an issue with the respondents. Majority of the respondents (31.6) pointed out that they are willing to pay more than 10 in additional costs to create green buildings. This is consistent to the responses of 70 who will convince their bosses to increase spending by more than 5 for the sake of sustainability. although 26 pointed out that they are only willing to change up to 10 of the original construction materials and 10 to 20 on the design.
6.2.3 Economic Relations
With a booming economy, it becomes questionable why green building construction is little known to many developers in the UAE. Thus, it became important to ask how the respondents regard economy and sustainable development. Sixteen or 66.7 of the respondents say that both are important and should be considered when designing a structure. Half of this figure (eight respondents) took the contrary, asserting that the sustainability is one of the foundations of a good economy. This is consistent with the results in another survey question where 35 of the respondents stated that economy, sociology, and environment are equally important.
Having agreed that sustainability is equally or more important than the economy, the respondents were asked about the conservation measures that need to be taken. The use of water and electricity ranked the highest, with which 41.7 of the respondents agreed. Six or 25 pointed out that the disposal of construction trash is also pressing, while five or 20.8 chose dust emission as the chief polluter in the industry. While all of these are undoubtedly chief pollutants in the construction business, water and electricity remained at the top because, as in the literature presented in the study, the topography of the region requires builders and buildings to exploit water and electricity. In the end, it has been found that economic incentives and educational programs (29.2 respectively) are expected by the respondents to boost the use of sustainability in the projects.
6.2.4 Discussion
Going back to the literature review, it will be evident that these factors are similar to the ones earlier suggested. Familiarity may also have an effect. With less than 50 of the respondents being familiar with green building construction, it will be difficult for developers practice green building initiatives in the design phase of their projects unless an external party, such as the client or the government, specifically instructs this. In connection, the relation between the environment or location of the project and the project design are also important considerations that planners may neglect or overlook. The respondents also agreed that the climate is the number one difficulty that builders encounter in creating green buildings in the UAE, which is again similar to the findings in the secondary research.
There is very small percentage of contractors with experience in green building management, and though it may not be representative of the overall situation in the industry it means that very few people are contributing to the promotion and construction of green buildings even though there is familiarity about it.
The survey also revealed a very important aspect in the study. If majority of the developers are willing to spend more, it is interesting to analyze why very few of them have been involved in green building projects.
This only shows that building owners have the equal responsibility to promote sustainability in their buildings.
It has also been found that lack of education and training is a hindrance in the spread of sustainable constructions in the region. Despite this, education and economic incentives are only tied at the second place among the requirements that need to be made to enhance green building constructions. Stricter regulations remain the chief consideration by more than 30 of the builders. This is significant to the fact noted in the secondary research regarding the laxity of the government in implementing sustainability for buildings. As mentioned earlier, the UAE now has a regulating body similar to the United States, but there is very little attention given to forcing developers to employ green building initiatives when they renovate or build structures. This makes it easy for developers to continue building without considering the destruction that they can bring in and the benefits that sustainability can give.
6.3 Analysis Results of Secondary Research
UAE is a healthier city compared to its Middle Eastern counterparts, due in part to the wealth of the nation which enables it to provide comprehensive health care for its citizens. This wealth comes from its abundant oil industry, shown in Figure 6, which in turn contributes to the large-scale energy use in the country. It is also the culprit that made the UAE the most wasteful country in the world. The country needed to tap its oil resources to sustain the wealth of its nation. In the process, the country had to face the wastage of this resource as well.
Figure 12. Top World Oil Reserves by Country (Energy Information Administration, 2009)
Yet the UAE is not oblivious to this. It has recognized the need for sustainability and the advantages of green buildings. For years, many construction companies have started creating plans and erecting edifices that are sustainable and environment-friendly. However, constructing green buildings in the UAE is beset by hurdles.
First, the hot and dry desert climate, limited rainfall, abundant sunshine and too much heat can pose design problems for green building developers. This has been proven in the survey as well. Managing both light and heat is more difficult because in the UAE more light can mean more heat too. Humidity can impair cleanliness and ventilation, which are indicators for healthy green spaces. Thus, energy is needed to condition the air and to filter the water, further contributing to energy use. Transportation within the desert lands require high-power vehicles that can travel through sand and these vehicles use more energy than regular cars. These are natural factors that developers should live with when planning green buildings in the country. Clearly, it will be difficult for the construction companies to build edifices that conserve energy if the landscape of the country requires energy in all its operation.
The oil industry in the UAE also needs to use (exploit) the natural resources, and waste is inevitable in any industry. As earlier concluded, gas flares are the main problem. This further exacerbates the difficulty of reducing energy waste, though much of this has been resolved by oil companies as well. The transportation of oil in consuming countries is an additional burden to the energy consumption. From ground shipping to ocean transfers, the exportation of the products uses energy. All of these show that the way of life in UAE has become naturally wasteful. It is not something that is planned for but something that happened because of necessity.
Additionally, many building projects in the UAE are megaprojects which are too big and may impair the green objectives of the building developers. This is the type of urbanization that is happening in the UAE. It has been resolved that the bigger the project, the bigger natural space is disturbed, the more waste will be generated, and the more difficult and expensive it is to manage and maintain.
Figure 13. One Planet Living Basic green building. (Eisenberg, 2009)
Figure 2 above presents the basic operational resources for a green building. Normal-size structures may find these elements more manageable than the megaprojects in question, though tall building proponents claim otherwise. Megaproject proponents claim that tall buildings can harness wind and solar power better than any other building. However, it has been earlier resolved that a green building is much more than the use of wind and solar energy. First, UAEs megaprojects used more materials and resources and generated more waste in the process of construction. A larger amount of land (and even seabed) needs to be excavated and disturbed to create foundations for these billion-dollar edifices. This alone is against the thrust of green buildings. If not designed as green buildings, these projects do not have facilities to treat solid and liquid wastes that can be used as additional energy source. Thirdly, these buildings use more resources to operate than buildings with conventional heights. Lastly, because they have more occupants and use more resources, they also generate more waste. Very large buildings need to multiply the number or the size of the requisites shown in the diagram above many times to make their structures fit to the One Planet Living concept. Bigger wind turbines and a more efficient rainwater collection will be necessary so that the power and water collected from them can sustain the high-level needs of these skyscrapers. Larger water and waste treatment and desalination systems will be needed as well given that these tall buildings will also produce more solid and liquid waste products.
EMBED MSGraph.Chart.
Figure 14. Percentage growth of green building construction in the UAE (2003-2008)
(Australian Trade Commission, 2009)
On the other hand, this is not to say that the UAE cannot enjoy the benefits of green buildings. Many developments have proven that with localized designs, green buildings can be built in the UAE. As proof to this, Figure 7 shows how construction figures rose in a span of five years. The figures are expected to double in the next five years. This future estimate is not far from the truth. Today, the UAE has shown specific examples of buildings built for sustainability. The Dubai Cooling Chiller Plant has proven that efficient energy use can be made by centralizing the distribution. The Pacific Controls Headquarters showed that solar and wind power can be harnessed as well as other measures to conserve energy use and to promote its renewal.
The Dubai Lighthouse Tower, designed to look and function as a green building, used wind and sunlight in the same way and even added additional features to sustain its design against the harsh environment of the region. It also personifies that height can benefit a green building contrary to what is being said about green skyscrapers. The Masdar City was not outweighed with its plan to create a whole community which follows green One Planet Living. All of the structures studied in the Archival Review had merits for being green buildings and space. They all encounter problems but intelligent planning and expert design made them possible.
Along with the growth in green building construction came the growth in the construction market in the country. Fehmi (2003) shows that there is an average of 20 billion growth in the market size for every statistical year. However, majority of the sales come from foreign companies. The country profile is also scattered, and the United States does not claim majority in the industry shares too. In fact, the United States barely provides for 20 of the total market size. Local producers give more, though it only accounts for about 40 of the total market size.
6.3.1 Table 4. Case Study Matrix Features of Green Buildings in the UAE
District Cooling Chiller PlantPacific Controls SystemsThe Dubai LighthouseMasdar CityLEED CertificationYesYesEnergy-saving equipmentYesYesYesYesWater-conserving equipmentYesYesYesYesBio-friendly interiorsYesYesYesYesUse of renewable energyYesYesYesYes
6.3.2 Discussion
Construction companies can create sustainable buildings even in the face of these constraints. For new buildings, the design is the most important part of the project. Green buildings have specifications that should be incorporated in as early as the design stage. This will make the project easier to manage and maintain. For old structures and those which are already underway, it is not too late to become sustainable. Renovation, restructuring, and the addition of eco-friendly elements are ways to promote sustainability regardless of the limitations at hand.
The research provided key information on the limitations in the construction management of green buildings in the UAE. In the beginning of the research, five objectives and two hypotheses have been presented. The secondary research showed the role of green buildings in environmental sustainability. Concurrently, the primary research seconded the findings and asserted that sustainability is either as important or more important than economy.
The research also presented the current developments in green building management in the UAE. There is widespread interest in green buildings on a national scale. However, the respondents of the survey proved that there are environmental and systemic problems in green building construction. In investigating the limitations and constraints experienced by green building constructions in the UAE, the chief element as agreed by the primary and secondary research was the regional difference of UAE being a warm and dry country. There is also lack of education and information on green buildings. Thus, despite the growing national interest, there are very few players in the field who know about green buildings and fewer have actually handled green building projects.
Having verified the limitations on green building management, the primary and secondary research has been consulted so that possible solutions may be suggested. Two essential points have been raised. First, information should be disseminated so that more builders, managers, planners, and building owners gain familiarity on green buildings, including the entailed costs, procedures, and benefits. Secondly, the government should explore more opportunities to propagate the use of sustainable building projects in the country. This way, there is more interest on the part of builders and owners and more pressure from the part of the government.
In the end, the case studies have shown that there is a big potential in the construction of green buildings in the UAE. The four buildings also showed that there is more to papers and certification. The real focus of green buildings is to encourage the conservation of resources and the maximization of energy use, renewing and alternating as needed. To this, the cases have signified agreement as shown in the matrix provided in the research.
Chapter 7 Conclusion and Recommendations
7.1 Comments on the Research Process
The study utilized both quantitative and qualitative study. Through the course of the researches, findings have directed to conclusions responding to the objectives and the hypotheses. To aid in the quantitative research, research questions have been used in a survey of 34 respondents in concurrence to the required information of the research. The responses were tabulated and the results have been used to ratify the findings in the qualitative study done through the literature and archival review.
The qualitative study, on the other hand, focused on the questions and issues presented by the objectives. Again, the qualitative study has been the foundation of the research, with the survey as discussed above being used to support the results of the research. The objectives presented in the paper were as follows
Understand the role of green buildings in environmental sustainability
Explore the current industry of green building construction in the UAE
Investigate the limitations and constraints experienced by green building constructions in the UAE
Research possible solutions to lessen these limitations and constraints in UAE
Make recommendations to improve the green building construction industry in the UAE.
Comments on the Research Results
Thus, the qualitative part of the research aimed at analyzing the relationship between green building management, the UAEs environment, the government, and the stakeholders in building development including builders and occupants. Through the research, the following responses to the objectives were achieved
Better understanding of the role of green buildings in environmental sustainability has been attained.
Green building construction in the UAE including current trends and practices has been explored.
Limitations and constraints in the construction of sustainable buildings have been identified.
Solutions have been solicited and
Recommendations can be thoroughly made for future references.
At the same time, responses to the hypothesis have been discussed in detail. Again, the hypotheses are (1) The construction of green buildings in the UAE is mostly challenged by natural factors, and (2) Despite the measures to alleviate the challenges in green building construction, the UAE will continue to be beset by limitations and constraints. Through the aforementioned studies, the following findings can be asserted. First, it has been proven that natural factors are responsible for the many limitations encountered by green building construction companies in the UAE. The hot weather, dry climate, limited rainfall, scarce water supply and strong wind currents requires locales to use energy to gain comfort. The industry that the country is inconstruction and petroleum exportis another natural factor that causes the difficulties. The survey which was conducted further proved that natural causes are chief concerns in green building management in the UAE. It has been pointed out as a reason why many developers do not consider sustainability in their projects, apart from lack of training and design challenges.
Secondly, it is true to hypothesize that identification of the factors does not solve the dilemma. The UAE will continue to experience difficulties in building sustainable structures because the hurdles cannot be avoided or taken away. The survey has discovered that apart from natural factors, education, training, government initiative, and other factors are also being considered by developers and building owners. These further exaggerates the problems of building sustainable structures in the region. The constraints are always there and they are naturally occurring. Thus, the best way to create green buildings in this part of the world is to recognize the limits, observe them, and work with them. Working against the constraints does not only make projects impossible, it also serves the contradiction of sustainability for the environment.
These responses to the hypotheses validate the facts surrounding the limitations of green building construction in the UAE. However, it is equally important to check the objectives. In light of the current study, it has been successful in identifying the problems, studying the current situation, identifying opportunities for improvement, and recommending possible solutions. Indeed, with proper planning and management, the UAE can enjoy the fruits of green construction. It will also boost their industry more and open other opportunities for growth. The creation of environmental sustainability projects such as these also prospers and protects their resources, allowing it to serve them longer.
Indeed, the most important part of green building construction is in the design and planning. Good design is a requisite to the construction of a good building. The design of the buildings should answer the needs of the occupants and should be flexible to adapt to changes. It should also consider the natural environment of UAE, and this is where preparation will come in. Green buildings should be designed as such, and should have a mission to take care of the environment. It is difficult to incorporate the green living concept within erected conventional buildings even though it is possible. It will also be more costly to transform a conventional building into a green building. Thus, the attributes of environment sustainability should be included from the design phase onwards. There are many other foundations to which green building construction can be improved
Conservation can be instituted by moving towards function and away from ornamentation. Aesthetics is not a negative element but the decorations should be energy-efficient as well. For instance, more plants and trees are good but they should be the types which require less water and effort to maintain.
Attention should be given to air distribution as well so that the least amount of energy is used. Again, all of these will be possible with a good design.
It is important to educate and regulate. More people are interested in green buildings and despite the added costs more builders are willing to take the chance for the sake of the environment. Yet these people need more information and more exposure on the concept.
It is not enough to draw on literature. Information should be provided and experienced. In the course of this, regulations should be made and implemented.
Laxity on the green building codes can be detrimental to existing projects. It can also spell neglect for new projects. It is also imperative for the government to put pressure on building owners and developers to incorporate green building initiatives in their repairs and renovations, and to ensure that new projects are designed to support sustainability.
These conclusions are drawn in light of the foregoing study. In return, it is important to make recommendations that will help improve the industry. As pointed out, it has been identified and proven that the developers of green buildings in the UAE tackle problems in their design and construction of sustainable structures. However, there are measures that can be made and followed to alleviate these limitations.
Recommendations
In analysis, it is evident that constructing green buildings in the UAE can be difficult because of many factors, some of them natural while some are artificially generated. There are several points that will be worth highlighting.
In the pursuit of creating these green spaces, developers need to consider that urban development can widely change because the current type of urbanization that is occurring in the UAE does not match the specifications where sustainability projects are designed for. It is not enough to follow the patterns started by the United States and the Europe. The Middle East has a different environment altogether. This required adjustments and changes in the way eco-projects and green building constructions should be.
Apart from downsizing the structures, there are more ways to create environment-friendly buildings that utilizes the natural profile of UAE. Given that the main revenue of the country is based on new energy production, developers should explore the use of renewable energy. Using the waste coming from the buildings can create energy sources that can be used to sustain operational needs such as powering electricity and transportation means. There is also a dependable supply of sun light and heat which can be utilized to create solar energy. The problem of heat in natural lighting can be eliminated by using shades or screens, a system that has always been used in the region.
There are areas in the UAE where wind current is predictable too and wind energy can be harnessed in these areas. This can create an additional and a back-up energy source. As an alternative power source, it will lessen the need for petroleum-based energy resources. Given that the UAE has skyscrapers, the towers can use their heights to provide a place for harvesting wind energy. This could not only be aesthetically appealing but functional as well.
The use of local materials in the construction, ornamentation, and decoration of the building is also important and contributes to the eco-friendly feature of the building. UAEs skyscrapers boast some top-of-the line architecture. However, this may mean the use of resources for purposes that are not important for the building to function. Following the vision of green living, the artistic aspect of the buildingsskyscrapers or otherwiseshould consider the source of the materials, the purpose, and the effect of its maintenance to the environment.
Limitations
If there is any limitation that needs to be noted in the research, it is the limitation in the quantitative study. Playing a supporting role for the secondary research which has been verified to be most appropriate for the study, the population size which has been used for the survey cannot be compared to the apparent size of the construction industry in the UAE, save to say the size of the global construction industry. There is also lack of experiential research in this paper. Due to lack of resources, the paper failed to recognize the power of observation which would have been helpful to the objectives of the research.
Future Research
Viewing the limitations presented, several suggestions for future research are made
Full quantitative research can be made to further explore the topic. The limitation on the number of respondents, profiling and survey control have effects on the survey that may change the ending results if done differently
Field study which uses observation and experience can be used to enrich the subject. This includes actual immersion on such projects and on-the-job analysis and
Specific measures on each limitation can be made so that concerns on each recommendation can be discussed.
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