Buildings with green conscience

There is hardly an office or commercial establishment around that doesn’t work on technology. Computers and access to the Internet is almost passé. Undoubtedly, technology has allowed the human race to progress way beyond the dreams of the Neanderthal, but through it all, man has yet to learn the simple task of switching a light off when it is not needed. Several creative initiatives and campaigns have simply flown over our heads when it comes to conserving energy and resources. A solution is at hand however and it is technology itself that has come to our rescue.
 
E R Ashok Kumar, Vice President, Cisco Services, Cisco India & SAARC talks of Cisco’s foray into building management systems saying, “We realised that the buildings we were supplying technology to were large and housed a number of white collar workers surrounded by PCs the entire day. When we were provided technology for improved output, we began to wonder why something couldn’t be done for buildings as well. After extensive discussions with realty majors we found that every building had over a 100 protocols when it came to ensuring its smooth functioning. What we wanted to do was create integrated energy management systems that could be delivered over the converged IP network. This simply means that these protocols would converse with a PC.”

On the one hand, you have Cisco working towards sustainability through intelligent buildings. On the other, you have hospitality major ITC Royal Gardenia work towards a similar goal with its green initiatives. The ITC Hotel Royal Gardenia was conferred the highest rating for green buildings in the world – the LEED India Platinum Rating and is the only company in the world to be carbon positive, water positive and solid waste recycling positive. Niranjan Khatri, General Manager Welcomenviron Initiatives says, “Sixty per cent of the buildings that India requires will come up in the next 20 to 30 years, hence the need for green buildings is pan India. Green buildings help reduce all resource consumption like energy, water and even materials. It also helps in reducing waste and the use of chemicals commonly used in the construction trade like solvents, paints and adhesives.” He also adds that contrary to popular belief, the benefits are not subtle.

Setting an example

E R Ashok Kumar explains that in building management systems, a segment like HVAC (heating, ventilating and air conditioning) alone has several protocols. The idea behind integrating this protocol was for energy savings, increased productivity and general well-being. He says, “An example of its working would be – if a meeting were to happen in a particular conference room, then a PC controlled protocol would switch on the lights and air-conditioning just 10 minutes before to ensure the room is prepared. Another example would be – if you are working on a weekend, once you swipe your ID card, the lights and air-conditioning only for your cabin will be switched on.” Studies, he says have shown that 50 per cent of energy is consumed by buildings and in this a further 50 per cent only by HVAC systems. Such intelligent buildings will ensure you a minimum of 15-30 per cent electricity savings.  

For a hospitality major, ensuring that your building is based on sustainable principles can be quite a daunting task, but ITC Royal Gardenia has several interesting protocols in place. These have been put in place in terms of construction. For example – all wood in the hotel is from the Forest Standing Council which means it is from special forests grown for this purpose. Carbon di-oxide sensors have been used extensively apart from VFDs on fans. Natural lighting is allowed at several places and solar energy is being harnessed for outdoor lighting. The windows are double insulated to manage temperature control. They are also the first in the country to introduce vertical gardens that are maintenance friendly and beautiful.  

Out of our reach?

Says Niranjan Khatri, “There are several benefits to an intelligent building – for a company, it helps in enhancing the triple bottom line benefits of economy, environment and social concern. For an employee, it is for the betterment of their health since they work in daylight as compared to people who work with artificial lights during the day and for a guest in the case of ITC- choosing to use such buildings displays concern for the environment.”  

E R Ashok Kumar says it is wrong to think that intelligent buildings are meant only for those who work in white collar companies. The concept can be implemented in blue collar buildings like factories.

About intelligent buildings for factories, Ashok Kumar explains, “For factories in Chennai and Pune, speaker phones are often used to give instructions and for announcements. Simple devices like this can be made smart. In the case of a fire, this phone can be made to announce the evacuation of a building and even give visual directions on which way to go. 

Beneficial, but at what cost?

By now, it is common knowledge that there is a need to work towards sustainable work environments. Says E R Ashok Kumar, “Eight out of ten companies are receptive to the concept and of them at least five take on such plans  for their companies. While general awareness does exist, it is the lack of awareness about the Return of Investment that plagues most places.” Officials at ITC agree that such schemes may cost around one-third more than your normal spending, but the benefits are plenty. Niranjan Khatri gives a small example to emphasise this point and says, “The operational costs are lower. Had the ITC Green Centre in Gurgaon been built with the traditional approach then it would have 6,35,000 units of energy pa but today we are using 1,35,000 units of energy pa for lighting.”

It is of course a given that the costs you incur will be based on the level of sophistication that you are looking at. The bottom line remains that your return on investment is something that will make your Chief Financial Officer breathe easy.