Green Building Policy - Essay Example

Ion A Study on the Green Building Policy for Building Renovation in Hong Kong INTRODUCTION Construction industries over the world are moving towardsgreen or sustainable buildings. (cited in Chow, 2003) This growing trend in the highly developed countries, as well as the developing ones, concerning the built environment were those that gives new architectural features that are capable of saving as much energy and management for everybody's benefit. Policies were made in order to address the higher energy management and consumption of the built environment in all countries. During the last century, governments have made themselves involve with the private institutions as they take themselves responsible in the planning and construction of commercial buildings that are helpful to the environment. Construction industries over the world are moving towards green or sustainable buildings. The aspects concerning architectural features, building design, electrical and mechanical systems for environmental control, and building management were the concerns of the government regarding the built environment. Sets of criteria were developed by every government in order to upgrade the building policies to satisfy further the country's policies in protecting the environment, less usage of energy, better waste management and water conservation. (Chow, 2003) In addition, upgrading the country's policies on the built environment through green or sustainable buildings, the chance of fire accidents will also be lessened. Fire safety is yet another issue that is addressed by the green building policy especially in Hong Kong. Since 1996, the number of fire incidents in the country has appeared to be increasing. This phenomenon however did not leave other countries behind. Some of the most famous were the World Trade Centre and the South Korea underground railway fire. (Chow, 2003) The countries were alarmed by the situation therefore, green or sustainable building policies would be able to limit these incidents if not fully resolve it. Green or sustainable buildings might give new architectural features where the prescribed fire codes are difficult to follow. Examples include the internal voids, double-skin facades and others. As a result, fire engineering approach which is similar to applying fire safety engineering to passive construction design through engineering performance-based fire codes used in overseas has been accepted by the local government since 1998. (Chow, 2003) Just as the countries worldwide have been practicing green building policy, Hong Kong has its own green building policy that every building construction planning has to conform with before it actually started. Countries around the world share almost the same policy though each has its own special features. Hong Kong green building policy features the following policies such as: Providing more natural ventilation based on wind action for reducing cooling load while operating mechanical ventilation and air-conditioning (MVAC) systems; Utilizing more daylight instead of illuminating by artificial tungsten filament lamps with lower efficacy, leading to wide use of glass; New light materials but better thermal insulation to reduce the Overall Thermal Transfer Value (OTTV) of building envelopes; Internal building void; and Double skin facade. (Chow, 2005) These new architectural features are able to save the non-renewable energy and maintain a healthy natural environment. It is beneficial in terms of the environmental aspect of green building. However, there were arguments regarding its adverse effects in building policies such as the issues that concerns fire safety. Some of the above examples on green projects have difficulties in complying with the fire safety codes. (Chow, 2005) Green building policy, however, does not only apply for the new buildings but is also relevant to renovation works involving the old buildings. But this involves millions of dollars that attracts a good deal of market since the need to satisfy the green or sustainable buildings criteria is too tight. Buildings that were built before 1972 are generally classified as old buildings. These buildings are basically those that need to be upgraded in order to satisfy the green or sustainable assessment criteria such that it could go far beyond its current condition. In the artistic point of view, Hong Kong's built environment as well as its trend is the end product of their rich cultural background that includes architectural structures. Deviating from this building architectural background may seem too difficult for the people in Hong Kong since they have been used to build and see their buildings with almost the same structures as they have decades and even centuries ago. The fact that the introduction of new building policies greatly affects the people in Hong Kong can never be denied. But these policies were developed in order to address the very high energy consumption and expensive management of the buildings. Currently, there are numerous high-rise buildings in Hong Kong with new architectural features. Commercial buildings with offices are usually graded as A, B or C by the government Rating and Valuation Department. Grade A buildings are those with good architectural features, electrical and mechanical systems, and with professional building management. Grade B buildings are those with common architectural features, adequate electrical and mechanical systems and fairly good management. Grade C buildings are those with basic finishes only and they are relatively small. There might be central air-conditioning systems and only adequate lift services. Some of them have some facility management. (Chow, 2003) Since the land is expensive, very limited space was assigned for accommodating electrical and mechanical systems including fire services installations. For example, it is difficult to have a sufficiently high ceiling to give a false ceiling space (e.g. 600 mm) for mechanical services. However, there are large atria with space volume much larger than the upper limit in the codes, i.e. 28,000. (Chow, 2003) In Chow's research on the different characteristics of the building's in Hong Kong, he summarized the characteristics of the building according to his research for which he studied the fire safety of the buildings of Hong Kong. In his summary, Chow enumerated the following as the basic characteristics of the buildings in Hong Kong: Structural elements are either concrete with steel reinforcement or steel framework with fire protection. Timber was not used except for some special buildings. FEA would be accepted to demonstrate that the fire safety provisions are adequate. Glazing is used extensively in commercial buildings. FEA will be used to justify the fire resistance requirement if they fail to comply with the FRC codes [8]. Whether it would cause problems in case of fire is unknown as no big fire in curtain-walled buildings has ever happened before. However, those buildings might have problems in case of typhoon as glass walls were taken away by the strong wind before. Adequate provision of evacuation routes for buildings built after 1972. Internal partition might cause problems. Timber products were extensively used as partition walls before 1996 when fire-rated gypsum plaster boards were not so popular. Good provision of FSI for new buildings. Tight control on combustibles used or stored by keeping the fire load density to be less than 1,135 MJ. (Chow, 2003) Defining Green Building As far back as the nineteenth century, Gissen notes, structures like London's Crystal Palace and Milan's Galleria Vittorio Emanuele II used passive systems, such as roof ventilators and underground air-cooling chambers, to moderate indoor air temperature. In the early twentieth century, skyscrapers like New York's Flatiron Building and the New York Times Building employed deep-set windows to shade the sun. Still later, Rockefeller Center (1932) utilized both operable windows and sky gardens. New York's Wainwright Building and Chicago's Carson Pirie Scott department store had retractable awnings to block the sun, and other commercial buildings of the period were outfitted with window shades. (Building Design and Construction, 2003) In 1930s, new building technologies started to transform the urban landscape first in the United States. The availability of cheap fossil fuels in the United States marked the beginning of energy conservation that initiated the green building policy. Through the fossil fuels that were used as the source of energy, the advent of air conditioning, low-wattage fluorescent lighting, structural steel, and reflective glass made possible enclosed glass-and-steel structures that could be heated and cooled with massive HVAC systems. This had eventually become the most innovative style and icon of America's cities and rapidly growing suburbs. (Building Design and Construction, 2003) In the 1970s, a small group of innovative architects, environmentalists, and ecologists, inspired by the work of Victor Olgyay (Design with Climate), Ralph Knowles (Form and Stability), and Rachel Carson (Silent Spring), began to question the advisability of building in this manner. Their efforts were given recognition and further encouragement by the celebration of the first Earth Day in April 1970, but it was not until the OPEC oil embargo of 1973 that the growing "environmental movement" captured the attention of the public. An energy crisis heated up as gasoline prices made a tremendous increase in the market. (Building Design and Construction, 2003) As the responses on the energy crisis had developed, more and more energy conservation initiatives were formed that includes those for the buildings. The first of which had started by the American Institute of Architects that used reflective roofing materials and environmentally beneficial siting of buildings, to achieve energy savings. Others concentrated more on technological solutions, such as the use of triple-glazed windows. In England, Norman Foster used a grass roof, a daylighted atrium, and mirrored windows in the Willis Faber and Dumas Headquarters in 1977. California specially-made eight energy-sensitive state office buildings, notably the Gregory Bateson Building (1978), which employed photovoltaics, underfloor rock-store cooling systems, and area climate-control mechanisms. (Building Design and Construction, 2003) However, it was only in 1987 when the term "sustainable development" was defined by the United Nations that which "meets the needs of the present without compromising the ability of future generations to meet their own needs." The inspiration drawn by the Earth Summit in 1992, AIA president-elect chose sustainability as her theme for the June 1993 UIA/AIA World Congress of Architects. Six thousand architects from around the world went to Chicago for this event, held in conjunction with the International Union of Architects (UIA). They referred to the UN's 1985 Bruntland Commission definition of sustainability and brought the issue centre stage with the signing of the Declaration of Interdependence for a Sustainable Future by AIA president Maxman and UIA president Olufemi Majekodunmi. Today, the "Architecture at the Crossroads" convention is recognized as a turning point in the history of the green building movement. (Building Design and Construction, 2003) The "Greening of the White House" has become "a model for efficiency and waste reduction" under President Bill Clinton. A huge energy saving of up to $300.000 in annual energy and water savings within three years by the White House had attracted other residential and commercial buildings to adapt the same building design. (Building Design and Construction, 2003) It was at this point that the term was used in reference to building designs that are sensitive on the environment as well as the conservation of energy and management. Competitions among the countries practicing the green or sustainable building policies are even held in order to support the campaign on environmental awareness and the role of the building constructions in addressing this social issue. Hong Kong's need to conserve as much energy in its industrial, commercial, and even residential buildings had made the country become one of those countries utilising the green building policies to minimise energy consumption. Thus, in 2002, Hong Kong was one of the participants in the Green Building Challenge series. (Building Design and Construction, 2003) However, Hong Kong had also developed its own way of promoting green building development locally. The Buildings Department of Hong Kong has taken the promotion of green and innovative buildings in Hong Kong as a major step forward with the releasing of a practice note on green features for new building developments. (http://english.people.com.cn/english/200102/27/eng20010227_63563.html, para 1) This government initiative recognizes however, not only the new building designs but the renovation of the old buildings as well. In the private sector, the Hong Kong Building Environmental Assessment Method or HK-BEAM also recognises the community's initiatives in promoting environmental and energy conservation awareness through green building. The society also recognises buildings and agencies that satisfies the green building criteria of the country which was recently won by the Hong Kong Housing Authority with its redevelopment of the Upper Ngau Tau Kok Estate, Phases Two and Three. (http://www.tdctrade.com/imn/07010201/green011.htm, para 12) Redevelopment or renovation is also a significant issue that green building is promoting aside from the construction of new buildings in Hong Kong. However, there is more emphasis given to the construction of new buildings than that of the former. Even in other countries that are involved in the green or sustainable building strategies in promoting environmental management and energy conservation that concern the built environment. Building renovation is just as much important in promoting energy conservation among building establishments in the country. It is through the redevelopment of old buildings where the purpose of doing so will be more obvious than the construction of new buildings. In Hong Kong, there seemed to be more importance given to the renovation of old buildings in the country than other countries. Participation among the private sectors were encouraged such that a more appropriate reconstruction of the building will be done so as to exceed what is expected of the company and the people involved in its renovation. Objectives of the Study With the increasing trend in the green building policy in the global sense, Hong Kong has made itself competitive with them through building renovations and redevelopments. In connection to this, the study generally aims to identify whether the Hong Kong's Green Building Policy is competitive with other nations concerning the building renovation. In order to find out the general objective above, specific objectives were identified as the following: 1. To introduce the development and nature of green building and sustainable development. 2. To evaluate the existing green building policy in Hong Kong. 3. To compare the green renovation building policy of Hong Kong to other countries To identify whether there are more building renovations that satisfy Hong Kong's Green Building Policy were constructed in Hong Kong than in other countries. 4. To evaluate the Green Building Policy of the Hong Kong government concerning the renovation of the old buildings. Significance of the Study The results of the study will further identify the strength and the sustainability of the Green Building Policy in Hong Kong. This study will also provide an aid in determining the level of involvement of the two major groups of people in the Hong Kong community - the government and the private sector - in the promotion of the Green Building policy. The study will set as an eye opener for everyone regarding the importance of other issues relative to green building policies that helps promote environmental awareness. Further studies regarding other issues that concern sustainable building policies and the built environment will also be encouraged by this study. Scope of the Study The scope of the study will focus on both the public and the private sectors' participation in promoting the Green Building policies in Hong Kong. Both divisions' initiatives regarding the Green Building policy will be identified in order to make a comparison as to their level of involvement on the policies. Other countries' policies and initiatives, as well as programs that concern the Green or Sustainable Building policy, will at the same time looked into for comparison. No specific country is identified for comparison. For any available present, the comparison will be made. Limitations of the Study Due to the non-specified country with which Hong Kong's Green Building policy will be compared with, the comparison will only be limited to the countries available for comparison. This limitation may further affect the reliability of the said study. The study will also be limited to a specific issue that concerns green building as a whole. Moreover, the study is also limited in the sense that only the agencies in Hong Kong will be given an opportunity to be interviewed regarding their policies and strategies that concerns the Green Building policies in the country. Other countries of comparison will not be given the same opportunity to deliver their lines regarding the Green Building policies in their country as well as the importance of building renovation and redevelopment in their countries. The sole basis of the comparison will be through the review of literature that my not provide as much information as talking to the people involved in the said research. REVIEW OF RELATED LITERATURE Green or sustainable building began in the United States. It was after a group of people who are environmentally aware of the situations concerning energy conservation and management where a new trend in architectural design in either industrial, commercial, or residential buildings is set. Before the green building policy was conceptualised, buildings and the built environment in the US - homes, businesses, libraries and schools - consume significant amounts of energy, water and other materials. These situations have made major implications for resource management and environmental conservation in the country. Buildings and the built environment account for some 40 percent of the US energy needs. The establishments also produce about one-third of the world's carbon emissions, and take about 40 percent of the raw materials extracted from the earth. (qtd in Beatley, 2004) Due to this problem in the energy consumption, a more careful design of the built environment that seeks to use energy and water in a limited amount, recycles materials, minimizes wastes, and enables more sustainable lifestyles represents an important form of urban infrastructure. (Beatley, 2004) From the United States, green or sustainable building policy had spread across countries for practice to save as much energy among the establishments. And nowadays, developers are seeking to construct more green buildings increasingly. (Wener & Carmalt, 2005) Hong Kong, which buildings are also high rise, had adapted the policy in order to avoid too much expenditure on its buildings' energy consumption. As a part of the country's campaign on sustainable development that involves balancing of the balance social, economic, environmental and resource needs for present and future generations, that simultaneously achieves a vibrant economy, social progress and a high quality environment, through the efforts of the community and the Government; green building policy would help strengthen the program. One way of achieving sustainability in the construction industry is through the green building policy. The environmental aspect in attaining sustainable development in the country is at the same time covered up by the green building policy. This approach in the built environment takes part in an approach that involves the entire design of buildings - from planning to construction. Every aspect in the construction of the building should be sustainable. Beginning from the resources that are to be used in the construction such as the materials, construction methods, as well as the contribution of the user's need, should be considered before the actual construction of the building. There is a tremendous process that the construction of the building has to go through before it could even be stared. Every single aspect of the construction should meet the criteria that were set by the government that conforms to the environment. Each design must have its own significant implication towards the environment. Generally green building seeks to increase the efficiency of energy, water and materials use in buildings and to reduce their environmental and human health impacts. (Beatley, 2004) However, interest in green design and intelligent buildings is certainly not new. The possibilities that climate sensitive, sustainable building and settlement designs, are as old as civilization itself. The emerging environmental movement and energy shortages in the 1970s in the United States generated significant interest and experimentation. But not until recently when environmental consciousness, especially in the past five to ten years, has interest in green design and intelligent buildings have reached and caught the attention of the society. (Beatley, 2004) However, this trend in the built environment in the United States is an opposite of what The success of green building design in the private company had been widespread that they made sure that their buildings are built with the same design. They recognise that green buildings are really good for the company. The world's most popular companies have built their working environment using the green building or sustainable building design. Some of these companies are the GAP headquarters, Herman Miller, Commerzbank, and Swiss Reinsurance, among others. (Beatley, 2004) Te benefits of green building design have already become widespread. Some of the benefits that the people recognise are the fact that such buildings can improve worker satisfaction and productivity in the office buildings. Research studies have shown that there is an increase in job satisfaction and worker productivity that have been found in green buildings where occupants have direct control over ventilation and temperature. (qtd in Beatley, 2004) Since the design of green buildings was to maximise daylight, there were significant improvement in the occupant and worker satisfaction that were shown together with the incorporation of plants and nature within the building. This strategy also showed a relative amount of economic savings that was triggered with the use of nature as coolants inside the buildings. One of the companies that had experienced a tremendous change in their economic savings was the Rocky Mountain Institute (RMI) in 1998. What had become more impressive with the use of green building design were the developmental, psychological, and physiological benefits of daylighting in schools. These schools were further called the day-light schools such that they are designed to provide full spectrum daylight in every room. Results from studies conducted in the day-light school have shown that there have been improvements in the test results of the students who have been studying in a green building environment. Students were also observed to grow faster in a day-light school, as well as incidents of tooth decay among children also lowered. (qtd in Beatley, 2004) The need for artificial lighting in the buildings with the green building design since the design utilises the light that comes right from the sun in order to light the whole place. Moreover, because of the use of nature inside the buildings, reduced heat comes as a result, therefore, a cooling process also results from the said building design and strategy. Thus, the economic, health, and environmental benefits of green design and intelligent buildings are considerable indeed. (Beatley, 2004) While green and intelligent features of buildings are often perceived to be too costly, there is considerable evidence that such elements are actually quite cost-effective over the life of the building. In a recent review of 33 green buildings in California, for instance, found that while green features added around two percent to the initial cost of these buildings they yielded long-term savings in the form of reduced energy consumption of around 20 percent. This study provides a strong economic rationale for green design concluding that the "total financial benefits of green buildings are over ten times the average initial investment required to design and construct a green building:" (Beatley, 2004) Additionally, the relatively large impact of productivity and health gains reflects the fact that the direct and indirect cost of employees is far larger than the cost of construction or energy. Consequently, even small changes in productivity and health translate into large financial benefits. (Beatley, 2004) Because of this trend in the building industry that basically concerns the environment, it becomes rare for commercial offices to be announcing a construction of a new building that does not make use of the green building features. In fact, nearly 5,000 buildings across the United States, 90 percent of them new construction, are awaiting evaluation by the United States Green Building Council. (http://www.nytimes.com/2007/01/10/business/10rose.htmlpagewanted=1&ei=5070&en=5c2dee8ba174be47&ex=1169442000&adxnnl=0&adxnnlx=1169280058-EBWpffgqCSiCO8ryGr3bbw, para 1) As much as there is an increasing trend in the construction of new buildings following the green building models for better efficiency and economical purposes, renovation of existing buildings do not get as much interest for the developers. People tend to overlook this market for several reasons. (http://www.nytimes.com/2007/01/10/business/10rose.htmlpagewanted=1&ei=5070&en=5c2dee8ba174be47&ex=1169442000&adxnnl=0&adxnnlx=1169280058-EBWpffgqCSiCO8ryGr3bbw, para 10) According to the Green Building Council, new construction and high technology systems have attracted the attention of the developers leading them to focus more on constructing more new buildings than developing the old ones. Building new infrastructures give more room for architects and engineers to create and develop new technologies and industries than that of renovating the old ones. It provides them the opportunity and inspiration to create an original concept and whole new building models. Furthermore, the idea of cleaning boilers and installing operable windows does not seem terribly exciting. (http://www.nytimes.com/2007/01/10/business/10rose.htmlpagewanted=1&ei=5070&en=5c2dee8ba174be47&ex=1169442000&adxnnl=0&adxnnlx=1169280058-EBWpffgqCSiCO8ryGr3bbw, para 11) The Hong Kong government, having developed its own green building policies, has recently been taking renovation of old buildings a serious task as it has been taking the construction of new buildings. The influence of the government on the building of the infrastructure starts even at an early stage. The maintenance and improvement of an old infrastructure is also an important aspect in the built environment that the green building should not neglect. The renovation process of a particularly old building should also undergo the same verification and measurement before the actual renovation takes place. Hong Kong University's initiative in renovating one of its old buildings can be considered as a relatively huge contribution in the green building policies addressing renovation in the country. It had renovated its Eliot Hall as another Green project in support to the government's quest in developing a sustainable built environment that would address issues concerning the energy conservation which are not yet present in the old buildings that were constructed decades ago. Through the joint efforts of the university, the renovation of the building was at the same time an expression of the Hong Kong University to proclaim sustainable design as a prominent commitment by the University in its campus improvement program. (http://www.arch.hku.hk/research/greenarch/green2/page01.htm, para 1) A total of 3 million Hong Kong dollars was used to cover all the renovation expenses of the former dormitory for students. Now, the building is used by the Journalism and Media Studies Centre in order to train and develop web-editors and writers. (http://www.arch.hku.hk/research/greenarch/green2/page01.htm, para 2) The participation of both the private and the public institutions on green environment in Hong Kong had been very ideal. The government has established its award-giving group that recognises buildings and their agencies that will further stimulate other companies to get involved with the green building policy. Recently, according to People's Daily, the Hong Kong government is offering incentives for green buildings to further encourage the design and construction of such buildings. (http://english.people.com.cn/english/200102/27/eng20010227_63563.html, para 2) The incentives that the winning building will receive are the exclusion from the gross floor area (GFA) and/or site coverage (SC) calculations. These features include balconies, wider common corridors and lift lobbies, communal sky gardens, communal podium gardens, acoustic fins, sunshades and reflectors, wing walls, wind catchers and funnels. (http://english.people.com.cn/english/200102/27/eng20010227_63563.html, para 3) Green building policies of Hong Kong were also seen to be competitive in the Australian green building policy. The country is well-known for their advanced green building development with their "green star" rating scheme introduced by the Green Building Council of Australia. The Hong Kong Environmental Assessment Method (HK-BEAM), a private agency concerned with the green building development in Hong Kong, matches Australia's similar scheme. This is the reason why Hong Kong representatives are currently working to secure participation of the Green Building Council of Australia for Eco Expo Asia in Hong Kong, focusing on the environmental protection products and services, from 27th to 30th October 2007. (http://www.tdctrade.com/imn/07010201/green011.htm, paar 3-4) The Professional Green Building Council also recognises environmental excellence in building design, management, renovation and research in the territory in Hong Kong in summer 2006. And HK-BEAM was among those who were awarded for promoting environmental sustainability. (http://www.tdctrade.com/imn/07010201/green011.htm, para 12) The HK-BEAM had developed its own assessing strategies, not alone the new buildings, but the old offices as well. Universities also participate in the country's policies on green building for sustainable development. The collaboration of the government and the private agencies is an illustration of how serious the Hong Kong government is when it comes to implementing the Green Building policies in the country. METHODOLOGY The research will be utilising a qualitative study techniques wherein an in depth research is necessary. There will be two approaches in the obtaining the results of the research objectives in order to provide a reliable result. The initial approach that will be done is an extensive literature review regarding the Green Building policies in the international level as well as the local level - that is in the case of the Hong Kong government. Through the literature review gathered, a set of intelligent questions will be formulated in order to proceed to the next level of the research methodology, which is the interview. The results from the literature review are but considered significant and must be analysed together with the results of the interview. There may be instances that the results in the review of literature may be contradictory to the results of the interview. A critical analysis of the people involved as well as the current situation in the country that may affect the results should be considered in deriving the results of the study. Works Cited: ________. 2003. A brief history of green building.(White Paper On Sustainability) Building Design & Construction. Beatley, T. 2004. Green Design and Intelligent Buildings. Digital Infrastructures. Horan, T. & Zimmerman, R. (eds.) Routledge, New York. Chow, W. K. 2003. Fire Safety in Green or Sustainable Buildings: Application of the Fire Engineering Approach in Hong Kong. Architectural Science Review. Vol.: 46:3. University of Sydney, Faculty of Architecture. Chow, W. K. 2005. Building Fire Safety in the Far East. Architectural Science Review. Vol.: 48:4. University of Sydney, Faculty of Architecture. "Green building" trend could pair HK with Australia. http://www.tdctrade.com/imn/07010201/green011.htm. January 13, 2007. Green Initiative at Hong Kong University http://www.arch.hku.hk/research/greenarch/green2/page01.htm. January 13, 2007. People's Daily, HK Govt Offers Incentives for Green Buildings [online] Available from: http://english.people.com.cn/english/200102/27/eng20010227_63563.html. January 13, 2007. Unit 18 - Design and implementation of effective and efficient policies. http://www.sb05.com/academic/academic_18.html. January 13, 2007. Finding the Green in Building Renovation. http://www.nytimes.com/2007/01/10/business/10rose.htmlpagewanted=1&ei=5070&en=5c2dee8ba174be47&ex=1169442000&adxnnl=0&adxnnlx=1169280058-EBWpffgqCSiCO8ryGr3bbw. January 13, 2007 OUTLINE OF LITERATURE REVIEW I. History of Green Building policy II. Advantages/Benefits of green building III. Green Building policy on renovation A. Hong Kong green building policy on renovation B. Private sector's participation on green building IV. Significance of green building in both public and private institutions. V. Government strategies and initiatives in order to practice green building in both old and new building construction. VI. Evaluation of Hong Kong green building policy with other country's green building policy. Read More