S.M.A.R.T performance

objectives of a building

IGBC 2012 - Hyderabad

1CPO, ITC Ltd

Scheme of things

―ITC Ltd

―Expansion -> Redevelopment

―Buildings a la Machines

―Buildings are assets

―Sustainability

―Performance and sustainability

―Building Performance Indices

―S.M.A.R.T objectives

―Infotech Park, Bangalore

―Redevelopment plan

―Targets set

―Iterations in Master Plan

―Iterations in Floor Plate design

―Iterations in Services capacity

―On date achievement

―Learning vis-à-vis rating systems

―ConclusionVIRGINIA HOUSE

HQ of ITC LTD

KOLKATA

Built in 19272CPO, ITC Ltd

ITC Ltd

3CPO, ITC Ltd

•One of India's foremost private sector companies with a market capitalization of over US $ 30 billion and a turnover of US $ 6 billion.

•Ranks among India's 10 Most Valuable (Company) Brands', in a study conducted by Brand Finance and published by the Economic Times.

•Has a diversified presence in FMCG, Hotels, Paperboards & Specialty Papers, Packaging, Agri-Business, Information Technology, Branded Apparel, Personal Care, Stationery, Safety Matches and other FMCG products.

•Employs over 29,000 people at more than 60 locations across India and more than 409,000 shareholders.

•Its today is the only Corporation of its size to be carbon positive, water positive and waste recycling positive , even as it has created sustainable livelihood opportunities for over 5 million people.

ITC & sustainable buildings

4CPO, ITC Ltd

•ITC built the first corporate LEED Platinum building in India, the ‘Green Centre ’ in Gurgaon (Delhi) . At the time of its construction in 2005, it was the largest Platinum rated commercial building in the world.

•All its luxury hotels are either LEED – Platinum (EB ), including World ’s largest LEED-NC Platinum Hotel, ITC Grand Chola in Chennai (600 rooms).

•Paperboard division’s Bhadrachalam factory gets about 60% of its power from Wind energy and its Social Forestry program (a CDM project) has won it many international laurels including WWF membership.

•ITC’s project wing, Central Projects Organization, is designing and executing factories, commercial and residential properties which have declared targets for highest feasible levels of certification in sustainable buildings.

•ITC is an active and contributing member of United Nations Environment Program –

Sustainable Building and Climate Initiatives (UNEP-SBCI), United States Green Building Council (USGBC), Indian Green Building Council (IGBC) and Secretariat for Green Rating for Integrated Habitat Assessment (GRIHA), the Public Building Rating System of India.

Buildings á la machines

• Efficiencies, performance indices

– customary in heavy industries

• Per unit resource consumption

– as important as production volume

• Engineers, in general

– uncomfortable with vagueness and ambiguity

• Machines: Latin machina, Greek mēchanē

– Origin from mēchos : means, expedient

• Expedient: suitable for bringing about a desired result under the circumstances

5CPO, ITC Ltd

Buildings are assets

• An asset needs appraisal of performance

– Target setting during design and planning

– Periodic assessment during construction

– Proof of concept upon completion

– Year on year validation

• A new dimension of property valuation

– Sustainability

6CPO, ITC Ltd

Sustainability

• To sustain means to endure, to last

• In evolution, species which endure - sustain

• The buildings created to follow three principles of Vetruvius*: – Firmitas: building shall be structurally sustainable; it shall

last with little or no maintenance for long

– Utilitas: building shall be functionally sustainable; it shall have robust utility services and reconfigurable internal spaces

– Venustas: building shall be aesthetically sustainable; it shall have ageless proportions and décor

7CPO, ITC Ltd

Performance & Sustainability

• Students who perform, sustain in competition

• Employees who perform, sustain in firms

• Companies which perform, sustain in market

• Superstars who perform, sustain in box-office

• So, buildings which perform shall sustain the

development

8CPO, ITC Ltd

Building performance indices

• Parameters to assess a building’s performance yet to be standard & formal

• Some useful ‘starters’ may be– Floor plate efficiency (usable area ÷ built area)

– Concrete consumption (cu.m/sq.m of built area)

– Steel consumption (kg/sq.m of built area)

– Energy performance index (kWh/sq.m/annum)

– Water performance index (kL/occupant/annum)

• UNEP-SBCI (United Nations Environment Program – Sustainable Building & Climate Initiative) suggests Common Carbon Metrics (CCM) as an integral tool for building performance index– http://www.unep.org/sbci/Activities/CCM_Pilot.asp

9CPO, ITC Ltd

S.M.A.R.T objectives

What cannot be measured cannot be improved

- Lord Kelvin

• Objective performance targets taken to deliver a sustainable building

• Targets are expected to be – S pecific : described in specific terms

– M easurable : measured

– A ssignable : assigned to a group

– R ealistic : realistically achievable within budget

– T ime-bound : achievable within a schedule

10CPO, ITC Ltd

Infotech Park, Bangalore

CPO, ITC Ltd 11

4 km

s fr

om

M G

Ro

ad

3 kms from Metro Stn3 k

ms

from

Rin

g Road

Infotech Park, Bangalore• .

12CPO, ITC Ltd

Presently, 20% FAR

utilized with only

about 40%

coverage

Thus, the present

use is sub-optimal

Chennai –Bangalore Railw

ay Lines

Banaswadi M

ain Road

Phase 1Food Court

CPO

SDOTMD

ITH

Infotech

Foods

Infotech

CPO, ITC Ltd 13

Redevelopment : Phase 1The north-east

segment of this

Park, as

highlighted, is

mostly not in

use and

measures about

10 acres.

It is proposed to develop 2.2 million sq ft (41% of total FAR permitted) for

office buildings, without affecting the existing operations.

Targets set

• Long sides face North & South ensuring minimum heat gain and maximum daylight

penetration

• LEED Platinum design with future ready energy consumption targets

• ‘Non-conditioned’ or naturally ventilated spaces recommended for ‘non-functional’ areas

viz. canteen etc.

• Highly flexible and reconfigurable floor plates ensuring low cost and environmental effect of

‘churn’

• 5% of total energy planned to be supplied from Solar PV arrays on terraces – wind energy

planned for the development through wheeling

• Low Energy consumption target of 110 kWh/sq. m./annum

as per international trends, more stringent than Indian

guidelines for Green Buildings: 141 kWh/sq.m./annum

14CPO, ITC Ltd

Iterations in Master Plan

15CPO, ITC Ltd

Final Plan

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Iterations in floor layout

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Iterations - Flexibility

Concept Design : Flexibility compromised due to long corridor

Scheme Design : Complete flexibility as conceived originallyOffice floor flexibility – 4 leasable parts

Iteration in services capacity

• Energy

o iterative probes brought down electrical max demand load

from 14 MVA to 7.5 MVA

o Energy performance index brought down from

165kWHr/sqm/annum to 90kWHr/sqm/annum

o lifecycle cost impact : Rs.11 Cr / annum (at Rs.8/kWHr)

• Water

• Treated water storage reduced by 200 kL and added to raw

water capacity – less maintenance and chances of

contamination

CPO, ITC Ltd 19

North side view

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South side view – tower 1

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Landscaped terraces

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Solar on roof, shades on south & west

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Light shade & shelf

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Learning• Definitions and measurement methods: interpretative, even speculative

– Standard like BOMA (Building Owners & Managers Association) in US greatly required in India

• Recommendations of Green Ratings are often prescriptive– Analytical validation shall prevail conflicts

• Quality and impact of external green is as important as internal ‘green’– Spaces in between buildings as important as the buildings themselves

• 3 I’s : Iterative, Interactive and Integrated design workshops among stakeholdersrequired instead of traditional sequential design flow

• Sustainable development can truly sustain if all the design efforts are directed towards cost-effective lifecycle solution

– It’s apparently a myth that sustainable buildings are costlier: ‘SUSTA’ is starting parameter for SUSTAinable design

– Buildings done with wise and time-tested architecture and engineering practices will be generally sustainable (and will get certificates!)

• Sustainable design revolves around Lean Construction principles– Less is More: if ‘one’ can do, don’t use even a fraction more

25CPO, ITC Ltd

What sustainability is not…

• New– tradition in our veins, implementation with passion

• A fad– it makes robust business case, as seen in ITC’s growth upon adopting

such principles in business

• Expensive– regulations closing in, competition increasing

– de facto standards closing in on such development

• An option– it’s the only way to build, to live, to sustain

– By the way, who wants to live, work or recreate inside somethingwhich is unsustainable?

CPO, ITC Ltd 26

THANKS

…….. build green, retain green

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