Masdar Sustainability Case Study
As the sustainable movement gains momentum, it is surprising to learn how little has been done to measure the effects of building construction on carbon emissions, energy usage and water consumption. How do you offset your carbon emissions and create the most efficient construction processes? How do you properly cure concrete without the use of water? How do you reduce diesel consumption when there is not grid power to the site?
These are the fundamental questions Masdar, the Abu Dhabi Future Energy Company, is asking the builders of its carbon neutral, zero-waste headquarters facility in the planned Masdar City. Taking environmental stewardship above and beyond what has been done before, Masdar is mandating a new approach to efficient construction and they’ve asked construction expert AmanaWalbridge to lead the way.
BACKGROUND
The Masdar Initiative looks to solve critical environmental issues and become the center of excellence in sustainability, energy conservation and climate change. Masdar City will become a first-class research and development center, making Abu Dhabi a world-leader in energy technology. AmanaWalbridge is providing pre-construction services for two projects; the gateway to Masdar- a vehicle and transportation complex and the heart of the city- the Masdar headquarters building.
The projects’ goals include, but are not limited to, minimizing carbon emissions from construction, minimizing waste to landfills and water conservation. Several steps have been proposed to reduce the impact of carbon released into the atmosphere through construction and occupancy. Masdar has developed key performance indicators that are designed to achieve carbon neutrality in 10 years. In order to meet this lofty goal, suggested actions include behavioral modifications and the reduction of fuel and energy consumption.
PROJECT SCOPE
AmanaWalbridge is providing preconstruction services on an 'as required' basis to Masdar and its partner, Louis Berger Group. AmanaWalbridge reviews the design from conceptual to schematic based upon design development and construction documents received from designer Adrian Smith + Gordon Gill. Services provided by AmanaWalbridge include input and review of budget, schedule, bid package scope, key value engineering suggestions and methods to reduce carbon emissions.
The preconstruction services are focused on the team’s pioneering research efforts in the development and application of construction sustainability metrics. Based on the team’s experience with means and methods, the goal is to reduce greenhouse gases, reduce use of and conserve resources, and materials, as well as develop programs to influence decisions on social, economic and management issues throughout and after construction completion. The work includes associated research, calculations and results comparison of building materials and tools necessary for the construction of energy efficient structures.
AmanaWalbridge will track the following key performance indicators (KPIs):
Greenhouse Gas Emissions
• Minimize C02 emissions in design and construction
• Produce renewable energy
Materials
• Minimize waste
• Use of responsible materials
• Use of sustainable materials
• Use of local materials
• Use of recyclable materials
Resources
• Water conservation- reduce by 40% over and above 2008 building regulations
• Water reuse- rainwater, condensate, dewatering, gray water captured in cisterns, tanks retention basins
• Reduce water used during construction- eliminate water by curing concrete using sealers
Social
• Air quality
• Site balance
• Pollution
• Safety
• Efficient transportation
CHALLENGES
Impact of Carbon Reduction- Decisions on construction means and methods need to be based not only on cost and schedule, but also on embodied carbon/energy. Reducing embodied carbon / energy typically has a negative impact when related to cost and schedule.
Lack of Existing Metrics- The metrics needed don’t exist. In the past, developing sustainable materials has been a priority because materials and products can be patented. As intellectual property, innovative procedures are difficult to protect. For this reason, metrics to improve construction means and methods to lessen environmental impact and create more energy efficient practices have not received the same attention and research necessary.
Alternative Methods May Create More Carbon- Suggested methods to reduce carbon are found to create more carbon. AmanaWalbridge's research has found that grid power may be more carbon intensive, producing more carbon dioxide (a green house gas) than generating power on site with diesel generator sets.
Additionally, there are many solutions to reduce water, but each has issues associated with embodied carbon / energy. Water conservation in a desert environment is crucial. Water used for construction activities is usually produced from reverse osmosis systems. These systems require significant energy input, which produces a very environmentally toxic brine side stream. Drinking water typically is used to cure concrete, and this has been identified as the preferred cure method by the designer of record.
Group Decision Making- Decisions need to be reached as a project team, rather than as an individual contractor. With the project team spread across three continents, coordination can be difficult. In addition to a nine-hour time difference, the United Arab Emirates operates on a Sunday through Thursday work schedule. In addition to geography, cultural differences present challenges. Conflict in open meetings is unacceptable and 'save face' rules must be followed.
SOLUTIONS
Impact of Carbon Reduction- Based on experience with means and methods, AmanaWalbridge is working with the project team to develop construction sustainability metrics to reduce greenhouse gas emissions. AmanaWalbridge's research and input into this project have resulted in numerous initial decisions being challenged and changed. CO2 output is calculated for multiple scenarios which are used to make major capital expenditure decisions, for example, photovoltaic arrays.
AmanaWalbridge is also looking at ways to improve upon "business as usual" to improve efficiencies and optimize use of on-site generator sets, as there is 20 to 50 percent unused capacity in most cases. AmanaWalbridge is also looking at alternative fuels for generators and construction equipment, such as, liquid natural gas which can reduce the carbon output by as much as 20 percent as compared to diesel.
Lack of Existing Metrics- The metrics, over 50 associated with construction activities, are being developed according to stringent requirements exceeding the U.S. Green Building Council's LEED Platinum rating. The Masdar model is based on strengths of not only LEED, but also the British BREEM, the Japanese CASBEE and the Abu Dhabi ESTIDAMA sustainability programs. Together with the project team, AmanaWalbridge is developing these construction sustainability metrics to reduce greenhouse gas emissions, conserve water and recycle materials associated with the headquarters building.
Alternative Methods May Create More Carbon- AmanaWalbridge research suggests diesel generator sets emit less overall carbon dioxide per kilowatt of energy than grid power, provided the generator sets are continuously loaded to 30 percent or more. To meet the program's KPIs, the team will need to develop a job site temporary power distribution system that is less carbon intensive than grid power.
Solutions to reducing water have different issues associated with embodied carbon and energy. AmanaWalbridge is working with the project team to identify the optimum solution to balance water savings with embodied carbon/energy goals, cost, schedule and quality targets.
Group Decision Making- Decisions and compromises need to be reached by a large project team. To better coordinate and conduct face to face meetings, AmanaWalbridge key personnel often travel to Abu Dhabi. In order to meet our customer’s needs, team members located in the United States come to work before 6 am Monday through Thursday to allow for meaningful discussions at the end of the customer’s day. Sunday morning discussions are also scheduled. Additionally, AmanaWalbridge team members immerse themselves in training to better understand the customs and traditions of Abu Dhabi’s business culture. Patience and cooler minds have to prevail as conflict in open meetings is unacceptable. The region’s 'save face' rules require cooperation, patience and self-restraint to avoid putting any member of the team in an uncomfortable position. Working in a cross-cultural environment, an understanding and respect of cultural rules and etiquette is vital to a fruitful and collaborative working relationship.
RESULTS
AmanaWalbridge continues to provide value by challenging customary construction methods and providing crucial value engineering suggestions to meet key performance indicators. The team’s building and sustainable expertise, innovative problem solving skills and commitment to achieving the identified metrics will set a new standard for environmentally responsible building construction.
