31.01.2020

Green-development - a tool for capitalization

755803069899703.jpgMaxim Shugaev, Deputy Chief Project Engineer at Metropolis, told RBC why the application of green building principles directly affects the capitalization of projects.

Green-development (green construction) is a new practice in the construction and operation of facilities, based on certification according to one of the rating systems of assessment selected by the developer.

These systems are based on the idea of minimizing the environmental impact of the construction process. In the classical sense, green-development is divided into three large categories:

- environmental responsibility of the project and the developer;

- saving resources during the construction and further operation of the building;

- attention to the cultural and social features of the area where construction is underway, for example, the use of local building materials.

Green principles


The principles laid down in green-development can be divided into several groups:


- comfort, quality and environmental friendliness of the external and internal environment of the property;


- high quality architectural and planning solutions;


- energy efficiency and reduction of resource consumption: the quality of sanitary protection and waste management, the use of alternative and renewable energy, the environmentally friendly creation, operation and disposal of the facility and other parameters.


Green interest

Interest in environmental engineering in Russia is growing every year. Domestic customers, investors, developers are beginning to realize the dependence of costs on the constant increase in prices for energy and materials, and are also learning to monetize the future attractiveness of the project.




The greatest interest in the "green" certification of buildings is observed in the segment of commercial real estate. The fact is that in most cases, office, retail facilities are assigned to one owner, who is easier to make fundamental decisions at the design stage and during the further operation of the building.




With residential real estate is more difficult. All operating costs after construction are assigned to the apartment owners. As a result, the developer is not interested in additional investments in green certification at the design and construction stages.




In the b2c segment, buyers are not so knowledgeable about the benefits of green building and are rarely willing to overpay for it. Improving the environmental friendliness of the project requires additional investment during the construction phase, which increases the final price of the product and makes it less attractive for some customers.


Green Standards

In Russia, mainly two types of “green” standards are used:




BREEAM (Great Britain) is the first eco-certification system in the world that appeared in the early 1990s. It is distinguished by the verification of documentation for the project and the commissioned object by a certified appraiser. A fairly flexible system, within which you can score the required points by one criteria, omitting a number of others.




LEED (USA) - created in the late 1990s on the wave of British development success. It is distinguished by more strict and comprehensive control over the documentation for the project under construction and commissioned. It has a larger number of mandatory criteria compared to the above competitive system.




The objects that have passed the certification are located mainly in large agglomerations where there is a good demand for high-quality real estate (Moscow, St. Petersburg, Kazan, Sochi, Novosibirsk). But gradually, "green" standards are spreading beyond them. The practice of their application is beginning to take shape in the regions. Moreover, dynamics is visible in this matter.




Projects built according to “green” standards appeared in Russia about ten years ago. Today, there are already more than 20 LEED certified sites. More than 60 - received a BREEAM certificate. The ratio between large cities and regions today is approximately 3 to 1.

 

Green Goals

Whether the goals laid down in the "green" standards will be achieved in each case depends on the level of professional knowledge and experience of the project organization. Its specialists should be guided in the documents of existing certification systems. It is also important to be able to identify the most profitable and effective criteria in order to get the right amount of points.


The criteria are divided into two types:




- mandatory (minimum requirements for facilities, non-observance of which makes obtaining a certificate impossible);


- criteria (credits) for the fulfillment of which the object receives points.




Based on the total number of points, the final rating of the facility and the type of certificate are determined. In addition, developers engage consultancy companies for environmental engineering and digital modeling of design solutions to carry out design work.




In 2011, Russia launched the implementation of its own voluntary certification system "Green Standards". It was developed on the basis of international analogues with slight differences (especially the climatic conditions of the regions due to the large area of ​​our country). The system is fully consistent with the current Russian regulatory documentation. In addition, such certification is 10–20% cheaper than its foreign counterparts. The total cost consists of two factors: the purpose of the object and its location.


The Russian certification system consists of the following sections:




- site selection, infrastructure and landscape arrangement;


- architectural, planning and design solutions;


- rational water use, regulation of storm water runoff and pollution prevention;


- energy saving, energy efficiency;


- materials and waste;


- quality and comfort of the environment;


- life safety;


- environmental management.




The average cost of certification is about 6% of the total cost of design and construction of the facility. They pay off for a period of five to ten years. But in the end, compliance with the requirements of "green" standards, together with the use of modern construction technologies, helps to increase the market value of real estate by 10–20%, depending on their location, type and class.




In addition, having a certificate, the developer can count on attracting large companies, including international ones, as tenants, for which the implementation of "green" standards is a justification for the quality of the object. The choice in favor of a building certified according to "green" standards is a modern trend in corporate policy of a number of foreign companies.


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