GREEN BUILDINGS
Who pays and how?
Prof. S. Chattopadhyay
Prof. T. N. Mazumder
Prof. H. Banerji
Department of Architecture and Regional Planning
Indian Institute of Technology Kharagpur
Existing provision in Indian context
 Green Rating for Integrated Habitat Assessment
(GRIHA)- developed by TERI and accepted by
Ministry of New and Renewable Energy
 Indian Green Building Council (IGBC) formed by CII,
advocating LEED rating system in India
 Bureau of Energy Efficiency (BEE) developed the
Energy Performance Building code (ECBC) in 2007
for assessing energy performance of buildings
Existing provisions in GRIHA rating


Nationally acknowledged green building rating system in India
Consists of 34 evaluation criteria of evaluation grouped into the following components-
SITE PLANNING
SITE PRESERVATION
LANDSCAPE FEATURES
PERTINENT TO GREEN
RATING
INTERVENTIONS
DURING
CONSTRUCTION PHASE
PLANNING AND
BUILDING DESIGN
INCLUDING ENERGY
SYSTEM DESIGN
PROVISION FOR
RENEWABLE ENERGY
BASED SYSTEMS
MATERIAL SELECTION
(STRUCTURE AND
INTERIORS)
STRUCTURAL SYSTEMS
CRITERIA -6, 13 and 14
incorporated in ECBC
PLANNING FOR WATER
MANAGEMENT

OPERATION AND
MAINTENANCE


GREEN INNOVATION
34
Green innovation
Source: GRIHA manual
Enhance outdoor lighting system
efficiency
Optimise building design to reduce
conventional energy demand
Optimise energy performance of
building
Summary of GRIHA scoring criteria
Source: GRIHA manual
SVAGRIHA
 SVAGRIHA has been designed as an extension of GRIHA and
has been specifically developed for projects with built-up area
less than 2500 sq m
 SVAGRIHA can help in design and evaluation of individual
residences, small offices, schools, motels, commercial
buildings etc
 The rating comprises only 14 criteria and the interface
comprises of simplified calculators

These calculators can be filled using information from
construction drawings like areas; and quantities and
specifications of materials.
SVAGRIHA criteria
Incentives for GRIHA
 Ministry of Urban Development, Government of India
announces free of cost 1% to 5% extra ground coverage and
FAR for GRIHA projects
 Fast track environmental clearance for GRIHA pre certified
projects
 Small Industries Development Bank of India (SIDBI)
announces concessional rate of interest for GRIHA projects
 SIDBI has been providing financial assistance to Green
Buildings certified by Accredited Rating Agencies including
GRIHA by offering concessional rate of interest, presently
50 basis points.
Incentives for GRIHA & SVAGRIHA - Municipality Level
 NOIDA and Greater NOIDA embrace GRIHA
Building bylaws have incentivized projects
with >5000 sqm with 5% additional FAR for
compliance with 4 star and 5 star rating
 Gaziabad Development Authority
5% rebate on FAR to GRIHA 3 star projects
and above
 Pimpri Chinchwad Municipal Corporation,
Maharashtra GRIHA incentives
Discount in premium for developers
 Pimpri Chinchwad Municipal Corporation:
SVAGRIHA Incentives
Property tax benefits with discount in premium
Points
Scored
50-60
Rating
1 Star
Discount in
Premium
10%
61-70
71-80
2 Star
3 Star
20%
30%
81-90
4 Star
40%
91-100
5 Star
50%
DISCOUNT IN PREMIUM
Points
Scored
50-60
Rating
1 Star
Discount in
Property tax
5%
61-70
71-80
2 Star
3 Star
8%
10%
81-90
4 Star
12%
91-100
5 Star
15%
DISCOUNT IN PROPERTY TAX (SVAGRIHA)
GRIHA adoption in State Level
 Sikkim adopts GRIHAall the Government and semi-Government structures in the shall
conform to minimum 3 Stars GRIHA rating for propagating
sustainable development in the State
 Rajasthan adopts additional 5% free of cost FAR for GRIHA
projects
Jaipur Development Authority has notified that the buildings
constructed on plot area more than 5,000 m2 will be eligible for
an additional 5% floor area ratio (FAR) free of charge if they get
4 or 5 star rating from GRIHA
 Punjab adopted additional 5% free of cost FAR for GRIHA projects
5% floor area ratio free of charges shall be permissible to
buildings that provide relevant certificates from the Bureau of
Energy Efficiency (BEE) or from GRIHA
Case study- Green building policy by DDA
•
Provision of green buildings applied to all plots more than 100 sq m in size
• In case owners of properties desire to procure
green building ratings from one or more rating
bodies, they may suitably incorporate any other
provisions if required and additional incentive
FAR as per Master Plan Delhi 2021 provisions
shall be applicable.
Case study- Kerala Green Building Policy
OBJECTIVES
1.
2.
3.
4.
5.
6.
7.
8.
9.
PROMOTIONAL ACTIVITIES
1.
2.
3.
4.
5.
6.
7.
Green building techniques to be implemented in buildings to be
classified into suitable groups based upon plinth area
Policy to cover both existing and new buildings
Priority given to large buildings in urban and semi urban areas
with emphasis on retrofitting interventions to existing buildings
Conserving on-site natural resources
Advocating passive architecture
On-site energy generation
Employing waste management strategies
Limiting pollution during and after construction
Green building regulatory committee, green building guidance
team to facilitate paradigm shift in building sector
Incentives to local bodies
Tax exemptions on property tax and building tax upon efficient utilization of energy, waste treatment and use of
renewables
MoU with GRIHA in presence of MNRE in order to get new and important buildings rated under large scale green
building promotion schemes
Subsidy for Solar Photo Voltaic installations
Annual incentives for architects/engineers/design consultants/ contractors
Reimbursement of 90% of the registration cum rating fee for projects up to 5000Sqm with a minimum 3Star
rating and for projects with a built up area more than 5000Sq.m with a minimum 4Star rating shall be announced
as per GRIHA norms
Relaxation of FAR for Green Buildings rated 4 and 5 star under GRIHA and Gold and Platinum rated under LEED
Comparison with international examples
Global shift towards accountability
Comfort
NAME OF
RATING
ORIGIN
SCORING INDICATORS
SCORING SYSTEM
PERFORMANCE SCORING
LEED
USA
Sustainable sites, water efficiency,
energy, materials & resources, IAQ,
innovation & design
Upto 69 points
4 levels-certified (26-32), silver (33-38),
gold (39-51) and platinum (52-69)
Two ways of assessment – (1)Prescriptive
compliance path with ASHRAE AEDG 2004 (4pts)
(2) Whole bldg energy simulation (10pts)
BREEAM
UK
Management, health & well-being,
energy, transport, water, materials,
waste, landuse, ecology & pollution
Unclassified (<30), pass (30-44),good(4554), very good (55-69), excellent (70-84),
outstanding (85 and above)
Energy performance as CO2 based index, upto 16
credits based upon Energy Performance Certificate
(EPC)
CASBEE
Japan
80 items regrouped into - 1)
environ. quality and performance of
bldg (Q) and 2) environ. loading of
bldg (L)
Scale of 1-5 . Overall scores are calculated
to compare BEE as – BEE=Q/L.
L and Q plotted in X and Y axis for ranking
Q accounts for building energy performance
Swiss
Minergie
Switzerlan
d
Energy and renewable energy
sources, reduced pollution, IAQ,
economy
HVAC (65%), construction (15%), hot water
(10%), energy consumption (10%)
Minergie projects use 35 percent energy consumed
compared to new project
GREEN STAR
Australia
Management, IAQ, energy, water,
transport, materials, land use &
ecology, emissions , innovation
1-3 stars (10-44 pts)
4 star (45-59), 5star (60-74), 6 star (75 and
above)
20 pts based upon GHG performance
•Green Star Energy Calculator
•NABERS energy methodology
BASIX
Australia
Energy systems, lighting, hot water,
HVAC, thermal comfort
Benchmark of 3292 kg CO2 /capita/yr for
energy, 90340 lit water/capita/yr
No benchmark for thermal comfort section.
Gives a target performance to qualify the
certification process
GB TOOL
Internatio
nal
Energy consumption, resource
consumption, environmental
loadings, IEQ (humidity, temp, noise,
glare)
-1 (unsatisfactory), 0 (min acceptable), 1 -4
(intermediate), 5 (advanced), 2 (null value)
Addresses 7 categories of which first one relates to
operating energy
HQE
France
14 target areas including
environmental const,
Environmental management,
Comfort (thermal and visual) , health
No formal regulatory certificate or
standard, all target areas to be taken into
account. More complete approach apart
from energy saving
Rating is qualitative, however requires life cycle
assessment of building products for performance
assessment
GRIHA
India
34 criteria including landscape,
water, renewable energy ,
performance optimization, waste
management
100 point scale – 1 star (50-60), 2 star (6170), 3 star (71-80), 4 star(81-90), 5 star (91100)
Mentions a validation of performance prediction,
but no scoring upon actual performance. Hence
performance is not an integral part of scoring
achieved
Green building incentives in global practice
The most prevalent incentives
desired according to a survey by National
Association of Industrial and office
properties, USA were
• expedited permitting,
• tax reduction,
• Density bonuses and
• reduced-cost building permits
MOST PREVALENT INCENTIVES :
Source: Green Building Incentives That Work: A Look at
How Local Governments Are Incentivizing Green
Development, NAIOP, USA)
1.
2.
3.
4.
5.
6.
7.
8.
9.
Tax incentives
Bonus density
Expedited permitting
Net metering
Grants (including fee subsidization)
Loans
Technical assistance/design assistance
Permit/zone fee reduction
Rebates and discounts on environmental
products (eg energy star)
10. Leasing assistance
(source: American Institute of Architects)
Conclusion
Types of interventions currently in practice
 Mandatory prescription: eg. Sikkim, Delhi
 Time bound incentive: eg. Kerala, Pimpri Chinchwad
Municipal Corporation
 Perpetual incentive :
Rajasthan, Punjab, Delhi
eg.
Noida,
Ghaziabad,
Economics of Green Building
Conclusion
 Additional capital cost for making a building green (X)
 Direct return in terms of savings in Operation and Maintenance cost
over the economic life of building (Y)
 If Y > X, no need for any subsidies
 Incentive may be awarded for
- sensitizing the issue till the time required
- incurring the risk (if any) of additional investment
in case of leased property, incentive should be shared between owner
and tenant
in case of outright sale, user to get the incentive
 If Y < X, then need for active intervention in form of subsidy
Conclusion
Techno – economic feasibility study
 Cost implication
 Market for Green Building Technologies
 Savings in Operating and Maintenance Cost over the
economic life of the building

Nature of real estate transaction – free hold, lease – hold etc.
THANK YOU
We acknowledge contribution of Ms. Roshmi Sen, PhD scholar, IIT Kharagpur