1.

Background Study
In 2009, Malaysias industry is poised to enjoy a substantial expansion in the green building
materials sector with its Green Building Index. The climate change and volatile energy prices
have been pushing Malaysia towards a green building approach. Due to these factors, green
building has been slowly introduced by the Malaysias government as the new standard for
public and commercial projects (Oxford Business Group, 2011).
For instance, four public and commercial buildings in Malaysia have obtained certificates for
US Green Building Councils leadership in Energy and Environmental Design (LEED) from
the USBC, a leading auditor of green buildings. Certified facilities include multinational
Steelcases new services headquarters in Kuala Lumpur, and Bangunan Lestari Kumpulan
Emkay building in Cyberjaya. Furthermore, documentation for LEED certification was being
prepared for an additional 30 Malaysian projects as in July 2011 (Oxford Business Group,
2011).
Going green is a new approach for Malaysians as Malaysia has only a small share of green
buildings and its LEED projects only comprise 0.75% of the worlds total outside the US. For
long-term benefits, the government has come out with effort by offering five-year tax
incentives for green building owners, and n exemption from taxes on the first sale of the
property (Oxford Business Group, 2011).
A Green building focuses on increasing the efficiency of resources such as energy, water,
and materials while reducing building impact on human health and the environment during
the buildings lifecycle, through better design, construction, operation, maintenance, and
removal. Green Buildings should be designed and operated to reduce the overall impact of
the built environment on its surroundings (Green Building Index, 2013).

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1.1 Green Building and Sustainability

1.1.1 What is green building?
A green buildings design, construction and operational practices can help to reduce or
eliminate its negative impact on the natural environment and its consumers. Green building
provides opportunity to use resources efficiently while creating healthier environments for
people to live and work in. Building green is energy efficient which significantly reduce
construction and performance costs and leave a lighter footprint on the environment (Green
Building Council of Australia, 2014).
1.1.2 What is Sustainability?
Sustainability is defined as something we need in order to survive and depends on the
natural environment. It maintains the conditions where both human being and nature can
exist in productive harmony, that allow fulfilling the economic, social and other requirements
of the present and future generations. Sustainable is important to ensure that we will
continue to obtain materials, and resources to protect human health and the environment
without endanger the potential of people to meet their needs in the future (United States
Environmental Protection Agency, 2014).
1.1.3 Differences between Green and Sustainability
Generally, the term green gives us and idea of something that is environmentally friendly or
the present of it can eventually save the environment. Green emphasizes on the present or
the near future impact such as indoor environment quality, operation, maintenance features,
as well as meeting the current client necessities. It can refer to many contexts such as
products, buildings, processes and even resources. In fact, nothing can be greener than a
tree or plant. Sustainable however is a particular term used mostly for a product or process
that can be re-used or re-grown (International Landscape Solutions, 2012).
According to the U.S. Green Building Council, building green homes are healthier, more
comfortable and durable, save more energy and have a lesser environmental impact when
compared to conventional homes." (Green Resource Council, 2013).
On the other hand, sustainability is focused on the distant future where the design will cause
an impact after 30 or 50 years. The manufacturing, transportation, and powering of a
sustainable product would not deplete the resources or the surrounding area or pollute the
air. As such, electricity supplied from the nature resources such as wind, solar or hydro then
can be considered as sustainable (ZTC International Landscape Solutions, 2012).
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Any present actions such as consumer demand, federal government incentives, and local
government policy are likely to achieve sustainability in the future time frame (Starrs, 2009).
Green designs focus more on the immediate future (starting from constructing the building
and then occupied). Sustainable design is of primary significance to the universal
atmosphere in the long-term while still integrating characteristics of green design that
focuses attention on the current and near future. However, the most imperative issue of a
building is the balance between Green and Sustainable. For example, a green landscape
engineer usually contributes in the end stage instead of the planning stage. In order to make
a project green and sustainable, the landscape engineers should be involved from the
planning stage so that all the environmental issues can be considered (ZTC International
Landscape Solutions, 2012).
1.2 Importance of Green Building
Cities and urban areas will need to be greened. Greened means that less buildings and
more nature creations. There are a few reasons why human needs green building.
Simple, economical form of green building is able to save materials, energy, maintenance
cost, recycle materials and minimize the emission of toxic substances throughout its life
cycle to sustain and enhance the quality of human life and buildings (Green Building Index,
2013).
The rapid construction of built environment around the world in recent years will degrade the
natural environment. Green building is a way of improving the environment. It is the future
building design that intends to cause minimum harm to both human and environment (Shore,
2008).
The concept of green building is to make correct design choices and using ecological
materials in ways to create quality and long lasting environments causing the least damage
to the Mother Nature. This can be possibly done by using natural resources such as sunlight,
wind and rain which can be used to produce services which provides significant operational
savings and increases workplace productivity (Shore, 2008).
Furthermore, green building harmonizes with the local climate, traditions, culture and the
surrounding environment. It as well raises awareness of what constitutes a high quality
environment (Green Building Index, 2013).

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1.3 Green Building Hurdles

1.3.1 Introduction
In recent years, the growth of the green building market has been widely famous, spurred
largely by government policies and receiving rising recognition mentioning that green
buildings are more economical to operate.
Green building brings many benefits in term of saving energy, water and other natural
resources. Yet, not everyone is doing it as it has some risk. A number of green building
hurdles has to be overcome in the coming years to significantly increase the number of
green building (Moresco, 2009).
1.3.2 Financial Risk
Financial risk is the biggest concern to building owners, contractors and design companies
to build green. It is not a simple matter as the building owner will need to worry about how
constructing green buildings will affect the overall profit, cost of the project, and the capability
to complete the projects on a given budget. Furthermore, people is still in doubt about the
availability of affordable insurance solutions, volatility of merchandise prices, and the lack of
understanding by lenders and financial institutions about the green building environment
(Moresco, 2009).
1.3.3 Legal Risk
The legal world still emphasizes on what liability and what are the compensations that
should be for people who is not achieving those targets.
The design team (architects, engineers and other professionals) are only responsible for
about two-thirds of the LEED points needed to get a building certified; the rest dependents
on the actions of the building contractors and owners. Let say the building isn't properly
operated, lights or cooling systems are kept on when they arent needed, it is still wasting
energy although it is built using green technology (Moresco, 2009).
1.3.4 Green-washed Building Materials
As the green building sector is becoming more popular nowadays, manufacturers of
materials like paint, flooring and timber rushed to bring green products to the market. Yet,
many of these products do not last long as what manufacturer said and they were of inferior
quality compared with the conventional resources they were meant to replace (Moresco,
2009).
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1.3.5 Driving Energy Retrofits

While green buildings are becoming more common for new construction in this century, the
majority of existing structures use energy inefficiently. Hence reducing the built
environments total impact on energy consume over the next several decades hinges the
most on retrofitting existing buildings. However, according to Dave Leathers, senior vice
president at Pittsburgh-based Limbach Facility Services, a mechanical contractor, he says
that persuading owners to spend tens of thousands, or even hundreds of thousands, of
dollars to retrofit their buildings, even if the investments pay for themselves in three to five
years, is often difficult (Moresco, 2009).
Due to todays economic condition, excess debt through financial institutions is difficult and
building owners hesitant to spend money on projects outside their core businesses. Besides
that, many buildings are not owner occupied, so the tenant will benefits from the energyefficient buildings rather than the owners who pay for it (Moresco, 2009).
1.3.6 Regulatory Risk
The regulatory environment might evolve with respect to green buildings as a prime concern
for the construction industry. Changes in government rules may result in significant punitive
damages if green performance standards arent met and this might drive owners to look for
warranties and guarantees to recapture costs from contractors (Moresco, 2009).

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2. Advantages of Green Building

2.1 Introduction
Green building is not a new fashion trend in the construction industry but has been there for
quite some time. Introducing green building is to create a harmless yet energy efficient
building to the world. While conventional buildings uses an excessive amount of natural
resources such as energy, water, woods and etc, green buildings relies mostly on renewable
resources such as sunlight, rainwater and etc. Natural resources in Malaysia are slowly
depleting and thus alternative resources are vital in conserving them (Redavide, 2013).
Benefits of green building may include environmental benefits, economical benefits and
social benefits.
2.2 Environmental Benefits
2.2.1 Improve Indoor Environment
Indoor air quality is very important. On average, people in industrialized nations spend most
their time indoors, especially their homes. However, an enclosed space can contain
substances which potentially hazardous to our health. These range from normal dust, to
major irritants, such as the chemical vapor off-gassing from the newer synthetic building
materials being used today. It affects the occupants health and productivity (Green Building,
2010).
Green building construction emphasizes on ventilation system. The system can be powered
in different ways. It can be powered naturally, mechanically or passively. During green
building construction, low or zero emission materials are used. Most materials used for
ordinary buildings are toxic. Some of them radiate gases or volatile organic compounds
which can eventually cause early asthma and other respiratory diseases (Redavide, 2013).
2.2.2 Energy Efficient
Green building methods make the most out of energy, resources, and materials.
Green building can reduce both embodied and operating energy consumption. It has proved
that buildings which are built with wood will have a lower embodied energy than buildings
made of brick, cement steel or other building materials. High-performance windows, extrainsulation and passive solar design are commonly being used by architects to promote green
Page | 6

building. The latter is very efficient especially if the windows are effectively placed.
Techniques like solar powering, facilitation of public transport increase energy efficiency and
reduce harmful emissions. Other methods such as renewable energy like wind power and
hydropower can also be use to reduce the influence on environment (Redavide, 2013).
2.2.3 Conserve and Restore Environment
Green buildings are built by selecting materials that are durable, green, non-toxic, rapidly
renewable, recyclable and reusable materials such as lumber, bamboo, straw, recycled
metal or stone, sheep wool, compressed earth block, concrete, and cork to reduce negative
environmental impacts. This will indicate that green buildings are material efficiency. Green
building construction takes advantage of the natural elements and technologies to conserve
resources and increase occupant comfort (Redavide, 2013).
2.3 Economic Benefits
2.3.1 Cost Effectiveness
Research shows that building green does not necessarily need to cost more, there are many
cost-effective program management and environmental strategies which can be integrated
into the construction process right from the beginning. Green buildings have been shown to
save money through reduced energy and water usage and maintenance costs. Several
successful examples of green buildings have been built proving that sustainable design is
cost-effective and have a great environment (Regents of the University of Colorado, n.d.).
2.3.2 Higher Property Value
A building can keep a high sale value if it contains sustainable components. Green buildings
have low energy cost. They uses gas, water, energy is highly reduced. As the awareness of
environmental and social impacts caused by the built environment among developers,
investors and occupiers increases, green buildings will have an increased marketability.
Research has shown that green buildings are able to attract more tenants with an increase
rent or sale price. Besides that, a green building can be easily turned into a net zero building.
A net zero building or zero energy home is an active house where instead of spending
money on it, a person can earn money with it. These buildings have almost zero
consumption (Long, 2013).

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2.3.3 Improved Employee Attendance

A green design will increase the natural lighting, control of ventilation and temperatureattributes that help improve the employees health and prevent absence from them. As
employees health standard increases, they are more productive and their impact on work is
higher and more effective (The City of Bloomington, 2003).
2.4 Social Benefits
2.4.1 Healthier Lifestyles and Recreation
Green buildings build healthier and greener communities that are more affordable, diverse,
inclusive and healthy place to live, work and play. A key element of sustainable design is the
preservation of natural environments, which provides a variety of recreation and exercise
opportunities. Green buildings also seek to provide alternatives to driving, such as public
transport, to eases the local traffic while encouraging personal health and fitness (The City of
Bloomington, 2003).
2.4.2 Enhance occupants health
Volatile Organic Compounds (VOCs) are characterized by the fact that they let out vapors at
room temperature. VOC can be found on wood panels, carpets, paints, particleboard and
many more. The effects that VOC brings to human health are headaches, eye irritation,
fatigue and many more. Thus green building emphasizes on non-toxic and low emitting
materials that creates a healthier and more comfortable living and working environment
(Green Building, 2010).

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3. Disadvantages of Green Buildings

3.1 High Initial Costs and Unavailability of Materials
One of the biggest drawbacks of green buildings is that a sum of money is needed initially
compared to an ordinary building. However if it is considered on a long term basis, building a
green building is more worthwhile. Green buildings require special materials such as ecofriendly materials which are used in such buildings that are not available in our country.
These materials are relatively harder to find. Thus when these materials are imported from
other places, they cost much higher due to the transportation fees, thus adding on to the
initial cost of the green building. Another disadvantage of green buildings is the unavailability
of the eco-friendly materials. Although, this is not an issue in big cities, yet, people in smaller
towns and faraway places will find it extremely difficult to get these materials (Dogra, 2011).
3.2 Time
The time taken to construct a green building is usually longer compared to a conventional
building. It consumes more time to search for the required material. In some cases, green
buildings might take a lot more time in designing it, as many factors need to be considered
and thus putting the builders on hold for the whole construction. For instance, if the materials
used in the construction are ordered on the internet and are being shipped from some
faraway place, it can take days for them to reach the site. Moreover, construction workers or
contractors would have to first understand the materials before handling or installing them
using the correct methods. Thus contractors would have to be more involved in the
construction process to make sure the construction job can be done correctly (Brinser,
2014).
3.3 Low Indoor Air Quality
Everyone knows that green buildings are eco-friendly healthy and that it does not pollute the
environment and is much more energy-efficient than traditional buildings. However, there are
times where the materials or components used in green buildings affect the indoor air quality
as well. For example fluorescent lights can be harmful to the health of the occupants as it
emits radiation and can lead to health problems. In addition, the indoor air quality may
further decrease if the builder uses a recycled product that contains some harmful chemicals
that emit toxins indoor (Dogra, 2011).

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4. Green Facilities
4.1 Introduction
Green facilities are smart facilities that promote sustainability in a building. The main function
of these facilities are to manage their cost by reducing energy consumption, improving
efficiency of equipments, constantly carrying out maintenance, and have a better building
and human resource management. Although buildings have been practicing green facilities
for the past decade, however current sustainable management means assessing the effects
of the facilities changes on the productivity of the employees, production efficiency and
consumption of energy. Managing these facilities in a green era needs people to see things
with a broader vision, have a more thoughtful analysis and to be able to predict the future
(Winkler, 2011). Green Facilities can be categorized into operation and building features.
4.2 Operation
4.2.1 Introduction
It has been always said by building managers that the total cost of a facility can be broken
down into 10% used during construction while 90% used for operation and maintenance.
Hence, it is obvious that in order to reduce cost and maximize profit, the operational cost
must be controlled (Winkler, 2011).
4.2.2 Indoor Vehicles
Forklift,

provides

type

of

vehicle

horizontal

or

that

vertical

transportation within a building over

a wide variety of products, is the
workhorses

for

the

industrial

environment. A normal forklift is able

to carry items weighing up to 1814
kilograms and to a vertical distance
of 6 meters.
Picture 4.1 A PowerEdge fuel cell-powered forklift truck is refuelled at Nuvera's PowerTap
hydrogen dispenser (Sandia National Laboratory, 2010).

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Engines of the vehicles were originally powered by gas or diesel, however recently it has
been using hydrogen fuel cells to operate. PowerEdge, developed by Nuvera Fuel Cells is a
smart system, equipped with remote monitoring capabilities to enables managers to have a
better control of their forklift. Other than that, since hydrogen fuel cells stay on the vehicle, it
can be refueled quickly (Winkler, 2011).
4.2.3 Water Management
Plants are vital in providing oxygen to humans during photosynthesis. Xeriscape is a practice
that utilizes plants which consumes a minimum amount of water to create a landscape that is
sustainable and cost less to maintain. The word Xeriscape comes from the word landscape
and the Greek word xeros, which means dry. This type of landscape is able to produce an
attractive landscape design (Winkler, 2011). Rainwater collected in the tank will be used to
water these plants.
4.2.4 Cleaning
Chemicals used for cleaning must be first biodegradable, VOC free, nontoxic, plant based,
noncorrosive and chlorine-free. Instead of using chemical detergents, industrial organic
detergents are equally powerful and do not contain any harmful substances. The new
technology used for green chemicals involves nano-sized particles that filter into the stain or
dirt and breaks the bond between the surface and the stain particles for easy removal. This
new technology will not only reduce carbon footprint but also reduce the probability of an
employee getting sick and employer liability from disability or allergy claims from workplace
(Winkler, 2011).
4.3 Building Features
4.3.1 Lighting
Lighting up the interior of a building can easily be one of the most energy consuming aspects
for operation. Thus steps must be taken to reduce the amount of energy consumed. LED
lights represents one of the major advance in the lighting industry. Light Emitting Diodes
(LED) are able to give a high energy performance with a long life span. Other than that, light
sensors can be used to automatically shut off or reduce the illumination when natural
daylight is available in the building or when the space is rarely accessed by people (Winkler,
2011).

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4.3.2 Window and Glazing

Low-emissivity (Low-E) glass can be used in buildings as it reflects or absorbs infrared
radiation coming from the sun. The thickness and the installation position of the Low-E
coating determines whether it is for reflecting or absorbing the heat energy. For example, if
the Low-E coating is installed on the interior side of a insulated window, it will reflect heat
energy from the inside area to prevent heat loss during winter and if it's installed on the
inside of the outer pane of the window, it will reflect or absorb heat from the outside thus
reducing the amount of heat entering the building.

Diagram 4.1 The different installation position of a Low-E coating (Glass Solution, n.d.)
4.3.3 Roof Insulation
Green roof or sometime known as living roofs, is a roof that has vegetation, soil, drainage,
and a waterproof membrane. It can have a range of thickness of soil and plantings. Due to
their water-holding capacity and vegetation, they will have a lower absorbance of solar heat
compared to a normal roof and thus the roof will have a cooler temperature resulting in
savings for energy bills. Besides that, it also acts as a good method to handle stormwater
runoff, filtering carbon dioxide in the air and providing an extra space for family to carry out
activities (Winkler, 2011).

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Diagram 4.2 The different layers of elements for a green roof (Bellingham Green Roofs, n.d.)

Picture 4.2 An example of a green roof for a high rise building (Your Building, n.d.)

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5. Green Building Index (GBI)

5.1 Introduction
The building sector has encountered a major global problem, which consumes as much as
40% of the world energy, 12% water wastage and 40% of the construction waste sent to the
landfill said Tony Arnel, Chairman of World Green Building Council (Green Building Index ,
2013).
Due to the wastage in the current construction industry, GBI has been launched since 23rd
April 2005 which is based on the environmental, social, development and social needs in
Malaysia.
According to Rehda website, Green Building Index (GBI) is a Malaysias green building
rating tools for building in order to enhance the sustainability design in construction
environment as well as create awareness related to the environmental issues among the
builders among architectures, developers, contractors, designers, engineers and the public
for the better future (REHDA Institute, 2010).
Through GBI tools, developers and the building owners have standard measurement in
designing and constructing green and sustainable building in terms of energy saving, water
saving, good indoor environment and better public transport link to minimize the
environmental impacts (REHDA Institute, 2010).
Although GBI is still developing in Malaysia compared to Singapore, United State and
Australia, many real estate industrys participants has been getting involve proactively by
adapting green technologies and sustainable green building practices (Ellis, 2010).

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5.2 Green Building Index Rating Criteria

BUILDINGS WILL BE AWARDED THE GBI RATING
BASED ON 6 KEY CRITERIA:
1

Energy Efficiency (EE)

Indoor Environmental Quality (EQ)

Sustainable Site Planning & Management (SM)

Material and Resources (MR)

Water Efficiency (WE)

Innovation (IN)

Table 5.1 6 key criteria in GBI rating system (Green Building Index, 2013).
a.) Energy Efficiency (EE)
-enhance the energy consumption by optimizing building orientation,

reducing

solar heat gain through the concept of building envelope, applying appropriate
building services by using the renewable energy.

b.) Indoor Environment Quality (EQ)

-

Ensure good indoor air quality, acoustics, visual and thermal comfort by applying
the low volatile organic compound material, air filter, and proper control of air
temperature, humidity and movement.

c.) Sustainable Site Planning and Management (SM)

-

Choosing the strategic place and site which have an easy access to the public
transportation, community services, landscaping, and open spaces. Carry on
proper construction management, storm water management, minimizing the
demand of existing infrastructure capacity

Site Waste Management Plan (SWMP)is a series of action that enable the
government to forecast waste with the data collected by the contractor and build
an efficient and complete mechanism to manage the waste

(Effie

Papargyopoulou, 2011)

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d.) Materials and Resources (MR)

-

Encourage the uses of the environmental friendly material which is less polluted
to the environment and promote the habit of recycling, reuse, collection and
storage of the formwork and waste.

e.) Water Efficiency (WE)

-

Rain water harvesting, water storage fitting and water recycling

According to research carried by NAHRIM, rain water harvesting could save 20%
of the peak discharge for housing area (Shaaban, n.d.)

f.)

Innovation (IN)
-

Innovation design and initiatives of every parties to meet the objective of GBI

One of the criteria in Seven Strategic Thrust under Construction Industry

Masterplan 2006-2015 is to innovate through research and development and new
construction method (Sundaraj, 2007)

5.3 Green Building Index Evaluation Form

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Page | 17

Table 5.2 GBI assessment score (Green Building Index, 2013)

The above table is the standard assessment marks in awarding the title green building.
There are some differences in allocation of the GBI marks for non residential building and
residential building.
For non residential building, the GBI rating tool evaluates on industrial, institutional and
commercial building which are hospitals, shopping complexes, colleges and hotel. The
system mainly emphasize in indoor environmental quality and energy efficiency to reduce
carbon footprint and long term saving for building owners.
Whereas for residential building, GBI tool is used to measure the sustainability of the
residential building such as linked house, apartment, condominium, semi detached house,
bungalows and terrace houses. The system highlighted in choosing sustainable site
management which have planned for public transportation, social connectivity and energy
efficiency as well as intended to create a safer and comfortable living environment.

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Figure 5.1 Allocation of marks for residential and non-residential building (Green Building
Index, 2013)
5.4 Green Building Index Class Classification
Point

GBI rating

Example

86 point and above

Platinum

S P Setia Corporate HQ

76 to 85 point

Gold

The Horizon Phase 2

66 to 75 point

Silver

REHDA Headquarter

50 to 65 point

Certified

PTM Geo Building

Table 5.3 Building Classifications

5.5 Green Building Index Township
5.5.1 Introduction
The average water consumed by Malaysian is 300 liters per day which is double of the
United Nation standard and more than the average Singaporeans. Other than that, majority
of the Malaysian owns a car which is 63% followed by 26% motorcyclist and 11% of them
are using public transport. Moreover, the green space ratio is low (0.37 hectares/1000
person) compared to Singapore(0.86hectares/1000 person), Toronto and Melborne (2
hectares/1000 person) and London (4 hectares/1000 person).
The standard for the rating tool is set based on the concept Asian most livable country from
the aspects of stability, health care, culture & environment, education and infrastructures as
well as Asian green cities in terms of carbon dioxide emission & energy, land use & building,
transport and water. It helps in providing a high quality lifestyle from the aspect of economy,
community and environment to future Malaysian.

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5.5.2 Reason of Development

The major aim is to increase the green space ratio to 20 acres and more per 1000 person in
residential, commercial and mix use block in the future. Second objective is to regenerate
the projects in urban area, suburban and rural area. Thirdly is to ensure a minimum of 50%
of the building development is being certified by the GBI.
5.5.3 GBI Township marks allocation

5.6 Green initiative in construction by the government in Malaysia

5.6.1 Introduction
Since 2005, Malaysias government realizes that a complete policy and strategies for green
is needed in order to preserve and conserve the environment due the rapid changing of the
global climates. Therefore, several steps and policies are being implemented to direct the
professional builders to make innovation on current construction method.
5.6.2 Foreign Direct Investment (FDIs) under Green Technology
The solar photovoltaic companies such as First Solar, Sun Power, Q-cell and Tokuyama
have invested RM 12 billion to the market in year 2010 (Phuoe, 2010).They offered products
such as solar cell, wayfaring, ingot and reclaiming silicon through recycling. These products
have been used to minimizing the energy that caused environmental effects. With the
investment from the foreign companies, Malaysia could generate more income in developing
Page | 20

green technology which can apply in construction industry (Puvanasvaran, A.P,Miza

Farhana Yop Zain,Zaid Ahmaed Al-Hayali,Mukhiffun Mukapit, 2012).
5.6.3 Implementing Renewable Energy Act 2010
Renewable energy act 2010 is proposed by feed in-tariff (FiT). The Malaysias government
objective is to achieve 5.5% of the renewable energy total energy mix by the year 2015 and
wish to reduce 40% of carbon dioxide emission by 2020 as the agenda of COP15.
Sustainable Energy Development Authority (SEDA) which is under FiT released the policy of
purchasing electricity generated by the solar photovoltaic, biogas, biomass and small hydro
from the public (Leong, 2011).
5.6.4 Green Financing
Malaysia government have been promoting green tech financing scheme for the producers
and users. Under this scheme, around RM 1.5 billion with the subsidy of 2% of interest are
given by the government. Besides that, Maybank is willing to provide financial assistance to
the companies who wish to upgrade or build green projects such as wastewater treatment
plant, solid waste recycling plant and green building construction (Chandran, 2012).
5.6.5 Tax Exemption
Lembaga Hasil Dalam Negeri Malaysia (LHDNM) has issued the various types of tax
incentive guideline for the building owner and the tenants. Tenants who are awarded the GBI
certificate are eligible to obtain 100% set off tax from the statutory income for each year of
assessment. The validity of the policy is until 31 December 2014 (Green Building Index,
2013).
5.6.6 Stamp Duty Allowance
For residential building projects which are awarded with the GBI certificates, the buyers are
exempted from the stamp duty on transfer of ownership of the building. The government
used the stamp duty allowances to attract the builders to construct and offer the housing
property. With the feature of green building, residential buildings are able to save energy
used up to 50% which usually a quarter of the total buildings operating cost (Ellis, 2010).

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5.7 Recommendation
5.7.1 Mandatory green requirement and compliances
In year 2014, Singapore Building and Construction Authority (BCA) launched a new
incentives scheme for green building, 3rd Green Building Masterplan. They decided to pump
in 50 million of Singapore dollar to help the building owner to improve the energy efficiency
of the existing building in Singapore. Furthermore, the main objective is to reach 80% of the
green building by year 2030 (BCA, 2006).
5.7.2 Grooming green specialists
BCA academy has built a holistic training framework to produce more green building
professionals, expertise and experts who are able to design and manage sustainable
building. These workforces are needed to enhance and innovate the current technology
used by the construction industry (BCA, 2006).

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6. Case Study
Green building is not a new concept but has existed since the 1970s. However, GBI was
introduced in Malaysia only in the year 2009. Since then, many architects and engineers
have been designing energy efficient buildings in Malaysia. Thus in this case study, the
chosen building is Setia City Mall in Setia Alam, Selangor.
6.1 Setia City Mall, Setia Alam, Selangor
6.1.1 Introduction

Picture 6.1. A aerial view of the Setia City Mall, Setia Alam, Shah Alam (Home Design,
2014)

Picture 6.2 The Front view of the Mall (Setia City Mall, 2014)

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Setia City Mall is a joint venture between Malaysia property developer, S P Setia and Asian
Retail Investment Fund, a wholesale fund managed by global property and infrastructure
group, Lend Lease (Setia City Mall, 2014).
Setia City Mall or more commonly known as the green heart of development comprises of
more than 740,000 square feet of Net Lettable, exceeding 2500 car park, and over 240 shop
retailers situated in the four levels of the mall. It is ideal place for dining with various types of
restaurants available, entertainment, shopping and recreation in the area. One of many main
retailers includes Parkson, Golden Screen Cinemas, Zara, Daiso and MPH Bookstore. There
are other facilities available such as a 10.5 acre park; an exceptional childs play facilities
and a water jet plaza (Setia City Mall, 2014).
The mall is the first green mall in Malaysia and has achieved dual accreditation which is
Green Mark by the Singapore Building and Construction Authority and Malaysias Green
Building Index (GBI) Silver Award (Chan, 2013). Other than that, the mall has also won
several other awards such as The Edge-PAM Green Excellence Award and Fiabci Malaysia
Property Award 2013 and Federation of International Real Estate (Fiabci) Prix dxcellence
Awards 2014 (Chin, 2014).
6.1.2 Green Building Key Criteria
6.1.2.1 Introduction
As mentioned in the previous section on Green Building Index (GBI), there are six key
criteria which a particular building will be accessed in order to be qualified as the title green
building. Thus in Setia City Mall, all the six criteria which are Energy Efficiency (EE), Indoor
Environmental Quality (EQ), Sustainable Site Planning & Management (SM), Material and
Resources (MR), Water Efficiency (WE), and Innovation (IN) will be discussed.
6.1.2.2 Energy Efficiency (EE)
6.1.2.2.1 Introduction
Energy efficiency can be defined as achieving more with less by using the energy that we
utilized to fulfill our needs and prevent from wasting energy and to have an equal or greater
results for homes and businesses (Trade and Investment Resources and Energy, n.d.).
Energy can be optimized in many methods such as by heating or cooling, lighting,
manufacturing and transporting goods or materials.

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6.1.2.2.2 Case Study Setia City Mall

Energy Efficiency is one of the main criteria that enable the mall to be certified as a green
building. Dr Tan Loke Mun, the architect who designed the mall had energy efficiency and
sustainability in his mind while proposing the design to SP Setia. IEN Consultants were in
charge of the computer simulations to ensure that the energy performance for the building
has reached its target and that the payback for each of these strategies met the clients
hurdle rate.
There are two software programme that aids the building manager to operate the building
efficiently which are Building Management Service (BMS) and Central Energy Management
System (CEMS). BMS is a computer based system that helps to manage, control and
monitor the building services such as HVAC, lighting and the energy consumption of devices
utilized by the building (Trend Controls, n.d.). On the other hand, CEMS is a tool that
produces data from the mall for example the characteristics of the current climate, energy
usage and consumption. The system will save 2-3% of energy because of the excellent
monitoring function (ManagEnergy, 2014).
For a normal mall, the air conditioning system consumes 45-50% of the total energy. Setia
City Mall also uses a high efficiency air conditioning system which comprises of a high
Coefficient Of Performance (COP) chiller, high efficiency variable speed air handling unit
(AHU) fans and high efficiency motors and pumps. The chiller plant in the mall is having a
minimum System Coefficient of Performance of at least 4.0 for the whole year. COP of the
chiller is calculated with the formula,

In addition, the conventional T8 fluorescent lamps are replaced with the T5 fluorescent
lamps at the car park. The reason is because T5 produces more usable light compared to
the T8 model.

Diagram 6.1 The different types of fluorescent lamps (Lighting Solutions, 2014)
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Besides that, the lightings used at car park will be controlled by a Lux Sensor, which can be
found along the perimeter of the car park to conserve on energy used on lighting. IEN
Consultants must ensure the correct the circuits is installed with an automatic Lux Sensors
(IEN, 2014). The Lux Sensors are also used throughout the mall to control the lightings.
Energy efficient lighting is encouraged to install to all the mall tenants by limiting the
maximum power usage of 35W/m for retail shop and 85W/m for food and beverages area.

Chart 6.1 shows the energy consumption annual reduction percentage for the mall in various
aspects (IEN Consultant, n.d.)
The Mall was simulated to achieve an energy index less than 130 kWh/m2/year compared to
a normal Mall which will have an energy index ranging from 400~500 kWh/m2/year (IEN
Consultant, 2012).
6.1.2.3 Indoor Environment Quality (IEQ)
6.1.2.3.1 Introduction
Indoor Environment Quality (IEQ) is about the environmental qualities inside the building
which is able to provide comfort and health to the building occupant. The factors that
influence IEQ are temperature, humidity, ventilation, indoor air quality, day lighting, and
lighting quality, thermal comfort as well as the access view of the building (Hobday, Richard,
2011).

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6.1.2.3.2 Case Study Setia City Mall

Large glass window is fixed at the faade of Setia City Mall to allow sunlight to penetrate
throughout the building in order to replace artificial lightning. Moreover, floor to ceiling glass
is applied to allow the natural light invaded into each floor. The architect, Dr Tan Loke Mun
has designed a row of glass window at the roof to permit sunlight to occupy the whole
building.

Picture 6.3 The row of glass windows at the roof to permit sunlight but not heat into the Mall
(Sepul, 2012)

Picture 6.4 The internal view of the mall with Just Sufficient ambient lighting (IEN
Consultant, 2012)
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To ensure the natural lit stream into the whole structure, light shelves along the upper wall
are being installed. Light sensor gauge is fixed as the backup lighting backup system (The
Stars Online, 2013). These steps taken could help in reducing the operating cost by 50%
(Setia City Mall, n.d.). In addition, the paint used in Setia City Mall is a low volatile organic
compound which is user friendly to the environment and human health. The paint has
minimum odor, low monomer content and does not require coalescing agents for film
formation. Performance of the paint can be enhanced by using minimum binder which is
scrub resistance (Wacker, n.d.).
Furthermore, Smartcoat is applied to break down the faulty smell of the paint and ensuring a
good indoor air quality (Smartcoat, 2011). Smartcoat can be sprayed to all designated
surface of the wall. Its characteristics are anti-bacteria, anti-mold, anti-viral and deodorizing
(Smartcoat, 2014).
To ensure the provision of the adequate fresh air provided in the building, Carbon dioxide
sensor is being installed in Air Handling Unit Room (AHU). These may help in enhance the
building performance in terms of energy usage and thermal comfort of the shoppers (IEN
Consultant, n.d.).
With the application of the carbon dioxide sensor, fresh air will be extracted from outdoor
when the concentration of the carbon dioxide reaches a specific level. The indoor
temperature will be set approximately 26 degrees Celsius and remain 70% of the humidity
rate (Setia City Mall, n.d.). Furthermore, the car park for the mall has a wall-less design to
aid in ventilating the place naturally, hence there will be none choking of air caused by car
exhaust fumes (Tan, 2013).
6.1.2.4 Sustainable Site Planning and Management (SM)
6.1.2.4.1 Introduction
A sustainable site planning involves choosing the correct site to construct a building by
considering all the related factors such as public transport access and many more.
Sustainable site management on the other hand involves in managing the construction site,
from excavation to storm water management and etc.

6.1.2.4.2 Case Study Setia City Mall

The site was originally a 4,000 acres oil plantation land in Shah Alam where 600 acres were
sold to Selangor State Development Corp (PKNS) and the remaining was for the Setia Alam
Page | 28

Township and Setia Eco Park. Out of that remaining, 240 acres were allocated for a green
commercial hub where its heart is Setia City Mall (Green Building Index, 2013).

Picture 6.5 The beginning stage of the construction for the Mall (Setia City Mall, 2010)

According to Robert Spinks, development director of Setia City Mall and Lend Lease Project
(m) Sdn Bhd, there were minimal earthworks as the Mall is a Greenfield project and the area
was cleared before then. Earth that was excavated was re-used on site to reduce the needs
of transporting excess earth to specific sites. Besides that, big rocks that was blasted were
to be used to form the edges of the pond for the man-made lake next to the mall (Chan,
2013). Precast beams and hollow core slabs were used to speed up the construction
process thus less pollution.

Picture 6.6 The hollow core slabs used for the mall (Left), the overview of the west side of
the Mall (right) (Setia City Mall, 2010)

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During the construction of the mall, the storage of the chemicals and paints were put at
designated areas which are far away from the building. The waste generated from the
chemicals were taken out and disposed by registered contractors who are specially in
charge of this field. Besides that, the control of silt and erosion is also implemented by using
temporary earthen drains that are connected to a temporary silt trap within the vicinity of the
project. Rain water and construction water that are reused must go through a temporary
chemical treatment plant in the construction site (IEN Consultant, n.d.).

In a distance less than 150m from the mall, a bus stop for public transportation as well as
free shuttles to transport customers to nearby areas of Klang and Shah Alam. This service is
to promote the use of a green public transportation. Other than buses, there is also ample
parking space for bicycle riders as during weekends, the locals (those who stay at Setia Eco
Park) may cycle to the mall. There are a total of 2700 bays of parking space in the mall (Tan,
2013). Preferred parking lots which are closer to the key entrance are especially for family or
car-pool vehicles. On the other hand, fuel efficient vehicles such as hybrid cars have special
parking allocated for them and charging stations are available when electric cars are
introduced into Malaysia (IEN Consultant, n.d.).

Picture 6.7 The Preferred parking for green vehicles in Setia City Mall (My Jazz Hybrid, n.d.)
6.1.2.5 Materials and Resources (MR)
6.1.2.5.1 Introduction
In year 2008, only 5% of the wastes are recycled (Global Environmental Centre, 2014).
Therefore, the society members play a vital role in enhancing the peoples awareness on 3R
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(reduce, recycling, reuse) program. Materials and resources refer to reusing recycled
materials or resources for the building. It could be during construction or after constructing
the building. It also covers waste management such as storing waste materials.

6.1.2.5.2 Case Study Setia City Mall

Upon entering the Mall, people will notice that some of the front portion of the shop uses
worn wood or empty egg cartons for decorations. This saves on using other finishes such as
paint. The walls are constructed from lightweight concrete that is able to reduce heat
penetration from sunlight.

The landfills in Malaysia are being rapidly filled up with 30,000 tonnes of municipal solid
waste daily and is about to a point there will be insufficient land to place the solid waste (SH
Fauziah, P Agamuthu, 2012). Thus to reduce the amount of waste produced, recycling is
encouraged by using waste separation bins which can be found throughout the Mall. The
Waste Management Consultant will train the tenant to do waste separation (Chin, 2013).

Picture 6.8 Recycle bins in the Mall (left) and Love Green, Begin Earth Hour event (right)
(Tan, 2013)

A recycling centre is located outside of the mall where workers will further separate the
cardboards ranging from paper, plastic and more. There is also a Drive Through Recycling
Center to allow shoppers to unload recyclable items before restocking at Mall (IEN
Consultant, 2012). The management of the Setia City Mall has aimed to increase 24% of
recycling rate to between 30% and 50% (Lam , Jia Wayn, 2013).

Page | 31

Picture 6.9 The Recycle Center located at Mall (Left) and Compressor machine for
cupboards in the center (Right) (Glampink, 2013)

Green lease is a contract between the landlord and the tenant of a commercial building
which is the obligation among both parties in minimizing the environmental impact in terms
of energy, waste and water (GlamPink, 2013). Setia City Mall is the first shopping mall who
launched green lease. Tenants are being educated in conservation of resources and to
operate in an efficient way. Moreover, information about all green requirements such as low
votile paint, low voltage light as well as methods to organize the waste are taught to all
tenants (The Stars Online, 2013).
Love Green, Begin is slogan used to support Earth Hour. The main objectives of the
activity are to enhance the awareness on the importance of sustainability as well as methods
of sustainability features executed in the mall to minimize carbon footprint. Moreover, the
mall had switched off the main lights for one hour in accordance to Earth Hour Campaign
(Chan, 2013).

6.1.2.6 Water Efficiency (WE)

6.1.2.6.1 Introduction
Water efficiency is the proper usage of water resources by utilizing water-saving
technologies and by practicing easy steps to reduce the wastage of water resources. On
average, a family spends $1,100 per year on water bills (United States Environmental
Protection Agency, 2014). In order to practice water efficiency, water harvesting such as
rainwater harvesting and recycling is needed. Water efficient fittings may also be installed to
increase the efficiency.

Page | 32

6.1.2.6.2 Case Study Setia City Mall

Toilets, sinks and taps in the mall uses water saving fittings which complies to WELS
(Singapores Water Efficiency Labeling Scheme) rating. By using this method, it saves up to
50% of the total water consumption used in toilet (IEN Consultant, 2012). The sinks in the
washroom also uses self-closing faucets to prevent shopper from leaving the tap running
(Tan, 2013).
Other than that, water catchment plane takes up one third of the space on the roof of the
Mall. It functions to direct the rainwater to a collection tank via a siphonic drain pipe system.
The rainwater collected is used for irrigation of the landscape around the Mall. By using the
hourly basis rainfall data for Kuala Lumpur, the correct sizing of the rainwater tank can be
achieved (IEN Consultant, 2012).

Picture 6.10 The water tank located on the rooftop of Mall for rainwater collection purposes
(Glampink, 2013)
In addition, the amount of potable used for the cooling tower will be reduced by using the
collected condensate water from the Air Handling Units (AHU) and Fan Coil Unit (FCU) to
refill the makeup water used by the cooling tower (IEN Consultant, 2012).
6.1.2.7 Innovation (IN)
6.1.2.7.1 Introduction
Innovations are new ideas, designs, processes or devices that are created to introduce a
better solution to meet the new requirements. Innovation in the GBI would be designs or
processes that helps to promote a greener environment.

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6.1.2.7.2 Case Study Setia City Mall

One of the innovations done by IEN Consultant (2012) is generating renewable energy from
Speed Bump while slowing down vehicles around the shopping malls car park. Millions of
automobiles go over thousands of speed bumps on the road; hence a new technology called
Green Speed Bump is invented to convert the speed bumps into green electric power plants.
A green speed bump has identical shape and size to a normal speed bump. As a car moves
over the bump, its kinetic and gravitational potential is converted into electricity. The
particular speed bump is able to generate approximately 1 Megawatt of electricity daily.
Hence the electricity produced can be used to supply electricity to shops in the mall
(SunMan Engineering, 2013).

Diagram 6.2 The cross section of a Green Speed Bump (Solid Works, 2014).

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7. Conclusion
In an environmentally stressed world, the concepts of green buildings have been changing
from curiosity to a necessity. Buildings carries a huge impact to the environment as it
accounts for "one-sixth of the world's fresh water withdrawals, one-quarter of its wood
harvest and two fifth of its material and energy flows" (Goffman, 2006). A green building will
bring a lot of benefits to not only the environment but to the economy and social as well.
However, evaluating a green building can be difficult at times as there are a heavy amount of
aspects to consider before the building can be certified as a green building. The Malaysian
government should promote green building by giving incentives that incorporate a variety of
techniques that will target a wide spectrum of contractors, developers and operator thus this
will be able to entice each of them to practice green building. Thus with an increment of the
total green buildings in Malaysia or in the world, the world will be a better place to live in.

Page | 35

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