Drake and Scull proposes measures that reduces cost of utilities and services by 10-30 per cent in project developments

A thorough assessment of buildings and facilities designs in terms of sustainability, buildability, maintainability, product and material selection during the procurement process can result in large savings on both the initial capital investment in the project and also reduce operating costs over the life cycle of these projects in the long term.

For over 100 years, London-based EMCOR Drake & Scull, has been recognized as a world leader in the provision of mechanical and electrical construction and facilities management services. Drake & Scull International, which is a part of EMCOR Drake & Scull, has been providing quality-engineering services to the Middle East market since its inception in 1964.

Scott Wilson, Managing Director, EMCOR Facilities Services in Dubai said, "The increasing availability of accommodation and facilities in the UAE which has led to greater competition in the marketplace has also resulted in prospective tenants having a wider choice in selecting properties for sale or rent. With service costs being an important factor in the decision making process those developments that are able to contain service levy costs through innovation in terms of energy and building efficiency designs and operational delivery of service are likely to stay ahead of the competition".

Dispelling common misconceptions about energy consumption, he added, "Energy consumption is usually seen as a fixed operating cost. But actually it is a variable cost, which can not only be controlled but also reduced. A reduction in consumption through low cost/no cost initiatives goes straight to the bottom line by reducing capital investment and operating costs. This is of benefit to both the Developer and the tenants in buildings. Increased efficiency can set a company apart from its competitors and also demonstrate social responsibility by being environmentally friendly."

Developers need to be aware of the recent Directive by the UAE Government regarding the Kyoto Protocol on environmental emissions which will influence future building design, product, and materials selection in property developments. It will also go a long way in reducing the adverse environmental impact of current building systems and support services. By comparison, in the U.K, legislation has been introduced to assist in overall climate change by forcing change in the design and operation of buildings and facilities.

For example, regular inspection of boilers and air conditioning systems are scheduled to reduce energy consumption of buildings in the UK. All air conditioning systems with an effective rated output of more than 12 kilowatts must be regularly inspected. The inspections must include an assessment of the efficiency and sizing compared to the cooling requirements of the building. Advice must be given to the users on the possible replacement or improvements, and on alternative solutions.

To ensure optimal use of energy consumption all new buildings in the UK & the EEC countries must in future meet statutory minimum energy performance requirements. For those with a useful floor area over 1000m2, governments must ensure that, before construction starts, formal consideration is given to alternative systems for heating like combined heat and power, district heating / cooling, heat pumps and decentralized renewable energy supply systems.

EEC Governments must also ensure that, when a building with a useful floor area of over 1000m2 undergoes major renovation, its energy performance is upgraded to meet minimum requirements.

Whenever a building in the UK is constructed, sold or rented out a certificate detailing its energy performance will be required. No certificates must be older than 10 years. All public buildings will be required to display a current energy certificate in a prominent place. It should be clearly visible to the public.

Suitable Facilities Management consultants and operators who specialize in the planning, management and operations of buildings and infrastructure facilities can add "real value" to a development process through their systems, processes and experience both in the UAE and internationally. They should be considered as prime members of the clients design team and be involved throughout the design, construction, management and operations phases to ensure the achievable cost savings and environmental improvements are in fact delivered for the benefit of all stakeholders including the external environment.