Prospects for Sustainable Construction Practices in Tanzania Paper Presented at European Real Estate...
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Transcript of Prospects for Sustainable Construction Practices in Tanzania Paper Presented at European Real Estate...
Prospects for Sustainable Construction Practices in Tanzania
Paper Presented at European Real Estate Society Conference24 – 27 June, 2009, Stockholm
Moses Mpogole Kusiluka & Sophia Marcian Kongela
IRE|BS - International Real Estate Business School, Regensburg University, Universitaetstrasse 31, 93053 Regensburg, Germany
E-mails: [email protected] & [email protected]
Tanzania
Sustainability issues
Alarming environmental degradation
o Deforestation, poor control of urban land uses and development, air pollution etc.
Acute shortage of electricity and piped water
o Only 10% of the population has access to electricity and only 73% of urban population has access to clean/piped water
% of population with access to electricity
Sustainability issues
Shortage of industrial building materials
Shortage of human & financial resources
Pervasive effects of climate change
o Increase in diseases (malaria, asthma, etc.)
o Depletion of ice cap on Kilimanjaro Mountain
Kilimanjaro Mountain
Opportunities for sustainability
Abundant sources of renewable energy
o Solar energy - Being in a solar belt, solar energy potential is very high. Tanzania receives between 2800 - 3500 hours of sunshine per year and has a global radiation between 4 – 7 kWh/m2 per day, (Kimambo, 2007; TASEA, 2005)
o Hydro energy – Potential capacity is 4700 MW vs. the 561 MW already installed (Kaale, 2005)
o Wind energy - Many areas have strong and reliable winds which could be harnessed to produce energy (Kainkwa, 2002; Nzali and Mushi, 2006)
o Wave and tidal energy - Along 800km of the Indian Ocean Coast
o Geothermal energy - Existing potential of 150 MW (Gawell and Greenberg, 2007)
Opportunities for sustainability
Wind for cooling and solar for day lighting in buildings
Many areas of Tanzania receive high annual rainfall – Average above 1000mm
Has about 33 million hactares of forests – local source of construction materials
Looked differently, poverty and shortage of resources are also some of the main reasons for adoption of sustainable construction practices in Tanzania
Rainfall distribution
Why, despite the cited problems and opportunities, very limited evidence exits suggesting keenness of key real estate stakeholders in capitalizing on the benefits associated with sustainability practices?
Study Question & Objectives
Question Objectives
Using the case of Dar es Salaam City:
To identify main sustainability issues in construction
To assess the level of sustainability awareness amongst key real estate sector stakeholders in Tanzania
To explore reasons for low response in adopting sustainability practices in Tanzania
Methodology
Data was collected using a questionnaire which was administered to 60 key informants
Architects (15)
Engineers (15)
Property managers (15)
Property owners (15)
Observations and Interviews were also used as a supplementary methods
Response rate was 65% i.e. 39 respondents i.e.
• Architects (12)
• Engineers (8)
• Property managers (10)
• Property owners (9)
A section of Dar es Salaam City
Results
Building desings & materials
New buildings favour glass
o Limit use of cross ventilation – hence use of air conditioners for cooling
o Limit use of natural lighting - hence constant use of electricity
o Higher construction costs - use of imported glass
o High maintenance costs
o Contribute to formation of heat islands Glass construction: BoT Tower & Kempinski Hotel
Results
Acute shortage of energy
o All buildings depend on electricity from the public mains (TANESCO)
o Reported an unreported interuption in supply of electricity is common in Dar es Salaam
o Only 59% of the households have access to electricity in Dar es Salaam (Kabaka et al, 2007)
o Some buildings had standby generators (diesel)
o Electricity and diesel prices are risingGlass construction: BoT Tower
Results
Shortage of water
o Buildings rely on water from the public mains (DAWASA)
o Piped water meets only about 45% of the demand (Mwakapalila, 2007)
o Water flow in buildings is not always guranteed due to the rundown water infrastructure
o Waste management infrastructure not properly functioning
o No attempts to harvest rain water which is abundant i.e. more than 1000mm annually (NBS, 2007)
Water vending
Results
Sustainability awareness amongst architects & engineers
Architects and engineers demonstrated awareness, but architects were more focused on sustainable sites and energy efficiency
However, architects and engineers also indicated that awareness amongst practitioners in Tanzania was generally low
They also admitted that even those who are aware do not pay much attention to sustainability in their building designs! Glass construction: Water Front House
Results
Sustainability awareness amongst property managers and property owners
Property managers were not conversant with the terminology, but were aware of some aspects of sustainabilty, especially energy, water and environement
Majority of property owners were generally not aware. They relied on their consultants (architects, engineers and property managers) for advice on all technical issues
Buildings owned or rented by foreigners from developed countries had substantial sustainability features – suggesting that their owners/users were sensitive to sustainabilty aspects
A section of USA Embassy building
Results
Buildings cited to have substantial sustainability features
A section of Umoja House
Results
Low education o Building userso Government officerso General public
High initial costso Taping energy from alternative
sources eg. solar and wind energyo Importation of sustainable building
materials Inadequate government
involvemento No policy, legislationo Ineffective development controlo Poor supply of utilities
Culture and habitso People wanting to use AC
and other electric appliances without good reasons
o People being attracted to new buildings
Unpleasant neighbourhoodso Dusty, noisy and smelly
atmosphere discourage the use of natural ventilation
Security concernso Solid walls and fencing deter
natural ventilation lightingo Safety of outdoor equipment
Other impediments to sustainability
Conclusion
Material, energy and water efficiency and sustainable sites are clearly visible sustainability oversights in buildings in Tanzania
Generally there is low sustainability awareness amongst key stakeholders in real estate sector in Tanzania
Even those who are aware (mainly architects and engineers) are still stuck to conventional designs
Buildings owened or used by people from developed countries have more sustainability features
Apart from low awareness, other reasons for low response in adopting sustainability in construction in Tanzania include: high initial costs, inadequate government involvement, culture and old habits, unpleasant neighbourhoods, and security concerns
Thanks!