Oberoi Mall: India’s First LEED Gold Rated Mall under EBO&M … · 2015. 2. 12. · Oberoi Mall...

Godrej & Boyce Mfg Ltd Oberoi Mall

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Oberoi Mall: India’s First LEED Gold Rated Mall under EBO&M category (Existing

Building Operation & Maintenance)

Shopping Malls are the emerging trend in the Retail Industry. Emergence of Malls has proved

that shopping is no longer just a buying activity - it has become synonymous with splurging time

and money. Along with 100’s of global brands, inclusion of amenities like restaurants,

multiplexes, games arena and car parks etc. has translated a Mall into a complete family

hangout place. Mall operators are continuously focusing on strategies to enhance comfort,

luxury and suitability to attract more and more consumers.

Thus over years Malls have grown and have transformed into a big enclosed building.

Air-conditioning has become absolute necessity rather than luxury which operates through-out

the day to provide desired level of comfort and respite from the heat outside. Bright and

colorful lighting draws attention of consumers to each and every corner. Escalators, elevators

ensure minimum fatigue.

However the flip side of such transformation is that millions of units of electricity is consumed,

Gallons of liters of water is wasted and Tons of waste is generated.

At one side there is shortage of electricity, Millions living in darkness with limited water supply

even for drinking. Rise in pollution & CO2 emissions resulting in global warming and climate

change. Thus at times where the resources are scarce, lots of questions arises on such a

transformation.

Thus when the very existence of Malls is being questioned, “Oberoi Mall” at Mumbai has

demonstrated that even such resource intense buildings can coexist in harmony with

environment, economy and the entire society.



Oberoi Mall at Goregaon Mumbai, demonstrated sustainable performance and has become

the first mall in India to achieve USGBC LEED Existing Building Rating System under Operation

& Maintenance Category.

Green Building: Green Building is a one which consumes less water, is energy efficient, uses eco-friendly building

materials, generates less waste and apart from that provides comfortable environment for its inhabitants

USGBC: United States Green Building Council is a certifying body which evaluates and certifies the building

demonstrating the sustainable performance as a Green Building

LEED: LEED stands for Leadership in Energy Efficiency & Environmental Design. It is basically a set of standards used

to design, build and operate a Green Building

EB O&M: It stands for Existing Building Operation and Maintenance. It is one of the categories of LEED in which the

operational buildings can be rated as Green. It consists of set of standards and best management practices

About Oberoi Mall:

Oberoi Mall was constructed in the year 2007 by Oberoi Realty, one of India's premiere real

estate developers. The mall is a part of the sprawling 80-acre Oberoi Garden City, a self-

sufficient integrated township with magnificent residential and office space development, an

international school, state-of-the-art mixed-use building with 5-star hotel - The Westin Mumbai

Garden City and large landscaped gardens.

Oberoi Mall offers world-class retail and entertainment complex with the most stylish global

brands on offer in a plush and elegant ambience. Oberoi Mall is meticulously planned with

excellent design aesthetics to create an elegant and high quality shopping experience.

Project Title Oberoi Mall

Year 2007

Total Site Area 16652 Sqmtrs

Number of floors G+4

Number of Basements 2

Retail Space 39292 Sqmtrs

Parking Area 26968 Sqmtrs

Employee 2136 Nos

Average Visitors (FTE) 3347 Nos

Average Footfalls 7.2 Lacs/Month

Stores / Kiosk 104/21 Nos

Landscaped area 2897 Sqmtrs

Operating Hours 12 Hrs/day





Why Green?

With growing Mall footprints in India, Oberoi Realty wanted to prove that sustainable practices

can reduce environmental impacts of resource intensive buildings like Malls. With more than

5 years of operation, Oberoi Mall had already gained tremendous popularity and occupied

significant position in mind’s of customer’s and retailers. Now along with meeting business

goals and strategies, Oberoi Realty wanted to contribute to the environment by conserving and

utilizing resources efficiently. Operators of the Mall thought that if high performance,

affordable and environmentally sound practices are successfully implemented in their building,

it could evolve new trend in the entire retail industry. This would not only promote good and

green culture but also give a thrust to adoption of Sustainable practices in field of O&M.

With this intent Oberoi Mall decided to go in for Green Building certification under LEED

EB – O&M category.

LEED EB O&M

LEED EB O&M is a Green building rating system developed by USGBC which is exclusively

applicable for operational building.

LEED EB O&M Categories

LEED EB O&M Certification level

Categories Possible

Points

Prerequisites

Categories Range

Sustainable Sites 26 0

Certified 40 - 49

Water Efficiency 14 1

Silver 50 - 59

Energy and Atmosphere 35 3

Gold 60 - 79

Materials and Resources 10 2

Platinum 80 - 110

Indoor Environmental Quality 15 3

Innovation in Operations 6 0

Regional Priority Credits 4 0

Total 110 9



Challenges:

As the building considered for certification was Mall, there were lots of challenges which the

project team had to face.

• Mall had more than 100’s of retailers with 1500+ regular occupants and 3000+ visitors.

There were different uses in the Mall i.e. Retails, Restaurants, Food Court, Movie

Theater, Games arena etc.

• Energy & water Consumption was a major area to focus but there was limited scope in

reduction of the same without impacting the normal operations and the comfort for

consumers.

• As this was one of the very first projects of its kind, there was Lack of awareness of

various international standards, certifications and guidelines available as per LEED

USGBC standards (GS, SCAQMD, San-Francisco Tier III, FDA, APPA, I-Beam etc.).

• Lack of local market to procure goods and materials complying with these global

standards.

• As this mall was already operational and running successfully motivating and sensitizing

retailers to participate in the process was itself a task.

• Huge parking areas is a disadvantage, as consumption related to same is added without

the area being taken into calculation.

To over-come this challenges the Oberoi Mall engaged Godrej & Boyce as their Green Building

consultant to guide them through the entire process of certification. Godrej & Boyce provided

them with comprehensive Green Building Solution which included Facilitation, Retro-

Commissioning and Waste Stream Audit.



Green Features of the Mall:

The Oberoi Mall were already implementing some of the best practices and thus wanted to get

acknowledgement for their efforts. Similarly they also wanted to adopt some of the

international standards in their process. Some of their efforts are as highlighted below:

1. Sustainable Sites:

a. Building Exterior & Hardscape Maintenance: Use of environmentally preferred

practices for maintaining building exteriors. Using of manual methods effectively

to maintain high level of cleanliness. Using Green Seal Certified chemicals for

cleaning activities. (As an improvement the project here switched to 100% Green

Seal Chemicals for exterior housekeeping activity)

b. Alternative Commuting Transportation: Conducting survey and demonstrating

than more than 85% of the regular building occupants use mass/public

transportation. (The project made a special efforts by conducting survey in which

more than 1000’s of the occupants participated)



c. Storm water quantity control: Adequate green areas are maintained on-site to

reduce the rainwater run-off. Providing Rain water harvesting pits to harvest

more than 100 cum of water (15% reduction in run-off). Regular and on-going

maintenance activity for storm water system. (This was a regular practice which

got acknowledgement from USGBC)

d. Heat Island Effect – Non Roof: The building has provided 100% of parking under

cover i.e. in basement. (This was a part of building design which got

acknowledgement from USGBC)



2. Water Efficiency:

a. Plumbing Fixture efficiency: The project was already using Dual Flush WC and

sensor based urinals which meet the minimum flow rates required as per USGBC.

However they retrofitted all their faucets with aerators which helped them to

achieve overall water use reduction of 43.6% when compared to USGBC EBO&M

standards.

b. Water performance measurement: The project had water sub-meters in place

which measures the total water consumption of the building. (The project

installed additional sub-meters to measure water consumption and took daily

readings during the performance period)

c. Water Efficient Landscaping: The project used 100% of treated water for

landscaping. (The project already had an STP which enabled them to get this

point)

0

1000

2000

3000

4000

5000

6000

7000

8000

9000

10000



3. Energy Efficiency:

a. Energy Efficiency – Planning, Documentation and Opportunity Assessment: The

project already had a regular, planned & ongoing PM practices. Additionally

Godrej & Boyce documented System Description and Building Operation Plan.

Also G&B conducted preliminary walkthrough audit to ensure that the

mandatory requirements are met.

b. Energy Performance: The project used Case 2 calculator and used Energy star

Portfolio manager to demonstrate energy efficiency which is 23 percentile over

the national median. The project already had energy management program in

place. They were constantly monitoring energy consumption and implemented

various measures to enhance the energy efficiency. Some of these measures

were already part of design and some were additionally implemented which are

as listed below:

i. CFL lamps for general lighting

ii. LED Lamps for hoarding

iii. Lux Level sensors for interior and exterior lights

iv. Occupancy sensors to control lighting

v. Hydro pneumatic pumps

vi. Sky Lighting

vii. Efficient air-cooled screw chillers

viii. Group control for elevators

ix. VFD for elevators, escalators

x. Automatic PF control

xi. Building management system for operating the building

xii. Secondary Chilled water pumping with VFD

xiii. Lighting Transformer

0

100000

200000

300000

400000

500000

600000

700000

800000HVAC - MALL

CONSUMPTION

(KWH)

MALL COMMON

AREAS LIGHTING

(KWH)

MALL COMMON -

RAWPOWER (KWH)

UNMETERED (KWH)





c. Eco-friendly Refrigerants: The project used environment friendly HFC based

R-134 refrigerant for HVAC as well as for commercial refrigerators.

d. Existing Building Commissioning – Investigation, Implementation & Continual

Improvement: Godrej and Boyce for the first time introduced the concept of the

retro-commissioning to the Mall operators. The goal was to evaluate the current

performance of the building systems and identify measures to enhance the

energy efficiency. G&B did implement retro-commissioning activities. Oberoi

Mall also implemented some of the low cost measures as follows:

i. Chiller sequence control

ii. Replacement of belts and filters

iii. Water balancing

iv. Modification of operation logic of chiller

v. Adjusting chilled water set-point

e. Building Management System: The project already had a BMS which is used to

control all the major building systems. Specifically for the certification, the

project did calibration of all the sensors.

f. Energy Metering: The project already had energy sub-meters to monitor all the

major energy using building systems. Energy meters are BMS compatible and are

monitored online.

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35000

1 3 5 7 9

11

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19

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25

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31

Electrical Total KWH/Day

Elect.Total Elect Total STLY Electrical Budget



g. Emission Reduction Reporting: The project used Energy Star Portfolio manager

for reporting the emissions. Emissions are based on the energy consumptions

4. Materials & Resources:

a. Sustainable Purchasing Policy: The project formulated the sustainable

purchasing policy which provides guidelines for purchase of eco-friendly

materials. The materials include recycled content, local materials from within

500 miles, FSC certified materials etc.

b. Solid Waste Management Policy: The project formulated the Solid waste

management policy which provides guidelines for disposal of waste. The

strategies includes recycling, donation etc.

c. Low Mercury Lamps: The project has shifted from purchasing normal lamps to

Low Mercury Lamps. They have made policy for the same and also have ensured

that all new purchases of lamp would be low mercury variant.



d. Waste Stream Audit: The project conducted waste stream audit to identify the

waste generated in the building and means by which the waste is disposed off.

e. Waste Management: The project team ensured that the vendor collects all the

waste generated in the building and divert it in an environment friendly manner.



5. Indoor Environment Quality:

a. Fresh air ventilation: The project has designed a AC system with fresh air

quantity which exceeds requirement of ASHRAE by 30%

b. No Smoking: Entire Mall & its premises are already declared as No Smoking.

c. Green Cleaning Policy: Green Seal certified chemicals were already used for the

housekeeping activity. However for the certification the project team formulated

a formal policy which provided guideline for use of green chemicals for

housekeeping activity.

d. Facility Alteration & Addition: The project team formulated guidelines which

would provide best management practices to maintain IAQ during renovation

activity.



e. Occupant Comfort Survey: The project team conducted comfort survey to

evaluate level of comfort of the regular building occupants.

f. Sustainable cleaning products & materials: The project team uses Green Seal

certified chemicals which is the major cost incurred for cleaning materials

g. Sustainable cleaning equipment: Sustainable cleaning equipment (electrical with

variable feed pump and one which uses only water) are used for building

housekeeping activity.

h. Pollutant source control: The building installed entry way mats to control the

pollutants.



6. Project Scorecard:

The project scored 60 Points and became first Mall in India to achieve Gold

certification under USGBC EB O&M category.

Score Summary

LEED EB O&M Certification level

Categories Possible

Points

Points

Scored

Categories Range

Sustainable Sites 26 18

Certified 40 - 49

Water Efficiency 14 11

Silver 50 - 59

Energy and Atmosphere 35 12

Gold 60 - 79

Materials and Resources 10 3

Platinum 80 - 110

Indoor Environmental Quality 15 7

Innovation in Operations 6 5

Regional Priority Credits 4 4

Total 110 60

Overall Benefits:

• The Oberoi Mall were able to demonstrate that even Malls can be operated with

reduced environmental impact. Through EB rating they were able to demonstrate that

water consumption, energy consumption of the Malls is within the internationally

acceptable standards.

• The retro-fitting of plumbing fixture enable them to get 30-40% water use reduction.

• They were able to formulate the structured approach for energy management activities.

EB rating helped to establish baselines and also provided them with platform to

continuously monitor the performance and enhance the overall efficiency.

• They were exposed to international standards by the tools like Energy star portfolio

manager. The Energy star portfolio manager also provided structured approach to map

the energy performance year on year. This also helped to map the current level CO2

emissions with respect to energy consumption.

• By conducting transportation survey they were able to understand that majority of the

occupant uses mass transportation. This would help the project to reduce the

environmental impact as pollution due to transportation was reduced.

• EB also helped to structure and align the regular O&M documents like checklist,

operational plan etc with international standards.

• Apart from water and energy, the EB rating also focused on the other aspects of

operation like housekeeping and waste management. Thus this enabled the Mall

operators to formulate and strategize environmental preferable practices even in these

areas

• They procured Green Seal Housekeeping chemicals which reduces impact on human

health



• They conducted waste stream audit and were able to set up a procedure the map the

waste collection and disposal.

• They switched to Low mercury lamp which would further reduce the environmental

impact associated with disposal of the same

Green Education:

Oberoi Mall has always been sensitive towards environment and have also carried out various

activities in past to promote Green

The project team has also earned one innovation point for spreading green message

Poster Programs

Environment Day Celebration Green Ganesha Celebration

Promoting Organic Competition for childrens

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