Going Green with the Big Four Housing Project

In his second term as the president of the Republic of Kenya, Uhuru Kenyatta has promised to dedicate his time, energy and resources to the achievement of the so-called 'big four agenda.' The four pillars of the agenda are food security, affordable housing, universal health care, manufacturing, and Job creation.

In the next four years, the president intends to have over 500,000 Kenyans owning their own homes. He envisions to achieve this by reducing the cost of mortgages, raising low-cost funds in both private and public for investment in large scale house construction and cutting the cost of construction by use of innovative ways and materials.

According to Habitat for Humanity, the housing deficit in Kenya stands at 2 million and continues to grow at a rate of about 200,000 units a year. There is a proliferation of informal settlements in urban areas with 61 percent of the urban population living in slums in overcrowded homes, typically with only one room and no adequate ventilation. The acute shortage of affordable housing in Kenya, directly and indirectly, contributes to the development of slums and poorly serviced informal settlements near the urban areas.

 The State Department for Housing, Urban Development, and Public works will begin the ambitious housing initiative by constructing 7,394 housing units for the National Police Service Commission and 4,900 units for public officers. The government also plans to build 83,000 units targeting in Nairobi, and Naivasha. The 47 counties are also expected to come in and do 40,000 units.

 The housing project under the Big four Agenda requires KES. 1.4 trillion to accomplish. Since the ambitious project is both labor and capital intensive, the government must craft a model of engagement which will attract the private sector support. Apart from financial considerations, the government should use this opportunity to entrench the principles of green buildings which has been conspicuously lacking in Kenya's real estate sector.

 Green building or sustainable building, is the practice of creating structures and using processes that are environmentally responsible and resource-efficient throughout a building's life-cycle: from siting to design, construction, operation, maintenance, renovation, and deconstruction. Sustainable design and development maximize the environmental and economic performance of buildings by reducing wastage of water, protecting biodiversity and ecosystems, conserving natural resources, and improving the water and air quality.

 Construction of 500,000 sustainable buildings in the proposed housing initiative will give Kenya's real-estate sector the momentum to transition into sustainability. The fact is, sustainability is an enormously complex subject, and the Kenyan construction industry might face some challenges at the infancy stage of the transition. However, one has to start somewhere. The EPA breaks green construction down into five readily identifiable elements which the Kenyan government can borrow for the ambitious housing project. Let's take a look at each, and what they entail:

 1. Sustainable Site Design- The agencies involved should make an effort to consider not just the building but its environment. Before commencing construction works, sites are selected to contribute to the wise use of resources and enhance human and environmental health. Key strategies include using space efficiently; preserving wetlands and other valuable natural features; orienting and designing the building to take advantage of natural dynamics such as insulation, airflow, and microclimate variables; reducing the urban heat island effect; light pollution reduction; and aesthetic appeal. Technologies in this category include such things as daylighting, passive ventilation, and green walls and roofs.

2. Water Quality and Conservation- This category includes measures that maximize water-use efficiency and water quality. The government should ensure that the architects and designers involved in the project make an effort to emulate and preserve the construction sites' natural water cycle through the use of rainwater catchments, progressive stormwater management techniques such as permeable pavement, native landscaping, and water-saving devices.

 3. Energy and Environment- This is the category that most Kenyans think of first when they think sustainable buildings. It also includes many of the most dramatic cost-saving opportunities. Energy measures to be considered in the project include technologies and design that improve building performance to achieve more with less input. Strategies include incorporating shell measures such as insulation and high-efficiency glazing; passive heating and cooling; high-efficiency lighting; solar and other renewable energy; and high-efficiency HVAC and plumbing technologies. Tracking and controlling the energy consumption of individual units and zones is likely to pay off very well in terms of energy savings for the project. Smart meters, in particular, can save tremendous amounts of energy by automatically adjusting to changes in weather, the number of occupants, and other variables.

 4. Indoor Environmental Quality- Integral to the green building concept is ensuring that the building supports human health and wellbeing. Issues to be considered in this category include reducing exposure to indoor environmental toxins like VOCs, heavy metals, and biological hazards such as mold; ensuring adequate airflow and quality; providing optimal levels and quality of light (especially daylighting); and maintaining an aesthetically pleasing atmosphere for stress reduction.

 5. Materials and Resources- Careful selection of construction materials to favor those that make the most efficient use of resources can significantly improve a building's environmental impact. Recycled materials, local materials, and materials engineered for maximum durability, longevity, and efficiency are preferred, as are bio-based materials that break down safely in the environment once they are no longer in use. Also included in this category are maintenance and use issues such as recycling, waste disposal, and transportation to and from the building.

 It is important for the Kenyan government to consider the above recommendations in its new housing plan. Despite the upfront costs involved, taking a holistic, big-picture approach to the housing project will achieve the most sustainable outcome. Such an approach will also save the country millions of shillings in terms of cumulative health benefits and optimal resource use associated with green buildings. While trying to accomplish the above, it is also essential to keep in mind that one of the most significant resources for a green building is its occupants. Should it choose to go green, the government should ensure that the project includes a plan for educating, training, and encouraging its occupants to use best management practices for optimal sustainability.