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: kusiluka@gmail.com & kongelasophia@gmail.com

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!