Energy Commission is preparing new regulations that could make energy efficiency a formal requirement in the building approval process.
The proposed rules are expected to combine incentives with enforcement, with the Commission seeking to make energy efficient construction a standard part of how buildings are designed and approved.
Engineer John Adjei, who leads the Commission’s work on energy performance certificates for buildings, said consultations were ongoing with architects, engineers, regional coordinating councils, Metropolitan, Municipal and District Assemblies and other relevant institutions.
Speaking on Metro TV’s Home Owners Show, he said the proposed regulation would not create an entirely new building standard but would enforce energy efficiency provisions already contained in Ghana’s building code.
“Nothing is cast in concrete yet,” he said.
The Commission wants energy efficiency requirements to be considered as part of the building permit process, rather than after construction has been completed.
It also wants closer cooperation among institutions responsible for energy, housing, local government, land use and spatial planning.
Mr Herbert, who works on promoting energy performance in buildings, said government agencies had traditionally operated in “silos”, making enforcement difficult.
The Commission says the new approach will therefore require greater coordination between the various agencies involved in planning and approving buildings.
Incentives for efficient buildings
The Commission is also considering incentives for developers and building owners who meet higher energy efficiency standards.
Engineer John said buildings achieving four-star ratings or higher could potentially receive preferential treatment in areas such as property rates and administrative processing.
He said government could also consider giving preference to highly energy efficient buildings when renting office space.
“We are not only going to adopt the stick approach. We are going to combine the carrot and the stick,” he said.
The Commission believes the financial benefits of lower energy consumption could also encourage homeowners to adopt more efficient designs.
Engineer John cited passive design techniques such as natural ventilation, shading, building orientation and appropriate materials as measures that could reduce dependence on air conditioning and artificial lighting.
“If even we are able to implement some of the basic passive design techniques, we’ll be able to save a lot of money for the average home owner,” he said.
Enforcement remains a challenge
The proposed regulation comes against a long history of concerns about the enforcement of building and planning rules in Ghana.
The Commission acknowledges that effective enforcement will depend on cooperation between the institutions responsible for building permits, construction supervision, land use and energy regulation.
Existing buildings could pose an even greater challenge.
Retrofitting completed buildings to improve their energy performance can be more expensive than incorporating energy efficient measures at the design stage.
The Commission also says informal settlements present wider planning challenges, where roads, land use and other aspects of spatial development may need to be addressed before individual buildings can be effectively improved.
The proposed regulation could therefore have implications beyond energy consumption, including housing, urban planning, construction and local government.
For now, the rules remain at the draft stage.
The Commission says further consultations will determine the final framework, but its broader objective is clear: to move energy efficiency from a provision in Ghana’s building code to something that is considered and enforced before buildings are constructed.
