Q: You have just completed ‘Imperium Green’. Can you explain what this ‘green’ concept is all about?
Rohit Gera: Well, the concept of green building is about how to improve conservation of environment so that development is more sustainable. A commercial building requires water for basin and flushing. So, we have installed a sewage treatment plant, a separate set of plumbing lines and water tanks. Using this, our sewage water gets treated on-site, goes up in a separate tank and is used in the flushing system. In doing so, our water requirement from the city reduces by a whopping 75 per cent because we need the city water only for basin. On energy consumption, we have fitted LED lights in common areas. These are high on initial cost but low on maintenance. Besides, we have installed motion censors in the basement, so that lights are switched on only when there’s movement of people and automobiles.
Q: A lot of the energy load must also be attributed to the use of air-conditioners.
RG: Yes. Therefore, to reduce our AC load, we have ensured that the building is shaded. We have incorporated aluminium louvers in ‘Imperium Green’. So, if you view the building from below, you can look through, but at the same time, sunlight can’t enter from the top as louvers reflect heat. We also have louvers in the corridors, passages and balconies, so those areas are always in the shade.
On the outside, there are no louvers, rather weather shades, which are placed just above windows to prevent rainwater from entering inside. But, what we have done in the case of this building is that weather shades go end-to-end and it also prevents sunlight from hitting the window below.
Besides this, we have landscaped the roof-top, which again reduces the temperature for the top floor. We have used double-glazed glass in the front showroom. These are two sheets of vacuum-filled glass which reflects heat and sound. When it comes to material, we employ ready-mix concrete as if you mix concrete on-site, as the dust creates a lot of pollution in the vicinity.
Q: But, are customers willing to pay a premium for green features in a building?
RG: Unfortunately, customers aren’t willing to pay for green features, which is why other cities and states incentivise builders to make green buildings.
Q: Is Goa government doing it?
RG: As of now, no. Many other state governments offer incentives under two categories. One is a rebate in infrastructure charges and taxes that you have paid, so that’s a direct subsidy to the builder. Secondly, they offer a property tax rebate to the end-customer. That makes sense because in a green building a customer uses less power, less water, and he should get benefit of that. So, I think the State government should step in by offering incentives for green buildings, which is a good thing.
Q: But when customers don’t pay you a premium for the green building, doesn’t your bottom-line get affected?
RG: Well, yes…but only if you look at the bottom-line from a traditional balance-sheet perspective. As an organisation, we have a triple bottom-line approach. So, one is profit, which is for all companies. Second is the society, which includes our customer and people. Third is environment. We think this approach is necessary. And, it has dividends too. There’s a huge element of trust for our brand. I think people appreciate what we do. And, if you look at it, 92 per cent of our ‘Imperium Green’ project is sold. We soft launched ‘Imperium Star’ two months ago and we formally launched it only few days back. But even then, 189 of 339 units in this upcoming project are sold. I feel that having a triple bottom-line approach does help in the end.
Q: What sort of clientele do you have in Imperium Green?
RG: Well, these are consist of local businessmen. More than 90 per cent of our customers across all projects are Goans or with Goan business interests. The benefit now is that Patto is a central business district for the whole of Goa. If your business is with some tax department, or banks, all of them have their offices here. Also, getting employees is easier. Besides, the Kadamba bus stand is right there, so this makes commuting much easier as well.
Q: When are you going to finish your upcoming projects - Imperium Grand and Imperium Star?
RG: We have little under two years to complete Imperium Grand and we have 2.5 years to complete Imperium Star. My sales team is telling me that people want more products. So, we are thinking of doing a project in Mapusa, Margao or Porvorim, but we haven’t decided anything yet.
