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Construction Management Services is a leading construction management and consulting firm based in Morocco, with a vision to set new standards for sustainable construction in the region. CMS specializes in delivering complex, large-scale real estate projects, focusing on innovation, efficiency, and environmental responsibility. Their integrated approach combines robust project management with a deep commitment to green building practices, including extensive experience in life cycle assessment (LCA) and LEED certification initiatives. They pride themselves on their multi-disciplinary departments that collaborate seamlessly to bring landmark projects to fruition, ensuring both structural integrity and a reduced ecological footprint. The Borj Attijari project stands as a prime example of their dedication to pushing the boundaries of sustainable development in Morocco and beyond.
"Borj Attijari" project description
The 'Borj Attijari' project stands as a landmark mixed-use real estate development situated in Casa Anfa, Casablanca, Morocco. This ambitious undertaking includes a tower of approximately 25 to 27 floors designated as the future headquarters for Attijariwafa Bank, complemented by 7 to 8-story office buildings and potential commercial spaces. With construction initiated in 2021 and aiming for delivery around 2025, Borj Attijari is poised to become a new hub of attraction in the Casa Anfa district. Spanning a gross floor area of approximately 44,315 m² across 26 floors, the project is targeting LEED v4 BD+C Gold certification.
"The vision of CMS was not just to build a landmark, but to set a new standard for sustainable construction in Morocco. Integrating One Click LCA from the outset was crucial in turning the carbon reduction targets into tangible results, allowing us to make truly informed decisions about every material we chose."
— Anass ADFIFI, Projects Group Director, Borj Attijari.
Construction and timeline
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Current status: the project is under construction.
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Start of construction: construction began in 2021
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Expected delivery date: some sources indicate a delivery date by the end of 2025.
Key challenges
Sustainable construction in Morocco faces unique challenges, particularly concerning the reduction of embodied carbon in materials and the imperative to ensure superior indoor air quality.
The Borj Attijari project aimed to navigate these complexities by adopting an integrated approach that combined LCA with stringent LEED certification requirements, specifically focusing on the IEQc4 credit for Low-Emitting Materials. The core challenge was to effectively evaluate and mitigate the project's carbon impact while simultaneously optimizing material choices to achieve excellent indoor air quality and meet the demanding criteria of LEED IEQc4. Initial assessments highlighted the need for a robust methodology to identify and address the environmental footprint of key construction components while ensuring occupant well-being.
How One Click LCA helped overcome challenges
To address these multifaceted challenges, the Borj Attijari project strategically implemented One Click LCA software for its comprehensive LCA. The LCA was performed in strict compliance with international standards, including EN 15978, EN 15804, ISO 14040, ISO 14044, and ISO 21929. To meet the LEED v4 BD+C IEQc4 credit, materials were rigorously evaluated against the CDPH Standard Method v1.2-2017 for Volatile Organic Compound (VOC) emissions. The project's methodology involved meticulous data collection for One Click LCA, including precise material quantities and types. Emission sources were verified through manufacturer certificates and Environmental Product Declarations (EPDs), ensuring accuracy and reliability. To understand the potential for improvement, various evaluation scenarios were modeled: a baseline scenario, scenarios incorporating low-carbon material alternatives, scenarios with low-VOC alternatives, and optimized scenarios that combined both approaches.
This allowed the team to assess key environmental performance indicators, including Global Warming Potential (GWP) and VOC emissions, alongside the percentage of materials compliant with LEED IEQc4 requirements. One Click LCA proved instrumental in identifying materials with the highest carbon impact and mapping out strategies for targeted reductions.
Results: quantifying environmental performance
The One Click LCA analyses provided clear quantitative insights into Borj Attijari's environmental performance, tracking progress from the initial baseline to the as-built phase.
1. Overall carbon impact reduction: the project successfully reduced its total Scope 3 carbon emissions (Global Warming Potential, life cycle) by 16.5% from the baseline to the as-built phase.
2. Key material contribution: the LCA identified purchased goods and services (Scope 3, category 1) as the main contributors to CO2e emissions. Specifically, high-resistance cast concrete and steel reinforcement (rebar) were pinpointed as major sources of carbon impact.
3. LEED IEQc4 compliance: compliance was rigorously tracked for the following material categories:
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Flooring (carpet tiles and ceramic tiles)
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Ceilings, walls, and insulation (suspended aluminum ceiling system and rock wool insulation)
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Adhesives and sealants
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Paints and coatings
One Click LCA was actively used to compare alternative scenarios (e.g., low-VOC flooring) and ensure adherence to low-emission material choices, evaluating their cumulative effect on LCA results.
"Our commitment at CMS goes beyond just building structures; it's about building a sustainable future. Borj Attijari exemplifies how strategic partnerships and cutting-edge tools like One Click LCA empower us to achieve our ambitious environmental targets, delivering projects that are not only iconic but also exceptionally green."
— Yassin GASMI, LEED Certification responsible, Borj Attijari.
Innovative approach to IEQc4 & carbon optimization
One Click LCA proved instrumental in identifying materials with the highest carbon impact and mapping out strategies for targeted reductions. Simultaneously, the project rigorously pursued LEED IEQc4 compliance. A key aspect of the integrated approach was to evaluate whether the benefits of improved indoor air quality through low-VOC alternatives justified potential trade-offs in terms of embodied carbon. This holistic view ensured decisions balanced both environmental and health-related goals.
Achieving and exceeding goals
The implementation of One Click LCA facilitated informed design and procurement decisions, enabling the Borj Attijari project to meet its environmental and indoor air quality objectives effectively.
Clear communication of sustainability requirements to contractors and subcontractors proved essential. Rigorous on-site verification ensured that delivered materials met the low-emission and low-carbon specifications.
Through this methodical and data-driven approach, Borj Attijari is on track to earn LEED v4 BD+C Gold certification. signifying a significant achievement in sustainable building practices. This project's success has not only been an internal triumph but has also garnered attention within the industry, positioning Borj Attijari as a leading example of sustainable development in Morocco.
"Navigating the complexities of LEED v4 BD+C, especially for ambitious targets like significant carbon reductions, requires a truly integrated strategy. For Borj Attijari, our role as LEED consultant, amplified by tools like One Click LCA, allowed us to translate broad sustainability goals into actionable, measurable outcomes, ensuring compliance and pushing the boundaries of green building in the region."
— Badr JINAH, LEED Consultant for Borj Attijari
Conclusion
The Borj Attijari case study illustrates how the integration of One Click LCA and LEED IEQc4 criteria can lead to both optimized carbon performance and enhanced indoor environmental quality. By prioritizing sustainability from the earliest project stages (as Construction Management Services did) and backing design decisions with quantifiable LCA results, this initiative sets a new benchmark for green construction in Morocco.
This integrated, evidence-based methodology offers a replicable model for similar developments in North Africa and beyond, promoting life cycle assessment as a cornerstone of responsible, performance-driven construction practices.
Key takeaways from the Borj Attijari project
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Early integration is crucial: integrating life cycle assessment tools like One Click LCA from the earliest stages of design and construction planning is paramount for achieving ambitious carbon reduction and indoor air quality goals.
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Data drives decisions: quantifiable LCA results provide the evidence needed to make informed design and procurement decisions, moving beyond qualitative aspirations to measurable environmental improvements.
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Holistic approach is effective: balancing multiple sustainability objectives, such as embodied carbon reduction and indoor air quality enhancement (LEED IEQc4), through an integrated methodology ensures that decisions optimize across various environmental and health-related goals.
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Collaboration and verification are essential: clear communication of sustainability requirements to all stakeholders, coupled with rigorous on-site verification, is critical for successful implementation and adherence to specifications.
- Setting new benchmarks: the Borj Attijari project demonstrates a replicable model for large-scale developments, proving the viability of combining advanced LCA tools with green building standards to drive substantial environmental improvements in the region and beyond.
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