Soil reconversion: ABO Group

It may sound obvious, but the very first act in any construction project is to dig a hole in the ground. The perspective of ABO-Group, experts in everything that concerns the soil and whose slogan is ‘Laying the foundations for a healthy future’, is therefore relevant. ABO’s activities can be summarized as a focus on what is happening beneath the surface and includes, analyzing the soil regarding pollution, measuring stability and monitoring the different steps throughout the remediation process. During an interview, CEO Frank De Palmenaer covered a number of topics which have a bearing on both the wider international context and the situation more specific to Belgium. Frank De Palmenaer started by citing that now, more than ever, research and studies concerning ground works and the stability of our soil are indispensable. Climate change and global warming are having an impact on our soil and environment, which in turn has an impact on our infrastructure and buildings. He stated that care will have to be taken in reconstruction works in Wallonia following this year’s floods. We will have to find ways to cope with our changing environment. And along with all this, the foundations of buildings are being affected by the current lack of rain and increasing drought.

Renewable energy is another pressing matter and also requires attention concerning infrastructural solutions. ABO is already active on certain levels when it comes to generating green energy. For example geothermal energy. In Wallonia we are considering the possibility of using old mineshafts to generate energy using the heat of our planet. In order for this to be feasible, difficult deep drilling methods have to be used.

For a company like ABO the effect of chemical elements lay within the expertise of its multidisciplinary experts. For example, one of these new contaminants is known as PFAS (per- and polyfluoroalkyl substances). PFAS is a collective term for a group of more than 6000 non-degradable chemicals. For decades they have been used in different products because of their useful characteristics: water-, grease- and dirt-resistant, heat-resistant and fire-resistant. As of today, there are still no ways to treat soil that has been contaminated with PFAS. The work that needs to be done on the polluted 3M-site in Antwerp for example, is uncharted territory. ABO is closely involved with all the key stakeholders to ensure feasible solutions within this matter. Another problem is chromium-6, one of those proven very serious cancer-causing substances that you find, among other things, in black tar at the bottom of ships and wagons or on the bottom of electrical pylons. ‘The new asbestos’, some believe. PFAS and Chromium-6 are just a few examples. We have not seen the end of possible other endangering chemicals.

ABO PROJECT - ANDENNE

Moving on to the existing situation regarding construction and demolition in Belgium, Frank De Palmenaer pointed out that the construction market is not only governed by natural or chemical factors (climate change, pollution...), but also by political factors and laws. Developers and contractors have to take into account different kinds of regulations, in which ABO can guide them and be of assistance throughout the different steps of the project. For example regulations concerning the demolition of existing buildings. It is for instance obligatory to draw up a demolition follow-up plan (including a destructive asbestos inventory) by a recognized expert when it comes to bigger development projects. Moreso, as of the 30th of June, it’s mandatory to go through a traceability procedure with a demolition management organization. Another example in terms of legislation is the requirement for buildings to be asbestos-free and certified as such. Flanders aims to be asbestos-free by 2040. In line with this goal, new legislation has been introduced. As of the 23rd of November, homeowners will have to submit an asbestos inventory certificate when selling their house built in 2000 or before. The new obligation applies to any sales contract signed from 23rd of November and must be communicated to the buyer during the signing process. When it comes to the removal of asbestos, there’s no obligation yet. Currently, there is only an obligation for public buildings to remove certain asbestos materials by 2034 or 2040, respectively, to achieve an asbestos-safe condition by 2040. However, anyone managing asbestos is obliged to ensure that it does not pose a risk to people or the environment. And lastly, the opinion of the local population has to be taken into account, who tend not to be in favour of larger new constructions, even when they may be desirable or necessary (nimbyism). Sometimes certain structures may be dangerous because of their age or their usage (for example nuclear plants). People would prefer to see them built far away from their homes, such as on sites somewhere out at sea. This, in turn, raises new political questions concerning for example the width of our Belgian coast and national waters, which are restricted by law. And furthermore, our politicians do not always agree on every level.

One of the words that entered our language over recent years is ‘greenwashing’. Greenwashing affects the real estate industry, according to Frank De Palmenaer in particular because of the unclear legislation regarding eco-building. We are obliged to have certain certificates and attestations but we are not yet totally ready for everything which is asked of us in terms of energy etc. in the industry, and we even appear to be going backwards.

The desire to build within the concepts of the circular economy is laudable but also adds a layer of difficulty. Frank De Palmenaer states that he is now considering the possibility of executing a circular project in Melle. There, an old building will be demolished and these materials will then again be used in a new project in Andenne, where offices and a car park will be constructed. Certainly not everything can be used again, but the goal is to reuse as much as possible. Although many elements will be reused in the new office building, we will still have to take into account the environmental impact of transporting all these materials.

What about the project team?

Previously, says Frank De Palmenaer, the procedure was to appoint an architect to design the project and take it from there. Now, we think more in terms of an overall project team to be in place from the very beginning. It is necessary to have specialists for each aspect of the construction as well as the legal issues, along with the risks. It is also preferable to think on a wider scale than just a single building, and to take the whole of the district into account. By doing this we can also play our part in the construction of sustainable cities, working in coordination with the local authorities.

A fascinating insight into an aspect of the construction of any new project – from a power station to an apartment building – which the professionals have to deal with as an absolute priority. The population at large, by contrast, generally only sees the part which emerges from the ground afterwards!

Frank De Palmenaer

CEO of ABO-Group

It is the policy of the Flemish government to chart asbestos present in buildings. From November 23, 2022 an asbestos test will therefore be mandatory for the sale of buildings constructed before 2001. By 2032, every building owner of such a building dating from before 2001 must have an asbestos test. By detecting and removing asbestos, the Flemish government aims to make Flanders asbestos-safe by 2040 at the latest. The use of materials containing asbestos has been prohibited in buildings constructed after 2000.

An asbestos test is the result of an asbestos inventory of a building. Based on this inventory, OVAM (the Flemish agency mandated with managing the waste domain) delivers a unique asbestos test certificate for each building. This certificate contains information about asbestos in the building and tests whether it is asbestos-safe. It describes for normal use of the building which materials or building components contain asbestos, what the condition of the asbestos is and gives advice on how it can be safely managed or removed.