From vision to action: Setting new sustainability benchmarks in Qatar

Following Cundall’s recent partnership with Msheireb Properties, Middle East Consultant interviewed Bysshe Wallace, Principal Sustainability Consultant, about their collaboration to deliver Qatar’s first large-scale portfolio decarbonisation strategy. Originally published in the October magazine edition.

What are the measures required when a leading real estate developer decides to comprehensively decarbonise a large-scale development? Qatar-based Msheireb Properties chose to take this significant step with its entire portfolio in Msheireb Downtown Doha. In a landmark initiative - the first of its kind at this scale in Qatar - the developer partnered with global multi-disciplinary consultancy Cundall to reinforce its position as a pioneer in sustainable urban design and delivery. 

The initiative entailed a complex and sophisticated layering of approaches, with an outstanding end-result fully aligning with the goals set out in the Qatar National Vision 2030. Commenting on the sheer scale of the project, Fatima Mohamed Fawzy, Senior Manager - Education & Sustainability, Doha Design District, Msheireb Properties, explained: “This was more than a sustainability initiative - in reality, it was a pivotal step in redefining the future of urban living in Qatar. By embedding science-based decarbonisation across our entire portfolio, we are not only setting a bold new benchmark for climate leadership in the region, but also demonstrating what is possible when innovation, transparency, and collaboration come together. This milestone reflects our long-term commitment to driving measurable climate action in the built environment and highlights the impact of working with forward-thinking partners like Cundall.”

Seven steps to net zero carbon
So, how - in detail - was this important benchmark achieved? The root of the transformation was Cundall’s signature set of protocols - Seven Steps to Net Zero Carbon. To fully understand the methodologies involved, ME Consultant spoke to Bysshe Wallace, Principal Sustainability Consultant, Cundall. 

“The first thing to realise”, says Bysshe, “Is that ultimately the process and steps are the same for any entity embarking on this carbon accounting journey; however, the larger the entity, inevitably the complexity of the task increases. We can break 
down the key elements of this process as below: 

1. Learning curve: There is a learning curve that all the departments involved in this process need to cover which is on carbon literacy – we are used to quantifying performance on financial cost, but carbon accountancy works differently, and particularly on this first round of calculations, this learning takes place during the process and the whole team needed to take in how their activities are impacting the carbon footprint. 

2. Data gathering: The data gathering is the key element to getting things right and requires new systems to be created to capture the data needed, sometimes this also means new equipment such as advanced metering solutions.

3. Establishing a clear plan: Identifying the key areas of focus for the immediate, intermediate and long-term action is essential, along with a plan and targets for consideration, so the client can get to work on tackling the priority areas as early as possible, and developing a target they feel will work best. 

“The duration needed will usually be the best part of a year depending on the factors mentioned. In the case of Msheireb Properties, both the quantity and complexity was substantial, so we had dedicated teams working from Msheireb Properties’ side to collect the raw data internally from all the various departments, and Cundall then disseminated this data, calculating the carbon emissions and reporting back to the client.

“It has to be said that Cundall have the advantage of bringing experience from a diverse range of industries, with a project scale spanning continents. This exposure allows us to fully understand Msheireb Properties’ ambitions and in fact allows us to give them the best insight possible on where to make impactful changes to meet their overarching objectives.

“When in comes to Cundall’s ‘Seven Steps to Net Zero Carbon’, these protocols have been developed specifically for property management firms who are looking to take control of their carbon emissions. They apply to the sequence of steps we believe is the most efficient for this type of organisation. So - here are the key steps:

Step 1: Scoping strategy - Cundall works closely with the client to understand the organisational structure and review all activities contributing to carbon emissions. The goal of this process defines three characteristics for each activity to articulate the most relevant boundary for the Net Zero Carbon (NZC) Pathway - identifying what to include or exclude. 

Step 2: Carbon data collection and review - Following the receipt of the Scoping Strategy, the client begins gathering detailed data on all the activities for Cundall to conduct their carbon calculations. The level of effort needed to complete this step depends heavily on the scale and complexity of the organisation, the number of different departments involved and the data available for the activities as well as the availability of the client’s team to actually provide this information. 

Step 3: Sample asset level audit - In the case of Msheireb Properties and for all property management entities of a similar nature, the next step is to take a closer look at the operational performance of the building assets. Cundall engineers conducted site audits to collect this information.

Step 4: Reduction strategy - Once the initial carbon calculations are complete, Cundall develops a reduction strategy bespoke to the project. The strategy, once agreed upon with the client, is focused on identifying the actions needed to reduce or eliminate the carbon emissions arising from each of the organisation’s activities.

Step 5: Green energy strategy and offsetting - Where carbon emissions remain after all feasible reduction actions, this step focuses on identifying zero-carbon energy sources - whether through an energy supplier, onsite renewable technologies, or direct connection to external renewable sources. 

Step 6: Target setting - At this stage, Cundall and the client have a clear view of emission sources, the most significant contributors, and the actions needed to reduce or eliminate them. They also understand which emissions can be addressed through renewable energy and which will require offsetting, along with suitable offsetting programs. The final task is to define a pathway with short and long-term targets to achieve Net Zero, an evolving process guided by Cundall’s ongoing recommendations. 

Step 7: Final reporting - The final stage is to provide the client with a full report detailing all the steps, the process taken, and a clear and practical pathway for the organisation. All steps from 1 - 7 will be applicable for most organisation types looking to take this journey, with the exception of Step 3, that is specifically intended to capture key carbon emission data not readily available to the client. 

“Our view is that by embedding carbon literacy, systems thinking, and a culture of continuous improvement into every stage, Cundall’s Seven Steps supports the delivery of net zero buildings and position organisations to take the next leap toward net positive development, where buildings give back more than they take. “Net positive means designing buildings and infrastructure that restore and regenerate, giving back more than they consume in terms of energy, water, biodiversity, and social value. The emphasis on early-stage whole life carbon analysis, passive design optimisation, renewable energy integration, and in-use performance tracking helps identify and unlock opportunities for regenerative outcomes. While the primary goal is to achieve net zero, Cundall’s Seven Steps create a strong foundation for organisations to transition to net positive.

Challenges and lessons learned

“For many organisations of this scale”, says Bysshe, “There’s the challenge of enabling different departments to communicate, share, and to collate the data for a topic that’s relatively new to them. This is normal on all projects, as many of us may be familiar with the concept of carbon emissions and the need to reduce them; however we don’t have constant visibility of the carbon impact of our activities. This process allows the client’s teams to learn about this on the job, which may be a challenge but it is a very positive one. “There is an internal shift that needs to be made by the entity taking this on, such as reporting processes, data collection, operational processes, equipment installations, etc., these all need to be embedded for the transition to take place. We are proud to say that our client, Msheireb Properties have and continue to tackle this head-on.

“One area that can be amongst the hardest tasks is influencing the suppliers of the products and services which directly impact an organisation’s Scope 3 emissions. Currently it’s still common for suppliers to not have the carbon emissions data available on their product or service, or even have their own carbon reduction strategy in place, which makes it challenging for procurement decisions to be made. However, this is changing and it is entities like Msheireb Properties who will have a major role in influencing and encouraging positive carbon reporting in their supply chain. 

What the future holds

What’s next in terms of delivering benchmark projects of this kind here in the GCC? “While this is the first project of its kind in Qatar”, says Bysshe, “we are seeing strong momentum across the region, as more organisations commit to carbon reduction, driven by national Net Zero targets and evolving regulations.

Increasingly, developers are requesting embodied carbon assessments at the concept stage, moving beyond a sole focus on operational efficiency. Asset owners are also calling for detailed decarbonisation roadmaps. “In one recent project, Cundall was engaged even before the architect was appointed, to set carbon intensity limits for the site - something that would have been unheard of just a few years ago. This signals a fundamental shift in how carbon is being prioritised in early-stage design. “Across the GCC and globally, we’re helping clients embed carbon considerations from the outset, establishing baselines, modelling design scenarios, integrating Net Zero pathways into masterplans and building strategies, and aligning them with global reporting and compliance frameworks such as the International Sustainability Standards Board (ISSB) and Task Force on Climate-Related Financial Disclosures (TCFD).” 

How the partnership with Msheireb Properties unfolded

First things first. As part of the project, Cundall conducted a detailed carbon footprint analysis across the full asset portfolio, which includes over 100 buildings, 800+ residential units, and 300+ retail spaces. The decarbonisation strategy targets emissions reductions across all three GHG Protocol carbon accounting scopes (1, 2 and 3) and aligns with the Science Based Targets initiative (SBTi), a globally recognised benchmark for decarbonisation.

Carbon accounting marks the first step in Msheireb Properties’ decarbonisation roadmap, and this phase accounts for both direct building emissions and indirect emissions. Each building was assessed against Cundall’s Seven Steps to Net Zero Carbon, with detailed action plans developed to reduce operational energy consumption through priority upgrades to mechanical, electrical, and plumbing (MEP) systems. Comprehensive energy audits were conducted across all building typologies to evaluate current performance and identify high-impact, cost-effective energy-saving opportunities. The wider decarbonisation plan also addresses elements such as sustainable procurement, supply chain engagement, waste management, and policy enhancement. Each asset received a performance rating and had measures identified as part of their tailored pathway to net zero carbon.

All in all, the partnership between Msheireb Properties and Cundall has resulted in holistic solutions that fully demonstrate how the most ambitious and future-forward developments can successfully keep the vision of decarbonisation front-of-mind. As Mario Saab, Director of Sustainability MENA, Cundall, says “By taking a data-led, science-aligned approach to portfolio decarbonisation, Msheireb Properties is setting a new standard for sustainable development in the region - one that others can learn from and follow.” A last word from Gary Dodds, Partner and Country Director - Qatar, Cundall: added: “We are proud to support Msheireb Properties on this pioneering journey. This is not just about upgrading buildings; it’s about reshaping what sustainable development looks like in Qatar. By taking a portfolio-wide view, we’re helping deliver meaningful change that aligns with both local goals and global expectations.