GBCSA10yrs Inspiring Book 2017

2007 - 2017

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CREDITS

Editor Gillian Gernetzky, Percheron Strategic Communications gillian@percheron.co.za

Acknowledging our directors: 2007-2017

Consulting Editor Eric Noir, Design for Abundance eric@abundanceafrica.com Sub-editor Natalie Mayer, EDITED natalie@edited.co.za Project Management Jo Anderson, GBCSA jo.anderson@gbcsa.org.za Gordon Brown, Alive2green Projects gbrown@alive2green.com Editorial Advisory Manfred Braune, GBCSA manfred.braune@gbcsa.org.za Editorial Contributors Linda Doke Riana Geldenhys Natalie Mayer, EDITED Nicole Cameron, EDITED Louise Scholtz, WWF Dominika Czerwinska, WGBC Art Direction and Design Daniel Smith, Skyboy Design Design and Layout Carla Lawrence, CDC Design Proofreader Narike Lintvelt Media Sales Manager Thandiswa Mbijane thandiswa.mbijane@alive2green.com Media Sales Vania Reyneke Jess Lamoral Glenda Kulp Louna Rae Munya Yani

GBCSA Chief Executive Officer Dorah Modise Chief Financial Officer Pardon Mutasa

Alive2green Projects MPeople Resourcing t/a Alive2green Projects Reg no. 2005/003854/07 Publisher Gordon Brown gbrown@alive2green.com MPeople Resourcing (Pty) Ltd t/a Alive2green Projects Tel +27 21 447 4733 betterbuildings@alive2green.com www.alive2green.com ISSN 2522-3704 Printed by CTP Printers Cape Town

Media Coordinators Anesu Machekanyanga; Nina Brown Admin support from Alive2green Projects Avril Arendse Linda Toms Brigitte Eberbach Edward Macdonald

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All Rights Reserved. No part of this publication may be reproduced or transmitted in any way or in any form without the prior written permission of the GBCSA or the Publisher. The opinions expressed herein are not necessarily those of the GBCSA or the Publisher or the Editor. All editorial and advertising contributions are accepted on the understanding that the contributor either owns or has obtained all necessary copyrights and permissions thereto. The GBCSA and the Publisher do not endorse any claims made in the publication by or on behalf of organisations or products. Please address any concerns in this regard to the Editor.

Current directors Anthony Stroebel – Current Non Executive Director Brent Wiltshire – Current Non Executive Director Deen Letchmiah – Current Non Executive Director Dorah Modise – Current Executive Executive & CEO Faieda Jacobs – Current Deputy Chair Lisa Reynolds – Current Non Executive Director Manfred Braune – Current Executive Director Neil Gopal – Current Non Executive Director Nkosinathi Manzana – Current Non Executive Director Rudolf Pienaar – Current Non Executive Chair Previous directors Alex Phakathi – Past Non Executive Director Aloth Stratford – Past Non Executive Director Amelia Beattie – Past Non Executive Director Bruce Kerswill – Founding Chair & Past Non Executive Director Christopher Jiyane – Past Non Executive Director Colin Devenish – Past Non Executive Director Daniel Irurah – Past Non Executive Director David Jollands – Past Non Executive Director Dorah Modise – Past Non Executive Director Eric Noir – Past Non Executive Director Graham Pirie – Past Non Executive Director Grant Ramsay – Past Non Executive Director Hassan Asmal – Past Non Executive Director Hendrik de Clercq – Past Non Executive Director Hope Mashele – Past Non Executive Director James Ngobeni – Past Non Executive Director Keith Craddock – Past Non Executive Director Lefadi Makibinyane – Past Non Executive Director Llewellyn van Wyk – Past Non Executive Director Marius Muller – Past Non Executive Director Maurice de Villiers – Past Non Executive Director Mike Munnik – Past Non Executive Director Nagendra Tyrone Govender – Past Non Executive Director Paul Carew – Past Non Executive Director Paul Simpson – Past Non Executive Director Pieter Smit Van Waesberghe – Past Non Executive Director Rodney Milford – Past Non Executive Director Seana Nkhahle – Immediate Past Chair Simeon Peerutin – Past Non Executive Director Stephanus Olivier – Past Non Executive Director Vinesh Laloo – Past Non Executive Director Wayne van der Vent – Past Non Executive Director

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A NOTE FROM THE EDITOR

Gillian Gernetzky Editor

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ack in 2007, ‘green’ was a vague concept reserved for tree huggers and hippies. The first ‘environmental activist’ documentary, An Inconvenient Truth, had been released the year before and the seemingly irreversible damage we’d done to our planet left us feeling either hopeless or unwilling to face the myriad changes we would need to make to halt the destruction.

Fast forward 10 short years and green, sustainability and environmentally friendly are household words. Building green has become a mainstream concept, to the point where it’s standard practice for new commercial developments to be designed and built to Green Star specifications; each and every municipality in South Africa is a GBCSA member; and more than 10 000 South African homes have been registered for EDGE certification.

This book has been carefully curated to tell the stories of the stakeholders who have been willing to turn the African built environment around and change the way we do business. It gives a voice to the people and organisations that have played a pivotal role in transforming the built environment, and breathes life into the buildings that have raised the bar and set a new standard of green building on the African continent.

The WWF outlines the importance of a green building movement from an environmental point of view on page 12, while the

It gives a voice to the people and organisations that have played a pivotal role in transforming the built environment, and breathes life into green buildings that have raised the bar. story of the first decade of the GBCSA is told through the eyes of the key people involved from pages 16 to 26. WorldGBC CEO Terri Wills and GBCSA CEO Dorah Modise cast their eyes forward to the next 10 years and beyond from page 27, while the WorldGBC recounts the progress of the extension of the green building movement into Africa on page 30.

In our efforts to understand what exactly constitutes better buildings, we identified nine key themes. Green Star certified buildings were selected which exemplify design and innovation under these themes, and they are explored from the perceptions of the professionals involved in the projects in the pages from 36 to 77. We then review 6-Star Green Star buildings from a completely different perspective from page 78: this time from the top down, through interviews with the CEO’s who commissioned these world-class green buildings.

2007 - 2017

We wrap up the book from page 108 by exploring green building from the perspectives of government, financiers, architects, developers and tenants, before delving into the important work that key suppliers are doing in making green building more accessible and cost effective in our industry innovation and case study sections on page 118 and 126 respectively.

We hope you enjoy reading the book as much as we enjoyed compiling it, and that it inspires you to continue to aspire to ever higher standards in the pursuit of building better buildings.

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foreword

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According to research, the right thing to do is the top trigger driving green activity in SA. Rudolf Pienaar Chair, GBCSA

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t is both a pleasure and a privilege to write this foreword for this commemorative book, which documents and celebrates the first 10 years of the Green Building Council South Africa, while recognising the pivotal role that our member community and professional affiliates have played in the first decade of our existence.

operate the Excellence in Design for Greater Efficiencies (EDGE) residential tool; signing up all 257 municipalities in the country as GBCSA members through its agreement with the South African Local Government Association; and being instrumental in the establishment of eight other green building councils in Africa so far.

The GBCSA strives to inspire a built environment in which people and planet thrive and its core focus is to advocate, train and certify to achieve this goal. It has certainly taken great strides towards this goal since its launch in 2007 and green building is now growing exponentially in South Africa. It took six years to certify the first 100 buildings, and less than a year and a half to reach 200 in September 2016. In fact, the Dodge Data Analytics World Green Building Trends SmartMarket Report released in 2016 found that South Africa has the highest green share currently of any country in the study and could become a leader in the green building sector by 2019. Interestingly, “the right thing to do” was the top trigger driving future green activity in South Africa. This achievement is largely thanks to the tireless work of GBCSA’s dedicated staff and the commitment of its member community.

The GBCSA’s next big challenge is the drive towards a net zero built environment in South Africa. Part of a groundbreaking project by the World Green Building Council, the GBCSA has commenced with the roll-out of net zero building certification and training so that highly efficient buildings become the norm over the next 35 years. The aim is to reduce CO2 emissions from the buildings sector by 84 gigatonnes – the equivalent of not building 22 000 coal-fired power plants – by 2050.

The organisation should also be applauded for launching 10 rating tools – from just one in 2008 – which address buildings across all sectors; training in excess of 1 500 accredited professionals; being selected as the International Finance Corporation's (IFC) partner in South Africa to launch and

Looking back on the achievements over the past decade, and casting my eyes forward to what is planned for the GBCSA, I am excited about what the future holds. I firmly believe that the organisation is perfectly positioned to lead the way in building a better world for present and future generations, in all sectors of the built environment, in South Africa and the rest of the continent.

I extend my heartiest congratulations for an exceptional first decade and my very best wishes for the next 10 years and beyond.

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foreword

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Tai Lee Siang

GBCSA is playing an important role in bringing together all building sector actors to generate a change of perspective.

Chair, World Green Building Council & Asia Pacific Regional Network

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irst of all, I would like to congratulate the Green Building Council South Africa (GBCSA) on their 10th anniversary.

The completion of this 10-year journey marks a special moment in the history of South Africa’s green building development. The fact that this movement has successfully weathered the challenge of time speaks volumes about its two unique strengths – diversity and inclusiveness.

GBCSA has certainly grown by leaps and bounds through embracing these key tenets.

Globally, we are seeing convergent trends. Most significantly, urban migration, worsening pollution and increasing carbon emissions due to rapid economic growth are threatening our planet’s condition and the people who live on it. In the last 20 years, the global population’s preoccupation with extreme economic growth has overtaken concerns for responsible and sustainable development. As a result, we are facing the serious effects of climate change. COP21 in Paris saw the first “Building’s Day” and the World Green Building Council, together with other building industry players, agreed to accelerate market transformation and attempt to keep global warming to within 2°C. The World Green Building Council set the ambitious goals, together with our members, to move towards building only net zero buildings by 2050. Green Building Councils are also encouraged to establish net zero rating tools to help shift their markets towards this goal. I wish to express my appreciation to GBCSA for their participation in the Advancing Net Zero project.

It is the WorldGBC’s intention to engage the public through positive messaging. One such initiative is the “Better Places for People” project on green and healthy buildings. It is agreed that green building knowledge must be widespread and presented in a manner that ordinary people can understand. The knowledge that green buildings create healthier and happier settings is a key part of this communication.

South Africa, like many developing nations, faces the challenge of balancing economic growth and sustainability. I would like to encourage GBCSA to pursue and champion strategies on several fronts. Firstly, responsible urbanisation. Cities hold the only answer to modern living. However, our current urbanisation model is not entirely based on sustainability principles. There is a need to re-examine the fundamentals.

Secondly, affordable housing. One of the common problems with our unsustainable environment is the lack of housing options. Green and affordable housing is key to the creation of a sustainable society. Lastly, maintaining the momentum of a great green building movement. On this note, GBCSA is playing an important role in bringing together all building sector actors to bring a change of perspective. Having the right strategies in place for the next 10 years will be crucial to see a complete landscape change resulting in a greener South Africa.

My heartiest congratulations to the Green Building Council South Africa on their 10th anniversary!

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CEO's Message OFC-011_.indd 7

DORAH MODISE GBCSA CEO

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hat a proud moment for the Green Building Council South Africa and its invaluable members: 10 years in existence and close to 300 buildings certified to date. It is both a privilege and an honour for me to head up this incredible organisation and I would like to take this opportunity to personally acknowledge each and every person, company and government department that has been instrumental in bringing the South African green building movement to where it is today.

As we celebrate this significant milestone, we can reflect proudly on the substantial growth that the GBCSA has achieved, both internally and in its delivery of green building across the African continent. The next 10 years promise a brave new era of major growth in non-traditional areas. Apart from the ambitious targets we have set for three short years hence in our 2020 Pledge, the GBCSA’s focus will be on enhancing collaborative relationships with all key sectors, especially the public sector, in order to maximise adoption of green building practices, developing green buildings at scale across all sectors, and building sustainable communities. We will also continue

We have been extraordinarily fortunate to have received support from the key players in this space and we look forward to their continued partnership over the next 10 years and beyond.

to collaborate with our key partners: the members of the Green Building Leader Network (at this moment comprising SALGA, Growthpoint, Standard Bank, City of Tshwane and Liberty Group) who have consistently demonstrated their commitment to advocating for real change and to whom we remain eternally grateful for their support.

Our current and prospective members – or Planet Shapers – remain absolutely key to the success of the GBCSA – and indeed, the African green building movement – and we are at a point that calls for renewed commitment from all stakeholders.

We have been extraordinarily fortunate to have received both financial and non-financial support from the key players in this space and we look forward to their continued support and partnership over the next 10 years and beyond.

I would like to end off by acknowledging the incredible support and commitment from Team GBCSA who are passionate about what they do and totally dedicated to supporting industry in “inspiring a built environment in which people and planet thrive”.

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www.balwin.co.za Polofields takes aim at EDGE goal. Balwin Properties Limited’s luxurious Polofields development in the Waterfall area in Midrand, Gauteng has an Edge Preliminary Certificate. Offering 2 bedroom 2 bathroom and 3 bedroom 2 bathroom apartments ranging in size from 115m2 to 119m2 , the development boasts a number of green features, which contribute to their achieving the Edge Preliminary Certification saving 20% in each of the three categories: operational energy and water usage and a reduction in the embodied energy of the materials used in construction.

These features include reduced window-to-wall ratios, the use of energy efficient light bulbs in internal spaces and common areas, lighting controls in common areas and outdoors to ensure optimal energy efficiency, lowflow fittings in bathrooms and kitchens as well as dual flush toilets to achieve maximum water efficiency. Grahame Cruickshanks, Managing Executive Residential at the GBCSA says that Balwin is a long-time member of the GBCSA and now that Balwin Properties Ltd has achieved the preliminary certification for Polofields, the organisation looks forward to the final rounds of EDGE certification for the development.

JOHANNESBURG Tel: +27 11 450 2818

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CAPE TOWN Tel: +27 21 020 0849

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KWAZULU NATAL Tel: +27 87 049 0121

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A NOTE FROM THE EDITOR • Gillian Gernetzky, Editor

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Forewords

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GREEN BUILDING COUNCIL SOUTH AFRICA – THE FIRST TEN YEARS AND BEYOND • The first steps: stories of how it all started • Going operational with Green Star SA • The story behind the first Green Star certification in South Africa: Nedbank Phase II • The next decade and beyond

• Rudolf Pienaar, Chair, GBCSA

• The African Network of GBC's: Facilitating rapid sustainable growth in Africa

• Tai Lee Siang, Chair, World Green Building Council & Asia Pacific Regional Network

• Green Building Leader Network: True partners of the GBCSA

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• Dorah Modise, CEO, GBCSA

• A showcase of the greenest, most inspiring buildings in Africa

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CEO'S MESSAGE

Setting the scene for the need to build green: WWF • The Construction industry: Responding to the Age of the Anthropocene

Photo: Hotel Verde Gardens Owner: Verde Hotels

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Green Building at the Leading Edge

ENERGY • Omake House Office Building • Greenfield Industrial Park • BMW (SA) Head Office Refurbishment

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52 WASTE

• Solid Green Offices • Millennia Park, Stellenbosch

56 People

• Green Building at Karl Bremer Hospital • Google Johannesburg

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Urban integration and communities • Manenberg Contact Centre • 115 West Street • Tshwane House

64 Africa

• Nobelia Office Tower, Rwanda • One Airport Square, Ghana • Garden City Village Phase 1, Kenya

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Business case

WATER

• WWF-SA Braamfontein

• Hotel Verde

• Ridgeview Commercial Office

• Old Mutual Estuaries Plaza

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Biodiversity and food security

Innovation • Department of Environmental Affairs

• SAGE VIP Menlyn Maine Epsilon

• Vodafone Site Solution Innovation Centre

• Sisonke District Offices

• No 1 Silo, V&A Waterfront 9

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Photo: Hotel Verde Gardens Owner: Verde Hotels

WHY DO WE DESIGN, BUILD AND OCCUPY GREEN BUILDINGS? • W hat green buildings mean from the perspectives of various stakeholders

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Industry innovation • Belgotex • Lafarge • Kansai Plascon Coatings

126 Case studies

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• Old Mutual Investment Group

• Omake House Office Building

• Rabie Property Group

• Department of Environmental Affairs

• WWF

• No 1 Silo

• GLH Architects

• No 5 Silo

• Schneider Electric

• Nobelia Office Tower

• Arup

• Upper Grayston Building F

• Abland

• Vodafone Site Solution Innovation Centre

• Plascon

• WWF-SA

• Lafarge

• Belgotex Floors

• Wineo

• Emcon Consulting Engineers

• MDS Architecture

• Hotel Verde

• Aurecon

• Solid Green

• Hillbrow District Hospital

• B lack River Park: Collingwood Building, Gatehouse & The Old Warehouse

• Afrisam

6-Star BUILDINGS

• Menlyn Park • Paragon Group • Somfy • Virgin Active Collection

• The Silo Precinct plan

Photo: Hotel Verde Gardens Owner: Verde Hotels

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The Construction industry: Responding to the Age of the Anthropocene Louise Scholtz: Programme Manager, Urban Futures, WWF SA

Although natural capital assets evolved to be self-sustaining, increased human pressure – such as conversion of natural habitat to agriculture, overexploitation of fish stocks, pollution of freshwater by industries, urbanisation and unsustainable farming practices – is diminishing natural capital at a faster rate than it can be replenished. This depletion in turn leads to increasing food and water insecurity, raising prices for many commodities and increasing competition for land and water.

Greater competition for natural capital exacerbates conflict and migration, climate change and vulnerability to natural disasters such as flooding and drought. In time, there will be a general decline in well-being which will lead to more conflict and migration.

Overall, the size and scale of human enterprise has grown exponentially since the mid-20th century and humans have been demanding more than our planet can sustainably provide

since 1970. In 2012, the bio-capacity equivalent of 1.6 Earths was needed to provide the natural resources and services humanity consumed in that year. Clearly this excessive consumption is only possible in the short term and the consequences of this ‘overshoot’ are already clear: habitat and species populations are declining, and carbon in the atmosphere is accumulating.

As a result, nature and the services it provides to humanity are subject to increasing risk.

To draw attention to this potentially perilous environmental situation, atmospheric chemist and Nobel Prize winner Paul Crutzen and others suggest that we have transitioned from the Holocene – which commenced 11 700 years ago – into a new geological epoch referred to as the ‘Anthropocene’, a period during which human activity has been the dominant influence on climate and the environment’1. During the Anthropocene age, the climate is changing rapidly, oceans are acidifying and entire biomes are disappearing – at a rate measurable during a single human lifetime. The future of many living organisms is now threatened – not only wild plants and animals, but also increasingly people are victims of the deteriorating state of nature. Climate and other predictive models suggest that, without significant action, the Earth will become much less hospitable to our modern globalised society.

Given our current trajectory, there is a clear challenge for humanity to learn how to operate within the environmental 1 See https://www.google.co.za/#q=anthropocene+definition&spf=1495276553147 [Accessed on 10/5/2019]

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ver millions of years, the Earth’s ecosystems have evolved into diverse and complex biological communities living in balance with their environment. In addition to their intrinsic value, ecosystems also provide the foundation for human livelihoods and well-being. All of us depend upon healthy and diverse natural systems, also known as ‘ecosystem services’, for the regulation and purification of amongst others, water and air and climatic conditions. The available stock of renewable and non-renewable natural resources that support human life such as plants, animals, air, water, soils, and minerals are also known as ‘natural capital’.

Natural capital delivers a flow of benefits or ‘ecosystem services’ to people both locally and globally.

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limits of the planet. We need to transition to an approach that separates human and economic development from environmental degradation. In essence doing more with less, and doing things differently. This will entail the combination and integration of economic, social and ecological dimensions necessary to sustain human society2. Furthermore, a basic acknowledgement must inform development strategies, economic models, business models and lifestyle choices: we have only one planet and its natural capital is limited3.

Critical to avoiding incalculable risks to humanity is to ensure that global emissions peak by the year 2020. In the landmark UNFCCC Paris Climate Agreement4, the world’s nations committed to keeping the increase in the global average temperature to well below 2°C above pre-industrial levels and to pursue interventions to limit the temperature increase to 1.5°C above pre-industrial levels5.

Minor interventions to improve efficiency in resource use or to reduce pollution through end-of-pipe solutions will not bring about the magnitude of the change that’s needed. Changing the global economic system would entail a transformation in which human development is disconnected from environmental degradation and social exclusion. For this to occur, a number of significant changes – both incremental and radical – need to take place in the areas of natural capital protection, governance, financial flows, markets, and the energy and food systems.

What must happen if we have any hope to attain this goal?

Urban landscapes and their associated infrastructure are critical to the 2020 climate turning point6 with many believing that the global struggle for sustainable development will be a

2 See the UN 2030 Agenda for Sustainable Development. Available at: http://www. un.org/sustainabledevelopment/sustainable-development-goals/ 3 The WWF “One Planet Perspective” outlines better choices for governing, using and sharing natural resources within the Earth’s ecological boundaries. Adoption of this perspective will help nations meet their Sustainable Development Goals commitments by aligning individual initiative, corporate action, and government policy in order to attain a sustainable global society. See: Living Planet Report 2017. Available at: http://wwf.panda.org/about_our_earth/all_publications/lpr_2016/ [Accessed on 15/5/2017] 4 Available at: http://unfccc.int/paris_agreement/items/9485.php 5 2020 The Climate Turning Point. Available at: http://www.mission2020. global/2020%20The%20Climate%20Turning%20Point.pdf [Accessed on 10/5/2017] 6 Ibid.

battle largely waged in cities7. In terms of size, cities occupy only 2% of the world’s landmass, but in terms of climate impact, they have an enormous footprint. Cities consume over twothirds of the world’s energy and account for more than 70% of global CO2 emissions8. By 2020, 4.3 billion people are projected to reside in them9, as 1.3 million people become new city dwellers every week10. Without concerted action, building the infrastructure needed by the world’s growing and increasingly urban population would generate a total of 470 gigatons of carbon emissions by 2050 – nearly 10 times the total global carbon emissions in 201211.

Recent studies have suggested that buildings, which are currently responsible for one-fifth of greenhouse emissions12, offer the greatest opportunity for reducing greenhouse gas (GHG) emissions in the short-term113. It is estimated that the built environment at a global scale consumes 40% of energy use, 17% of fresh water use, 25% of wood harvested, and 40% of material use. In addition, buildings are typically located on the most productive land, estimated to be 250 million hectares worldwide, mostly on primary agricultural land14. South Africa is no different. The built environment is directly responsible, through electricity consumption, for over

7 Kamiya, M. 2016. Question of the Day: What is the most transformational idea in the New Urban Agenda? Available at: http://citiscope.org/habitatIII/ commentary/2016/10/question-day-what-most-transformational-idea-new-urbanagenda [Accessed on 16/5/2017] 8 C40. 2017. A Global Opportunity for Cities to lead. Available at: http://www.c40. org/why_cities [Accessed on 14/5/2019] 9 World Bank Database. 2016. Available at: http://databank.worldbank.org/ [Accessed on 12/5/2017] 10 Seto K. C., et al. 2014: Human Settlements, Infrastructure and Spatial Planning.

In: Climate Change 2014: Mitigation of Climate Change. Contribution of Working Group III to the Fifth Assessment Report of the Intergovernmental Panel on Climate Change Cambridge University Press, Cambridge, United Kingdom and New York, NY, USA. 11 Climate Action Tracker. 2016. The 10 Most Important Short-Term Steps to Limit Warming to 1.5-degrees C. Available at: http://climateactiontracker.org/assets/ publications/publications/CAT_10_Steps_for_1o5.pdf [Accessed on 17/5/2017 12 Climate Action Tracker. 2016. The 10 Most Important Short-Term Steps to Limit Warming to 1.5-degrees C. Available at: http://climateactiontracker.org/assets/ publications/publications/CAT_10_Steps_for_1o5.pdf [Accessed on 17/5/2017] See also: the intergovernmental Panel on Climate Change (IPCC),2014 Climate change 2014: Synthesis report.

13 Krausmann, F., Gingrich, S., Eisenmenger, N., Erb, K.-H., Haberl, H., & FischerKowalski, M. 2009. Growth in global materials use, GDP and population during the 20th centuryEcological Economics. Available at: http://isites.harvard.edu/fs/docs/icb. topic661271.files/EE-Krausmann_etal_MatsGDPPop_20thC-2009.pdf [Accessed on 9/5/2017] 14 Ibid.

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23% of South Africa’s carbon emissions. In addition, 4% of South Africa’s CO2 emissions come from the manufacture of building materials, mostly cement15.

Climate Action Tracker (2016)16 points out that to align with a 1.5°C pathway the building sector will need to reduce direct emissions by 70-80% by 2050, which will require ‘rapid and near complete phase-out of direct emissions from buildings by 2050’.

This will have to be accompanied by a complete phase-out of indirect emissions, largely in the form of purchased electricity.

Critically it states that there are cheaper and easier ways to build efficient buildings from the outset, while we urgently retrofit our living spaces to construct ‘future proof’ buildings now.

What are the key metrics behind these emissions goals? The 2020 Climate Turning Report17 spells out what needs to happen if we are to attain these emission reduction goals. On buildings and infrastructure, it will require investment of at least USD 300 billion each year by 2020 to support infrastructure decarbonisation, beyond usual spending. All new buildings should be constructed according to zero or near-zero energy standards and at least three 3% of existing buildings must be upgraded each year to the same standards18.

PHOTOS: 123rf

Decarbonising the world’s buildings and infrastructure will lead to other desirable outcomes beyond the climate benefits.

It will benefit human health, boost city and state economies, help to address inequality and social exclusion, and improve the aesthetics of the built environment. Increasing energy efficiency in buildings has been shown to help reduce mortality and morbidity, while increasing productivity and concentration among workers and inhabitants. Efficiency measures can also decrease waste and pollution, while increasing urban 15 Gibberd. J. 2010. Sustainable Development Criteria for Built Environment Projects in South Africa , Council for Scientic and Industrial Research Human Settlements Review, Volume 1, Number 1, Available at: http://www.klipsa.org.za/ Data/Sites/1/media/policies/human_settlements_review_sustainable_development_ criteria-libre(1).pdf [Accessed on 10/5/20190] 16 Climate Action Tracker. 2016. The 10 Most Important Short-Term Steps to Limit Warming to 1.5-degrees C. Available at: http://climateactiontracker.org/assets/ publications/publications/CAT_10_Steps_for_1o5.pdf [Accessed on 12/5/2017] 17 2020 The Climate Turning Point. Available at: http://www.mission2020. global/2020%20The%20Climate%20Turning%20Point.pdf [Accessed on 10/5/2017] 18 Scruggs, G. 2017. Buildings, transport must help ensure emissions ‘turning point’ by 2020, new initiative warns. April 11. Available at: http://citiscope.org/ story/2017/buildings-transport-must-help-ensure-emissions-turning-point-2020new-initiative-warns [Accessed 10/10/2017]

vegetation, for instance through the use of green roofs and walls. Improved and more sustainable urban infrastructure can lower energy prices, increase savings, increase employment, decrease debt, improve energy security and power reliability, as well as reduce unforeseen costs for building owners, workers and inhabitants. Smarter cities with low-carbon infrastructure also boast better social welfare, with enhanced safety, comfort, social inclusion and political stability, while improving social and physical resilience to environmental stresses such as floods and water shortages19.

It is therefore clear that the built environment has a major role to play in designing and building infrastructure that acknowledges increasing natural environmental resource scarcity while minimising carbon emissions. However, it is also clear that simply reducing negative impacts incrementally will not have the necessary impact to keep the global average temperature to well below 2°C above pre-industrial levels.

In a South African context, with its carbon-intensive economy and rapidly expanding population, coupled with diminishing resources with water particularly critical, a holistic approach must be followed. This entails new thinking and innovative approaches, looking beyond mere energy efficiencies, water saving technologies and the use of alternative materials and construction practices towards how we live and shape our world sustainably.

It requires the explicit incorporation of overarching sustainable objectives relating to land use and integrated development, biodiversity, ecosystem management, etc. Critically, it requires the setting of building standards, integrated urban planning, collaboration between the public and private sector, and above all, investments and incentives to support both new builds and retrofitting. Roles the Green Building Council South Africa has clearly championed and a responsibility they are fit to lead going forward.

19 2020 The Climate Turning Point. Available at: http://www.mission2020. global/2020%20The%20Climate%20Turning%20Point.pdf [Accessed on 10/5/2017]

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GREEN BUILDING COUNCIL SOUTH AFRICA – THE FIRST TEN YEARS AND BEYOND 16

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PHOTO: Alexander Forbes, 115 West Street OWNER: Zenprop

115 West Street

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The first steps: stories of how it all started GBCSA founder, Bruce Kerswill Climate change – the debate and denial around it, and the lack of urgent attention to its mitigation – is what keeps Green Building Council South Africa (GBCSA) founder Bruce Kerswill awake at night. But the fact that there is, in many circles, far-reaching action being taken, is what also brings Bruce hope. The action may be slow-moving, but it is happening.

Thankfully, there are many people out there like Kerswill, who look beyond their space to what lies ahead in the future, the global picture for all of civilisation, and actively seek to make change. As he maintains, the world needs a new way of doing business that does not have the over-exploitation of resources and people at its core.

PHOTO: Apex Building at Century City Square OWNER: Rabie Property Group

It was this thinking that in 2006 saw Kerswill seeking out a better, greener way to build – a way that would have less of an impact on the environment than conventional builds. He was involved in a large redevelopment scheme at the time and wanted to do it as a green building, but the professional team was dismissive of the notion, calling green an expensive fad.

“So I went to Australia to see how developers there were doing it. The Aussie property market is progressive and tends to be ahead of us by a couple of years, so is always a good indicator of how things will go in South Africa.”

He met with Romilly Madew, the CEO of GBC Australia (GBCA). Fully immersed in the green building concept, Madew told him it would be a waste of time to set up a single project – the entire industry would need to be changed. She suggested Kerswill set up a green building council in South Africa, and promised the GBCA would support it.

Kerswill admits there was virtually no resistance to the concept of green building. “People were generally receptive and the local property industry was open and progressive in its response. Neil Gopal, CEO of South African Property Owners Association

(SAPOA), was supportive of the GBCSA initiative from the start, both financially and by helping to spread the word to the SAPOA database, which was a huge enabler.”

But before GBCSA could engage stakeholders, the organisation needed to be formalised.

“In 2007 we set up a non-profit company and approached highlevel people to act as directors. The founding board included professionals from many of South Africa’s largest property companies, institutions and academia, and gave the GBCSA much credibility. A core player was our first CEO, Nicola Milne, whose energy and organisational skills were key to GBCSA’s success.

“We approached corporates for sponsorship and received excellent support – within a few months we had some 20 sponsors at various levels.”

Government involvement would be imperative if GBCSA was to succeed. Kerswill recalls one of the challenges at that early stage was trying to learn what was happening at the different levels of government.

“Thankfully we had two key board members who were involved in government, so we could achieve insight into the role government could play. Rodney Milford from the Construction Industry Development Board (CIDB), an agency of the Department of Public Works, and Seana Nkhahle of SA Cities Network and later with the South African Local Government Association (SALGA), both played, and still play, a leading role in sustainability in government affairs. With their involvement, we achieved government support for the Green Star SA tools, and several national departments and city councils building Green Star-rated buildings.”

It’s often said that at a universal level, good energy attracts the resources needed, and the GBCSA certainly is a project with good energy. Start-up funding from SAPOA enabled the team to put the basics in place and start promoting the organisation professionally.

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“Our first focus was to become operational. The board looked at the major rating tools at the time, including Leadership in Energy and Environmental Design (LEED) Building Research Establishment Environmental Assessment Method (BREEAM) and Green Star, and held public workshops with the property industry to discuss which would be best. The tool would need to be customisable for local conditions, and be operated in South Africa. Green Star was the only one that offered that, and had been designed using the best characteristics of the other two rating tools.

“The process of customising Green Star, where a technical working group of experts in each field reviewed every credit, was enormously valuable – it built local knowledge, made people aware of Green Star and gave us a source of people to deliver education courses and act as assessors.

“With the help of GBCA, we held our first Green Star course, which was a great success. We then developed our first rating tool, which established a high level of credibility for GBCSA’s technical and developmental ability,” says Kerswill. But it was GBCSA’s first convention that really propelled the organisation.

The team knew that to project professionalism, it needed to go big.

Photo: Century City Convention Centre OWNER: Rabie Property Group

“So we hired the CTICC, committing over R1 million without any funds in the kitty,” Kerswill explains. “Through our links with the World Green Building Council (WorldGBC) and GBCA, we lined up an impressive array of international speakers.

“The risk was that we had no members yet, and no idea how many people might attend the event. So we offered a special deal, making it cheaper to become a member and buy a ticket than it was just to buy a ticket, and SAPOA publicised the event to their database.” The risk worked. The convention was a great success. It put GBCSA on the map, attracted Nedbank as a major sponsor, achieved a profit, and acquired the organisation a head start of 400 members. Kerswill feels the impact of the GBCSA in South Africa has been significant: there is now a high level of awareness of green building, and the public is familiar with Green Star SA. “The green building movement is an approach to development and operations that’s conscious of the impacts that buildings in their wider context have on the environment and on society,

and looks for a better outcome. GBCSA identifies all the areas where we can make a difference – energy, water, materials, ecosystems, even transport, and challenges professionals, developers, contractors, suppliers, operators and users to come up with a better solution.

“Why would anyone not want to do this? It’s an extensive value chain, so the impact of green ripples a long way up and downstream.” Kerswill doubts anyone would build a major commercial development in South Africa today that is not green.

“I believe GBCSA will continue innovating. This isn’t just an exercise in operating rating tools and running education courses; it’s doing whatever we must to combat climate change, to save civilisation, to improve people’s quality of life. It’s a big task, and it’s urgent. We need to broaden our message, deepen our impact, and be innovative; move up the scale from buildings to precincts and cities, increase our intensity from 6-Stars to net zero carbon and regenerative buildings, widen our audience to the broader public, find new ways of inspiring action, and get governments to set new standards.”

SAPOA CEO, Neil Gopal It’s often said that from small beginnings grow great things.

What was born over a glass of wine in Sydney in 2007 between SAPOA CEO Neil Gopal, the then SAPOA president Alex Phakathi, and Bruce Kerswill as a SAPOA member is now, 10 years on, one of over 75 members of the World Green Building Council that is growing a global movement that will change the way the world is built.

“Given the climate change issues much publicised by Al Gore at that time, the world was moving towards greater environmental awareness, and we felt the time was right,” says Gopal.

“We decided SAPOA needed to forge ahead with the establishment of such an organisation. SAPOA then funded the GBCSA’s start-up costs after a proposal presented to the board by Bruce.

“It was exciting to have been party to the initial discussions around the idea of establishing such a promising organisation and then serving on the Board. We’ve been through various changes, but as the founding member, SAPOA’s support remains intact and strong.”

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GBC Australia CEO Romilly Madew Romilly Madew, CEO of GBCA for 11 of the 15 years since its founding, has been instrumental in the enablement not only of GBCSA, but of numerous green building councils around the world. Under Madew’s leadership, GBCA supported the establishment of the GBCSA, collaborating closely to share their experiences, information, policies, committee setup, and the customisation and licensing of the Green Star rating system so that GBCSA could fast track engagement with the South African industry.

“The GBCA supported GBCSA because we had been supported by the US Green Building Council (USGBC) during our inception.

Through the WorldGBC, Australia’s green building industry has worked closely with a network of kindred associations to transform the global property market and building industry.

Australia was an early adopter of green building practices, yet we recognise we have much to learn from other nations in both the developed and, more importantly, the developing world.”

In Australia, the green building movement started around 20 years ago, and only gained momentum after the Sydney Olympics in 2000 received worldwide recognition as the first ‘Green Games’. With venues and facilities that established new benchmarks in design excellence and best practice sustainability, Australia’s property and construction industry demonstrated that green buildings were achievable.

PHOTO: Sasol Place OWNER: Alchemy

But at the time, there were not many metrics to measure green building, few assessment tools or benchmarks of best practice, and no organised approach to knowledge-sharing or collaboration. There was also no way for the industry to promote, or profit from, green building leadership.

In 2002, a group of green building pioneers recognised the need for an independent organisation to drive the adoption of green building practices. The GBCA was born, following in the footsteps of other green building councils in the UK and US, and the following year the GBCA launched Australia’s first holistic environmental rating system for buildings, Green Star.

“Since then, Australia has certified more than 1 460 Green Star projects,” says Madew.

“A whopping 37% of the country’s office space is Green Star certified, and 5% of the workforce head to a green office each day. More than 40 000 people live in certified apartments, and around 1.3 million people visit a Green Star shopping centre each day.”

Madew feels GBCA was a good role model for the newly-formed GBCSA because of the similarities the two countries share.

“Australians and South Africans are more accustomed to managing scarcity than we are abundance. Our sunburnt countries have taught us to manage our resources with care.

This attitude fosters similar approaches to sustainability – we both understand that ‘green’ is far more than ‘energy efficient’,” she says.

Madew regards GBCSA’s work to develop a socio-economic framework and category as revolutionary, saying it helped demonstrate that building rating systems are one of the most powerful mechanisms to drive positive change and market transformation, and to build better places for people.

She considers the growth of green buildings in South Africa and the involvement of the industry as truly inspirational when compared to other countries, saying the GBCSA’s leadership in Africa and support of other GBCs and the Africa GBC network is to be applauded.

“One of the most inspiring projects I’ve ever worked on was the Cato Manor Green Street Project during COP 17.

Seeing 26 homes in a low-income area of Durban retrofitted with green technologies, from solar hot water and rainwater harvesting systems to LED street lights and insulated cookers, was truly extraordinary. The project was made possible through funding from the Australian Government’s (then) Department of Climate Change and Energy Efficiency and AusAID. The GBCA was proud to be the conduit that connected Australia’s government agencies with the project team from GBCSA, and it presented yet another real-world demonstration of how green technologies can be applied in the low-cost housing sector to reduce carbon emissions and transform lives.”

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GBCSA immediate past chair Seana Nkhahle Seana Nkhahle’s involvement with GBSCA began when founder Bruce Kerswill saw that the success of green building in South Africa required collaboration with the government and municipalities. At the time Nkhahle was head of programmes at the South African Cities Network (SACN), and was mandated

by SACN to support the GBCSA. The first steps included co-financing and helping establish the first Green Star South Africa rating tool, Office v1. He also participated in the technical working group that developed the tools. Nkhahle was deployed onto the GBCSA board from SACN, and began what he describes as one of the most exciting and fulfilling journeys of his life, which combined his personal belief and value system, professional career path and service to South Africa to the African continent and the global sustainable development agenda.

He considers the pinnacle of this journey as being given the honour of becoming chairperson of the GBCSA in 2015.

PHOTO: Aurecon Century City OWNER: Rabie Property Group

Nkhahle’s affinity for sustainability was awakened around the turn of the millennium, when as MD for consulting company Syn-Consult Africa, he did a few sustainable housing projects across local, provincial and national government.

“One of my greatest frustrations at the time was that sustainability was regarded a peripheral, romantic project, disconnected from the critical pursuit of delivering basic services to communities, particularly the delivery of as many housing units as possible within the shortest possible time.

“I was determined to persuade those in the corridors of power that adopting sustainability principles would ensure delivery of better products, save costs in the long term for the beneficiaries and the country, and contribute to a better quality of life for those living in our cities.

“This message has taken a long time to gain traction and is by no means where we would like it to be. But it is encouraging that this is becoming policy at the national level and in

some of our cities. Johannesburg, Tshwane, Cape Town, Nelson Mandela Bay, eThekwini and many others have some interesting projects underway in renewable energy, energy efficiency, water conservation and spatial integration.”

Nkhahle is concerned that the world is ill equipped to respond not only to the rapid rate at which it is changing, but the inevitable ecological, economic, social, cultural and political challenges that come with those changes. He believes responses to these changes, even from those with the best of intentions, are often ill conceived, shortsighted or address narrow interests.

There is realisation that including sustainability within the built environment has evolved from being seen as just an agenda for ‘saving the planet’ to an economic and social imperative.

Seana Nkhahle “Yet there are many individuals and institutions, albeit few with the best intentions, that are ready to invest a lot of time, money and energy to do the right thing,” he says.

“There is growing momentum to galvanise the voices in pursuit of sustainability. There is realisation that including sustainability within the built environment has evolved from being seen as just an agenda for ‘saving the planet’ to an economic and social imperative.

“People are seeing that the return on investment from green buildings is higher than they expected, which has been a huge boost for the sustainability agenda. The identification by the National Development Plan of the Green Economy as a growth sector that must be supported has confirmed there are economic opportunities and employment in this area.”

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GBCSA immediate past CEO Brian Wilkinson Brian Wilkinson has a sincere belief that there are many good people around the world committed to making a difference, whether it be to climate change mitigation, environmental sensitivity or simply leading a better life that impacts less on the planet. He believes the real challenge is profiling the achievements of these leaders and planet shapers – which then inspires others to do the same, creating a virtuous circle of continuous improvement.

Wilkinson’s involvement with GBCSA grew organically – having spent his career in some form of commercial property, from investment to development to property and facility management, in 2010 he attempted to retire. But this was quite short lived!

“Bruce and Nicola had done a fantastic job at starting up GBCSA and I think they both saw that, if the organisation was to make a real difference, it was time for growth by bringing on board someone with a level of institutional experience in putting in place the systems, structures and processes to enable this next phase,” he explains.

PHOTO: Century City Conference Centre OWNER: Rabie Property Group

Wilkinson describes the relationship as the proverbial marriage made in heaven: there were huge synergies between the stage of the organisation’s growth and his own skills set.

“Probably one of the biggest advantages was the way in which the commercial property industry welcomed me back – all my networks were still in place and it was an easy task to engage and open the ‘green door’. I’m fortunate to have great networks within the commercial property industry, and was able to leverage this to get leaders on board. They showed that green building made excellent business sense, was do-able, and most importantly, was the right thing to do in terms of the bigger environmental sustainability prerequisite. So in many ways my role was more about facilitating the right conversations with the right people at the right time.”

He points out that like any small, non-profit but fast-growing business, GBCSA was not easy to navigate through exponential growth, and he feels his business management background was key to overseeing this.

“Strategy was my most critical role. We had to keep our agenda fresh, our delivery proposition to members at heart, and be forward-looking in terms of where were going. The two most far-reaching moves I was able to steer was the partnership with SA Local Government Association (SALGA) for capacitating local government and their officials to lead, legislate and facilitate green building principles and practices at municipal level; and the partnership with the International Finance Corporation for the adoption of EDGE to support the adoption of green building in the residential sector.”

Wilkinson firmly believes the future remains strong for green building in South Africa, and globally.

I believe the future looks promising. The GBCSA will continue its growth trajectory and begin to operate at real scale.

Brian Wilkinson “From small beginnings, GBCSA has grown into a respected organisation that punches way above its weight. We’ve done presentations in parliament, appeared on the same platform as the president, contributed to green building at a global level by leading the development of a social economic rating tool, chaired the WorldGBC, been instrumental in the establishment of GBCs throughout Africa, and have inspired property practitioners to such an extent that South Africa is deemed

by Dodge Date Analytics as a global leader in the adoption of green building principles and practices.

“From just six certified projects in 2011, there are now more than 280, and the GBCSA has trained over 1 500 accredited professionals.

“I believe the future looks promising. The GBCSA will continue its growth trajectory and begin to operate at real scale, where we refer not to the hundreds of green buildings, but the thousands, where 5-Star is no longer aspirational but standard best practice, and where 6-Star projects become the norm.”

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Going operational with Green Star SA GBCSA Executive Director for Certifications, Manfred Braune Green building rating tools are agreed standards and benchmarks for green building that allow green building councils to objectively assess just how ‘green’ a building is.

Rating systems provide a menu of green measures that can be used in the design, construction and management of a building to make it more environmentally sustainable.

Photo: Sisonke District Offices OWNER: KZN Department of Public Works

The Green Star SA rating system was based on the Australian system, and customised for the South African context. Each Green Star SA rating tool reflects a different market sector including office, retail, multi-unit residential, public and education buildings and interiors. A Green Star SA tool has also been developed for existing buildings in operation (a 12-month snapshot of the performance of an occupied building) and a Green Star Sustainable Precincts tool for neighbourhood scale development.

GBCSA Executive Director for Certifications Manfred Braune explains how every Green Star tool used in the South African context has been developed through an extensive review and tool development process, including intensive engagement with industry leaders from all affected sectors of the design, construction and operation phase of the built environment.

The first rating tool developed was the Green Star SA – Office v1, released in November 2008.

“The relevant Green Star tool in Australia was used as a base, and extensively analysed and adapted for the South African context, taking into account our climate, building code and socio-economic context, to make sure the rating tool was 100% relevant and applicable to the South African context,” says Braune.

When designing the tools, GBCSA procedure has been to use a team of technical consultants to conduct detailed research

and to rewrite the technical manual for the rating tool, while GBCSA would direct and project manage the consultants and lead the stakeholder engagement process.

“GBCSA has a special relationship with GBCA, from whom we have received incredibly generous support over the past 10 years. GBCA licensed the use of Green Star to us in South Africa, and allowed us to sub-license it to other countries in Africa who also want to use Green Star. This is why we are now referring to Green Star Africa and no longer Green Star SA. Green Star is becoming the rating tool of choice for many other African countries, with the GBCSA offering support to other African GBCs to enable them to certify using Green Star."

“GBCA’s support enabled GBCSA to progress rapidly without having to come up with the rating tools from scratch. They also brought their breadth of experience to the table during tool development projects.”

Braune describes the tool development process in simple terms.

“The stakeholder group involved during tool development is known as the Technical Working Group or Technical Advisory Group. Each group is unique, hand-selected for each rating tool development project by GBCSA, typically consisting of 20-30 industry leaders, and bringing a wealth of experience from various angles within the industry.”

Three main factors determined which rating tools should be developed: first, the sector’s demand for a rating tool; its potential environmental impact in its sector; and the support by potential sponsors from that sector.

“In GBCSA’s early years, a basic assessment and stakeholder engagement was done on these factors, but from 2010 onwards we undertook extensive scoping and stakeholder engagement before even starting any new tool development, so as to minimise the potential of a rating tool not being used much,” he says.

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Funding to develop the rating tools has usually come from GBCSA reserves as well as from generous donations from sponsors.

The sponsor of GBCSA’s first Green Star tool, Green Star SA – Office v1, was the SA Cities Network. Other tool sponsors have included Menlyn Maine and the Clay Brick Association

(Multi Unit Residential tool); Pareto, Liberty, Swiss Agency for Development, SA Cities Network (Retail Centre tool); CIDB (Public & Education Building tool); Standard Bank and Saint Gobain (Interiors tool); Nedbank (Existing Building Performance tool), Growthpoint and Eskom (Energy Water Performance tool), USAID SA-LED (Sustainable Precincts tool).

The story behind the first Green Star certification in South Africa: Nedbank Phase II

N Photo: Nedbank Phase II Atrium OWNER: Nedbank Limited

edbank Phase II was South Africa’s first Green Star certified building, which achieved a 4-Star Green Star SA Office v1 Design rating in October 2009. The project involved the development of the estimated 65 000m² second phase of Nedbank’s head office in Sandton, and was completed in 2010.

Nedbank Corporate Property Finance Divisional Executive Ken Reynolds explains how when Nedbank’s board approved the building of Phase II and stipulated it needed to be a green building in line with the corporate’s policy on the environment and environmental issues, the first Green Star rating tool had not yet been introduced. Only once construction had commenced was the tool introduced and the decision taken to achieve a rating for the building.

“The major challenge was that the professional team, contractor and suppliers had not built a green-rated building before, so there was a great deal of education to be done. Sourcing suitable materials also added substantial challenge,” says Reynolds.

Being the first of its kind, the green building premium was considerably higher than it is today, eight years on. Reynolds estimates the budget for the finished building came in around 5% higher as a result of its Green Star rating conformance.

“It’s not easy being the pioneer for anything. The market has adapted now, and is better able to handle the requirements of green buildings.”

Reynolds explains the development involved numerous mechanical, technological and building specification strategies to achieve 4-Star best practice rating, the two most prominent being the full-economy cycle air conditioning plant (when conditions outside the building are favourable, 100% fresh air is provided to the offices, thereby saving energy to cool the air and providing large amounts of fresh air into the offices, which is good for productivity and the health of the occupants), and the creation of “Green Paint” especially for the project.

At the time of submission, there was no low volatile organic compound (VOC) paint available in South Africa. By working together with the paint manufacturer Dulux, the first low VOC paint in the country was manufactured. Nowadays, says Reynolds, every large paint supplier has a low VOC range.

Sustainable building consultant Marloes Reinink, who was then employed by WSP Green by Design, was the sustainability professional employed on the Nedbank Phase II project. She describes how with construction having started before the Green Star Office v1 tool was launched, the project team had to anticipate the tool’s requirements.

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Doing something for the first time involves continuously learning lessons. Much was learned, and this project definitely helped streamline subsequent projects in terms of the Green Star processes.

Photo: Aerial view of Nedbank Phase II OWNER: Nedbank Limited

Marloes Reinink

“As it was the first of its kind in the country, everything was unfamiliar. Although it all seemed clear in theory, implementing Green Star for the first time was rather a challenge, but we were up for it. The professional team had a steep learning curve where requirements and process were concerned, and we spent a lot of time studying what was needed.

The project was very much a team effort – the professional team and the whole WSP Green by Design team worked together to get the submission done in time for the deadline.

“This would have been a first in South Africa, and Nedbank went to great lengths to get it done. Unfortunately we did not achieve the approvals in time, and the system was converted into a rainwater harvesting system.”

“Once submitted, we waited an eager six weeks for the results from GBCSA. The first submission was returned with just 11 points achieved out of 52 submitted, so we had to adjust the documentation and resubmit our application. Four weeks later it was approved and Phase II received its certification.

“Clients don’t usually like to be guinea pigs for new technologies.

It was remarkably bold and innovative for Nedbank to investigate and pursue a black water treatment system for their project.”

“Doing something for the first time involves continuously learning lessons. Much was learned, and the project definitely helped streamline subsequent projects in terms of the Green Star processes.”

“Most professionals we work with have worked on more than one Green Star building, processes have been optimised and digitalised (Green Star submissions are now submitted electronically, rather than in hard copy), and technologies are progressing and becoming more readily available. For example, photovoltaics have become so much cheaper and are now essential on a project, as opposed to a financial ‘green budget item’ previously.”

Reinink considers the greatest innovation inspired by the Nedbank project to be the black water treatment system, which was to involve a high-tech conversion of sewerage into not simply non-potable water, as with usual black water treatment systems, but potable (drinkable) water.

Reinink emphasises that levels of innovation are low in the construction industry, because change is not easy and professional responsibilities are on the line if something does not work out the way it was intended.

She believes the green building industry has made major progress since 2009.

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The next decade and beyond

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n its 10 years, the GBCSA has achieved so much. In June 2017, it achieved the major milestone of 250 certifications in the South African commercial property sector. To put this achievement into perspective, it means there are over 3.8 million square metres of green certified space in South Africa – the equivalent of 540 rugby fields. These spaces achieve the combined annual savings of 380 million kilowatt hours of electricity – the same as powering 26 000 households for a year, and save around 450 million kilograms of carbon emissions – the same as taking 113 000 cars off the roads. Importantly for our water-scarce country, those 250 buildings together save 350 million litres of potable water, equating to the water requirements of nearly 500 000 people per day for an entire year.

“The built environment is a great case study in efficiency savings and innovative green technology. All sectors of the economy are implicated in this space, so the sector can never stagnate – there’s so much ground to cover, and the rapid rate of development requires an organisation such as GBCSA to be at the forefront. The need to self-innovate at a fast pace kept me engaged in this space. There can never be a comfort zone.”

We asked the CEOs of the GBCSA and the World GBC what keeps them awake at night, what gives them hope, and the trajectory for green building over the next 10 years.

“I am thrilled to be at the helm for this next growth trajectory which is sure to be a hugely prosperous one,” she says.

GBCSA CEO Dorah Modise

PHOTO: Sasol Place OWNER: Alchemy

“I worry about the prospect of a bleak future where most natural resources only exist in history books and photographs. But it’s the dedication of activists in the sustainability space and the positive reception that the GBCSA receives from large corporate, government and international institutions that gives me hope.

“The vast majority of leaders ‘get’ the concept of sustainability and want to do the right thing. The fact that the business case for green building is clearly visible in efficiency savings makes it even more compelling.”

Modise became involved with GBCSA when she was appointed to the board in 2009 during her time as head of sustainable development at the National Department of Environmental Affairs. She was drawn to the organisation by the prospect for real change in the sustainability space.

Modise maintains GBCSA’s exponential growth in the past decade is directly related to South Africa being viewed as a leader in the green building movement. She says the organisation has entered its next phase of significant growth, which requires renewed energy and a change in strategic approach.

Plans for the next 10 years are indeed exciting. Having established a clear footprint in all regions of the country, and collaborator relationships across the African region, GBCSA’s offerings will be tailor-made to suit different sub-sectors within the property sector.

“While GBCSA mainly exists for and because of its members, the key drive is to enhance sustainability in the built environment so that our education and certification portfolio grows significantly. In the next decade, the organisation will be viewed as the main centre of excellence for green building training and certification,” says Modise.

“For the next five years my personal key priority will be driving the GBCSA to its next growth level, creating an organisation fit for the anticipated growth that is in line with development trends and stakeholder expectations. During this time, I will focus on my own understanding of the property sector to complement my significant knowledge and experience in the sustainability space.”

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WorldGBC CEO Terri Wills “I worry that change will not happen fast enough. We have a narrow window of time – the WorldGBC’s next goal is for buildings to be net zero carbon emissions as soon as possible, with new buildings no later than 2030, and all buildings by 2050. This is if we want to stay within two degrees of global warming, and have any hope of achieving 1.5 degrees.

“The way we build today must change to avoid locking in carbon for decades in the future. I worry that the urgency of this transformation is not widely acknowledged. It’s our job to make sure the world knows that we cannot wait until it’s too late.”

But the local and global implementation model of the WorldGBC network of green building councils gives Wills hope.

“The urgency, and the opportunity, needs to be communicated and coordinated at a global level, but implementation of green building must happen at a local level. This is because a green building in Kenya is going to be different than a green building in Germany. The climatic, social, political, cultural and geographical differences all demand local solutions. The Green Building Council model – a collective representing the entire local green building and construction sector – is the best way to deliver these localised solutions.”

PHOTO: Sasol Place OWNER: Alchemy

Wills strongly believes that buildings are a third of the problem, so they need to be a third of the solution. With approximately 30% of global greenhouse gas emissions coming from buildings, reducing these emissions could eliminate 30% of global emissions.

“This means roughly the equivalent of China’s total greenhouse gas emissions can be reduced by just one sector. What an opportunity! With most large buildings being in cities, the world’s mass urbanisation will mean that the major increase in construction and building concentration will be in cities.

In sub-Saharan Africa alone, by 2050, cities will be home to 800 million more people than in 2014, who will all live or work in buildings.

“This future growth in Africa presents a tremendous opportunity to reinvent building – to benefit the economy and society and enable humanity and nature to thrive together,” she says.

The GBCSA can be proud – South Africa advocates doing green building as simply the right thing to do.

The Dodge Date SmartMarket Report 2016 identifies the South African building and construction sector as global leader in being driven by a moral imperative to build green.

“Clearly, there’s a view in South Africa that we should pursue green building because of its positive impact, the importance of sustainable development, and the urgency of climate change. In many other countries, there is still hesitancy – waiting for a shortterm business case to be proven, for governments to regulate, and for other parts of the value chain to act first. But South Africa is forging ahead, driven by a strong belief in what’s right.”

I strongly believe that buildings are a third of the problem, so they need to be a third of the solution.

Terri Wills

The WorldGBC’s goal of ensuring all buildings be net zero carbon emissions by 2050 may be ambitious, but Wills believes it is possible.

“Once GBCSA and at least nine other GBCs launch their net zero certifications, and the rest of the world follows suit, our next task will be tackling embodied carbon – that is, the carbon emitted in the production and manufacture of the building and its materials.

“In any building, the operating emissions represent about 80-90% of total emissions; with embodied carbon equalling about 10-20%. Once we drive those operating emissions down to zero, embodied carbon will be the next target.

That will entail eliminating emissions from our construction process, and will require a dramatic change in the way we build.”

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PHOTO: Sasol Building OWNER: Alchemy Property Developments

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Green Building facilitating rapid sustainable growth in Africa Dominika Czerwinska, Director of Membership and Regional Networks World Green Building Council

T Photo: Standard Bank No 5 Simmonds – 560 kWp solar PV OWNER: Standard Bank

he African continent is changing fast. According to the African Development Bank, since 2005 20 countries in Africa are now among the top 50 most-improved world economies in business regulatory efficiency. By 2050, the African population is projected to reach 2.4 billion, and by 2030, urban populations will increase by an additional 350 million people.

This rate of change poses both challenges and opportunities.

Unless growth is coupled with a shift to renewable resources, climate change will bring more food, health and economic insecurity to a continent that is already struggling with these issues.

Job creation and poverty alleviation are also key for the region.

The UN Economic Commission for Africa estimates that youth in Africa make up 35% of the working age population but are 60% of the total unemployed. And what’s more, those who are employed find themselves in vulnerable employment. This is all in a region where the proportion of people living on less that $1.25 a day still exceeded 40% in 2015.

The good news, however, is that rapid growth can mean rapid transformation, and green construction is a great tool to facilitate growth while simultaneously addressing the issues of climate change, job creation and poverty alleviation.

Encouragingly, the opportunities that green building brings are certainly not going unnoticed.

Across Africa, we are seeing countries taking important steps towards a large-scale and long-term transformation of how buildings and cities are being built. In Rwanda, the country’s Economic Development and Poverty Reduction Strategy II (2013-2018) is pursuing a green approach to economic transformation. Furthermore, in January 2018, the Rwanda Green Building Minimum Compliance will be made mandatory for buildings occupied by more than 100 people.

In Ghana, the National Housing Policy now incorporates an Eco-Communities National Framework and is seeing green building becoming a household word. In Tanzania, private led initiatives are resulting in the building of green affordable housing (at no additional cost), lowering utility costs and improving quality of life.

Whether policy or market based, leaders and influencers are recognising the value that green construction can yield for future generations: boosting economic growth and stability; helping to alleviate poverty; increasing access to renewable and reliable energy, and clean water.

However, key barriers still exist. Across the continent these are consistently being named as a lack of awareness by the public,

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PHOTO: One Airport Square OWNER: Boston Investments Limited

a shortage of skilled professionals that can design and deliver green buildings, and a scarce supply of local products despite the often-abundant availability of local, renewable materials.

Thankfully, Green Building Councils (GBCs) across Africa – currently in Ghana, Kenya, Mauritius, Namibia, Rwanda, South Africa, Tanzania and Zambia – have recognised these needs and are working hard to address these exact barriers individually and collectively as part of the World Green Building Council’s (WorldGBC) Africa Regional Network.

For example, GBCSA ran the ‘My Green Home’ campaign in 2014, which created a framework for regular, middle-income families to take significant steps towards greening their homes. The campaign showcased a South African family taking measures to green their home that led to R18 000 in annual savings. Kenya GBS has adopted the Green Star rating system and has now trained over 100 professionals from financiers to tradesmen in green building practices, preparing the industry for the shift in how buildings are built. Similarly, the GBC Mauritius has trained over 150 professionals in Green Star. Namibia GBC has been working with local laboratories to support the development of local green products, and Zambia GBC has been working closely with the International Labour Organisation supporting the formation of green skills and job training through sustainable construction.

These GBCs are also playing an important role in supporting government to incorporate green building standards into national regulatory frameworks. Both Ghana GBC and

Rwanda GBC were involved in the formation of the policies mentioned earlier. GBC Mauritius has worked closely with the government to include sustainability as a key component of the revised Building Control Act 2012, which resulted in the development of new regulations and codes for energy efficiency and conservation in buildings. Kenya GBS is working with two counties – Nairobi and Kisii – to draft green building guidelines under the UN Building Efficiency Accelerator programme, and is working with the national government to mainstream green building principles.

And our ambitions for these principles and what green buildings can achieve are also growing. GBCSA is poised to launch a net zero building certification scheme under the WorldGBC’s groundbreaking Advancing Net Zero project, which seeks to ensure that all buildings are net zero carbon by 2050.

It is extremely promising to see the effects that our green building movement is having in the region, even in its infancy stage. What’s more, due to the COP21 Agreement and the United Nation’s strategy to channel funding into promoting low carbon growth in Africa, property developers could start to tap into green funds to co-fund their green building developments.

As the WorldGBC embarks on operationalising our Africa Regional Network and unlocking much-needed financial support for up-and-coming local GBCs, we have no doubt that this will soon prove to be our fastest-growing network, significantly contributing to regenerating the planet and improve quality of life for all Africans.

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PHOTO: Standard Bank No 3 Simmonds OWNER: Standard Bank PHOTO: Tshwane House OWNER: Group Five PHOTO: Electric vehicle charging station in Sandton, sponsored by Growthpoint Properties

GREEN BUILDING LEADER NETWORK: TRUE PARTNERS OF THE GBCSA

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he Green Building Leader Network (GBLN) is a small network of industry leaders from the private and public sector which, by championing the holistic essence of what green building stands for and providing strategic funding to enable vital expansion within the organisation, aims to strategically drive continued growth of the GBCSA. Still in relative infancy, the GBLN is already playing a significant role in advocating, demonstrating and inspiring faster adoption of green building principles and practices across the industry.

GBCSA CEO Dorah Modise explains how the GBLN came about.

“There were two objectives to the establishment of the GBLN: the first was financial – GBCSA was going through significant growth and needed to be able to fund the inevitable costs associated with that type of growth. Our usual revenue streams would need to catch up, but as is often the case with rapid growth, some bridging capital was needed to fund that growth.

The second objective was to tap the powerful role industry leaders play in setting the pace for green building adoption.”

The GBLN development essentially leverages the role of industry leaders to be part of a more strategic relationship.

Importantly, the scope of the network seeks to ‘lift’ the relationship of these key players not only with GBCSA, but also with each other.

“The take-up was fantastic – we secured five members in the first tranche: Standard Bank, Growthpoint and Liberty

from the commercial sector, and the South African Local Government Association (SALGA) and the City of Tshwane from the public sector. We are in talks at the moment to include a state-owned entity as a GBLN member to ensure complete sector representation.”

Modise adds that with GBCSA expanding into the residential sector, it continues to engage key players within the sector with a view of having representation on the GBLN. What the GBLN members say:

SALGA Being a member of the GLBN enables us to engage with like-minded organisations to drive the green building movement, and to share experiences with other leading entities on how they are driving sustainable development.

We plan to establish a green building training programme for municipal officials and councillors, resulting in a group of policy makers, regulators, administrators and implementers who understand the importance of green building and can drive it at scale within their operating environments.

Municipalities need to enable the integration of environmental sustainability in the built environment, and see its importance for socio-economic upliftment.

Through capacity-building and knowledge-sharing initiatives with GBCSA and numerous other strategic partners, we are enabling municipalities with a better understanding of environmental management and climate change.

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City of Tshwane Being a member of this network has allowed the city extensive exposure to some of the great planet-shapers in the green building space, provided the City with knowledge of the green building sector, and helped provide the support needed to accelerate green developments.

Leading by example, the City is prioritising its own building stock to be refurbished and retrofitted to achieve Green Star rating standards. This will ensure the entire built environment in the City is climate resilient, resource efficient and environmentally friendly.

Our Green Buildings Programme focuses on reducing greenhouse gas emissions associated with buildings, transport, waste and energy. It promotes resource-efficient buildings that manage waste, consume minimal electricity and water, and are positioned close to public transport infrastructure.

The City of Tshwane is the first municipality to have adopted a green building by-law for the implementation of the green built environment. The by-law will be reviewed to ensure it encompasses all the requirements of green buildings and aligns well with the national policy on building green.

has also contributed to Growthpoint’s esteemed ‘A’ ESG rating

by MSCI. Advancing green building in the commercial property sector promises big returns for the entire property industry. Benefits include reducing construction costs, more businesses realising and experiencing the benefits of green buildings resulting in an increased demand for them, and higher total returns for green properties.

Liberty We realise the importance of the role of the property industry within the economy at large. Getting the green journey right is incredibly exciting, rewarding and potentially financially lucrative, and the possibility of getting it wrong is just not an option. The sustainability journey must ensure that the issue is ingrained in the culture of the way that we do business.

We aim to further promote awareness around the business case of ‘going green’, as opposed to it being only an emotive and social issue. We also want to advocate that businesses don’t have to start this journey from scratch – there is a wealth of knowledge and support services within the GBCSA, waiting for businesses to tap into.

We strive to be the drivers of change by including sustainability measures in our business key performance indicators.

These measures ensure that every decision we make factors in environmental impact. Reducing negative impact on the environment carries a significant weight on our scorecard. We understand that if this is not on our radar today, its puts our long-term sustainability at risk.

Standard Bank Buildings are a significant contributor to climate change through carbon emissions. Standard Bank has a property portfolio of approximately 1 million square metres in South Africa alone. A partnership approach between the biggest bank in Africa and the green building movement raises the profile and urgency of sustainable business practices in general, and green buildings in particular.

GBCSA provides an incredible platform for knowledge sharing and best practice in green building. The business case for green buildings is now very clear. Employers can expect reduced operational costs and immeasurable increases in staff productivity. Our hope is that the active involvement of Standard Bank will encourage other organisations to join the movement.

Growthpoint Properties Growthpoint has benefitted immensely as a GBLN member over the years. We seized the opportunity to be among the first companies to take note of sustainability trends and share case studies and green building ideas. This played a major role in around 30% of Growthpoint’s office portfolio being certified by GBCSA as green buildings, which

The Green Building leadership network includes:

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Green Building at the Leading Edge If humanity is to thrive within the natural limits of the earth, we need to fundamentally redesign the way we live, move and build.

Resources critical to our survival such as water, land and biodiversity are limited, as is the earth’s capacity to regenerate and process waste. Population growth and rapid urbanisation are putting these limits to the test, and the crisis of climate change is exacerbating the problem. We need design that acknowledges these natural limits, that serves to mitigate climate change, and that allows both people and nature to flourish.

Urban development and its buildings are one of the biggest contributors to environmental

degradation. In 2010, the world’s buildings accounted for 32% of global final energy use and 19% of all greenhouse gas (GHG) emissions. By transforming the building sector to be more resource efficient, it is possible to reduce negative environmental impacts as well as improve the wellbeing of building occupants.

The Green Building Council South Africa was established in 2007 for this very purpose.

We developed a new profession (sustainability consultants in green buildings), introduced a market, trained professionals, and shared our experience and knowledge with our fellow African nations. Over the past

10 years, GBCSA members have designed, built and operated some of the greenest, most sustainable buildings in the world. Those profiled on the following pages exemplify their and the GBCSA’s commitment to building a better world.

The buildings featured in this book are grouped under 10 themes. The first five themes reflect the critical aspects that need to be addressed to meet our sustainability goals: energy, water, biodiversity, waste, and people. Then we have added five additional themes: urban integration and communities, Africa, the business case for green building, innovation and 6-Star Green Star certified

projects – because these too need to be examined to give the greatest chance of success.

The projects profiled under each theme have been carefully selected as excellent examples of what a building can achieve in each area.

These are absolutely the greenest, most inspiring buildings in Africa.

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PHOTO: No 1 Silo OWNER: V&A Waterfront

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ENERGY The generation of electricity from the burning of fossil fuels such as coal substantially contributes to greenhouse gas (GHG) emissions. Reducing electricity consumption and shifting away from fossilfuel based electricity to renewable forms of energy are thus essential in mitigating climate change.

As a signatory to the Paris Agreement, South Africa, through the Department of Environmental Affairs, has committed to 34% carbon cuts by 2025: an ambitious target by emerging market standards. Driving energy efficiency in buildings will be key to whether this target is achieved.

Statistically, electricity consumed by

buildings accounts for roughly 40% of total electricity consumption nationally – offering a great opportunity to significantly reduce GHG emissions by targeting this sector.

Recognising this opportunity, the GBCSA along with the WorldGBC committed to a net zero carbon buildings agenda at COP21, the long-term targets of which are that by 2030 all new buildings and major renovations should be net zero carbon, and by 2050 all buildings should be net zero carbon.

In non-residential buildings, more than 75% of electrical consumption, on average, is consumed through a combination of mechanical heating, ventilation, airconditioning and cooling (HVAC), and artificial lighting. Green building designers

however are able to utilise a number of strategies – some ancient, some high tech – to enable buildings to meet related international building standards passively: in other words, without requiring electricity.

In residential buildings, the bulk of electricity is consumed through water heating, space heating and cooling, and appliances, and among the most obvious solutions are passive architectural designs and installations such as solar water heaters.

The next set of strategies relate to minimising mechanical interventions by designing the most energy-efficient systems and approaches and by specifying the most energy-efficient products and technologies.

Beyond this, smart buildings are able to use connectivity and automation to optimise and moderate electrical consumption to match the needs of building occupants.

The ultimate aim however is for a building to produce more than it consumes, and to this end designers can specify renewable energy generators such as roof, ground or even façade-mounted solar PV, for example.

In this chapter, we profile three projects that have embraced energy efficiency and renewable energy generation to such a degree that they have inspired a new gold standard for South Africa.

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ENERGY

Omake House Office Building Seelenbinder Consulting Engineers (SCE) in Windhoek, Namibia, was confident that adding an integrated photovoltaic (PV) solar power plant to its Omake House Office Building would produce a return on investment for the building’s developer. So confident in fact that they agreed to pay any savings in energy consumption from the City of Windhoek to the developer, F.A.H. Properties, to offset the initial capital expenditure.

What’s more, SCE had its sights set on an even grander prize: 6-Star Green Star status for Omake House, and to prove themselves as “world leaders” in this field. top: The solar PV plant on Omake House roof exports 6 500kWh annually LEFT: Façade of Omake House highlighting building orientation and shading devices, which reduce the heat load from direct sunlight Bottom: Large windows allow external views over the low maintenance gardens Photos: SCE

SCE’s confidence paid off. Not only does the PV solar power plant generate more energy than the building requires – allowing the system to export an annual average of 6 500kWh energy back into the City of Windhoek’s electrical grid – but this system also helped Omake House earn Net-Positive Energy usage since its commissioning in September 2015.

Riaan Steyn, Director of Mechanical Engineering at SCE, says they realised early on that Omake House was designed and built on sustainability and energy-efficient principles - even before the inception of Green Star in Namibia. “This allowed us to easily obtain high scores in various categories and quickly reach a 4/5-Star level.”

The next step for SCE was to prove “to themselves and their clients that their sustainable designs and energy-efficient principles of the past and the present were in fact green, and that their standard designs and principles could achieve a high green-star rating,” he says.

Its proud moment came when Omake House achieved a prestigious 6-Star Green Star SA – Existing Building v1 rating, and Africa’s first Net-Positive Energy for an existing building.

“Of the sustainable principles applied, the building orientation played a vital role in reducing the amount of heat load and heat gain through solar radiation, while allowing 100% of the offices’ work stations to have external views,” Steyn explains.

“Energy efficiency was a key aspect and the use of LED downlights, energy-efficient fluorescent light fittings and a high energyefficient air-conditioning system all contribute to this.

“In addition the PV solar power plant (50kWp production), located on the roof of the building, produces excess renewable clean energy which is fed back into the grid,” he concludes.

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ENERGY

Greenfield Industrial Park When green building consultants Francois Retief and Sally Misplon reviewed the Greenfield Industrial Park building and solar photovoltaic (PV) system proposed

by Growthpoint Properties and the design team, they saw a very real possibility for the warehousing sector to strive for Net-Zero Energy.

“The warehouse space has extensive roof space and generous amounts of lighting. If efficient lighting is applied, it’s possible to introduce enough solar energy to ensure more energy is produced than consumed. This is a huge step towards Net-Zero buildings*.”

Awarded South Africa’s first-ever Green Star SA rating for an industrial property by the Green Building Council SA in 2016, Greenfield is an upmarket industrial park on a 3.4-hectare site in Airport Industria, near Cape Town International Airport.

Retief pinpoints “the incredible daylight levels which the warehouse space achieves inside, which is complemented by the efficient lighting design and controls”, as the most significant passive architectural design strategy employed to achieve excellence in Greenfield’s energy performance. The natural daylight has also been maximised in the office space to reduce the need for artificial lighting.

Greenfield’s 290.4kWp solar plant features 2 640 panels, while the solar generation per annum according to simulation is 1 650kWh/ kWp. “The solar PV system is state-of-the-art ‘thin-film’ technology,” he says.

Architect Stuart Anderson adds: “The PV panels’ installation wasn’t only a green

initiative, but also a business decision as it allowed our client to obtain additional income over and above the normal rental rates through the sale of clean renewable energy back into the grid.”

“In terms of energy, the project’s biggest accomplishment was the combination of extremely efficient lighting, followed by solar PV,” says Retief. “Its greatest ‘green triumph’ however, I believe, was to create an ‘occupant-focused’ industrial building. This can be seen in the form of cyclist facilities, green breakaway areas, showers, amenities and low-toxin finishes.”

“We had some fun stripping out old shipping containers and converting them into pavilions for tenants to use as breakaway or rest areas,” adds Anderson.

The office areas are conditioned by a highly effective VRV (variable refrigerant volume) air-con system, which provides heating and cooling with an energy-efficient “heat recovery” feature.

Asked whether there was any resistance to “doing it differently” during the design and construction process, Retief responds: “Not at all. Whilst we did give some upfront concept guidance, our Green Star involvement only started playing a role well into construction.

By that time the architect, client and design team had already practically designed a ‘green building’.”

Top: The solar PV roof installation produces enough energy for Greenfield Industrial Park to be Net Zero Energy RIGHT: The south glazed façade floods the main entrance staircase with soft light while the concrete north wall shades and provides thermal mass PhotoS: David Southwood

* The total amount of energy used by Net-Zero buildings per year equals the amount of renewable energy created on the site. en.wikipedia.org/wiki/Zero-energy_building

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ENERGY

BMW (SA) Head Office Refurbishment “One can design a good building, but if left in good hands, it can be made better. It’s a good building.

They improved it in many respects.”

These are the words of legendary architect Hans Hallen, commenting on the refurbishment of BMW (SA)’s Head Office in Midrand – a building he originally designed 31 years ago. And, while modernising the handiwork of a master could understandably be somewhat intimidating, the architects of this refurbishment may certainly embrace this statement by Hallen as a feather in their cap.

TOP: Aerial view showing the energy centre and photovoltaic panels MIDDLE: Extensive floor to ceiling windows bring the outdoors into interior spaces BOTTOM: Seamless interaction between internal and external spaces PHOTOS: Michael Schmucker, Studio 88

“Conceptually, the design focuses on the regeneration of the iconic structure,” says Judith Paterson, Project Architect, Boogertman + Partners. The architects wanted to maintain the essence of the original Hans Hallen building, but give it the life of a new entity. “The intention was to create harmony between the past, the present and the future,” she says.

It was all systems go to achieve the 4-Star Green Star As Built accreditation, as per BMW (SA)’s original brief. “The client was uncompromising in their expectation of an energy-efficient and sustainable building,” says Paterson.

However, mid construction BMW (SA) adjusted the brief to aim for a 5-Star Green Star accreditation. While this presented certain difficulties in terms of design and budget constraints, these were not insurmountable and the team worked together to make it happen and fulfil the client’s expectations.

Principal among these expectations was achieving the highest level of energy efficiency and sustainability within budget constraints.

“Conceptually, the building is designed to enhance the comfort level of each user, offering sunlight, views, fresh air cycles and contemporary working environments. The building’s services were completely revisited to facilitate an energy-efficient building,” remarks Paterson.

The BMW (SA) Head Office features a double-glazed louvred façade with external automated blinds and air-cooled chillers with supplementary thermal storage for chilled water to provide cooling for the building. A minimum of 10 litres of fresh air is provided per person.

Paterson regards the photovoltaic panels installed on the warehouse roof, which boost the energy efficiency of the building and its campus, as the refurbishment’s most significant passive installation. The solaractuated, fritted-glazed louvre system and double-glazed façade augment the passive design strategy.

“The final product is a carefully engineered co-existence between efficient dynamics, reinventing a respected South African architectural icon, implementing an international corporate standard, improving dialogue within the working environment and extending the building’s lifespan through progressive building principles,” she concludes.

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WATER According to the US Geological Survey, more than 99.7% of the Earth’s water is unusable by humans and most other living things, either because it is saline or trapped in glaciers.

This leaves a tiny portion of accessible freshwater for us to use.

While the amount of fresh water on the planet has remained fairly constant over time – continually recycled through the atmosphere and back into our cups – the population has exploded, and will continue to do so: the World Water Council reports that the human population is on track to grow 40-50% within the next 50 years. This means that every year competition for a clean supply of water for

sustaining life intensifies – so much so that some believe that the next world war will be fought over water.

To add to the pressure, South Africa is a semiarid region with a mean annual precipitation of 497mm per year, far lower than the global average of 860mm per year. This is a fundamental constraint to development, especially when the country has already run out of surplus water and is losing dilution capacity, which means that SA is also facing an escalating water quality crisis.

Furthermore, research has indicated that total precipitation in the region has declined,

and southern Africa’s water resources are likely to decrease further as a result of climate change. This has serious implications for food security, socio-economic development and the survival of ecosystems.

The built environment currently accounts for 20% of the world’s water usage. Water conservation in this sector will thus have a meaningful positive impact on the sustainability of this valuable commodity.

While there are a growing number of technologies being developed to produce fresh water from new sources – for example, boreholes and well points, desalination plants and atmospheric water generators – these are often expensive or have a knock-on effect elsewhere in the eco-system. A water conservation mindset therefore remains the best way to make the most of the fresh water that we do have.

Read on to be inspired by two exceptional projects that have gone to great lengths to cherish and respect water in their design and operation.

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WATER

HOTEL VERDE Living green is nothing new to Mario Delicio.

Growing up in Germany, separating waste was part of their daily life routine. This is why he’s particularly sad whenever he sees the environment being harmed or polluted.

“We have a responsibility to our children and future generations to hand over the planet – a planet that we’ve actually been borrowing from them,” he says.

TOP: Hotel Verde provides a tranquil oasis just 400m from Cape Town International Airport LEFT: As well as providing guests with a relaxing recreational area, the eco-pool acts as a unique water feature within the hotel’s picturesque wetland BOTTOM: The hotel’s eco-pool requires no chemicals for its maintenance, rather relying on the natural ecosystem to purify the water Photos: Hotel Verde

It’s no wonder then that when Delicio, chairman of Verde Hotels, started visualising building a hotel, it simply had to be different and environmentally friendly. “I didn’t just want to build another hotel. Every business should have a unique selling point, and the green aspect offered that distinctive spirit.”

Today, this aspect is part of Hotel Verde’s DNA and “intellectual property”.

Delicio says the biggest hurdle was to accept the premium to build green five years ago – in this case around 10.8%. “Today, we’re proud we took the green path. Knowing that we operate the hotel at 64% lower water consumption and 65% lower energy costs than comparable hotels confirms our commitment to being a responsible business and an environmentally conscious employer in the Western Cape.”

The hotel’s water-saving features are revolutionary, and in many cases it was the first time that they were installed in Africa.

These include dual-flush toilets; low-flow taps and showerheads fitted with aeration technology; a natural swimming pool with zero chlorine; harvesting rainwater for irrigation, carwash and outdoor rinsing; harvesting subsoil drainage water for irrigation; and re-using water used to wash vegetables in the kitchen for irrigating the hotel’s vegetable garden.

A tank has also been installed to recover the final rinse water from the hotel’s washing machines and re-use it for the next wash’s pre-rinse.

The water-saving feature Delicio is the proudest of is Hotel Verde’s greywater recycling plant. Water from showers is recycled, filtered and UV-treated before being used for all toilets in the hotel. “We shouldn’t waste precious drinking water to flush toilets.

Clear, odourless and filtered greywater is just as good. I also believe this technology will become a standard feature in houses in future.”

Hotel Verde’s grandest triumph and “an incredible reward and satisfaction for the entire team” came when it was awarded a Double LEED* Platinum certification – the highest achievable – from the US Green Building Council. “For me, it was one of the greatest moments in life to achieve something we never imagined possible,” concludes Delicio. *LEED = Leadership in Energy and Environmental Design

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WATER

Old Mutual Estuaries Plaza Right from the onset it was clear what would be required for this project: a go-big-orgo-home approach, a range of late-stage, significant interventions, and a willingness to bravely test uncharted waters.

Without these commitments – and a healthy dose of out-the-box thinking, says Green Star Accredited Professional Fabio Venturi – it wouldn’t have been possible to meet the client’s clear-cut brief: to achieve a Green Star SA rating for the Old Mutual Wealth, Estuaries Plaza Project in Century City, Cape Town.

The specific challenge for the engineering team was that although their enthusiastic client had made the decision to “do the right thing” environmentally speaking, the brief was only refined to include a Green Star rating later on in the process, engineer Noel de Villiers recollects. Working closely with Venturi, this meant the team had to put on their thinking hats, focus on the available credits and ensure they were buttoned down.

“Many of these identified credits were water and emissions related, and it was clear that the only way to achieve a 4-Star rating would be to obtain the maximum points available in these categories,” he explains.

However, all the hard work and perspiration paid off. Today, the Estuaries Plaza is the proud owner of not only a 4-Star Green Star rating, but also generates its own water through a sophisticated upcycling system, or on-site Wastewater Treatment and Purification System (WWTPS), which reduces potable water demand from the City

of Cape Town by an astonishing 88.5%. The building and landscaping also feature multiple water-efficient fittings and fixtures.

De Villiers remembers the day when it was possible to finally turn off the municipal water supply to the building and operate completely off the grid as the magical moment – also realising and appreciating the many obstacles the team had encountered and overcome to set up this system.

Fabio Venturi confirms: “This project was all about tenacious creativity and working through sometimes monumental challenges to ensure we cross the finishing line.”

De Villiers says the key requirement was to reduce potable water consumption to as close to zero as possible. “Having recycled wastewater available in the Century City precinct meant it was possible to use a sophisticated water purification plant to filter the water to potable standard.

“To ensure the standard was maintained at all times, it was necessary to add multiple monitoring systems, with automated switchover to the municipal supply in the event that any of the monitored parameters moved outside pre-set limits.”

TOP: The attractive curved façade of the Old Mutual Wealth offices RIGHT: The curved façade is echoed in the reception area PHOTOS: Noel de Villiers

He says in the end the success of the WWTPS made the difference between achieving a Green Star rating or not.

“The fact that the Estuaries Plaza actually generates its own potable water is a technological marvel; it’s amazing and we’re still excited about the achievement,” adds Venturi.

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Biodiversity and food security Biodiversity describes the variety of living organisms in an environment. It is a critical resource as a healthy biodiversity boosts ecosystem productivity and provides us with: ecosystem services such as soil formation and pollution absorption; biological resources such as food, medicine and materials; and social benefits such as recreation. Protecting biodiversity is therefore not just to preserve the unique features of our planet, it is vital to our survival.

Global and local biodiversity is threatened by five main factors – climate change,

deforestation and habitat loss, overexploitation, invasive species and pollution. Urban development (particularly urban sprawl) is a major driver of each of these factors. It contributes to climate change via the carbon emissions derived from building construction and operation; habitat loss in the development of greenfield sites and the accompanying road network that fragments ecosystems; overexploitation of resources in the use of unsustainable building materials; allows the spread of invasive species; and pollution of water, land and air.

Green building practices, however, are able to transform this sector from a major threat into a protector of biodiversity. Where climate change is concerned, the use of renewable energy and energy-efficient materials, processes and technologies in building can help to mitigate effects. Habitat loss can be prevented or at least minimised through the development of existing brownfield rather than greenfield sites, retro-fitting existing buildings rather than building new ones, and pursuing high-density mixed-use developments rather than sprawl. Overexploitation of biodiversity can be reduced by using sustainable

construction materials such as recycled steel or bricks. Indigenous landscaping and the removal of invasive alien species, as well as rehabilitating surrounding habitats, can serve to encourage biodiversity as well as protect precious soil and water resources.

This chapter profiles two projects that have gone to great lengths to help protect and encourage biodiversity in their towns and cities.

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BIODIVERSITY AND FOOD SECURITY

SAGE VIP Menlyn Maine Epsilon It is a green roof garden with a difference.

At the SAGE VIP Menlyn Maine Epsilon building in Centurion, staff can spend time in nature – right on their office roof.

“We wanted to create a usable area that’s very much a people’s space,” explains WSP Green by Design’s Alison Groves, accredited professional on the project.

The roof garden features lighting, refrigeration, a braai area, space for a bar and ample seating, while geometric sails between the buildings provide adequate shading. “We selected the materials for this area quite carefully. For example, we installed light-coloured tiles to reduce the discomfort of radiant heat.”

TOP: SAGE VIP's sumptuous roof garden provides fresh vegetables and herbs to the staff restaurant MIDDLE: Roof-top views provide a relaxing place to unwind BOTTOM: A private space to gather and socialise with fellow colleagues PHOTOS: Boogertman + Partners

The company strongly focuses on ensuring an exceptional work-life balance for its staff. While the building was designed to provide great indoor environmental quality, guaranteeing staff members’ health and wellbeing, it goes one step further by serving up site-grown fresh, nutritious herbs and vegetables for the canteen.

The roof garden was Groves’ brainchild.

“While providing produce for the building’s occupants, we also create job opportunities for gardeners. And in terms of biodiversity, we find that insects and birds make their way to this space, which would ordinarily be quite barren.” The planted areas also offer the building insulation and cooling.

She says the client initially exhibited a “curious, but keen” attitude towards the idea of a roof garden. Although Menlyn Maine was sold on sustainability and building green, they were concerned the garden might not score high enough on aesthetics. The project’s

landscape architect however did a sterling job of convincing the client that the garden would be both beautiful and productive – and delivered 100% on these promises.

To make certain the roof coped with the soil’s weight, Groves says the project’s structural engineer ensured that a load-bearing roof was included in the design right from the beginning. The garden’s storm-water attenuation function was also part of the initial planning, slowing down this water as it makes its way to tanks.

Because the building site experiences high groundwater seepage rates, the groundwater is collected in a 27m3 sump located below the basement. This water is then pumped to an irrigation tank at roof level for watering the vegetable garden. In addition, all rainwater captured from the roof is treated and used for flushing toilets, taking pressure off the municipal water supply.

Together with the roof garden, Groves cites the building’s energy and water efficiency and resilience as its greatest feats. These achievements are also in line with the client’s commitment to reducing their company’s environmental footprint.

She concludes: “This building truly is an amazing space. I really love the staircases as they create spaces where people can meet each other, connect and have a conversation.”

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BIODIVERSITY AND FOOD SECURITY

Sisonke District Offices Falling stars, dainty green bells and doll’s powder puff, lion’s spoor”, pig’s ears, flame lily and mother-in-law’s tongue – these are some of the roughly 100 species of indigenous plants you’ll find in the extensive rooftop garden of the Sisonke District Offices in Ixopo, KwaZulu-Natal.

Architect Steve Kinsler says: “Whereas the international norm at the time was to design for a maximum of 30 plant species to be installed, our green roof was planted with in excess of 80 indigenous species – all sourced from within 50km of the site.”

Today, Sisonke’s green roof is an outstanding feature of this naturally ventilated office block. “The complex diversity of locally sourced indigenous plants ensures this lowmaintenance landscape responds to the seasons with spectacular changes in its colour, form and texture,” he says.

Besides the obvious benefits of insulation, rainwater attenuation and the protection of roof waterproofing membranes, Sisonke’s roof garden presented the team with an opportunity to make a considerable advancement on the industry norms for the biodiversity of green roofs.

a gum plantation, has been returned to its endemic Midlands Mistbelt Grassland habitat.

Working closely with local ecologists, it was agreed that Kinsler and his team would try to re-establish the Midlands Mistbelt Grassland vegetation type, which naturally occurs in this area and is more commonly known as Ngongoni veld. A palette of 140 species was used in the landscaping, including some local wetland species, with the majority being grasses and grassland plants.

Both Sisonke’s roof and site landscaping are xeriscaped, with irrigation provided only until the plants became established.

Although Kinsler and his team have always applied green building principles to their projects, he believes the time has arrived to move on from the concept of a green agenda as an alternative or ‘special’ way to design and construct the built environment. “The green building agenda urgently needs to be expanded to address social issues and embrace a more holistic concept of sustainability.”

Top: The leaf-shaped entrance canopy is elevated to reveal the roof garden Right: Five different aloe species provide height and form Bottom: Roof and site are variations of the same landscaping theme PHOTOS: Steve Kinsler

Kinsler goes on to explain some technical aspects: “A 255mm thick concrete roof slab was cast with a 3° pitch. In addition to providing the structural support for the roof garden, the concrete was an important component of the thermal massing of the building for the regulation of internal temperatures.”

The other beautiful part of the Sisonke project is the fact that the rest of the site, previously 50

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2017/09/05 11:41 PM

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2017/09/05 11:42 PM

Waste Waste is a resource that is no longer considered usable or wanted. It includes solid waste, food waste, hazardous waste, waste water, biomedical waste and other types. Waste includes more than just the discarded item - all the energy, water, labour and money that went into producing and distributing it is also wasted when it is ‘thrown away’. With more disposable, singleuse products available and the use of built-in obsolescence as a profit-making strategy for manufacturers, landfills are filling up faster than we can create them, polluting land, water and air.

Humans are also extracting natural resources faster than the Earth can renew them.

According to WWF and the Global Footprint Network, we had already used up our 2017 global allowance for water, soil, clean air and other resources by 2 August, named Earth Overshoot Day – the earliest date in the year since first calculated in 1986. South Africa’s own Overshoot Day was even earlier, on 4 July. We would need 1.7 Earths to sustain this level of consumption.

waste management costs will increase from today’s annual $270 billion to about $375.5 billion in 2025. With waste generation rates expected to more than double over the next 20 years in lower income countries, the impact our rubbish will have on society, the environment and the public purse will be crippling if we do not urgently address this issue.

Looking at solid waste in particular, a report issued by the World Bank in 2012 showed that global municipal solid waste generation levels alone were approximately 1.3 billion tonnes per year, and expected to increase to approximately 2.2 billion tonnes per year by 2025. Globally, solid

The latest National Waste Information Baseline Report shows that SA generated 108 million tonnes of waste in 2011, of which 98 million tonnes was disposed of at landfill.

Around 59 million tonnes was general waste, 48 million tonnes unclassified waste, and the remaining 1 million tonnes hazardous waste.

Only about 10% of all waste was recycled in 2011.

The construction and operation of buildings is partly responsible for figures such as these.

But by carefully choosing resource-efficient designs and construction techniques, as well as more sustainable building materials and disposal methods, green building could make a significant positive impact on waste.

The two projects profiled in this chapter will shift your thinking when it comes to reducing, reusing and recycling waste. Read on for more.

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WASTE

Solid Green Offices For Sustainable Building Consultant Marloes Reinink, owner of Solid Green Consulting, having a worm farm at their office was the ideal way of familiarising her staff with recycling so they could in turn apply this knowledge to their projects.

Growing up in the Netherlands, recycling was very much a part of Reinink’s everyday life. “There are drop-off points for all types of waste. Living in South Africa, this is very different. Recycling is not ingrained in people’s behaviour and as such there’s very little awareness of the need for, and practice of, recycling.”

Top and Middle: Office furniture in the Solid Green offices was mostly manufactured from upcycled materials, like the Ashanti Bean Bag and Kanye Kanye Foops Seating Bottom: Solid Green Office recycles all waste streams through various methods such as waste separation, food-waste recycling and composting PhotoS: Grant Difford

For Solid Green’s offices, this is something Reinink wanted to change. “We started off with a worm farm, to which we feed most of our office’s organic waste, such as food scraps and fruit.” The worms produce extremely fertile soil, which the staff can then use in their gardens at home.

But the worms don’t like citrus, meat and dairy products, so Solid Green supplemented the farm with a Bokashi composting system, turning organic waste into compost in a bin that can be placed in the kitchen. “We add this compost to our office plants,” says Reinink.

“For the remaining waste, we’ve appointed Whole Earth Recycling, which picks up our recycling bags once a week. In the office we separate paper, tins/glass, plastic and general waste. We also regularly discuss strategies to reduce the amount of waste beyond the office and home. This extends to practices such as refusing plastic bags and straws, and having your own coffee cup refilled instead of ordering coffee in a disposable cup.”

Truly “walking the talk” has resulted in Reinink and Solid Green celebrating a reduction of waste going to landfill by at least 80%, as well as a heightened awareness among her staff members of recycling and its importance.

During the offices’ renovation, special attention was paid to the materials used for the interior fit-out. “We wanted to make use of recycling and upcycling opportunities for our furniture and assemblies,” she explains.

Where possible, reclaimed timber was employed – for light fittings, stair treads, some cladding, coffee tables, the printer station and desk storage. “We also upcycled our desks, bar chairs and boardroom furniture, which we bought second-hand and repaired, painted and upholstered. Upcycling gives new life to old furniture and saves waste going to landfill.”

Reinink’s dream was to provide an office that showcases good green design: ample daylight, natural ventilation, biophilia, energy efficiency, waste minimisation, recycling and upcycling of furniture. And Solid Green’s efforts were rewarded with the country’s first and only 6-star Green Star SA Interiors certification, and a LEED Commercial Interiors Platinum certification.

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WASTE

Millennia Park, Stellenbosch Imagine being in the middle of your architectural presentation to your client’s board when the chairperson stops you and asks: “Why a green building?”

This is exactly what happened to architect Edwin Swanepoel. He and project manager Chris Bornman cited all the obvious advantages and statistics, but every time Johann Rupert, Chair of Remgro, would respond: “No, that’s not the right answer.” Finally, after they had covered everything they knew about green buildings and design, Rupert said: “The right answer is: Because it’s the right thing to do.”

The original Millennia Park was a 1980s architectural landmark building situated in the historical heart of Stellenbosch.

“We managed to re-use and retain 96% of the original structure. Over 93% of waste generated during construction was diverted away from landfill and re-used or recycled in the refurbishment process,” says Swanepoel.

He says re-using existing material and retaining the original structure formed a vital component of reducing this project’s carbon footprint. Most demolished components were re-deployed, such as the original steel roof structure to manufacture new undercover parking structures, and crushed stone and concrete from the demolished components to elevate the parking area’s level to above the 50-year flood line.

However, refurbishing often poses challenges, and in Millennia Park’s case it was no different.

“You have to take what you get and work with it; it forces the whole professional team to be more creative, and it encourages smart solutions,” says Swanepoel.

For example, the original building had a very low floor-to-ceiling height, with only 260mm of ceiling space available for services. The creative answer? A chilled beam air-conditioning system which takes up less space, has a lower operating cost, runs quieter and is significantly more energy efficient for heating and cooling.

Swanepoel feels that the jewel in the crown of this project was the improvement of biodiversity on and around the site. “The site’s ecological diversity was improved by 420% thanks to the rehabilitation of an existing man-made wetland, and the introduction of indigenous and more water-wise plants,” he says.

There was no doubt that Millennia Park should be a green building, especially with a team and client 100% committed from Day 1 to “do the right thing”, as Rupert had so aptly reminded everyone at the beginning.

According to Swanepoel, nothing captures this commitment better than a quote by Thys Visser, the late CEO of Remgro: “Each generation has a choice either to leave a footprint of conservation or a trail of devastation to future generations. Following in the footsteps of our predecessors, we choose to live in harmony with nature – a lifestyle conceptualised in our newly refurbished head offices, Millennia Park.”

TOP: The single-storey cafeteria addition as viewed from the new water-wise garden. The new storm-water retention pond is also noticeable in the foreground.

PHOTO: H Koegelenberg MIDDLE: The new double-volume atrium with a large skylight over allows natural light to filtrate deeper into the building.

BOTTOM: The original steel roof trusses were used to manufacture new undercover parking structures. Existing paving and crushed stone from the demolished components were used, together with permeable paving, to harvest storm water.

PHOTOS: T February

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RPV Architecture, is embarking on a green journey!

Calling all small and medium size developers!

Are you looking for the perfect partner to bring your vision to reality and drive the process of green building certification under GreenStarSA? RPV Architecture is a 100% black women-owned company offering full architectural services, interior design and space planning, and expanding our service offering to enable clients to build and certify green buildings.

Future-proof your property development business and property investments by progressing from compliance with green building regulations to full green building certification.

Boost the value of your property assets by working with RPV Architecture to ensure your green building designs meet actual construction budgets and achieves lower operating costs into the future.

Affirming RPV Architecture’s capability and capacity as an SME to deliver projects for local and international giants, the firm has successfully completed 35 commercial projects in the past 5 years, with project values up to R40m, and as part of a joint venture, has recently been awarded a R400m project.

Contact us below! We would love to work with you.

Tel: +27 011 326 8056 | Email: info@rpvarch.co.za www.rpvarchitecture.co.za

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2017/09/06 3:17 PM

People In 1800, only 3% of the world’s population lived in cities. Fast-forward to 2016, and 54.5% of people across the globe then called the concrete jungle home. By 2030, this figure will rise to 60%. In South Africa, up to 64% of people live in cities, and the number is rising rapidly. There is a massive incentive to design and retrofit cities, precincts and buildings to cope with the massive growth in numbers of urbanised people, while holding in tension the modern resource constraints of our world.

What’s more, the average American now spends more than 90% of his or her time indoors – 87% of the time in buildings, and

6% in a car. While there are no comparative studies in South Africa, our growing middle class and the home-office-gymmall commuter lifestyle that comes with it is showing distinct similarities to our US counterparts. This means people are breathing in greater volumes of indoor air than ever before, wasting valuable hours travelling long distances between work and home, and missing out on the improved mood and self-esteem that studies indicate are the benefits of being outdoors and moving for as little as five minutes a day.

quality is superb, which provide views to the outdoors, allow plenty of natural light, provide occupants with some access to nature (whether in the form of a rooftop garden, tree-lined walkway, courtyard, etc.) and which are located close to public transport routes and residential areas is essential to improve human wellbeing. These are not just nice-tohave’s either: according to a report released by the World Green Building Council last year, occupying green office space keeps staff healthier and happier, improving productivity and boosting businesses’ bottom line.

If the trend is towards an indoor lifestyle, constructing buildings whose indoor air

Recognising the unique societal challenges that a developing country such as ours faces,

the GBCSA pioneered a category to recognise the socio-economic achievements of green building projects. Social and economic factors are imperative to addressing broader sustainability issues, and societal challenges such as poverty, unemployment, lack of education and skills, and poor health can all be addressed, at least to some degree, through the process of designing, constructing and operating better buildings.

The owners and designers of the buildings featured in the following pages prioritised the people who would be occupying and using these buildings, and their people-centric approach both inspires and motivates.

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PEOPLE

Green Building at Karl Bremer Hospital When Green Star SA Accredited Professional Nick Gorrie attended the new Green Star SA Socio-Economic Category (SEC) briefing in 2014, he had no idea Vanessa Kallaway would be attending the exact same session. She was representing the Western Cape Department of Transport and Public Works, and had a similar quest.

TOP: Western elevation showing north orientation and external shading MIDDLE: Open staircases encourage use rather than lifts BOTTOM: 10% of concrete used has post-consumer recycled aggregate PHOTOS: Adam Letch Photography

Surprised to bump into her in the foyer afterwards, they immediately began discussing the fascinating new category and agreed right away: the new office building, aptly named the Green Building, on the Karl Bremer Hospital site in Bellville, Cape Town, would be the perfect pilot project for SEC. Moving beyond the traditional green assessment criteria, the GBCSA pioneered this category to recognise the socio-economic achievements of green building projects.

René Kok, Director: Projects/Programme Infrastructure Delivery for the department, says: “Part of our mandate is to be a catalyst for short-term job creation and skills opportunities through the Expanded Public Works Programme.” This project’s socioeconomic aspect is a natural extension of the mandate.

Architect Waheed Parker viewed this as “an opportunity to design a building which has a real, material and measurable impact on the community it serves”. The project had to deliver employment and business opportunities to small, local, black and women-owned businesses; while labourintensive construction methods were preferred to facilitate the use of semi-skilled labour.

“Through its construction, the Green Building has created employment, empowerment and skills training opportunities, which will unlock further employment opportunities for workers beyond the construction of this individual project,” says Parker.

He and Kok agree that sourcing suitable local labour was tricky, but a challenge the team was able to overcome. Another challenge, according to Gorrie, was the fact that the SEC rating was practically uncharted waters.

This made the victory so much sweeter when the project became the first Green Star SA certified building in the Socio Economic Category – in fact a world first.

Delivering comfortable, safe, flexible and environmentally responsive accommodation to 320 public servants, the Green Building promotes social interaction between staff members, thereby increasing productivity.

“Activity spaces are open and aimed at encouraging communication between employees and promoting a sense of community,” says Kok. Parker adds: “All spaces have visual connections to the outside, greatly enhancing the feeling of spaciousness, transparency and natural lighting. This creates a more peoplecentred environment, offering opportunities to pause and appreciate the natural context and views in the distance.”

The Green Building also uses significantly less water and energy, recycles black water and all storm water, and generates less waste.

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PEOPLE

Google Johannesburg It’s no secret that Google strives to do things differently. And when it came to choosing the design and construction partners for its South African office, Google Johannesburg, it was vital that their partners shared their values.

“In this way you minimise or even eliminate resistance,” explains Jason Harper, Real Estate Project Executive – Europe, Middle East & Africa, Google Germany, and the Project Executive responsible for the fit-out of the Google Johannesburg office.

The American multinational technology company specialising in internet-related services and products and go-to internet search engine says it always tries to run projects in true team fashion, with real cooperation between team members. “When all parties play on the same team – which they most certainly did here – trade-offs don’t necessarily mean conflict,” says Harper.

As a people-focused company, the health and productivity of the Google employees were naturally a conscious consideration in the fit-out of the Johannesburg office. “These are paramount. In addition to the sustainability certification, we used a home-grown materialvetting programme to ensure that no toxic materials find their way into our offices,” he says.

According to Solid Green Consulting, a building management system was implemented to monitor and report on energy usage, water consumption and waste generation. “Live results are displayed in Google Johannesburg’s foyers, informing building users of their environmental footprint.”

An occupancy user’s guide and comprehensive transport plan were also developed to inform Google staff about local transport options, incentives and amenities. Alternative transport methods were made available, including a branded electric vehicle with charging facilities, as well as electric bicycles.

As per Google’s stringent requirements, the office was designed for high levels of acoustic comfort to facilitate a uniquely South African, productive, comfortable and creative workspace. Solid Green ensured that an ergonomic assessment was carried out by a registered ergonomist on the office furniture, whether new or re-used, as well as workstations.

Harper says Google follows a green building approach for all its projects, because “quite simply, it’s the right thing to do”.

However, the design and construction process of Google Johannesburg, an impressive interior fit-out, was not always plain sailing.

“Some materials needed to be imported, which proved challenging for our timeline, but it also helped the team to come together and be more innovative by resolving challenges locally,” he says.

TOP TO BOTTOM: Reception area, an informal working area and a corridor. The company strives to use local materials in different ways, and evoke the local flavour of Johannesburg and South Africa with materials such as beading at the reception desk.

PHOTOS: Google

When asked to define the Google Johannesburg project’s greatest triumph, Harper was resolute: “The smiling faces of the Googlers on opening day!”

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Projects under development Discovery

140 West Street

Built to a 5-Star rating

Built to a 4-Star rating

Completed by February 2018

Completed by October 2017

Approx 100,000 Sqm

Approx 28,000 Sqm

DISCOVERY

140 WEST STREET

Discovery’s new head office is an iconic architectural statement ideally situated at Sandton CBD’s highest point. The building’s organic form encapsulates approximately 110,000m2 of Premium Grade office area, which is supplemented by beautifully sculpted interior atrium spaces; in order to foster a unique working environment of enhanced creativity, innovation and collaboration.

140 West Street adds to the Sandton skyline in a bold and unique way. It has 27 000 m2 of office space designed and developed to place primary emphasis on a high quality building experience for its occupants.

Underpinned by Discovery’s core values, ambition and purpose, the building is centered on occupants’ wellbeing and incorporates innovative sustainability strategies for energy and water efficiency, occupant comfort, responsible use of materials and limited emissions.

One of the most notable innovations of the building is the design of a bespoke Vitality Roof Level, available to all Discovery employees; featuring a gym, 630m undulating running track, yoga deck, soccer and multipurpose courts, Healthy Food Studio and various lifestyle/entertainment areas.

The Developers, in conjunction with their Client, are targeting a 5-Star Greenstar (Design & As-Built) Rating for Offices and Interiors

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This is achieved through careful management of the building’s air quality, indoor pollutants, thermal comfort, as well as the facilitation of enhanced natural lighting and glare control. The building comprises two towers with relatively narrow floor plates, separated by a fully glazed internal atrium, which assists in supplying natural daylight and beautiful external views in all directions from the office areas.

The landscaping is consciously designed to provide a natural aesthetic, through using a selection of indigenous flora, thus providing a nurturing habitat for small insects and birds. Further considerations were applied to landscaping design efficiency and plant selection, in an effort to reduce water requirements and structural loads.

The Developers are targeting a 4-Star Greenstar (Design & As-Built) Rating for the building.

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Urban integration and communities Sustainable cities go beyond the environmental design considerations of resource efficiency and reduced emissions.

Equally crucial are the social and economic aspects of sustainability. A society wracked by poverty, inequality, injustice and limited by poor education can never flourish.

to work, often via highly unreliable and costly public transport. The spatial layout continues to reinforce division in society, and the sheer distance between the poorest informal settlements and the institutions entrusted with their care makes change difficult to pursue.

South Africa’s apartheid history greatly affected the spatial development of its cities.

The rich and powerful lived in the central areas, while the poor and disempowered were often forcibly relocated by law to the outskirts of the cities where land was cheaper. Despite the end of apartheid over 20 years ago, little has changed in terms of where people live and most residents with jobs have to commute significant distances

To add to this, the urban population is increasing at an unprecedented rate, far exceeding the pace of urban development needed to support it. According to the UN Population Division of the Department of Economic and Social Affairs (DESA), over 400 million people in Africa currently live in urban areas, a number that will triple by 2050. This will pose new challenges of providing urban jobs, housing, energy and

infrastructure to mitigate urban poverty, expansion of slums and a deterioration of the urban environment. However, it also presents new opportunities to improve education and public services as more concentrated populations become easier to reach.

Rather than having a single central point, cities will consist of multiple development hubs or nodes – a phenomenon already taking place in South Africa. This decentralisation will allow for better management of cities and services, and allow for improved participation by locals in the decisions that affect them.

The long-term success of any community depends on the ability to foster cohesion, create employment opportunities, promote

social equality, and encourage broad-based citizen participation in planning and implementation. Communities that develop sustainability principles and a collective vision for the future, and that apply an integrative approach to environmental, economic and social goals are generally more likely to be successful.

The three exceptional projects on the pages that follow are prime examples of how the sensitive development of a building can help to integrate the needs and spirit of the surrounding community and even enhance their living standards. They are inspiration indeed for the shape of our brave, new, hopefilled world.

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URBAN INTEGRATION AND COMMUNITIES

Manenberg Contact Centre If architect Ashley Hemraj has to be 100% honest, he’d tell you that the drive behind building a green Manenberg Contact Centre didn’t, at first, come from a desire to do the right thing environmentally speaking, “but foremost, to start the long journey of trying to socially correct the past”.

“It came from a yearning to give the very best to a forgotten community, to break the mental bondage of socially segregated design, and to create Cape Town’s first Green Star building in one of the city’s most socially disadvantaged areas,” says Hemraj, Senior Architect for Urban Integration: Transport and Urban Development Authority, Cape Town.

Manenberg on the Cape Flats has a long history in battling violent crime. In fact, its previous civic offices were located between two rival gang territories, right in the crossfire of continuous fighting and gunshots. The staff’s safety couldn’t be guaranteed and at times they had to travel to work by police escort.

top: Artwork created by local community members adorns the main entrance, which is oriented towards the Gateway into Manenberg LEFT: Inviting building edge that forms the dividing line between public flow and building line through the bio-retention ponds PHOTOs: City of Cape Town

Understandably the client’s highest concern was security, but the design team couldn’t allow fear to become the driving force behind the building’s design. “We couldn’t build a new facility under the new democracy that looked and felt like the past imprisonment, cutting off its users from their surroundings with bulletproof glass and walls, and high-security fencing. We needed to approach this project with different thinking.”

service delivery closer to the community, and inspired and communicated an identity.

One way of overcoming this was to integrate the local community as early as possible. “In fact, we deliberately designed elements into the project to involve the local people,” says Hemraj.

Temporary work opportunities were created for unemployed people in four key areas, assisting them in gaining skills and earning an income by using these skills. These were: the Manenberg Contact Centre’s external walls (using a labourintensive construction method); community artwork (creating public art to connect people with the building); landscaping (and planting of indigenous vegetation to assist with future irrigation); and civil works.

“Today we have an ongoing Public Space Projects programme aimed at transforming ‘no-man’s-land’ areas (contested gang turf) into places for people.”

“We wanted this building to be an inspiration in Manenberg, something the City of Cape Town and the community can be proud of together,” concludes Hemraj. “If approached correctly, a building can reflect the uniqueness of its surroundings as well as a community’s special character. It can communicate the past and present struggles, as well as the hopes and desires for the future.”

Besides limited funding, their challenge was to design a building that met the client’s protective needs and at the same time said “we’re open to the public”, which brought 61

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URBAN INTEGRATION AND COMMUNITIES

115 West Street With 6-metre-tall Ficus benjamina trees sunken into the floor and natural light flooding down from the top and in from each side, the striking atrium of Alexander Forbes’ head office on 115 West Street, Sandton, Johannesburg, was designed to create a park-like environment.

In fact, the whole building was designed to change societal mind-sets for the future as the earth continues to grapple with energy and resource shortages – from its meeting area’s water features creating a sensation of floating, and planter walls forming pockets of pause areas, to the inclusion of around 140 bicycle bays and shower facilities, preferential parking bays for fuel-efficient/hybrid and car-pooled vehicles, and the building’s close proximity to public transport, including Gautrain, the Gaubus feeder and Metrobus.

“When developing a green building, there needs to be a complete mind shift within your professional team. Focus and design principles must shift from the conventional to place sustainability at the starting point,” says Damien Spagnuolo, Development Manager at Zenprop Property Holdings.

Although this project had tight timeframes and technically complex specifications, the tremendous synergy between its role players played a pivotal role in its success. Zenprop and Alexander Forbes decided upfront to share the building’s green premium, as both organisations were convinced of the longterm benefits of a green building, including increased productivity of staff as a result of a healthier work environment.

This meant the design had to be incredibly efficient, involving modernising work facilities and upgrading technology services.

Paragon Architects’ and Paragon Interface’s design featured the use of large floor plates, punctuated by two atria to maximise the natural daylight into the office spaces. The northwest orientation of the site also influenced the design with powerful scallop elements to capture north and south light and protect the inhabitants from east and west light. The atria allow for the outside to be brought inside, and outside views are visible from 64% of Alexander Forbes’ office areas.

Alexander Forbes encourages staff to recharge their energy by using the colourful break-out spaces on every floor, where bins are placed to change the mind-set regarding recycling. Print stations also have recycling bins for paper, while each office area has waste containers for different waste streams.

“On this project we had the pleasure of working with a professional team that shared our aspirations and were 100% willing to embrace the green design process. If it wasn’t for their dedication and sheer brilliance towards always innovating and never becoming complacent, we wouldn’t have achieved the end result you see today,” concludes Spagnuolo.

top: 115 West Street sits comfortably in its urban setting, literally steps from the Sandton Gautrain station middle: Interesting scallop details on the exterior capture north and south light and protect inhabitants from east and west light bottom: Sunlight floods the striking multi-storey atria, which provide natural light and visual connection within the building PHOTOS: Paragon Group

The first requirement was an expansive floor space to accommodate about 2 500 people.

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URBAN INTEGRATION AND COMMUNITIES

Tshwane House

Somewhere in the City of Tshwane’s office building, Tshwane House, there was a receptionist who had been working in the building for 25 years without ever seeing natural light in her workplace. A promise was made to her that she would be able to do so in the new building. Fulfilling this promise was one of this project’s greatest (and probably most rewarding) feats, says City of Tshwane Project Officer Peter Aborn.

With the exception of some staff located in a basement area, access to natural light for every workstation was broadly achieved as a principle, he says. 70% of Tshwane House’s usable areas today enjoy direct line of sight to the outdoors, while fresh air is provided at 12 l/s per person*.

For Aborn, creating a workplace that reflected Batho Pele (“People First”) principles was vital.

These principles require public servants to be polite, open and transparent, and deliver good service to the public. For this reason public servants need to be able to work at their full capacity. “Office buildings are not just places where work is done, but tools of the work itself,” he says.

TOP: Main entrance with generous entry plaza from Madiba Street, which serves as a secure gathering space MIDDLE: Back of the Council Chamber building, showing the large plaza space which was designed to host large city functions in any weather in a secure but open environment

Tshwane House’s success lies in the fact that – as a sustainable model – it represents the best that could be achieved in state-of-the-art workplace planning, not just “space planning”, says Aborn.

In addition, the building was designed to turn its back on a country’s troubled history and pave the way to a new beginning, marking South Africa’s new dawn. Despite resistance, Tshwane House succeeded in creating a new chapter sustainably reflecting this new era as the country’s executive capital, he says.

Tshwane House was also profoundly significant in that it allowed for clear design reflections of the indigenous African culture, visible in the location of the offices of the Executive Mayor, City Manager and Speaker, as well as the Council Chamber. When sitting in session, the Speaker actually faces visitors entering the building from Madiba Street, a street that remains “civic action boulevard” on the way to the Union Buildings.

With community integration, Tshwane House manages to “catalyse the rebirth of the whole city” for its entire people, says Aborn. While “recognising the cultural history of the city without being trite”, the building anchors a new vision for the City of Tshwane. It also anchors a system that promotes quality of life benefits accessible in the places where the people of Tshwane live. Less time is spent in queues, and less money on transport, concludes Aborn.

BOTTOM: Council Chamber interior, looking towards the Speaker’s podium PHOTOS: City of Tshwane 63

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Africa Although Africa contributes relatively little to climate change, the region is one of the worst affected by its consequences. According to the International Centre for Agricultural Research for Dry Areas (ICARDA), out of the 10 countries most affected by greenhouse gas emissions, six of them are in Africa, yet the continent only receives 5% of dedicated climate funding.

Greenpeace Africa states that over 180 million people in sub-Saharan Africa alone could die as a result of climate change by the end of the century. Unpredictable rainfall patterns, lower crop yields, soaring food

prices and dwindling natural resources are already causing increased human migration, tension and conflict.

At the same time, however, Africa is uniquely poised to play a pivotal role in the fight against climate change. With climate investment opportunities in emerging markets estimated to be as high as $23 trillion by 2030, according to an IFC analysis, overall investment in subSaharan Africa, particularly for clean energy, represents a $783 billion opportunity.

The region is particularly well placed to take advantage of cheap and plentiful resources

from the sun and wind. The potential for renewable energy in sub-Saharan Africa stands at about 1 100 gigawatts of solar capacity, 350 gigawatts of hydropower and 109 gigawatts of wind. This would be more than enough to meet future demand.

Meanwhile, the cost of utility-scale solar energy in Africa fell 50% from 2010 to 2014 and continues to fall.

With urban populations in Africa expected to rise 300% over the next 20 years, building greener buildings and cities provides a massive opportunity to further contribute to the mitigation of climate change,

while simultaneously creating significant employment and empowerment. Happily, the GBCSA has been instrumental in the establishment of a further seven green building councils on the continent, with several more countries showing interest in joining the movement in the near future.

The following chapter introduces the three firsts outside South Africa: the first Green Star certified building, the first 6-Star Green Star building, and the first residential Green Star certified project. May they be joined by many more in the years to come.

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AFRICA

Nobelia Office Tower, Rwanda When designing an office block in an equatorial African country, humidity control is essential for comfort, combined with the protection from solar heat gains. This was an important realisation for architect Carlos Arroyo and his team while conceptualising the 19-storey Nobelia Office Tower in Kigali, Rwanda – the first building outside South Africa to achieve a GBCSA 6-Star Green Star rating.

Recognising that strict temperature comfort bands typically applied are inappropriate in the local climate, it inspired them to follow an approach that was perhaps less standard, but made complete common sense.

top: Nobelia from the entrance to Kigali City Centre, "The Gateway to Kigali Business District" LEFT: Detail of the passion fruit plantation on the west façade for solar protection PHOTOS: Carlos Arroyo Architects

As a result, the Nobelia Office Tower features a ventilation and night-cooling system whereby fresh air is dehumidified and provided to air-handling units through hollow core slabs. The thermal mass of the structure provides daylong comfort and ensures 100% fresh air levels.

From his office in Madrid, Spain, Arroyo recounts receiving the triple-condition brief for the Nobelia Office Tower: affordable to build; inexpensive to run; and something to be proud of. “Implicitly, that’s the brief for a sustainable design.”

The next step was a two-day workshop. “We have a set procedure for project development which involves quite a bit of workshopping.

Even before we start a concept, we organise a workshop to understand the potential challenges, synergies and assumptions of a context in terms of climate, habits, industrial capacity, ambitions and more.”

One thing Arroyo’s team learnt is that there was no Forest Stewardship Councilcertified wood – which they would normally insist on using in any project – available within a reasonable radius from Kigali. “We demanded an equivalent commitment from local suppliers with responsible forestry and a protocol for the traceability of the materials,” he says.

In the end, an impressive amount of local materials was used in the Nobelia Office Tower, now known as the gateway to the central business district.

A key part of the process was to encourage the development of local knowledge before construction started, in order to reduce imports as well as the building’s transportrelated carbon footprint. “Mock-ups were commissioned, tests were performed, small factories set up and samples were produced.”

This was a responsibility the client took upon himself in an effort to give back in more ways than just the actual building, says Arroyo.

Corporate social responsibility is also a major driver for most of Nobelia’s future tenants – with whom memorandums of understanding have been signed – in addition to low running costs, reduced electricity bills and a certain autonomy from utilities. “Certification is a way to prove both points – for us, for the tenants, and for their audiences,” concludes Arroyo.

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AFRICA

One Airport Square, GHANA Every project that Mario Cucinella Architects (MCA) designs strives to express not only its own architectural style, but also the identity of the place, people, local materials and environment where it is situated. One Airport Square in Accra, Ghana – the country’s first building to be Green Star certified and the first to be certified outside South Africa – was no exception.

Cucinella explains: “One Airport Square’s unusual structure with inclined piers, for example, was designed using innovative digital software, but it’s constructed from concrete – a traditional local material.” That structure provides greater rigidity for the building, while the horizontal overhanging terraces render shading to the façades, reducing cooling loads and glare risk.

It was designed to make a meaningful contribution to the surrounding landscape and stand tall as an example of environmental sustainability for the new generation of office buildings in West Africa, says award-winning sustainability architect, Mario Cucinella.

Asked about the challenges and rewards of designing such a building in Africa, Cucinella says because the site was located in an equatorial area, the climatic conditions were analysed “to select the best passive and active environmental strategies to be applied to the scale of the building”.

Speaking from his office in Bologna, Italy, he says a combination of data on socio-economic contexts and vernacular architecture, along with an analysis of the local climate and ecosystems, enable MCA to design projects which fit into an environment’s context and dialogues.

In One Airport Square’s case, the aim was to realise Africa’s first sustainable building. So, says Cucinella, MCA worked in close partnership with local design firms, encouraging the adoption of a design language capable of expressing the beauty and richness of local cultures.

The challenge with this project was reconciling innovative digital instruments with traditional construction techniques.

However, the commitment was there, and in the end these two sets of knowledge were perfectly integrated – with form, structure and environmental strategies working together in harmony.

“This aspect, together with medium-to-high temperatures throughout the year, necessitated strategies for increasing the requirements for cooling the building. A compact configuration was chosen, with the offices on all floors facing an internal courtyard, which is open to the sky, to facilitate natural ventilation by chimney effect,” he explains.

“In One Airport Square the most advanced technologies are balanced with local tradition, using the most efficient design.” Cucinella emphasises the importance of the relationship between the way the building is designed and their specific climate, cultural context and “language of this culture”.

top: In One Airport Square form, structure and environmental strategies work together in harmony RIGHT: One Airport Square’s unusual structure was designed using innovative digital software, but is constructed from concrete – a traditional local material PHOTOS: Fernando Guerra | FG+SG – Fotografia de Arquitectura

“Buildings with a high degree of empathy – a creative empathy – are able to enter into an intimate relationship with the climate, and with the concept of place,” he concludes.

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AFRICA

Garden City Village Phase 1, KENYA

TOP: Apartment block facing the Village Central Park and Garden City Mall. The overhangs and balcony provide solar shading with extensive daylighting through the UV glass.

MIDDLE: Open-plan living area and kitchen where residents enjoy green features such as natural ventilation, light finishes, daylight, and energy-efficient lighting.

BOTTOM: View from one of the private balconies, which feature solid bamboo strip wood flooring.

PHOTOS: Mentor Management Limited East Africa

Sustainable building consultant Elizabeth Wangeci Chege doesn’t believe building green in Africa is difficult, especially in Kenya which enjoys a moderate equatorial climate. “It makes commercial sense to integrate strategies making buildings and cities resilient to climate change, especially since it’s closer to home that we experience shortages in electricity and water.”

the business case, regardless of certification, which incorporated a review of current and future regulations. “For example, solar hot water regulation has now been enforced in Kenya. This project enjoys 100% solar hot water from a centralised system, and it would have been a great injustice to the client if they had to retro-fit a solar hot water system now due to regulations.”

The intention with the Garden City Village Phase 1 in Nairobi was to target green building certification with the least possible expenditure, says Wangeci Chege, CEO of WEB Limited. While the client realised that green building certification would be a value-add, there was “slight resistance from the services engineers because they had to do things differently.”

Another benefit was that, while researching design solutions and materials in Kenya, the team discovered that low-flow water fixtures and low volatile organic compound paint were actually available at competitive rates in the country.

However, WEB Limited wasn’t going to let this discourage them. “We overcame this by having intensive training sessions on green building with the team.” Wangeci Chege recounts how they held these sessions practically anywhere they could pin down the engineers: over lunch, in the office, in traffic on their way home in the evening.

“Quite quickly the fear of independent thirdparty assessment – the core of certification – subsided,” she says.

The project became the first in Africa to be certified under the GBCSA’s Green Star multi-unit residential V1 tool. For Wangeci Chege a highlight was the assessment that WEB Limited carried out to confirm the conceptual green building strategies that would be included in the project to support

There were also some trade-offs, however.

Wangeci Chege remembers the most difficult one as the sewerage treatment plant that her team had been advocating, which the industry at the time did not endorse. It has since matured and various successful systems are now available, but it is too late to go back and install a plant on this project. “With water being a scarce basic utility in Kenya, we had to settle for rainwater harvesting, low-flow fixtures and indigenous landscaping.”

For Wangeci Chege, the Garden City’s greatest achievement was project completion on time, on budget and a showcase that illustrates that internationally benchmarked green building certification can be achieved locally.

“It goes to show that green building should be inherent in the design and construction approach from the onset. The team learnt that green building isn’t a separate line item in the bill of quantities.”

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Business case There is a wealth of local and international research demonstrating that green buildings contribute to environmental sustainability, occupant health and productivity, and the bottom line of investors and owners.

According to Green Building in South Africa: Guide to Costs and Trends Report compiled by the GBCSA, the Association of SA Quantity Surveyors (ASAQS) and the University of Pretoria (UP) released in July 2016, the

average cost premium of building green over and above the cost of conventional construction – or green cost premium – is a mere 5.0% and can be as low as 1.1%.

The findings of this research challenge the belief that green buildings cost much more than conventional buildings. One of the barriers has been the apparent green premium that many developers or building owners have thought going green would cost

them. This study for the first time shows that green buildings can be built for a negligible premium, and that this premium is declining.

The IPD South Africa Annual Green Property Indicator 2015 found that buildings that qualified as top-quartile energy and water efficient relative to the rest of the sample delivered a total financial return of 12.5% in that year. By comparison, the rest of the indicator sample produced a total return

of 11.1%. This reflects outperformance by the resource-efficient properties and continues the trend that underlies the longterm financial performance of sustainable buildings.

In this chapter we focus on two Green Star SA certified buildings that embody the business case for green building and challenge any lingering notion that building green comes at a hefty price.

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BUSINESS CASE

WWF-SA Braamfontein

TOP: View from reception to the old 1906 wall of the previous building, showing the re-use of the existing structure and the appreciation of the structure as an entity LEFT: Covered pergola leading from the main boardroom to the rooftop chill zone PHOTOs: WWF-SA

A textbook marriage between the old and the new, a boardroom breakthrough when the architectural team persuaded the client’s board to give them design freedom, and accomplishing 6-Star Green Star status despite a shoestring budget. These are all building blocks in the success story of WWFSA Braamfontein – a spot-on depiction of this organisation’s sustainability ethos.

When we looked at what the bare bones of the existing building presented, and realised we could blend the old with the new – using all the salvaged bricks, timber, steel sheeting and other material – it made sense to explore the green process a little more with our building methods, and to investigate cheaper green aspects that would enhance the ethos that the WWF promotes.”

The building started out as an L-shaped design on the existing building’s footprint.

The architectural team’s vision: to maintain the old façade so they could juxtapose the new design and parameters with the old.

One clever innovation was to use recycled cardboard boxes for the concrete slabs’ void-formers, thereby eliminating excessive use of timber in the formwork.

“When we approached the client about keeping some of the old and marrying it with the new, there was some trepidation from the WWF’s governing board members, but fortunately we were able to convince them to trust us as a team and give us the space to experiment on the building, making it an icon in the area,” says Simon Cretney from Alive Architecture. For him, this was a huge feather in the team’s cap.

Cretney couldn’t be more proud of the end result. “The return on investment is there in terms of financial rewards with water re-use and limited use of electricity, but the major return comes in the long run for the WWF in that they now own a building with an almost carbon-neutral footprint on the planet.”

Then, the second major challenge: the budget, or to be more accurate, the budget constraints.

“Because the budget was limited to a cap of donor funds, we couldn’t just take industryprescribed green methods and apply them to the building. It meant we had to explore cheaper options available on the market and apply these, which caused us to stretch our project budget to the point where we utilised every cent available to us.”

Asked what made the business case for a green building so strong, Cretney says: “The WWF is all about saving the planet one step at a time.

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BUSINESS CASE

Ridgeview Commercial Office Creating a new paradigm for speculative office buildings and its occupancy by AECOM, an international professional engineering company, Growthpoint’s Ridgeview Commercial Office in Umhlanga sets a new benchmark in its precinct.

As Durban’s first building to have achieved a 5-Star design rating from the GBCSA, the building façade and services were carefully designed to ensure good energy, material and water efficiency over the building’s lifetime. Compared to a conventional building, Ridgeview will show an overall 67% improvement in energy usage and carbon emissions, compared to a non-green building.

“The Ridgeview building is one of two on a shared site,” explains Leon van Rooyen, Development Manager, Growthpoint Properties. “By using the same professional team and main contractor for both buildings, and designing a shared basement and common facilities, it has created initial capital investment savings as well as ongoing operational efficiencies.”

A 72% potable water saving has been calculated, thanks to the substantial rainwater harvesting system constructed in conjunction with the storm-water attenuation facility. This water is filtered and fed to all low-flush toilets and urinals.

Ridgeview’s green initiatives include the use of an energy-efficient air-conditioning and lighting system. The filtered glass façade and glass fritted fins provide additional sun control which lowers the air-con consumption and provides thermal comfort for the occupants.

These aspects, as well as the natural light in the office and the quality of the air, are indeed all contributing to a happier, healthier environment for employees.

“Staff attitudes are more positive when compared to our previous offices,” says Darroll McKeown, formerly from AECOM and Project Manager on this development. “It has been a sea change for the way we do business and has greatly enhanced our client interface and staff experience.”

According to Remy Kloos, Sustainability Manager, Growthpoint Properties, Ridgeview provides “an outstanding workplace environment with accessible communal spaces, as well as the operational cost-saving benefits it comes with” – so much so that the AECOM interior fit-out has achieved a 4-Star Green Star Interiors v1 Rating.

top: View of external façade FAR RIGHT: Glass fins provide solar control, which assist with glare and thermal comfort RIGHT: The Aecom offices are flooded with natural light PHOTOS: Growthpoint

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DSC1057: External View of Ridgeview.

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Innovation The reasons for innovation are simple: we innovate to prepare for change, and to make change.

have been conceived in a bid to radically reduce the negative impact of human activity on our planet.

In some cases, innovation is sparked by an idea, by recognising a gap in the market, or by wanting to access a new market. At other times, it’s born of a need to change the way we do things because of external pressures.

This is the case with the innovations that

Ultimately, the sector that builds a culture of innovation is on the path to growth, and the sector that fails to innovate is on the road to obsolescence. The built environment – particularly in South Africa – is embracing innovation in the face of overwhelming

evidence that we need to build better buildings today.

The Dodge Data Analytics World Green Building Trends 2016 SmartMarket Report found that South Africa has the highest green share currently of any country in the study, and could become a leader in the green building sector in the next three years. Incredibly, green building in South Africa currently

accounts for almost half (41%) of building project activity, compared to the global average of 24%. And 61% of building projects in SA are expected to be green by 2018, almost double the projected global average of 37% for that year.

The extraordinary projects in this chapter are perfect examples of South Africa’s world-class innovation in the green building sector.

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INNOVATION

Department of Environmental Affairs Raising the bar as far as energy-efficient buildings are concerned is one thing. Raising the bar to such an extent that various property portfolios start replicating your real-world example on even larger scales is quite another.

In fact, that is when you help create a ‘new normal’.

top: The main entrance spirals into the reception area, closely mimicking the geometry of the nautilus shell middle: Extensive thermal mass mitigates against thermal fluctuations through passive interaction bottom: Bringing nature to the building occupants and enhancing connectivity with the outside improves user comfort, while daylighting lowers energy consumption Photos: Boogertman + Partners and DEA

This is exactly what happened when sustainability consultant Mike Aldous and his team decided to implement rooftop solar photovoltaic (PV) systems at the National Department of Environmental Affairs’ (DEA) head office in Pretoria. “At the time it was the largest single-building PV installation in South Africa,” he says. Today, its duplication across several portfolios serves as an endorsement of its ingenuity.

“The DEA is the custodian of South Africa’s environmental heritage and its head office provided the perfect stage from which to push the envelope in the country’s green building market. As SA’s first national government facility to adopt the Green Star rating, building green was very much aligned with the department’s ambitions,” says Aldous.

“Since the project received the maximum 6-Star rating and went on to win the GBCSA Green Star Leadership Award, it set a tangible new benchmark for future government development.”

to find a balance between cost and longterm performance, effectively optimising the building lifecycle rather than just the capital contribution at construction stage.

“The long-term benefit of this approach is improved environmental performance in the long term, reduced waste, reduced energy and a better building,” he says.

Other energy-efficient measures include an HVAC system comprising a two-stage evaporative cooling plant serving each block of the building with special areas, supplemented by traditional refrigerant-based air conditioning systems; domestic hot water provided through a solar thermal system; highefficiency lighting and control; performance glazing; and façade shading and insulation.

According to Aldous, the most significant technical attributes were the synergy between the passive and active aspects of the design – from the cyclically developed architectural concept that maximised passive building elements, through to the renewable energy generation system and the extensive use of building energy modelling and optimisation.

“Our team sought to build a system, rather than individual solutions. The solution was to deliver not just a sum of the parts, but rather a building eco-system,” he concludes.

Aldous says the project had a unique opportunity to address the challenges posed in that, as a public-private partnership, the durability and operation of the facility were integrally tied. The project delivery was able 73

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INNOVATION

Vodafone Site Solution Innovation Centre A blank sheet of paper. That’s what the Vodafone Site Solution Innovation Centre concept started with. The brief was to design an energy-neutral, water-neutral building that would shine as South Africa’s most sustainable, innovative building. The entire professional team gathered around this sheet of paper and starting bouncing around the most outlandish ideas, recalls Accredited Professional Alison Groves.

But the team had shockingly little time: the building had to be designed, approved and built within seven months. Backed by a client who was willing to push the envelope and brave previously untested technologies, and wasn’t shy to pay for revolutionary technologies, the team fired away.

“It was the hardest-working team I’ve ever had the pleasure of working with,” says Groves. “There wasn’t a time of night that you couldn’t send an email and pretty much get an immediate response. For me, the project’s light-bulb moment was exactly this diversity of minds that would create and solve problems in an amazingly innovative way.”

The brief was to develop an innovation hub where Vodafone and Vodacom’s technology could be designed and tested, reflecting the inventive spirit that would emerge out of this “people space”. To inspire the modernisation in technology, a connection to nature, natural light and fresh air was required.

The end result was a bouquet of striking innovations and passive architectural design features, including a foundation with gabion

baskets resting on an earthen mat, an exposed concrete floor, and an extra-generous roof overhang that serves to shade and cool the building. Groves explains: “Fresh air is drawn through the foundation and released through floor air grills into the space. The concrete floor acts as a thermal sink, radiating coolness into the office area.

“The overhang shades the floor-to-ceiling double-skin glass façade, preventing direct solar radiation from entering the space. The bottom-up automatic blinds limit sunlight in the range of the façade not shaded by the overhang.”

She pinpoints the Midrand building’s solar thermal lithium bromide air-conditioning system, using hot water to generate cooling, as the Vodafone Site Solution Innovation Centre’s most significant installation. “This chilled water thermal supply is used to cool fresh air coming into the space, chill the concrete floor slab through a network of pipes embedded in the screed, and then chilled water is directed through the vertical radiant panels for further cooling.”

Although the tight timeframe didn’t allow for water neutrality to be achieved, the building captures rainwater from the roof and processes greywater from sinks through a constructed wetland.

top: An extra-generous roof overhang serves to shade and cool the building middle: The double-skin glass façade prevents direct solar radiation from entering the space bottom: The building captures rainwater from the roof and processes greywater from sinks through a constructed wetland.

PHOTOS: Vodacom

Another astonishing feature of the centre is that the basement structure, glazing and superstructure can all be disassembled and reused at the end of the building’s life, says Groves.

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INNOVATION

No 1 Silo, V&A Waterfront One of the most substantial green investments the V&A Waterfront made in the No 1 Silo project was a field trip. A field trip that entailed flying the project’s core design team to Australia to study some of the world’s leading green buildings.

They came back with tips, intelligence and a clear decision by the client: to only pursue initiatives that would benefit the business and the environment in the long term, and not to merely chase Green Star points.

TOP: The curved southern façade of the building facing the historic Grain Silo LEFT: Internal atrium showing the prominently positioned staircase to encourage staff to walk between floors BOTTOM: Eastern elevation viewed from the harbour showing the triple-skin façade and shading provided by the balconies PHOTOS: Marc Hoberman

Jaco Kemp, Associate & Sustainable Buildings Specialist at Arup, says the trip resulted in a greater appreciation of what it takes to design, build and operate a green building. “We spoke to developers, designers, contractors and green buildings’ facility managers to understand what works and what doesn’t, and what some of the key drivers behind going green are.”

The team visited green icons such as Council House (CH2), Melbourne, the first building in Australia to be awarded a 6-Star Green Star design rating; the Pixel Building in Melbourne, the first ever to achieve a perfect Green Star score; and the 6-Star Green Star-rated Commonwealth Bank Place in Sydney.

“The trip set the tone for the level of innovation and ‘doing things differently’ that would be required and the client reinforced that notion throughout the design and construction,” remarks Kemp.

He says No 1 Silo’s green credentials wouldn’t have been possible without the commitment of the tenant, Allan Gray, and the V&A Waterfront’s development managers. “WBHO Construction Cape, our contractor, was also exceptional in this regard, but we had to work closely with them to explain the implications and risks of some of the initiatives.”

For Kemp, one of No 1 Silo’s most amazing innovations is the high-performance glazed double-skin façade on the north-east and north-west elevations, featuring blinds that operate automatically based on the sun’s position. Other innovative initiatives he notes are an underfloor displacement air conditioning system and the smart building technology used.

Then there is the seawater cooling system: The heat pump condenser water is cooled using three seawater plate heat exchangers.

The seawater cools the condenser water within the heat exchanger, and the seawater is then collected and pumped back into the ocean using a second pump.

Asked what compelled the team to build green, Kemp doesn’t hesitate: “It was something Allan Gray and the V&A Waterfront truly believed would be the best for their business in the long run.”

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6-Star BUILDINGS A 6-Star Green Star certification quite simply means that a project demonstrates world leadership in terms of its green building credentials and the environmental impact the project has, whether in design, construction or operation. Scoring 75 to 100 points out of a possible 100, these projects do their utmost to lighten their environmental footprint by way of utilising the best design, construction and facilities management strategies, innovation and technology that the market has to offer.

In some cases, these best-of-breed green buildings are even going as far as achieving net zero or net positive results in water, energy, waste and ecology and the owners, professionals and teams involved should be proud of their achievements.

Read on and be inspired‌

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PHOTO: Vodafone Innovation Centre OWNER: Vodafone

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6-STAR BUILDINGS

Omake House Office Building When it came to Omake House in Windhoek, Namibia, project manager Seelenbinder Consulting Engineers (SCE) was crystal clear about their end goal: to cement their position as market leaders in sustainable design. What’s more, they were willing to bring serious commitment, well-thought-out interventions and sheer drive to the table to make this happen.

Today SCE is reaping the rewards of their efforts: not only does Omake House boast an esteemed 6-Star Green Star SA Existing Building v1 rating, but it was also awarded an Africa-first Net-Positive Energy rating for an existing building during the monitored performance period.

Riaan Steyn, Director of Mechanical Engineering, SCE, says they realised that to be classified as ‘world leader’ they had to achieve a 6-Star rating. Fortunately Omake House was already built according to sustainable design and energy-efficient principles, which made it possible for SCE to reach a 4/5-Star level relatively quickly. “Without any major additional costs the 6-Star rating was within grasp,” he says.

In addition, the entire building management team at Omake House are Accredited Professionals under the Existing Building Performance AP qualification, while every single tenant committed to signing to a green lease agreement.

offices to enjoy external views and a minimum of 200 lux of daylight at each workstation.

These aspects hugely assisted Omake House in achieving these innovation credits.

Another remarkable innovation, which Steyn believes differentiates Omake House from conventional building projects, was the installation of an integrated PV solar power plant on its roof. This, however, also presented SCE with a challenge: negotiating with the City of Windhoek to allow its installation and produce energy back into the City’s electrical supply grid. That hurdle was crossed, and today the system exports an annual average of 6 500kWh energy back into the City’s grid.

Steyn says he enjoys being a tenant of Omake House, as it sets the standard in green design and provides its occupants with climate comfort, lighting comfort, external views and individual control of air conditioning and lighting. “It makes us proud to set the example of a Net-Positive Energy building for the rest of the building industry in Southern Africa.”

Talking about the future of green buildings, he says: “With the overall pressure on resources, it will become inevitable for green buildings to become standard practice.”

TOP: SCE’s 6-Star Green Star rated Omake House boasts an extensive rooftop solar PV array PHOTO: Snowball Studio RIGHT : Omake House entrance with water-wise rock garden PHOTO: Oosthuizen van der Merwe

The next step was to employ clever innovations, such as the building’s orientation which played a vital role in reducing the amount of heat load and heat gain through solar radiation. It also allows 100% of workstations within the 80

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6-STAR BUILDINGS

Department of Environmental Affairs When sustainability consultant Mike Aldous thinks back to the request for proposal for the Department of Environmental Affairs (DEA) Head Office in Pretoria and recalls all the unusual new green materials and solutions the building would require, he takes his hat off to a trailblazing procurement team for delivering the goods – in more ways than one.

top: Recessed glazing and optimised shading limit heat gain to the building interior middle: Waterwise landscaping set against the backdrop of the solar protection afforded by limited glazing on the east and west faÇades bottom: Light and space abound in the flow of the common areas, incorporating natural light and external views PHOTOS: Boogertman + Partners

It was 2008 and the Green Star tool had just been released. “The request for ‘Green Star’ in the original RFP was already a curveball,” says Aldous. “Most of the requests were around new materials or alternative approaches to conventional solutions and products. Low volatile organic compound paints, low formaldehyde boards, Forest Stewardship Council-certified timber and a host of other items spring to mind.

“As with any early adopter of the Green Star tool, we faced a number of challenges in communicating the requirements at the delivery level and especially to subcontractors and suppliers. When the project launched we were pioneering unusual requests to our suppliers to source compliant products.”

While this certainly had its challenges, it also meant the DEA project team could help steer the industry in a new direction, motivating it to offer these novel products.

When asked about the project’s greatest design strategies and innovations, Aldous describes the building as “literally an integrated plethora of innovation strategies”.

He does however single out its rooftop solar photovoltaic energy system – at the time of

construction the largest single office roof installation in South Africa.

He says when the contract was awarded it was on the basis of a 4-Star building, but with some unique energy requirements. “Working with the team it was these requirements that allowed us to push the envelope on the Green Star rating. Once we had a high 5-Star in sight, 6-Star became the new benchmark.”

Working within a public-private partnership (PPP) environment allowed for a fully collaborative delivery approach, bringing together the engineering team’s design strengths and a leading contractor’s practical construction experience. “This made all the difference in the delivery,” says Aldous.

The end result: a new and improved image for the DEA with a fresh energy, and a move away from fragmented and aged accommodation for its approximately 1 500 staff members.

For Aldous the key to successful green building delivery is the ability to ensure the building is managed with green aspirations in mind. All too often buildings are developed with good intentions but lack the required support in the operational phase.

He says the DEA was fortunate in that – as part of a PPP – the building’s developer, which is responsible for its operation, also played a role in the design stage. In this way project knowledge loss could be limited and a better foundation laid for top-notch operation.

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corporate profile

Department of Environmental Affairs – Committed to the Green Economy The Department’s 6-Star Green Building is situated in Arcadia, Pretoria.

The DEA effects citizens’ right to an environment that is not harmful to their health or wellbeing, and protects the environment for present and future generations.

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corporate profile

Left: Minister of Environmental Affairs Edna Molewa and President Jacob Zuma officially opening the DEA green building, Environment House, on 17 October 2014.

Top: DEA’s Green Building includes charging infrastructure for its fleet of Nissan LEAF and BMW i3 100% electric, zero emission vehicles.

The department provides leadership in environmental management, conservation and protection towards sustainability. We aim to radically transform our approach to environmental protection, while also balancing it with socio-economic development – crucial pillars on which sustainable development rests.

As a nation we adopted the National Development Plan (NDP), which maps out the vision of the country for the 20 years ahead. The NDP states that all new buildings are to meet the energy-efficiency criteria set out in SAN 204, by 2030.

In keeping with its commitment to the NDP, the DEA commissioned a green building for its new head office in

Tshwane. Environment House is the first government building and the first building in the City of Tshwane to be awarded a 6-Star Green Star rating by the GBCSA. The green building is an investment by government, designed to meet the green output specifications outlined in the Climate Change Policy that emphasises the use of sustainable materials, and promotes urban greening as well as energy and water efficiency.

Green buildings have the potential to make a significant impact in terms of reducing South Africa’s electricity consumption. A transition to a more sustainable development path will help to open up new investment opportunities and export markets, support the creation of a knowledge-based economy and allow South Africa to set standards and demonstrate thought leadership.

South Africa’s President, Mr Jacob Zuma, officially opened the Department of Environmetal Affairs’ new green building, Environment House, on 17 October 2014.

Speaking at the launch, the President congratulated the DEA for the 6-Star Green Star rating it received. “With the opening of this building today, we are showing a bold commitment to lower emissions as well as our commitment to the green economy.

South Africa has relatively high emissions for a developing country, and we should make the most of every opportunity to change this trajectory, hence we have since developed the National Climate Change Response Policy,” he said.

Some of the areas that the building was awarded the 6-Star Green Star rating for include efficient energy consumption and use of environmentally friendly materials. They also include unique and precedent-setting energy consumption mechanisms, environmentally friendly transportation modes, efficient and stateof-the-art water-saving devices, on-site grey-water treatment works, emissions reduction systems and solar energy innovation systems. The President also urged citizens to go green in order to save the country from unexpected drought and less rainfall.

Department of Environmental Affairs – Environment House 473 Steve Biko Road, Arcadia, Pretoria, 0083 Website: www.environment.gov.za Call centre: 086 111 2468 Email: callcentre@environment.gov.za 83

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6-STAR BUILDINGS

No 1 Silo Some people say buildings are not just four concrete walls with a roof constructed on top, but living organisms as they provide the space in which people live, work, learn and play every day.

What better approach then for a 6-Star Green Star SA certified building such as No 1 Silo to follow than making the building’s primary organs – the skin, the nervous system and the respiratory system – the core focus of the project? These refer to the building’s façade, building management system (BMS) and heating, ventilation and air conditioning (HVAC), respectively.

Mark Noble, Development Manager, V&A Waterfront, says: “Looking at these three elements as one complete system resulted in true innovation, which enables this building in Cape Town’s V&A Waterfront to perform so efficiently.”

No 1 Silo’s façade allows for significant natural light to enter the building, while also providing the requisite thermal insulation. At the same time, the displacement ventilation HVAC system ensures that large volumes of fresh air circulate throughout the building.

In this way, very high indoor environmental quality levels are achieved.

From a technological perspective, No 1 Silo’s seawater cooling system is also an extraordinary achievement. Noble describes it as a remarkable solution that has dramatically reduced the energy and water demand of the building.

throughout the entire design process was to develop a building that adheres to international best-practice principles and would unlock long-term resource efficiency for its occupants. “The rigorousness of this approach ultimately yielded the 6-Star rating.”

Firmly believing in green buildings as standard practice, the V&A Waterfront targets a minimum 4-Star Green Star As Built rating with every new development it starts. “Our next step is to identify the tools to track the building’s ongoing performance and its occupants’ wellness,” says Noble.

In No 1 Silo’s case, Allan Gray – which occupies the entire building as its head office – is currently undertaking studies to establish if the new building has had a real and quantifiable impact on employee happiness and productivity. Noble says the Allan Gray staff formed a strong bond with the building from Day 1 and so far responses have been “unequivocally positive”.

Looking back at the design and building process, he remembers budget as being the toughest challenge. “However, the team approach and spirit created around this project meant that people were prepared to go that extra mile to find the best solution, as opposed to relying on lessons from previous projects.”

TOP: Curved southern façade of the building facing the historic Grain Silo MIDDLE: Client meeting rooms on Level 1 BOTTOM: Landscaped roof with views across the harbour PhotoS: Marc Hoberman

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No 5 Silo Imagine uncorking a No 5 Silo Shiraz Reserve, produced from grapes growing in an urban vineyard sprawling across the green rooftop of this 6-Star Green Star building in Cape Town’s V&A Waterfront?

Well, this may be one of those off-the-wall ideas bounced around at a No 5 Silo project kick-off workshop that didn’t come to fruition, but there is a whole range of creative sparks that did, and today makes the building the titleholder of a prestigious GBCSA 6-Star Design Rating.

No 5 Silo forms part of the broader Silo District development, which includes the reimagining of the historical Silo buildings, home to the Zeitz Museum of Contemporary Art Africa.

Mark Noble, Development Director, V&A Waterfront, says No 5 Silo’s site and situation offered numerous opportunities to maximise the building’s efficiency; it was creating and identifying these opportunities that engendered “a keen creative spirit within the entire project team to achieve excellence”.

Top: Northern elevation showing the solar shading incorporated into the glazed façade

Accomplishments that really stand out for him are: the naturally ventilated internal “street” linking the adjacent No 4 Silo and No 6 Silo developments through the heart of the building. Then there is also the impressive 30m-high atrium, intersected by bridges and walkways, joining the building’s north and south wings.

Photo: Natasha Louw LEFT: Internal atrium street view PHOTO: Adam Letch Photography

Noble says a substantial amount of time and attention was spent on the high-performance façade, to reduce the heat gain on the east and west elevations. This high-performance façade enables the use of pre-cooling coils in the air-handling units. Condensate water is taken

from the district seawater heat exchangers and the coolness is transferred directly from the adjacent ocean to the building. In this way the chiller plant is bypassed and the building is essentially cooled with seawater, dramatically reducing the energy consumption of the building.

A number of tests were undertaken to ensure the successful implementation of some of No 5 Silo’s sustainability features. This included a full building air pressurisation test – one of only a few ever conducted in South Africa – to ensure that uncontrolled air leakages, and therefore energy leakages, were not happening. Noble says: “This requirement was a major challenge for the entire team, but yielded significant results for the building efficiency when the building passed first time.”

Asked how he views the future of buildings in general, he says: “The primary focus for all buildings and the built environment as a whole must be on people: the people that build them, the people that inhabit and use them, the people that visit and pass by, and the impact on future generations.”

Noble says every decision in the design and development process needs be examined through this lens to ensure it adequately addresses the needs of this diverse group.

“If we can achieve this, we’ll be leaving behind a far more resilient and inspiring built environment for future generations.”

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6-STAR BUILDINGS

Nobelia Office Tower “I would like to live a long and enjoyable life. Period.” This is Spanish architect Carlos Arroyo’s response when asked what compels him to build green. “Some years ago, Dutch critics described my work as ‘sustainable exuberance’, which is the same thing in different words.”

Exuberance is undoubtedly what Arroyo and his team applied when designing the first 6-Star Green Star building outside of South Africa’s borders: the Nobelia Office Tower in Kigali, Rwanda.

From its towering mesh-structured façade that supports plant growth and provides shading to the 19-storey building, to reportedly using volcanic ash – a natural material that is locally available – instead of importing cement from South Africa which would have entailed leaving a larger carbon footprint than necessary, Nobelia’s design testifies to a spirited approach to sustainable building.

Arroyo himself prefers to describe his approach to sustainability as a commonsense one, which in this case happened to correlate well with the client’s own style and outlook. In a larger team of professionals, it is important for the whole group to stay focused on and committed to the concept. Arroyo says the workshop programme they followed when designing Nobelia, together with proper communication, played an essential role in overcoming any obstacles in this regard.

And this was no walk in the park, as the client had decided to appoint a truly international team for the project – a step its sustainable design consultant, WSP Green by Design’s Alison Groves, describes as one of the

challenges. With team members spread over Spain, Italy, Rwanda and South Africa, a significant part of the project was managed through emails and conference calls to effectively achieve the client’s objectives.

Despite such challenges the Nobelia Office Tower, home to 16 floors of office space, has been praised for its innovative and remarkable sustainability features, and aims to set a benchmark in sustainable building design in Rwanda and the greater Central African region, says Groves.

Some of its remarkable features include: a 430-panel photovoltaic installation generating 198 804kWh annually; an onsite water treatment system, which treats both grey and black water, resulting in the use of only 1% of municipal water; and an onsite composting facility improving onsite soil, plant growth and biodiversity.

Nobelia also sports a night-cooling system, storing the cool of the night in the mass of the structure and in cold water tanks, for fresh air to be dehumidified and provided into the space through hollow-core slabs. The building’s 100% unrecirculated fresh air supply is expected to exceed 12 litres/second per person.

top: Water harvesting and storm water retention influence the landscape design for Nobelia RIGHT: Picture windows open to south and north, which are the best orientations on the equator PHOTOS: Carlos Arroyo Architects

The mesh screen with its vegetation is designed to provide the facade with natural shelter against the sun, and can be totally dissembled so it can be recycled or re-used at a later stage.

According to Groves, kudos go to “teamwork, ingenuity and efficient management” for Nobelia’s feats and achievement of this exceptional Green Star rating.

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6-STAR BUILDINGS

Upper Grayston Building F, Sandton, Johannesburg The majority of green buildings have energy and water meters installed to monitor usage and indicate problems or leaks. Upper Grayston Block F in Sandton, Johannesburg, went one step further, however, featuring a live display of the electric current being consumed in the building in its foyer.

According to Sustainable Building Consultant Marloes Reinink, tenants can even compete and set targets, and use the data for reporting purposes – a simple way to connect users to their energy and water use.

TOP & LEFT: Entrance showing paving that helps to reduce the urban heat island effect, xeriscaping in planted boxes, pedestrian ramp for universal access and shading structures to help reduce glare PHOTOS: Elske Kritzinger

Upper Grayston Building F’s savings in electricity consumption is one of the building’s triumphs, according to Martin Evans, Director, Brydens Commercial Properties (Bryprop). “We designed the building for 50 watts/m2 and we’re actually consuming only 35 watts/m2. What’s more, about 25% of this power is produced through photovoltaic panels, feeding directly into the building without the use of expensive batteries.”

A passive design feature that Evans believes adds to the low-rise building’s “green” appeal, is a green-light/red-light system used to help minimise the impact of air conditioning on electricity consumption. When ambient temperatures are between 20°C and 24°C outside, a green light illuminates, indicating that windows can be opened and no air conditioning is required. When temperatures fall below 20°C or rise above 24°C, a red light indicates that windows should be closed as the air conditioning has been switched on.

He says green building is now in Bryprop’s

DNA. “The company feels a great responsibility to the environment to ensure that our buildings are as energy efficient and self-sustaining as possible, and obviously, the higher the star rating the more these two factors come into play”, says Evans.

Upper Grayston Building F became the first building to achieve a 6-Star Green Star SA Office v1 As built rating in Gauteng.

He says: “It’s relatively easy to produce a 6-Star rated building by throwing money at it, but we had to be particularly innovative in our approach as our shareholders demanded an 8.5% yield on the building. Generally speaking, we’d produce such buildings at a 9.5% yield and therefore our shareholders were prepared to sacrifice 1% in initial yield in order to do the responsible thing and prove that a commercially viable small building could be constructed on a 6-Star rated basis.”

This they aced, and today, the feedback from Upper Grayston Building F’s tenants is extremely positive, especially regarding its low electricity consumption.

Evans says the dilemma with constructing buildings is that unfortunately “it’s generally a very destructive exercise in terms of the environment, and as a company we find ourselves hugely conflicted when removing green space and replacing it with concrete and tar”. The only way to overcome this is to counteract the effect on the environment as far as possible by re-using materials to the greatest extent and by making the buildings energy and water efficient.

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6-STAR BUILDINGS

Vodafone Site Solution Innovation Centre In its quest to “change the way the world is built”, Vodacom decided to create a truly state-of-the-art and at the same time truly sustainable research hub in South Africa – both an emerging and developed economy.

This choice of location, according to Brian Behari, Property & Facilities Manager, Vodacom’s Midrand Campus, would help the group achieve its targets in a more consolidated and focused way: reducing Vodacom’s carbon footprint and reducing operational costs while increasing enterprise value across the company.

TOP: The generous roof overhang helps shade the glass façade and provides extra roof space for the photovoltaic tubes MIDDLE: The daylight sensitive LED lights illuminate the interior space as light levels dip in the interior space BOTTOM: The interior courtyard connects users to the outdoors, bringing in natural light, fresh air and the sound of birdsong Photos: Vodacom

“We recognise that climate change is likely to result in profound consequences for the environment, society and economy,” he says.

“The Innovation Centre is one example of our commitment to sustainability. The scale of challenges on our environment demands ambitious action, and with this project we’ve responded with a sustained focus on innovation to cut carbon emissions across our business.”

In its quest Vodacom decided to rely on true leaders to set the bar, says Behari. Not only did the Vodafone Site Solution Innovation Centre achieve an esteemed 6-Star Green Star rating, but the building also generates double the energy required to run its operations through solar energy. Excess power is fed back into the Vodacom campus, creating a net-positive energy building.

deliver 2 500 litres/second of fresh air to the office during normal operations, and 1 250 litres/second of fresh air in heating mode.

Behari calls the Innovation Centre a special place to work, environmentally friendly and overall an inspiring space.

“What stands out the most for us is the fact that when the building was completed, it was able to house a team of internal and industry experts dedicated to developing globally sustainable and energy-efficient solutions.

The centre’s innovation strategy is a long-term one where different initiatives and projects are researched, and will be for many years to come.”

Behari believes going green is the way forward. “We all have a responsibility towards ensuring the sustainability of our communities, country and planet.

The Innovation Centre, and what it aims to achieve, is a critical component of this philosophy and it serves as an example for others to follow. Going green is ‘the new black’ as it provides an opportunity for companies to use their own sector technology and expertise to find solutions to meet critical social, environmental and governance challenges.”

The centre is fully enclosed in glass, allowing the use of natural daylight. Another noteworthy feature is the mechanical air conditioning, heating and ventilation system, designed to 91

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WWF-SA Braamfontein “When it comes to building a sustainable future, there’s no room for compromise; there’ll be no second chances.” These are strong but sincere words coming from Stephen Wetmore, responsible for Sustainable Business, Partnerships and Innovations at WWF-South Africa.

Taking into account that it would take South Africa over a century to transform its built environment if the country only focused on creating brand-new sustainable buildings, Wetmore says, “We have to make a concerted and strategic effort to convert our existing buildings to better live within the boundaries of our one planet.”

So WWF-SA opted to convert its Braamfontein office rather than construct a new building.

“With a significantly lower capital and operating cost than when building afresh, our experience shows that green building conversion is not just possible but very affordable, which all adds up to making green building common sense.”

The luxury of retaining and restoring WWF-SA Braamfontein’s existing façades and then juxtaposing the two new floors made for a striking merger between old and new, says Wetmore. In addition, over 80% of materials could be reused in the new building.

The team’s largest challenge, its budget constraints, also provided the best context for innovation. “The design team had to constantly adapt and change the design to suit, in some instances opting less for technological solutions and more for passive design,” he says.

One of these innovations was adding a planted roof garden as the team sought to maximise storm-water harvesting. “An attenuation tank under the timber decking collects and channels rainwater from the roof and trafficable areas to storage in the basement, which also supports the black-water treatment system – the first in South Africa installed in an urban environment – which means that none of the building’s wastewater goes back into the municipal sewerage system,” explains Wetmore.

But it is not only the design team that is proud of the building’s accomplishments. “Owning a green building gives our employees a sense of pride as it feels like it’s bringing us closer to our values as an organisation, particularly with some of the unique features contained within our building,” says Dean Muruven, WWF Water Source Areas programme manager, based at the Braamfontein office. It has definitely increased productivity among the staff, while the open-plan office environment – filled with an abundance of natural light – has also brought the WWF team closer together.

Wetmore says that building green is helping to shift society’s thinking around “how we build and how we best work within these spaces”.

Passionate about green building becoming standard practice, he concludes: “It’s a must, because it’s not just about buildings; it’s about reducing our impact on our environment and in doing so creating spaces that are more humane, healthier, more people friendly – and clearly connecting our built environment with our natural environment.”

TOP: View of the completed building looking down De Korte Street, showing the juxtaposition of the old brick building façade with the new concrete, plaster and paint and aluminium MIDDLE: Polished screed floors leading to a private one-on-one meeting room BOTTOM: View from the corner of the rooftop garden/chill zone area to the corner of De Korte and Melle Streets in Braamfontein PHOTOS: WWF-SA

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6-STAR BUILDINGS

Belgotex Floors When Belgotex Floors decided to pursue a 6-Star Green Star rating for its Pietermaritzburg factory, this outstanding certification was not the only goal it had in its sights. It had a bigger dream: to inspire the manufacturing industry to follow suit and conclusively demonstrate that it is possible to shift traditional operating paradigms, says Kevin Walsh, Chief Operations Officer, Belgotex Floors.

that lands on the project; 32% energy/CO2 reduction; 93% waste recycling and landfill diversion rate; as well as local community involvement and social investment schemes.

Achieving six stars as SA’s first custom Green Star SA – Existing Building Performance certified building for an industrial facility, Belgotex Floors employed impressive design strategies and innovations such as a customdeveloped pilot energy-benchmarking tool, and the vertical integration of the factory’s production.

The one challenge Belgotex Floors did encounter while targeting the 6-Star Green Star rating was providing comprehensive building information. This included a full asset register which was understandably complex for an industrial manufacturing facility, explains Walsh. However, all’s well that ends well, and today Belgotex owns an organised and effective building information system.

Belgotex’s carpet product ranges also boast GreenTag Global certification – described as one of the world’s most robust, trusted and widely-recognised eco-labels.

Walsh proudly lists Belgotex Floors’ other crowning sustainability achievements as: 59.2% potable water reduction achieved through rainwater harvesting and innovative industrial manufacturing processes; capture and treatment of 32% of all storm water TOP: Entrance to the showroom MIDDLE: Bird's eye view of the showroom interior BOTTOM: LIV Village transformation, a Belgotex Floors CSI project Photos: Belgotex Floors

In addition, a single roof-mounted 1MW solar photovoltaic power system covers 12 000m2 of the facility’s roof space and 96% of the regularly occupied spaces enjoy 5% skylight.

Asked how Belgotex Floors’ approach in this case differed from developing conventional industrial building projects, Walsh remarks that there has been “a large emphasis on bestpractice indoor environmental quality and the impact it has on the health and wellbeing of the facility’s occupants”.

He himself enjoys working at the facility and says: “As chief operations officer, I am pleased to witness the dual positive impact of operating a six-star manufacturing facility has on the health and wellbeing of my employees and on the facility’s operating costs.”

He is also positive that the business case for green building to become standard practice has been proven. “I hope to see environmental stewardship as the cornerstone of the future built environment and one that envisions a net positive effect,” concludes Walsh.

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6-STAR BUILDINGS

Emcon Consulting Engineers When Emcon Consulting Engineers started to monitor its Windhoek office’s water usage and saw how much water was consumed by irrigation, the company took the bold decision to simply switch off the irrigation system and allow any plants not suited to the dry Namibian climate to die. “That was three years ago, and not a single plant has perished,” says Glenn Howard, a director at the Emcon Consulting Group.

“Our default xeriscape garden taught us that people often over-irrigate, and in a water-stressed environment we should be planting endemic gardens.” And so Emcon, with its ongoing passion for energy efficiency, has been applying sustainability learnings and embracing green building principles.

In fact, says Howard, Emcon didn’t commission a 6-Star building; this process simply evolved.

“We had renovated and extended an old house into new offices, and energy efficiency was automatically built in. So, when we started the Existing Building Performance (EBP) certification process, we discovered we had a chance of reaching 6 Stars. Actually achieving it was a tremendous boost.”

He says the certification certainly forced them to think about their daily impact and to adopt various operational policies and practices. They kicked off by implementing a real-time monitoring system, giving everyone in the office instantaneous and historical feedback on the company’s energy and water performance, as well as waste monitoring.

while the office is also decorated with explanatory signage. “We hope this helps to spread the message as our staff and everyone who visits spreads the sustainability message further. We actively use our building to promote green building.”

The sustainability message also seems to be in need of more airtime in Emcon’s immediate environment. “In Namibia, sustainable building practice is in its infancy, and scepticism among corporates is still a significant barrier,” explains Howard. “The design of new green buildings is important, but we frequently see that buildings aren’t operated and maintained in a sustainable manner. So there’s a long road ahead to ensure the existing stock of buildings receives attention.”

Doing its part, Emcon has offered to sponsor a hazardous waste facility in their suburb after the company noted “the community around us is unlikely to dispose of hazardous waste (fluorescent lamps, batteries, printer cartridges) properly, as there are no convenient facilities for collection.”

“Another future objective is to encourage and challenge our clients and business partners to support the recycling, safe disposal and remanufacturing of printer cartridges,” adds Howard. Emcon is thrilled to be occupying its own ‘world leading’ green building, and continues enjoying the benefits. “The return on investment includes much lower office overheads and, most importantly, our healthy, happy and motivated team who are the main beneficiaries.”

top: Large roof overhangs provide shading, while generous glazing provides views over the xeriscape garden with an artificial turf putting green middle: An outdoor patio with 95% recycled decking and invasive prosopis wood furniture provides breakaway space for recreation and outdoor meetings bottom: Generous daylighting and views, together with significantly lower artificial lighting and targeted task lighting using 5W desk lamps, reduces energy requirements Photos: Emcon

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HOTEL VERDE When Cape Town’s Hotel Verde – dubbed Africa’s greenest hotel – was originally designed and constructed, building green was still very much a novelty. Sustainable building consultant André Harms explains that at the time many green features were only available at premium prices, while several green building practices and principles were new to both the industry and the Hotel Verde team.

At times it was tough to obtain everyone’s full understanding and buy-in, but “perseverance, dialogue and a collective effort” saw the sustainability practices and principles being implemented successfully. And so Hotel Verde, which has been operating since 2013, became the first hotel in the world to achieve a Double LEED* platinum certification. top: Hotel Verde’s roof garden serves a dual purpose, providing insulation for the reception area below and creating an eye-catching feature that showcases a range of indigenous, habitat-creating plants LEFT: The lush green wall in the bar area improves air quality by absorbing toxins, humidifying and oxygenating the air Photos: Hotel Verde

This journey with novel ideas and interventions that the four-star hotel started back then still continues today. Harms says to this day the hotel’s operational team continually innovates as it manages “an ever greener hotel”.

The Hotel Verde environment has also been broadening its staff’s knowledge of eco-friendly practices, which they then share as they interact with guests. “Guests often comment on how the hotel has incorporated green practices – in conjunction with the planning and engineering of the building – without compromising on service and luxury.”

and I’m grateful our team worked so hard to achieve this. Bold statements and goals are best backed up with credible and reputable third-party-verified certifications.”

What was different about Hotel Verde was that the goal was to save energy and water, along with numerous other green building objectives, “and not necessarily to build as inexpensively as possible”, says Harms. He is especially proud of the fact that the hotel, thanks to the greywater recycling system, does not use drinking water to flush toilets.

It is clever initiatives such as this one that have been earning Hotel Verde consistent local and global recognition, as well as encouraging feedback from industry experts, guests and visitors.

Looking at the future of building green, Harms foresees a “rapid green building principle uptake in new developments and refurbishments”. He predicts that fairly soon, “we’ll see more and more restorative buildings that will have a net positive effect on ever more fronts: from energy, to water, to greenhouse gas impact, and beyond.” *LEED = Leadership in Energy and Environmental Design

Talking about Hotel Verde’s decision to target a 6-Star Green Star rating, Harms says that, with a distinction such as double LEED platinum already under its belt, the hotel could not aim for anything less than the highest score. “We had to aim for 6 Stars 97

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SOLID GREEN “Wow, this is a great place to work!” These are words that Solid Green’s staff is fairly familiar with, as it is often the exact reaction of people walking into their Rosebank offices in Johannesburg. And they happen to agree with them. “We absolutely love being in our office, which is a comfortable and pleasant space to work in,” says Marloes Reinink, owner, Solid Green Consulting.

She believes this is the way it should be. “We regard our staff as the most important asset to the company and, as such, the office must support their health and wellbeing. The goal of the refurbishment was therefore to create a space where our staff can thrive and enjoy doing their work.”

This kind of approach quite likely helped earn Solid Green the GBCSA’s first 6-Star Green Star SA Interiors v1 certification, and is also in line with a shift Reinink has been observing lately in green building.

“Currently the industry emphasis is on efficiencies in energy and water consumption, which are very important and we can certainly continue to make huge strides in improving our buildings’ efficiencies. However, we’re already seeing a shift towards occupants and tenants becoming more knowledgeable about the benefits of health and wellbeing, specifically where projects are targeting the Green Star SA Interiors rating,” she says.

“As a green building consultancy, we wanted to create a space that breathes sustainability.

We spend about 90% of our time indoors, either at work in our offices or at home. It’s therefore only logical that we should focus more on how these interior spaces can support

healthy living by improving the air quality and other aspects of our indoor spaces,” says Reinink.

On an annual basis Solid Green’s offices are energy neutral, generating as much energy via its PV 1.8kW installation as used in the office. While the office is dotted with LED lights, artificial lighting is hardly used as the space enjoys ample daylight during the day.

“The office space is naturally ventilated, and we also included a number of biophilia principles: a vegetated wall, plants, cross ventilation, colours, shapes and the use of natural materials,” adds Reinink.

She says a challenge for such an interior refurbishment is ensuring the selected products and furniture carry the right green credentials. “Communication with suppliers and educating them on the information we required to make informed decisions was challenging.” Having said that, she has been noticing a positive change in awareness as more and more suppliers realise that green is becoming the new normal.

“We’ll continue to walk this road with our clients and colleagues, taking into account best building practices, the longterm financial and operational benefits of going green, and the increasing demand for systems benefitting occupant health and productivity.”

Top: Foyer highlighting the abundance of indoor plants, natural daylight and non-toxic reused furniture. InterfaceFlor donated the attractive carpet off-cut feature in the foyer.

Middle: The space allows for biophilic design elements such as natural cross-ventilation, natural colours and materials mimicking nature. Carpets under desks for thermal comfort in winter were donated

by Desso and FloorworX. Bottom: A thermally comfortable environment is created by the radiant cooling panels installed on the mezzanine level, allowing for a more efficient way of heating and cooling the space.

PhotoS: Grant Difford

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6-STAR BUILDINGS

Black River Park: Collingwood Building, Gatehouse & The Old Warehouse One could say the stars aligned for the Black River Park office precinct in Cape Town – literally and figuratively – when it became the first full office park in South Africa to receive Green Star SA ratings for each of its eight buildings, and the first buildings to be crowned with a 6-Star Green Star SA Existing Building Performance rating.

top & LEFT: For comfort and wellbeing, the building features performance glass and balcony overhangs to reduce heat and shield harsh sunlight.

Yet, the Black River Park team’s motives were never to “chase stars”, says Matt Rich, Facilities Manager at Redefine Properties. The underlying strategic objective was to create competitive advantage within a leasing market that was becoming increasingly pressurised – by differentiating the buildings through creating efficiency, reducing operational costs, and by increasing usability and productivity for their tenants and their employees.

PHOTOS: Redefine

Rich explains: “The vision was to create a ‘green precinct’ and manage all buildings within it to adhere to the same standards and ideals. We targeted projects which not only achieved these objectives, but made financial sense for our investors.”

With a dynamic young team on board, several opportunities were identified and capitalised on, while the office park was raking in the innovation points. “The team was inspired by the successes achieved along the way, which in turn motivated us to keep driving the process – one idea at a time. We became fully committed to a green ethos, and each decision was made with efficiency and sustainability in mind.

From there the stars seemed to fall into place – if you’ll excuse the pun.”

For Rich, Black River Park’s solar array is by far the most impressive and memorable retrofit they installed. “By the end of the third phase, the system had reached 1 454 MW incorporating around 3 500 photovoltaic (PV) modules or panels.” He adds that at the time, it took a while to get their heads around the idea of installing the largest rooftop PV system in the Southern Hemisphere, but now that it is up and running, it doesn’t seem so unconventional anymore.

Other innovations he thinks helped the project earn its stripes are the two boreholes and a reverse osmosis plant they set up for garden irrigation and flushing toilets – reducing the office park’s dependence on municipal supply.

Black River Park – offering 75 000m2 of office space – also received numerous innovation points for other projects, such as the landscaping of surrounding areas to enrich the community; onsite mulching of garden waste to put back into garden beds to conserve water; community projects such as clean-ups along Liesbeek River; and providing learning resources in the form of TV screens displaying waste, water and energy savings that are being achieved.

Although Black River Park as a whole boasts unparalleled green building credentials, the team realised that in order to achieve the 101

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prestigious 6-Star rating, each of the three buildings – Collingwood Building, Gatehouse and The Old Warehouse – had to perform in their own right on aspects such as water, electricity and internal environmental factors.

Most remaining points such as recycling, cleaning and fit-out guidelines were common between all properties, says Rich.

“We realised that, with an average of only 3% common areas in the buildings, the impact that we as the developers could make on our own was quite limited. The differentiating factor for these three 6-Star buildings was a combination of elements, with green leases playing a major role.” The team managed to convince 75% of the office park’s tenants to sign and adopt the policies of a green lease.

“Thanks to an exceptionally strong collaborative effort between ourselves and our tenants, we were able to make a meaningful difference, specifically in these three buildings.”

Looking back now, Rich is of the opinion that the Green Star process pushed their team to realise some shortfalls in their own management processes, motivating them to improve on some strategies and policies.

“While challenging at the time, the benefits have far outweighed the initial hard work.”

He singles out the management thought process as the major differentiator between managing a green and a conventional building.

“The fundamental shift came when we started to fully embrace a green ideology. When faced with a problem, the first question we’d ask ourselves was: What is the most efficient, most environmentally-friendly and sustainable option available?”

Always endeavouring to make all role-players

involved aware of the greenest possibilities, the team would then weigh up the available options according to financial feasibility.

“More often than not we’d find that the greener choice was also the more financially feasible option,” remembers Rich.

Black River Park was the first independent power producer to commercially feed power back into the grid and its engineers worked strategically with the City of Cape Town to establish the preliminary tariff structure.

“We were initially limited in terms of the size of PV system we could install, as the Park is spread out over two erven. Wheeling (transferring power between erven) was and still is not legal, but the establishment of the return tariff unlocked the third phase of the installation on a financial basis, which allowed us to maximise the size of the system.”

Asked about challenges the team faced along the way, Rich says on a personal level the toughest one was probably educating the tenants. “It’s extremely difficult to change tenants’ behaviour and mind-set to embrace a greener building management style.

Campaigns like veggie gardens, educational tenant seminars and Park tours assisted us in achieving this.”

So far, the Black River Park tenants’ feedback has been incredibly positive. Any issues raised were addressed immediately – not only in that tenant’s particular building, but the corrective measures were also applied to the rest of the portfolio. “This was valuable for us as we were able to identify issues that had a direct impact on the tenants’ enjoyment of the space.”

top: Black River Park was the first independent power producer to commercially feed power back into the grid middle & BOTTOM: 75% of the tenants in the office park signed a Green Lease, which encourages collaboration and govern the relationship between the building owner and tenants to manage and operate the building along environmentally sustainable principles PHOTOS: Redefine

Rich says the team was able to incorporate the many lessons learnt during the Green Star process when designing Redefine Properties’ own interior office space, located in the

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91-year-old Old Warehouse Building. “We use it as a showroom piece for prospective tenants, which has proven invaluable when letting space.”

Looking ahead, Rich foresees the principles of Green Star being adopted in management practices throughout the property market, as these in essence enable more efficient management of building operations. “These also don’t require large capital outlays and are relatively easy to implement.”

How quickly the certification of buildings will become common practice, will depend on the tenant market. “As soon as the market fully understands the benefits of green buildings and it, in turn, becomes a prerequisite when selecting premises, we’ll see a very steep uptake of the number of certifications,” he says.

Rich predicts a vastly different future for

buildings. “Most significantly, in the way we’re increasingly digitising our lives and how our buildings will cater for that shift. The use of cars will decrease in the long term, which will have an impact on parking requirements. Shared space is obviously the buzzword at the moment, with tenants requiring more flexibility. Being able to share resources is a major driver.”

He believes form follows function, and buildings will have to adapt to incorporate more amenities and accommodate mixed-use “live, work, play” lifestyles.

Coming back to the Black River Park office precinct, Rich says the team presented some pretty bold proposals along the way which didn’t come to fruition – possibly because technology wasn’t quite ready for them or the feasibilities didn’t add up. However, they still have these up their sleeve. “These ideas are not forgotten; they’re merely saved for a later date…”

TOP AND BOTTOM: Various views of the 91-year-old Old Warehouse Building, showing the original exposed red brick amid abundant greenery.

The GBCSA’s 4-Star Green Star rated offices are located in this building.

PHOTOS: Redefine

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corporate profile

KWAZULU-NATAL DEPARTMENT OF PUBLIC WORKS – GREENING GOVERNMENT INFRASTRUCTURE 104

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corporate profile

MEC Ravi Pillay

We are committed to the rebuilding and revitalising of provincial buildings into sustainable places in which to work and promote government initiatives.

With three significant building transformations under the belt and a number more on the agenda, the KwaZulu-Natal Department of Public Works has embarked on a green agenda that seeks to prioritise sustainability.

This ambitious initiative underlines our commitment to the greening of all of our buildings over a period of time, both in new buildings as well as retro-fitting existing ones with energy efficient and saving devices.

As part of KwaZulu-Natal Vision 2035, the KwaZulu-Natal Department of Public Works has a green agenda in place, as articulated in the Medium Term Strategic Framework. The Department is the principal implementing agent for public infrastructure across the province and is proud to showcase three buildings that employed green compliance during construction. These include the Public Works Head Office in Pietermaritzburg, the Harry Gwala District in Ixopo and the Public Works Conference Centre in Mayville.

Public Works Head Office 191 Prince Alfred Street, Pietermaritzburg, houses the Department’s Head Office and is our flagship pilot study for the green building initiative for infrastructure across all provinces. Originally a nurse’s residence, a new wing was added parallel to the existing long and narrow building, enabling all Head Office employees to be housed in one building. The whole facility has been designed with energy consumption in mind and is fitted with progressive energy-efficient devices. Water-efficient fittings allow for significant reduction in water wastage, along with water tanks in which to store rain water.

Harry Gwala District On the outskirts of Ixopo, in the KwaZulu-Natal Midlands, the Harry Gwala District was the first government building to receive a 5-Star Green Star SA design rating. The office embraces sustainable design principles by addressing energy efficiencies, energy saving, water conservation, waste management, transport and indoor environmental quality issues to ensure comfortable, healthy indoor spaces as well as a lighter environmental footprint.

The office building, phase 1 of a 4-phase project, consists of two single-storey buildings, which are long and narrow with north-facing orientation as the important first step towards greening. The building uses locally sourced materials including face-brick, timber, insulation boards and aggregate for the concrete. Energy consumption is reduced through natural lighting and ventilation and the facility does not require mechanical air conditioning. Heating and cooling is via underfloor water pipes and an energy-efficient heat pump. High-efficiency lights are fitted with motion sensors and electrical sub-metering allows the building operator to monitor energy use. Solar water heaters provide hot water, and water-efficient fittings employed across the building save up to 70% of water.

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Above the building, an extensive roof garden has been planted with over 70 endemic species that only require a thin layer of soil to grow, thereby reducing the structural requirements of the roof. Besides insulating the offices below, the roof gardens bring a significant biodiversity boost to the area and contribute to the slowing of storm water run-off. The site was previously overgrown with invasive alien vegetation and has been landscaped using local indigenous plants to return it to its endemic Natal Mistbelt grassland habitat.

Public Works Conference Centre As part of the pride in our commitment to good governance and prudent utilisation of resources, the Department converted a disused maintenance workshop into a modern, state-of-the-art conference centre in just 10 months. In converting an existing dilapidated structure that would otherwise have been demolished, we put into practice the key principle of sustainability, which seeks to reduce wastage by recycling and re-utilising. This is also part of management’s informed decision to reduce the increasing number of state buildings that are falling into disrepair.

Although not green-rated, the project employed significant sustainable measures in its reconstruction and breathed new life into what was a derelict 1 250m2 concrete pre-cast shed.

The transformed eThekwini Conference Centre boasts one large conference venue with a seating capacity of approximately 550 delegates, and three other differently sized multi-functional commission rooms capable of seating fewer numbers along with a minister’s office suite facility. In addition to the conference rooms, an entrance foyer, exhibition space, ablutions and minor function catering facilities have been provided. The conference centre provides a versatile facility for events and training hosted by the Department of Public Works as well as other provincial departments, and is one of the most novel options in KwaZulu-Natal for both small and large-scale events to promote government initiatives.

As the KwaZulu-Natal Department of Public Works we are proud of what has been achieved along our green journey thus far, and excited for the road that lies ahead in making South African government buildings leading examples of sustainable infrastructure.

Office of the Head of Department | 033 355 5560 | head.works@kznworks.gov.za | www.kznworks.gov.za Office of the MEC | 031 2618997 | kiru.naidoo@kznworks.gov.za | www.kznworks.gov.za 107

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WHY DO WE DESIGN, BUILD AND OCCUPY GREEN BUILDINGS?

PHOTO: City of Johannesburg Council Chambers OWNER: Johannesburg Property Company

Why green buildings are vital to achieving sustainable development goals: Insights from government In 2010 the South African government committed to reduce the country’s carbon emissions below a baseline of 30% by 2020, and 42% by 2025. The National Development Plan (NDP) calls for the country’s transition to a low-carbon, resilient economy by 2030, by a reduction on our dependency on coal, natural resources and energy. Green buildings contribute to these commitments by recycling their own water, generating their own electricity from solar energy and ensuring energy efficiency, thereby reducing the demand of water resources and coal-generated grid electricity.

Numerous local, provincial and national departments are making concerted efforts to ‘green’ up their policies by aligning long-term vision with active environmental sustainability.

The Gauteng Provincial Government, for example, has committed itself to a low-carbon economy and climate-resilient agenda, implementing several initiatives to achieve this.

In February 2016, the Gauteng Department of Agriculture and Rural Development signed a statement of commitment

with GBCSA, pledging to work closely with the association to transform the province’s property industry to ensure buildings are designed, built and operated in an environmentally sustainable way. The Gauteng Sustainable Development Guideline (GSDG) was then finalised, supporting the issuance of permits, licences and environmental authorisations for proposed developments, with a view to encourage officials to adopt the principles of green building when reviewing development applications.

Basani Ndindani, Director: Environmental Policy, Planning & Coordination for the department, is conscious that the number of green buildings in the public sector is low compared with those in the private sector.

“Significant contribution towards the GSDG will be realised when the number of public sector green buildings increase within the region. The objectives of the GSDG include developing buildings and infrastructure that deliver environmental efficiencies, influencing the design of infrastructure and buildings as well as their development to conserve natural resources,” says Ndindani.

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PHOTO: Green Building at Karl Bremer OWNER: Western Cape Department of Transport & Public Works

Photo: Tshwane House OWNER: Group Five

The green agenda is also very much on the radar from a provincial public works perspective. As with property asset managers in the private sector, provincial public works departments must provide building infrastructure that promotes integration, accessibility, sustainability, equity, environmental sensitivity, economic growth and social empowerment.

During the Western Cape’s 2012 State of the Province Address, Premier Helen Zille announced the plan to make the province a green economic hub, striving to become the lowest carbon province in South Africa and the leading green economic hub of the African continent. The 110% Green initiative was then launched to mobilise Western Cape citizens to commit and act in practical ways that have positive impact on the province’s environmental and economic growth. The province’s Public Works department joined the initiative and registered three infrastructure projects as 110% Green flagships, and institutionalised a green building steering committee to plan, fund, guide and direct the sustainability initiatives required in the provision of accommodation and infrastructure for the Western Cape Government.

In 2013 the Western Cape Provincial Public Works Branch drafted its Green Building Policy, and is awaiting finalisation of the national version before completing the provincial one.

Advocate Gavin Kode, Deputy Director General: Public Works Branch of the Western Cape Department of Transport and Public Works, says the main objective of both the national and the Western Cape Green Building policies is sustainable development and the green economy, key components of which are sustainability on an environmental, social and economic level.

“The Green Building Policy establishes the primary principles by which national and provincial Public Works departments will develop, maintain and operate their portfolio of buildings to reduce their impact on the environment,” says Kode.

“It also lays the basis for job creation and the development of green jobs, for up-skilling and training of participants, and the development of improved working and living conditions.”

A notably environmentally aware municipality is City of Tshwane, where green developments such as Environment

House, Menlyn Maine Precinct and a number of other green star rated buildings have seen the city referred to as a “green smart city”.

Sello Mphaga, Acting Chief Sustainability Specialist: City of Tshwane and Sustainable Development, explains this has led to the city prioritising green built environment through the construction and development of the city’s headquarters, Tshwane House, and other projects such as the Tshwane bus rapid transit (BRT) system, known as A Re Yeng, (a Sotho phrase translated as Let’s Go!), waste management projects like the material recovery facility in Atteridgeville, water management programmes in buildings and homes, and the refurbishing and retrofitting of city buildings with the aim of achieving Green Star ratings.

Pioneering the way toward environmental awareness, the City of Tshwane was the first municipality to join the Green Building Leadership Network. “Membership of the network means extensive exposure for the great shape-shifters in the green building space, which assists the city in the strategic positioning of our Green Building Programme,” explains Mphaga.

In 2016 the city became one of the first four cities in the world to join the Building Efficiency Accelerator (BEA) programme, a partnership between the World Green Building Council and the World Resources Institute to dramatically ramp up energy efficiency within buildings. The programme aims to accelerate action on energy efficiency, improve air quality and reduce greenhouse gas emissions.

The City of Tshwane was also the first municipality to implement the green building by-law, intended to encourage green built environment and resource efficiency through green building design.

However, Mpaga makes it clear there is still much work to be done before the city reaches its sustainable development goals (SDGs).

“City of Tshwane has prioritised green building, and will ensure a collaborative effort of achieving SDGs with national government, particularly the Department of Public Works, Department of Environmental Affairs, and the Department of Energy.”

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Photo: Manenberg Contact Centre OWNER: City of Cape Town

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PHOTO: SAGE VIP Epsilon at Menlyn Maine OWNER: Festiglo

Designing green buildings: Comment from the drawing board

Henk Boogertman, Executive Director at Menlyn Maine, considers green buildings easier to design today to a 4-Star Green Star rating than some years ago, now that there are more experienced architects and designers who are Green Star certified.

Previously co-founder and director of Boogertman & Partners Architects, one of the founding member companies of GBCSA, Henk has been personally involved in the design of most of the buildings in the Menlyn Maine Precinct, where the minimum requirement is a 4-Star Green Star rating.

Photo: Manenberg Contact Centre OWNER: City of Cape Town

“We now only think in terms of green buildings and precincts.

For us, the concept of saving energy and water and managing waste, all to achieve lower carbon emissions, is absolutely non-negotiable.”

For Ashley Hemraj, Senior Architect for Urban Integration: Transport and Urban Development Authority, Cape Town, the importance of designing ‘healthier’ buildings from an architectural point of view is something that stems from a strong set of beliefs – one best described, says Hemraj, as almost religion in nature.

“Before the formation of GBCSA, groups of architects were already involved in ‘green’ or ‘natural’ architecture – they had a genuine desire to design and build environmentally responsible buildings. The founding of GBCSA simply gave us a ‘home’ – a place where we of simpler thinking and feeling could come together with a single, clear voice, where we could practice what we love, and produce meaningful results.”

Working for local government, Hemraj applies the concept of ‘green thinking’ to all planning and day-to-day operations.

He remembers his greatest challenge several years ago was educating line departments within local government about the long-term benefits of changing the way to do business.

“It was difficult because, at the time, going green carried an additional cost and getting the client department to buy into the idea of paying more upfront, only to see the savings in the long-term was a hard sell. We had no local examples to prove the concept, only international precedence.”

Hemraj explains how designing the first Green Star rated building for local government was a challenge, but he quickly learnt that by introducing the new green thinking as ‘normal best practice’ into the design as early as possible, he started to change the culture in the City, and thus made considerable impact on the built environment.

While less than 5% of local government buildings are certified green buildings, many built in the past decade have instilled green thinking in their DNA. The Green Star certified project that Hemraj considers most notable within local government is the Manenberg Contact Centre. The 4-Star Green Star rated building houses the offices of two City departments: Human Settlements and Revenue.

With a public component of cash offices, meeting cubicles and waiting halls, and a staff component of offices, meeting rooms and breakaway courtyards, the building’s primary purpose is to bring service delivery closer to the community.

“Beset with gangs and drugs, Manenberg is an area with extreme social and economic problems, and building the first Green Star rated building for local government in that suburb made a bold statement on many levels,” he says.

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Why we finance green buildings: An institutional investor’s perspective

Photo: Nedbank Phase II OWNER: Nedbank Limited

The green built environment cannot happen without significant input from various stakeholders, a meaningful one being finance. By its very nature, the financial backing of any project needs to make economic sense.

Manie Annandale, head of Affordable Housing Development Finance at Nedbank Corporate and Investment Banking, explains that the bank responded to the need for resource efficiency by creating a joint facility with SA’s Green Fund, managed by the Development Bank of Southern Africa, to incentivise environmentally sustainable, EDGE-compliant design and construction.

“After all, a lower utility bill improves access to housing for lower and emerging middle income households through containing the total cost of occupying a unit,” says Annandale.

“This approach fits well with the Nedbank Group’s Fair Share 2030 programme, which identifies the business requirement to contribute towards social and environmental goals as part of its approach to long-term financial sustainability.”

Annandale believes Green Star and EDGE certified buildings attract ethical investors.

“EDGE is gaining significant traction as a resource efficiency standard, particularly amongst rental developers. Ethical investors like impact-focused funds are drawn to the multiple benefits of lower exposure to unpredictable utility tariff hikes tomorrow, a smaller environmental footprint today, and lower operating costs across the lifecycle – which can enhance rental property valuations.”

He says utility costs can account for as much as a third of total operating costs for affordable rental properties, particularly in older buildings which do not comply with the energy efficiency requirements of SANS10400-XA. Annandale says while there are a few aspects that might deter some developers in the short term, like the administrative requirements of the certification process, the potential benefits of enhanced market values, greater security of tenure and new revenue streams, such as solar rooftop panels, provide a compelling business case over the medium to long term.

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PHOTO: Aurecon Century City OWNER: Rabie Property Group

PHOTO: Bridge Park Century City OWNER: Rabie Property Group

Why we build green buildings: Insights from a commercial sector developer

Photo: Aurecon Century City OWNER: Rabie Property Group

In 2010, the Rabie Property Group (RPG) was appointed to develop new regional offices for global consulting engineering company Aurecon at Century City. Completed in 2011, it became the first building in Cape Town to receive a Green Star rating, and the first in South Africa to achieve 5 Stars.

Colin Anderson, director at Rabie Property Group, explains the intention behind the project.

“We and Aurecon wanted to differentiate ourselves from the general market and, as we had buy-in from both the landlord and tenant, it made financial sense to design a green building, as both parties would benefit from the improvements.”

Anderson says the initial challenge involved in developing a green project used to be having to motivate additional capital expenditure from the landlord/developer when the savings would benefit the tenant.

“This issue has been largely mitigated, as the current municipal requirements align with green building principles, and tenants are increasingly demanding Green Star buildings.”

He believes that green building has reached a tipping point in the South African property sector with increasing numbers of tenants, financiers and other stakeholders demanding green buildings. In fact, more than 80% of the commercial buildings developed by RPG since 2011 are green building certified, or are in the process of being certified.

Anderson says that on a personal level, his involvement in green building has made him more environmentally aware.

“Using what I’ve learned, I’ve made many improvements to my new home to ensure it is energy- and water-wise,” he says.

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PHOTO's: No 1 Silo OWNER: V&A Waterfront

What it’s like to work in green buildings: Tenants’ perspectives Martin Smith, Aurecon Technical Director for Buildings, works in a 5-Star certified building in Tshwane.

“Both our buildings in Tshwane and Cape Town were designed, and are now occupied, by Aurecon. Aurecon is a Silver Founding Member of GBCSA, and as a multidisciplinary engineering company, has contributed substantially to the transformation of the South African real estate sector. We have designed, researched, modelled and experienced green buildings, and we understand their many benefits. So for us the decision to develop and occupy our own green buildings came naturally.”

Smith believes one of the many benefits provided by green buildings is the positive environment they provide for occupants.

Photo: No 1 Silo OWNER: V&A Waterfront

“Ample fresh air, open facades for connection with the external environment, increased daylight and thermal comfort are all factors that positively affect the wellbeing of our staff, which invariably increases productivity.”

“I have personally been involved from design stage in the Aurecon green buildings journey, providing guidance to management in the decision-making process and later in the operation of the buildings. It is hugely satisfying to be part of this journey, to transfer knowledge to younger colleagues and share the experience with our clients.”

The V&A Waterfront’s No 1 Silo is South Africa first-ever 6-Star As Built green certified building. Michael Smith, Head

of Facilities Management at Allan Gray, which leases the property, explains why the company specifically chose to occupy a green building.

“Commitment to sustainability is an outcome of our organisational values at Allan Gray, most particularly those of integrity, accountability and independent mindedness.

We know we need to practise these values in everything we do, as they underpin our success directly and indirectly in our ability to attract and retain like-minded people to work at Allan Gray. Understanding this made the decision easy for us to take.”

While some of the sustainability additions of the design came at a premium cost which found its way into Allan Gray’s monthly rental, Smith explains the healthy business case behind the decision to lease the building.

“The increase in rental is offset by our savings on utility costs, improved operational effectiveness, and increased attractiveness as an employer.”

A post-occupancy survey conducted by WITS University reported a 4% increase in staff performance scores and an 8% reduction in sick leave.

“The building design focused mainly on the wellbeing of its occupants and visitors. Improved ergonomics and indoor environmental quality (IEQ), as well as access to healthy sustenance and wellness facilities, have definitely led to me being healthier and more productive,” Smith concludes.

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PHOTO: Nedbank Phase II OWNER: Nedbank Limited

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Assuring Quality Homes The National Home Builders Registration Council (NHBRC) is a statutory body with the main responsibility of providing protection in terms of the Housing Consumer Protection Measures Act, 1998 (Act. No 95 of 1998). Its mandate is to provide protection for housing consumers against defined defects and to regulate the home building industry.

The mandate of the NHBRC

Chapter 1 of the Housing Consumers Protection Measures Act, 1998 (Act No 95 of 1998) as amended, prescribes the mandate of the National Home Builders Registration Council. The Act states the objectives of the council as follows: • to represent the interests of housing consumers by providing warranty protection against defects in new homes; • to regulate the home building industry; • to provide protection to housing consumers in respect of the failure of home builders to comply with their obligations in terms of this Act; • to establish and to promote ethical and technical standards in the home building industry; • to improve structural quality in the interests of housing consumers and the home building industry; • to promote housing consumer rights and to provide housing consumer information; • to communicate with and to assist home builders to register in terms of this Act; • to assist home builders, through training and inspection, to achieve and to maintain satisfactory technical standards of home building; • to regulate insurers contemplated in section 23 (9) (a); and • to achieve the stated objects of this section in the subsidy housing sector.

NHBRC products and services

In order to fulfil its mission the NHBRC is structured to provide a variety of valuable final products (VFPs) and services. These are: • Enrolment of new homes • Home-builder registration • Home-building inspections • Rectification and forensic engineering investigations • Home-builder training and development • Home-building dispute resolution • Litigation and legal advisory services • Geo-technical and materials engineering

Enrolment of new homes

New home builds must be enrolled with the NHBRC 15 days before construction commences. With the enrolment of a home comes the necessary engineering input from competent persons who assist the home builder to take the necessary precautions

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in structural design, to ensure that the home build is sound.

The enrolment certificate is issued to all enrolled homes.

When a house is enrolled, the NHBRC will conduct a minimum of four inspections on the home and deal with complaints and non-compliance during construction.

The enrolled home will be covered for five years by the NHBRC warranty scheme on major structural defects, from the day of occupation.

Home-builder registration

Every home-builder who is engaged in the process of building a home or selling a home must be registered with the NHBRC. Home builders undergo an assessment test to ensure that they meet the requirements. They are also furnished with a registration certificate to show that they are included in the database of the NHBRC.

Home-building inspections

Inspection services are provided to registered builders with enrolled projects/homes to assist them in building homes with structural integrity, resulting in low levels of housing consumer complaints.

NHBRC inspections are designed to mitigate building risks for the consumer and to protect against poor workmanship during construction. Depending on the enrolment values of the home, a newly enrolled home can be subject to a minimum of four and a maximum of eight inspections. Where necessary, the NHBRC will provide dispute resolution on site between the builder and consumer. In the situation where the NHBRC inspector identifies a deviation from NHBRC building guidelines, a non-compliance certificate will be issued to the builder.

The builder will be obligated to rectify such non-compliance within a given timeframe. If the builder is unable or unwilling to rectify it, the NHBRC has the mandate to stop construction and undertake disciplinary action against the builder.

Home-builder training and development

The NHBRC provides technical training and skills development to builders in order to build their skills capacity. This entails developing and managing systems and processes for the delivery of training and developmental activities to emerging home builders, to assist home builders, through training and inspection to achieve and maintain satisfactory home building technical standards.

Complaints and conciliations

The complaint procedure aims to resolve disputes between housing consumers and builders by ensuring that builders

meet their obligations. The NHBRC deals with three types of complaints: 1. Three month non-compliance period Complaints relating to minor structural defect identified within three months of occupation of the home.

2. One year roof leak period Complaints relating to roof leaks identified within one year of occupation of the home.

3. Five-year major structural defects period Complaints relating to major structural defect identified within five years of occupation of the home.

Suspension of Home Builders

The NHBRC may withdraw the registration of a builder where it has found that the builder is guilty of failing to meet obligation in terms of the Act or where the building company has been placed under voluntary liquidation. Following an investigation and/or reasonable time to afford the builder an opportunity to affect corrective measures, the NHBRC may suspend a builder’s registration and/or the right to enrol homes where it has found that: - The builder has failed to rectify reported building defects - The builder has failed to rectify non-compliance issued by the NHBRC. - A situation requires immediate intervention and that such is in the best interest of the consumer.

Suspended home builders are subject to the NHBRC Disciplinary Hearing Process which can result in the disciplinary action or prosecution.

Customer Service Centers

To increase its visibility and service excellence to customers, the NHBRC established Customer Service Centers in all nine provinces. Activities range from registration of home builders, enrolment of new homes, inspection of homes and handling complaints, to conciliation of unresolved complaints.

Alternative home-building technologies

The NHBRC has a vision to create a society living in secure, comfortable and decent homes. The NHBRC has been advocating the use of alternative technology in the home-building industry with the aim of providing quick to erect, quality, affordable and sustainable products that would aid in eradicating the housing backlog in the county.

The Eric Molobi Housing Innovation Hub launched in 2007, with the objective of identifying and supporting innovative housing systems developed nationally and internationally, and which would provide a wider choice of quality and affordable homes to the housing consumer.

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An Agency of the National Department of Human Settlements Toll-free: 0800 200 824 (SA only) www.nhbrc.org.za

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@NHBRC

National Home Builders Registration Council

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Industry innovation The green building movement requires genuine commitment and buy-in from every component in the value chain in order for it to achieve its goal of a built environment in which people and planet thrive. In addition to applying building methods that conserve natural resources, big business and industry can take actions to invest in their product offerings, to be either less impactful or boast a higher performance.

Globally, countries are committing to supporting companies that subscribe to the principle of sustainable development and encourage more sustainable production

processes, product design and services.

Inevitably, as this eco-industry emerges, companies realise that the steps they’ve taken are not only good for the environment, but also good for business.

In South Africa, which is heading towards becoming a world leader in the green building sector by 2019 (Data Analytics World Green Building Trends SmartMarket Report, 2016) companies are rapidly embracing the ethos established by the GBCSA, with new and improved products and innovations being brought to the market that both meet and exceed the Green Star certification

requirements. In global situations where there is often no consensus on various technical issues and definitions, local industry is forging ahead and taking the initiative to design and create product ranges that truly value the health of building occupants, as opposed to the common practice of manufacturers claiming compliance on various international legislations that best suit their products.

themselves as the industry authority and, through their adoption of a green approach as good business practice, create a competitive and dynamic economy.

This chapter highlights examples of companies whose ethical actions are enabling building designers to achieve better environmentally performing buildings by making intelligent specifying decisions.

These companies become market leaders, setting new standards for sustainable building inputs and encouraging other manufacturers to follow suit. They establish

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Industry Innovation

Belgotex Floors We talked to Frank Moffat, CEO of Belgotex Floors, about how the company is investing in recycling programmes and reducing water usage.

What new product/s innovations did your company bring through to the SA market over the past 10 years in response to the Green Star SA rating tool?

Recycled content has become a major consideration for manufacturers, in line with the rating tools. Belgotex has invested in products to meet these ratings by introducing extensive recycling programmes.

“Our recycling programme consists of investment into equipment that allows Belgotex to break down our pots-industrial waste back into raw material, which is in turn used to manufacture our carpets,”explains Frank Moffat, CEO of Belgotex Floors.

“Another recycling initiative is the introduction of green underlay, which is placed beneath the carpets when they are installed. Our green underlay is clean and manufactured from 100% post-industrial waste, making it safe to use.

“One of the other sustainability priorities for Belgotex is water management and conservation. With this in mind we have eliminated the use of water in our colouration processes. Belgotex previously made use of the space-dye method of colouring yarn, which required using chemicals and water. We have since eliminated that process from our system and currently employ dry processes, which are more sustainable,” he explains.

Under which Green Star SA points categories are designers rewarded for specifying/utilising your products?

“In 2016, Belgotex was the first South African flooring company to be awarded the internationally acclaimed Level A Green Tag certification, which according to the floor rating tool allows us to offer designers 100% credit points when specifying our products.”

What market conditions/circumstances/buildings/individuals prompted your company to bring through these innovations?

Tell us the story behind the innovation.

“The Belgotex ‘Green Journey’ started in 1991 and has to

date uncovered pertinent sustainability priorities and seen the implementation of various initiatives to address key sustainability issues. These have taken the journey and the company to new heights, bringing sustainable solutions to the core of our operational practices and positively impacting our bottom line.

“Some of the initiatives introduced over the years include solar panels, waste recycling and rain water harvesting.”

Do you believe the market has changed to view these new products as the industry standard or are greener product choices specified only in certified green buildings?

“The market has changed both locally and internationally. Being a global player, Belgotex has had to adapt to and compete against world-class players in Europe, New Zealand, the Middle East, Australia and throughout Africa,” says Moffat.

“Each of these countries have their own product and building criteria in terms of sustainability and the environment, and we ensure that our products meet these international standards.

“Most 6-Star Green Star buildings are new, which leaves the majority of the market (60-70%) to refurbished buildings.

“Green buildings are expensive, and Belgotex is here to ensure that even non-green buildings can contain products that are sustainably produced, which is easy to implement when these products do not cost more than the normal products.”

Do you compete with other producers to offer the greenest products and are specifiers responsive to it? Do you see it as good business to continue investing in green product innovations?

“Sustainability makes good business sense and we will continue to invest in green innovations. In addition to the benefit on our bottom line, it is the right thing to do and it is something we’re very proud of. Sustainable practice is part of our DNA. We don’t do it for competition, but for the greater good of the company and the environment,” Moffat concludes.

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Industry Innovation

LAFARGE

We discuss Lafarge South Africa's contribution to green building with the company’s interim CEO, Alta Theron.

ALTA THERON Interim CEO of Lafarge South Africa A culture of innovation Lafarge South Africa is a member of the international LafargeHolcim group, the world leader in building materials, giving the company access to unique global resources, innovative technology and experience, enhancing its capability to contribute to the success of infrastructure development programmes. The group has sustainable development as a core value, and promotes awareness of the important role that architecture, engineering, urban planning, building materials and construction have in achieving a more sustainable future.

What innovative new products did Lafarge introduce to the SA market in the last 10 years?

In South Africa, our cement team used its technical expertise to develop environmentally-friendly CEM II, Powercrete Plus and CEM IV Buildcrete and DuraBuild cement products based on siliceous fly ash. They offer greatly reduced greenhouse gas emissions, combined with better workability, durability and strength properties. In 2008, we introduced the high-performing CEM II 52,5N product RapidCem for our precast concrete customers.

Our global brand readymix products are the only concretes in the local market offered with the Level C GreenTag® South Africa certification and carrying instant product information and quality assurance through QR coding.

The range includes Artevia™, a range of high-quality decorative concretes for internal flooring and external paving applications; Agilia™ self-consolidating concrete and screeds; and Hydromedia™, the technical breakthrough in permeable concrete providing solutions for stormwater management.

Recently, our Aggregates team in the Western Cape pioneered the introduction of Class 1 recycled concrete aggregates for green building – the only supplier able to make such an offer

and demonstrate the value of the GBCSA green credit that would be achieved.

Under which Green Star SA rating categories are designers awarded points for using your products?

We provide Green Star Office MAT­5 calculations and documentation for concrete credits. For example, our concrete is able to qualify for 75% of floor and wall credits under the materials category in the Interior Fit-out tool.

What is the motivation behind your company’s introduction of these innovations?

Decades ago, our international group was convinced that with the rapid population growth and trend to urbanisation, decisive well-managed action had to be taken on sustainable development: business as usual just wasn’t an option. Both morally and commercially, it required research and development to be focused on innovation and sustainability.

Has the market changed to accept green products as an industry standard?

We see this is happening increasingly as developers and specifiers recognise that the initial premium for green building is outweighed by the longer-term benefits, and contractors need to target Green Star ratings to secure business. With the emergence of tenants who are increasingly demanding healthier, more energy-efficient environments, the benefits can in fact be realised far sooner in terms of higher-value leases for the property owners. It reflects in Green Star-rated buildings becoming a significant proportion of current commercial building projects.

Government departments are also displaying strong leadership in green awareness with environmental specifications featuring largely in infrastructure development tenders.

Are other producers offering green products and, if so, is it good business to continue investing in green?

The South African building materials market has become highly competitive and other producers are realising they have to respond to the green trend. We see green product innovation as a key Lafarge strength, and it is a sound business strategy to keep the company in the forefront of the strong trend to green building.

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Industry Innovation

KANSAI PLASCON COATINGS We interview Carlos Costa, Kansai Plascon's Chief Operating Officer and Head of Procurement, Technical and Manufacturing, on Plascon's innovative response to the GBCSA’s Green Star SA rating system.

CARLOS COSTA Chief Operating Officer and Head of Procurement, Technical and Manufacturing at Kansai Plascon

What new products and innovations has Plascon brought to the South African market over the past 10 years in response to the Green Star SA rating tool?

We have a wide range of new products as well as existing products which we have improved to meet the Green Star SA certification requirements. The new products include WaterBased Velvaglo, Nuroof Cool Roof paint, Professional WaterBased Masonry and Gypsum Sealer, Professional Elastoshield, plus Paramount Water-Based Economy Plaster Primer, WaterBased Woodcare Varnish and Deck range, our RemovAll range of green paint strippers, Industrial Plascosafe for wood, Industrial Aquaduo for metal, and industrial Aquanova Topcoat and Primer for metal. Our existing products that were updated for Green Star SA compliance are the Plascon Inspired Colour System, Double Velvet, Cashmere, Kitchens & Bathrooms, Wall & All, Polvin, Micatex and the Professional Range. All of which, once tinted, comply with the relevant Green Star SA volatile organic compounds (VOC) category.

Above: Kansai Plascon Laboratory, Krugersdorp

Under which Green Star SA categories can designers be awarded points for specifying your products?

The category called Indoor Environmental Quality (IEQ). Under the Green Star SA Office tool, the IEQ-13 credit looks at internal paint. One point can be awarded where at least 95% of all painted surfaces meet the TVOC Content Limits outlined in the Green Star SA technical manual.

What prompted you to change your product specifiers? What’s the story behind the new innovations?

There is currently no VOC legislation in South Africa – The VOC reduction of the Plascon Inspired Colour system and the Plascon Flagship and Professional ranges ensured that everyday products delivered a better quality of paint to millions of people in South Africa so that customers no longer have to buy specialist ranges to be environmentally compliant. In Industrial and Protective coatings, Plascon has initiated the change in the market from traditional solvent-based coatings to water-based coatings In your view, has the market changed to view green products as the new industry standard?

Plascon is the market leader and sets the standards and trends in South Africa. With Plascon aligning its core premium range to Green Star SA limits, it has set the standard for other paint manufacturers. Soon after launching this to the market many other manufacturers followed, which in turn has had a positive impact on VOCs emitted in homes, schools and other public buildings. It also helped GBCSA become established as the main authority in setting VOC limits for paints and coatings in SA. Do you see it as good business practice to keep investing in green product innovations?

Plascon has adopted a green approach to all innovations and new products that we launch. We drive the active conversion from solvent-based to water-based in all our business spheres: Decorative, Industrial and Automotive. Green products for Plascon go beyond VOCs and incorporate energy efficiency, sustainable sources of raw materials, reductions and elimination of known carcinogens and banned substances globally.

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Case studies Case studies present an opportunity to learn from those who have done it before. In the 10 years following the establishment of the GBCSA, the green building movement has gained significant momentum and we are extremely proud of our members who have embraced the ideals of green building and set about investing in, commissioning, designing, operating and occupying some of the most sustainable buildings in the world. With close to 300 buildings having achieved Green Star SA certification, we have been privileged with many opportunities

to recognise and reward environmental leadership in the South African property industry.

In the pages that follow we feature case studies highlighting some of these buildings, with participating members in some instances choosing to detail product categories or practice approaches rather than a specific building. It is our belief that these narratives, based on best practices and real-world examples, play an essential role in the development of this pioneering

sector. Readers can learn vicariously through encountering the problems faced by the case study teams, the options deliberated upon, and the solutions chosen and executed; not to mention the end results achieved.

Knowledge transfer occurs as readers add and subtract, invent and shape, and reconstruct the information imparted in ways that leave it more likely to be personally useful.

In addition to the obvious learning opportunities, we see these case studies as a celebration of what can be achieved

when stakeholders commit to a joint vision, and work through the many obstacles that crop up and threaten to derail progress.

When one considers what is at stake if we do not embrace a green revolution – the very livelihood of our planet and human existence – we can see that it is critical to move together as fast and as furiously as possible, taking on board every lesson learnt from those who have been in the trenches.

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OLD MUTUAL INVESTMENT GROUP

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Menlyn Park

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Paragon Group

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SOMFY 139 Virgin Active Collection

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RABIE PROPERTY

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WWF 145 GLH ARCHITECTS

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Schneider Electric

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ARUP 151 ABLAND 153 Plascon 154 Lafarge 157 WINEO 159 MDS Architecture

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Aurecon 163 HILLBROW DISTRICT HOSPITAL

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Afrisam 167 The silo Precinct plan

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corporate profile

OLD MUTUAL INVESTMENT GROUP – INVESTED IN A SUSTAINABLE WORLD As a committed responsible investor, we believe sustainable investments offer better returns and have a greater positive impact on our world.

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corporate profile Investment portfolios are market-linked. Pooled products are either policy based, via a linked policy of insurance issued by Old Mutual Life Assurance Company of South Africa Ltd, which is a registered Long Term Insurer. Contractual rights and obligations of investors are set out in the relevant investor agreements and or mandates.

Unlisted investments have short term to long term liquidity risks and there are no guarantees on the investment capital nor on performance. It should be noted that investments within the fund may not be readily marketable. It may therefore be difficult for an investor to withdraw from the fund or to obtain reliable information about its value and the extent of the risks to which it is exposed. Market fluctuations and changes in exchange rates as well as taxation may have an effect on the value, price, or income of investments and capital contributions. Since financial markets fluctuate, an investor may not recover the full amount invested. Past performance is not necessarily a guide to future investment performance.

While all reasonable steps have been taken to ensure that the information in this document or website is accurate, the information is provided without any express or implied warranty. This document is for information purposes only and does not constitute or form part of any offer to issue or sell, or any solicitation of any offer to subscribe for or purchase any particular investment.

Old Mutual Investment Group has comprehensive crime and professional indemnity insurance which is part of the Old Mutual group cover. For more detail and information on how to contact us as well as on how to access information, please visit www.oldmutualalternatives.com or call us on 021 509 5022.

Old Mutual Investment Group aims to invest responsibly with a long-term perspective to deliver superior returns and fuel employment, skills development and economic growth.

Our investment capabilities are managed by independent investment boutiques that are focused on being responsible stewards of the assets we manage.

Old Mutual Alternative Investments, a member of Old Mutual Investment Group, invests in mainly unlisted assets and has a combined focus of both positive returns and positive impacts. The business is made up of specialist capabilities in private equity, infrastructure and a range of impact funds.

housing stock to address the housing shortage. Old Mutual Life Assurance Company South Africa is co-invested in HIFSA alongside the Government Employees Pension Fund (managed by the Public Investment Corporation), the Development Bank of Southern Africa and the Eskom Pension and Provident Fund.

Our impact funds

An ESG perspective

Our development impact funds aim to address the gaps in South Africa’s social infrastructure, primarily in affordable housing and quality education. The Housing Impact Fund South Africa (HIFSA), managed by the Development Impact Funds team, finances affordable housing for sale or rent as well as student accommodation, to cater to those who cannot qualify for government-provided housing or gain access to home loans. HIFSA aims to deliver a market-related, risk-adjusted return on investment to investors and to create new affordable

Sustainability is high on the agenda of our clients. As an asset manager, we believe that incorporating the considerations of relevant environmental, social and governance (ESG) factors into our investment and ownership decisions is perfectly aligned with our pursuit of superior returns. With this approach, we are at the forefront of green housing developments in the country by bringing the first EDGE (Excellence in Design for Greater Efficiencies) certified residential project to the market in Africa.

Old Mutual Alternative Investments (Pty) Ltd (Reg No 2013/113833/07), FSP No 45255 is a wholly owned subsidiary within Old Mutual Investment Group Holdings (Pty) Ltd, approved by the Registrar of Financial Services Providers (www.fsb.co.za) to provide advisory and/or intermediary services in terms of the Financial Advisory and Intermediary Services Act 37 of 2002 and a member of the Old Mutual Investment Group.

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case

study

OLD MUTUAL INVESTMENT GROUP Fourleaf Estate, Port Elizabeth

Fourleaf Estate is the first residential project in Africa to receive EDGE (Excellence in Design for Greater Efficiencies) certification, awarded in April 2017 by the Green Building Council of South Africa (GBCSA). The estate is funded by the Housing Impact Fund South Africa (HIFSA), an impact fund managed by the Development Impact Funds (DIF) team within Old Mutual Alternative Investments, and developed by property developer and marketing company Similan Properties.

EDGE is a measurable way for residential developers to optimise the performance of their building design and be rewarded for resource efficiency through certification. The International Finance Corporation (IFC), a member of the World Bank Group, created EDGE and worked together with the GBCSA to tailor EDGE to the South African environment to account for South African climatic conditions, the standard of local building materials and local development costs.

GBCSA is the exclusive certification services provider for IFC in South Africa.

Making affordable housing sustainable Environmental sustainability is an increasingly important criterion for investors, both locally and globally. For investors, EDGE certification provides a tangible indicator of green environmental performance. DIF therefore believes it is imperative to integrate green efficiencies in housing design, especially for the affordable market segment.

The EDGE rating requires achieving savings of 20% in each of the following three categories: operational energy, water usage and a reduction in the embodied energy of materials used in the project’s construction. By obtaining EDGE certification, developers could benefit

from being able to market their houses as ‘green homes’ for either the sales or rental market. In an increasingly competitive market, a home with reduced utility costs would be a factor for new homeowners or tenants.

As such, the DIF team registered their pilot project, Fourleaf Estate, for EDGE certification at the end of last year.

DIF considered the Fourleaf developer, Similan Properties, an ideal candidate because of their innovative and attractive designs within the affordable price bracket, as well as their attention to designing cohesive communities within a housing development.

Ecolution Consulting, the EDGE auditors for the Fourleaf project, ensured that all criteria were met in order to achieve certification. Fourleaf offers residents potential energy savings of up to 29% through initiatives such as heat pumps for hot water and low-flow taps that reduce hot water consumption through aeration. Water savings of up to 25% were achieved through the use of water-efficient fittings such as low-flow shower heads and dual-flush toilets. Similan’s design in their choice of building materials, such as cored bricks, cellulose roof insulation and clay roofing tiles, resulted in a potential saving of up to 43% in the embodied energy.

Fourleaf is estimated to realise annual savings of R414 000 by applying EDGE-certified energy and water efficiency measures. The estate currently has 125 two- and three-bedroom green homes, certified in Phase 1, for sale and rental, with sizes ranging from 47m2 to 90m2.

HIFSA has a pipeline of between 2 500 and 3 000 new housing units that will be designed over the next two to three years to meet the EDGE standard and thereby achieve EDGE certification.

Sustainable building features include:

The use of heat pumps

for hot water and low-flow taps that reduce hot water consumption, resulting in homes that are up to 29% more energy efficient.

Fittings

such as low-flow shower heads and dual flush toilets, enabling homes to be up to 25% more water efficient.

The choice of building materials such as cored bricks, cellulose roof insulation, and clay roofing tiles to reduce up to 43% of the energy used in construction.

Utility bill savings of around R1 280 per year for each housing unit.

The first residential project in Africa to receive

EDGE (Excellence in Design for Greater Efficiencies) certification, awarded in April 2017.

SOURCES: SIMILAN PROPERTIES, ECOLUTION CONSULTING These calculations are based on prices and estimated usage as at 31 March 2017; these may change subject to changes in price and/ or usage.

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SUPPORTING THE GLOBAL REAL ESTATE SUSTAINABILITY BENCHMARK (GRESB) Listed property funds in South Africa have increasingly been making the buildings they manage more efficient (e.g. by installing solar power/hot water systems). However, this has not been of the scale and level of differentiation to be an investable theme as it is overseas. In spite of this, together with the SA Real Estate Investment Trust (REIT) Association, Old Mutual Investment Group has made a concerted effort to improve the environmental, social

and governance (ESG) disclosure practices of members, including reporting in terms of the Global Real Estate Sustainability Benchmark (GRESB) listed property assessment. We are pleased to note an improved uptake of the GRESB assessment this year as South African REITs are starting to see the benefit of disclosing their ESG performance. We will continue to drive the investor agenda for enhanced ESG reporting practices.

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case

study

Menlyn Park Shopping Centre

Sustainable building features include:

Menlyn Park Phase 1, Menlo Park, Pretoria In a country faced with infrastructural challenges, Menlyn Park is an example of how successful sustainable construction can be.

In 2014, Menlyn Park Shopping Centre in Pretoria embarked on a significant mission to develop their first extension phase, based on environmentally friendly design and construction principles. The redevelopment, which was completed in 2016 and cost R2 billion, culminated with Menlyn Park Phase 1 being awarded a 4-Star Green Star SA Retail Centre V1 Design rating from the Green Building Council of South Africa (GBCSA). It was the first mall in South Africa to do so and has led the way for other centres to follow suit.

To achieve a Green Star Retail Centre Design rating, a retail centre is assessed in eight categories, including management, indoor environment quality, energy, transport, water, materials, land-use ecology and emissions.

“Given the nature and size of the project, the certification process was time and detail intensive, which necessitated us working closely with Pareto, the professional team, the principal contractor and the GBCSA to attain the targeted points in the various categories,” says Yovka Raytcheva-Shaap, Associate in the Buildings Unit of Aurecon South Africa.

Neil Graham, Project Manager and CEO of Origin Project Management. Because a large proportion of the construction materials were sourced locally, CO2 and other harmful emission were lowered. Along with this, all waste from pre-construction and construction was either reused or recycled. “We made mulch from wood offcuts, for example, while surplus building materials, such as bricks, were ground down to be used for landscaping or fill,” he explains.

The design for the reconfigured centre includes facilities for alternative transport, integration into the mass public transport system and preferential parking close to the entrance for fuel-efficient vehicles such as motorbikes and scooters. Another key criterion in achieving the 4-Star rating was ensuring efficient water usage. Various initiatives were implemented to optimise the water performance of the centre, including a rainwater harvesting system, water-wise landscaping and low-flow sanitary fittings. In addition, major water uses in the mall are metered and continuously monitored to ensure that any deviation from normal potable water use is timeously addressed.

During the construction phase, ordinary cement in concrete was reduced by 30% through substitution with fly ash; reinforcement steel with high post-consumer recycled content was used and more than 70% of waste was repurposed.

Creating a connection to the external environment is another important aspect of an environmentally friendly building. Access to daylight is made possible throughout the extension via the use of skylights and glazed façades, bridging the gap between the internal and external world. In addition, paints, sealants and adhesives with limited or no volatile organic compounds (VOCs) were selected to enhance the indoor environment quality.

“We went to great lengths to source building materials in close proximity to the site,” says

To achieve the rating, the energy performance of the mall had to be optimised. Energy-efficient

Rainwater harvesting

system; water-wise landscaping and lowflow sanitary fittings as well as metering and monitoring of major water uses Repurposing of more than 70% of waste, recycling of balance to produce

zero waste during construction Installation throughout of

energy-efficient heating, ventilation and air-conditioning systems with full outside air economy cycle Implementation of a

waste and recycling management plan

and large composting facility to divert up to 80% of operational waste away from landfill

Facilities for alternative transport, integration into mass public transport system and preferential parking close to entrance for

fuel-efficient vehicles

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heating, ventilation and air-conditioning systems were installed throughout the mall. “The airhandling units run on a full outside air economy cycle when the conditions are favourable, resulting in a massive reduction of energy usage,” explains Aurecon Mechanical Engineer Brandon Huddle.

work and many hours of planning acknowledged by this prestigious Green Star rating,” says Olive Ndebele, General Manager of Menlyn Park Shopping Centre.

Energy-efficient lighting was also installed internally and externally.

The centre has moved away from traditional waste solutions, focusing instead on preventing and minimising waste as a by-product of production. A large composter was installed for the conversion of the extensive organic waste to compost which will be used within the landscaped areas of the mall. Through their commitment to reduce, reuse, recycle and rethink waste, Menlyn Park has implemented a waste and recycling management plan (WRMP) to manage waste collection, storage, treatment and disposal, with the end goal to divert up to 80% of operational waste produced away from landfill.

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case

study

Paragon Group

Sasol Corporate Head Office, Sandton

In May 2013, Paragon Architects and Paragon Interface were appointed as the architects of a new corporate office for Sasol in Sandton, Johannesburg. The building has been designed to provide a comfortable, healthy and productive working space for its occupants, with an overall environmental strategy which encompasses health, energy, transport, water and waste. The external façade of the building comprises over 2 000 floor-to-floor unitised double-glazed panels of vision glass and spandrels. This vision glass is a reflective performance glass which has a high light transmission level and maximises visibility out of the building whilst maintaining a high comfort level. In addition to glass performance, the building volumes have impacted on the design; where sections of the building cast shadows on itself, the size of the spandrels reduce to allow more light. Façade patterning has generated an environmental analysis and heat gain to reduce energy consumption. The abundance of natural daylight along with the fact that most of the office spaces have access to external views contributes to the building’s indoor environmental quality (IEQ) and an emphasis on employee health and wellness.

When it comes to energy consumption, the building has been designed to target an overall reduction in energy consumption measured against a notional SANS 204 (SA energy standard) building. The climate-responsive

building design, which maximises daylight harvesting, contributes significantly to this, along with occupancy sensors for basement parking lighting, carbon monoxide sensors to control basement ventilation fans, and an efficient cooling plant with optimised operation during all seasons and not only peak conditions.

With transport being one of the biggest contributors to greenhouse gas emissions in the world, the location of the Sasol office increases the use of alternatives to single-user car travel, with Gautrain and Gaubus services within easy reach. The building’s water management strategy takes into account the fact that only a small portion of a building’s water supply needs to be potable, with major water demands like irrigation and toilet flushing able to be met with harvested rainwater or recycled greywater.

Lastly, Sasol’s landscape concept draws on three primary aspirations: to provide the building with a base and perimeter that is almost entirely a greened zone; to provide a landscape that is as fluid and interactive as the architecture it supports; and to promote the conservation of natural habitats and environments. This focus creates the need for gardens and spaces that are aligned with the patterns of nature, encourage biodiversity, and allow for the preservation of a delicate balance and understanding that exists between humans and the environment.

Sustainable building features include:

Low VOC finishes,

external views, fresh air, blinds and motion sensors to contribute to high IEQ.

Spectrally selective glazing

to balance the solar control performance with daylight availability.

Daylight harvesting design,

occupancy sensors, carbon monoxide sensors and efficient cooling plant to reduce energy consumption.

Access to alternatives to singleuser car travel in order to reduce

greenhouse gas emissions.

Water-wise gardening, rainwater harvesting and greywater recycling to reduce water consumption.

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corporate profile

SOMFY Somfy is the world leader in automatic controls for openings and closures for homes and commercial buildings.

With over 40 years of experience, Somfy designs and develops solutions to improve our living environment for economical, ecofriendly buildings, always offering greater comfort for a safe and simple life. Driven by a culture of innovation, Somfy solutions make a scientifically recognised contribution to energy savings in buildings.

Somfy solutions only let the best of the climate inside. Sustainability is an essential element for Somfy strategy. “Living better together” is Somfy Foundation’s new baseline, and the Foundation works with international partners to support humanitarian projects linked to buildings. The Group is also developing a Corporate Social Responsibility (CSR) concept following their carbon footprint to reduce the company’s greenhouse gas emissions.

Somfy has an international presence, and can be found in 60 countries. There are 78 subsidiaries, 52 offices and agencies in 10 business areas. The company produces 70 000 motors per day at eight production sites. Somfy has a 27 000m2 logistics centre in France, and 50 warehouses across the world. Somfy prides itself on offering a 48-hour delivery anywhere in the world. There are 32 000 installers in the world, with 20 000 trained in Somfy schools.

In terms of research and development, Somfy products meet the ISO 9001 certfication, and there is a 5-year warranty on all Somfy motors and controls. There are more than 600 homologations in the world, and the customer return rate is extremely low at 0.6%.

There are about 270 million end-users of Somfy products globally.

www.somfy.co.za | +27 21 380 0344 138

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case

study

SOMFY

Product Category: Automated Solar Shading

Somfy, Inc. is the world’s largest manufacturer of tubular motors for interior and exterior window coverings such as blinds, shades, curtains, awnings, exterior screens, pergolas and rolling shutters. They have produced more than 150 million motors since inception, manufacturing a motor almost every second as they serve 270 million users globally. Their solutions can be found in the United Nations Headquarters, Shangri La Hotels, the Vancouver Convention Centre and the University of Pittsburgh Medical Centre, to name a few. With constant innovation and development of new products and technologies, Somfy consistently reshapes the industry, bringing new levels of convenience, comfort, security and energy savings to end users. Somfy products integrate easily with popular home automation systems and can be remotely controlled by smartphones and tablets – becoming an essential part of today’s smart home or workplace.

Globally, there is a push to make all new buildings energy-neutral from 2020 onwards, with climate change and the necessity to reduce CO2 emissions creating new challenges that require an integrated approach. The benefits of automated and dynamic solar shading, as driven by Somfy solutions, are particularly relevant when it comes to the establishment of sustainable and liveable buildings, as the building’s façade is the interface where most thermal changes take place. In Europe, 40% of the total primary energy is used in buildings, with two-thirds of that energy going towards the heating or cooling process. Solar shading is a passive measure that drastically reduces the need for active cooling, and therefore needs to be seen within the context of the entire building design. Significant savings can also be gained through the reduced need for artificial light,

as studies show that manual solar shading is rarely managed effectively by people in practice.

35% savings were seen in a French study, and up to 25% in a Brazilian study.

From a liveability perspective, automated solar shading has the ability to manage the balance between personal needs and building requirements and contributes to comfort, well-being and performance, with access to outside views and natural daylight having positive effects on satisfaction, productivity, ability to focus, short-term sick leave, learning development in schools, and recovery time in hospitals, for example. A US study showed boosted productivity of up to 15%, with a 1% decrease in both absence and mistakes.

Automated Solar Shading provides the following additional advantages: • Gives buildings a dynamic gtot (solar factor), improved U-value and LT (light transmission).

• Enables designers to ‘right-size’ the heating, ventilation and air conditioning (HVAC) equipment and make significant savings on both capital expenditures (CAPEX) and operating expenses (OPEX).

• Allows clear glass to be a design consideration at a significant cost-saving factor. The pay-back time for an investment in automated solar shading rarely extends beyond one year, if the potential CAPEX is properly included in a ROI calculation.

• A combination of clear glass (non-coated) or even low iron (clearer than standard) together with automated solar shading enables a solar heat gain coefficient (SHGC) of 0.10 – 0.15 to be achieved, as required by new buildings today to ensure the wellbeing of occupants.

Sustainable features include:

A dynamic gtot (solar factor), improved U-value and LT (light transmission) for

buildings.

Significant savings

on both CAPEX and OPEX, as designers are able to ‘right-size’ the HVAC equipment.

A short pay-back

time that rarely extends beyond one year.

The option to use clear glass in design, at a significant

cost-saving factor.

Easy integration with popular home automation systems; can be remotely controlled by smartphones and tablets.

Occupant well-being can be ensured

through a combination of clear glass (non-coated) or even low iron (clearer than standard) together with automated solar shading, which enables a solar heat gain coefficient (SHGC) of 0.10 – 0.15 to be achieved.

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case

study

Virgin Active Collection

Sustainable building features include:

Alice Lane, Sandton

Alice Lane is a 3 800m2 state-of-the-art health club in Sandton, Gauteng. Part of Virgin Active Collection Health Clubs, the club features a rooftop training area, meeting facilities, lap and spa pools, Kohu café, virtual indoor cycling, anti-gravity yoga and an aqua lounge.

It is also the first club in the southern hemisphere and on the African continent to achieve an Interiors Pilot v.01 rating, with a 4-Star Green Star SA rating and an unprecedented sustainability and environmental leadership certification for a health club.

With Virgin’s guiding principles of moving beyond ‘business as usual’ to make people’s lives better, it follows naturally that taking care of the planet and the communities the company operates in is a priority, and the vision behind designing Alice Lane as a Green Star building is just another step along Virgin Active’s path to Changing Business for Good.

As Richard Branson put it: “As a force for good our actions must be simultaneously environmentally sound, socially just and economically sustainable.”

Alice Lane was designed and built with energy and water efficiencies in mind, and over the last three years the facility has been 23% more efficient than an older health club of a similar size that does not boast any green investment.

Virgin Active SA has no plans to end their quest for sustainability, and their latest collection clubs, Menlyn Maine and Silo District, will also be rated by the Green Building Council. They also hold the ambitious target to achieve net zero environmental impact by 2030, which includes net zero green house gas (GHG) emissions, net zero water waste, zero waste to landfill, becoming reliant on 100% renewable energy, becoming paperless, and having green and efficient facilities and health clubs as a standard.

“As efficiency improves and new technology becomes available, we will continue to invest in a green economy to reduce our environmental impact,” says Wesley Noble, Head of Changing Business for Good, Virgin Active SA. “Our planet is our natural capital. We believe that we have a responsibility to keep the environmental impact of our operations to an absolute minimum.”

Backwash

from pools used in toilets and urinals.

Pool covers

are in place to reduce evaporation.

Low-flow shower heads

are in place throughout the club.

Air handling unit

is fitted with variable speed drive controls.

Energy-efficient lighting with LEDs and sensors.

Screens at reception display real-time information for

energy and water use.

“As a force for good our actions must be simultaneously environmentally sound, socially just and economically sustainable.”

- Richard Branson

95% of all carpets, flooring, paints, sealants and adhesives are

low VOC. Environmentally friendly cleaning materials used throughout.

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case

study

RABIE PROPERTY GROUP Century City Square, Cape Town

Sustainable building features include:

Recycled steel Century City Square, the new commercial and hospitality hub of Century City, is a unique, innovative mixed-use development which received the prestigious SAPOA Award for South Africa’s top mixed-use development in 2017.

Developed at a cost of R1 billion, it comprises a 1 900-seat conference centre over 20 different venues, a 125-room hotel, 51 apartments, 15 000m2 of office space, bespoke showrooms including Lamborghini, and four restaurants in a total of six different buildings all set around a public square and over a super-basement parking garage. The latter, together with a structured parking garage, provides convenient parking for 1 330 cars.

Part of an all-green precinct, Century City Square has a 4-Star Green Star SA Custom Tool Design Certification, the first development in the Western Cape to achieve this. The development was designed with a strong focus on sustainability with energy, transport, waste, occupant health, transport and water factors all being taken into account.

Century City Square’s many green features include: • The use of recycled steel and reduced cement concrete • The use of treated effluent for irrigation and flushing toilets • A district cooling plant which takes advantage of the various buildings requiring cooling at different times • Waste heat is used to heat water • Water and energy usage is monitored and meters are connected to a management system • Fresh air is provided at 66% more than regulatory requirements • Sufficient daylight and glare control blinds have been provided for offices • LED lighting throughout most of the development • Post completion, a solar energy system has been installed on the roof of the Century City Conference Centre which has reduced the centre’s carbon emissions by 17%.

Century City Square brings to 17 the number of green-rated buildings at Century City.

Part of an all-green precinct, Century City Square has a 4-Star Green Star SA Custom Tool Design Certification.

PROJECT Team: Developer: Rabie Property Group Architects: Vivid Interior Architects: Source & Origin Green Consultants: PJCarew Consulting Civil Engineers: Aurecon Structural Engineers: Aurecon & S&T Mechanical Engineers: Spoormaker & Partners, WSP & BVI Electrical Engineers: QDP, RWP & JD Rietz Landscape Architects: Planning Partners.

and reduced cement concrete in construction.

Treated effluent used for irrigation and flushing toilets.

A district cooling plant, which takes advantage of the various buildings requiring cooling at different times.

Waste heat is used to heat water.

Monitoring of water and energy usage, with meters connected to a management system.

Fresh air provided

at 66% more than regulatory requirements, and sufficient daylight and glare control blinds have been provided for offices.

LED lighting

throughout most of the development.

A solar energy system installed post-completion on the roof of the Century City Conference Centre, which has reduced the centre’s carbon emissions by 17%.

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case

study

WWF

WWF Braamfontein Office, Johannesburg

Sustainable building features include:

More than 80% WWF, one of the world’s largest and most respected independent conservation organisations, has gone to great lengths to apply its principles in an exciting architectural feat: a 6-star Green Star building in the thriving precinct of Braamfontein. With almost six million supporters and a global network active in over 100 countries, WWF has a mission to stop the degradation of the Earth’s natural environment and to build a future that is sustainable and equitable – one in which people and nature thrive. WWF works to conserve the world’s biological diversity, ensuring that the use of renewable natural resources is sustainable, and promoting the reduction of pollution and wasteful consumption.

number of chic and trendy shops, cafés, office spaces and lofts. The Braamfontein office is an open invitation to those who live, work and play in the area to come and connect with WWF.

Braamfontein forms part of the city of Johannesburg’s rejuvenation initiative and is a commercial hub that also lends itself to cultural and artistic expression. It is home to leading tertiary education institutions and offers a range of entertainment possibilities, boasting a

From the brickwork, timber and rubble to the metal pipework, every element was considered.

The original building was taken down brick by brick to retain as much as possible resulting in an impressive, environmentally innovative, and intelligent structure.

Reconstructed from an existing building on a relatively small 248m² site, the R8.5 million green building is a three-storey space which includes open-plan work areas, meeting rooms, kitchens, two board rooms and a rooftop garden. The oft-repeated environmentallyconscious mantra of ‘Reduce, Reuse, Recycle’ has never been more apt, with every effort made to design intelligently for optimal sustainability, salvage and reuse materials that are still sound, and to dispose of any unusable materials in a responsible way.

It is the first retrofitted building in the country to receive a 6-Star Green Star SA certification.

Project Team: Owner: WWF South Africa Project Manager: Bornman & Associates Architects: Alive Architecture Environmental Consultants: Eco Impact Legal Consulting Electrical Engineer: OneZero Sustainable Building Consultant: Bornman & Associates Quantity Surveyors: Russell Irons & Associates Structural Engineers: TG Harrison Main Contractor: Giuricich Bros Construction.

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of the original building’s materials were reused in renovation of the building.

Naturally lit office spaces, reducing energy consumption.

Reduced water consumption

through the 6 000L onsite black-water treatment system. The treated water is reused within the building.

Reduced water footprint through features that curb reliance on municipal water and electricity for heating.

Close proximity to

public transport Waste recycling storage areas to encourage recycling and reduce waste going to landfill.

Waste bins available throughout the building to collect paper, glass, metals, plastics and general waste for recycling.

Natural ventilation and forced mechanical ventilation – no artificial cooling capacity exists.

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case

study

GLH ARCHITECTS

ABSA Towers West, Johannesburg

ABSA Towers West is a multi-building development that forms the western edge of the Marshalltown ABSA City Campus in the Johannesburg CBD. The building occupies three city blocks, two of which form the eight-storey head office that connects over Marshall Street.

At its heart is a multi-volume internal atrium street.

The building was designed for diversity and multi-functionality in an office environment.

The atrium is lined on either side with office, meeting, canteen and educational spaces and is punctuated by large areas of glazing that face the city.

The glazed atrium roof space allows for the penetration of natural light and is protected by a solar-activated shading system that is made up of a series of wings that open and close according to the movement of the sun.

The vision in the design of the building was to create a secure urban environment that encourages links between inside and out as well as to the existing campus in a sustainable way.

The harnessing of natural light, the sensitivity to materials and the creation of a sense of openness helps to achieve this.

In addition to the office, meeting and conference areas, it houses a gym and wellness centre, a coin museum, pause areas and an executive dining room.

The development forms part of the ABSA Urban Campus Regeneration Proposal which plans to narrow the precinct’s streets to introduce various types of trees to define the urban edge, to reintroduce outdoor artwork, and to improve pedestrian links around the campus to facilitate movement between offices, retail shops and public transportation nodes.

The building was designed for diversity and multi-functionality in an office environment.

Project Team: Owner: ABSA Architects: Poloko JV Mechanical Engineer: Spoormaker & Partners Inc., Dientsenere Tsa Meago (Pty) Ltd Main Contractor: Murray & Roberts Project Manager: Mokala Collins JV Quantity Surveyors: SBDS Senyolo JV Structural Engineers: Asakheni WSP Structures Sustainable Design Review Consultants: WSP Green by Design, PJCarew Consulting, CSIR Sustainable Building Consultant: WSP Green

by Design Lift Specialist: Murray & Roberts Wet Services: WSP Consulting Engineers SA (Pty) Ltd

Sustainable building features include:

One of the largest

grey-water plants

to ever be installed in any office building in South Africa, with the capacity to recycle 45m3 of grey water.

Reduced peak energy demands and greenhouse gas emissions by use of electricity from gas turbine generators.

Reduced embodied energy of the steel used in

construction, with over 60% of all the steel used having a post-consumer recycled content of over 90%.

Daylight and motion sensors to further enhance energy efficiency.

Reduced overall travel footprint of building occupants, as the building is located in the Johannesburg CBD, in close proximity to various amenities.

Maximised

use of existing inner city infrastructure and amenities as a brownfield development.

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case

study

Schneider Electric

Sustainable energy features include:

Product category: Automated Energy Management

Automated energy management can achieve energy savings of 25% to 44% through occupancy detection, set point configuration and temperature standby.

In an area saturated with five-star offerings, Hilton had to answer some tough questions when looking to meet a critical need in Dubai for an affordable, four-star, focused-service option. How could they keep operations lean and efficient? To what extent could they control energy costs? Would they be able to meet tight development timelines and still ensure the facility met their sustainability standards? And, most importantly, could they do all of this and still deliver an exceptional guest experience?

In partnership with Schneider Electric, Hilton answered all of these questions, overcame the challenges inherent in the region, and opened the largest Hilton Garden Inn outside the US the Hilton Garden Inn, Dubai Mall of the Emirates.

Located next to the Mall of the Emirates and its world-famous indoor ski slope, the development was constructed on a tight timeline with the added challenge of achieving certification in the LEED (Leadership in Energy and Environmental Design) building programme, the most widely used green building rating system in the world and a globally recognised symbol of sustainability achievement. Hilton chose the Schneider Electric EcoStruxure™ Building Management Solution. Integrating Schneider’s building management system (BMS) and guest room management systems (GRMS) with Hilton’s property management system (PMS) on a single platform was crucial to enable Hilton to achieve its goals – they wanted to do their part

in combating climate change, and have a facility that was both operationally efficient and energy efficient, all the while maintaining their high standard for guest satisfaction.

Degrees of control Only a handful of hotels in the world currently integrate these three systems (BMS, GRMS and PMS), with the significant advantage that every phase of a guest’s experience can be recognised. For example, when a guest checks in to Hilton Garden Inn Dubai Mall of the Emirates, the PMS communicates this to the BMS, which then, through the GRMS, adjusts the temperature from its “unoccupied” set point to its “stand-by” set point. A motion sensor on the SE8000 Room Controller then detects when the guest enters the room and the GRMS again adjusts the temperature to an “occupied” set point. When the guest leaves the room, the system adjusts again to save energy.

The seemingly minor temperature changes of one or two degrees can add up to thousands of dollars in energy savings for the hotel throughout the year.

Operators can identify rooms that are out of temperature range and troubleshoot, avoiding

energy waste.

Room conditions and equipment

such as occupancy, temperature, humidity, HVAC, curtains, DND/MUR, door and window status can be viewed and managed.

Integrated systems increase energy efficiency, operational efficiency and guest control.

The hotel is

LEED® certified to Gold level.

This combined solution effectively grows “smarter”, and insights gleaned from the systems will mean that the future possibilities are constantly evolving, with the Schneider and Hilton partnership bringing increased efficiencies to more Hilton guests all over the world.

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case

study

ARUP

Multiple Projects and Approaches

We at Arup extend warm congratulations to the GBCSA on the occasion of their 10th anniversary and their many achievements over the last decade. As built environment consultants with the vision of shaping a better world, we have been proud to partner with the GBCSA to customise several Green Star tools for South Africa.

Back in 2007, Arup was the technical consultant customising the first rating tool Green Star SA - Office Version 1 (Design and As-Built versions) - providing the South African property industry with an objective measurement standard for green commercial buildings. We were also engaged as the technical consultant for the Multi-Unit Residential tool and adapted Arup’s international Existing Building Survival Strategies guides for use in South Africa. In addition, we played a leading role in developing the Green Star SA Interiors tool, and developed customised mixed-use and hotel tools with the GBCSA for use on the Silo District in the V&A Waterfront. We are currently working with the GBCSA on a scoping study on rolling out a green infrastructure tool.

At Arup, we consider how all elements of a building’s design work together to meet the needs of its owners and occupants whilst minimising its impact on the environment.

We have long promoted sustainable solutions through integrated thinking by bringing together all the building designers and technical specialists needed to scope and deliver a new building or retrofit an existing building.

Arup specialists working seamlessly with their collaborators are behind many of the buildings

considered to be exemplars of sustainability worldwide – such as No. 1 Silo and No. 5 Silo, also in the Silo District, both of which achieved the rare six star Green Star SA ratings.

Over the course of the last decade, we have been active in green building solutions in the rest of Africa, working with the Mauritius Commercial Bank to secure a Building Research Establishment Environmental Assessment (BREEAM) rating, the first in the Southern Hemisphere. We also ensured that the design for the International Finance Corporation (IFC) head office in Accra, Ghana was Leadership in Energy and Environmental Design (LEED) certification ready.

We continue striving to push the boundaries of resilient building practice through active research and have developed several publications such as the Cities Alive: Green Building Envelope. We see immense potential for green building envelopes to reduce urban up-heating (heat island effects), filter fine dust on the streets and reduce noise levels.

This publication, together with others such as Foresight: Living Workspace; and Circular Economy in the Built Environment can be downloaded at: www.arup.com/publications/ research.

We believe that it is only by considering the total building design that we can help our clients create buildings that are resource efficient, affordable to construct and operate, delightful to inhabit and appropriate to their context. We look forward to working closely with the GBCSA as they enter their next exciting decade.

Sustainable building features include:

Sustainable

solutions through integrated thinking.

Active research

which pushes the boundaries of resilient building practice.

Focus on

resource efficient, affordable, and context appropriate buildings.

Customised the first rating tool for

Green Star SA Office Version 1.

Was the technical consultant for the Green Star SA Multi-Unit

Residential tool.

Played a leading role in developing the

Green Star SA Interiors tool.

Developed

a mixed-use and hotel tool with the GBCSA for the Silo District, V&A Waterfront.

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case

study

ABLAND

Multiple Projects and Approaches, Gauteng

Sustainable property developer Abland has two precincts registered under the GBCSA’s recently launched Green Star – Sustainable Precincts Pilot Tool. These include Sandton Gate on William Nicol Drive in Johannesburg, and Loftus Park adjacent to Loftus Versfeld sport stadium in Pretoria. The driving principle behind sustainable precincts is that no building or development exists in isolation, but rather has a relationship with the surrounding urban environment. A sustainable precinct is beneficial to the developer, tenants, the environment and communities surrounding and inhabiting it. Aesthetically pleasing, safe, secure and clean precincts increase property values and the Sustainable Precinct Certification may eventually become the ultimate achievement for property developers.

To achieve its Green Star grade, a precinct is rated against five categories, each requiring a minimum score to ensure a holistic approach, namely: Governance, Liveability, Economic Prosperity, Environment and Innovation.

Abland’s Green Star SA AP (Accredited Professional) Laetitia Cook explains that the process starts with sustainable design principles being applied at a neighbourhood scale to large mixed-use projects. The aim is to create healthy places in which to live, work, shop and relax; where the individual’s experience of an area is enriched by various aspects, for example: diversity, connectivity (well-connected to various modes of transport, but also smart technology), security, art, well-managed public open spaces with opportunities for outdoor activities and entertainment, pedestrianisation and permeability. This has to be done while reducing the ecological footprint of the development to make it environmentally

sustainable. Involvement of the other land owners in the precinct is a necessity, whether through a legislated City Improvement District (CID) or owners’ association. Landlords are generally interested in participating in these stakeholder forums as they have a common purpose, and the future values of their properties become a shared responsibility.

Abland currently has a further 13 precinct developments in the pipeline, ranging from urban living and working mixed-use precincts, and industrial estates with a small retail and conference component, to an entire town complete with residential offerings, malls, retail outlets, restaurants and cafés, motor dealerships and big box opportunities, filling stations, schools, tertiary institutions and an array of private and public open spaces.

To achieve sustainable precincts, Abland aims to: • Integrate the project seamlessly into the urban neighbourhood • Optimise space, functionality and movement • Link to public transport and make provision for various modes thereof • Focus explicitly on the safety and security of all precinct users • Create pedestrian-friendly precincts with integrated wayfinding • Consciously reduce the precinct’s carbon footprint, from the selection of material to the construction process and disposal of refuse • Be generous with landscaping, but stick to hardy indigenous plants and water-wise irrigation, preferably using grey water • Supplement with renewable energy sources that reduce operating costs and provide redundancy

Sustainable precinct features include:

Accessibility for hybrids,

electric vehicles, bikes and bicycles.

Water harvesting

to collect and reuse rainwater, grey water, or groundwater.

Technology

to save water and energy.

A variety of amenities

to facilitate lifestyle such as healthy outdoor opportunities, cafés, art, convenience retail and spaces for entertainment.

Educational opportunities for schools,

tertiary institutions and the public in general.

Diverse

spatial functionality, shared spaces open to integration, and proper connectivity, in order to futureproof the precinct.

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case

study

Plascon

140 West Street, Sandton

Sustainable building features include:

Lead-free, ISO 14001

certified Plascon products used for surface preparations.

Natural daylight throughout all office spaces.

LED fixtures, and motion

sensors which switch off internal lights when not being used.

High rate of fresh air to building occupants through HVAC system.

Monitoring of energy and water consumption.

Sandton, the business hub of Africa, will shortly have a new landmark gracing its skyline.

140 West Street is living proof that modern architectural splendour can be environmentally friendly and sustainable. Soon to be home to the prestigious global law firm Hogan Lovells, this iconic 27 000m2 P-grade office property comprises two linked towers constructed on a landscaped podium.

not being used. The HVAC system supplies a high rate of fresh air to occupants while energy and water consumption are closely monitored.

140 West not only harvests rainwater but also excess irrigation water which is used to flush toilets and further irrigate the property’s landscaped areas. Water is heated using air-towater heat pumps situated on the roofs and in the basements.

In developing 140 West Street, Zenprop achieved a 4-Star Green Star SA rating by incorporating a number of key green design principles. These included daylighting and electricity conservation which allow for natural daylight throughout all office spaces. LED fixtures and motion sensors switch off internal lights when the spaces are

With the lifestyle of occupants being a major design consideration, Zenprop also aimed not only to reduce the standard consumption of materials but to procure finishes and materials that consider the impact on natural resources and have a low environmental impact. This is where Plascon came in.

Rainwater harvesting, and harvesting of excess irrigation water to flush toilets and re-irrigate landscaped areas.

Air-to-water heat pumps on roofs

and in basement to heat water.

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Designed for Life.

We place belief in partnerships, for life.

At Plascon we are committed to the environment and communities, so we are very honoured to be part of the 140 West Street development. All our manufacturing plants are ISO 14001 certified and we believe this helped in making us the natural choice for Zenprop.

In the same way in which we are committed to the Earth, at Plascon we place great value in our partners. Providing the highest standards of service and consultation, the Plascon 360˚ Partnership Pledge is our affirmation to provide our customers and partners with the best coatings solutions. It helps you select from our wide range of varied customised and costeffective coatings solutions, covering every aspect of your property portfolio.

The surfaces of 140 West Street were prepared using Plascon’s Polycell Masonry Patching Plaster, Waterproofing Compound and Multiseal.

With yellow top coats being selected for New Work Application, Plascon Professional Plaster Primer - PP950 (an Alkali Burn Resistance Primer) was specified rather than other plaster primers which may have exceptionally high pH levels on new or hairline cracked plaster.

Other Plascon products used in the 140 West Street project include: Professional Superior Low Sheen – for columns, walls and dry walling.

Plascon Cashmere – in all general areas.

Professional Marroca Sand Textured used in internal lift shafts.

Water Based Velvaglo – used for doors, door frames, handrails and shuttle lift steel structure, galvanised and mild steel.

Professional Contractors Matt – ceilings and soffits.

Plascon Woodcare Sunproof – timber veneer.

Plascon Brick & Concrete Marking Paint – used for demarcation.

There’s also the Plascon Professional Team who are always on hand to assist you in assessment, specification, application, approval and product guarantees to maximise your return on investment by using our range of premium products. Apart from providing a beautiful meeting space in our world-class showroom, based in the Design Quarter in Fourways, Johannesburg, we also offer our clients onsite colour consultation, mood boards, colour matching and telephonic colour advice. For more on our Plascon 360˚ Partnership Pledge it’s well worth visiting our website 140 West Street embodies our philosophy of “Designed for Life” and we are exceptionally proud to be present within it. Just as the immense collaboration of the team of architects, quantity surveyors, designers, environmental specialists and construction workers made 140 West Street possible, we at Plascon remain committed to our promise of improving the lives of others.

Project Team: Architects: Paragon - Anthony Orelowitz, Director, Duanne Render, Director, Kay Hausler, Senior Project Architect Contractor: Tiber Bonvec Construction and Wilson Bayly Holmes Joint Venture 155

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case

study

Lafarge

Karl Bremer Hospital Emergency Centre, Bellville

Lafarge Readymix leads the way with use of recycled aggregates The Karl Bremer Hospital at Bellville in the Western Cape has a proud 60-year history of serving the local community. To cater for the increasing demand for emergency services in the region, a project was commissioned in 2014 to build an Emergency Centre at the hospital.

The green challenge An ambitious requirement for the project was to achieve 5-Star Green Star SA Office v1 Design and As Built ratings by the Green Building Council of South Africa (GBCSA). The fact that this was successfully accomplished reflects the good collaboration between all suppliers and stakeholders involved in the Emergency Centre project.

A key contributor to the excellent Green Star rating was the award of the main concrete supply contract to Lafarge Readymix, South Africa’s leading supplier of innovative ready-mixed concrete solutions. Noted for its development of lower carbon footprint concrete products, Readymix is a business unit of Lafarge South Africa, a member of the international LafargeHolcim group, the world leaders in building materials.

Unique aggregates offer The unique ‘green’ feature of the Lafarge Readymix offer was the incorporation of quality Class 1 recycled concrete aggregates in its concrete mixes – the only supplier able to make such an offer and demonstrate the value of the GBCSA green credit that would be achieved.

Recently developed in the Western Cape by the Lafarge Aggregates and Readymix business units, recycled aggregate is another pioneering sustainable development introduction by Lafarge that will keep the company in the forefront of the strong trend to green building in the local construction industry.

Sustainable building features include:

Class 1 recycled concrete aggregates used

in concrete mixes during construction, lowering carbon footprint.

Quality and consistency “With introducing a new concrete development, we had to convince GBCSA and the project’s consulting engineers of our ability to maintain compliance with both the structural concrete requirements and the green specifications,” says Lafarge’s Herbert Groenewald, Head of Building Marketing. “Our Western Cape Aggregates and Readymix teams rose to the challenge and gave great service. The outcome was an excellent product that was the equal of, or better than, similar developments by our group in other countries.”

Concrete

that complies with structural requirements as well as green requirements.

5-Star

GBCSA Office v1 Design and As Built ratings.

Replicating the benefits Lafarge aims to replicate the recycling benefits achieved in the Cape for other provinces.

A research programme is currently well advanced with sourcing suitable aggregates and establishing the recycling technology in Gauteng and KwaZulu-Natal.

“We are proud of the contribution we were able to make towards realising the Green Star rating ambitions for the Karl Bremer Hospital Emergency Centre project,” comments Groenewald. “It was an example of how at Lafarge South Africa we apply our unmatched technical resources to developing innovative solutions for our customers.”

GBCSA certification documentation provided by Lafarge

‘Green’ concrete was of a world-class standard

PHOTOS: Adam Letch Photography 157

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case

study

WINEO

Zernike College, Haren, Netherlands

Located in the Dutch municipality of Haren, Zernike College is an educational establishment that is setting an example. Both, the school authorities and the architect wanted the new building to focus on sustainability in everything – from the building structure to the interior fittings.

The air quality inside was a key element of this concept, with the flooring playing a major role due to its floor area spanning more than 9000m2.

All the classrooms and traffic routes for the school’s users were fitted with wineo PURLINE organic flooring – developed and manufactured in Germany, it is the world’s first permanently elastic flooring made from renewable materials.

During the process of certification in accordance with BREEAM (Building Research Establishment Environmental Assessment Method) the complex achieved the highest gradings in all areas. The building shell features heat insulation that meets passive house standards, photovoltaic facilities, heat pumps, a concrete ceiling for thermal activation and a heat recovery system.

All play a role in the building’s energy and climate management concept. A clear room height of four metres, automatic ventilation that operates based on need and emission-free organic flooring ensure, that the indoor air contains no pollutants.

Four designs of the permanently elastic wineo PURLINE organic flooring collection were installed throughout. It is manufactured from renewable raw materials (castor oil and chalk as a filler).

It conforms to the standard for heterogeneous and homogeneous elastic polyurethane flooring

Sustainable building features include:

(EN 16776) in every respect, contains no volatile substances (VOCs, plasticisers and solvents) or chlorine compounds, is low-maintenance and highly robust (UC 43) and demonstrates almost 100% resilience. Thanks to its footfall sound insulation properties, it reduces noise levels by approximately four decibels and plays a significant role in creating pleasant room acoustics.

Wineo PURLINE organic flooring

Every floor and wing of the building has its own unique colour scheme. While all the central traffic routes and common areas feature PURLINE Silver Grey, the subject rooms, workrooms and classrooms use contrasting colours. To create harmonious transition points between surfaces, there are PU-welded joints where floor areas in different colours come together.

Heat insulation

wineo PURLINE organic flooring accommodates refurbishment work easily and demonstrates its eco-friendly and economical properties throughout its entire usable life. Calculated over a 20-year period, it is verifiably able to achieve life-cycle cost savings of 30% as compared with conventional elastic floor coverings.

It has been approved for construction by the German building authority DIBT (earning the ‘Ü’ compliance mark) and ensures safety even in the event of a fire, as escape routes remain visible thanks to minimal smoke build-up and no toxic gases being produced. Its safe emission properties have already led to it receiving multiple accolades and certifications on an international scale.

made from natural raw materials no PVC, VOCs, plasticisers or solvents involved.

that meets passive house standards.

Photovoltaic facilities

that provide renewable energy.

Heat pumps,

a concrete ceiling for thermal activation and a heat recovery system which help to conserve energy.

Automatic ventilation

that operates based on occupants’ needs, clear room height of four metres, and emission-free organic flooring, together ensure good indoor air quality.

Project Team: Owner: Haren Municipality, NL, Foundation for Public Education, Groningen Group Planning Office: Team 4 Architecten, Groningen (NL), www.team4.nl

PHOTOS: Mark Hadden Photography 159

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case

study

MDS Architecture 4 Stan Road, Sandton

Number 4 Stan Road, in the heart of Sandton, was designed by MDS Architecture and is their original and new home. The eight-storey building has a unique slick sculpted street presence and exudes a sense of sanctuary and privacy. It also boasts both a 4-Star Design and a 4-Star As-Built Green Star Rating from the Green Building Council of South Africa.

Architecturally, the building has two distinct aspects. The street façade on Stan Road is westfacing and is treated as a solid face with massive full-height fins behind which thin slivers of glazing peep southwards over the rooftops of Sandton.

In this way the design manages the typical heat build-up of a west-facing façade and controls the associated glare issues.

The north-facing façade is fully glazed, opening up the office spaces to far-reaching views. Shading screens along the northern façade, together with the glazing type and glazing ratio, ensure that adequate levels of thermal comfort are met.

Parking levels are above ground and naturally ventilated and illuminated. On top of the parking podium is a landscaped break-away exterior deck for the building’s users, with large-scale indigenous trees. The podium is clad with recycled security grilles from the original building, which have been fitted with planters at each level in order to create a ‘green wall’.

Energy-efficient lighting is used throughout the building, and two efficient air-cooled chillers are used with two variable air volume (VAV) air handling units per floor to provide efficient cooling of the building. In terms of indoor environmental quality

(IEQ), fresh air is provided at over 12.5l/s/person, which results in a high level of fresh air far exceeding the SANS standard of 7.5l/s/person.

The choice of materials contributes to occupant wellness in paints, adhesives, sealants and carpets, which all have volatile organic compound (VOC) limits that fall within the Green Star allowance. Carbon emissions have been reduced through the use of more than 60% total recycled content of all steel used in the project; a reduction in the quantity of Portland cement by over 30% across all concrete mixes; and by reducing the use of PVC by more than 30%.

Water-efficient sanitary fittings have been used to reduce the predicted potable water consumption, by limiting wash hand basin flow rate to 5l/min and urinals to 0.9l/flush. Toilets have dual flush mechanisms, and shower heads have a 9l/min flow rate. Limited landscaping further decreases the demand for potable water used for irrigation.

Sub-metering of both water and energy is provided for. These are connected to an automated system that enables easier collecting, monitoring and recording of data and alerts to irregular trends in consumption.

In terms of waste management, an adequately sized waste recycling area is provided. Tenants separate waste and recycling material into separate bins for service provider removal.

4 Stan Road has succeeded in bringing together green building and urban renewal considerations in a project that both respects its context and looks forward to a sustainable future.

Project Team: Owner: Sharmane Investments (Pty) Ltd Architects: MDS Architecture Quantity Surveyors: Brian Heineberg & Associates (Pty) Ltd Civil & Structural Consultants: L&S Consulting Mechanical Consultants: Spoormaker & Partners Electrical Consultants: CKR Consulting Engineers (Pty) Ltd Green Building Consultants: Solid Green Consulting Fire Consultants: Specialised Fire Technology Landscape Consultants: Bertha Wium Main Contractors: Tiber Construction (Pty) Ltd

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Sustainable building features include:

Energy-efficient lighting throughout.

Full-height fins,

glazing and shading screens to manage heat build-up and glare.

Two efficient air-cooled chillers which provide

efficient cooling.

Water-efficient sanitary fittings which reduce potable water consumption.

Limited landscaping

which further decreases potable water used for irrigation.

Fresh air levels

of 12.5l/s/person, which far exceed SANS standards of 7.5l/s/person.

Reduced carbon emissions through the use of

recycled steel, 30% less cement and PVC.

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case

study

Aurecon

Aurecon Centre, Pretoria

The world is changing at an exponential rate and science fiction is fast becoming science fact. We are moving towards an increasingly digital, interconnected society and with it comes the realisation that everything we know will change. Compared to other industries, the built environment has been slower to react to this change. In some ways, we’ve been in ‘catch-up’ mode, clutching tightly to the status quo. The reality is that operational and construction functions, activities and experiences, as well as expectations around performance, are evolving and so too must the built environment.

Nowadays, you need to think about tomorrow when designing for today.

Two of Aurecon’s office buildings in South Africa are landmark green buildings that have achieved industry firsts. They are also human-centric properties that have been designed to allow people to connect, engage, work, live and play in great spaces. Their designs are as relevant today as they were when the offices first opened.

Aurecon Centre, Lynwood Bridge, Tshwane, Gauteng Aurecon’s Tshwane office, which was opened in September 2011, was the first office building in Tshwane to receive a 4 Star Green Star Office v1 Design rating. In partnership with developers and co-owners Atterbury Property, Aurecon’s pursuit of a Green Star rating was based on the notion that the green measures

undertaken would result in tangible benefits for the owners, developers and occupants of the building. Aurecon now benefits from an increase in productivity due to a more natural/peoplefriendly environment with increased fresh air, more natural light and less toxic materials.

Key sustainability features include: • Deep-space building with sky-lit atrium • Modern open-plan collaborative workspaces • High-efficiency water-cooled chillers • CO2 based demand control of fresh air • Air-side economy cycle on air-handling units • Efficient lighting and occupancy sensing throughout the building • Energy and water sub-metering • Rainwater harvesting • Extensive gabion wall for treatment and retention of storm water Aurecon Centre, Century City, Cape Town, Western Cape Aurecon’s Cape Town office, which was opened in 2011, was the first office in Cape Town to achieve a 5-Star Green Star Office v1 Design rating in South Africa.

Aurecon’s offices are case studies to showcase to staff, clients and visitors the tangible results of designing future-ready, sustainable buildings.

As a founding member of the GBCSA, we will continue to invest in designing buildings that are an inspiration for Africa and the rest of the world.

Compared to other industries, the built environment has been slower to react to change.

Sustainable building features include:

High-efficiency central chiller plant.

A central building management system (BMS) which controls the HVAC and lighting to enable efficient operation.

Energy-efficient light fittings throughout the building.

Ample daylight

and glare control for the comfort of occupants.

Green roof to help moderate indoor temperatures, alleviating some of the need for heating and cooling.

Facilities to encourage the use

of alternative transport such as bicycles, motorcycles and fuel-efficient vehicles.

Rainwater harvesting, and extensive gabion wall to help treat and retain storm water.

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corporate profile

Richard Ramplin, PrEng, Director: Engineering & Energy

SHABA & RAMPLIN GREEN BUILDING SOLUTIONS - INTEGRATING ENGINEERING AND GREEN BUILDING CERTIFICATIONS IN AFRICA Shaba & Ramplin is a multi-disciplinary consulting firm specialising in engineering, green building certifications and strategic partnerships across the African continent.

As part of Africa’s natural growth path, we recognise the need for construction and building refurbishment projects across the continent and believe in minimising the economic, social and environmental effect of these projects through the use of green engineering solutions. We are known for our turnkey portfolio of engineering services and green building certifications, which includes selecting the right green building certification tool for our clients and in-house

training throughout the project lifecycle. Our current portfolio of tools include Green Star, LEED, EDGE, Net Zero and GRESB. We also offer thermal and energy analysis and modelling through our team of Engineering Council of South Africa professionally registered engineers to ensure SANS compliance and optimisations. Through our patented Integrated Green Design™ techniques we gain significant savings in our engineering design methodologies, which are then passed on to clients and are apparent in our project costing and professional fees structures.

Our specialisations and projects lie with green engineering and Green Star solutions across all sectors, including healthcare where we are developing the Green Star Custom – Healthcare tool with the Green Building Council of South Africa - the first green building consulting firm in South Africa

to have worked on Green Star certified hospitals. We have also worked as consultants customising Green Star tools with green building councils across Kenya, Nigeria, Rwanda, Uganda and Mozambique and are members of the Green Building Council of South Africa and the United States.

We are a BBBEE Level 1 certified green buildings and engineering consultancy with a 135% contribution level, a significant differentiator in the South African construction industry and key to the economic empowerment of South Africa. As such, we have been selected as the Sustainability Chair of the South African Institute of Black Property Practitioners whose corporate members include Pareto, Liberty, Nedbank and Billion Group and are the only licensed training provider in Africa for the Green Building Institute.

www.shabaramplin.co.za | Email: info@shabaramplin.co.za | Office address: 102 11th Street, Parkmore, Sandton, Johannesburg 164

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case

study

HILLBROW DISTRICT HOSPITAL Development of the Green Star Custom – Healthcare Certification Tool

Greening Hospitals Shaba & Ramplin Green Building Solutions was appointed as the green building and engineering consultants by the Gauteng Department of Infrastructure Development on their landmark project to launch their green hospitals initiative.

The construction area of Hillbrow Hospital is 76 157m2 with 26 buildings on site consisting of 55 692m2 of healthcare facilities that will undergo base building refurbishment. To meet the client’s requirements, Hillbrow Hospital is targeting Green Star Custom – Healthcare rating tool using a custom tool, multiple building approach developed by Shaba & Ramplin Green Building Solutions specifically for the client. Vere Shaba is the Green Star SA Accredited Professional on the project and has been selected as one of Mail & Guardian’s 200 South Africans Under 35 and SA Women In Property Award Winner.

Shaba & Ramplin Green Building Solutions is the first green building consulting firm in Africa to target Green Star Custom – Healthcare certification.

Addressing poor indoor environment quality through ventilation rates The existing MacKenzie Main Hospital building of 18 861m2 is a heritage building in need of base building refurbishment, which makes the project a challenging and exciting project.

One of the most challenging issues was the redesign and refurbishment of the heating, ventilation and air conditioning system of the building to satisfy regulatory requirements and to maximise indoor environment for occupants while at the same time minimising the energy consumption needed to achieve this.

Poor or inadequate indoor environment quality and ventilation rates can lead to sick building syndrome and, in a hospital environment where the occupant’s health is already compromised through other ailments, the consequences are even more severe. With the high rate of infection and TB cases in South African hospitals, the need and benefits of high ventilation rates are further prioritised, especially in densely populated areas such as waiting rooms and larger wards where infectious respiratory disease transfer is more likely.

Addressing energy consumption through high specification, low-leakage enthalpy wheel configuration To mitigate the infection risks and simultaneously align and benefit from the indoor environment quality component of green building designs and certification, Shaba & Ramplin Green Building Solutions used both energy and heat load thermal calculation software to devise the most sustainable engineering solution.

Through rigorous engineering calculations and energy modelling, they concluded that a high specification, low-leakage enthalpy wheel configuration was the most cost-efficient and sustainable solution, coupled with an optimised airflow rate that still achieved all the benefits of increased airflow rates for the affected areas in the hospital. The larger air volumes required and the high efficiency of the enthalpy wheel at these conditions justified the design decisions, both in terms of energy recovered and return of investment costs.

To find out more about Integrated Green Design™ techniques and how savings are passed on to the clients, visit shabaramplin.co.za

Sustainable building features include:

Optimised façade designs to minimise heat loads

More daylight

allowed into hospital through high-performance glazing

More fresh air

through mechanical ventilation systems Separation of waste and

waste recycling facilities for consumables Introduction of the Internet of Things for

smart energy and water management TOP: MacKenzie Building, Hillbrow District Hospital RIGHT: Vere Shaba, Director: Green Buildings & Certifications 165

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case

study

AfriSam

PricewaterhouseCoopers (PwC)

The iconic PricewaterhouseCoopers (PwC) Tower in Midrand – Africa’s first twisted building – placed a number of unusual demands on concrete during its construction.

Concrete is the construction material of choice for twisted buildings, as it can create the desired twists and turns while providing the required structural strength. It also suits the stylistic intentions of these buildings, which are to achieve a more organic shape; looking more like a sculpture than a traditional block shape.

Visible from a 30km radius, the R1,5 billion PwC Tower will comprise 45 000m2 of office space and house 3 500 employees. Apart from its unique design, the building has also been designed to contribute to environmental sustainability by consuming less energy and having a minimal impact on the environment.

Concrete supply As the concrete supplier to this complex project, AfriSam designed 19 project-specific and special application mixes with an average ordinary Portland cement replacement of about 30%. Also, each slide concrete mix had normal and retarded versions to satisfy the different applications; the trial mixes were produced at AfriSam’s Jukskei laboratory.

Each of these mix designs used a unique eightdigit code, specifically created for the PwC project to make sure that the correct concrete was ordered during each stage of the daily pour.

Concrete was delivered from AfriSam’s Jukskei A dry ready-mix plant backed up by Jukskei B wet-batch plant, both situated at the Jukskei Quarry in Midrand, close to the PwC Tower site.

Both ready-mix plants have fully automated command batch computerisation, so it was possible to modify concrete designs remotely and at any time as the project demanded.

Batch accuracy was within 1% on all materials batched, so there was no room for errors.

The close proximity of the ready-mix plants to the site made the planning and deliveries to site more convenient. AfriSam’s Jukskei A Plant was the primary supply plant while its Jukskei B Plant acted as the back-up, allowing for concrete to be delivered to site around the clock.

During certain construction phases, concrete was supplied 24 hours a day, with three readymix trucks on a permanent turnaround basis.

Sustainable building features include:

The concrete for the superstructure was specified to

reduce the quantity of Portland cement

by an average of 60% for in-situ concrete, 40% for pre-cast concrete and 30% for stressed concrete.

Where possible, some 60% of all reinforcing steel and steel products had a

high recycled content.

Post-tensioned concrete slabs reduced the amount of concrete and reinforcing steel used in the project by more than 10% and

AfriSam was the concrete supplier of choice for the PricewaterhouseCoopers (PWC) Tower in Midrand.

Taking into account its long lifespan, concrete was the obvious choice for this project.

reduced the construction time.

All excavated material was

locally reused

on the rest of the Waterfall City site.

Sumps in the lowest basement level

collect ground water seepage

to irrigate the PwC gardens and the neighbouring park.

AfriSam designed 19 project-specific and special-application concrete mixes with an average ordinary Portland cement replacement of about 30%.

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2017/09/06 9:55 PM

corporate profile

Find your place in the sun at Solinti - Midrand’s new property development inspired by nature 168

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corporate profile

Sumit Agrawal, CEO Solinti is the new residential property development currently underway by Osho Property Holdings that offers secure, energetic living in the heart of Midrand. Sprawling across eight hectares of gorgeous greenery and communal space, the 552-apartment and 24-villa estate has been inspired by nature and brings the natural world and urban living together.

Designed with a focus on comfort, durability, utility, economy and energy efficiency, the development consists of spacious homes interspersed with a large variety of open green spaces to enhance residents’ lifestyles and encourage community living. All elements of the space, including temperature, wind patterns and rainfall, have been analysed and used to design houses for optimised living comfort.

The houses come standard with a plunge pool, an en-suite staff accommodation, a separate laundry-cum-scullery area, a guest toilet and an automated semi-basement garage. In certain cases even store rooms have been provided. The 1st and 2nd residences as well as villa owners can enjoy private roof gardens. Plunge pools

are provided in all the apartments and a jacuzzi with a lap pool in the villas. Bedrooms have their own open-to-sky balconies or covered patio that makes the apartments bright and 90% day-lit.

Each home is equipped with sleek modern finishes, white cementitious terrazzo flooring, uPVC windows, instant gas geysers, gas hobs, LED lighting, the latest fittings and fixtures, prepaid electricity metering and an energy-efficient built-in oven. The openplan master bedrooms feature “his” and “her” wardrobes, a double vanity, frameless shower and bath. Fast fibre internet connectivity is available in every residence, complete with inter-residence phone connectivity. A three-tier access control biometric system makes the home intruder-proof, giving residents peace of mind.

“A home is a secure sanctuary for you and your family, but it is also the building block of community life. Within Solinti, you’ll find a living space that gives you innovative technology and comfortable living within a sustainable, renewable environment. Your home’s interior spaces are comfortable and convenient, yet tasteful and modern”, says Sumit Agrawal, CEO of Osho Property Holdings.

Within the estate, Solinti offers beautiful relaxation and entertainment areas with something for every member of the family, from outdoor educational jungle gyms and water splash pad, trampoline and musical parks for younger children through to mini soccer and hockey fields for older kids, tennis and volley ball courts for teens, a golf putting green, cricket net and dedicated jogging and cycle track for adults. Seniors are catered for with a bocce ball court, lawn bowl and a reflexology park.

There are Wi-Fi hotspots across the estate, and the pedestrian and vehicular lanes within the development allow for uninterrupted pedestrian and vehicular movement. Solinti is located a mere 10km from Sandton, 30km from Pretoria, 40km from OR Tambo International Airport and only 7km from the Midrand Gautrain Station. The serene estate overlooks the Rietspruit River, yet gives easy access to South Africa’s largest shopping mall, The Mall of Africa, and other convenient urban facilities.

www.solinti.co.za | Email: info@solinti.co.za | 087 550 8182 169

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corporate profile

Gapp Architects and Urban Designers At GAPP, our approach to architecture and urban design embraces the challenging dynamics of spatial, social and economic integration across all scales of the built environment, from regions to cities, towns, districts and buildings. Our practice is principle-based and focuses on sustainable, resilient and people-oriented outcomes.

www.gapp.net  |  +27 (0)21 424 2390

As cities and settlements become more complex and diverse, architects and urban designers need to be more innovative, adaptable and inclusive to effectively meet the needs of society, government and private clients. With sustainability as one of the core principles of our practice, we recognise the realities of finite resources as an opportunity for regeneration and adaptive reuse, rather than a constraint to innovation.

Through appropriate architecture and urban design initiatives, we are actively participating in the transformation of the South African built environment and the way in which it is conceived, designed and delivered. By striving for sustainable design and resource-efficient interventions across the full development spectrum, we aim to make a significant contribution to the improvement of people’s quality of life in a healthy, efficient and productive environment.

Our people-centric approach influences the way we work with clients, colleagues and society. Collaboration and openness to new ideas and technologies allows us to discover, develop and implement beautiful design solutions within challenging contexts. We go beyond signature designs and provide full life-cycle solutions to improve all aspects of delivery and use.

With attention to detail, our designs are managed to accurately address needs within budget and time constraints. While this approach is rooted in best practice, the integration and coordination we bring to projects produces vibrant places and beautiful buildings that are also financially viable, productive and sustainable.

GAPP

architects/urban designers

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2017/09/06 1:22 AM

case

study

The silo Precinct plan V & A Waterfront, Cape Town

The V&A Waterfront Company commissioned a review of the precinct plan for the Silo District in 2010.

A robust design charette with leading architects and urban designers set the scene to reimagine a future role and character for the district and review earlier plans prepared by GAPP in 1999 and 2000.

In 2010 the 6.5ha precinct was partially developed with the Robben Island Museum and ferry terminal, Clock Tower and Nedbank BOE building located on the northern end. Important heritage structures included the Clock Tower, the Chavonnes Battery Museum, the Grain Silo and Collier Jetty. The vacant Silo building was hemmed in to the east by vehicular ramps to the parking podium situated below the Clock Tower and BOE buildings and surface parking to the south.

Previous plans indicated the extension of the parking podium into this area, effectively submerging the Silo.

The precinct has a strong working harbour flavour, surrounded by the ship repair synchrolift, boat building, yacht repair and provisioning operations, and an active fishing industry quay. The Swing Bridge to the Pierhead Precinct connects the precinct to the rest of the Waterfront. Poor pedestrian links between the precinct and the Cape Town CBD isolated the precinct and Clock Tower Square was largely deserted.

The redesign of the precinct plan responded to key heritage informants, most significantly the Silo complex comprising the Grain Elevator Building and the Silo Bins, the Track Shed, Dust House and Collier Jetty. These remnants of the historic sequence of grain export in South Africa were important to retain

in the redevelopment of the precinct, especially given the iconic character of the Elevator Building as the tallest structure within the V&A Waterfront.

Work on the wider V&AW Vision reinforced the intentions of the V&A Waterfront to connect to the surrounding city context. A key component of this vision was to stitch together the pedestrian and public space network of the V&A Waterfront and the CBD, including a major pedestrian spine through the Silo District.

The central concept was to establish the Silo complex as the centrepiece of the precinct, set in a newly created and opened up ground level public space, Silo Square. Creating this space required the demolition of the parking ramps to the west of the Silo complex, re-establishing visual connections between the Silo complex, Silo Square, the pedestrian network and the surrounding harbour activities.

The square is part of a wider landscaped pedestrian network that links all major installations within the precinct and connects the precinct to South Arm Road via a pedestrian spine on axis with the Elevator Building.

Silo Square is now framed by new developments to the south of the Silo that responded to the precinct plan’s design guidelines. These have activated the ground floors with retail, providing canopied walkways and landscaping. This new, attractive and increasingly vibrant pedestrian environment is set to become one of Cape Town’s great new social spaces.

Sustainable urban design transformed the precinct

From a place for cars to

A PLACE FOR PEOPLE

with safe, vibrant

PEDESTRIAN PRIORITY squares that are visually connected to the working harbour context

REVEALING AND CELEBRATING the iconic Silo Building Complex now metamorphosed into the magnificent Zeitz MOCAA Museum

Setting the frame for a

MIXED-USE PRECINCT comprising new

GREEN STAR RATED BUILDINGS with a contemporary waterfront character

Project Team: Owner: V&A Waterfront Company Urban Designers: GAPP Architects and Urban Designers (incorporating City Think Space) 171

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2017/09/06 1:24 AM

SMEC South Africa

Blue Sky Solar

Trans Africa Concessions (TRAC) is responsible for the 570 km of road between the Solomon Mahlangu off-ramp in Tshwane and the Port of Maputo in Mozambique. Six toll plazas operate on the stretch of the road, all of which are also managed by TRAC.

Providing quality Solar Photovoltaic (PV) systems for domestic and commercial clients in South Africa since 2014.

As part of an energy saving drive TRAC started in 2014, SMEC South Africa assisted with the implementation of an energy efficient retrofit programme and photovoltaic system installation. The retrofits component, which was implemented at five of the toll plazas, focused mainly on facility lighting and space heating and cooling. The new PV system integrates into the existing plaza electrical installation in a grid tied configuration.

SMEC also assisted with the installation of feasible rooftop photovoltaic solutions for daytime power supply and fulltime power at Pessane load control centre.

The power producing capacity of each system ranges between 30kVA and 35kVA. It is expected that the combined PV capacity at the TRAC toll plazas would produce more than 250Mwh per year.

PV systems range from small, rooftop mounted systems that supply power to an individual household, to large utility-scale power stations.

Offering grid tied systems connected to the electrical grid and off-grid systems with batteries storage to supply power after sunset.

Together with our partners Treetops Renewable Energy we have installed over 3 MW of commercial solar pv in the Western Cape ranging from 450 kW in Picketberg to 80 kWp in Philipi Cape Town.

We have installed numerous Residential rooftop and ground mount systems from Cape Town to George.

We have teams of highly experienced, authorised and qualified installers, and engineers. We run a competent and professional business with excellent customer feedback.

In addition to Solar PV, we offer Smart Metering installations and conduct Energy Audits.

We aim to keep solar simple.

SMEC’s vision ‘To deliver outstanding infrastructure services for our clients and communities’ is coupled with eight strong values that define the way SMEC operates. The vision and values are owned by SMEC’s employees; they guide decision making, foster good relationships and reflect what SMEC employees stand for. One of the eight values is ‘sustainability’.

SMEC South Africa launched its Environmental Management System (EMS) in 2014 and obtained ISO 14001 Certification in 2017. At SMEC we agree with Mahatma Ghandi that we need to be the change that we wish to see in the world, which is why we started in-office with our EMS. In our daily operations we generate awareness and are mindful that SMEC’s engineers need to design for development that meets the needs of the present, without compromising the needs of future generations.

www.smec.com | +27 11 369 0600

www.blueskysolar.co.za Call James Dalrimple on 082 354 1269

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RLB PENTAD QUANTITY SURVEYORS

Isipani Construction (PTY) LTD

RLB Pentad Quantity Surveyors is proud to be part of the Professional Teams who successfully completed the following Projects which received Green Star SA Ratings:

Established in 1960, and with an exceptional record of commitment, teamwork and quality, Isipani Construction is not only a respected construction company but also a contractor of choice for our clients. We operate in the Western Cape, including the greater Cape Town and CBD area.

We are building and civil contractors specialising in commercial, retail, industrial, government and large residential construction. We have the resources and expertise to successfully complete various projects ranging from R10m to R500m.

We have more than 55 years’ experience and a veritable mountain of successful projects behind us. We are committed to our clients and will always endeavor to finish quality projects, on time and in budget.

DEPARTMENT OF ENVIRONMENTAL AFFAIRS (DEA) HEAD OFFICE, PRETORIA 6 STAR GREEN STAR SA OFFICE DESIGN AND AS-BUILT RATING This is the first government building in South Africa to achieve a 6 Star Green Star SA Rating, as well as being the first 6 Star Rated Green Building in the City of Tshwane.

MENLYN MAINE CENTRAL SQUARE, PRETORIA 6 STAR GREEN STAR SA CUSTOM RATING This is the first project in South Africa to achieve a Custom Rating, due to the mixed-use nature of the development.

Drommedaris Street, Dal Josaphat, Paarl +27 21 868 3008 www.isipani.co.za

Bringing imagination to life!

www.rlb.com | info@za.rlb.com

TEPLO-HOL • ADVANCED THERMAL BARRIER COATINGS Teplo-Hol brings a highly unique and effective solution to significantly reduce heat penetration of buildings with its Advanced Thermal Barrier Coating. This product has the capacity to reduce roof temperatures with up to 40-55% depending on the substrate and environmental conditions.

Coupled with our Thermal Coating, Teplo-Hol also designs and commissions customised evaporative cooling systems accompanied by specialised filtration based on end-user specifications or requirements.

Our key focus / objective is to reduce consumer energy costs whilst establishing suitable temperatures in everyday working environments.

Our core services include: • Eco Thermal Heat Reduction Coatings • Liquid Rubber Applications • Specialised Waterproofing Projects • Rust Inhibiting Applications • Commercial Painting Projects • Floor Coating Applications • Large Scale Roof Refurbishment • Ventilation & Filtration Systems

www.teplo-hol.com info@teplo-hol.com 021-300-3649

Is your building sand and stone green?

Aggregates make up more than 70% of the volume of materials used on construction projects, yet few of us know where our next truckload comes from.

Without this knowledge, you could be getting yours from an illegal sandpit, sensitive river system or dune environment that should never be spoilt. Did you know that illegal borrow pits and quarries cost our economy millions every year and scar our environment in ways that render the land unusable for future generations?

Don’t be part of the problem! Insist on aggregates from industry accredited Aspasa quarries throughout South Africa. Aspasa members are audited and accredited to be fully compliant with the association’s strict standards, as well being compliant with as all relevant environmental legislation. Support real sustainability, support your local Aspasa member quarry!

www.aspasa.co.za +27 11 791 3327 173

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NRP Properties and contractors We don’t see property. We see potential...

At NRP Properties and Contractors we understand the potential of property. To unlock dreams. To create new opportunities. To transform into spaces where we live, work, learn, play, imagine…

And change the world.

Our company has been built on this understanding.

We partner with you to unlock the real potential of your space. From painting to tenant installations and general building, we work to add value and deliver on our brand promise of excellence in execution.

Learn more about how NRP Properties and Contractors can help you realise the full value of your property.

www.nrpproperties.co.za | 011 494 0900

ZERO POINT ENERGY

CORPORATE PROFILE quarter-Page headline

Want to ensure your company’s long-term sustainability, profit margin and reputation?

No successful business in the modern era can view Sustainability and Going Green as merely nice-to-haves. To save money, stay competitive, and become a leader in your sector now and well into the future, you need to have a holistic green building planning and implementation strategy rolled out across all your existing and new facilities.

Zero Point Energy takes a holistic approach to empower our customers on their journey towards net-zero energy consumption. We are accredited and well experienced to provide unique, cost-effective and professional green building design and engineering expertise.

We cover expertise in energy efficiency, renewable energy, water efficiency, and responsible waste management.

Contact us today for an obligation-free quotation to help you and the environment on your sustainability journey! www.zpenergy.co.za | info@zpenergy.co.za +27605218388 or +27721500467

Professional Engineer

Accredited Professional

Certified Energy Manager

“WHAT CAN WE DO FOR YOU?”

Corporate profile quarter-page information text up to a maximum of 110 words. que plicae ta publis, estius. Atum plici is, ut etorum adhum nihilis solutem prata L. Nostimaximus Ahae por ut opubi cum pere meis, C. Ruderitia dit, quit, quit? Silium Paliurevid a dici pl. Ivignat obuscie steremum eo vemulis simis, optes egeriae num condam condi terevil iconsu vehem, Catum comnost ortered iurobus publin signaris bonstudem egit et adhus, o coninclum. Magnim que eossimint ut harumque eat voluptae optatior re dis a si cullant SANRAL Head Office, Pretoria, 4 star design rating 2011 quisqua tiscipsam nimolor faccum remporiosam in res magnataqui ecuptiusa comnis sit veruptatias dictibus et eat eossint et rem lique cum quis excessu mquasit laborpo ribusap eriatem nia.

8 Arnold Road, Rosebank, Johannesburg activate@activate.co.za www.activate.co.za | 011 788 8095

Learn more about how [Name of Company] and [Product Names] can benefit your next project.

www.webaddress.co.za | 0XX XXX XXXX partner logo

accreditation logo

SANRAL SR Office, Baywest PE, 5 star design rating 2016

primary brand logo

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Abland...................................................................................................152-153 Activate Architects.................................................................................... 174 Afrisam.................................................................................................166-167 Aggregate and Sand Producers Association of South Africa (ASPASA)..................................................................... 173 Arup.......................................................................................................150-151 ATTACQ .................................................................................................... 42-43 Aurecon South Africa ......................................................................162-163 Balwin Properties........................................................................................... 8 Belgotex Floors...................................................................................... 94-95 BH South Africa ...........................................................................................51 Bild Architects......................................................................................... 98-99 Blue Sky Solar............................................................................................ 172 Boogertman + Partners.............................................................................90 Construction Industry Development Board (CIDB)...................... 86-87 Department of Environmental Affairs (DEA)................................. 82-83 Ecocentric.................................................................................................... 174 Futurecon........................................................................................................71 GAPP Architects & Urban Designers...........................................170-171 GLH Architects ..................................................................................146-147 Growthpoint Properties...................................................................2, 34-35 Isipani Construction.................................................................................. 174 IsoBoard ...................................................................................................... 122 Lafarge Holcim .................................................................................156-157 MDS Architecture .............................................................................160-161 Minaco........................................................................................................... 175 Menlyn Park Shopping Centre.......................................................132-135 Ministry of Public Works, KZN.......................................................104-107 MLC Quantity Surveyors SA............................................................... 76-77 National Home Builders Registration Council (NHBRC).......116-117 NRP Properties.......................................................................................... 173 Old Mutual Investment Group .......................................................128-131 Osho SA Construction......................................................................168-169 Paragon Group...................................................................................136-137 Plascon South Africa..................................................... 123-125, 154-155 PPC Group Service.......................................................................................10 Rabie Property Grou ........................................................................142-143 Rider Levett Bucknell (ZA) t/a RLB Pentad ...................................... 174 RPV Architecture .........................................................................................55 Saint Gobain Africa ........................................................................................ 6 South African Wood Preservers Association (SAWPA)................. 120 Schneider Electric SA.......................................................................148-149 Shaba and Ramplin Green Building Solutions..........................164-165 Sika South Africa..........................................................................................47 SMEC South Africa.................................................................................... 172 Somfy....................................................................................................138-139 Spire Property Management ....................................................................18 Teplo-hol Thermal Roof insulation...................................................... 173 Van Dyk Carpets ............................................................................................ 4 Virgin Active South Africa/VIZEUM..............................................140-141 Wineo....................................................................................................158-159 World Wide Fund for Nature (WWF) SA ....................................144-145 Zenprop Property Holdings ......................................................................59 Zero Point Energy...................................................................................... 173

PHOTO: Rooftop solar PV array at Key West Shopping Centre OWNER: Growthpoint Properties

Advertisers’ Index

The dedication of activists in the sustainability space, and the positive reception that the GBCSA receives from large corporate, government and international institutions gives me great hope.

Dorah Modise

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2007 - 2017

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2007 - 2017