POSITIVE IMPACT ISSUE 0.6

Green Building Council of South Africa

impact

Official publication of the Green Building Council of South Africa

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POSITIVE IMPACT Magazine ISSUE 0.6 | APRIL - MAY 2020

Residential edition Exploring smart, green, and healthy spaces for living

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INSIGHT

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Lockdown

his editor’s note comes to you from Day 5 of Lockdown in Cape Town. I sound like I’m in some World War 2 underground bunker, but in fact not a whole lot has changed in my two-bedroom flat (which is also my home office) other than I have more snacks in the cupboard than usual, and I’ve disconnected my car battery as I won’t be needing to drive it for a while. The world outside is eerily quiet, making the birds seem much louder than normal (mostly because there are no cars and activities in the streets). In the midst of this gentle quietness, it feels like we are in the eye of a hurricane. Waiting, bracing ourselves for the storm to come – for the imminent attack from a silent invisible enemy.

I read an article the other day which drew attention to the fact that the Covid-19 pandemic has completely dominated the mainstream press and social media over the past few weeks more so than any other single story this century, completely drowning out other important topics such as climate change, for example. I think the media dominance is mostly because of the accelerated pace at which the disease has spread around the world (followed very closely by an abundance of memes), leaving governments and citizens alike with little time to blink an eyelid, let alone process how all of this is going to affect us (our health, society and economy) in the long term.

The need to respond has been urgent, and it has been rightly prioritised. It has thrown the world into crisis mode, and in so doing I wonder if we have not, for a moment, lost sight of the future in a desperate need to cope with the present. This kind of response is, of course, normal and I’m finding my own ways of coping with it too (see full snack cupboard above).

But I can’t help ask the questions: Is the Covid-19 pandemic a precursor of things to come?

And: This virus is a present threat, but how can we see it as a messenger for future change?

The IPCC report foreshadowed how climate change will alter the distribution of infectious diseases worldwide, and there are concerns among scientists of ancient pathogens lying dormant in glacial ice and permafrost which is slowly beginning to thaw. This was all sounding decidedly futuristic (and quite frankly like a sci-fi movie) until the novel coronavirus reared its crown-like head. Perhaps a warning which, if we take to heart now, will stand us in good stead for the unknown storms we have yet to bear. But how can we prepare to navigate this uncharted territory in practical ways? I feel that a good place to start, is at home (quite literally).

In 2019, we conceptualised the idea of having one edition of the magazine per year focusing specifically on sustainability in the residential sector. Little did we know how relevant that would be at the time of going to print. Something which has come to the top of my mind these few days stuck at home, is the need to create homes that are more self-sufficient. In no sector is this more relevant than food security. In the following pages, our special report on urban farming practices shows us how this can be done is a very practical way – quite honestly, it’s much simpler than I thought.

Jason F. McLennan features again in this issue and talks about the relationship of biophilia to the home. One thing he describes is the give and take relationship between people and plants, and how the very act of caring for them is what connects us with nature. This has changed my perception that watering my plants is a chore – it is instead a fundamental link in the natural system of my home. Added to self-sufficiency is the ability for a home to be off the grid. Brett Petzer from The Green Housing Company shares insights from his experience in off-grid housing.

We feature projects which range from using earth building materials, to natural timber, to more luxury residential spaces which exemplify green building best practice. Of course, the affordable housing debate is one that cannot go unmentioned, thus we engage with architect and current president of the South African Institute of Architecture, Luyanda Mphalwa, about this complex and often contentious topic. All these aspects come together to define the true meaning of ‘home’.

We feature those who are doing things well and setting a sustainable example, which cannot be more relevant to us than today. Above all, we hope that these pages will inspire you by showing you that practical green building solutions already exist, and that a little bit of imagination, determination, and working together, is what counts.

Mary Anne Constable Editor www.thepaperarchitect.com

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Alec Favale, Unsplash

But I can’t help ask the questions: Is the Covid-19 pandemic a precursor of things to come? And: This virus is a present threat, but how can we see it as a messenger for future change?

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impact The official publication of GBCSA

WINNER

PROPERTY PUBLICATION OF THE YEAR 2019

Editor Mary Anne Constable maryanne@positive-impact.africa Production Manager Alexis Knipe Editorial Advisory - GBCSA Georgina Smit Jenni Lombard Jo Anderson Editorial Contributors Melissa Baird Peta Brom Nicole Cameron Gillian Gernetzky Melinda Hardisty Jason McLennan Sow & Reap Consortium The Green Housing Company

Chief Executive Officer Dorah Modise

Chief Financial Officer

Pardon Mutasa

Design and Layout Carla Lawrence, CDC Design GM: Media Sales Danielle Solomons danielle@greeneconomy.media Media Sales Manager Thandiswa Mbijane thandiswa@greeneconomy.media Media Sales Gerard Jeffcote Munyaradzi Jani Vania Reyneke

Publisher Gordon Brown gordon@greeneconomy.media MPeople Resourcing (Pty) Ltd t/a Alive2Green Projects Reg no. 2005/003854/07 Printers FA Print Cover image: Witklipfontein Eco Lodge; photo by GLH Architects

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 Publisher. The opinions expressed herein are not necessarily those of the GBCSA or the Publisher. All editorial and advertising contributions are accepted on the understanding that the contributor either owns or has obtained all necessary copyrights and permissions. GBCSA and the Publisher do not endorse any claims made in the publication by or on behalf of any organisations or products. Please address any concerns in this regard to the Publisher.

Positive Impact Magazine is printed by FA Print, a Level 1 BBBEE Contributor, on quality paper which carries Forest Stewardship Council chain of custody certification.

Calling all Thought Leaders Positive Impact, the official publication of the GBCSA, presents thought leadership from local and international green building commentators and practitioners, and showcases the excellent work of GBCSA members.

Are you a thought leader in your relevant field? GBCSA members are invited to submit stories about projects, design concepts, materials, research, and anything else that promotes a healthy sustainable built environment. Submit a 200-word description of your content idea with 1-2 images to: maryanne@positive-impact.africa

Advertise with us For advertising and sponsored content contact Thandiswa Mbijane: thandiswa@greeneconomy.media Advertising rates are discounted for GBCSA members and further discounts are available for booking multiple editions in 2020.

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INSIGHT LOCKDOWN A note from the editor, Mary Anne Constable

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PROFILE CoJ PARKS Communities need excellent green spaces

NEWS FAREWELL TO GBCSA’S BRIGHT STAR A message from CEO, Dorah Modise GBCSA GROWING GREEN SECTIONAL TITLE SCHEMES All you need to know

PROJECT RESIDENTIAL CUTTING EDGE 10 Balwin Properties commits to EDGE, Net Zero, 6-Star Green Star ratings PROJECT TIMBER CONSTRUCTION ON THE 18 HOME FRONT Hotel Verde’s owners build a beautiful timber house in Cape Town

CONTENTS TERIORS A GREEN JEWEL OF LUXURY LIVING 24 INUpmarket residential development in Hyde Park, Johannesburg

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NEW TOOL RESIDENTIAL SUSTAINABILITY TOOL FOR EXISTING HOMES An overview for homeowners wishing to make their existing homes sustainable and resilient

THOUGHT LEADERSHIP BIOPHILIA 36 Nature immersion and relationship in the home TERIALS DISAPPEARING INTO THE LANDSCAPE 42 MA Exploring earth materials at Witklipfontein Eco-Lodge TERVIEW THE AFFORDABLE HOUSING DEBATE 48 INWe ask Luyanda Mphalwa: Are sustainability and affordability competing for agendas?

ECHNOLOGY MOVING OFF THE GRID 54 TBrett Petzer of The Green Housing Company discusses off-grid housing

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INNOVATION RECYCLED HOUSE IN A BOX Students enter net-zero energy house made from recycled materials into 2019 Solar Decathlon

INNOVATION Choose consciously for a 61 sustainable future PECIAL REPORT GROWING SOLUTIONS 62 SFOR CITY FOOD GARDENS How can urban food farming improve food security?

Plus, how to make your own

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67 CASE STUDIES: Green building services, materials and technologies 68 Isoboard 69 Koen & Associates Architecture 70 Grecoline 71 INNOVATION Aluminium: your ally in the war on waste 72 New Look Windows 73 INNOVATION A superior solution in every way 74 Sika 75 Old Mutual 76 Frost International 77 Rigifoam 78 Thermguard 78 Directory

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A MESSAGE FROM THE CEO

Farewell from GBCSA’s bright star GBCSA will be reducing their physical office footprint from two regional offices into one, resulting in GBCSA operations being located in Cape Town. Given the necessity for leadership presence in Cape Town and personal circumstances that do not allow for relocation, GBCSA CEO, Dorah Modise, has announced her exit from the association to allow for the appointment of a Cape Town-based CEO to take the organisation to its next growth trajectory.

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espite the impacts of climate change now being felt by all sectors of the economy, the UN Climate negotiations at COP 25 in December 2019 failed to elevate levels of ambition by Governments on climate action and even failed to reach agreement on reporting requirements for transparency.

What does this mean for the advocacy work of those of us in the NPO space, such as GBCSA? What I think it means, and what we have taken it to mean, is that our work continues at an accelerated pace to ensure real change, while Governments continue to ‘negotiate loopholes and protect own turfs’ through the multilateral platform.

For the past few years, GBCSA has been envisioning what the future could look like in the property sector: sustainable cities that are greener, healthier and happier spaces for our people to work, learn, live and play. And, now that the necessary building blocks have been unpacked, it’s time to turn vision into action.

We’ve committed to a clear plan and are taking responsibility for the tomorrow we want.

The global Green Building movement through the World Green Building Council recently released the Bringing embodied carbon upfront report which outlines actions towards attaining ambitious efforts to reduce carbon emissions within the built environment. The report outlines how buildings and infrastructure around the world can reach 40% less embodied carbon emissions by 2030, and achieve 100% net zero emissions buildings by 2050.

GBCSA launched the Net Zero (carbon, water, waste and ecology) certification programme in 2017 as a direct response to a commitment signed in 2015 at COP 21. GBCSA further committed the 2018 convention to the unpacking of what a net-zero built environment sector should look like. In 2019, the focus was on integrated sustainability that looked at developments beyond just buildings. Initiatives that regenerate and give more to nature than they take out took centre stage.

2020 is about consolidating a common path that is well defined and understood by various organisations in the built environment. Now is the opportune time to articulate clear green building outcomes, actions, targets and policy positions required to decisively transition to a built environment in which people and planet thrive.

GBCSA also faces a time of transition as it reduces its physical footprint from two regional offices into one, resulting in operations being conducted from Cape Town. Operating from one location reduces building, transport and other related environmental impacts, and this served as a key motivator for this well-considered decision. Given that my circumstances do not allow for relocation, I announced in January that I will be exiting my position at the end of April to allow for the appointment of a Cape Town-based CEO to take the organisation to its next growth trajectory.

I am so grateful for the opportunity to have led such an amazing institution over the past three years, and can make just one last plea – if you have not yet, would you come alongside GBCSA and support the 2020 Green Building Convention, as it journeys its way towards Near Possible and maps the way to a sustainable suture?

Dorah Modise

Green Building Council of South Africa

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BCSA moved from G BEE level 8 to level 4

BCSA became G a council member of the Property Sector Charter Council, and with the assistance of JP Morgan, ensured training and integration of more than 90 SMMEs into the green building space

A MESSAGE FROM THE CEO

During Dorah Modise’s three-year tenure as CEO

Green Star, EDGE and Net Zero-certified projects increased from 230 to 520

IMPACT, GBCSA’s official member + magazine was launched

GBCSA’s financial position improved significantly

The annual GBCSA convention reached a world-class standard

Strong relationships with the public and private sectors were forged

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How to use less water A separate water meter per unit helps owners take responsibility for individual use, while reducing shared costs due to leaks being noticed more quickly.

Consider generating your own electricity Installing a communal solar power system to secure a reliable supply of electricity to the scheme, enhances the value of a property.

Pay less for fewer bins Introducing a convenient recycling system reduces the number of council refuse bins used, and paid for, by any scheme.

Landscaping increases enjoyment and value Making compost and water readily available throughout a scheme can transform its visual appearance, making it a more lush and beautiful environment.

www.gbcsa.org.za

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WELCOME OUTSIDE Let’s manage our public parks together.

Johannesburg is a vibrant city with quality, accessible, welcoming open spaces and parks. Johannesburg City Parks and Zoo, the custodian of green spaces and cemeteries in the city, makes concerted effort to bring the residents award-winning parks. With over 2000 parks spanning across the landscape of the city of Johannesburg, there is an open space in every community, some of which are unfortunately used for illegal dumping and land invasion.

Partner with the City in finding better solutions for our roofless residents and illegal dumping, together we can provide the residents of Johannesburg with clean and safe spaces to interact and enjoy the benefits for spending days out in the warm African sun.

Call 011 375 5555 to report illegal dumping and 011 712 6600 to find out how you can collaborate with the City to continue to develop & maintain our green spaces.

www.jhbcityparks.com 011 375 5555 a world class African City

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PROFILE

Healthy communities need excellent green spaces Green spaces in South Africa’s cities allow them to be marketed as places to live, work and invest in. Those living typical fast-paced urban lives need beautiful green open spaces to unwind and recharge.

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t is well established that lush urban green spaces bring a variety of socioeconomic, environmental and aesthetic benefits to their surroundings and the people who use them. As only nature can, they improve the quality of life of everyone exposed to them.

Green spaces encourage different members of society to interact, and so provide a platform from which to build a community.

Stronger, healthier communities Communities are further strengthened by the effect of green spaces to reduce the impact of being deprived from nature, improve health and, increase the level of personal wellness. Further, access to quality green space is important to reducing the risk of depression and lung disease. Studies find that residents living in neighbourhoods with parks nearby normally enjoy between 35 and 45 more minutes of moderate-intensity weekly activities than those without.

These benefits are keenly felt by community members who may live in small quarters or shared accommodation. Considering common respiratory ailments and lung conditions associated with communities living in predominantly lower-income areas, such as backyard living or high density informal areas, it is vital that public green spaces across our urban areas fulfil this important role. Well-maintained and managed parks inside busy urban nodes allow those visiting these areas the access of fresh air and opportunities for physical activities they provide.

Economic value of nature If nature can be valued by the total amount of welfare it generates for society, so the benefits of urban green spaces go beyond physical and mental health, to include direct financial advantages for nearby tenants, residents, property owners as well as broader economic benefits.

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Beautiful green spaces strengthen the economic opportunities of an area by often generating employment opportunities, which then increase property values. Residential property values, and thus the available rates base, increases in relation to their proximity of the green space. A 2009 US study estimated that a 5% premium were added to the value of homes within 150 metres of a park. Local academic surveys found the lack of private green space in low income neighbourhoods meant tenants were willing to pay higher rents to live nearby well-maintained parks.

Managing urban park environments Many public parks restrict access through the use of gates and fences, often at the request of nearby residents to protect the facilities from criminals and salvagers looking for metal or wood to sell, or for use in the construction of dwellings. Parks with no access restrictions are often found to become hotspots for drug use, land invasions, criminal activities and dumping. In some cases, local authorities are then often requested by nearby residents to rather close the park as an outcome.

Both the perception and experience of personal safety are key considerations by everyone using a park.

Thus, for the health and economic benefits of public parks to be realised, they need to be safe. Providing a safe and clean park requires a coordinated response between municipal departments to effectively deal with the complicated aspects of making green spaces great again.

A high-quality public environment has a significant impact on the economic life of urban centres, big or small. Companies are attracted to locations offering well-designed and managed public spaces, and these in turn attract customers, employees and services, catalysing a virtuous cycle of prosperity for the region.

It is clear that healthy communities and vibrant urban nodes need excellent green spaces.

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Project

Reside n Cutting EDGE

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e ntial It’s become more and more affordable to design and develop stand-alone green buildings. But what about green developments at scale, particularly affordable residential developments? Balwin Properties has shown it can be done by registering a staggering 16 000 residential units for EDGE certification in 2019, and the company is now targeting Net Zero and 6-Star Green Star ratings for the lifestyle centres in their developments.

WORDS Gillian Gernetzky IMAGES Balwin Properties Project nutshell Type of building: Residential Green Star rating: Targeting 6-Star Green Star PEB, Net Zero Carbon, multiple EDGE certifications Location: Linbro Park, Gauteng

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Project

The Polo Fields in Midrand, Gauteng, is an outstanding example of an EDGE certified green development.

alwin Properties is unswerving in its pledge to mainstream green lifestyle developments,” says Balwin’s regional quantity surveying manager for Gauteng, Bruce Jelley. “As a leader in sustainable residential development, our mission is to generate affordable green living at scale and reduce our carbon footprint as a company.”

Solid Green Consulting director, Chilufya Lombe, who has walked this journey with Balwin says, that certification on this scale has never been seen in South Africa and Balwin should be applauded for their vision.

“The sheer scale allows Balwin to stand head and shoulders above others in an economic climate where the building industry is struggling and has proven that going green is possible even in tough times.”

Georgina Smit, head of Sector Development and Market Transformation at the GBCSA seconds

this sentiment. “Balwin has demonstrated outstanding and exemplary leadership by committing such a large number of residential developments to credible and independently verified sustainability performance standards.”

All of Balwin’s units come standard with eco-friendly appliances that have been certified as energy efficient.

They also have LED lights and most developments have solar panels. All estates have a lifestyle centre, which usually includes a gym, restaurant, swimming pool, sports fields, eco-friendly car wash, games rooms, cycling access and wellness spa. Thus, residents can enjoy these amenities without having to leave the complex. This all envisions a world in which it’s possible to decrease one’s ecological footprint with minimal effort because the infrastructure has been put in place.

Unit owners enjoy the advantages of reduced utility bills and lower estate levies due to the energy-saving

Building sustainably is not only simple, but also sensible; it reduces costs, provides third-party accreditation, and is a powerful marketing tool, giving companies a competitive advantage.

The Reid Estate incorporates a wetland rehabilitation project designed to sustain an environmental habitat for fauna and flora, and encourages healthy interaction between residents and the outdoors. A sustainability learning trail has been developed around the wetland, which allows residents to engage with nature while exercising and improving their knowledge of sustainable development.

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Project measures that are standard in Balwin’s developments while having the peace-of-mind of knowing they’re making a difference in tackling climate change. Also, certifying so many units has allowed Balwin to negotiate for green bonds on their developments, making them more accessible to the middle class – a game-changer for green building in this country. Smit cites the development of a green bond as an exciting industry evolution that will facilitate market transformation.

The process of registering such a large number of properties at one time for EDGE has not been without its challenges, but both Jelley and Lombe say that certain factors have streamlined the process. “We have been fortunate in that all Balwin developments achieve the EDGE criteria due to the design efficiency of the blocks coupled with LED light fittings and optimised plumbing installations, meaning we simply need to make small changes to improve our designs and energy efficiency to fully comply,” says Jelley.

Lombe adds that the team often rationalises designs so they can group similar apartments, which means a set strategy beforehand that all apartments adhere to, and a suite of options that work for all apartments.

“With the units spread over 10 developments across South Africa, ensuring that there’s a smooth timeline for certification for all developments has been quite a challenge, but an exciting one!”

Despite the challenges, Jelley says that green buildings are easy to develop and that developers simply need to be open-minded to change and embrace technology at little or no additional cost. He says that the best way to reduce a building’s energy requirement is through passive design choices such as reduced window to wall ratios, roof insulation and low-e coated glass. “The key is combining greener design with simple, readily available and relatively inexpensive technology such as low-energy lighting, lighting controls in common areas and outdoors, smart meters, heat pumps, low-flow showerheads and dual flush toilets, as well as blackand grey-water recycling systems, and materials with lower embodied energy.”

Jelley and Lombe say that these measures have resulted in huge savings in their developments. Jelley cites The Polo Fields in Midrand, Gauteng as an example of this. “The development achieves operational savings of 3.72 total CO₂ per unit year, 31% lower energy

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consumption, 34% reduced water consumption, and 38% lower embodied energy in materials, as rated by EDGE. But how does this impact the bottom line? Jelley says that, due to the nature of Balwin’s business, the cost is a huge determining factor when new ideas are implemented, and that the company has seen little cost implication to achieving the EDGE standard.

What is EDGE?

An acronym for Excellence in Design for Greater Efficiencies, EDGE is an online platform, a green building standard and a certification system. A project that reaches the EDGE standard of at least 20% less energy use, 20% less water use, and 20% less embodied energy in materials compared to a base case building, can be independently certified.

Lombe adds that, while there may be some upfront costs for going green, lower operational costs and cheaper technology mean that payback periods are shorter. “The EDGE app gives an estimate of the payback period and usually estimates a payback period of less than a year for most developments.”

A particularly noteworthy Balwin development is The Reid in Linbro Park in Gauteng, which is an upmarket lifestyle estate offering contemporary urban living surrounded by natural beauty. Designed to resemble a traditional farmhouse setting rooted in nature, peacefulness and simplicity, the estate incorporates a wetland rehabilitation project designed to sustain an environmental habitat for fauna and flora, and encourage healthy interaction between residents and the protected wetlands environment. Walk and cycle pathways were created for this interaction, as well as an estate-wide focus on outdoor recreation. The WiFi ready one-, two- and three-bedroom apartments include eco-friendly appliances, solar-supplemented electricity, and pre-paid electricity and water meters.

All 1294 units have received a preliminary EDGE certification, and the process has begun for final certification on all units.

The lifestyle centre, at the heart of The Reid, was conceived to capture an atmosphere of separation from the busy city and is where the true sustainability work

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Project

The lifestyle centre at The Reid in Linbro Park, Gauteng is targeting a GBCSA 6-Star Green Star PEB rating as well as a GBCSA Net Zero Carbon Level 2 certification.

is being done. Boasting cutting-edge technology and innovation across all categories, the centre is targeting a 6-Star Green Star Public and Education Building (PEB) rating as well as a Net Zero Carbon Level 2 certification.

Marloes Reinink, director at Solid Green Consulting, says that the dual certification is an ambitious and credit-worthy undertaking as the centre is only a 1500m² development that includes a gym, restaurant and spa.

The centre sports many sustainability attributes that are now considered the standard, but has taken green to a new level by adding extra innovations. These include separate energy sub-meters that accurately monitor energy consumption down to each appliance; air quality sensors to continuously measure air quality, VOC and dust levels; careful selection of materials that focus on recycled/reused content, lower embodied energy and sourcing within 400km; and significant community involvement in curating the lifestyle centre.

Innovation points being targeted for the 6-Star rating include seeking more than one certification; a biophilia framework, which recognises the importance of creating an environment that nurtures the innate human-nature connection; the sustainability learning trail, which allows residents to engage with nature while exercising and improving their knowledge on sustainable development; increasing residential density to over 70 dwelling units per hectare, thus increasing the number of people who have walkable access to the amenities within the centre and discouraging the use of motorised transport; and investment in improving management systems.

Smit commends Balwin and Solid Green for committing to ambitious sustainability targets, especially in terms of Net Zero. “The GBCSA’s Net Zero certification was created to reward developers who go beyond simply minimising their harmful impacts to instead deliver restorative and regenerative design solutions, and it’s great to have more examples for South African built environment professionals to learn from.

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What is Net Zero?

Net Zero/Net Positive certification awards projects which go beyond the partial reductions recognised in the GBCSA Green Star rating tools, and have taken the initiative to the endpoint of completely neutralising or positively redressing their impacts.

I am inspired by great local talent such as Solid Green, who guide clients and professional teams through an integrated design process which results in contextually appropriate sustainability initiatives.”

Reinink says that there is no doubt that Balwin is committed to going green, but it has been truly inspiring to see the extent to which they have achieved it. “Steve Brookes has always said that it’s all or nothing in going green,” she adds.

What advice would she give to other developers considering following Balwin’s example? “Sustainable development is a must for the future; buildings account for over 30% of greenhouse gas emissions, and current generations are very aware of the effects of climate change and are making more conscious choices because of it. Going green can seem bewildering at first, but there are industry experts who can assist and support. Building sustainably is not only simple, but also sensible – it reduces costs, provides thirdparty accreditation, and is a powerful marketing tool, giving companies a competitive advantage. Building sustainably is the future norm, and it’s my sincere hope that no developer gets left behind,” says Reinink.

Jelley wholeheartedly agrees. “Don’t be afraid of committing to green development as it is imperative and will soon become regulation. Besides, it’s our duty as businesses to provide a better future for generations to come.”

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PROFILE

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South Africa’s largest commercial office achieves 6-Star rating

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A sustainable journey “We workshopped how our team operated our facility and unpacked how we could improve implementation,” says Tony Sutter, Corporate Property Management Business Unit Leader. “The required plans and policies were embedded into service agreements in order to achieve effective change to ensure sustainable and efficiency targets. Our Facilities team incorporated maintenance plans and staff performance into their key performance indicators (KPI) contracts.

Communication to all employees within our large organisation was crucial,” says Tony.

Tony says the team often probed, “why did we have to or want to recertify our rating after three years? “ Operationally, we were able to allocate resources and budget and execute the maintenance plan accordingly.

A facility’s usage becomes adaptable to those who occupy it - by ensuring constant improvements and upkeep our building has transformed for over six generations, he explains. “Being innovative is critical as technology requires one to enhance existing systems and structures. It is wonderful having a policy signed off, however implementation always has its challenges; measurements of data and input parameters needed to become part of our daily activities.”

Mutualpark’s sustainability journey started over ten years ago and during that period a large focus was mostly around being more energy efficient. Their 2007

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ld Mutual, in collaboration with their Old Mutual Corporate Property Management team, had a common goal in recent years – to maintain and build on their 5-star Green Star rating achieved in 2016 (Existing Building Performance v1 certification). As part of their key business strategy to operate the facility within the parameters of being a ‘Responsible Business to our Environment’, the team set measures in place to report and minimise any gaps highlighted from the previous rating. This resulted in the achievement of 6 star; with a Round 1 Green Star rating awarded in December 2019 – a momentous accomplishment demonstrating the effect of world leadership and continuous commitment.

Project nutshell Site overview: Old Mutual, Mutualpark Address: Jan Smuts Drive, Pinelands, Cape Town Building size: 166 000m² Building age: 1954 to 2002 Occupants: 10 000+ Staff, Contractors and Visitors Parking: 4 823 bays Sustainability Team: Old Mutual Corporate Property Management Building owner: Old Mutual Life Assurance Company (South Africa) energy baseline of 51 879 480 kWh showed a deduction of 34% to 34 211 340 kWh in 2019. The commission of a 1MW Solar Plant installation in 2016 produced a 10% reduction by 2017; with solar continuing to exceed expected savings and energy produced – achieving a 115% PV system relative to performance.

Saving critical resources The Waste Water Treatment Plant (WWTP) commissioned in 2018 produces SANS 241 compliant water through a 10-step filtration process, using raw sewage that is collected from the facility and municipal treated effluent. The decrease in the site’s demand for Municipal-supplied water (at a daily rate of 550 000 litres) assisted the City of Cape Town and National Department of Water and Sanitation in reallocating this critical resource during the 2017/2018 water crisis.

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PROFILE

Key initiatives implemented during recertification phase: • A 1.3MW Solar Photovoltaic Plant • Waste Water Treatment Plant installed producing potable SANS 241 compliant water • Waste management implementation policy achieved a waste diversion rate of 52% • Centralised chilled water heating, ventilation and air conditioning (HVAC) supply • LED lighting retrofitting and occupancy sensors • New landscaping with only waterwise plants • Use of Green Cleaning products • Effective communication assisted with changing behaviour of Staff, Contractors and Visitors on site.

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“Our overall dependability on Municipal potable water decreased by 60% from 2016 to 2019. We have buffer capacity to store almost 1.5 million litres of drinking water in a Day-Zero scenario,” says Tony.

Mutualpark succeeded in reducing the waste sent to landfill, through onsite waste sorting and robust measurables striving towards reuse and recycling various waste streams (including composting from organic waste). The 2016 waste diversion from landfill rate of 30% in 2016, boosted to 52% in 2019.

This included 160 000kg of organic waste sent for composting in 2019 from the 688 000kg diverted from landfill.

All of these initiatives, together with the constant educational campaigns, have cumulatively contributed towards Old Mutual’s 6 star rating (through the Green Building Council), which with its ever-ending improvements on the agenda, Old Mutual will spare no effort to maintain.

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House Delicio, nestled in the leafy southern suburbs of Cape Town, is constructed largely of timber – a choice made for its many environmentally sustainable attributes, as well as thermal qualities and aesthetic appeal. Showcasing timber’s beauty and benefits, and firmly proving that this material can be used beyond the humble log cabin, the house is also targeting a 5-Star Green Star Multi-Unit Residential rating.

WORDS Melinda Hardisty IMAGES Mary Anne Constable

Timber Construction on the home front Project nutshell Project dates: Completed in September 2019 Type of building: Multi-Unit Residential (MUR) Green Star rating: Targeting a 5-Star Green Star rating using the MUR tool Location: Constantia, Cape Town Project size: 652,55m² gross floor area

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TOP: The entertainment area is built over a 70 000-litre water tank.

MIDDLE: The street façade of the house.

BOTTOM: A traditional German-style built-in heating system.

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hen the owners of Africa’s greenest hotel, Hotel Verde, embarked on the design of their own home in Cape Town, low environmental impact was one of their main considerations. The family places high importance on sustainable living, according to Mario Delicio: “We have no other planet to go to. We have a responsibility, as individuals and as companies, to ensure that future generations can enjoy our beautiful planet Earth as well.”

The house comprises three separate residential units; two apartments occupied by branches of the Delicio family, and a third apartment for guests. It consists of three main floors and a loft. Due to an uneven and sloped site, the lower level is partially below ground.

This influenced the decision to build this portion in concrete and masonry. This portion houses the guest accommodation, garages, laundry, an 70 000-litre rainwater-storage tank, and circulation space, and was constructed by a local contractor.

The two upper levels and the loft space are built from 200mm-thick solid timber walls, comprised of three timber sections glued together, with the harder inner core of the wood on the external face. Internal walls are timber-framed and clad with either gypsum board or timber, depending on the aesthetic, and insulated with timber fibre. Fullwood Wohnblockhaus is the German company, specialising in the design and construction of timber buildings, who designed the structure and was responsible for the local construction. Senior timber consultant and main coordinator between Germany and South Africa during the project, Bernd Fuchs, explains that they use Scandinavian Polar Pine, which is slow-growing and therefore very hard. It is sustainably sourced and Fullwood can calculate the ‘cradle-to-grave’ carbon footprint from growing the timber, transporting the material, construction phase, useful life, and recycling.

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Project The massive timber wall panels (called ‘blockhouse’ construction) are largely prefabricated in Germany.

The assembly work is done on site with one German carpenter and a team of local workers, with the oversight of one specialist consultant from Germany. The outer shell of the timber portion of the house, including the roof, took only five weeks to construct on site. Fuchs says that, even though “the transport distance [is great] it’s still an environmental win, because the carbon footprint is still less than [building] from bricks and concrete”. Timber is aesthetically pleasing and has been shown to have positive effects on the mental and physical health of occupants. It is also exceptionally energy-efficient and thermally comfortable.

Delicio is convinced that wood is “the best building material we have”. It insulates better than brick walls and the construction process is much quicker. He wanted to feel what it would be like to live in a wooden house, since his dream is to build an even greener hotel than the existing Verde Hotel buildings, one made out of wood.

André Harms from Ecolution Consulting, the green building specialists responsible for the Green Star certification management and sustainable building design, was involved in overseeing the overall coordination of the sustainable design aspects of the project. Apart from the high-performing timber construction, the house has all the elements one expects from a Green Star-rated building: A photovoltaic array on the roof providing approximately 40% of the building’s electrical requirements, LED lights and an efficient lighting-control system, energy-efficient appliances, low-flow water fittings, triple-glazed windows, a Home Automation System, and lowVOC finishes. Rainwater is harvested and treated for domestic consumption, toilets, and irrigation.

A waste and recycling management plan has also been implemented. A management policy document provides guidelines for maintenance and future installations.

The operation and performance of these systems will be tracked and measured by the Verde Hotel group.

Timber is aesthetically pleasing and has been shown to have positive effects on the mental and physical health of occupants. It is also exceptionally energy-efficient and thermally comfortable.

Though the scale is somewhat smaller than the average hotel, the cutting-edge construction materials, techniques, and equipment could be considered for future hotel developments as the group continues to push the boundaries of environmental performance.

One of the reasons that timber is lauded as an extremely sustainable building material (if responsibly sourced) is that trees absorb carbon dioxide from the air and, when a tree is felled, that carbon is stored, or ‘sequestered’ in the wood, rather than being released into the atmosphere. Harms adds that, in this case, they did “a high level (non-verified or audited) carbon accounting for the timber material’s carbon sequestration versus the impact of the [international] transport, and the ground floor’s conventional construction to gauge the impact, and there is still a considerable net carbon benefit as more carbon is sequestered than emitted”. The timber construction, its carbon impact, thermal performance, fire rating compliance, suitability to local climate and context, and how it aligns with a Green Star certification are of particular interest to Verde for consideration in future projects.

Although modern technology has allowed for international collaboration more than was previously possible, Harms notes: “The coordination and management of the project with both local and international project team members has been

Fullwood Wohnblockhaus

Construction of a timber house in Germany by Fullwood Wohnblockhaus.

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Timber provides a warm tactile internal finish.

challenging in meeting the identifiable timelines set at the start of the project.� There had to be a level of flexibility and adaptability to enable the design and construction to run their course. Fuchs cites local challenges such as different regulations and methodologies than other parts of the world. Timber construction is far more prevalent in Europe than in South Africa. Fullwood has a timber show house that is over 300 years old, proving the longevity of the material. It is, however, still a challenge to convince local authorities in South Africa of all the benefits, especially that timber’s performance in a fire is better than many, more commonly-used building materials.

It is more predictable in a fire than steel, for example.

Despite these challenges, the result is a beautiful home that is both comfortable and kind to the planet.

Delicio says they are thoroughly enjoying their new home. Their beautiful, well-lit, timber and glass

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entertainment area (situated on top of the 70-000 water tank) is one of their favourite spaces and has already been the venue for a family wedding. It has magnificent views of the garden and is protected enough to be comfortable all year round. There is also a wine cellar, specially designed to be big enough to accommodate the Delicio’s hardwood furniture from their previous home.

There is, of course, a cost premium on many of the materials and installations, however, it is anticipated that these will be paid back quickly through savings in energy and water. The real cost calculations will only be available once the home has been completely occupied and monitored for some time, but the Delicios have already been pleasantly surprised at how thermally comfortable their new house is, even without using mechanical heating or cooling. Not only comfortable but also beautifully tactile.

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INTERIORS

A Green Jewel of

Delmaine Fritz

Luxury Living 24

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The Emerald is a new upmarket residential development positioned in Hyde Park, the hub of Johannesburg’s northern suburbs. Decked with both minimalist and environmentally conscious features and fittings, and sporting several Green Star ratings, this latest addition to Legaro Properties’ portfolio proves that sustainability is setting high-end projects apart from the rest.

WORDS Nicole Cameron

Project nutshell Project dates: Phase one handover - 1 April 2020; phase two – 1 June 2020 Type of building: Residential Green Star rating: Registering for an Interior rating for lifestyle centre; planning to register for EDGE Location: Hyde Park, Johannesburg

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Daffonchio & Associates

he increasing number of eco-architecture developments, initially overseas but now also locally, prove how energy efficiency, waste reduction, and responsible design, are all aligning to create a new definition for sustainable luxury living. It’s essential that luxury developments, whose residents typically spend more on utility resources and have a greater carbon footprint than those living in low-cost counterparts, take the lead in best-practice sustainability for residential developments.

Designed by Daffonchio & Associates Architects, The Emerald describes itself as providing the ‘perfect executive lifestyle’, with no detail having been overlooked in delivering the beautifully appointed one-, two- and three-bedroom apartments. ‘Masterfully conceived with comfort, style and quality of living as the focal point’, the development is presented as the ‘ultimate urban home and smart investment that creates high tenant desirability and capital growth’.

Indeed, architect, Enrico Daffonchio, says that they were afforded the time to carefully consider each detail of the design, having gone through an extended phase of design development to get things just right. “A lot of attention was focused on creating something light and not too boxed-in, resulting in a dynamic façade, with planes between the balconies, to effectively manage sunlight into the apartments,” he explains. “We worked closely with Michele Brookes from Legaro to develop the interior design to a standard far above the norm; maximising the ceiling heights to allow for a significant amount of natural light and ventilation.” The project incorporates passive solar design from concept stage, together with favourable site orientation. Double glazing is used on all glass windows and doors, and sufficient shading is provided.

Daffonchio goes on to say that one of the key features that make the internal layouts exceptional is that every apartment has a separate guest toilet

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INTERIORS with the intelligent use of glass dividing walls. “Some of the other features include balconies and private gardens bigger than similar offerings in the price category, storerooms located in the basement in front of each parking bay, spacious kitchens with integrated appliances, and, above all, a unique lifestyle centre for residents.”

A centre for lifestyle excellence Jesse Hamman of Solid Green worked with the design team to prepare the interior of the lifestyle centre which is intended to target a 6-Star Green Star Interiors rating.

The multi-functional space incorporates a 25-metre-long indoor heated pool, gymnasium, sauna and steam rooms, hot yoga room, heated outdoor pool, ice-recovery bath, meeting rooms, communal lounges, concierge, café as well as a laundromat. A perk of luxury living indeed.

“Environmental management is in place to ensure that water and energy, as well as construction waste, is monitored effectively on site to ensure both adequate health and safety as well as environmental standards are met,” Hamman says. “The development has a green lease in place with the building tenants to ensure the building is managed sustainably. Learning resources are also to be installed in the building foyer to ensure building occupants are notified of any sustainability features in the development.”

The Emerald’s lifestyle centre certainly delivers when it comes to sustainability features. In terms of lighting, the implementation of shading devices alleviates sunlight glare, and the lighting design ensures optimum levels of indoor comfort, set to occupancy timers with lighting power density to a maximum of 5.5W/m². This ensures that all lighting is both energy efficient (100% LED) and suitable for the task performed in the space.

Residents enjoy an abundance of foliage and communal green space.

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To avoid light pollution, which also impacts birds, insects and animal nightlife, the external lighting does not illuminate the night sky.

Other energy features include energy-efficient equipment, and controls installed minimising energy load requirements in the interior space. Sub-metering ensures all energy sources are metered separately, and data captured to review where savings can be made in consumption. Renewable energy (via photovoltaic roof panels) is provided for a minimum of 40% of the total installed load. An efficient Heating Ventilation and Air Conditioning System (HVAC) provides optimum indoor thermal comfort levels.

Metered and monitored Similarly, water usage is metered separately, and data captured to review leak detection. The lifestyle centre has an efficient pool system and low-flow fittings and fixtures, with similar sanitary fittings in the apartments.

Laundry and kitchen equipment has been selected to reduce potable water usage, ensuring occupants use water wisely.

Air quality and air pollutants are carefully monitored to provide adequate indoor fresh air, with non-polluting

Daffonchio & Associates

The lifestyle centre, which features a 25m-long indoor heated pool and many other amenities, is targeting a 6-Star Green Star Interiors rating.

gases specified for the HVAC system and no hazardous chemicals used that emit pollutants in the insulation, paints and piping products.

Furniture in the lifestyle centre (ergonomically designed for occupant comfort), as well as assemblies, floor and wall covering items, have been specified to comply with recycled materials, FSC-certified woods and sustainable manufacturing practices. Materials have been locally sourced as far as possible.

Operational waste management is in place for waste streams to be sorted and recycled following waste management policies. Indoor waste separation bins are available to occupants, together with recycling information.

“Biophilic design elements have been included in the interior space – flowing water, indoor plants, nature patterns and colours – that help people to feel connected to the natural world when they are in the space,” says Hamman. The fact that The Emerald is located on a previously-developed site, means that redeveloping it to greener standards has enhanced the site ecology, adds Daffonchio.

While residents enjoy an abundance of communal green space and views overlooking established trees, the location is conveniently urban – it is within

The internal layouts make intelligent use of glass dividing walls to create a sense of more space.

Delmaine Fritz

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BELOW: No detail has been overlooked in delivering the luxurious one-,twoand three-bedroom apartments.

Delmaine Fritz

Delmaine Fritz

ABOVE: Spacious kitchens feature integrated, energy-efficient appliances.

walking distance to Hyde Park Corner, a high-end shopping destination in Johannesburg, and close to the Gautrain, with quick commutes to the major economic and commercial nodes of Rosebank and Sandton. Taxi, Uber and electric bicycle facilities are available nearby.

Solid Green will be working on the registration process to have The Emerald EDGE Preliminary certified; with seven phases in total each requiring individual EDGE submission. This lengthy process shows the team’s commitment to delivering a project that sets the benchmark for future luxury residential projects. Legaro is certainly no stranger to the green building industry, having scooped last year’s GBCSA Award for highest-rated green building in South Africa (78 Corlett Drive), and managing director, Michele

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Brookes, says that they are seeing more and more of their clients viewing sustainable development as an environmental and economic imperative. “In addition to a growing awareness about climate change, the current economic client is pushing the consumer to find alternative ways to spend their incomes more wisely.

The recent years of less rain have pushed people to invest in rainwater harvesting methods, with the same being said for power supply,” she says.

While relevant across the board, this is perhaps of particular significance to higher-income groups, due to their typically higher spend on utility resources and larger carbon footprints. The Emerald will certainly contribute towards residents having a decreased impact, and we can only look forward to similar developments taking such bold steps towards sustainable living.

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Reside n Sustainability tool for existing homes

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e ntial

Over the course of 2019, the GBCSA, with sponsorship from the GIZ, initiated scoping of a new green rating system for existing homes in South Africa. This journey took the appointed research team, the Sow & Reap Consortium, from an RDP home in Cato Manor, KwaZulu-Natal, to conversations in Constantia, with workshops along the way in Polokwane and Skype discussions to New Zealand. During the process, the need for this green home rating system became undeniable. As society currently ‘shelters in place’, such a tool becomes all the more relevant for homeowners wishing to make their homes sustainable and resilient.

WORDS Sow & Reap Consortium IMAGES Supplied

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ith over 16.7million households in South Africa, homes in operation are a huge consumer of water and energy resources and massive generators of waste.

A tool for the existing residential market will need to be greatly different to the current suite of Green Star tools for the commercial building sector. Householders are motivated by different desires entirely.

The public relations and marketing appeal that exists for the commercial building sector to get green certification and differentiate their properties among discerning clients doesn't feature for the individual.

The research process took place over several stages.

STEP 1: Market assessment To identify and analyse the residential market drivers and barriers and estimate the potential uptake, a combination of quantitative and qualitative research took place.

It started with desktop research and preparing for engagements with householders. Before workshops could happen, we needed to define a sustainable home in South Africa, particularly since there is no real ‘typical home’ in South Africa, as you may find in more developed countries.

We turned to the United Nations Sustainable Development Goals (SDGs and those SDG-linked indicators with relevance to home life). These are: Zero Hunger (Goal 2); Good Health and Wellbeing (Goal 3); Clean Water and Sanitation (Goal 6); Clean and Affordable Energy (Goal 7); Decent Work and Economic Growth (Goal 8); Industry, Innovation and Infrastructure (Goal 9); Reduced Inequalities (Goal 10); Sustainable Cities and Communities (Goal 11); Responsible Consumption and Production (Goal 12); Climate Action (Goal 13); and Life on Land (Goal 15).

Understanding that terminology such as climate change mitigation and adaptation needed to be made relevant to everyday householders, we refined these to become ‘sustainable living indicators’ that resonate with people in a home context. These were: 1. Water efficiency and security 2. Energy efficiency and security 3. Recycling and waste reduction 4. Fresh air 5. Access to fresh food 6. Comfortable temperatures 7. Good daylight 8. Responsible materials 9. Transport 10. Accessible safe, communities 11. Internet accessibility 12. Affordability 13. Access to nature and biodiversity

These indicators were then tested through the market assessment phase for relevance and importance, and further indicators were also identified.

Seven mid-high income focus groups and four technical professional focus groups were conducted in Cape Town, Durban, Johannesburg, and Polokwane.

Community conversations were held in the low-gap income sectors in Nyanga, Alexandra, and Cato Manor. Overall, 142 householders in four provinces, contributed in-depth qualitative data.

Over 600 surveys were then conducted in malls in Johannesburg, Soshanguve, Cape Town and Worcester, to gain accurate qualitative data to back up the quantitative information. In-person surveys were chosen as the best approach to reach a broad demographic.

Seven interviews with public sector and property professionals in Tshwane and the Western Cape also took place.

This culminated in the delivery of a market assessment report: Sustainable living in South Africa: Exploring the context for a green building rating system for existing residential homes. This gave insight into householders and outlined the drivers and barriers to sustainable living among them. It also analysed the appetite for a green home rating tool among the products and services supply chain and the real estate sector and delivered several interesting findings and recommendations for the tool.

Step 2: Baseline Assessment The next step was to gather data on the relevant sustainability indicators to establish current performance of residential homes in South Africa.

Another report was delivered outlining these details and delivering recommendations.

First, national targets related to each sustainability indicator were identified, to ensure alignment with existing impact reduction goals in each sector. Secondly, The image on the left represents a summary of over 600 responses to the question: "In one sentence, what does 'sustainable living' or 'green living' mean to you?", which was asked of survey respondents early in the survey and without prompting.

The variety of responses and interpretations is vast. While this supports the theory that people are unique, it also reinforces the need for a common language with respect to sustainability in homes, and a strong crosscutting campaign to achive this.

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the current baseline was explored and attempts to establish the ‘status quo’ of current performance levels was undertaken. Thirdly, best practice benchmarks were identified – specifically, how a residential rating tool could support the achievement of the national targets or baseline improvement.

Energy, water, and waste have measurable baselines and benchmarks that can be used to track a home’s performance in these indicators. However, community and health-related indicators such as fresh air, food, comfortable temperatures, daylight, transport and walkability are less tangible to benchmark but are still important.

In determining baselines, it emerged that assets and performance may need to be separately rated. It also helped identify exactly what should be measured and how. Complicated metrics such as litres-per-second for fresh air, or lux-levels for daylight, may overwhelm the average householder. As such, simplified survey-type questions can be derived from best-practice standards to adequately assess the home.

Through the baseline research, it also emerged that data gathering and monitoring of progress toward meeting national goals and SDGs is limited. A rating system could assist with this and help monitor progress on several goals. Live tracking of baselines moving forward, and collection of other valuable sustainability data could be built into the tool.

Step 3: Tool Scoping In addition to in-depth research on existing rating systems, the list of ‘sustainable living’ indicators, which

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was tested and adapted through market assessment, and refined and capacitated through baseline assessment, was then structured into a sustainable home framework.

This forms the basis of the green home rating tool.

From the framework, a scoresheet was developed.

(We finally have a tool!) The assessment criteria within the scoresheet follow from the framework’s three main pillars: utilities, health and community.

Each indicator has a set of criteria, requesting information from the householder to assess where their home sits on the sustainability scales. Once all the questions have been answered, a score for the home is generated out of 100. This score has been calibrated similarly to the Green Star suite of tools.

The rating tool addresses three distinct spheres of influence, namely: behaviour; performance (i.e. measured water, energy and waste performance); and asset improvements (i.e. insulation). Market assessment clearly showed that all three of these are important to householders (especially performance).

Because it emerged that formal certification would likely only be pursued either when a home is bought or sold, or to leverage some other incentive, it remains important that there be a ‘self-assess’ option for householders wishing to understand and improve the sustainability of their home. Here a person could: 1. Work through the scoresheet on their own; 2. Easily benchmark their home and identify improvement areas; 3. Start the improvement cycle (learning resources, directory).

Should householders seek to formally certify their home, this option will be available and will require an auditor to inspect the home to verify claims made in the scoresheet questionnaire.

Step 4: Business Case Having developed a rating system – a system rather than a tool because it incorporates the scoresheet but it is envisaged that this, which should ideally be delivered alongside strong information and education resources, a directory, and incentives and rewards – exploring the business case was imperative.

Given the massive scale of the consumer market, the potential exists for one million homes to directly engage with the tool, and for tens of thousands of ‘green home’ certificates to be issued. Partnerships are essential in the delivery of the rating system, however. Strong co-branding partners are needed to achieve the desired penetration into the consumer market. Furthermore, a system of compelling consumer incentives must be offered through a partner network.

There are strong value propositions which this rating system offers across various stakeholder segments.

For householders themselves, this includes simple comparative benchmarking, access to compelling incentives and rewards and streamlined links to solutions and resources. A marketable ‘green home’ certificate is also offered, aimed primarily at the rental and ownership transaction stage of homes.

For both private and public sector stakeholders, a clear framework for sustainability in homes creates a common language and roadmap. Planning, monitoring and forecasting are improved through access to data and trends from tens of thousands of households on performance, demand and uptake of sustainability in

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Benchmarks within the rating tool have been set in alignment with national targets for 2030 as found in South Africa’s National Development Plan and supporting policies. As such, the ‘home of 2030’ can now be visualised through the rating tool, and this is what the rating system strives for.

homes. Furthermore, strong marketing opportunities exist with access to incentivised, aware householders, as well as brand association opportunities.

Next steps What has been developed has significant potential to improve the residential market through direct consumer engagement but also supply chain transformation.

The goal of a ‘Green Home Rating System for existing buildings’ is to transform South African homes to align with the UN SDGs and the South African

National Development Plan (NDP). To achieve this, the rating system seeks to create a common language for sustainability in homes. It acts both through incentivising change at a household level, and through effecting change in the supply chain.

The Sow and Reap Consortium is currently engaging with stakeholders to gather feedback on what has been developed. This will allow for optimisation and refinement to establish buy-in from all relevant sectors and stakeholders to ensure the success of what is ultimately delivered. The proposed system launch date has been set for 2021.

THE RATING SYSTEM IN A NUTSHELL The recommended existing green home rating tool incorporates the findings from householders’ needs in the South African market. It allows for self-assessment, but also audited formal certification. It has a holistic focus, rather than just interrogating water, energy and waste, and assesses the home asset as well as behaviour. Performance is important to households and thus is measured and benchmarked, as well as giving guidance on asset interventions. The tool will be simple for householders to use, rather than a complex interface, and will provide educational information, with links to a directory to easily find solutions. It is also recommended that the rating tool is backed by a system of incentives and rewards to boost repeat engagement and entrench sustainable living.

The primary use of the tool is likely to be self-assessment, and the user of the tool is the householder.

They interact with the tool digitally, complete the scoresheet and receive their home score out of 100. The householder can then benchmark their home to understand how they compare to others. Finally, once they know where they stand, they can start the improvement cycle, through the use of educational resources and information, the solutions directory and incentives and rewards challenges. Formal certification is likely to be pursued by those looking to transact a home or leverage a certain incentive against their home. Householders who want to formally certify their home will call an auditor/assessor to inspect the home, for a fee.

The Scoping Team: The consortium responsible for tool scoping includes Francois Retief, Christy Borman and Jani Retief from Sow & Reap Consulting, Thulani Kuzwayo of PaperThink Lab, Simon Penso, Claire Butler and Campbell Brummer from Imbue Sustainability, Michelle Ludwig of Ludwig Design Consulting and Lee Rael from Seed Sustainable Design.

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Thought leadership

Biophilia: Nature immersion and relationship in the home

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Architecture itself cannot mend our disconnection from nature – the inanimate cannot make us whole – but it can foster that connection by elegantly and comprehensively seizing each opportunity to connect us with nature. Jason F. McLennan elaborates in part two of our series about biophilia in buildings, focusing on the home.

WORDS Jason F. McLennan

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he architect’s number one priority is decreasing the amount of time people spend inside through supporting nature immersion with constant connections to the outdoors and bringing the outside in.

Interior environments are, by their very nature, controlled and limited in sensory richness when compared to outside, not by a little, but by an order of magnitude of thousands. What we experience when we’re immersed in nature is complex, layered, simultaneous, and multisensory, full of variability, chaos, and other life-giving and life-affirming stimuli.

Proactively bringing aspects of this experience into our homes certainly reminds us of our connection to nature. What we need though is not ‘à la carte’ biophilic features, but exposure to the layered complexity of life.

The biophilic designer is invited to expand their view of biophilia beyond a checklist of interior, superficial biophilic applications to this larger, more critical need: connecting their design to the outdoors at every opportunity, creating porches, courtyards, interstitial spaces, inside/outside flow, ensuring that windows frame views down corridors and that outdoor experiences are properly designed for their particular climate. Attention paid in design to strategically creating multiple points of entry and exit, living close to the ground from which life emerges, creating interstitial spaces that allow people to be outside for longer periods, and insisting that every inside space have some outside connection and natural daylight, go far to meet our biophilic needs and are the ultimate mark of a truly biophilic design.

The goal of the design is to draw out and keep occupants immersed in nature for as much of the time as is possible and where practical to bring outside elements inside. To think that architecture could ever negate our need for nature immersion is maybe convenient but doesn’t hold up to science.

While biophilic interior design interventions do play an essential role in that they serve as reminders and

symbols of our connection to nature, they are truly secondary. Ultimately, their value is also in their ability to draw us outside, by gently reminding us of an immersive experience and creating a longing for more.

Getting outside is, of course, the first step, but what is the nature of the outside you get to? What is the quality of it? What is the level of immersion with diversity and quantity of life? How talented was your landscape architect? How well does the architect draw us out? People need connection with functioning ecosystems; how does the design surrounding your structures support that?

It is not our buildings that are truly biophilic, only the life that they support and frame and to which they connect. The architect doesn’t design biophilia, they design for it.

Incredible pockets of diversity and rich habitat can be created even in small urban spaces. Actively engaging in the regeneration of the land upon which we build is a critical part of biophilic design. More attention paid to the spaces between buildings – entrances, internal courtyards, front and back yards, setbacks and city right of ways – counts, and is crucial as this is often where people get the entirety of their exposure to nature in urban environments. Through this lens, we begin to see design and architecture as supportive armature and gentle guide, and, if successful, capable of shepherding us back out each time we move in. It is not our buildings that are truly biophilic, only the life that they support and frame and to which they connect. The architect doesn’t design biophilia, they design for it.

Antioch College Village, Ohio, US. A cohousing community,

by McLennan Design.

McLennan Design

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Thought leadership

Dan Banko

McLennan's own home, Heron Hall in Washington, US, exemplifies some biophilic design principles, such as the ash tree (top left) incorporated into the design of a porch off the main bedroom.

One of the most important aspects of biophilic design is allowing for the cultivation of a relationship with nature – a very critical type of interaction with the natural world, distinct from nature immersion explored previously. We have an inherent need to live in relationship with life to be holistically – psychologically and physically – well. Exposure to nature and various life forms has its own positive effect; here I’m delving deeper, exploring what it means to develop a deeply felt relationship, sense, and knowledge of a particular entity within a particular place.

People undoubtedly have close relationships with animals; I believe they can also have relationships with specific plants, insects, and other life forms, ultimately forming familial or friendship bonds that elicit emotional responses that are positive and knowable.

Over time, this kind of highly personal and individual connection can also extend to a specific place – one’s home or another location that holds special emotional and relational significance and personal meaning.

How do we bring this understanding of the nature relationship component of biophilia into our designs?

How can our homes support and remind us of these relationships so significant in their implications to our wellbeing as individuals and collectively as a society?

As discussed, increasing the amount of time people spend in nature via designs that connect the occupant with the outdoors at every opportunity is a first step.

The biophilic designer should also remember that the responsibility of care is not a burden, but a means of connection. This ethos can inform natural design elements that require the engaged participation of a home’s occupant. By way of example, a green wall that needs watering, and in return provides a means of air purification, beautification, and connection makes clear the value of the relationship with nature.

Plants that don’t belong to anyone are less impactful

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than plants that require individual attention and perceived ownership. Nature relationship requires a recurring and repeated relationship of interaction and transaction.

Integrating the needs of pets in the design of homes demonstrates an understanding of this concept.

Relationships with pets are some of the first and most formative nature relationships children experience, teaching them responsibility, empathy, and kindness. Designs that accommodate and integrate the needs of our pets support a critical opportunity for nature relationship.

Even a home’s systems can serve as touchpoints to a relationship with place, drawing the home’s occupants into a quality of attention to the natural rhythms of the place that affect a given system, like HVAC or rain catchment systems that both directly respond to the conditions of place and, depending on those conditions require the occupants’ involvement and thereby their connection to the conditions of a place.

The biophilic designer’s attention to this need for relationship is applicable outside as well as in. At my home, Heron Hall, we chose to use the trunk of a local tree as a supporting pillar of a porch that opens onto a private garden off the master bedroom. The tree provides a practical service: it holds up a roof. But an architectural pillar would have done the job as well. The choice to use this tree trunk was biophilically driven; the local Western Red cedar that supports the ceiling of this small porch reminds me of the ecological place in which I live and of which I am part. The roof is planted, and in the growing season, the effect is of a green canopy – a whimsical touch that further references our relationship to the cyclical nature of life. This tree is just one component of a design that took many opportunities to subtly remind my family and me of our relationship to our place in its embellishments and materials.

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Thought leadership

Warrior's Ascent retreat facility in Missouri, US, uses 'living building' principles to bring healing to military suffering from post traumatic stress.

McLennan Design

On the other side of the house, there is a small ash tree where I planned my porch that I didn’t have the heart to tear down even though it was technically ‘in the way’. At the last minute, I changed the porch design, incorporating a notch to keep the tree, carefully bridging over its roots so they weren’t damaged. The ash is now right up against the porch where I let my dogs out, so every time that task falls to me, I can touch the tree and the moss on it and I imagine this tree guarding the west side of the house. Our design planned for a literal relationship with this specific tree and we all now have that sense – that this tree is an intrinsic part of our family and home, along with the dogs, chickens, birds, and lizards.

Designing opportunities for caring for outdoor or rooftop garden spaces provide strong nature relationship opportunities as well. If specific species of plants and trees hold importance for the people for whom a home is being designed, incorporating and highlighting those species in landscape design becomes especially impactful. Providing for these relationships in urban environments is especially critical to biophilic design. In particular, children in dense urban environments often miss the opportunity to spend time around trees and certainly lack time enough to develop the kind of relationship with one that my childhood afforded me. A courtyard or pocket garden space in which a tree is prominently featured – the same species that the home’s occupant was surrounded by in their youth or is surrounded by when they make it to a nearby forest – will serve as a strong nature-connection and reference.

The possibilities for meaningfully referencing and making space for nature relationships in home design will differ from person to person and family to family, so a checklist approach on the part of the designer

While biophilic interior design interventions do play an essential role in that they serve as reminders and symbols of our connection to nature, they are truly secondary. will be ineffectual. How then does the biophilic designer proceed?

As we’ve seen, design deepens in its biophilic impact the more opportunities it seizes to immerse its occupant in nature. Though the distinction is subtle, the same is true of nature relationship and design; the more a design seizes opportunities to connect its occupants to their place and remind them of their varied and unique relationships with nature, the bigger its impact. The more opportunities provided to have occupants relate to and develop a specific relationship with a specific organism even better.

This requires a dialogue between designer and client, carefully curated on the part of the former to draw out the richest possibilities. “Tell me about a place you love,” is one avenue into this conversation.

Drawing clients out on their nature relationships, particularly with pets or other animals, will illuminate ample opportunities for a design that supports those relationships. The keen designer will draw upon these inspirations in their design, repeating, underlining, and highlighting, in as many ways as possible, these elements in the creation of spaces that allow nature relationship to flourish.

Jason F. McLennan is one of the world’s most influential individuals in the field of architecture and green building. He is a highly sought-after thought leader and recipient of the prestigious Buckminster Fuller Prize – the planet’s top award for socially responsible design. He created the Living Building Challenge and has authored six books on sustainability and design. www.mclennan-design.com

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MATERIALS

Disappearing into the

Landscape

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Seamlessly emerging from the ground, Witklipfontein, a modern, luxury eco-lodge, has achieved the highest comfort standards while testing natural building technologies that are still largely experimental within the South African context.

WORDS Peta Brom IMAGES GLH Architects

Project nutshell Project construction period: Approximately three years Type of building: Residential / Self-catering eco-lodge Green Star rating: Not applied for Location: Vredefort

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Bespoke Data Centre Cooling to Suit your Facilities Specific Requirements Contact us to deliver your business challenges And deliver class-leading performance

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Designed in the United Kingdom Manufactured in the Republic of South Africa

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MATERIALS

The Witklipfontein Eco-Lodge is cut into the hillside so that a planted roof can blend it seamlessly into the landscape.

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etween Vredefort and Potchefstroom lies a 215Ha farm. This special piece of land is part of a world heritage site and provided architect brothers Xavier and Damien Huyberechts from GLH Architects with the opportunity to test the ability of natural building techniques to produce a contemporary, luxury architectural experience. “We had this notion that luxury does not have to involve [unfettered consumerism], that instead it can be something simple, close to nature and low-impact,” says Damien. Featuring off-grid energy supply and a natural swimming pool, this project, aimed to deliver a building that would be respectful of the site and disappear into the landscape while offering comfort and luxury to its occupants.

Before relocating to South Africa, Damien had lived in Belgium where he worked as an architect designing and building high-end units. Xavier is a principal architect at GLH and together they make a formidable team. Damien moved onto the farm and they began

designing and building the eco-lodge – initially as a bolthole for Xavier’s family. Over the next few years, they would research and test four natural building wall technologies for larger-scale roll-out in other applications, including exploring the potential to incorporate into the commercial projects designed

by GLH Architects.

Having dual roles as client and architect gave them the scope to push innovation further than they would normally be able to. The four wall types were tested under different applications according to their predicted load-carrying capabilities. Damien oversaw the construction of the building and worked with unskilled labourers. “We didn’t know any builders who could implement the techniques and we wanted to engage in experimental learning as we went,” says Damien. Working with unskilled labour meant that they could teach them the new techniques without the concern that they would revert to default building knowledge, but it was not without challenges

Luxury is interpreted as comfort, peace and simplicity, and offers opportunities for connection with nature.

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as many of them struggled with technical aspects such as measurements. Damien felt it was important to create jobs and transfer skills through this project and 15 employment opportunities were generated.

Perhaps the most successful building technique used was rammed earth. Created by shuttering in layers compressed (moist soil) from 150mm down to 50mm the walls provide weather-resistant, loadbearing strength. Contrary to standard practice, the brothers decided not to use cement because once combined, it cannot be separated from the earth. Says Xavier: “There was a lot of concrete lying around on the farm from previous construction and we did not want to add to this.”

The walls were finished with 3% lime on the external face. This enables the walls to breathe by wicking moisture build-up from within through the outer layer.

They also used 5-10% lime in the foundations. The rammed earth walls were able to carry the six tonnes per linear metre required for the intensive turf roof.

Xavier says: “You have to design natural building very carefully with rain in mind as this is one of the natural building’s enemies. When it comes to earth walls, the rule is: it must always wear good shoes and a good hat”. The design does not use the wide overhangs traditionally incorporated into a natural building, but was carefully considered with an understanding of

prevailing weather conditions and water flow across the site. The rammed earth walls have stood up well to the torrential rain that seasonally floods the site.

They had more trouble with the construction of the rock and mud walls. Each rock needs to be carefully placed to ensure that it is locked in three places such that interlocking of the stone spans the whole thickness of the wall. In the beginning, the workers were more focused on the aesthetic appearance of the façade and it took some time before the technique was properly mastered. As a result, during the loading pre-test, one or two of the rock-walls showed signs of weakness and had to be condemned and rebuilt.

Rocks were collected from the farm. “They were being removed from the agricultural fields next door, so we had rocks for Africa!” explains Xavier. As they were cutting into the hill, for the initial excavation of the building, they had plenty of sub-soil to work with below the unsuitable organic-rich top-soil.

Nine simple tests can be done on site to determine the quality of soil for building and theirs proved to have the perfect ratio of clay, sand, and grit, which meant they could forego the lime. The walls were join-pointed with a mix of lime and soil. The results are ‘incredibly beautiful’ according to Xavier. The pointing with the lime and soil mix needs to be reapplied every five years.

When it comes to earth walls, the rule is: it must always wear good shoes and a good hat.

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MATERIALS

The modern glass façade provides seamless flow between indoor and outdoor environments, whilst the thermal mass of the building materials regulates the thermal comfort of the interior.

Third to be tested were compacted earth bricks (CEB) that were used for internal and secondary walls and plastered with a mud and straw slurry. The compressed bricks require, at a minimum, a low-tech, long-levered machine which Damien built by hand. According to Xavier, mechanised machines can be purchased and there is a range of good products available on the market for this purpose.

Lastly, they tested soil bag walls for the construction of the dome which would ultimately be buried under 5m of soil. The soil bag wall technique was developed

by NASA to build on the moon. It consists of ‘sausages of sand’. Xavier says: “We sourced a 6km roll of polypropylene grain bags, which were filled with soil.

The bag serves as a temporary shutter – once the earth is dry, the bag is not relevant anymore. The bags were decomposing by the time they received plaster.” 24 hours before use, water must be applied to the soil so that by construction time, it is moist but not wet. “We found this to be the fastest and most economical technique and are thinking to use it for our next project,” Xavier adds.

The dome was finished with a home-made Swedish paint traditionally used for external applications on wooden houses. It is made by boiling flour, water and pigment. For pigment they used 20% sieved soil, giving it the same colour as the surrounding land. The paint must be used within a week of manufacturing because after two to three weeks it separates and cannot be recombined.

They tested earth floors in one of the worker’s houses, but it was soon damaged. After looking around for solutions, they came across a granite quarry where the uneven ends of granite blocks were being discarded after cutting into the slabs. The irregular thickness of the off-cuts made them unsuitable for most applications but the Huyberechts brothers saw in them the solution to their flooring woes and were able to prop the magnificent 2x3m stones on jacks and infill with soil below and in-between.

To achieve the goal of disappearing into the landscape, the house needed a planted roof. Due to the harsh climate, extensive roof-gardens would require daily watering – which they did not want to do. For this reason, a 300mm thick layer of topsoil was

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The dome TV room, was constructed from earthbags and then buried under 5m of earth.

The walls were finished with a home-made Swedish paint made by boiling flour and water and mixing 20% soil for pigment, which gave them the colour of the surrounding landscape.

installed on the roof, and Xavier notes: “You can see where the soil is thinner, the grass is struggling.” The heavy roof provides thermal mass which, in desert and arid areas experiencing thermal amplitude, is critical for regulating internal building comfort levels.

“Johannesburg’s daily thermal amplitude is around 15°C, the Free State goes up to 20°C , and 25°C in the Kalahari or other deserts,” explains Xavier. The thermal lag provided by the mass of the building mitigates this temperature swing providing a comfortable indoor environment both day and night.

Damien adds: “I think the biggest success of this building is that we went from foundation to the roof using natural, local materials with only a small amount of the structure sourced from elsewhere”. The ecolodge is now available for rental on Airbnb or directly through their website.

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Interview

The Affordable Housing Debate:

Are sustainability and affordability competing agendas?

Environmental sustainability in the affordable housing market needs more attention. Not just at a project level, but at a system level. It’s a sector where small sustainable interventions can have a great impact on a person’s quality of life.+IMPACT Magazine speaks to DesignSpaceAfrica director and South African Institute of Architects President, Luyanda Mpahlwa, for his insight on sustainability within the affordable housing sector.

WORDS Christy Borman IMAGES DesignSpaceAfrica

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uyanda Mpahlwa’s passion for socially responsible design has seen his firm, DesignSpaceAfrica become more involved with affordable housing projects. These include the 2019 Musgrave Villas project in Diep River for Communicare, which provides free-market rental housing at affordable rental levels.

Mpahlwa’s firm was also appointed for the informal settlement upgrading of Kosovo informal settlement in Phillipi Township near Cape Town.

Mpahlwa starts by highlighting a statement from Ivan Turok, Professor at the Human Sciences Research Council on social housing in the Daily Maverick: “Governments the world over, invest in the development of social housing in the interests of socio-spatial change and transformation. The justification for spatial integration in South Africa is compelling, given the damaging legacy of racial separation and denial of access to opportunities.

Releasing strategically located public land parcels for social housing would send a powerful signal that the Government is serious about urban integration. In fact, the provision of accessible public land will make or break the expanded social housing programme”.

Recent water scarcity, and various other climate change factors, have forced everyone to be water-wise and environmentally conscious, bringing environmental sustainability of buildings into focus, which is a positive development for the industry and sustainability.

This discussion, says Mpahlwa, must be extended into the realm of affordable housing models for South Africa. Given the policy and legislative constraints, it is debated whether social housing as understood in South Africa, is the correct model to address the provision of affordable housing. Furthermore, sustainability in the context of affordability is critical because residential buildings consume significant resources and sustainable design principles should be incorporated even within the relatively lower budgets, which seek to provide affordable housing. The price of land becomes a critical factor.

South Africa must rethink the concept of social housing as it is currently defined and debate the availability of affordable housing concepts or models, suggests Mpahlwa.

The delivery of affordable housing in South Africa is complex and multi-faceted. The housing backlog is reported to stand at over 2.3million houses required, and this demand continues to grow as the population increases and rapidly urbanises. Demand puts upward pressure on prices. Additional challenges in providing affordable housing include: • High costs of leasing/purchasing land • High bulk services contributions for rezoned land (electricity, water, sanitation, stormwater, roads) • Complex regulations and bylaws lengthen processes • Lengthy approval processes mean holding costs can incur and ultimately drive up house prices • Poor access to development finance for new developers

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Interview All of this serves to make it near impossible to provide affordable housing in an economy that does not support affordability.

“A significant change in approach and mindset is needed to figure out a better social housing strategy,” emphasises Mpahlwa. He adds that social housing policies need to change, with a simplification of bylaws and regulations and a way to ensure land is not too expensive.

The reality is that certain aspects of sustainable design are simply not possible within the limited budgets of public and social housing. “In the funding of public and social housing, little is left for sustainability,” says Mpahlwa, noting that one has to be very creative to achieve this.

The national building regulations and building standards fall short of true sustainability. And unless there is a legal requirement or good financial incentive for a developer to prioritise environmental sustainability, it’s unlikely to happen, since green initiatives in the current economy do come with an upfront price tag.

The current economic climate has left the construction and building industry in a dismal state.

Work is scarce and competition is fierce. Margins are incredibly tight, and in this scenario, finding additional

capital for environmental sustainability is a hard sell.

However, recent water scarcity, and various other climate change factors, have forced everyone to be water-wise and environmentally conscious, bringing environmental sustainability of buildings into focus, which is a positive development for the industry and sustainability, adds Mpahlwa.

Musgrave Villas is a good example of how sustainable design principles were incorporated within the budget allocated for affordable rental housing, notes Mpahlwa.

While a Green Star rating was not targeted, many EDGE principles were applied. Water treatment systems were implemented such as harvesting greywater for flushing systems and irrigation. Solar geysers were incorporated and the orientation of buildings to the North was achieved for all units, including adequate natural ventilation and units designed with balconies facing open green spaces. Musgrave Park provided 138 units for the affordable free-market rental segment.

This provides hope that when the client is keen on sustainability, it is possible to integrate this on lower budget projects as well.

“For social housing and affordable housing models to really take root in our housing delivery strategies, we must understand that it is not just housing for the poor, but housing with an affordable lens. Young people

Musgrave Villas is an example of sustainable design principles incorporated within the budget allocated for affordable rental housing.

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Interview who earn between R10 000 and R30 000 are not poor, they want to start a professional life, start families, but it’s unaffordable for them to enter the housing market.

They aren’t poor, but they aren’t bankable either.”

This highlights the DesignSpaceAfrica imperative that people should be involved in the process of what is being built for them. Socially inclusive development calls for greater collaboration not just between the public and private sectors, but citizens too. The concept of integrated development should also align with sustainable urban growth requirements. Mpahlwa notes that numerous civic movements are pushing for public-owned land to be made available as part of the social commitment by the Government to accommodate all sectors of the economy in housing located close to work opportunities.

A starting point In terms of highlighting low-cost sustainability initiatives, Mpahlwa notes that that the EDGE (Excellence in Design for Greater Efficiencies) rating tool is a good start but adds that sustainability in affordable housing should go further than that.

Particularly when it comes to local sourcing and materials. He says South Africa is not investing enough in alternative technologies and because innovative materials are hard to find, and the few locally available ones are rarely used and therefore costly – they lack the scale and volumes to make them affordable. The building industry should be incentivised through research and certification subsidies to investigate and develop alternative building systems. “This is imperative!” he emphasises.

EDGE focuses on energy efficiency, water saving and lower embodied energy of materials, through incorporating initiatives such as reduced window-towall ratio; roof and wall insulation; low energy lighting; solar water heaters; heat pumps; low flow taps and showerheads and dual flush toilets in new developments.

Sustainability in the affordable housing market remains a challenge, and Mpahlwa does not think the affordable market is getting the attention it deserves.

“The GBCSA should be focusing its efforts more on

Know your housing:

• Government subsidy house Previously known as RDP houses, now BNG (Breaking New Ground). Households must earn less than R3 500/month to qualify. Recipients then own the house.

• Community residential units Households with an income between R800 and R3 500 qualify to rent these units. The project is aimed at refurbishing inner city buildings and hostels, and the municipality charges rent to cover municipal charges.

• Gap housing For households earning more than R3 500/month, but less than R22 000 (the minimum required to qualify for a bank home loan). Projects are private sector developments. One way of entering the gap housing market is through the financed linked individual subsidy programme (FLISP) – a government grant which goes toward lowering the initial loan amount or used as a deposit.

• Social housing Municipalities or provincial governments subsidise private companies (accredited social housing institutions) to build new housing projects on the condition that some units are rented as affordable housing. The upfront subsidy lowers project capital costs, allowing for lower rental to be charged. Social housing is mainly for households earning between R3 500 and R7 500/month and recipients usually need proof of employment.

the affordable market than higher-income housing sectors where real estate agents and other high-end commercial developers and banks are already the proponents of green design and achieving Green Star rated buildings. More pressure must be put on Government and the private sector to incorporate sustainability in all developments, including in affordable housing,” concludes Mpahlwa.

Design Indaba House

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Interview

CASE STUDY

KOSOVO INFORMAL SETTLEMENT, PHILIPPI TOWNSHIP Project: Informal settlement upgrading of Kosovo in Philippi, part of the Southern Corridor project in Cape Town Client: Western Cape Provincial Government, Department of Human Settlements (DHS) Project start: Civil works November 2019, construction of homes starts April 2020 Phase 1: Comprises 434 BNG homes Expected completion of 1st phase: May 2021 Architect: DesignSpaceAfrica with Miradi Architects Town Planning: ARG Design Engineering: MPA Consulting Engineers & WSP Project Management: GIBB Quantity Surveying: Atvantage & Lakhanya QS Contractor: Power Construction

Enumeration studies at Kosovo undertaken by the NGO Community Organisation Resource Centre (CORC) in 2016 found that Kosovo was established 1999 on a 28.4ha site. The study showed that about 15 000 people were living in 6 000 dwellings, with between 65-80 people sharing a single toilet and 80-100 people per tap.

Since commissioned in 2016, DesignSpaceAfrica has been working with a development facilitator and the community’s project steering team, with constant community engagement on the development proposals.

Community buy-in is essential also to support planning and zoning approval processes. The DHS found land in Lentegeur/Mitchells Plain, where the first 434 units will be constructed as a permanent decanting site.

One of the items strongly proposed by DesignSpaceAfrica is higher densities – meaning that homes should be a minimum double-storey.

The concept of ‘one erf per family on a single-storey building’ is outdated and inadequate to clear the housing backlog. This needs community buy-in because communities are used to the conventional government grant housing model (the RDP or BNG house). In Kosovo, if the housing typologies were based on the conventional BNG model, only 2 500 homes would be possible. Where would the other 4 000 households be relocated to?

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Several different typologies have been developed from double-storey to three and four-storey walkups. A few single-storey home typologies to accommodate the elderly, fragile and veterans have also been provided. “A healthy typology mix, with a density-mix including row-houses to ensure diversity in form and scale,” says Mpahlwa.

The concept of developing higher-density units addresses the sprawling nature of South African cities and new residential settlements, and hopefully, consolidating bulk services lowers costs thus making developments more affordable overall.

One of the initial aspects of the brief from DHS was to incorporate 30% alternative building systems into the stock of BNG houses built in Kosovo. Due to the lack of choice and availability, and due to unaffordability of available systems, this has not been achieved in Phase One and seems unlikely for future phases, which is unfortunate.

As well as incorporating basic sustainable design principles such as orientation, good light and ventilation, one of the most important aspects has been providing for the possibility of extension. This is not typically done, but the reality is that many housing beneficiaries erect structures in their back yards as a way to house more people or earn additional income. Considering people’s lifestyles and incomes is an important contributor to sustainability. This has implications for where the house is situated on the plot of land and design proposals demarcate where a house could be extended to. These are discussions DesignSpaceAfrica shared with the beneficiaries and is now being taken up with the City of Cape Town as part of the subdivision application processes.

A possible extension would be undertaken by the beneficiaries at a later stage but could include an additional room on the main house or a separate room that can be rented out, or upward extension, so adding columns to support a potential upper structure safely could also be included. These are well-known practices and introducing them into developments like Kosovo introduces a kind of ‘regulated back yarder concept’.

“The homes will be built according to an incremental design approach, giving the option to extend more formally and sharing guidelines on how that may be done,” Mpahlwa explains. The Kosovo Steering Committee members were very positive and interested in pursuing this.

Another strong aspect of the project is urban design thinking. Sound urban design principles are key to the development and creation of sustainable neighbourhoods. It’s not just about the buildings – urban environments are critical to improving the quality of urban life, even for poor communities. This represents true sustainability. A mindset change is required to bring urban design thinking into these community projects, and this is the contribution DesignSpaceAfrica wishes to make to enhance the quality of life in township environments.

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Technology

The Greenhill Housing Estate is a new off-grid development

by The Green Housing Company.

Moving off the grid With the national energy grid constantly under pressure, residential end-users are looking elsewhere for solutions. Brett Petzer, CEO of The Green Housing Company, talks about the ins and outs of creating off-grid housing.

S

everal years ago, Petzer bought a large piece of land that he was unable to develop because Eskom had a moratorium on supplying power to new developments. This was the catalyst for Petzer to become an expert in all things green, as he consequently decided to pursue creating off-grid housing in a sustainable, legal and affordable manner.

Petzer is a builder as well as a developer, which gives him further insight into the way buildings work.

He understood that generating renewable energy was just one part of going off-grid, and thus aimed to develop a holistic housing model that also dealt wisely with water and waste management. The off-grid approach is multi-layered and also requires passive energy-efficient design, and correct use of environmentally-friendly materials, among other details.

From the ground up A green off-grid home is built from the ground up.

The first aim is to eliminate the need for heating and

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cooling with as much passive design as possible. This means orienting a building to face north as much as possible and providing adequate shading devices, as well as making sure the materials themselves and the construction of the building provides good insulation from the elements.

The homes at the new Greenhill Estate, have foundations with air pockets, which provide excellent insulation. These are topped with Insulated Concrete Form (ICF) walling with high-density polystyrene as the insulator and concrete in-fill, double glazing, and advanced insulated roofing made from recycled plastic, which is hyper-allergenic so that it protects against heat, dust, insects and even rodents.

The improvement in acoustic and thermal insulation alone, as compared to a ‘conventional’ home means that this type of home is already 500% more insulated, 500% stronger, and twice as acoustically insulated as most other designs currently on the market.

The homes are also fitted with energy-efficient lighting and security, solar-powered electrical plugs,

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Technology eco-friendly flooring, paint, and furniture. “Homes in South Africa are often badly-designed, poorly-insulated and not well thought through,” says Petzer, “which is why we use our hard-earned knowledge to add new technology and change a home’s features to make it more energy-efficient, green and sustainable.”

Solar solutions With more than 2 500 hours of sunshine every year in South Africa, it makes sense to use the sun as a source of renewable energy. With the right combinations of technologies, it is possible to harvest adequate electricity, even on overcast and winter days. It’s also possible to retrofit solar to existing houses, meaning you don’t have to start from scratch.

Yingli solar photovoltaic panels are a good choice, according to Petzer, paired with charge controllers, Alpha-ESS Home Series solar inverters, and energyintensive Lithium-Ion batteries. “Our renewable energy generation is backed by state-of-the-art highcapacity batteries, that look good too,” says Petzer.

Whether you are building or running a home, a school, a development or an office – no matter the size – solar can provide enough for water heating, all household appliances, equipment for swimming pool heating and maintenance, gate automation, security surveillance, lights, and irrigation systems. Added to that, solar is also silent, zero-carbon (in operation), and can be extremely cost-effective in the long run. “Plus, you are not subjected to the whims of the [Eskom] grid!”

Petzer adds.

Another advantage of solar is that excess power produced can be given back to the grid, although

legislation hurdles still exist with local governments in some areas.

Waterwise Being waterwise is an essential part of creating a green off-grid home. This starts with passive water management, which includes on-site collection of rainwater, and green landscaping such as lowmaintenance indigenous gardens that can either be watered with rainwater or borehole water, preferably with minimal water requirements in the first place. This passive approach extends to water-efficient fittings inside the home.

Comprehensive off-grid water treatments systems that actively treat (and purify) grey and black water from the home, require a more complex system, which includes piping, tanks, pumps and filters.

Location plays a significant role in which water solutions are chosen. Pointers to consider are the amount of seasonal rainfall, presence of groundwater, as well as which plants are endemic to the area and suitable to the local climate.

Off-grid benefits Besides greater indoor comfort due to correct passive design, a huge benefit of off-grid homes is the reduction in running costs over the long term, which can pay off the initial capital investment in monthly instalments.

Petzer says that for R3 500 per month, paid off over five years, a complete solar solution that would last 20 years, can be installed. That’s 15 years of ‘free’ electricity, and no Eskom to deal with!

Brett Petzer Founder of The Green Housing Company, Brett Petzer has over 30 years’ experience in the property industry, with developments such as the Michelangelo Towers in Sandton – a Legacy Hotels development, behind his name. A highlyskilled real estate developer, Brett’s experience on over 100 residential estates has helped him to refine a skill-set that includes consulting and conceptualising property development plans which conform to the highest green building standards in the country.

Learn more: www.tghc.co.za

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INNOVATION

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Recycled house in a box

Some of the best imaginative and innovative ideas come from the youth – this time a group of talented South African students who designed a net-zero energy house from recycled materials, placing them second in the Architecture and Design section of the 2019 Solar Decathlon Africa. +IMPACT interviewed the leader of Team Mahali to learn how resourcefulness inspired their creation.

IMAGES Team Mahali

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INNOVATION

Solar Decathlon Africa The Solar Decathlon (SD) is an internationally renowned university competition. Schools of architecture, engineering and sustainability are challenged to develop a sustainable single-residence household that is fully powered by the sun. Raising the bar of tertiary education standards, students are encouraged to apply their two-dimensional knowledge to a realworld three-dimensional scenario. Richard King, the founding father of the SD, explains that by the mid2000s students started to integrate more dimensions of sustainability in addition to energy, including decentralised water, waste and food systems into their design submissions. Since then the competition has naturally evolved into a ‘sustainability contest’. The SD provides the opportunity to gain invaluable practical

Learnings came on multiple levels.

The overall hands-on exposure the students from two very academic universities had was priceless.

Another highlight was our circular economic focus, this came about with a tight budget, pushed our creativity to a new level.

Sharne Bloem, team leader

experience, which no exam, essay or assignment could do. The SD is a truly transdisciplinary contest and requires one to stretch out of their comfort zones; intellectually, physically and interpersonally.

The SD can be likened to a contemporary Futurama (by Norman Bel Geddes); an open exhibition created by the young minds of the world to practically demonstrate what a futuristic post-fossil fuel community could look like. The 2019 SD took place in Benguerir, Morocco.

The beanbags were made by Ashanti Designs from offcuts from the clothing industry and was sourced in Madagascar and designed in Cape Town, South Africa.

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INNOVATION

Brief

Architectural attributes

To design a single-storey house, no bigger than 90m² for five people. House Mahali is 66m² with 60m² additional outdoor space.

1. House in a box For ease of shipping (both for the competition, but also for implementation throughout Africa), a single, standard, recycled, side-opening shipping container without any structural modification was used. The entire house with all its parts can be packaged and shipped in one box, with the box forming part of the completed house.

Design concept House Mahali’s design builds on the symbolic value of a tree and our mission was to build a handmade, self-powering house, adapted for the rising challenges posed by the second wave of urbanisation, shrinking resources and the rising dangers posed by climate change. The African continent has many ancient stories to tell; these stories are generally passed on orally from one generation to the next, typically under a tree or a fire. Under this tree, knowledge and artesian skills can be transferred and diffused intergenerationally.

This not only brings wisdom to our continent but also colourful art that could be used for sustainable building designs.

Vision

A modular and scalable structure with potential for physical transformation according to community needs: a shared space in which individuals can address unemployment, to gather together and share experience and wisdom.

Mission

To design and construct an affordable and innovative net-zero-energy house suited for the African context by combining cutting edge solar technologies, green building design principles and local materials.

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2. Layout The layout is a traditional courtyard typology found in many African regions: From dwellings arranged around

Around 95% of the 18 team members had no construction experience but they dug deep and learned fast! I was so very proud of their attitude and performance.

After 21 tough days of constructing the house in 40°C plus heat, and working along with Arabicand French-speaking Moroccan subcontractors, we entered the two-week competition phase, where we were selected second place in Architecture and Design.

Sharne Bloem, team leader 59

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INNOVATION

The furniture was made by Team Mahali from recycled materials such as printing rolls and pressed wood boxes and sourced mostly in Cape Town, South Africa.

a central cattle enclosure to the traditional Ashanti dwelling and Moroccan riad (a house with a courtyard).

Frequently, central courtyards have had a central water feature for cooling and aesthetic purposes. People have used this layout for many centuries because of its exceptional performance in terms of climate control, security, privacy, flexibility and adaptability.

3. Climate The tensile roof functions as a second ceiling. It passively cools the entire footprint of the building, while allowing the building to breathe and natural light to enter. The entire house is raised with local timber studs, further contributing towards the building’s breathability. This also means the structure did not require a concrete foundation and no water was required in the construction process.

4. Biomimicry Playing on the symbolism of a tree as the core of the design concept, Mahali adopted an approach of biomimicry to shape the structure of our house. Mahali’s

notion of a tree is a steel frame that could be made out of recycled cars. Similar to a tree, our structure provides passive cooling and shade for the building, with photovoltaic panels as ‘leaves’, providing energy. The biomimicry inspired structure also channels rainwater into a central harvesting tank; further contributing to passive cooling. This can be used for the organic food garden as well as cleaning the deck and solar panels.

5.Finishes The use of finishes reflects the circular resource philosophy of the team. A colourful façade for the living area and exterior of the container was made using a cladded labour-intensive material made of recycled plastic packaging. The façade made use of approximately 6900 recycled plastic bags, crocheted by a group of unemployed women from the Franschhoek valley, providing much-needed income, while also reducing plastic waste. The cladding was fixed to the OSB timber panels with staples. The internal finishes consisted of plywood and OSB boarding, giving it a rustic yet contemporary feel.

Team Mahali

Team Mahali comprises multidisciplinary students from the universities of Stellenbosch and Cape Town, across the fields of architecture, psychology, communication, urban metabolisms, renewable energy engineering, food system transitions, applied economics, futuring, experimentation and sustainable cities.

In 2018, Mahali was selected as one of the top 20 teams to take part in the 18-month journey towards the final competition September 2019 in Benguerir, Morocco. In August 2019 a team of 18 students were selected to represent South Africa in this competition – the only official team selected from sub-Saharan Africa.

For further information visit: www.mahali.org.za

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INNOVATION

Choose consciously for a sustainable future WORDS Sean O’Connor Living Walls by their very nature are a means of ‘afforestation’, a way of greening the city in areas that were once bio-diverse.

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here is a growing trend both nationally and internationally to use synthetic (plastic) plants in place of a real plant or Living Wall to reduce maintenance costs. What consumers may not be aware of is that the benefits and power of ‘real’ plants which far outweigh those of their plastic impersonators.

These include but are not limited to: • Living Walls provide an insulation function to buildings – they act as a blanket which can reduce heating and cooling costs.

• Biophilia – the study of the effect plants have on human beings. Plants can improve overall mood, productivity and increase the amounts of joy and/ or peace felt in the work and home environments.

• Living Walls are a space-saving green solution for home, office or city spaces. Synthetic plants may offer a green look, however, lack the fresh, “living” feel that plants do.

• The heat island impact – built-up areas are prone to heating the air within their environments to higher temperatures than surrounding suburban neighbourhoods. Real Living Walls and Green Roofs counteract this by cooling the air down.

• Exterior Living Walls and Green Roofs encourage bird, bee and other biodiversity back into cities. They are self-contained ecosystems.

The argument exists that synthetic plants and wall finishes are recyclable. That may be so, but the extent of this is unclear. 50% of synthetic plants and related products are made from recycled plastics while the other 50% is made from virgin polymers. This unfortunately only adds to the environmental crisis we face rather than reducing it.

They may also be seen as low maintenance alternative to the real thing but one has to ask themselves before buying either a real Living Wall or their synthetic counterpart is what sort of look and feel and I after.

Living Walls grow and self-form to create lasting,

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season vertical gardens that keeping giving and giving.

Each one of our Living Walls is designed uniquely to suit each environment and micro-climate meaning no two Living Walls are the same.

Living Walls do require maintenance and plant care to keep them alive and well. Just like any other living organism, plants require food, oxygen, water and regular grooming/pruning to keep them looking good.

Let’s take the example of purchasing a beautiful Orchid at your local supermarket or garden centre; it naturally brings joy and life to your home or office. As the Orchid is a living organism and has its own lifecycle, it requires care and input. When living organisms (plants) get the attention they need there is nothing that can beat the beauty and splendour of their expression, whether in full bloom or not.

Generally speaking, synthetic green walls have a shelf life of a maximum of five years, which is reduced when they are exposed to the sun. This means that after around a short time, you would have to strip down the brittle, bleached synthetic wall façade and hope that it gets disposed of responsibly. The statistics, unfortunately, reflect that only 14% of South African’s recycle, which therefore increases the chance that those plants will only add to the global waste we are combating today.

There is an urgency for us to choose consciously and buy products that have a sustainable guarantee.

As responsible citizens of this planet, we can’t afford to operate with the mindset of ‘business as usual’. The impact of our plastic waste will negatively put further strain on our planet and future generations if we don’t change our business practices now. www.livinggreenwalls.co.za

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SPECIAL FEATURE

Growing Solutions for

City Food Gardens Urban food farming is improving biodiversity corridors in industrialised cities across the world, while also providing abundant seasonal herbs, vegetables and flowers that have no hidden chemicals, a low carbon footprint, and zero packaging waste.

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Urban Organics

WORDS Melissa Baird

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ndustrial agriculture is a major cause of deforestation and the reliance on chemical insecticides and pesticides in mono-cropping is producing food that has less nutritional value, high carbon, water and biodiversity impacts; is laden with chemicals and often travels long distances (out of season) to be packaged in plastic and sold at a supermarket.

City living should not prevent the ability to grow your own produce and food gardens in concrete jungles are proving to be highly-productive – providing more than enough produce to service staff canteens, inner-city restaurants, feeding schemes and school kitchens. They are also powerful antidotes to the high-stress lifestyle and contribute to increased wellbeing for the people who encounter them while bringing vital pockets of biodiversity (such as birds and insects) back into cities.

Ben Getz of Urban Harvest, a food garden consultancy and management service that has installed over 360 food gardens for corporate and at-home clients since its inception fourteen years ago, has the first-hand experience of their success. One of the earliest projects he worked on, alongside fellow consultant Caroline Jane Coates, is the food garden set up in 2010 that services the restaurant at the Double Tree by Hilton Upper East Side Hotel, Cape Town.

The intention was to give the head chef Simon Kemp access to the freshest produce possible. A decade ago, it was starting to become fashionable for chefs to have their own gardens, but Coates pondered how to do this as the hotel is part of a mixed development precinct that does not have its own outside garden. Once identifying the dead space of two unused balconies, they began the garden using just six wooden boxes growing herbs.

Today they have over 40 boxes that grow vegetables, a lemon tree, edible flowers, lettuce and herbs.

Hydroponic systems allow for growing plants in areas where there is little or no access to ground space, and is thus ideal for compact urban areas.

Design to succeed When setting up a food garden, Getz recommends that it is imperative to consider required produce and who it will be used by, for example: to service large canteens, restaurants, community projects, or simply for personal use. It is also necessary to assess maintenance requirements and who will be doing that maintenance as there is no such thing as a zeromaintenance food garden.

All gardens are unique and context-specific. They can range from one pot on a balcony to a 1m x 2m raised outside bed, so costs are variable. Getz suggests to factor in costs of between R500 to R1000 per square metre all-inclusive. Extra fencing and security would be additional considerations.

The more food a city dweller can either grow a garden themselves or have direct access to one via progressive company investment ensures a level of food security and positive impact on urban living that no industrial farm and supermarket can compete with. Urban food systems benefit the whole value chain and offer a great respite from the chair-based culture of corporate work.

The reward of growing one’s own food is immeasurable and from a taste and nutrition perspective, there is no better option.

Urban Hydroponic Systems Hydroponic systems make it possible to grow produce without soil. Aaron Cullis of Urban Organics has years of success proving that you can grow an entire plant using just water and micronutrients. According to Cullis, this method of farming has been in existence for thousands of years and the practice was modernised in the 19th century to evolve to what it is today: an urban growing solution.

The pros and cons of hydroponic growing

• Water-wise: uses 90-95% less water • Compact growing offers high output even in regions with degraded soil • Higher yields mean quicker harvesting times • Pesticides are not necessary but note that the system’s water could be prone to disease and if this is the case it could spread throughout and affect all crops.

Urban Organics

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SPECIAL FEATURE DIY hydroponic systems have evolved through years of research and trial and error. Price ranges vary from as little as R250 and reach around R15 000 depending on the specifications and budget. The technology works with a method of hydroculture called Nutrient Film Technique (NFT), which is simply a nutrient solution running over roots with an air pump to provide necessary oxygen. To offer security against load shedding, the Urban Organics system has in place the Kratky Method that enables a plant to be kept nutriated and oxygenated for up to eight hours without water flowing.

Cullis recommends understanding the water source available first, before choosing which plants to grow.

The use of municipal, rain, borehole and even grey water are all options, and suitable crops include a large variety of herbs, salad greens, fruit-bearing crops, select root vegetables, succulents and even most flowers.

Maintenance on a household system requires approximately 5-10 minutes per day, says Cullis, depending on the size of the structure. This includes adding nutrients (once per week) and regularly checking water tank levels level, acidity, temperature and nutrient content. These maintenance procedures can also be done digitally assistance although this adds to the set-up costs.

Hydroponic methods are the easiest to begin growing but if you’re up for a challenge then aquaponics is the next step. Aquaponics is a closed system that works with fish and plants so there are reliable sources of fish protein as part of the output. A system of this nature is more complex to set up.

If you’re new to all methods and are looking for the cheapest one to start with, then consider starting with passive growing as this won’t require any mechanical parts but simply nutrient solution and a container or tank.

CASE STUDY: HOTEL VERDE WETLAND

Hotel Verde

Lauded as the greenest hotel in Africa, Hotel Verde Cape Town’s outside garden, hanging gardens and eco pool are a star attraction. What was once a degraded wetland in an industrial area has been transformed into an indigenous masterpiece with productive beds to service the restaurant and the production of products.

Under the direction of Alex Duff, James Fisk of Pink Geranium Nursery near Klein Joostenberg, created the framework for the garden. Duff manages the consumer output of the garden and the products created under the Talborne Organics label and trains and manages the garden staff.

The 700m² garden and 500m² wetland bring nature to this industrial part of town near Cape Town International Airport. The outside pathways and gym are surrounded by indigenous perennials, shrubs, succulents and fynbos ericas. The soil is very sandy, so it requires constant mulching and composting.

The garden has a two-fold purpose: beauty and food production. The produce that includes plant spring onions, greens for garnish, microgreens and edible flowers (pansies and violets) offer in-season plate surprises and the gardens indigenous flowers and shrubs provide a much-needed pocket of biodiversity in a highly industrialised area.

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SPECIAL FEATURE

CASE STUDY: OCTOPUS GARDEN, V&A WATERFRONT

Cape Town’s V&A Waterfront recently established a 260m² urban food garden outside its offices in Dock Road. The beneficiaries of the R70 000 garden are two inner-city NGOs: Ladles of Love and The Homestead.

It is designed in the shape of an octopus with each tentacle creating a pathway, some of which are raised by using eco-bricks. The eco-bricks used in building the paths have just under half a tonne of plastic waste in them, and a recyclable wall technology was invented in conjunction with a ‘Maker Station’ so that, should the garden need to relocate at any point in the future, then all the materials can be reused.

To maximise the yield from the planting area, a series of companion planting zones have been configured.

In each of the eight zones, there is a predominant vegetable along with other companion plants and vegetables that support the optimum growing habits of the primary vegetable, as well as deterring likely pests.

Since the garden was established, 2.5 tonnes of fresh produce has been harvested and given to the beneficiaries.

V&A Waterfront

HOW TO SETUP A 1M X 2M VEGGIE GARDEN

Hotel Verde

It is very easy to set up a raised bed that will produce enough vegetables for a family of four continuously.

Once you have chosen a well-ventilated and sunny area and identified what plants you would like to grow, you match the companion plant that will reduce pests and diseases in the garden.

Unused garage items like tyres, old crates and empty pots can also be used effectively if filled with good quality organic soil you can plant seedlings in.

Consider how to harvest rainwater, either via gutters or by installing a rain tank to suit the needs of the garden and if viable direct all bathroom greywater (showers and basins) to the garden but make sure you use environmentally-friendly cleaning products.

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What you need: All items are available from a nursery Newspapers to cover an area of 2m² 1 large bail of Lucerne 1 wheelbarrow of compost 2 x 25l bags of manure (chicken/cow combination) 2 handfuls of rock dust 1 small handful of agricultural lime or dolomite 1 bail of straw or sugar cane mulch Seedlings of your choice Seaweed solution – to feed the soil Method: Set up the raised bed’s framework using wood or other materials, then layer the paper directly onto the area, this creates a non-toxic way to kill any weeds present and provides a fresh foundation on which to layer the soil and manure and then plant the seedlings to finally cover with mulch. Add water and watch in wonder as your very own urban farm starts to grow.

Source: theveggielady.com/how-to-build-a-raised-bed-forvegetable-gardening

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CASE STUDIES: Green building services, materials and technologies 68 Isoboard 69

Koen & Associates Architecture

70 Grecoline 71 INNOVATION Aluminium: your ally in the war on waste 72

New Look Windows

73 INNOVATION A superior solution in every way 74 Sika 75

Old Mutual

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Frost International

77 Rigifoam 78 Thermguard

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CASE STUDY IsoBoard

Repurposing buildings: New life from solid stock

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ome buildings have their lifetime’s design calling: cathedrals: monuments, hospitals and palaces. Some are homes, renovated and refreshed from time to time. And others once had a particular purpose; long forgotten as the needs of the community changed.

As an example, in Somerset West we have what was once perhaps a light industrial workshop or warehouse, now reinvented as a chic interior design showroom – The Mood Collective. A large walled space with mezzanine, ideal for displays, with offices, and lovely natural light beaming through the high industrial windows. With a lot of love, effort, tears, and perhaps some money, the industrial building has been refreshed into a stunning showroom, where interior specialists showcase their wares to interior designers and homemakers.

Adding passive comfort Amongst the challenges to be overcome in preparing the building was adding passive comfort, to allow patrons to browse at their leisure. While the building has some aspects which contribute to occupant comfort, such as cross-flow ventilation and high thermal mass solid walls, it was built in an era when limited thought was given to the disposition of occupants, and the effect of discomfort on patronage and energy efficiency. The 300m 2 asbestos fibre roof was completely uninsulated, meaning high temperature loads in summer, and a cold interior in winter.

While one option would have been to remove and replace the roofing after installing thermal insulation, because there was opportunity to work from within the empty structure, the decision was made to solve from within. In addition, this saved replacing the roof sheets.

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The solution chosen has been to add proven thermal insulation, in the form of 30mm thickness IsoBoard panels, directly adhered to the existing roof sheets.

IsoBoard panels were factory painted per specification, glued to the asbestos sheeting between the existing purlins, and finished with a trim piece. This intervention has made a considerable difference to the interior comfort and the aesthetic appeal of the showroom, while preventing any shedding of asbestos fibres.

A neat, quick and relatively affordable solution The installation team of four took a week to install the IsoBoard roof lining panels, working from scaffold platforms. The adhesive forms the permanent bond between the roof sheets and interlocking IsoBoard panels, making use of no mechanical fasteners at all.

The key to this installation is having dust and oil-free surfaces on the sheeting and boards, allowing the water-based adhesive to bond. The recommended adhesive allows IsoBoard panels of up to 2 400mm in length to adhere almost instantaneously, enabling the installation of the next and subsequent boards without dislodging the initial board. Pre-painting the boards saved time, mess and disruption on site.

Overall, this has been a neat, quick and relatively affordable solution, delivering a comfortable and appealing environment for occupants, without affecting the integrity of the roof system.

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CASE STUDY KOEN & ASSOCIATES ARCHITECTURE

Dobson Point Revitalise and upgrade

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obson point shopping centre situated in Dobsonville extension 2; built-in 2009, it was the first centre of its kind which represented an early symbol of economic development.

The centre provides a pleasant, safe and convenient place for people of the community to shop and socialise.

The shopping centre with a GLA of 3952m2 has 39 stores with a variety of tenants such as anchor tenants Pick n Pay, Mc Donald's, KFC. Koen and Associates was given a brief to bring about a contemporary modern feel creating a more appealing centre to the community. Renovating and updating of shopping centres has a direct impact on the perception of the centre’s atmosphere. Renovations reinforce the landlord’s commitment to the tenant's and consumers' trends and expectations thus increasing shopper traffic and spending resulting in greater returns for the tents and landlord.

The objective of the development is to bring business and the community closer. The shopping centre is currently located in the high-density area of Donsonville, and the redevelopment will be beneficial for both consumers and retailers. The revitalisation of town centres requires collaborative action from a lot of stakeholders. So partnerships are key in these developments.

The design- leaning towards Modern architecture consists of sleek lines and minimalist façade- with the usage of uniform and contemporary facade treatments; standardized upgraded signage with lighting to enhance the overall modernization and create curb appeal, textured plastered features to provide depth in design. The new design will complement the modern KFC and Mc Donald's within the centre and provide a more appealing and uniform look across the centre.

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Why Design A façade upgrade of Dobson point will boost the value of the building and appeal for shoppers and prospective tenants- buildings with visible cracks on the external façade, cracked windows and leaking interiors can put off discerning buyers and renters.

A facade upgrade also addresses the structural integrity of the building- managing the few structural issues in the short term will prevent extensive repairs in the future this offsets the overall cost of building maintenance.

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Profile

Grecoline

Bespoke premium quality

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recoline (established in 2014) is a privately owned family company based in Johannesburg. Our company is in cooperation with the top certified European companies in the aluminium industry, bringing the best from Europe to your home. Thanks to the wide range of products, customised solutions are easily created for the needs of our clients.

Grecoline takes pride not only in the provision of exceptional European high-quality aluminium products that meet the uppermost requirements of technology, safety, aesthetics, energy efficiency and comfort but also in our customer service excellence from the beginning stages up until completion of projects. Grecoline is committed to fulfilling the requirements of all customers while leaving them with the utmost contentment through our high professionalism, knowledge, reliability, experience and timely services. Our ethos is that our premium quality European aluminium products deserve the same supreme approach to installation and customer service.

Grecoline also focuses on energy efficiency and as such energy-efficient solutions are offered by our expert team and engineers for residential and commercial projects. Our energy-efficient products aid in lowering energy consumption.

Grecoline’s thermal break system prevents heat losses and heat gains via the aluminium frame in winter and summer respectively. With the use of suitable glazing, the sound is reduced considerably and the comfort level indoors is improved reducing the costs for heating or cooling. The EPDM (ethylene propylene diene monomer) rubbers that are used along the aluminium frame completely seal the window preventing any air, as well as water leakage. Additionally, the windows have been designed with embedded sinks which allow the water to escape outwards.

Energy efficiency is reached with the use of double glazing as it is considered a passive energy-saving system and also helps minimise your carbon footprint.

It adds to the thermal comfort of the occupant while minimising the need for any heaters or air conditioners which subsequently reduce your energy costs.

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The two panes of glass are separated by a sealed air gap which acts as an additional layer of insulation. This prevents the heat in winter from escaping the interior keeping your home at a comfortable temperature.

Likewise in summer, the double glazing prevents unwanted heat entering the home. Double glazing not only reduces noise pollution, it also forms an extra barrier for added security.

The high-quality aluminium products that we supply are made of durable materials that will fit any type of wall, window, and fixture that requires aluminium products. We make sure that all our products fit beautifully and perfectly with each other. Grecoline can help customers add a touch of modern design into any home or office.

Products Supplied: Aluminium Windows & Doors • Openining Systems • Folding & Stacking Systems • Sliding Systems • Lift & Slide Systems • Slim Line - Less Frame Systems • Integrated Blinds System Curtain Walls Shutters • Opening Shutters • Sliding Shutters • Manual or Automated Rollers Shutters Doors • Entrance Doors • Interior Doors Insect Screens • Balustrades • Canopies/pergolas

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INNOVATION

ALUMINIUM WINDOW AND DOORS: YOUR ALLY IN THE WAR ON WASTE Grecoline provides a number of premium quality aluminium products, which meet client needs and reduce their carbon footprint too.

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ith a unique combination of attractive and versatile properties – from being low in weight and high in strength and formability, to corrosion resistant, recyclable and a good conductor of heat and electricity, aluminium is justifiably described as the “green” metal, given its renewable life cycle, with around 75% of almost one billion tons of aluminium ever produced still being in productive use.

Grecoline, a privately-owned family company based in Johannesburg, has been supplying the local and African market with high quality European aluminium window and door systems since 2014 and takes pride in the provision of exceptional products that meet the uppermost requirements of technology, safety, aesthetics, comfort and energy efficiency. “Our ethos is that our premium quality products deserve the same approach to installation and customer service, so clients benefit from a high level of professionalism, knowledge, reliability, experience and timely turnaround,” says Sales Director Lily Chrisopoulos.

Passive energy savings

Grecoline

Grecoline’s bespoke systems are defined by their concealed security, technical accuracy, modern designs and durability, as well as their focus on energy efficiency. “Our products substantially lower electricity bill costs through reduced energy consumption,” continues Chrisopoulos. “The use of Grecoline’s thermal-break system prevents heat losses and gains in winter and summer respectively. In addition, with the

use of suitable glazing, the sound is reduced drastically (lowered noise pollution) and indoor comfort levels improved, reducing the costs for heating or cooling.”

The EPDM (ethylene propylene diene monomer) rubbers that are used along the aluminium frame completely seal the window, preventing any air or water leakage, she explains. The windows have also been designed with embedded sinks which allow the water to escape outwards.

Double glazing is considered a passive energy saving system, which helps minimise one’s carbon footprint (reducing the need for heaters or air conditioners).

Another benefit is that it forms an extra barrier, making it difficult and more time consuming to break through – an excellent choice for added security for home or work.

“We have completed a number of projects in Southern and Sub Saharan Africa. In Johannesburg and also Cape Town, we have used thermal break aluminium with Low-E glass,” says Chrisopoulos. “Our client in Waterfall Estate, Joburg, keeps telling us that he has barely had to use the underfloor heating because of the windows, which keep the house warm in winter.”

The Grecoline product range includes: Aluminium windows and doors, curtain walls, shutters, manual or automated roller shutters, insect screens, balustrades, pergolas, frameless folding doors, safety and entrance doors, and soundproof interior doors.

With aluminium being a considerable ally in the fight against waste, energy consumption and environmental damage, it makes sense to consider a solution which is not only custom-made and of the very best quality, but eco-friendly too.

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New! Invisifold doors - visit www.invisifold.co.za

New Look Window Systems Tel: 021 5527172 www.newlookwindows.co.za email:info@newlookwindows.co.za Visit our showroom by appointment at 6 Regent park, Platinum Crescent, Montague Gardens, Cape Town 7441 or view our permanent exhibit at the Building Exhibition Centre, Northgate Estate, Ysterplaat, Cape Town

Call or email today for your free quotation. Download our brochure from our website.

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INNOVATION

A SUPERIOR SOLUTION IN EVERY WAY New Look Window Solutions offer security, quality and style – and are green too.

uPVC windows and doors offer great advantages over products manufactured from other materials – from higher thermal efficiency and better noise reduction, through to increased security, greater durability and a very low maintenance requirement.

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hen we ask customers what three things are most important to them when it comes to windows and doors, the response is almost always security, quality and style,” says Jason Smith of New Look Window Systems. “Our selection offers all of these aspects in abundance, as well as the very important element of reducing a client’s carbon footprint.” The beauty of the New Look Collection, he explains, is that it has the looks and charm of a traditional timber product, with all the functional, economic and hassle-free benefits of a modern uPVC product. “The high quality materials used in our products result in a technically superior frame – providing unrivalled security and performance.”

Check your supplier Smith goes on to say that there is a wide variety of specifications available in uPVC windows and doors, but it is worthwhile using a supplier that uses the latest manufacturing techniques and hardware technology.

New Look Window Systems, for example, feature welded construction, with the beads that retain the glass fitted to the inside of the window. This strengthens the product and boosts its security properties, and is a differentiating feature to most competitive solutions on the market.

Other differentiating features include “twin-cam” espagnolettes, as opposed to single espagnolette locking systems, which gives far greater burglar resistance; security claws as an extra measure; high security door locking mechanisms; concealed hardware for a neat,

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clean appearance; and a choice of beads for double glazing and a choice of spacer bar colours.

In South Africa’s harsh climatic conditions, it is critical to select products whose uPVC products are UV stable. “In many cities and areas of South Africa the global radiation is close to or exceeds 160kcal/cm²/p.a, and not all window profile suppliers offer a UV-and weather resistant formulation,” explains Smith. “New Look Window Systems uses REHAU window profiles, made of PVC 1476, which fulfill the quality requirements for zones where exposure to Ultra-Violet radiation is high.” With New Look Window Systems keeping homes “warm and secure in winter” and “cool and stylish in summer”, the emphasis on thermal comfort results directly in energy savings, as one does not have to rely as much on heating or cooling systems. This is especially true with double glazing. “In addition to these benefits, our products have a very long life span, so they need not be replaced as often as other products manufactured from different material,” says Smith. “uPVC frames can also be recycled, greatly reducing environmental impact.”

A long-term investment While there is a premium for such a superior solution, this is often less than the perceived cost, with BUILDAID results (2019 Building and Pricing Guide) releasing figures pertaining to a new home build, and an approximate figure of R600 a month extra bond cost for a typical home over 240 months. For the peace of mind of windows and doors with increased safety, energy savings and noise reduction, this is a relatively small price to pay.

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CASE STUDY Sika South Africa

V&A Waterfront Refurbishment

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he Victoria and Alfred waterfront is known as a place where the city meets the sea.

Situated in the city of Cape Town with Table Mountain as its backdrop is one of the most visited tourist destinations in Africa. It is known for its beautiful architecture which carries a wealth of history on its walls. It houses various heritage sites, historic landmarks and many other attractions.

Over the past 140 years, the harbour has undergone numerous changes which continue even today with the redevelopment of land and buildings. It is therefore imperative that this gem is kept in best form all year around.

The management team of the waterfront identified the leakage of the skylights as a major problem that needed to be solved as they had leaked for some time and were in urgent need of repair. Consulting Engineers David Elston & Associates assisted in selecting an appropriate remedy. The team decided to employ a method of over-sealing the glazing joints, offering advantages of less labour and less time to complete.

This 4600 linear metre project was made possible by using Sika products.

In July 2019 the revamp of the glass skylights began.

The contractor, Skysite Rope Access offered the adopted solution of leaving the original sealant in the joints and over- sealing with our Sikasil bridge tape- 300 a preformed silicone profile tape with SikahyflexÂŽ 305 AP weather sealant to seal all existing joints, making them 100% waterproof as silicone bonds to silicone. A reason for the use of the Sikasil bridge tape -300 was that it is an ultra-low modules silicone tape that presented an economical alternative to cutting out existing failed joints. Some advantages of this tape include; high tear resistance, resistance to corrosion and UV resistance.

Sika offered assistance by initiating training to ensure the job was done in the correct manner as other Sika

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products were used such as Sika Activator 205 as an adhesion promoter and Sika cleanglass to ensure all glass surfaces were left meticulously clean.

Sika South Africa is proud to be a part of such a prestigious project, a unique project for Sika as it was the first of its kind in the country using the Sikasil Bridge Tape-300. Having the V&A waterfront as a reference is a fantastic start for this new Sika product.

With the Sika products and methods used on these skylights there is no doubt that the V&A waterfront can retain its well renowned reputation.

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Old Mutual Limited, commercial office Mutualpark, Pinelands, Cape Town

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o you hear that? That’s the sound of one Cape Town office park diverting the equivalent weight of three Boeing 747s in waste from landfill last year.

Old Mutual improved their existing waste to landfill diversion efforts by almost 30% in 2019 to 688 000kg.

By looking at each waste stream in detail, commercial office complex Mutualpark was able to make several improvements year on year. This led, for example, to the monthly average collection of 13 935kg organic waste each month last year.

Several principle-based starting points assisted in these significant increases. Those responsible implemented the concept of separating waste at the source, introducing compostable packaging, and expanding the type of materials that can be composted.

And when the grease trap waste amounts to almost 8 000kg each month, this becomes a fat lot of goodness that is now included in composting efforts instead of further clogging up Cape Town’s landfills.

In excess of 300 000 individual single-use packaging items enter the supply chain at Mutualpark. The majority of single-use plastics featuring in the waste stream are coffee cups and lids, stirrers and take away boxes. On average there were 56 000 coffee cups and in excess of 96 000 polystyrene containers accumulated on the premises per month.

Photos of Waste provided by Old Mutual

Waste not want not

CASE STUDY Old Mutual Limited

Sustained success

in their guts. Things aren’t looking better further up the food chain either. In March 2019, a baby turtle cared for

by Cape Town’s Two Oceans Aquarium died because of plastic ingestion. Just weeks before, a dead whale washed up in the Philippines with 40kg of plastic in its stomach, followed by a dead sperm whale in Italy.

The pregnant animal’s womb contained nearly 25kg of plastic along with her dead baby.

Humans and how we produce and consume what we use are to blame for this. According to the World Wide Fund for Nature (WWF), South Africans use 3050kg of single-use plastic per person per year. Based on our population of 54 million, that is equivalent to the weight of 4 800 to 8 000 Boeing 747s per year – and that is for South Africa alone.

Reduce, reuse and recycle

Taking the waste out of waste stream Mutualpark now only allows certified compostable green packaging to be sold by the vendors, this includes bagasse (made from agricultural waste from the sugar industry), PLA (a biodegradable and compostable bioplastic derived from renewable starch resources such as corn, Kraft takeaway packaging (made from natural paper), and Bamboo or White Pine packaging.

The world is drowning in plastics, and microplastics (pieces smaller than 5mm) are found in everything from the water we drink to the food we eat.

A study by the Sky Ocean Rescue project in the UK found that 72% of crustaceans from six deep-sea trenches, the deepest parts of our oceans, have plastic

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In South Africa 10% of plastics are recycled into new products. But often these products are single-use disposable items such as plastic bags. Almost a quarter is incinerated, and up to 62% ends up in nature, or T +27 11 262 landfills.

The4825 sad fact is that the composition of many C: +27 76makes 815 0707 plastics them unrecyclable.

E: Using tumim@koenarch.co.za the significant market demand of Mutualpark, W: thewww.koenarch.co.za team at Old Mutual are hoping to stimulate sustainable package manufacturing. South Africans can all do the same by supporting businesses that have decided to use zero plastic and supporting suppliers of plant-based, compostable food packaging.

Waste Consultant: Sam Bennett of Strategic Waste Solutions

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CASE STUDY FROST INTERNATIONAL

A WELCOME ENTRANCE, A SECURE STATEMENT

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or those who need to monitor and control access to multi-tenant facilities – whether they be workplace-related, institutional or accommodation-based – the reality of navigating streams of different people at any given time and ensuring that those who are authorised to have access to premises can easily do so, and those who don’t are prevented from entering, can be a huge challenge.

Physical security staff members are important, but are often under pressure during peak traffic times.

Fortunately, there are many types of access control products available, and Frost International specialises in supplying Boon Edam speed lanes to the South African market, all of which are aesthetically suited to today’s sleek and modern buildings, and manufactured in line with European standards of emissions. In light of the recent Covid-19 pandemic, hygiene and non-contact is possibly even higher on the agenda than security as life returns to a ‘new normal’ in the months that lie ahead.

Slim, smooth and seamless Boon Edam’s globally proven Speedlane Lifeline Series is an elegant and functional speed stile that provides a welcoming, yet secure entrance that guides only authorised personnel through public and private facilities. The Lifeline Swing range is one of the slimmest on the market, with a cabinet width barely in excess of 100mm. Featuring a smooth, premium glass casing housing intuitive-coloured LED lights, visitors are eased seamlessly through the checkpoint with the lights gliding effortlessly across the tapered cabinet top. The aesthetics can be easily adjusted to either blend in or stand out, depending on the needs of the elevator lobby area. The product effectively prevents tailgating, as well as passing back of authorisation cards/IDs. Jump-Over detection can sound with audible and/or visible alarms, increasing overall safety for the user, security and building personnel.

A new partnership between Royal Boon Edam and Schindler, a global leader of elevator destination control systems, brings together their respective strengths to provide secure access into buildings

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and streamlined pedestrian traffic flows through lifts.

Known as ‘The Power of Two’, the strategic partnership uses the companies’ combined expertise to provide a security speed gate system that integrates with lift and pedestrian access destination technology, to provide users with up to 50% less waiting time. Schindler’s industry-leading destination algorithm utilises the time taken by the user between entering a speed gate and reaching the lift (typically 5-10 seconds) to call the correct elevator. Integrated with the building’s lift and building management system, entrants are grouped to assigned lifts based on the floor they work on. Upon tagging in, the speed lane and lifts communicate, and the relevant lift is displayed to the user on the Speedlane screen.

Plug-and-play The Lifeline series can now be installed with Schindler’s advanced PORT 4 mini integrated device, which, unlike other common security solutions, makes use of mobile phone applications and smart technology.

The integrated units are totally plug-and-play with no additional on-site installation necessary. “The increasing importance of speed gates in larger office or mixed-use buildings encouraged PORT to redefine the meaning of ‘seamless’ and further extend the functionality of both the software and the speed lane itself,” commented Tobias Friedli, Head of Design – Transit Management Group, Schindler. Importantly, the system can be retro-fitted into existing buildings.

“Going beyond safety, this seamless integration offers a premium level of comfort and convenience,” says Campbell Frost. “Boon Edam products are committed to using Internet of Things (IOT) to keep client satisfaction maximised. This is certainly how the future will look for the majority of buildings, and offerings will keep evolving as technology continues to unlock new benefits.”

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CASE STUDY RIGIFOAM

Partnerships for green city living

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roperty developers, Yohome, envisioned their latest residential development in Benoni, Gauteng, as a lifestyle space where people can live and relax in a safe environment.

The modern, farm-style security development in Vlei Road, Rynfield consists of 29 three-bedroom, open-plan houses with spacious rooms, built-in cupboards, designer kitchens and modern finishes.

Amenities include a communal area with a braai area, a kids play area and a garden nursery, facilities that will give the community a sense of belonging and contribute to its integration.

“Our vision is to design exceptional properties with the customer in mind,” says YoHome CEO, Stephen Duggan. “By providing an exceptional product of value and quality, our customers don’t have to compromise on style and quality.”

“Rigifoam is extremely happy to be partnering with an innovative team that shares the same values and has its sights firmly set on the horizon,” affirms Lyle Jeffery from Rigifoam.

Yohome is a IBT (Innovative Building Technology company) that has partnered up with various suppliers namely Rigifoam. Their technology is based around speed efficiencies. The one main shortfall is the thermal performance of the building systems.

We have helped Yohome develop a thermal internal Cladding that they use in their construction process, the results are a building that is fully compliant with SANS 10400XA and also stays true to its core values of speed and efficiencies.

Innovative construction According to Duggan, YoHome has brought the number one method of residential construction in Latin America to Africa. “This construction method is three times quicker than traditional building methods and three times stronger than brick,” he says.

Suitable insulation found To meet the relevant thermal requirements as set out in SANS 10400XA, a suitable insulation product was needed.

“Long-term thermal performance was important to ensure that not only the first step was met (i.e. council approval), but rather that a sustainable low-carbon footprint was achieved for optimal saving and low cost of ownership,” Duggan adds. “Only one product, Rigifoam’s LAMBDABOARD, ticked all of these boxes and passed with flying colours!”

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Rigifoam Tel: 010 110 9899 Website: www.rigifoam.com

®

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CASE STUDY Thermguard

Thermguard: Recycled for your future

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hermguard is a cellulose fibre insulation manufactured primarily from waste newsprint, which is treated with a mixture of inorganic salts to render it fire resistant as well as a repellent to insects and rodents.

Thermguard has been manufacturing cellulose fibre ceiling insulation for 35 years and the company has recently relocated to a larger premise in Johannesburg to better service its ever-expanding customer base.

The fact that Thermguard is made from more than 80% recycled material makes it the most eco-friendly thermal and acoustic insulation in South Africa.

Our fibres are treated with non-toxic additives to make them insect and rodent resistant as well as fire retardant to SANS B/B1/2 specifications. Thermguard is non-toxic and non-irritant and can be handled safely without gloves, as it does not contain asbestos or fibreglass.

The construction industry is looking for solutions to the challenges presented by ecologically sustainable development and, more recently, load shedding.

Thermguard is one such solution.

Thermguard is advantageous due to its high recycled content and low-energy manufacturing process.

Thermguard is itself an insulator and helps to reduce the load on heating and cooling devices within a

building. This prevention of greenhouse gases at both the producer and consumer end of the product lifecycle is known as a ‘double green’ effect. This becomes more evident when embodied energy is considered. The respective embodied energy of fibreglass and polyester are 10 and 15 times more than that of cellulose fibre insulation.

Thermguard is blown onto the ceiling, filling every nook and cranny and creating a seamless blanket, thereby ensuring no heat gains and losses can occur.

Tests undertaken in the USA proved that cellulose creates ‘airtightness’ of a building and that when installed performed, on average, up to 26% more efficiently when compared to rolls of insulation.

Unsustainable decisions of past generations have severely affected our planet’s ecosystems. The decisions we make from this point on will affect the sustainability of our planet for all future generations. Remember, Thermguard is Recycled for Your Future.

impact Services Directory The official publication of GBCSA

Grecoline Aluminium T +27 11 262 5222 C +27 727 675 388 W www.grecoline.com Products: Superior quality European aluminium products Services Offered: Supply and installation of custom made aluminium windows, doors, shutters, roller shutters, integrated blinds, insect screens, entrance and interior doors.

Product & Company Certifications: CE, ISO9001, SAGGA, Qualicoat, ift Rosenheim, Tuv Rheinland and AAAMSA

New Look Window Systems CC T +27 21 552 7172 W www.newlookwindows.co.za Products: Casement windows, Tilt & Turn Windows, Sliding windows, Single doors, French doors & windows, Sliding doors, Tilt & Slide doors and Invisifold doors.

Services Offered: Manufacture & Installation of uPVC Windows & Doors.

Product & Company Certifications: SANS 613, SABS 1553-1, SAFIERA, SAGGA, AAAMSA

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GREEN BUILDING CONVENTION 2020

Mapping the path to a sustainable future

We are prepared!

Visit our website for more info on our COVID-19 response

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