INSPIRING • BETTER • BUILDINGS
Together we have reached a significant achievement. The green building movement in South Africa has reached a major milestone, with 50 projects now Green Star SA rated. This publication celebrates a major achievement and is dedicated to all green building leaders.
Contents 2 Foreword by Bruce Kerswill 3 GBCSA’s growth to date 6 What reaching 50 means 11 Building better value 14 Recognising the leaders
18 Setting the pace 20 Summarising the journey 22 In closing 24 List of certified buildings
Welcome Foreword by Bruce Kerswill The Green Building Council South Africa (GBCSA) was established in 2007 to lead the transformation of the property sector by ensuring that all buildings are designed, built and operated in an environmentally responsible way. Six years later, we have certified our 50th Green Star SA-rated project – a major milestone for the industry and proof that the green building movement is firmly established in the South African property industry.
GREEN BUILDING COUNCIL SOUTH AFRICA
In South Africa, certified new green buildings now cover nearly 1 million square metres, and savings in electricity, water consumption and waste disposal are having a significant impact, helping in the global battle to combat climate change and conserve precious natural resources.
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With a further 150 projects in the Green Star SA registration pipeline, the impact will increase significantly. With the Existing Building Performance tool, currently in Pilot, tackling the huge market for existing buildings, and the Interiors tool enabling the rating of individual tenant fit outs, this impact is set to escalate dramatically.
Our suite of Green Star SA tools now enables all commercial property owners to rate their buildings. The good news, as our previous publications have shown, is that there are very real financial and productivity benefits in greening a building. But we must not become complacent. The recent IPCC Report 5 reinforces the huge negative impact that climate change will have – and is already having – on our civilization, and the need to reduce carbon emissions and urgently. So, as we celebrate our significant achievements, we recognize that we still have a long way to go.
The Green Building Council is here to enable, to support and to assist – and also, to challenge! We salute you and thank you for taking the future of our planet seriously! This is one more step on our journey together, as we seek to “create buildings that protect our planet and nourish our souls” (Rick Fedrizzi, Founding Chair of the U.S. Green Building Council).
Bruce Kerswill – Founding Chair of the GBCSA, current chair of the WorldGBC and initiator of the Socio-Economic category
This publication is a celebration of the milestone of reaching 50 Green Star SA certifications, and paints a picture of the significant savings and combined climate change abatement of these buildings. It recognises you, the industry leaders who have taken the plunge and initiated a whole new era of building.
Without your initial and ongoing support, this would not have been possible.
GBCSA’s growth to date 3
GREEN STAR SA PROJECTS BY NUMBER
13
4 STAR 5 STAR
34
Over 5000 people have been trained on the GBCSA’s Green Star SA Accredited Professional Course, with more than 700 qualifying as Green Star SA Accredited Professionals.
GREEN STAR SA PROJECTS DESIGN / AS BUILT DESIGN AS BUILT
41
The GBCSA is supported by over 1 100 members who form an extensive network of like-minded organisations and individuals covering seven industry sectors. LEARN
6 STAR
9
COMMUNITY
An online education platform has been launched offering new and upgraded courses and allowing more flexible access to course material. CERTIFY GBCSA has three types of Green Star SA rating tools that cover new buildings, existing buildings and interior fit-outs. A suite of four tools covers different building typologies for New Buildings, namely, Offices, Retail Centres, Multi-Unit Residential buildings and Public and Education Buildings. The Existing Buildings Performance Tool and the Interiors tool, currently in pilot phase, focus on transforming the remaining 98% of South Africa’s building stock.
GREEN STAR SA CERTIFICATIONS PER ANNUM
1
4
8
15
22
50
2009
2010
2011
2012
2013
TOTAL CERTIFICATIONS TO DATE
The Energy and Water Benchmark allows building owners to “know their number” in order to identify buildings’ water and energy consumption and to compare this to an industry average.
GBCSA STAFF GROWTH 4 STAFF IN 2008
21 STAFF IN 2014
ADVOCATE The GBCSA has led two key projects to demonstrate the benefits of resource-efficiency in communities and homes. Cato Manor Green Street project in KwaZulu-Natal retrofitted 30 low-cost homes with solar water heaters, insulated ceilings, efficient lighting, heat insulation cookers, and tanks for rainwater harvesting while food gardens were established in the area.
GBCSA MEMBERSHIP GROWTH
100
400
600
649
819
1126
1136
2008
2009
2010
2011
2012
2013
2014
The recently-launched My Green Home project aims to showcase the journey of a high-consuming family as they green their home, to educate South Africans about a range of cost- and Earth-saving actions, and to inspire behaviour change.
50 CERTIFICATIONS: INSPIRING BETTER BUILDINGS
The Socio-Economic Category , currently in pilot phase, has seen us moving beyond green building to include more socio-economic factors, a first for developing countries.
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GREEN STAR SA PROJECTS CERTIFIED Number of Green Star SA Certifications per Province:
Gauteng
666,110
Western Cape
m2 GFA
142,960
m2 GFA
SA
TOTAL ARE A
IN IED
P R O R J A T E C S T N S CE E E R RTI FO G F
900000
m GFA 2
TOTAL AREA OF FULLY REGISTERED GREEN STAR SA PROJECTS:
820 000m2 GFA
*
Kwazulu-Natal
28,000
Eastern Cape
m2 GFA
10,030
Limpopo
m2 GFA
2,070
m2 GFA
* Fully registered GFA is less due to buildings having both a design and as built certification
GREEN BUILDING COUNCIL SOUTH AFRICA
What reaching 50 means
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Predicted or potential performance of the 50 certified green building projects is impressive. In submission for certification by the Green Building Council South Africa, developers expect annual savings of 76 million kilowatt hours (the amount of electricity needed by 5 300 households for a year), 115 million kilograms of carbon emissions (equivalent to taking 28 000 cars off the road), and 124 million litres of water, sufficient for 34 000 households for a year.
However, developers now face the challenge to ensure that the buildings realise, or even exceed, these savings in their operations. The following infographics give a sense of the impact these 50 certifications are likely to have:
WATER
50 SAVINGS
BUILDINGS
Based on the typical standard practice for water efficiency ––– WELS TWO STAR FITTINGS –––
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124 Predicted water savings if the 50 certified projects are operated as their designs intended (numbers rounded off):
2 50 million litres predicted to have been saved to date by these buildings since they were built. The average predicted potable water savings of these projects is 48% more efficient than the reference case, which is based on Wels Two Star fittings - viewed as typical standard practice).
MILLION KWH ENERGY MILLION LITRES SAVED YEAR PREDICTED TO BEPER SAVED PER YEAR
WHICH IS EQUIVALENT TO
2.5
LITRES PER DAY
Providing enough drinking water to
34,000
households every year (2.5 litres/p/day to a family of four)
124 million litres per annum of water saved is equivalent to approximately: T he volume of drinking water consumed by the South African population in one day (given 50 million people each consuming 2.5 litres) E nough drinking water for 34 000 households every year (2.5 litres/day for a family of four)
Provide enough drinking water to the South African population for one day (Giving 2.5 litres to 50 million people)
50 CERTIFICATIONS: INSPIRING BETTER BUILDINGS
124 million litres per annum of water.
MORE EFFICIENT AT SAVING WATER
7
50 ENERGY SAVINGS BUILDINGS
Built to the legal standards for energy efficiency ––– SANS 10400 Part XA –––
34
%
MORE ENERGY EFFICIENT
MILLION KWH ENERGY SAVED PER YEAR
WHICH IS EQUIVALENT TO
Predicted energy savings if the 50 certified projects are operated as their designs intended (numbers rounded off): 76 million kWh per annum of energy predicted to be saved by these buildings. 167 million kWh predicted to have been saved to date by these buildings since they were built.
The energy needed by
5,300
GREEN BUILDING COUNCIL SOUTH AFRICA
homes per annum
8
The energy needed to boil
1.4 million
kettles of water per day for a year
The average predicted energy saving of these projects is 34% more energy efficient than the reference case, which is based on SANS 10400 Part XA - the legal standard for energy use in buildings. 76 million kWh per annum of energy saved is equivalent to approximately: The energy needed by 5’300 households per annum. The energy needed to boil 1.4 million kettles of boiling water per day for a year. 1-2% of what a large-scale power station might produce in a year. Thus, the amount of electricity saved by 2 500-5 000 green buildings would be equivalent to the annual output of a power station
50 REDUCED GHG EMISSIONS BUILDINGS
Built to the legal standards for energy efficiency ––– SANS 10400 Part XA –––
57 115
%MORE SAVINGS
ON GHG EMISSIONS
million kgCO2 predicted to be saved per annum 250 million kgCO2 predicted to have been saved to date
WHICH IS EQUIVALENT TO
115 million kgCO2 predicted to be saved per annum.
6,000
Full Boeing flights from Cape Town to Joburg (one way)
250 million kgCO2 predicted to have been saved to date. The average predicted kgCO2 emissions savings of these projects is 57% more than the reference case, which is based on SANS 10400 Part XA, the legal standard for energy use in buildings. Note: The kgCO2 numbers take renewable and on-site energy generation into account where relevant, whereas the kWh energy savings numbers exclude on-site generation.
115 million kgCO2 is equivalent to approximately: Taking 28’000 cars off the road per annum (medium-size car with annual mileage of 15’000km) 6 000 full Boeing flights from Cape Town to Johannesburg (one way)
Taking
28,000
cars off the road per annum
50 CERTIFICATIONS: INSPIRING BETTER BUILDINGS
Approximate kgCO2 savings from the 50 certified projects:
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REDUCED WASTE
%
ONLY HALF THE AMOUNT OF CONSTRUCTION WASTE IS DIVERTED TO LANDFILL
50
On average, 50% of construction waste was diverted from landfill. Construction waste contributes approximately 15-30% of the total amount of waste that ends up in landfill.
SOFTER BENEFITS
Daylight On average, 30% of usable area in green buildings has adequate daylight, creating a healthier and more productive environment, and allowing opportunity for switching off artificial light sources.
100%
PROVIDES MORE FRESH AIR THAN WHAT’S DONE AS A STANDARD PRACTICE
30
of usable area has adequate daylight
OFF
allowing opportunity for switching off artificial light sources.
Fresh air On average, green buildings provide 100% more fresh air than conventional buildings, creating healthier and more productive environments.
In addition to these predicted savings from the 50 certified projects, other benefits are likely to flow from them. Research and case studies have identified benefits in areas such as:
GREEN BUILDING COUNCIL SOUTH AFRICA
Productivity
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Up to 11% gains in productivity as a result of fresher air. Up to 18% increase in productivity through access to daylight and operable windows. Up to 23% improvement in productivity from good lighting and access to views.
Worker well being Enhanced worker satisfaction. Reduction in sick leave, stress and absenteeism. Green offices are a powerful recruitment and retention tool.
Building better value We used to design buildings that performed efficiently. Then came cheap energy and the air conditioning and other systems it powered to generate frenzied economic growth driven by wide spread exploitation and degradation of our natural resources.
Buildings are a major contributor to these excesses. They consume 40% of the world’s end-use energy, generate 40% of its solid waste and consume 12% of fresh water through their construction and operation.
Benefits flowing to the environment, property owners, tenants and employees from green buildings include:
Lower operating costs Green Star SA buildings profiled in the GBCSA publication, Rands & Sense of Green Buildings, show energy savings of between 25% and 50% compared to buildings designed to South African National Standard 10400 Part XA. Payback periods of investment in energy and water efficiency are also becoming markedly shorter as a result of increasing utility costs and wider availability of more affordable green building technology.
Higher returns on assets Extensive studies in the United States and Australia have shown rental rates in green buildings to be approximately 6% and 5% higher, respectively.
Now reaching into a growing number of countries, the green building movement is demonstrating with increasing confidence and credibility that we can take on, often at minimal cost, the big issues of our time: excess energy consumption and related CO2 emissions from burning carbon fuels; pollution of air, water and land; depletion of natural resources; and disposal of waste.
Increased property values Decreased operating costs, lease premiums and more competitive, less risky, future-proofed buildings contribute to the value of green buildings. This has been empirically proven in the United States and Australia with 11% and 12% valuation premiums, respectively. In a University of Cape Town study, a valuation simulation was undertaken on a building that was retrofitted to become a green building. The building was re-valued as if the green building features and initiatives (GBFIs) had not been implemented by making adjustments for the following input variables: net rental; discount rate; capitalisation rate; exit capitalisation rate; and net rental escalation. An increase of 17.3% in value in the building occurred once GBFIs were implemented. Further analysis was conducted by keeping all the input variables equal except for the net rental amount. A notional
rental premium of approximately 13.35% yielded an increase in the value of a building in the range of 11.1% to 13.34%, depending on the valuation method.
Enhanced marketability Green building creates a differentiated product in the market, which is viewed as technologically advanced and environmentally and socially responsible. These attributes are positively linked to the company brand and image of the owner and/or the tenant. Green building precincts are emerging, such as in Sandton, Gauteng, where numerous developers are strongly focused on building resource-efficient structures that create healthy working and leisure environments and enhance tenants’ brands.
50 CERTIFICATIONS: INSPIRING BETTER BUILDINGS
Growth has been such that we have now not only far exceeded the carrying capacity of our earth, but our impact on the environment, its natural systems and its ecological services continues to increase.
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Reduced liability and risk Green buildings are future-proofed against increases in utility costs, potential energy and water supply problems, tightening legislation, carbon taxes and the impact of mandatory energy efficiency disclosure, as well as costly retrofits or even obsolescence. Creeping water shortages pose a particularly demanding challenge. Total reliable water yield in the country is estimated at between 14 and 15 billion m3. Aggregate demand for water in South Africa in 2030 is projected to be 18 billion m3, leaving a gap between supply and 2030 demand of 17% (or 2.7 billion m3), according the Carbon Disclosure Project (CDP) 2012 Water Report. However, this excludes the uncertain impacts of climate change, which is anticipated to affect the variability, location and nature of rainfall, and additional pressure placed on available water supply by declining water quality as a result of contamination and pollution. Green Star SA tools reward and incentivize water re-use, grey and black water recycling as well as water- wise landscaping.
GREEN BUILDING COUNCIL SOUTH AFRICA
Retaining government and other major tenants
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The Department of Public Works’ planned ‘Green Building Framework’ is likely to include certain green building requirements for government accommodation. This will increasingly apply to large multinational tenants too. Government’s commitment to more resource-efficient buildings is already reflected by the Department of Human Settlements which has included the
requirements of SANS 10400-XA (energy efficiency standards) to the Norms and Standards for building subsidised low- income housing.
Minimising churn With increased comfort and occupant satisfaction and more flexible spaces, green building can minimise the costs and impact of churn. With lease terms in South Africa typically ranging between three and five years, churn represents a significant cost to businesses. The Green Lease toolkit released by the GBCSA in 2012 looks at how best to set up a lease agreement for a win-win situation between owner and tenant.
Responsible investing Investment in green building is an integral part of the worldwide trend to more responsible, sustainable and ethical investing. As an example, pension funds, which are major investors in property, now operate under the recently-introduced Regulation 28 of the Pension Funds Act. The regulation obliges pension fund trustees to adopt a responsible investment approach by considering any material factor, including Environmental, Social and Governance (ESG) issues that can affect the sustainable long-term performance of a fund’s assets. Coupled with Regulation 28 is a Code for Responsible Investing in South Africa (CRISA), which is the first in the world that requires integration of ESG factors in investment decisions. Investing in certified green buildings is a great opportunity for responsible investing as the asset has been independently verified as environmentally sustainable.
Increased productivity Improved internal environment quality from increased ventilation, temperature and lighting control, the use of natural light and the absence of toxic materials result in the improved health, comfort and wellbeing of building occupants. This has been shown to increase productivity by up to 20%, which easily covers any premium paid for higher quality green space.
Attracting and retaining talent Skilled staff members are hard to attract and retain. However, educated people, particularly younger graduates, are increasingly aware of sustainability and wellness issues and consequently, may be more attracted to working in a green environment. This will become increasingly evident and important for firms who want to retain talented staff.
Combatting climate change The field of climate change is vast and can be overwhelming to consumers. The GBCSA’s Green Star SA rating tools enable building developers, owners and tenants to measure such issues as carbon emissions, water usage and waste disposal, to take action to reduce their impact on the environment, and to continuously improve conservation practices and create truly sustainable communities.
Alexander Forbes, 115 West Street
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50 CERTIFICATIONS: INSPIRING BETTER BUILDINGS
Recognising the leaders The Green Building Dividend – Nedbank
GREEN BUILDING COUNCIL SOUTH AFRICA
As the first building developer to receive a Green Star rating in South Africa, Nedbank is in a better position than most to quantify the benefits of green building.
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“It is widely accepted that a property built or retrofitted using truly green design principles has the potential to deliver reduced operating costs of around 30% per year,” says Frank Berkeley, Managing Executive, Nedbank Corporate Property Finance. “We have seen this level of annual operations cost- saving delivered consistently by our Phase II head office building and the majority of the other seven Green Star-rated buildings that the bank occupies, or those that we have financed over the past four years.”
Nedbank supports the green building industry because it recognises the risks and opportunities presented by climate change, he explains. “It is estimated that buildings consume 40% of the world’s energy through their construction and ongoing operation. For this reason, Nedbank believes in playing its part in mitigating the risks of climate change, while also tapping into the opportunities that it brings.
“Nedbank also believes there is a business case for building green as well as greening existing buildings. The benefits of building and operating green buildings include reduced operating costs – which are especially important considering SA’s rising energy costs and water scarcity – as well as lower risks, improvements to worker productivity and, ultimately, better investment returns and higher property valuations.”
Nedbank Ridgeside
Berkeley: Nedbank has long recognised the importance of sustainability and is at the forefront of the ‘green’ revolution. As a group, the bank has a highly integrated approach that includes social, environmental, cultural and economic sustainability. We not only are significantly involved in financing and occupying a number of developments that speak to this interconnected mindset, but are constantly driving this approach to facilitate products and services such as the Green Savings Bond, the Renewable Energy Independent Power Producer Programme and a number of collaborations which are aimed at reducing South Africa’s reliance on coal-based power and energy generation, while lowering the national carbon footprint. What sustainability aspects guide your investment decisions? Nedbank’s extensive involvement in the area of green building in South Africa has afforded us a keen insight into the economic benefits that can be unlocked by incorporating energy efficiency and other environmentally beneficial elements into any building. While a like-for-like comparison of a green and non-green building of similar proportions shows that incorporating effective environmental considerations could raise the overall cost by around 10%, our experience is that this cost does not take long to recoup, particularly given the rapidly increasing cost of utilities in this country.
Therefore, any investment decisions that need to be made are inclusive of some of the above as well as issues of value and profitability, while always adhering to strict credit criteria applied across all of our funding transactions. How has Green Star SA certification had a positive impact on the Nedbank brand? Nedbank is privileged to be associated with the Green Building Council of South Africa. Across the globe, property owners and developers face the challenge of ‘future-proofing’ their buildings against rising utility prices and costly retrofits. Going green is now widely regarded as the smart choice, encompassing sustainability, accountability, aesthetics and crucial profitability. The Green Star SA certification has ensured that Nedbank is not only at the leading edge of enhancing value, profitability and sustainability through green building practices in our own buildings, but has meant that we are also ensuring that our clients, and the local property industry as a whole, have access to the latest trends, information and technology through our overall association with the GBCSA and our sponsorship of the annual Green Building Convention and Exhibition, allowing them to harness fully the business benefits of green building.
What lessons has Nedbank learned about environmental sustainability in the corporate banking environment? Nedbank is proud to be the only financial services organisation in Africa to achieve carbon neutrality for the 5th consecutive year. Managing our own impact has been key to this achievement, and it is through efforts that include the development of Green Star-rated buildings. Since unveiling the Nedbank Sandton Phase II building, the bank will soon occupy its fourth Green Star-rated building, an achievement that can be attributed to the learnings that we experienced along the way and were able to apply with each development. An example of the applied learnings is the 5 Star As Built rating that Nedbank achieved for the Nedbank Menlyn Maine campus site in Tshwane which had an initial 4 Star-rating baseline. This is a significant achievement considering the high standards set for such buildings. Due credit also goes to the professionals who continue to innovate the engineering of the buildings. What does the future bank look like? The introduction of the Green Star SA Existing Building Performance rating tool will unlock opportunities for existing buildings to integrate and apply sustainability principles, thus being a catalyst for growth within the green building space. The opportunities for future growth lie in the convergence rate from Design-rated buildings into As Built-rated buildings, and that stakeholders have a meaningful role to play in the transition of the industry.
50 CERTIFICATIONS: INSPIRING BETTER BUILDINGS
What does this mean for Nedbank, the Green Building Council South Africa asked him.
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Green buildings as the new norm – Growthpoint
GREEN BUILDING COUNCIL SOUTH AFRICA
Green building will soon enough become the norm, believes Growthpoint Properties.
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“We dream of owning an office portfolio of predominantly greenrated buildings,” says Rudolf Pienaar, Growthpoint Divisional Director: Office Portfolio. “As the cost relating to sustainability comes down, we anticipate that the number of 5 Star-rated buildings would exceed the 4 Starrated buildings. As green-rated buildings become the norm, clients will be focussing on the total cost of occupation per employee rather than gross rental.”
Growthpoint already has two 4 Star Green Star SA certified buildings in its property portfolio: Mayfair on the Lake (Office v1 Design rating) and Lincoln on the Lake (Office v1 As Built), both in Umhlanga Ridge, Durban. Pienaar identifies two main reasons for Growthpoint’s focus on green building: Green buildings offer an opportunity for the company and its clients to reduce their impact on the environment by promoting responsible development; and Green buildings make good financial sense. They have lower operating costs, which benefits the client and the property owner, and they have a higher total return than nonrated buildings.
Specific benefits that flow from this include: The ability to offer clients space at a lower operating cost while promoting an environment that increases employee productivity. The ability to drive and standardise the latest processes and procedures in the sustainability space, resulting in a much larger positive impact on the environment. The opportunity to deliver superior returns to shareholders.
Mayfair on the lake
Do you measure each building’s usage for water, electricity and waste?
Pienaar: Growthpoint has developed a process called the ‘Six steps to sustainable change’. Within this process, several variables relating to sustainability are taken into consideration. The most important is the tangible and intangible financial benefits that can be realised, while aligning ourselves with the GBCSA rating tools.
Yes we do. We have a third party that manages the measurement of our electricity and water consumption at all our buildings. We also use the GBCSA’s Energy & Water Benchmarking Tool, which has been co-sponsored by Growthpoint, to rate all of our office buildings on a rolling yearly average. This will assist us in picking up any inefficient trends, while assisting with the identification of inefficient buildings that need attention.
What sustainability or greening aspects do you generally employ in your portfolio? No-cost, lowcost, invest-to-save?
In a green building, how do you set up the lease agreement to be beneficial to both the owner and tenant?
We take a holistic approach and look at the total long-term value proposition. We also look at what is best for our clients, as well as our business interests.
We have adapted green lease principles in our Growthpoint Green Addendum in which we contractually agree that any saving that results from sustainability initiatives is shared on a 50/50 basis.
Approximately what percentage does Growthpoint spend on operating costs and what green measures have you found to have the greatest cost savings? Growthpoint’s property expenses are about 21% of revenue. The greatest cost savings can be realised by reducing energy consumption. Lighting seems to be the ‘low hanging fruit’, with air conditioning a close second. This is why we are currently busy, in conjunction with Eskom, with a R98 million programme to replace non-energy efficient light fittings with energy efficient light fittings.
What impact do greener buildings have on staff of the owner , tenants and other users, such as visitors and clients? The biggest impact will definitely be on staff. This is because they are provided with better quality space, such as indoor air quality and natural light, that enhance productivity. The owner benefits from various aspects including being a satisfied customer, which hopefully will result in client retention.
What lessons have you learned about environmental sustainability in the property investment environment? The entire professional team needs to collaborative from the outset. If you do it right from the design phase, you will reap the benefits, but there are no short cuts. It is undoubtedly a long-term investment. How important is environmental sustainability to you personally? It is very important to me because our sector creates 40% of the world’s greenhouse gas emissions. As good corporate citizens, we have a responsibility to address this now. In addition, as an asset manager, sustainability has a major impact on the total return of a building and we therefore have to incorporate this into our asset management strategy. What keeps you up at night? What gives you hope in terms of environmental sustainability? To find the sweet spot of capital spend versus sustainable impact. There is so much one wants to achieve. However, it has to fit into a capital plan. But I have hope for the industry; in fact, most of the professionals in this industry have in a short time, mastered sustainability, highlighted by the fact that we are celebrating the 50th green star rated building.
50 CERTIFICATIONS: INSPIRING BETTER BUILDINGS
What sustainability aspects guide your investment decisions, the GBCSA asked Pienaar.
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No.1 Silo, V&A Waterfront
Setting the pace Green building inspires innovation. Building resource-efficient structures that are environmentally-sustainable and cost-effective challenges project teams and developers to push the boundaries, in the process setting new benchmarks for their peers and taking the green building movement to new levels.
All Green Star SA tools have an Innovation category which recognises projects that show extraordinary achievements and originality in green building. These advancements illustrate the growing range of solutions to numerous challenges facing designers and developers, and which contribute to the maturity of the green building movement. Below are a few examples we feel warrant further credit:
GREEN BUILDING COUNCIL SOUTH AFRICA
Advocating for change: Public-Private-Partnership (PPP) contracts
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A PPP is not considered to be an innovative strategy as many projects locally and internationally involve partnerships in which public entities contract the private sector to design, construct and operate their buildings. However, the Department of Environmental Affairs’ new headquarters in Pretoria – one of only three projects that have attained 6-Star Green Star SA status – has been developed under an innovative PPP in which the
developer has been contractually bound to ensure long-term environmental sustainability of the project. The strict contractual relationship between lessor and lessee includes significant penalties over the 25-year life of the contract. The project contractually mandates a maximum annual energy demand of 115kWh/m2, that 10% of all energy must come from renewable sources and that water consumption will be 30% less compared to conventional buildings over the life of the contract. This provides the project with the opportunity to design an optimised building and then to run it as designed for 25 years to ensure that the contractual conditions are met. The GBCSA recognises that the model provides a far more rigorous contractual framework in which the transformative adoption of green buildings can be achieved at large scale.
Going beyond the boundaries: Building Biodiversity The Millennia Park office building in the historical heart of Stellenbosch has achieved a GBCSA 5 Star Green Star SA Office v1 ‘Design’ certification – the first time that a refurbished building in South Africa has received this accolade. The GBCSA has commended this project for important rehabilitation work undertaken on the Plankenberg River in the vicinity of the site. The river cleanup involved clearing alien plants, pruning existing trees, treatment of existing cut tree stumps to prevent further growth, and collection and removal of rubbish. When project teams, off their own initiative, work outside their site boundary, they extend the reach of the green building movement for the greater good and as part of paying it forward.
LOW VOC PAINTS As the first project in South Africa to achieve 4 Star Green Star SA – Office Design v1 rating, the Nedbank Phase II project, part of Nedbank’s new Sandton headquarters, has been instrumental in driving market transformation by significantly influencing the South African paint market to supply locally manufactured, low VOC (Volatile Organic Compound) paints. As a result of the project team demanding low VOC paints, these have now become readily available to all projects in South Africa, including competitors who have followed suit.
LED LIGHTING The Portside building in Cape Town, with a 5 Star Green Star Office rating, is the first commercial building in South Africa to have 95% LED lighting installed. Commercial building owners who lead the way, demanding more environmentally and efficient lighting and paint specifications, stimulate the market into making these products more readily available as well as transforming the whole building supply chain.
Integrated and innovative designs The 6 Star Green Star SA Office v1 Design-rated No. 1 Silo building in the V&A Waterfront, Cape Town, includes innovative use of a double skin facade together with external automated blinds. The double skin facade provides great flexibility and 100% glazing can be achieved on all elevations, improving not only the energy efficiency of the building but also thermal comfort and daylight levels in all seasons.
INTEGRATING SOLAR ENERGY The GCIS building developed by Growthpoint explored cutting edge façade designs that incorporate two different kinds of solar photovoltaic energy generation into the glass façade of the building, while still allowing visual transmittance. The project also linked with the University of the Witwatersrand to create a research project enabling students to track the performance of, and lessons learned from, these facades. We recognise the professional teams, developers, contractors and suppliers at the coalface of green building. They have synthesised, collated and integrated their clients’ briefs, the budgets and the many structural, mechanical and environmental aspects into excellent examples of high-performance and Green Star SA-rated building.
50 CERTIFICATIONS: INSPIRING BETTER BUILDINGS
Tranforming the whole market: An example of paint and lighting
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GREEN BUILDING COUNCIL SOUTH AFRICA
Summarising the journey
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Business and Government take up the challenge
Stimulating and supporting the green economy
The green building movement is being embraced by the private and public sectors. Ten government buildings (20% of all certified buildings) have achieved Green Star SA certification, and the Department of Environmental Affairs’ new head office in Pretoria is one of only three buildings to achieve 6-star design rating certification.
As a small, independent organisation the GBCSA relies on an extensive network of companies, organisations and individuals for support. A network of over 20 faculty staff supports our education offerings while we rely on over 30 assessors as affiliates who consistently and independently assess Green Star submissions and take the green economy forward. We view this network as our extended GBCSA family and value their support and insight.
The three 6-Star buildings, which also include the Vodafone Site Solution Innovation Centre in Midrand and the No. 1 Silo in the V&A Waterfront Clocktower complex in Cape Town, are ranked as world leaders in green building, while 5-Star Green Star SA certification recognises South African excellence and 4-Star certification confirms best practice Industry sectors that stand out as having taken a lead in advancing the green building movement include the banking sector, leading property funds and property developers, certain municipalities and government departments, and environmentally-conscious corporate tenants.
Green Building In Africa The green building movement is heading further into Africa. The World Green Building Council has mandated the GBCSA to support the growth of green building councils throughout Africa. There are now fully established and active GBC’s in Mauritius, Namibia, Ghana, Kenya and Nigeria with beginning signs of councils in Zimbabwe, Zambia, Botswana, Malawi and Tanzania. There are several other African countries who have been in touch with the interest of setting up a local Green Building council.
The GBCSA recognises that the achievement of 50 Green Star SA certifications would not have been possible without the support of our education faculty and network of skilled assessors. As extended family we thank you and recognise you as part of our success.
Sisonke District Offices
The GBCSA could not have achieved success without the support of major industry players who have pioneered the way to a better place for people and the planet. The support has been widespread but of most significance is the take up of Green Star SA by Government bodies and big businesses ranging from banks to property developers.
50 CERTIFICATIONS: INSPIRING BETTER BUILDINGS
Brian Wilkinson CEO of the Green Building Council South Africa.
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In closing New categories, new tools
roughly 2% of building stock while the remaining 98% is existing buildings.
The Green Building Council South Africa (GBCSA) is experiencing a step-change as it moves towards further transformation of the property sector with the introduction of new categories and rating tools for Green Star SA certification.
energy and water consumption on a simple 10-point scale comparing it to the industry average,. The Tool is the first step towards achieving a Green Star SA - Existing Building Performance rating.
The recently introduced Existing Building Performance Tool (currently in pilot) makes it possible for owners of existing buildings to obtain a Green Star SA rating, while the new Interiors Tool (currently in pilot) makes Green Star SA rating accessible to tenants.
The most far reaching new tools extend the scope of Green Star SA rating tools beyond only new buildings to include a rating for existing buildings and for interior fit-outs. New buildings cover
A new Green Star SA category has also been developed (for new building tools) that can be targeted in the new building tools: the Socio-Economic category rewards initiatives that address issues that go beyond green building such as poverty, unemployment and skills development.
Two further products have been developed. The easy-to-use Energy and Water Benchmarking Tool enables building owners to peg their
Reach stars for the
PILAOSET
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EXISTING BUILDING
INTERIORS
GREEN BUILDING COUNCIL SOUTH AFRICA
PERFORMANCE TOOL
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PIL O T PHAS
PH
TOOL
SUITE OF TOOLS FOR NEW BUILDINGS PIL O T PHAS
E
SOCIO-ECONOMIC CATEGORY An optional extra category to new building tools only.
This tool assesses the performance, operations and maintenance of a building over a 12 month period. The GBCSA has received an overwhelming number of applications for the pilot project programme, from which 50 buildings have been accepted to test the tool in 2014 through a pilot certification programme. From this process the GBCSA will make final improvements and ensure market applicability before the tool’s release in version 1 in late 2014. Development of a single green building rating tool for existing buildings has the potential to provide large-scale environmental benefits as it covers South Africa’s existing building stock. Building owners, tenants and local authorities will be key beneficiaries through greening that addresses pressing issues such as electricity and water supply shortages, lack of solid waste disposal sites and transportation, as well as improving the asset value of properties. The Green Star SA – Existing Building Performance Tool is structured in a similar way to the new building tools, with eight categories that cover environmental aspects but with a focus on operational performance, management policies and plans required to achieve environmental performance indicators such as energy and water consumption, as well as lease agreements with tenants. Being focussed on performance, the certification will expire after three years to ensure buildings target continuous improved performance and therefore re-certification.
ENERGY AND WATER BENCHMARK TOOL This is an easy-to-use tool that allows office building owners to benchmark their performance for energy and water against the industry average, and will set building owners on the journey to getting a Green Star SA - Existing Building Performance rating. Based on the maxim, “if you cannot measure it, you cannot manage it”, this tool will provide critical knowledge to building owners about their building’s performance, and help to inform an action plan.
GREEN STAR SA INTERIORS TOOL (PILOT 2014) This rating tool is set to revolutionise the interiors space, especially in the corporate office and retail environment, by putting the power in tenants’ hands. It rates spaces occupied by tenants and over which they have control, even in multi-tenanted buildings where the base building has not been rated. Several tenants have also registered to be certified through the interiors pilot tool for the fit-outs of their spaces. The GBCSA aims to release the tool in version 1 late this year, after completion of the pilot period. The Interiors tool is also structured in a similar way to the new building tools, with eight categories that cover environmental aspects’ but with a greater focus on issues over which tenants have control, such as sustainable materials, furniture , fittings, flooring and ceilings. The potential positive environmental impact from use of this tool will be significant, with a large roll-out expected especially in the corporate office, banking and retail sectors.
SOCIO-ECONOMIC CATEGORY The recently introduced SocioEconomic Category (SEC) PILOT is a global first as it moves beyond traditional “green” assessment criteria. It evaluates and recognises socio-economic initiatives of new building projects or major refurbishments that are being rated under any of the new building Green Star SA tools: Office v1; Retail Centre v1; Multi Unit Residential v1; Public & Education Building v1. It has been launched as a separate optional category. Social and economic factors are seen as important to address broader sustainability issues, which are particularly relevant for South Africa and other developing countries. Societal challenges such as poverty, unemployment, lack of education and skills and poor health can all be addressed, at least to some degree, through the process of designing, constructing and operating buildings. Seven possible credits of the SEC PILOT category recognise projects for achievements across a priority set of socio-economic factors. They are employment creation, economic opportunity, skills development and training, community benefits, broad-based black economic empowerment, safety and health, and mixed income housing. So a new future has been mapped out for buildings in South Africa – and it’s green.
50 CERTIFICATIONS: INSPIRING BETTER BUILDINGS
GREEN STAR SA - EXISTING BUILDING PERFORMANCE TOOL (PILOT 2014)
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GREEN BUILDING COUNCIL SOUTH AFRICA
List of certified buildings
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BUILDING
RATING TOOL
PROPERTY OWNER
DATE OF DESIGN / CERTIFICATION AS BUILT
RATING
Vodafone Site Solution Innovation Centre
Green Star SA Office v1
Vodacom (Pty) Ltd
Oct 2011
Design
6 Star
No.1 Silo, V&A Waterfront
Green Star SA Office v1
Lexshell 44 General trading (Pty) Ltd
Feb 2013
Design
6 Star
Department of Environmental Affairs
Green Star SA Office v1
Department of Environmental Affairs
May 2013
Design
6 Star
Aurecon Century City Office
Green Star SA Office v1
Rabie Property Group (Pty) Ltd
Jul 2011
Design
5 Star
ABSA Towers West
Green Star SA Office v1
ABSA
Feb 2012
As Built
5 Star
Millennia Park
Green Star SA Office v1
Millenia Park (Pty) Ltd (Remgro Management Services Ltd)
Mar 2012
Design
5 Star
Sisonke District Offices
Green Star SA Office v1
KZN Department of Public works
Apr 2012
Design
5 Star
Standard Bank Rosebank
Green Star SA Office v1
The Standard Bank of South Africa Ltd.
Jul 2012
Design
5 Star
Upper Grayston Office Park, Block E
Green Star SA Office v1
Bydens Commercial Properties
Oct 2012
As Built
5 Star
Nedbank Menlyn Maine Falcon
Green Star SA Office v1
Menlyn Maine Investment Holdings
Jun 2013
As Built
5 Star
Portside
Green Star SA Office v1
Old Mutual Property obo OMLAC(SA) Ltd
Jun 2013
Design
5 Star
Chevron Project CORE
Green Star SA Office v1
Chevron South Africa (Pty) Ltd
Jun 2013
Design
5 Star
Millennia Park
Green Star SA Office v1
Remgro Management Services LTD
Oct 2013
As Built
5 Star
National English Literature Museum
Green Star SA Public & Education Buiding PILOT
Department of Public Works
Nov 2013
Design
5 Star
Group Five Head Office
Green Star SA Office v1
Atterbury Waterfall Investment Company (Pty) Ltd
Dec 2013
Design
5 Star
DSTV City
Green Star SA Office v1
NMS Properties PTY Ltd
Dec 2013
Design
5 Star
102 Rivonia Road
Green Star SA Office v1
ERIS Property Group
Jan 2014
Design
4 Star
24 Richefond Circle
Green Star SA Office v1
Ridgeside Office Park Portion 8 (Pty) Ltd
Dec 2010
Design
4 Star
24 Richefond Circle
Green Star SA Office v1
Sep 2011
As Built
4 Star
37 Melrose Boulevard
Green Star SA Office v1
Melrose Arch Investment Holdings (PTY) Ltd
Dec 2013
Design
4 star
Agrivaal Building
Green Star SA Office v1
National Dept. Public Works
Nov 2012
Design
4 Star
Alexander Forbes, 115 West Street
Green Star SA Office v1
115 West Street Trust (Zenprop Property Holdings (Pty) Ltd)
Aug 2012
Design
4 Star
Alice Lane Building 1
Green Star SA Office v1
Abland Property Developers
Feb 2013
Design
4 Star
Alice Lane Building 2
Green Star SA Office v1
Abland Property Developers
Dec 2013
Design
4 Star
Aurecon Tshwane
Green Star SA Office v1
Lynnwood Bridge Office Park (Pty) Ltd
Sep 2011
Design
4 Star
RATING TOOL
PROPERTY OWNER
DATE OF DESIGN / CERTIFICATION AS BUILT
RATING
Cecilia Square
Green Star SA Office v1
Cinzaco 128 (Pty) Ltd (via Lazercor Developments)
May 2013
Design
4 Star
City of Cape Town Electricity Head Offices
Green Star SA Office v1
City of Cape Town
Jul 2012
Design
4 Star
Eastgate 20
Green Star SA Office v1
Tiber Projects (Pty) Ltd
May 2012
Design
4 Star
Hyundai Automotive Head Office
Green Star SA Office v1
Associated Motor Holdings (Pty) Ltd
Jun 2013
Design
4 Star
KPMG Polokwane Office
Green Star SA Office v1
Wanooka Properties Limited
Jun 2013
Design
4 Star
Lakeside Office Park Block 3
Green Star SA Office v1
Growthpoint Properties Limited
Jun 2013
Design
4 Star
Lincoln on the Lake
Green Star SA Office v1
Growthpoint
Dec 2011
As Built
4 Star
Manenberg Contact Centre
Green Star SA Office v1
City of Cape Town
Jul 2012
Design
4 Star
Mayfair on the Lake
Green Star SA Office v1
Growthpoint Properties
Oct 2011
Design
4 Star
Mayfair on the Lake
Green Star SA Office v1
Growthpoint Properties Limited
Oct 2012
As Built
4 Star
Melrose Arch, 40 on Oak
Green Star SA Multi Unit Melrose Arch Investment Holdings (Pty) Ltd Residential PILOT
Oct 2011
Design
4 Star
Nedbank Head Office Phase II
Green Star SA Office v1
Oct 2009
Design
4 Star
Nedbank Head Office Phase II
Green Star SA Office v1
Sep 2010
As Built
4 Star
Nedbank Menlyn Maine Falcon
Green Star SA Office v1
Menlyn Maine Investment Holdings
Sep 2011
Design
4 Star
Nedbank Ridgeside
Green Star SA Office v1
Zenprop Property Holdings (ERF 3144 Umhlanga Rocks Property Trust) Nov 2012
As Built
4 Star
Nedbank Ridgeview
Green Star SA Office v1
ERF 3144 UMHLANGA ROCKS PROPERTY TRUST
Sep 2010
Design
4 Star
NMMU Business School
Green Star SA Public & Education Buiding PILOT
Nelson Mandela Metropolitan University
Nov 2013
Design
4 Star
No.2 Silo, V&A Waterfront
Green Star SA Multi Unit V & A Waterfront Holdings (Pty) Ltd Residential v1
Jul 2013
Design
4 Star
SAGE VIP Menlyn Maine Epsilon
Green Star SA Office v1
Menlyn Maine Investment Holdings
Oct 2012
Design
4 Star
SANRAL Corporate Head Office
Green Star SA Office v1
The South African National Roads Agency Ltd.
Jan 2012
Design
4 Star
Sanral Western Region Office
Green Star SA Office v1
SANRAL
Dec 2013
Design
4 Star
The Business Centre No.3 Bridgeway
Green Star SA Office v1
Rabie Property Group (Pty) Ltd
Dec 2013
Design
4 Star
Tshedimosetso House
Green Star SA Office v1
Growthpoint Properties Limited
Nov 2013
Design
4 Star
Upper Grayston Office Park, Block E
Green Star SA Office v1
Brydens Commercial Properties
Jan 2012
Design
4 Star
Villa Mall
Green Star SA Retail Centre v1
CAPICOL
Sep 2010
Design
4 Star
50 CERTIFICATIONS: INSPIRING BETTER BUILDINGS
BUILDING
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2nd Floor, The Old Warehouse Building, Black River Office Park, 2 Fir Street, Observatory, 7925 Email: info@gbcsa.org.za Phone: +27 86 104 2272 Website: www.gbcsa.org.za
50 Building Certification Publication
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