+IMPACT MAGAZINE ISSUE 14 by GreenEconomyMedia

IMPACT 14

Official publication of the Green Building Council of South Africa

ONE PLANET. ONE CHANCE

Our mission to effect meaningful change

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IMPACT The official publication of GBCSA

WINNER

PROPERTY PUBLICATION OF THE YEAR 2019

Consulting Editor Robbie Stammers editor@positive-impact.africa Managing Editor Alexis Knipe alexis@greeneconomy.media Director Danielle Solomons dani@positive-impact.africa Editorial Contributors Heloise Mgcina Jutta Berns Melissa Baird Melinda Hardisty Nicole Cameron GBCSA Editorial Advisory Georgina Smit Jenni Lombard Jo Anderson Design and Layout Carla Lawrence, CDC Design Media Sales Gerard Jeffcote Glenda Kulp Vania Reyneke

Joint Publishers Gordon Brown gordon@greeneconomy.media Danielle Solomons danielle@greeneconomy.media Head of Content Alexis Knipe Production Administrator Melanie Taylor Web Digital and Social Media Steven Mokopane

Chief Executive Officer Lisa Reynolds Finance & Operations Manager Levinia Palmer Marketing Manager Christy Borman

GE.tv Head of Production Byron Mac Donald MPeople Resourcing (Pty) Ltd t/a GreenEconomy.Media Reg no. 2005/003854/07

Cover image: Radisson Red Hotel

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.

CALLING ALL THOUGHT LEADERS +Impact Magazine, 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: editor@positive-impact.africa

ADVERTISE WITH US For advertising and sponsored content contact Danielle Solomons: dani@positive-impact.africa Advertising rates are discounted for GBCSA members and further discounts are available for booking multiple editions in 2022.

POSITIVE IMPACT ISSUE 14

07 INSIGHT

A note from the editor, Robbie Stammers

09 10

Our Editorial Advisory Board

EVENT | ONE PLANET. ONE CHANCE The 2021 GBCSA Convention. We outline the event and talk with some of the participants to gain their insights

16 BUILDING SOLUTIONS

Formfunc saving the planet, one product at a time

PROJECT | ON TREND WITH RED Avant-garde, cosmopolitan and instagrammable are words that spring to mind when considering the new Radisson Red Hotel, which opened in July in Rosebank

PROJECT | HEALTHY ON THE INSIDE: The Discovery building’s interior score 5 Stars

34 36

CONTENTS

PEIKKO SOUTH AFRICA

PORTFOLIO | REDEFINING EXCELLENCE The GBCSA congratulates Redefine on 40 new Green Star certifications and recertifications

PROJECT | WHEN BLOOD GOES GREEN Showcasing the new SANBS building in KwaZulu-Natal

UNIVERSITY OF THE FREE STATE Green Concrete, a game changer in construction

THOUGHT LEADERSHIP | THE RETAIL RENAISSANCE Sustainable Buildings: charging behind the mantra of adapt or die

FINANCE | SHAPING A GREEN ECONOMY +Impact chatted to experts in the field about green bonds, sustainable finance, and the current economic climate

63 TECHNOLOGIES

SFI Group air-conditioning and indoor air quality

TECHNOLOGY | MEASURING WHAT MATTERS The GBCSA developed the Energy Water Performance tool to measure the performance of buildings with greater accuracy for enhanced efficiency and water and energy risk mitigation

POSITIVE IMPACT ISSUE 14

THOUGHT LEADERSHIP | HOW TO NET ZERO The role of science-based targets in meeting net-zero pledges in building operations GLOBAL | GREEN WORLD In this edition, we feature The Mansa Floating Hub in Cape Verde, West Africa REEN BUILDING SERVICES, G MATERIALS AND TECHNOLOGIES

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Change For Climate Change

s this edition of +Impact will be given to all delegates and attendees at the Green Building Council South Africa’s 2021 Convention entitled ONE PLANET ONE CHANCE, I felt it was apt to discuss the issue of climate change in this edition’s Editor’s Note. As Lisa Reynolds, CEO of the GBCSA says: “ONE is a call to action, to stand up and take responsibility as an individual. To unite as ONE in our mission to effect meaningful change and to save the world for future generations. “Our annual green building conventions provide a wealth of exposure to leading local and international thoughts and ideas. Information and knowledge sharing is one of the best ways to progress your sustainability journey – whether it is well-established or only just beginning.” Another big event happening is the 2021 United Nations Climate Change Conference, also known as COP26, and is the 26th United Nations Climate Change conference. The latest round of global climate talks will take place from 31 October to 12 November 2021 in Glasgow, United Kingdom. Thousands of government delegates and people from civil society, business and the media will gather to advance climate action. The world will be watching and demanding that national leaders rise to the moment, given the mounting climate crisis and far-reaching consequences for a livable future. Science confirms we have reached a “code red” for our world. COP26 must be a turning point. It must deliver bold, large-scale and rapid actions by national leaders, for people and the planet. Countries must come together and collaborate to rebuild trust, re-energise action, and deliver in full on the promises made in the Paris Agreement. Three top priorities are: • Keep global temperature rise to no more than 1.5 degrees Celsius through rapid, bold emissions cuts and net-zero commitments. • Increase international finance for adaptation to at least half the total spent on climate action. • Meet the existing commitment to provide US$100-billion in international climate finance each year so that developing countries can invest in green technologies, and protect lives and livelihoods against worsening climate impacts. The most recent report, prepared by 234 scientists from 66 countries, highlights that human influence has warmed the climate at a rate that is unprecedented in, at least, the last 2 000 years. In 2019, atmospheric CO2 concentrations were higher than at any time in at least two-million years, and concentrations of methane and nitrous oxide were higher than at any time in the last 800 000 years. Global surface temperature has increased faster since 1970 than in any other 50-year period over a least the last 2 000 years. For example, temperatures during the most recent decade (2011–2020) exceed those of the most recent multi-century warm period, around 6 500 years ago, the report indicates. Meanwhile, global mean sea level has risen faster since 1900, than over any preceding century in at least the last 3 000 years. The document shows that emissions of greenhouse gases from human activities are responsible for approximately 1.1°C of warming between 18501900 and finds that averaged over the next 20 years. It’s our planet, and while we know it is in crisis, we also know that solutions are in reach. Progress is already well underway, from more green energy to more secure food supplies. And the benefits are clear as well, such as green jobs, clean air and sounder economies. A more sustainable, prosperous world is in reach. Global temperature is expected to reach or exceed 1.5°C of heating but there is still time to limit climate change, experts say. Strong and sustained reductions in emissions of carbon dioxide (CO2) and other greenhouse gases, could quickly make air quality better, and in 20 to 30 years global temperatures could stabilise. The time for decisive meaningful action is now. Our planet and everything and everyone on it demand it for a future to look brighter ahead.

INSIGHT

Editor

POSITIVE IMPACT ISSUE 14

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IMPACT

EDITORIAL ADVISORY BOARD BOB VAN BEBBER Bob van Bebber, a senior director at Boogertman + Partners spearheads the conceptualisation and delivery of many of the practices’ large complex projects. From Soccer City, the main stadium for the 2010 FIFA World Cup, to large mixed-use precincts as well as the largest single tenanted corporate head office in the southern hemisphere for Discovery Health. He was recently recognised by the South African Professional Awards as the winner of the Professional of the Year: Architecture Class Award as well as the Overall Professional of the Year for 2019. Van Bebber’s passion extends into urban design, interior design and education. www.boogertmanandpartners.com

GRAHAME CRUICKSHANKS Grahame Cruickshanks has worked as a professional architect, sustainability consultant and management consultant with 20 years of experience in the design, construction and property industry. Focusing much of his career on green buildings and an expert in his field, he has worked on a variety of Green Star and BREEAM certified projects and other building projects in South Africa, Singapore and the UK. Prior to joining Growthpoint Properties as the head of sustainability and utilities, Cruickshank's previous roles included managing executive for market engagement at the GBCSA and manager at EY’s Climate Change and Sustainability Services. www.growthpoint.co.za

JUTTA BERNS Jutta Berns is an industry leader and one of South Africa’s first internationally accredited green building professionals, establishing her company Ecocentric in 2007. She has degrees from the Universities of Bonn (Germany) and Cambridge (UK), and a diverse blue-chip client base. Berns specialises in sustainable and net-zero solutions for large property portfolios. She has several LEED Platinum and 6-Star Green Star projects in her portfolio, is a GBCSA faculty member, a Green Star Assessor and GBCSA TAG member, and winner of the Gauteng Entrepreneur of the Year 2019 Award by the Women’s Property Network and 2019 winner of the Established Green Star Awards by the GBCSA. www.ecocentric.co.za

MANFRED BRAUNE Braune currently holds the position of Director: Environmental Sustainability at the University of Cape Town (UCT), where he leads the strategy and implementation of environmental sustainability across all spheres of the university since early 2019. He has also served as a non-executive director of GBCSA in a voluntary role since August 2020. Braune’s background is as a professional engineer, having worked at WSP Group for over 10 years as a consulting engineer, where he then started and led WSP’s green building business for three years and then worked for the GBCSA for 10 years. https://www.uct.ac.za/main/explore-uct/sustainability

MARLOES REININK Marloes Reinink is owner of Solid Green Consulting. With an academic background in innovation and architecture, she has been working as a sustainable building consultant for more than 15 years in South Africa and Africa. She founded Solid Green in 2010, which is one of the leading sustainability consultancies in Africa and achieved its 100th green building certification in October 2020. Reinink’s passion is advocating for a greener built environment and she recently started GreenED, an online education platform for sustainability in the sector. Reinink is an ambassador for the International Living Future Institute; a Living Future accredited professional; and a facilitator of the SA Collaborative Network for a Living Future. www.solidgreen.co.za

POSITIVE IMPACT ISSUE 14

ONE PLANET. ONE CHANCE THE 14

POSITIVE IMPACT ISSUE 14

CONVENTION

hrough the years, the annual GBCSA Green Building Convention has lead discussions in South Africa around promoting sustainable changes in the built environment. Looking back over the past 14 years since GBCSA’s inception in 2007, the changes in the green building sector have been incremental, and exponential. From Dare to Lead; the Race to Zero; Beyond – Shaping Cities of Tomorrow and, most recently, Near Possible – Mapping the Path to a Sustainable Future, the past Convention themes represented milestones on the GBCSA’s sustainable journey. One thing they all held in common was a “bigger picture” perspective, and a call for collective action to achieve a built environment in which both people and planet can thrive. Now it’s time to go deeper. And to get personal. It’s time for us to be the ONE that takes action. In 2020, the Covid-19 pandemic caused the world to stop. In that pause, we recognised the role that each individual plays. We recognised that we need one another, but that we also need radical action to mitigate the effects of climate change. Now, in 2021, as global and local discourse around climate change and its impact on the built environment (and vice versa) is gaining momentum, we need to keep in step. Keeping in sync. This is what 202ONE is all about. ONE is a call to action, to stand up and take responsibility as an individual. To unite as ONE in our mission to effect meaningful change and to save the world for future generations.

POSITIVE IMPACT ISSUE 14

Our annual green building conventions provide a wealth of exposure to leading local and international thoughts and ideas. Information and knowledge sharing is one of the best ways to progress your sustainability journey – whether it is well-established or only just beginning. The 2021 Convention offers a hybrid of attendance options for both speakers and delegates, which provide attendees with the opportunity to either attend the Convention in person in Cape Town or virtually. GBCSA is spreading the message wider and opening the doors to diverse opportunities. All this, while reducing the typical carbon footprint of such a largescale international convention. It only takes ONE. We look forward to welcoming you on board for the 14th Green Building Convention.

Lisa Reynolds, CEO, Green Building Council South Africa

CONVENTION

CONVENTION DETAILS The Convention takes place over three days, starting late enough for you to arrive on Tuesday, 2 November and finishes on Thursday, 4 November at 16h00. TUESDAY 02 NOV 2021

WEDNESDAY 03 NOV 2021

THURSDAY 04 NOV 2021

12h30 – 15h30 Pre-conference Satellite session: Cities 16h00 – 18h00 Opening plenary 18h00 – 20h30 Welcome cocktails

07h30 – 08h30 Morning networking 08h30 – 10h30 Plenary 2 10h30 – 11h30 Refreshment break, exhibition and Climate Change Village 11h30 – 13h00 Parallel sessions 13h00 – 14h30 Networking lunch, exhibition and Climate Change Village 14h30 – 16h00 Parallel sessions 18h30 – 00h00 Gala awards

09h00 – 10h30 Plenary 3 10h30 – 11h30 Refreshment break, exhibition and Climate Change Village 11h30 – 13h00 Parallel sessions 13h00 – 14h30 Networking lunch, exhibition and Climate Change Village 14h30 – 16h00 Closing plenary

BE PART OF THE

CHANGE WE NEED

We ask Professor Geci Karuri-Sebina, Associate with the South African Cities Network and African Centre for Cities, for her insights ahead of her participation at the GBCSA’s 2021 Convention. What are your thoughts on developing a sustainable roadmap from a built environment as well as an urban and cities perspective? Organisations like South African Cities Network and ICLEI have been working with cities in South Africa and beyond for over half a decade now on developing such roadmaps – so my short answer is YES we need such roadmaps, but just having the map is clearly not sufficient on its own. We have to nurture ecosystems that enable the actual journey. This will include programmes, systems, regulations, incentives and innovation systems. This will be coupled along with enforcement, monitoring and evaluation functions that ensure that progress is being made. Engaged and aligned actors are key to this. It is also essential that the roadmaps avoid “exclusive green urbanisms” – approaches that singularly centre environmental issues while ignoring local context. And this is not just about the very crucial issue of extreme poverty and inequality (which must be considered), but also the indigenous knowledge and local practices that we often ignore and which themselves may harbour more relevant ways for human co-existence with the

planet (sustainability) than our generic textbook ideas for what that looks like. How have you seen behaviour and attitudes change in the market since the Covid pandemic hit the world and how do you think it will mould and change the industry going forward? Yes of course. The biggest of these being our realisation that our vulnerability is real, and that we are indeed able to make quite dramatic lifestyle and systems changes when it comes down to the wire. Covid-19 hammered economic and social activities worldwide, but there were also many positives that we are all very aware of. We temporarily reduced emissions, [global CO2 emissions fell by 6.4% in 2020 after decades of steady rise (Nature, 15 January 2021)], traffic, littering, and grew new cultures of care, empathy, work, family and innovation. It may not all have been equally positive or sustainable, but the point is that possibilities have been signalled to households, entrepreneurs, workplaces and industries. I am cautiously optimistic that not everyone will just “snap back”; that, particularly with younger generations, there will be new ideas of being in view

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CONVENTION

We need to be sold on the fact that we will not get anywhere with a sustainability agenda if we are not an active part of a societal journey which requires us to play our part, but also to see and engage with the systems around us.

of social and ecological pressures, and the invitation of greater innovation. Rural living may grow in appeal, we may find new balance in appropriate densification levels, and new applications of technology that are not just techno-centric, but that seek to enable humanplanetary co-existence. It is a dream that might seem more realistic (or relevant) now that we are having to live through this nightmare. How has technology influenced sustainable design? There is so much in technological advancement that can support sustainable design; from intelligent building systems, construction tech, smart precincts, geo-spatial technologies and proptech, amongst others. There is a plethora of tech. There are also wonderful exemplars for how these can be meaningfully applied to urban retrofit (e.g. in sub-urban US and high-rise Hong Kong) and new settlement solutions (e.g. James Ehrlich’s ReGen Villages). However, I often argue that while tech is expanding possibilities (solution space), it is rarely the primary obstacle to pursuing sustainable design. “Smart” and “tech” can also often welcome “low-tech” approaches in fact; the question is what the intention and commitment is towards increasing sustainability? Often our paradigms and institutions – our established ways of doing things – are the greater obstacle. This is where we need to make the critical shifts. In 2021, as global and local discourse around climate change and its impact on the built environment (and vice versa) is gaining momentum, we need to keep in step. What are your thoughts on this going forward? In my view, this discourse – while critical – needs to be a more shared or “inclusive” discourse. For as long as we expand socio-economic inequality in our societies, and fail to transform our economies in ways that offer some answer to difficult macro-economic questions in countries that are still hooked on global capitalism, then I am not sure we will ever do much more than apply band-aids to the bodies and planet that have borne the costs. We need greater and greener efficiency, but we also need “smarter”, shared approaches about how we live, how we co-exist, how we build livelihood. Shifts in consumption, settlement, inter-relation will require new, more appropriate systems of being and doing, and also of partnering, resourcing, management and governance. These, in my view, are not conversations that are happening enough – I think because it is easier to talk about tech (which is fun, but simply not enough).

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Geci Karuri-Sebina is a Johannesburg-based scholar-practitioner who mainly works on urban planning and governance issues. She is currently an associate of South African Cities Network, visiting research fellow with the Wits School of Governance, and national organiser of the Civic Tech Innovation Network in South Africa. Karuri-Sebina’s experience and interests span a range of development foresight, policy, innovation and practice topics, particularly relating to the intersection between people, place and technological change, focusing on the global south. She has two decades’ experience working and publishing in these fields. Her recent publications include the book Innovation Africa: Emerging Hubs of Excellence (Emerald 2016) and a Foresight journal special issue on Urban Futures.

What is the key takeaway you would like people to gain from your participation at the GBCSA Convention 2021? I look forward to being in conversation with Brent Toderian because many of the issues that I raise may seem intellectual and abstract, but when you get to sit down with a practitioner who is not just thinking about these things but seeing them and experimenting with them on the ground in many different real contexts, you can really get practical exemplars about how things play out in contextual reality. I look forward to the audience gaining some practical sense of what we can learn from what urban managers and professionals have learned from trying to do different things. From that, we can imagine what we could do similarly, or differently, or better. So, my goal is not a session that will offer solutions, but perhaps a session that will set off some lightbulbs and have folks leaving with ideas for what they themselves have learned and could do better. I think we are sold on the idea that we need greater sustainability. But now we need to be sold on the fact that we will not get anywhere with a sustainability agenda if we are not an active part of a societal journey which requires us to play our part, but also to see and engage with the systems around us.

CONVENTION

DEVELOPING A

SUSTAINABLE FUTURE

We also asked Tanya dos Santos, Global Head of Sustainability at Investec, for her thoughts ahead of her participation at the GBCSA’s 2021 Convention. What are your thoughts on developing a sustainable roadmap from a built environment as well as an urban and cities perspective? Cities are complex systems, and their planning requires a systems-thinking approach that looks at the interconnected impacts of all the parts. They are affected by society, as well as the economy, environment, and culture. As we realise how vulnerable we are as a species and how reliant we are on our limited natural resources, cities around the world are being redesigned to become smarter and more sustainable. The ultimate goal for urban sustainability should be to promote and enable the long-term wellbeing of people and the planet. This requires the efficient use of natural resources and the responsible handling of waste within a city region while simultaneously improving its liveability, through social services, economic opportunity, and health. In developing sustainable cities, we need to ensure we consider the full spectrum of the United Nations Sustainable Development Goals (SDGs). Urban planning, transport systems, water and sanitation, healthcare, the management of waste, disaster risk reduction, connectivity and access to information, education and capacity-building are all relevant issues when developing a sustainable roadmap for cities and urban developments. How have you seen behaviour and attitudes change in the market since the Covid pandemic hit the world and how do you think it will mould and change the industry going forward? The way we build and operate our buildings now and into the future will be nothing like the past. The Covid-19 outbreak has dramatically changed how we work, communicate, shop and has greatly influenced consumer attitudes and behaviors. The working world moved rapidly from business as usual to limited travel, office closures, and were directed to work from home. Instead of traveling, shopping, and going out to eat at restaurants, consumers across the world had to restrain their wallets to spend only on essentials, getting these delivered much more often. Physical distancing has directly changed the way people occupy and interact with physical space. The depth and breadth of economic impact on the real estate sector is still not clear. The ability of individual players in the property sector to weather the storm will depend on how they respond to immediate challenges. The current declines in short-term cash flow and demand for space, as well as the uncertainty

surrounding commercial tenants’ ability to pay their bills is the short-term focus. In the medium-tolong term, the changed behaviours forced upon the industry will have likely altered the way consumers and businesses use and interact with real estate. We are certainly seeing a greater demand for healthier buildings with better ventilation, lighting and access to green spaces outdoors. At the end of the day, it is those players that act swiftly, taking the time to deepen relationships with their staff, investors, tenants and other stakeholders, who will come out the winners as the industry emerges from the current crisis and inevitably reinvents itself. How has technology influenced sustainable design? The built environment has a major impact on carbon emissions even long after construction is complete, predominantly because of the fossil fuels we burn for the energy we need to heat and cool our homes, offices, factories and commercial properties. Across both the residential and commercial sub-sectors, technology has had a significant impact on real estate properties in terms of design, material composition, safety, management, and construction methodologies. For example, green walls and vertical gardens along with green roofs are all hallmarks of green buildings that help minimise heating and cooling costs, prevent storm-water runoff, filter out pollutants, and accordingly reduce energy use and cost. Technology advances in delivery systems and logistics, warehouse storage and 3D printing will also play transformative roles in how we purchase products and how goods are manufactured, stored, distributed. While technology cannot solve for all problems, it is helping to make real estate more sustainable and healthier for its occupants. While the main purpose of adopting green and sustainable architecture is nature-driven, the indirect effects this approach can have on society and communities is revolutionary. In 2021, as global and local discourse around climate change and its impact on the built environment (and vice versa) is gaining momentum, we need to keep in step. What are your thoughts on this going forward? Considering the very large contribution that the real estate sector makes to energy consumption and greenhouse gas emissions, developing and using sustainable building practices is vital in the fight against climate change. For example, the Investec Property Fund continue to invest in renewable energy to reduce reliance on the grid, minimise negative

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CONVENTION

While the main purpose of adopting green and sustainable architecture is nature-driven, the indirect effects this approach can have on society and communities is revolutionary.

environmental impact and decrease costs. Since 2016, they have invested R72-million in renewable energy initiatives, resulting in a saving of 12 767 tCO2e in 2021. But going green is not devoid of its challenges. As real estate is inherently a capital-intensive industry with long-term objectives, developers (and hence investors) will need to find a balance between current cost, future value, design and durability of buildings, so that consumers’ interests are protected, and the environment is not depleted. The development of cities involves many sectors, including urban planning, architecture, engineering, local and regional governments, transportation design, environmental psychology, and land conservation. Neighborhood design not only influences health by affecting physical activity, respiratory and cardiac health, injury risk, chronic disease risk, social connectedness, and mental health, but many current community-design practices also adversely contribute to global climate change. Working across sectors to incorporate an aligned approach to wellbeing in the design and development of properties will alleviate climate change, promote adaptation, and improve public health, which is all vital for the attainment of the UN Sustainable Development Goals.

POSITIVE IMPACT ISSUE 14

Tanya dos Santos is a dedicated mother, passionate sustainability practitioner and ardent conservationist. Dos Santos has been with the Investec group since 2001 and is currently the Global Head of Sustainability for Investec Group and Head of Investec Rhino Lifeline. Dos Santos has a Masters in Economics Cum Laude and alumni status from Harvard Business school after completing several leadership qualifications at Harvard through the Investec leadership journey. She has also completed the Competent Boards ESG Certificate Programme.

BUILDING SOLUTIONS

SAVING THE PLANET, ONE PRODUCT AT A TIME In a resource-challenged world, our collective thinking and efforts must be directed towards the sustainable manufacture and use of materials – both within our working and living environment. WORDS Formfunc

his philosophy has been embraced by Humanscale®, a leading international designer and manufacturer of ergonomics products and Formfunc, their exclusive distributor and dealer-partner in southern Africa. Director and co-founder of Formfunc, Kim Kowalski says this shared vision and philosophy is underscored by its participation in the Living Product Challenge (LPC), an initiative established by the International Living Institute™. “The Living Product Challenge (LPC) provides a framework for manufacturers to create products that are healthy, inspirational and have a positive impact on our natural ecosystem,” says Kowalski. “In essence, the challenge to manufacturers is to produce goods that are healthy and free of toxins; are responsibly manufactured and produced; and have a net positive benefit for both people and the environment.” This global initiative gives manufacturers and sustainability consulting companies access to certification that attests to their commitment to producing goods in a socially responsible manner and that offer net positive benefits for humans and the environment.

The Liberty Ocean chair is the latest product to build on Humanscale’s commitment to sustainable manufacturing with nearly 0.9kg of recycled fishing net in each chair.

POSITIVE IMPACT ISSUE 14

BUILDING SOLUTIONS

CREATING A NET POSITIVE IMPACT Humanscale® is the first manufacturer across the globe – and in any industry, to achieve full Living Product Challenge certification for 26 of their products. “We are extremely proud of this achievement as this gives our customers the assurances that the Humanscale® range has not only been sustainably designed, but responsibly manufactured using the ‘best in class’ materials’’, notes Kowalski.

LESS BAD IS NOT GOOD ENOUGH The Living Product Label is a certification of authenticity as to the origin and make-up of the manufacturer’s product. To achieve full product certification under the Living Product Label, manufacturers have to meet specific criteria. This standards framework is organised into seven performance areas, called Petals. Each performance area, or Petal has additional detailed requirements called Imperatives. When a product meets each Imperative for every Petal, a product can be Living Product Certified. The Living Product Challenge is the first standard that is based upon the principles of full transparency to incorporate both Life Cycle Analysis and a material health evaluation classification for products that are net positive across their life cycles. More information on the Living Products Challenge can be found at: https://living-future.org/lpc/certification/. www.formfunc.co.za

Formfunc Studio is the exclusive distributor and dealer-partner for Humanscale®, a leader in workstation optimisation, ergonomic furniture design and manufacturer. We offer comprehensive workplace and work from home furniture solutions to the Southern African residential, corporate and hospitality sectors. To find out more, contact us today on tel: +27 0861 555 271 or email: info@formfunc.co.za

POSITIVE IMPACT ISSUE 14

PROJECT

ON TREND AT

RED

POSITIVE IMPACT ISSUE 14

Avant-garde, cosmopolitan and instagrammable are words that spring to mind when considering the new Radisson Red Hotel, which opened in July in Rosebank, Gauteng, and forms one of the primary edges of the first phase of Oxford Parks, a vibrant new mixed-used precinct being established by property development company Intaprop. WORDS Nicole Cameron IMAGES Radisson Red

Location: Oxford Parks, Rosebank, Gauteng Project dates: Certified June 2021 Green Star rating: 5-Star Green Star Custom Hotel v1 Design Rating Type of building: Hotel

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IB ANT

TERIAL

n line with the sustainability goals of the international Radisson Hotel Group, it followed naturally that the building would pursue a Green Star Rating, in recognition of the many ecoconscious attributes that have virtually become the norm in an increasingly carbon-neutral built environment. The main façade of the building faces down Oxford Road, its sharply cut “nose” forming a powerful urban edge to the development at the head of a central diagonal boulevard, which includes a landscaped piazza edged by shops and restaurants. Designed by dhk architects, the hotel follows a simple and typically efficient layout, being linear in configuration with standard rooms and suites arranged along a central corridor, and special end units defined by the expressed aluminium and glass bookends. The building shares brand DNA with its sister building in the V&A Waterfront, constructed some years ago, with the long façades sharing the large,

The hotel’s artwork illuminates the infectious energy and real urban culture of Joburg.

PROJECT punctured picture windows. “Instead of bagged brickwork adopted in the original, a light face-brick façade was proposed,” says Peter Fehrsen, founding partner at dhk. “Here, the decision was to create a façade of stack bond brickwork, which successfully masks the myriad of horizontal and vertical structural joints usually associated with this form of construction. The stacked face-brick is not only visually pleasing, adding a richness of surface texture, but has the added advantage of being maintenance free,” he adds.

ART IN LIFE Fehrsen goes on to explain that in contrast to the deliberately strong punctured expression of the midsection of the building, responding to the rhythm of the modular rooms, the ground and first floors present a highly glazed, transparent, double-volume, visual welcome to the outside world. “A strong set of red columns define and highlight the entrance foyer. Here the lounge and restaurant spill out onto the outdoor patio seating areas, becoming an active public interface, and animating the prominent corner with its winged sculpture, now fast-becoming a hotspot for selfies and photo opportunities,” he says. As for the upper floors, they are set back to house the plant areas and zany rooftop bar and terrace with panoramic sunset views and a red lap pool, which all responds to the innovative interior architecture and decorative theme created specifically for the Rosebank Red Radisson in collaboration with interior designers, Source Interiors. The 222-bedroom hotel, with two all-day dining facilities, reflects the energy of the surrounding urban art, fashion, and music hub and caters to professional millennials, digital nomads, connected young families, and their pets. The brand ethos uses terminology such as calling staff “creatives”, with curator (traditionally

Visitors can expect a vibrant reception to this bold and trendy hotel concept.

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PROJECT general manager) Carly de Jong explaining the Red experience of sophisticated, fun and relaxed hospitality. “It’s a fantastic brand. I come from a very traditional, corporate, five-star environment and this is really where the future of hotels is going,” she says. The Radisson Hotel Group is also very much aligned with green initiatives that work towards “sustaining our beautiful planet for travellers to enjoy”. The V&A Radisson Red obtained a 5-Star Green Star Rating, and the Rosebank project was designed in accordance with the requirements to achieve its 5-Star Green Star Custom Hotel v1 Design Rating. Comprehensive strategies have been implemented to optimise savings across energy and water, as well as environmental initiatives to enhance occupant wellbeing. All of these elements are quantified through effective sub-metering and monitoring, along with the potential financial savings which going green creates. The building is designed to achieve an energy consumption efficiency which amounts to over a 48% improvement of energy use when compared to the notional building, while waterefficient fittings are estimated to achieve approximately a 30% saving. Through recycling and reuse initiatives, a minimum waste saving of 5% has been targeted. The hotel’s HVAC (heating, ventilation, air-conditioning) system has two water-system chillers which are energy saving as both have heat-recovery systems.

The Radisson RED fits perfectly into Rosebank, one of Joburg’s trendiest business nodes.

ABOVE AND BEYOND The prominent sculpture welcoming guests is by leading South African artist Usha Seejarim.

As with many developments, the gestation of a viable commercial scheme undergoes many iterations, twists, and turns often over several years. POSITIVE IMPACT ISSUE 14

Janet Glendinning, development manager, Intaprop, says that in addition to the hotel’s Building Management System and learning resources, which are provided for building occupants and visitors on a continual display, an initiative from the project which stands out is the inclusion of signage throughout the hotel that encourages the reduction of single-use plastic and paper by providing bodywash, shampoo, conditioner and soap in dispensers and only providing other singleuse items upon request; encouraging guests to separate waste into two categories; and the removal of the towel/ sheet replacement policy. “The Radisson Red also honours the importance of a precinct which captures the connectivity of business, life and leisure within a single network; and embraces the intent of a predominantly pedestrian environment,” Glendinning says. “There are eight local amenities within 400m walking distance of Oxford Parks, including a school, day care, gym, bank, restaurant, medical centre, pharmacy and dry cleaners.” It is located within easy access to the Gautrain and Gautrain mass transport facilities, and also encourages the use of bicycles through offering bike racks and a staff shower. As with many developments, the gestation of a viable commercial scheme undergoes many iterations, twists, and turns often over several years. Fehrsen comments that this development was no different. “Although always conceived as a hotel, the first designs were based on an assumed generic room module which was taken to the market to secure an operator while construction continued on site. Ultimately, when international hospitality group, Radisson were introduced into the mix, with their exciting Red Radisson Brand and the current owners RDC came on board, the desired business synergy was

PROJECT

The 222-bedroom hotel features clean, striking decor with a zany edge.

achieved, finance was released, and Intaprop were finally able to push the green light on the construction of the top structure – which presented the challenge of adapting the current floor grid to a narrower building envelope and superstructure,” he says. “In collaboration with PURE, our structural engineers, we were able to successfully absorb and integrate the resulting structural gymnastics, without effecting the overall aesthetics of the building.” Fehrsen also commends the Concor construction team and the rest of the professional team for their incredible efforts in continuing unabated through the Covid-19 lockdown that followed shortly after construction on site commenced. “They navigated all the challenges associated with remote working, months of site shut down and then the strict safety measures needed to effect a safe working environment,

This is really where the future of hotels is going.

as industry slowly emerged into a new reality of masks, social distancing and limited numbers on site. Despite these extremely testing circumstances, they were able to adapt their processes without compromising delivery,” he says. “We’re very proud of the product and happy to welcome Radisson RED to our prestigious precinct,” adds Glendinning. Sadly, the pandemic affected dhk’s Johannesburg studio in a very profound way, with the tragic passing of the lead project architect on the job, Thapelo Letsoalo, due to Covid-19, in the thick of the project. “Despite having to wrestle with the obvious sadness and irreplaceable personal loss of a dear colleague, the studio staff rallied to adjust to the difficult circumstances. The finished building, completed on time and on budget, stands as a fitting tribute to his memory,” concludes Fehren.

“We’re very proud of the product and happy to welcome Radisson RED to our prestigious precinct,” says Janet Glendinning, Development Manager, Intaprop.

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HEALTHY ON THE INSIDE: The Discovery building’s interior scores 5 Stars

Location: Sandton, Gauteng Project dates: Occupation in February 2018 Green Star Rating: 5-Star Green Star Interiors V1 Rating additional to 6-Star Green Star As-Built and 5-Star Green Star Office Design Rating Type of building: Head Office Interiors Project size: 112 000m² GLA

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PROJECT

InfrastructurePhotos

Discovery’s Green Star rated head office in Sandton garnered much attention when it opened in 2018 and is making headlines again as its interior design and fit-out has just received its own 5-Star Green Star rating. WORDS Melinda Hardisty

1 Discovery Place already has a 6-Star As-Built rating, and now also a 5-Star for Interiors and 5-Star Green Star Office Design Rating.

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Project Management Tenant RepresentaPve

Development Management FF&E InstallaPons

ConstrucPon Management RelocaPon Management

Tel: +27 11 469 1307 Cell: +27 83 448 8164 P.O.Box 782238, Sandton, 2146, South Africa Half Page Oct_Novfinal.pdf 1 9/22/2021 2:02:27 PM rod@baselinepm.co.za www.baselinepm.co.za Baseline Project Management_hh.indd 1

2018/09/18 3:12 PM

green

Do it right Do it Get it DONE

hen one health insurance provider decided to focus on keeping clients and staff healthy and fit before they were sick, they defined a completely new insurance model. Discovery endeavoured to further that vision by commissioning a building that aims to keep the people occupying it healthy. Their Sandton head office aspires to be both good for the planet and for the 8 500 staff who occupy it daily. The building has already claimed a 5-Star Green Star Design Rating, and a 6-Star Green Star As-Built Rating for the base build. In July, it added a 5-Star Green Star Interiors Rating to its accolades.

HEALTHY VISION The push for sustainability in this development came both from the developers (a partnership between Growthpoint and Zenprop) and the tenant, Discovery. The base build ratings relate to the overall building and are usually driven by the landlord. The interiors rating relates purely to the tenant’s fit-out, and is based on final as-built information, hence it follows base build accreditations. Yovka Raytcheva-Schaap, from Zutari, was the Lead Green Star Accredited Professional (AP) for the entire project. She explains that having the building include an integrated fit-out for a single

PROJECT tenant enabled the project to be viewed and designed as a whole and the base build rating to be leveraged for the interiors rating where applicable, making for a very streamlined process. Whereas the base build certifications look at the building in its wider environment, interiors ratings have a slightly different focus. Claire D’Adorante, director at Paragon Interface, the designers responsible for the 1 Discovery Place interiors, explains that the interiors rating hones in on the indoor environmental quality for the inhabitants, taking into account acoustics, ergonomics, materials, and greenery, among other things. The idea of creating a healthy office environment for people tied in very closely with the Discovery ethos.

ACTIVE STREETS The building comprises three linked office volumes, set out around atria. The largest atrium, in the middle, forms the main building hub. The organic, sweeping curves of the building’s architecture informs the interiors as well. “The tenant’s willingness to explore quite a dramatic design afforded us tremendous opportunities to incorporate new design strategies to drive significant changes to their dynamic workplace culture,” says D’Adorante. Discovery’s brief for an “active” building

Top: Clean lines, natural materials, outside views, and sunlight enhance the healthy feel of this restaurant area. Bottom: A smaller atrium creates a park-like space to relax or meander through.

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InfrastructurePhotos

Colour, texture, and patterns create movement and energy in the public reception concourse, while also defining spaces for different functions.

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PROJECT

The building has been transformed into a mass Covid-19 vaccination site.

InfrastructurePhotos

fuelled the idea of a central concourse or “street” in the main atrium that became the centre for activity and movement. It includes seating areas, cafes, tree canopies, and even street lights. This streetscape is spanned by a 2 800m² glazed roof, flooding the interior with natural light. The adjacent atria are each designed to create different experiences of the space. The larger of the two is active and energising, while the smaller is more peaceful and calm. “Apart from providing the highest indoor environment quality, the building is fully activated, promoting physical movement and healthy lifestyle,” adds Raytcheva-Schaap. An agile working environment allows staff to move through, and use spaces in different ways depending on their tasks. Occupants are encouraged to use the attractive, open stairways rather than the lifts or escalators, and there are multiple routes, both horizontally and vertically, to connect

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Acoustic treatments in the form of specialist ceilings, screens, soft furnishings, and carpets help to create comfortable spaces within the large volumes.

between different parts of the building, encouraging movement and engagement between people. There are various healthy food outlets, shops, medical suites and other offerings available inside the building, while the roof, spanning all three office towers, houses a running track, yoga decks, a gym, mini sports courts, and pause areas to get some fresh air and enjoy the incredible view.

COUCHES, WOODLANDS AND RAINBOWS The Materials category contributes the highest number of points to an Interiors rating. “However,” adds Raytcheva-Schaap, “achieving points in this category is quite difficult as many local furniture and finishes manufacturers don’t have the third-party eco

Timber slats and plants bring nature indoors and create a human scale space in a large atrium volume.

PROJECT

certificates required.” Since this development was to combine an existing workforce from five different buildings, there was already a lot of furniture in use, so Discovery opted to reuse as much as possible in the new space, which not only saved money, but also contributed significantly to the rating points. “To give an understanding of the order of magnitude of the undertaking, we had about 50 000 pieces of furniture installed, of which about 35 000 were re-used pieces,” says D-Adorante. “The perception is that it was a costly fit-out, but there was a lot of frugality where there needed to be, offset with new items in certain areas.” The design incorporated an extensive amount of indoor planting. This adds to human well-being by creating a palpable connection to nature. It also adds colour, texture, and helps to soften the edges of the main atrium, both visually and acoustically. A planted trellis creates a backdrop to the main reception desk and incorporates the Discovery logo, forming a subtle but tangible link between the brand and wellness. Occupant comfort is the main aspect considered for an interiors rating. Over-and-above the base building performance for air, thermal, and light quality, improved acoustic clearness is a large component of comfort, particularly in an office environment. Class A ceiling tiles, soft furnishings, and foliage were among the elements implemented to improve acoustic quality in spaces. Spaces for different uses, and for different departments, are defined by brightly coloured finishes and furniture. The vibrant colours are borrowed from Discovery’s departmental colour branding and contribute to the visual energy throughout the building. The main corporate colours, blue and white, are used in the reception and public areas. The bright colour scheme is also used to define the directional signage, an essential part of navigating such a large building easily. Rod Benard from Baseline Project Management, the company responsible for managing Discovery’s relocation and fit-out, as well as the procurement of their FF&E (Furniture, Fittings, and Equipment), adds that this created some complexities in the fitout process.

InfrastructurePhotos

One of several café areas, bathed in natural light and with timber and planting creating a healthy and comfortable setting.

Existing furniture needed to be refurbished, moved, and reinstalled without causing any disruption or down time for staff.

LOCAL PLAYERS ON A GLOBAL STAGE 1 Discovery Place won Paragon Interface the Office Design Award at the 2018 SBID (Society of British and International Interior Design) International Design Awards, arguably the most prestigious awards event in the global interior design calendar. Then, in 2020, they scooped up the Excellent Architecture – Interior Architecture category award at the German Design Awards. Locally, the project won the Interiors category at the 2019 SAPOA Awards. The sheer scale of the project has attracted attention, but also the design sensitivity that has allowed for both public and intimate spaces to be created within an activated whole. Documenting each item of furniture and every finish, for construction and for the Green Star accreditation documentation, was a mammoth task for the team.

PANDEMIC PIVOT Of course, what nobody could have predicted when the project was launching in 2013, or even when the building opened in 2018, was the upheaval and change that would be brought on by the Covid-19 global pandemic. Initially the building emptied out as the country locked down and businesses transitioned to remote working. But then 1 Discovery Place reinvented itself as one of the most visited vaccination centres in the country. The open plan, free-flowing, flexible spaces allowed for easy change in functionality. RaytchevaSchaap explains that “the inherent sustainability characteristics of the building have played a role in this transformation. The large day-lit atria, supplied with large volumes of outdoor air, are suitable for setting up a vaccination workflow with limited waiting time and low exposure to risk.” This forced, but highly successful, metamorphosis is testament to the future-proof nature of the building and its interior design.

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REDEFINING EXCELLENCE The GBCSA congratulates Redefine on 40 new Green Star certifications

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PORTFOLIO

In a progressive contribution to transformation of the commercial green building space, JSE-listed real estate investment trust, Redefine Properties, recently certified and re-certified 40 buildings in their property portfolio. WORDS ROBBIE STAMMERS

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edefine’s diversified property portfolio, which amounts to a value of R75.3-billion, includes a mix of retail, office, and industrial space throughout South Africa, and retail and logistics property investments in Poland. The recent Green Star accolades include 16 office Existing Building Performance (EBP) re-certifications, and 24 new EBP certifications across Gauteng, Cape Town, KwaZulu-Natal and Polokwane. This is the largest bulk Green Star EBP certification from any one commercial property owner to date and represents a major milestone for green property in South Africa. “Property owners, such as Redefine stimulate market transformation by pioneering and leading when they ‘walk the talk’ and commit significantly to certification,” says GBCSA head of technical, Georgina Smit. “EBP certifications extend far beyond just energy and water performance management to encompass a much broader and holistic approach to sustainability management at an operational level. As such, they represent a commitment to a wide range of

PORTFOLIO sustainability issues by a property owner and manager.” Sustainability consultant and Green Star accredited professional for the project, Sally Misplon, explains that there are numerous advantages for real estate investment trusts (REITs) and other kinds of property owners willing to certify many buildings at once. These include aligning each building’s operations with the overall sustainable objectives of the fund, building capacity within the fund for continued implementation, economies of scale in implementation, and reporting of overall portfolio performance (linked to environmental, social and governance goals). Independently verified green building certifications, such as GBCSA’s Green Star certification suite, are linked to improved financial performance of properties, according to the most recent MSCI SA Green Property Index results. Covid-19’s requirement for healthy indoor workspaces has also increased the demand for green office space, and there are benefits to be gained for commercial property owners and developers who commit to certifying their portfolios.

Rosebank Link, in Johannesburg, is one of the 40 buildings recently awarded a certification by the GBCSA and achieved a 4-Star Green Star Existing Building Performance rating.

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PORTFOLIO Smit says the MSCI SA data shows that “certified offices, in comparison to their non-certified equivalents, are attracting higher tenancies, higher net operating income per square metre, and lower risk ratings.” These benefits signal a growing appetite for green buildings and sustainability in the property market, and also in the greater global business context. Essentially, greener office spaces offer healthier work environments for employees, and mitigate risks of increasing energy costs, and potential future water shortages (to name a few potential climate-related crises). The EBP rating tool measures a building’s operational performance over a 12-month period. Covid-19’s unexpected arrival, and the subsequent lockdown in March 2020, posed some challenges to the measuring of the information. Misplon explains: “The EBP rating tool has some minimum requirements in terms of occupancy density where each building is required to be occupied at a minimum of 70% during the performance period. As a result, GBCSA issued Covid-19 guidelines to assist projects teams in finding a way around this which still gave credits meaning during these different times. For example, the most recent reliable and accurate “pre-Covid” set of energy and water data was used to benchmark the buildings energy and water performance, and adaptions were made to certain indoor air quality audit’s criteria to make it applicable to Covid-19 times, all while keeping the original intent and integrity of the rating tool in place.”

Certified offices, in comparison to their non-certified equivalents, are attracting higher tenancies, higher net operating income per square meter, and lower risk ratings.

FEATURES ACROSS MOST PROJECTS • Indoor environmental quality testing to recognise the monitoring and control of indoor pollutants and help sustain the comfort and wellbeing of building occupants • Development and implementation of a Building Operations Manual, Building Users’ Guide and Preventative Maintenance Management Plan, Landscaping Management Plan, Hardscape Management Plan and Pest Management Plan • Development of a Solid Waste and Materials Management Policy to encourage sustainable waste management and recycling • Green Cleaning Policy in line with the Green Star requirements • A green procurement plan compiled and implemented to encourage and guide the property and facilities management teams to select the most sustainable products available on the market • Publication of green operational guidelines for tenants • Glare control devices are mandatory in occupied spaces to reduce the discomfort from direct sunlight • Each building’s energy and water consumption benchmarked against other buildings of the same building type to encourage the reduction of greenhouse gas emissions and the burden on potable water supply and wastewater systems, associated with the use of energy in the building operations • A Green Travel Plan introduced to encourage the use of alternative modes of transport to and from work

Covid-19 aside, processing a large number of certifications simultaneously, is a massive undertaking. Timing and planning are critical, Misplon says. “Staying on top of data collection and tracking everything well is pertinent to successful and high-quality submissions.” As is support from the technical team at GBCSA. Due to meticulous teamwork, a high number of the projects received their certification after round 1 assessment. Substantial portfolio certification, such as Redefine’s recent move, acts as a catalyst to other property owners who operate in the same space, says Misplon. Head of ESG at Redefine, Anelisa Keke, elaborates: “The benefits of green buildings run deeper and wider than what’s obvious at first glance. Besides the water and energy efficiencies, reduction of emissions and waste that come through sustainable design, construction, and operations, at Redefine the certification is a testament to our drive to create, manage, and invest in spaces in a manner that changes lives. Looking ahead, creating spaces that support the health and wellbeing of our customers, tenants and employees, as well as the economy and environment, will be vital to accelerating sustainable development and delivering a better standard of living.”

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WHEN BLOOD GOES GREEN Showcasing the new SANBS building in KwaZulu-Natal

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PROJECT

The South African National Blood Service recently opened their new regional headquarters in Mount Edgecombe, KwaZulu-Natal. This new Green Star rated building, incorporates state-of-the-art laboratories as well as public and educational components, all in a repurposed warehouse shell. WORDS Melinda Hardisty IMAGES Graham Carruthers

Grey aluminium boxes and a glass canopy offset the original facebrick at the main entrance.

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Location: Mount Edgecombe, KwaZulu-Natal Type of building: Head Office (including laboratories and public facilities) Green Star rating: 5-Star Green Star Design Rating and targeting a 5-Star Green Star As-Built Rating (Public & Education Building V1) Project dates: Completed in June 2021 Project size: 8 068m²

longside laboratories and offices, the South African National Blood Service (SANBS) houses their flagship donor centre and their first “Journey of Blood” educational exhibition which showcases the importance of blood and the processes involved between donation and transfusion. It aims to raise awareness of blood transfusion in order to increase the donor pool and eventually supply enough blood for the province’s own requirements.

BRIEF AND SITE SANBS required new premises to serve as a provincial headquarters. They needed to include offices, new testing and processing laboratories, a large blood donation centre, as well as their first “Journey of Blood” educational exhibit. In 2019, SANBS established a “Greening Task Team” to set up an interactive dashboard to increase awareness of environmental sustainability issues at every level of the company. The team highlighted areas of focus to mitigate environmental impact across operations. These client values drove the requirements for a Green Star rated building. A site with an existing warehouse structure was acquired. Originally built as a temporary casino and then used as a call centre, the building was a featureless shell with a large, dark, open area surrounded by cellular offices along the edges. The envelope was a suitable size to accommodate the required functions, but it needed significant work to create the welcoming and inspiring destination for donors, and the high-tech centre for scientific research that SANBS required.

PROJECT Architects, SVA International, and interior designer, El Wood, set about transforming the space.

PROGRAMME AND FACILITIES Existing parking areas and entrances on two sides of the building helped to divide the new programme into a staff area with its own access and parking on the side, and a public-facing section at the front. New cladding and canopies on the front façade invite donors and visitors into the facility. The reception area leads into the donor centre on one side and a restaurant, for visitors and staff, on the other. A public stairway ascends to the “Journey of Blood” route on the upper level. The staff entrance leads first into the office component, and then to the laboratories beyond. There is also a 288-seat auditorium for education and training that is accessible to staff from the offices, or to the public from the upper level. Both office and laboratory components have connections to an external landscaped area for team-building or relaxation. Lightwells punch through the existing roof to bring daylight into the offices and laboratories through planted atria. The “Journey of Blood” traverses a high-level walkway overlooking five of the main laboratory areas and has interactive information screens along the route. Blood samples can be seen moving between the donor centre and the testing stations in the laboratories in transparent pneumatic tubes, allowing visitors to visually follow the journey through the different stages. Donors, regulators, scholars, and students can view all the laboratories through glass, enabling a close-up view of all the processes involved with the studying and

Coordinating services in an existing building, where there were now strict requirements for certain areas to be kept sterile, was no easy task.

A labyrinth, as opposed to a maze, has no dead ends or forked paths but follows a meandering but purposeful path to a goal. It is used here for team building and thoughtful problem solving.

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PROJECT processing of blood and its components. This unique destination “highlights the operating philosophy at SANBS, which is underpinned by a focus on long-term sustainability, risk mitigation and a value-based culture centred on donors, staff and patients,” says SANBS CEO, Ravi Reddy.

DESIGN CHALLENGES “Coordinating services in an existing building, where there were now strict requirements for certain areas to be kept sterile, was no easy task,” says SVA’s Richard de Klerk. Water pipes were not allowed in ceiling voids and, despite a raised floor being inherited from the casino design, services were not allowed to be housed within that zone either. Drainage pipes had to be cast into concrete. Electrical and mechanical services dropped from above and a maintenance catwalk was installed in the ceiling void to negate maintenance access from laboratories. As fire suppression sprinklers could not be installed in sterile areas, two hour firerated zones had to be created, requiring the installation of fire curtains where there were glazed panels in fire-rated walls. The extensive use of glazing to divide spaces, to allow for visibility and natural light, had other implications as well. Some of the panels needed to be extremely high, especially where there were overhead viewing areas. This necessitated a secondary support structure, which also had to be carefully coordinated around the existing structural elements. The use of

glazing extensively adds to user comfort by including natural light, outside views, and a general feeling of openness internally, however the reflective surfaces severely hamper acoustics. Specialised acoustic glass was specified between the viewing walkways and the laboratories, and various acoustic treatments on other surfaces were incorporated to mitigate the effects of the glass.

MATERIALITY AND MOOD The face-brick and metal sheeting of the original building shell was retained, but the external façades were modulated and softened. Contemporary, charcoal-coloured aluminium clad boxes frame the main entrance and the donor centre and restaurant windows on either side, juxtaposing the existing facebrick. A glass canopy juts over the walkway in front of the entrance and restaurant. The staff entrance repeats the charcoal greys and warm red brick of the public entrance but here climbing plants break the expanse of brickwork. Soft and hard landscaping extends to the staff teambuilding area at the back of the building, where an amphitheatre rings a labyrinth of pavers spiralling through planted beds, with a solitary tree at its centre. The pristine white laboratories are divided by fullheight glazed shopfronts, allowing a visual connection throughout the area while maintaining the required variances in temperature and pressure. The black framing of the shopfronts and joinery breaks the stark

Offices feel airy and naturally lit, with visual links to (and through) the planted atria.

Laboratories have a visual connection to nature through the atrium lightwells.

Rooflights over planted atrium spaces create lightwells and a link to nature.

Bright splashes of red, and playful blood drop motifs lift the grey meeting room spaces.

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PROJECT

The restaurant, for public and staff, adds warm timber hues and bronze shades to the colour palette.

brightness, and planted greenery in the lightwells provides a visual link to nature. The offices are largely open-plan, with functions grouped to assist with economic air-conditioning. The lightwells also provide daylight and a connection to the outside in these spaces. The colour palette is largely grey and white with some timber furniture finishes and red highlights. The red references the SANBS logo, a derivation of a red blood droplet. A stylised droplet motif is repeated on privacy screens, acoustic boards, and wall art throughout the project. Slightly warmer colours were used in the restaurant interiors, with vinyl “timber” planks and bronze pendant lights breaking the grey tones.

SUSTAINABLE FEATURES Solar power supplements most of the overall power requirements of the building’s electricity requirements by PV panels on carports. The requirements for

A glass canopy shelters the walkway outside the restaurant.

electrical lighting during the day are significantly reduced by natural daylighting from rooflights and windows. Natural ventilation is used wherever possible. Where natural light and ventilation is not feasible, like in laboratories, glazed walls divide spaces to allow the temperature and light levels to be strictly controlled. Harvested rainwater supplies all the ablution facilities and water-saving fixtures reduce consumption as well. Biophilic design, which recognises humans’ innate need to connect with nature, is becoming an increasingly popular concept in relation to green design. In this building, the physical and visual links between inside and outside, including several planted atrium spaces internally, facilitate that connection between office or laboratory occupants and the natural world beyond. The result is a warehouse “upcycled” into a high-tech building that is both environmentally sustainable and human-centric, a space that is high-performing and comfortable to be in.

The public reception welcomes visitors to the donor centre to the left, or up the stairs to the ‘Journey of Blood’.

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THE RETAIL RENAISSANCE Sustainable buildings: charging behind the mantra of adapt or die

Today retailing is standing either on the edge of a renaissance, or the edge of a precipice. The retail business may be able to relate to the former – the model of shopping malls by 2030 will be substantially different from those of the era that preceded it, and with an even greater potential for success. WORDS Heloise Mgcina

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Liberty Midlands Mall

Liberty Midlands Mall is the largest shopping centre in the Midlands area, with 193 tenants.

ovid-19 has naturally focused its attention on the quality and safety of indoor spaces – but this has been a long time coming, with studies illuminating how the buildings we inhabit for work or residence and the air we breathe, can help or hinder our daily health and performance. And while the last 24 months have been a time of immense challenge, it has also been one of opportunity in this space. Today, retail has a unique opportunity to rethink the concept of retail space and experience, to design the blueprint for the future of retail. Building new operational guides and planning for the built environment, the retail sector is creating a significant opportunity for building owners, managers, and occupants to create smart, digitally connected spaces with the well-being of people at its centre. It has also fast-tracked digital transformation and the commitment to creating truly safe, sustainable and smart spaces with resilience built into key fundamentals. Retail leaders must become architects of a new model for transformation to adapt then enliven more relevant and in-demand experiences to outperform peers. As such, the retail property industry has a robust future, provided it has a clear operational strategy – one that successfully harnesses three change drivers: environmental sustainability, the social element which incorporates digital transformation, and technology as well as ethical business conduct through governance.

DRIVING ESG IMPACT The success of the retail business is its resilience, but resilience is only achieved when business underpins its commitment to ESG (Environmental, Social and Governance). Through such thinking, property owners can reduce exposure to commercial risk and asset obsolescence by ensuring that their assets are future ready as everything is inextricably linked. Gone are the days when business resilience and success was measured solely by its profitability.

THOUGHT LEADERSHIP

The success of the retail business is its resilience, but resilience is only achieved when business underpins its commitment to ESG. The E in ESG was once upon a time downplayed. The E in the ESG triad is equally the most important in achieving resilience, with growing studies showing that investors who are focused on companies with sustainable operations, an integral part of strategic thinking, often perform as well or even better than those who focus on conventional growth. The commercial and retail property sector has made significant strides in its commitment to minimising its environmental impact, through its efforts to protect and preserve our natural resources. Liberty Two Degrees (L2D) is one such company that has made bold commitments to its sustainability targets to achieve; net-zero waste by 2021, net-zero water by 2025 and net-zero energy by 2030. All the resources to achieve such targets exist today for any company, dependant on whether they are willing to invest to achieve them. Part of what investors analyse in establishing the sustainability of companies, is the business’s ability to continually improve their environmental impacts, implementing sustainable and long-term cost savings and a reduced footprint. As a business case, Eastgate Shopping Centre reduced its carbon footprint by over 16 000t of CO2 emissions annually through an investment in a solar plant, which will generate 1.8MW of energy. This will power the centre’s lighting, air-conditioning units, lifts and escalators. Other initiatives available within the L2D portfolio include solar trees, which continue to provide an efficient option for energy generation,

Eastgate Shopping Centre.

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THOUGHT LEADERSHIP the implementation of rainwater harvesting systems, dual plumbing, condensation water harvesting and advanced low-flow toilets – which in total have saved 60-million litres of water throughout the L2D portfolio in a single year. When it comes to environmental and climate protection, business both contributes and suffers. With targeted investments, business can actively help reduce harmful emissions and lower consumption of natural resources. It is to be keenly noted that climate change increasingly affects business-model development. The changes in consumer behaviour, the increasing changes in regulatory requirements and new climate-friendly technologies are changing the composition of global markets – placing much significance on the mantra of adapt or die.

UTILISING TECH TO EVERYONE’S BENEFIT And what about technology? Technology is rewriting operating models turning challenges into opportunities for improvement and innovation, which is likely to pave the way for years to come. Cloud computing is helping to reduce the amount of carbon dioxide emissions, potentially preventing more than 1-billion metric tons of CO2 from 2021 through 2024, according to a forecast from International Data Corporation (IDC).

FUTURE SMART SPACES From the use of AI technology to foot-counting systems to ticketless parking technologies and personalised experiences available in the retail space, consumers are well accustomed to these. It is therefore no doubt that the responsible capturing and collation of data is of utmost importance for consideration by businesses who use such technologies. Responsible

When it comes to environmental and climate protection, business both contributes and suffers.

When looking at the retail industry we are taken to an industry future that has never looked better – with Good, Smart, Inclusive and Safe Spaces at their core. practices should be ingrained in the culture of each business operation to avoid social harms. While the industry offers diverse opportunities for the use of technology to drive efficient ESG practices, some retail players have yet to take advantage of such technology to analyse behaviour, get closer to customers and utilise technology for optimised performance and cost reduction. While every retail destination is unique, technology should be helping to build a complementary strategy for those managing the space, those occupying it and those enjoying it. The influence of the other two factors in the ESG triad should not go unnoticed. Good corporate governance (G) and social engagement (S) often also influence and reinforce a company’s efforts to protect the natural environment. From an investor perspective, the S can also have a positive effect on the portfolio’s risk profile, while good corporate governance (G) can be an additional positive influence on performance. A strategic and long-term focus on the social element provides a unique opportunity to help rediscover the role of our industry in society and our purpose as built environment owners and managers. Understanding the G in ESG is critical, as governance risks and opportunities will likely increase as social, political, and cultural attitudes continue to evolve. Governance, as a license to trade, is vitally important for a sustainable future and should not be conducted in a tick-box exercise manner. Governance, which ensures ethical business conduct and balances the requirements of all stakeholders, plays a significant role in policymaking for sustainable practices in business conduct and achieving efficiencies. When looking at the retail industry we are taken to an industry future that has never looked better – with Good, Smart, Inclusive and Safe Spaces at their core.

Heloise Mgcina has a track record of over 20 years in marketing and communications. She has worked across several industries including telecommunications, professional services and banking and on multiple brands such as Vodacom, Procter & Gamble and WesBank.

Heloise Mgcina, marketing and communications executive, Liberty Two Degrees (L2D), Exco member, BCom (UNISA).

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TAKING A STRATEGIC VIEW TO ESG CREATES SHARED STAKEHOLDER VALUE We have developed a deliberate strategy to driving our ESG efforts and we have aligned our vision and purpose accordingly. We believe IMPACT°, our ESG value proposition, reinforces our competitive advantage to quality, business growth and sustainability, while creating shared value for all our stakeholders.

First Green Building Council of South Africa certified retail portfolio

L2D super-regional assets awarded Gold Level status for operational excellence

WATER

ENERGY

WASTE

We integrate IMPACT° into our strategic processes in the following ways: • Policies and risk management systems incorporate ESG components • Board oversight to ESG practices, with effective measurement tools and risk indicators • Integration into strategic planning • Deliberate pursuing of initiatives and services that consider an ESG impact • Ensure strict ESG requirements are met by suppliers in all operations • Leveraging of internal and external ESG practices to ensure alignment and that L2D People live the company’s ESG practices We have developed and continue to develop capacity around IMPACT° as a priority and a key driver to value creation.

OUR NET-ZERO ROAD MAP The pandemic has provided a new opportunity to reset our environmental future, presenting ways in which we can rebuild and renew. It is imperative that as government and the private sector focus on rebuilding, opportunites to accelerate the transition to a cleaner economy are also considered. As Liberty Two Degrees, we are commited to Net Zero waste by 2021, Net Zero Water by 2025 and Net Zero Carbon by 2030.

www.liberty2degrees.co.za

SHAPING A GREEN ECONOMY

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FINANCE

Following on from the GBCSA’s recent Planet Shapers event, +Impact chatted to experts in the field about green bonds, sustainable finance, and the current economic climate. WORDS Nicole Cameron

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ith trillions of dollars of expenditure globally going towards supporting green infrastructure, affordable clean energy, and responsible consumption and production, there is much evidence that both the public and private sector are prioritising the SDGs (Sustainable Development Goals) set out by the United Nations according to Agenda 2030. Given that we are now in the last decade to reach these goals, it is critically important that the global economy gears itself towards sustainability. “Financial markets are now actively responding to climate issues,” affirms Professor François Viruly, property economist and lecturer at the University of Cape Town. “Previously it was in response to legislation, but now investors are pushing this agenda.” Green bonds, an instrument used by governments and companies to raise money by borrowing from investors – the proceeds of which are directed to projects or assets with environmental benefits – are seen as a method to accomplish green goals. “The data shows that green bonds are increasingly popular, with most falling into sectors like energy and transport, which have high CO2 emissions. We also are starting to see green bonds in emerging countries, especially in the East,” says Prof Viruly.

CONSIDERING THE GREEN BOND The rationale behind corporate interest in green bonds is multi-faceted. Companies are aware of the signal that is given out when they undertake a green bond, of a positive impact on environmental and social sustainability. This, in turn, has a positive impact on the share price, with growing evidence showing

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FINANCE

The data shows that green bonds are increasingly popular, with most falling into sectors like energy and transport, which have high CO₂ emissions. that companies that aim to incorporate social and environmental governance are generally well-run. While the potential for green bonds to be issued as a type of “greenwashing” exists (as a tool for good marketing with no real sustainable intention), as the process involved is complicated and can be expensive, not many corporations would go to these lengths. The third reason relates to financial returns and pricing, with corporations showing interest if there is a premium on a green bond. With the first green bond having only been issued in 2014, there are mixed reviews about how much more or less expensive this type of loan is. Dirkje Bouma, group treasurer of Growthpoint Properties, says that green bonds give an economic upside of up to 0.2% compared to a normal bond, which attracts a greater diversity of investors seeking environmental impact. “Moreover, the reputational benefits are significant; in Growthpoint’s case the company has been able to add green credentials to their existing brand, as well as being able to offer investors the opportunity to display empirical evidence that they are abiding by the principles of responsible investing. This is alongside the quantifiable, anticipated environmental benefits.”

Takusa Consulting and Services has enjoyed rapid growth as a Consulting Engineering Practice in the past decade. As at Q4, 2018, the Company has handled project whose cumulative value is over R427 million. Established in 2006, Takusa Consulting and Services offers an array of cross-sector services as summarized below: ENGINEERING | Electrical + Electronic. Mechanical. Civil + Structural. Project Management. Eng Draughting.

ARCHITECTURE | Architecture. Interior Design. Property Development. Draughting.

ENERGY + ENVIRONMENT | Energy (En) audits, En Management + Consulting. Implementation of En efficiency solutions | Environmental rehab + Water monitoring

Over the years, the Company has partnered with its Clients’ in the implementation of successful projects underpinned by innovation, value-add and quality. Our approach to project execution is second to none. Internal work processes, technical guidelines and internal peer-review of project deliverables places Takusa Consulting and Services ahead of the pack. The Company also observes PMBOK closely and in turn all five process groups and the ten knowledge areas are applied to project delivery. To remain ahead, registered professionals are accountable to project deliverables. Takusa Consulting and Services is 100% black owned. The Company is ISO 9001:2015 accredited and a proud member of the Consulting Engineers South Africa (CESA), the Green Building Council of South Africa (GBCSA) and Fire Protection Association (SA).

www.takusaconsulting.co.za

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FINANCE

Ώ Shameela Soobramoney, chief sustainability officer at the Johannesburg Stock Exchange (JSE), pointed out the distinction between sustainable finance, which encompasses models, products, markers and ethical practices to deliver resilience and long-term value in each of the environmental, economic and social aspects, thereby contributing to the delivery of the SDGs and climate resilience. “Responsible investment, on the other hand, is strategy and practice to incorporate environmental, social and governance (ESG) factors on investment decisions and to encourage active ownership of these by borrowers and investors,” she says. When looking at the ESG investments in numbers, it’s possible to see growth of, on average, 25% since 2014, across countries like Japan, Australia and Canada. The total combined issuances in 2020 was $554.3-billion, with $222.6-billion directed towards green, and $164.2-billion and $127.6-billion towards social and sustainability respectively. Locally, issuance volumes of close to R6-billion have been in the bond market since 2019 to date. In March this year, South African private healthcare provider, Netcare, in partnership with Standard Bank, listed the continent’s first self-labelled sustainabilitylinked bond on the JSE. They raised a R1-billion, three-year, unsecured note priced at 5.4%. The funds

In financial markets, the short-term perspective dominates, and the “internalise profit and externalise cost” mindset needs to be addressed. POSITIVE IMPACT ISSUE 14

raised through the bond will enable the healthcare group to fulfil its sustainability objectives of reducing its carbon footprint, by procuring more renewable energy and further improving its water efficiency, among other things. RMB also issued the largest South African rand denominated sustainability bond, the first of its kind to African state-owned company Rand Water. RMB are also partnering with Redefine for the largest sustainabilitylinked bond in the real-estate sector, while Standard Bank and Woolworths partnered to execute the first sustainability-linked loan in the country to the retail sector. Nedbank listed a R125-million unsubordinated green bond on the JSE, while ABSA launched their green home loan through Balwin Properties.

THE INVESTOR UNIVERSE Arvana Singh, head of sustainable financial solutions at Nedbank, posed the important question of how ESG integration and the flow of capital can be incentivised into areas of the economy where it is needed most. The investor universe is made up of a number of funders: traditional asset managers, who are looking for commercial returns, and impact investors, who are willing to trade off a slight decrease in return in exchange for change and impact. The third type of investor, interested in blended and catalytic financing, generally falls to developmental financial institutions interested in driving the impact agenda. “These investors are increasingly using financial intermediaries, like Nedbank, to achieve this goal. This does require additional transparency and origination of eligibility criteria, as well as impact reporting, which means that organisations that promote ESG goals are generally more compliant, and their governance is better.”

FINANCE

While anything linked to renewable energy and water saving is seen as favourable by investors, Soobramoney says that while many are quite aware and willing to consider adaptations, this doesn’t always translate into action. “In financial markets, the short-term perspective dominates, and the ‘internalise profit and externalise cost’ mindset needs to be addressed,” she says. Another challenge is that the initial costs of obtaining green finance are high, due to external verification requirements, and this will prove more difficult for smaller or local businesses. “And then there is still a fairly acrimonious relationship between the public and private sectors, meaning that the collaboration necessary to make the SDGs achievable has not been actualised yet,” Soobramoney adds. Despite the challenges in the current economic climate, there is certainly an opportunity for smaller companies to be nimble and to look at the SDGs – if the company’s primary purpose is green, then a revenue data-collection process can identify what percentage of revenue is attributed to activities that are congruent with the green economy. This means that smaller organisations can approach markets and raise capital, by virtue of their sustainability agenda.

The experts agreed that there is evidence of investor engagement with banks; their equity holders are encountering pressure and trying to make impactful changes. This is reflected in the broader ESG industries or those with a climate or social focus, where they’re experiencing a level of liquidity and market capital, and this translates to a desire to outdo their competitors or appease their investors. If corporations aimed to evolve sustainable finance structures with embedded sustainability performance targets that reach further than just climate risk, it would be possible to see more exponential growth. Another opportunity would be the evolving accounting and reporting standards and regulations to enable the measurement of true societal profit and loss. Finally, the experts agreed that there is an opportunity for greater accountability of our ecosystem’s limits. Business models cannot continue the way they are, both from a risk perspective as well as from an environmental perspective. Given South Africa’s innovative nature, embracing responsible investing and sustainable finance will go a long way towards building not only a better economy, but also a greener economy.

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TECHNOLOGIES

AIR-CONDITIONING AND INDOOR AIR QUALITY There is concern that the coronavirus can be spread via air-conditioning systems, and many are turning to consultants and service providers to determine how to mitigate this. WORDS Edward Hector, SFI Group

ome suggestions include increasing ventilation rates, upgrading filtration to HEPA filters and creating a purge cycle to introduce fresh air. Also, a redesigned chilled water air handling unit system to avoid the return of air that is in the current system, essentially creating what is called a full fresh air system. The goal is to minimise design change, while considering that most current systems are compliant designs in terms of National Building Regulations. The World Health Organisation (WHO) focuses on the particle size and amount you breathe in which is called Particulate Matter (PM). The larger the PM, the less risk is present as your body protects itself through mechanisms, such as coughing and sneezing. The smaller the size of the PM, the greater the risk because the body is unable to prevent the particle from entering, and a pathogen ends up in your bloodstream it can spread airborne viruses and diseases.

THE IMPORTANCE OF VENTILATION SYSTEMS As vaccinations roll out and we return to life in the “new normal”, IAQ and ventilation will be a key determining factor in convincing people to return to public spaces. Outdoor air pollution is intrinsically linked to indoor air quality. A study showed that pollution from power plants and vehicles caused close to 9-million deaths globally in 2018 while the total number of Covid deaths is approximately 4.5-million. Our respiratory systems are affected by PM due to pollution and is a global issue we need to pay attention to. This is particularly relevant in South Africa, where coal-fired power stations are prevalent without scrubbing technology. Industry needs to lead towards healthier IAQ. We need to increase ventilation rates above regulated minimum standards. Approximately 65% of exposure to outdoor air pollution occurs indoors. It is clearly important to consider both indoor and outdoor air quality.

THE IMPACT OF POOR IAQ Particulate matter: a complex mixture of small, solid particles and liquid droplets causes poor IAQ. Inhaling elevated levels of PM can lead to a multitude of health problems. Exposure to high levels of PM is the leading source of mortality among all outdoor air pollutants. To combat the danger of small airborne pathogens, you need to know which PMs are present and we have sensors that can measure IAQ by measuring CO2 levels, PM and Volatile Organic Compounds (VOC). CO2 is caused through exhalation and the HVAC system design may have to be reviewed, based on occupancy levels while the source of VOCs may be internal and also have to be addressed at source. Other external factors contributing to poor IAQ may be CO produced by vehicles or SO2 produced by factories. Research shows improved ventilation rates can improve cognitive ability. We need to manage ventilation more dynamically to have optimum results under varying ambient conditions and occupancy levels. This is crucial as we minimise fresh air intake to lower energy consumption since bringing hot air into a building requires additional cooling, and vice versa. We may be compliant with ventilation and fresh air, but we could still have poor IAQ.

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HOW TO IMPROVE IAQ Poor system design of the air-conditioning system can accumulate mould which leads to high levels of PM filtering through indoor air over the years. Ducting systems designed with the correct quantity of air arriving at the designated destination, by minimising leakages, drops in pressure and ensuring optimal distribution routes can filter out PM and keep air ducts clean which contributes to improved IAQ. Improved filtration and the use of UVC Germicidal Irradiation as well as Bipolar Ionisation are technologies gaining ground for air purification in large air-conditioning systems. Facilities management interventions along with increased government regulation will make HVAC systems and IAQ the priority for building operators, achieving a healthier working environment, improved cognitive ability and productivity due to the reduction in the spread of pathogens within the workplace.

MEASURING WHAT MATTERS

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TECHNOLOGY

In response to the demand of the South African property sector, the GBCSA developed the Energy Water Performance Tool to measure the performance of buildings with greater accuracy for enhanced efficiency and water and energy risk mitigation. WORDS Melissa Baird

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TECHNOLOGY

rofessor Anthony Turton has long warned of the economic impacts South Africa faces due to its critical water issues. According to Turton, “South Africa became a waterconstrained economy in 2002, when the National Water Resources Strategy determined that we had already allocated 98% of our water.” Added to this allocation issue, are the complications of climate change, which has affected the annual run off. In a nutshell, South Africa does not have the water it needs to grow its economy and create jobs. A trusted source in the building sector in Johannesburg is under no illusions about Gauteng’s watershed fed by the Orange, Tugela, and Vaal rivers. It is at 100% and there is no capacity to increase usage. This water constraint will have severe impacts on buildings that do not have water efficiency measures in place. Growthpoint sponsored the development of the GBCSA Energy and Water Performance (EWP) tool for benching existing office buildings in 2011. It now uses the GBCSA’s EWP benchmarking to unlock greater resource efficiency at The Terraces in Cape Town. This building achieved a 4 Star Green Star Existing

Building Performance (EBP) certification in March 2018, valid for three years. However, since certification, there has been no improvement to its energy and water performance, and thus the focus has shifted to benchmarking it with an EWP certification. Using the EWP tool to evaluate office buildings is an integral part of Growthpoint’s performance standard. In many cases, an EWP score provides the necessary motivation to retrofit a building or change building management practices. The EWP benchmarking evaluation provides a handy tool to help scale up a building to Green Star rating standards. It is also one of several key factors – including location, tenancy, amenities, and others – that Growthpoint considers when categorising a specific property asset as a long-term hold. Making its buildings’ EWP scores available on the Growthpoint App empowers the broking community to share this information with potential tenants. Greater resource efficiency inevitably leads to greater cost efficiency and increases the positive impact offices can make on meeting a tenant’s own ESG strategy objectives. Armed with information about how a building’s resource efficiency measures up, tenants can make good decisions about their offices.

Lincoln house is one of the four buildings in the Epsom Downs office park, situated in Bryanston.

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TECHNOLOGY

The project achieved 7/10 targeted points for energy and 7/10 targeted points for water.

“Over the past decade, Green Star certifications have gained greater recognition and desirability among tenants and investors, and they are key to our goal of certifying 20 buildings as net-zero for carbon, water, waste, and ecology, which is an essential element of Growthpoint’s carbon reduction target,” says Grahame Cruickshanks, head of sustainability and utilities at Growthpoint Properties. “We see EWP as a non-negotiable starting point for benchmarking an office building’s energy and water performance and believe a suitable EWP tool would add tremendous value for industrial and retail properties too. Every building can benefit from a complete benchmarking exercise.” Over to Emira who assigned WSP to assess their building portfolio in the face of water and energy risks. Emira are leaders in forward thinking and how to improve the rating and performance of a property portfolio. After a full assessment of the portfolio, with its incumbent discoveries, these properties were identified.

Greater resource efficiency inevitably leads to greater cost efficiency and increases the positive impact offices can make on meeting a tenant’s own ESG strategy objectives. Lincoln house is one of the four buildings in the Epsom Downs office park, situated in Bryanston, Johannesburg. It is a two-storey (GF + 1) commercial office building with a gross floor area of 1937.65m². The project achieved 7/10 targeted points for energy and 7/10 targeted points for water, which equates to an overall Energy & Water Performance v1 rating of 14/20 in Round 2.

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Lone Creek Building B is situated in Waterfall, Lone creek office park in Midrand, Johannesburg. It is a twostorey commercial office building (GF + 1) with a GLA of 1 252.81m². The project achieved 8/10 targeted points for energy and 2/10 targeted points for water, which equates to an overall Energy & Water Performance v1 rating of 10/20. Alison Groves, regional director of building services at WSP Africa emphasises how vital it is for building operations managers to have an effective measurement tool that will enable them to assess the water usage of their buildings. As the saying goes, “If you can’t measure it, you can’t manage it.” Her opinion is mirrored by Cruickshanks who adds, “Working with the EWP tool initiates a shift towards a measurement mindset and inspired the development of our own measuring tools, enabling us to make an even bigger difference as a result. This foundational measurement and information have enormous impact and value at a strategic and operational level.” Up until now, there has been no explicit requirement to measure water and energy use and although SANS10400-XC is on the horizon; it is relatively far into the future (considering it has been in process for the last 10 years). Groves believes that the EWP will be the first step towards legislation of water consumption in new properties. She emphasises how vital it is: “You need to take responsibility for your water sources as if they are the only water you have, and report leaks and install automated irrigation systems. A running tap left unattended for four days can lose 55 000 litres of water.” Hlologelo Manthose, sustainability consultant at WSP is enthusiastic about the tool and its capabilities. She says, “The EWP tool helps to assess the type of data the building managers receive and question it and understand what it means in relation to how the building is performing. Often the info has only been used for billing purposes, but this tool helps you assess your building’s performance over time – starting with a baseline to help map the water and energy consumption. This helps identify not just the

TECHNOLOGY

Lone Creek Building B is situated in Waterfall, Lone Creek Office park in Midrand, Johannesburg.

The EWP benchmarking evaluation provides a handy tool to help scale up a building to Green Star rating standards.

anomalies and where they have been performing badly but also helps measure improvements against historic building performance. It is a great tool for property managers and facility managers.” Due in early October, the EWP scores of these buildings will show how they compare to industry benchmarks. The goal is to identify the areas where there is room for improvement, make the improvements and measure their impacts. The data compiled for the EWP benchmarking process will point to opportunities to improve the water performance of a building through rainwater harvesting and installing recycling measures.

The EWP water score will inform the future-proofing strategy for a building recognising that water security, availability and quality will face significant pressure in the coming years. For more info: https://gbcsa.org.za/certify/energywater-performance/

As an early adopter and established leader in green building certification, Growthpoint recognises the value of benchmarks and certifications, even though they are not yet formally used by the property valuation community, which has yet to attribute a clearly defined metric to a green certification in property valuation. This is likely to change as more independent and indisputable evidence emerges supporting certified green buildings’ superior performance and value. The MSCI South Africa Green Annual Property Index, for instance, continues to support the investment case for greencertified offices vs noncertified offices. The green building and real estate communities are working hard with the valuation community to incorporate these benchmarks in valuations.

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Acting and committing to ecological transformation.

Innovative and effective solutions to major challenges,

with and for our stakeholders.

info.southafrica@veolia.com / veolia.co.za

HOW TO NET ZERO:

the role of science-based targets in meeting net-zero pledges in building operations

This is the first in a series of thought-leadership pieces, where we explore practical solutions in the quest to reaching a net-zero carbon state in the shortest possible time. WORDS Jutta Berns, Ecocentric

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THOUGHT LEADERSHIP

ZERO ON THE RISE After the signing of the 2015 Paris Climate Accord, the October 2018 IPCC Report (IPCC, 2018) finally and irrevocably shook the world out of its fossil fuel induced slumber: it was clear that to stand any chance of keeping the global average temperature rise to below 1.5°C during this century and to avoid the most catastrophic impacts on the planet, net-zero CO2 emissions by 2050 must be achieved. Fast forward to August 2021 and the release of the 6th IPCC Assessment Report (IPCC, 2021) further finds that “unless there are immediate, rapid and large-scale reductions in greenhouse gas emissions, limiting warming to close to 1.5°C or even 2°C will be beyond reach.” Since the 2018 IPCC report, the number of companies making net-zero commitments has grown exponentially: in 2019, 16% of the global economy by GDP had net-zero pledges in place. By 2021 this had grown to 68% (UNFCC, 2021). Where zero is now on everyone’s lips, the built environment sector as a whole – as one of the key contributors to carbon emissions and thus one of the key-stone actors in reducing emissions – is no newcomer to the net-zero game. A drive to net zero has increasingly come to the forefront of thinking over the past decade and a half (see box below); but regardless of all the activities, the December 2020 Global Status Report for Buildings and Construction Report (UNEP, 2020) rings alarm bells: global findings show that CO2 emissions from the operation of buildings have increased to their highest level yet at around 10 GtCO2, or 28% of total global energy-related CO2 emissions. This is dire – and sobering. So, what is going on? Don’t we have targets? Or do we simply not know how to get there? Here is the crux: not all net-zero targets are created equal. The meaning of net zero and the way to get to get there is often ambiguous. Having a net-zero pledge in place is of course imperative, because we need everyone to come to the party; such pledges are

also ambitious, because we are only just starting to understand how we are going to meet them; and they also may be audacious, where such pledges rely purely on “technological salvation” at a distant point in the future, while emitting unabatedly in the meantime. As small as it is, net zero is big. So, what to do? To achieve net-zero in existing building operations, we are advocating two key strategies that go together: 1. Align net-zero targets to science-based targets 2. Break down whole building targets into targets by emissions scope In the first instance, setting clearly verifiable net-zero targets is paramount: align near-term and long-term targets both to climate science and to reporting in line with established reporting frameworks, such as the GHG Protocol Corporate Standard (GHG Protocol, 2004). Guidance developed by the Science-Based Targets initiative (SBTi) (a partnership between CDP, the United Nations Global Compact, World Resources Institute (WRI) and the World Wide Fund for Nature) provides such clear pathways for businesses.

As small as it is, net zero is big. The criteria embedded within SBTi’s science-based net-zero targets require that emissions in the abatement boundary for net-zero targets (Scopes 1, 2, and 3 ) be reduced by an amount that is consistent with achieving global net zero in 1.5°C-aligned scenarios. In other words, if gross global emissions are to be lowered by 90% to keep warming below 1.5°C, a company must set a net-zero target to reduce emissions by 90% between the base year and the net-zero target year. Once science-based targets are set for each scope, it becomes clear how and at what rate companies need to reduce emissions to meet the climate targets.

NET ZERO IS THE ULTIMATE ZERO-SUM GAME – WE ARE EITHER ONLY WINNERS OR ONLY LOSERS. NET-ZERO TIMELINE IN THE BUILT ENVIRONMENT – AN EXTRACT: 2006

2017

2018

2019

2020

2021

Architecture 2030’s call for a pledge to net-zero carbon in all new buildings by 2030 (Architecture 2030, 2006)

World Green Building Council’s call for coordinated action towards net-zero carbon buildings (World Green Building Council, 2017)

The C40 Net-Zero Carbon Buildings Declaration, with Johannesburg, Tshwane, eThekwini and Cape Town as signatories committing to developing policies and enacting regulations, which will ensure that new buildings will operate at net-zero carbon by 2030 and all buildings by 2050 (C40 Cities, 2018)

he T GBCSA’s Net-Zero Technical Manual (GBCSA, 2019)

SHRAE A SA’s Net-Zero Guide (ASHRAE SA, 2020)

The new SANS 10400XA standard

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THOUGHT LEADERSHIP

Based on SBTi Net-Zero Manual & Criteria, v1.0 for public consultation, September 2021.

Secondly, what this means in the context of the built environment – and specifically for building operations – is that we must set near-term and long-term sciencebased reductions targets across each of the emission scopes (Scope 1, 2 and 3). In commercial real estate it is Scope 3 that comprises the lion-share of total emissions, easily amounting to 80% and more. Once unpacked further, it is evident that emissions related to tenant activity (specifically electricity consumption) makes up around 95% of Scope 3 emissions. This in effect means that we can use electricity consumption as a proxy for emissions. This is significant and points to two main strategies: 1. Firstly, we need to understand what portion of electricity is really under tenant control and what is under landlord control. This will help inform emissions reduction strategies for tenant spaces, as well as building and portfoliospecific emissions.

2. Secondly, ensure that there is ongoing and close cooperation between landlord and tenants to establish how Scope 3 tenant electricity emissions should be reduced. Green leases as well as tenant fit-out criteria and house rules provide some of the powerful mechanisms that help to bed down shared net-zero targets and can remove traditional barriers between landlord and tenant. While this is a challenge, it also presents a significant opportunity to inspire radical collaboration across the value chain to help tenants decarbonise. Aligning to both the SBTi’s (SBTi, 2021) and the WorldGBC’s (World GBC, 2021) guidance on net-zero buildings, we can map out a clear pathway to net zero, which will include reducing near-term and long-term emissions across all scopes and neutralising emission in the transition phase. The built environment may just stand a chance to be a significant contributor to a climate positive future.

BIBLIOGRAPHY UNEP. (2020). 2020 Global Status Report for Buildings and Construction: Towards a Zero-emission, Efficient and Resilient Buildings and Construction Sector. Nairobi: UNEP. IPCC. (2021). Climate Change 2021: The Physical Science Basis. Contribution of Working Group I to the Sixth Assessment Report of the Intergovernmental Panel on Climate Change [eds Masson-Delmotte, V., et al.] Cambridge University Press. In Press IPCC. (2018). Global warming of 1.5°C. An IPCC Special Report on the impacts of global warming of 1.5°C above pre-industrial levels and related global greenhouse gas emission pathways, in the context of strengthening the global response to the threat of climate change, sustainable development, and efforts to eradicate poverty. [eds Masson-Delmotte, V., et al.] In Press . Architecture 2030. (2006). Retrieved from https://architecture2030.org/2030_challenges/2030-challenge/ World Green Building Council. (2017). From Thousands to Billions - Coordinated Action towards 100% Net-Zero Carbon Buildings By 2050. WorldGBC. GBCSA. (2019). Net-Zero / Net Positive Technical Manual. ASHRAE SA. (2020). A Guide to Developing Net-Zero Carbon Buildings in South Africa. C40 Cities. (2018). Net-Zero Carbon Buildings Declaration: Planned Actions to Deliver Commitments. UNFCC. (2021, April 19). The Race to Zero strengthens and clarifies campaign criteria. Retrieved from https://racetozero.unfccc.int/the-raceto-zero-strengthens-and-clarifies-campaign-criteria/ GHG Protocol. (2004). Greenhouse Gas Protocol Corporate Standard. Retrieved from https://ghgprotocol.org/sites/default/files/standards/ ghg-protocol-revised.pdf SBTi. (2021). The SBTi Net-Zero Manual & Criteria, V1 for public consultation, September 2021. SBTi. WorldGBC. (2021). WorldGBC Net-Zero Carbon Buildings Commitment, Introduction: Businesses and Organisation, September 2021. World Green Building Council.

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GLOBAL

GREEN WORLD Each edition of +Impact will showcase an international green building and celebrate sustainable leadership around the world. In this edition, we feature the Mansa Floating Hub in Cape Verde, West Africa.

he Mansa Floating Hub is a cultural and creative platform located in the beautiful bay of Mindelo, in the island of São Vicente, Cape Verde. The platform is based on international design practice, NLÉ’s innovative floating building solution called Makoko Floating System – a simple way to build on water-using lightweight, prefabricated, modular timber elements that can be assembled and disassembled easily. The Mansa Floating Hub is conceived as a vessel of return, to promote music, dance, art, fashion and other creative industries in Africa and the African

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diaspora. The three floating vessels, consisting of a multipurpose live performance hall (in the large vessel), a state-of-the-art recording studio (in the medium vessel) as well as a food and beverage bar (in the small vessel), form a communal cluster around an isolated triangular floating plaza, creating an open space for small-to-medium sized gatherings. The significance of music in Cape Verde, its rich cultural history and its diverse natural environment inspire this socio-economic development strategy for Cape Verde, by ADS Group-Africa Development Solutions in partnership with NLÉ/Water Cities Development.

GREEN BUILDING SERVICES, MATERIALS AND TECHNOLOGIES

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CASE STUDY THERMGUARD

DO IT RIGHT, DO IT GREEN, GET IT DONE Materials suppliers who engage in greenwashing have long been a concern in the built environment industry, leading to the question: who do we trust?

raft of building regulations were implemented in South Africa, aimed at ensuring the performance of materials are used to achieve the reduction of the carbon footprint of buildings, helping to attain global greenhouse gas emission targets to which South Africa is a signatory.

IMPACT OF IMPLEMENTATION

When it comes to achieving energy efficiency there is no question as to the importance of passive climate control measures. They represent a once-off investment for a new build, or a retrofit done on demand to get immediate energy saving and interior climate comfort for occupants. Fitting of thermal insulation provides just such an opportunity, says Thermguard SA. Questions for the architect to ask the supplier prior to specifying a thermal insulation product: • Does the product and its installation contribute to a building’s qualification for a high-level Energy Performance Certificate? Is the installer wised-up as to the requirements of this new building standard and do they have a plan for this? • Does the product add virtually nothing to the embedded carbon/energy footprint of the building as built? This requires that the manufacuring process to be as low carbon and use as little water as possible at the place of manufacture.

• Is the material based on sustainable sources, for example timber, is it manufactured locally, delivered on site, or is it imported? • Is the product compliant with SANS10400-XA; and will it further comply with the enhanced requirements of the 2021/2022 version of this standard? • In cases of a retrofit, does the installer know what R-value is required under the building regulations and does that person have a solution to meet it? • Finally, does the contractor install what the design calls for and is the installation neat and tidy without any spots left bare, allowing the escape or entry of heat? • Circular economy: Does the product support recycling during manufacture and at its end of life? The above boxes all ticked will enable the professional to assess who is genuinely able to meet both climate and occupant comfort goals at the same time. “Thermguard cellulose fibre insulation is professionally installed and ticks all the above boxes with confidence,” says Eric Quarmby, CEO of Thermguard.

www.thermguard.co.za

CASE STUDY SIKA

UNCOMPROMISED INNOVATION Sika prides itself in continuously developing new technologies to enhance its product range in the construction industry. SIKA MONOTOP® RANGE A key feature relevant to the new additions to the Sika MonoTop® range is its sustainable, low cement content. Four new additions to the Sika MonoTop® range bring some key features, each with a unique set of properties, thus setting them apart in the market: Sika MonoTop®-1010 is an improved rebar corrosion protection mortar. It is also a bonding primer, tested for application under live dynamic loads in conjunction with Sika MonoTop®-4012. A reduced carbon footprint of approximatly 25%, compared to an equivalent mortar, makes it a first choice. Sika MonoTop®-4012 is a cementitious, fibre reinforced concrete repair mortar. An innovative product that contains recycled waste material therefore reducing its carbon footprint. It can be used to repair all types of reinforced structures as well as structures that require a class R4 mortar. Sika MonoTop®-3020 is an improved, high-performing and sustainable smoothing and levelling fairing coat mortar for concrete repair and protection. Easy to work with – it is suitable for both hand and wet spray application. With a 15% lower carbon footprint, it

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also provides reduced dust formation during mixing, a low-cracking tendancy and an enhanced mechanical performance. An exciting recent innovation is Sika’s MonoTop®-4200 Multi Flow. It is a unique product in that it provides for a versatile repair option. By simply adjusting the water ratios, the required consistencies for the specific application can be attained, thus providing a choice of a hand-applied mortar for vertical or overhead applications and a self-smoothening consistency for horizontal applications. It has a low-cracking tendency, is resistant to seawater and sulphates, and has a low carbon footprint. Given its all-round performance capabilities, it can be used for restoration, strengthening and protection work. 77

CASE STUDY ISOBOARD

FIT FOR PURPOSE

IsoBoard Thermal Insulation’s inverted roof application for parking decks

eeding to optimise available space, buildings such as offices, retail developments and hospitals often include parking areas on the uppermost roof deck. The challenge with this solution is to construct a durable, trafficable surface, while protecting the integrity of the waterproofing system, and ensuring the building roof is adequately insulated. The expectation is that this solution should match design performance criteria for a system lifetime of minimum fifty years. Design of an optimum solution involves multiple structural and product aspects, from anticipated loading of the roof deck, waterproofing, drainage, insulation and the choice of trafficable surface. A principal benefit of thermally insulating above the waterproofing system with IsoBoard, is the membrane is protected by the bulk of the insulation, requiring no maintenance. Not only is the membrane protected from aging due to weathering, UV exposure and thermal shocks, it is also protected against mechanical damage resulting from vehicle traffic, and damage caused by interstitial condensation. Another important benefit is that the thermal mass of the concrete roof deck is maintained at internal temperature, assisting hugely in providing temperature control to the environment below. Choosing a thermal insulator appropriate for this application, means specifying a product with the highest resistance to water and moisture absorption,

to prevent any performance or compression failure. The product must be light in mass yet possess the compressive strength to support vehicle traffic over fifty years and maintain designed thermal performance over this period. Here is where IsoBoard XPS comes into its own. More than twenty years ago, IsoBoard was installed as thermal insulation beneath paved roof parking in the Steve Biko Academic Hospital in Pretoria. IsoBoard continues to perform as designed, providing thermal insulation to the building below, protecting the waterproofing system and accommodating vehicle traffic, with no collapse of the paved surface. Waterproofing maintenance has been limited to exposed upstands. In 2016, IsoBoard XPS was installed to the roof parking area of the Military Hospital in Wynberg, with the same positive outcome thus far, which we look forward to confirming and reporting on in fifty years’ time. When looking for thermal insulation that is thermally effective, durable and fit for purpose for the long term, you know you can rely on IsoBoard.

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echnicrete, part of Infrastructure Specialist Group (ISG) is a well-known leader in manufacturing precast concrete products in South Africa’s mining and construction industries. The company was established in 1968 under the leadership of Jurgen Schultz who sensed a massive market opportunity for the use of precast concrete products in a variety of applications.

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Since then, Technicrete has expanded its range of concrete products and today has the most comprehensive range of concrete products. The company’s head office is situated in Roodepoort, Johannesburg with factories throughout South Africa. Clients can obtain product information, technical guidance and assistance from both head office and any area office. Technicrete’s product range consists of paving, masonry, kerbs, retaining walls, erosion protection blocks, prebagged concretes, shotcretes, grouts, thin skin liners (TSL) and designer support packs. The company is committed to supplying the highest quality products and service excellence. The products carry the CMACS mark of approval. Further commitment to quality is reflected in Technicrete’s complete adherence to the ISO 9001:2015 Quality Management System. Technicrete is an active member of the Concrete Manufacturers Association of South Africa, established to promote quality of manufacture and appropriate technical application of paving, masonry, retaining wall blocks, concrete roof tiles, floor slabs, culverts, manholes and pipes. Technicrete’s values are the ultimate guide of its intent and actions. They align and unite its entire people across diverse operation platforms. The values are care, integrity, respect, accountability and commitment. As a South African based company committed to the sustainable development of South Africa and its people, Technicrete has made and will continue to make a profound contribution to the infrastructure and people of South Africa. Our empowerment projects and policies are based on meaningful participation and genuine advancement.

CASE STUDY ISG TECHNICRETE

MEANINGFUL MANUFACTURER: CONCRETE LEADER

CASE STUDY STIEBEL ELTRON CASE STUDY RENTOKIL-INITIAL

CLEAN AIR, CLEAR HEAD

Increase productivity by cleaning the air in your office

ith the introduction of open-plan offices in the late 1950s, many workplaces were transformed to facilitate the flow of information. Information isn’t the only thing that flows through the workplace these days. Carpeting and other soft furnishings emit toxic pollutants, and air pollution can make its way inside through outdated HVAC systems. Pollutants such as CO, NO2, and particulate matter (PM) have long-term negative effects on employee health. We also have a better understanding of how Coronavirus can be transmitted through the air in enclosed spaces, and this has prompted a renewed focus on the importance of indoor air quality (IAQ).

While Covid-19 provided the wake-up call businesses need to focus on improving IAQ, the fact is that indoor air has never been good for business. Poorly ventilated office air that is endlessly recycled and clogged with particulates, germs, and toxic fumes affects our mood, productivity, and ultimately workplace performance. While surface decontamination is relatively simple – wipe down furniture and equipment with sanitiser – air decontamination requires specialised technology. A host of filtration, neutralisation, and decontamination technologies are required to provide air that is free from the pollutants that can cause eye irritation, blocked nose, tight chest, and dizziness. VIRUSKILLER™ Air Purifiers kill 99.9999% of viruses in a single air pass, including Coronavirus*. Each model is equipped with a triple filtration system: a pre-filter, carbon filter, and high-grade HEPA filter to tackle particulate matter and VOCs. The patented Reactor Chamber breaks down bioaerosols and organic matter that carry illness and exacerbate allergies and which might escape filtration, efficiently decontaminating the air in real-time. Contact Ambius for more information: 0800 77 77 88 or www.ambius.co.za. *When independently tested against Coronavirus DF2 (a surrogate for Coronavirus), Adenovirus, Influenza and Polio, the unit was found to kill 99.9999% of viruses on a single air pass.

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TECHNOLOGIES

HARNESSING THE POWER OF INNOVATION What was once considered a waste by-product with all the associated headaches can now actually be turned into a valuable commodity for use in the industry. WORDS Veolia Service Southern Africa

arbon footprints and escalating energy costs have led Veolia to develop an innovative solution for harnessing the power of domestic sewage – effectively turning biowaste from our sanitation network into a valuable and environmentally-friendly fuel source Veolia has optimised a process known as thermohydrolysis, which uses temperatures of between 150 and 190 degrees Celsius as well as pressures of between 6 and 15 bar to crack the long-chain molecules typical of municipal sludge. This increases the reaction rate, making more bio-active carbon available than previously possible with more traditional technologies. Known as Exelys™, this system has already been utilised in Veolia-built and operated plants across Europe and, at current levels of advancement, helps to turn roughly 1.2 megalitres of sewage into enough energy to supply a single average home for one month. It is estimated that in South Africa, up to 40% of a wastewater plant’s monthly expenses are directly spent on energy and this technology therefore provides a way in which municipalities can reduce this ongoing expense by up to 40% while becoming global leaders in environmental wastewater treatment at the same time. Furthermore, we believe this to be an effective way to mitigate the constant risk of power outages in our country. Exelys™ is currently the most effective energy enhancement methodology available to the market as it increases biogas production and lowers sludge volumes considerably while simultaneously pasteurising the recovered sludge. It is also proven to help sewage works reduce C02 emissions by between 10% and 30% and returns on investment within an average of approximately nine years. The goal behind this system is to achieve energy neutrality throughout our sanitation networks. With even further innovations, we should advance to a point where we can start to feed electricity into the national grid – which is a very sustainable environmental and clean-energy solution. In Hong Kong, the future of wastewater treatment plants is already in view. Designed by Veolia, the world’s largest sludge treatment and recovery plant was officially opened in May 2016. Far more than just an industrial plant, it is an ecological complex that is self-sufficient in water and energy and complies with the increasingly stringent environmental standards required by Hong Kong. Incinerating the sludge reduces its volume by 90% and T-Park has the capacity to generate up to 14MW of electricity during the treatment process. Electricity generated that exceeds T-Park’s energy needs is fed into

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the public grid. No wastewater is discharged into the sea as all the dirty water is treated and recycled through the plant. Fully energy-autonomous, it is also water selfsufficient. In addition to generating electricity from sewage, the company also helps to optimise energy consumption throughout a sewage treatment plant. With approximately 59% of all energy used up by secondary treatment (activated sludge), Veolia’s Amonit® has become a popular solution to reduce costs and improve environmental performance. The system continuously measures NH4+ and NO3during treatment, and optimises nitrogen pollution elimination by means of continuous adjustment of the tank aeration intensities. This has helped plants to lower energy expenses associated with secondary treatment by only aerating the activated sludge as necessary, and not at full power at all times. These are just some of the many technologies Veolia has developed to help tip the energy balance in favour of self-reliance. This can have numerous knock-on effects, such as lower operating costs, higher standards of water treatment and improved environmental status. When combined with our digital optimisation tool (Hubgrade), these plants can be operated very efficiently especially under the conditions we face currently in the world. This platform ensures that operational KPIs are maintained and human error is eliminated from these operations. This also provides the customer with a tool that reports performance trends, predictive maintenance schedules, etc. in real-time to any device. Hubgrade provides the client peace of mind in terms of their plant status and performance.

BUILDING SOLUTIONS

BUILDING A BIO-ECOLOGICAL FUTURE BioBuild (Pty) Ltd is a South African manufacturing and construction company that specialises in the production of sustainable and ecological building solutions.

ombining over fifty years of experience in both sectors, BioBuild™ offers an innovative lightweight building system that encompasses a bio-ecological construction material consisting of mineralised woodchips and cement. This eco-friendly production process contributes to the reduction of CO₂ emissions and offers a sustainable solution for the recycling of wood waste, which is the largest portion of the waste stream generated from construction and demolition activities. BioBuild™ offers an alternative that assists in the preservation of energy and natural resources during the construction process and throughout a building’s life cycle. While using the thermal and acoustic efficiencies of wood and the structural qualities of cement, BioBuild™ provides a unique ecological and economical alternative to traditional building materials. “Due to the ease and speed of installation, modular design capability as well as various insulation and acoustic properties, we have experienced a very positive response to the product,” says Cavan Bartlett of BioBuild (Pty) Ltd. “With our core materials consisting of recycled wood waste and cement, we have created a fully sustainable green building alternative that we feel can be a direct replacement for brick and mortar.” In the xPod Design collaboration with Mulitply Holdings and Pure Consulting, the use of BioBuild™ precast panels within the instant room structure provides additional space within a residential, commercial or retail environment that can be installed within two days.

A GREEN AGENDA The BioBuild™ Building System provides numerous product benefits, including thermal insulation and energy efficiency, acoustic absorption, CO₂ emission reduction and storage, high solidity and anti-seismic characteristics, fire resistance and steam permeability. This is in addition

to the lightweight material that offers durability and minimal maintenance, along with the modular design capacity which ensures a simple installation process. The usage of BioBuild™ in a construction project can reduce the time to complete the project by as much as 50%. Bartlett says that the system and material have been under development for the past three years, and during this process, the company received its Agrément certification and National Home Builders Registration Council (NHBRC) approval for the product and has proceeded with nationwide distribution. “The mission and objectives of BioBuild include creating a healthier and more sustainable living environment by reducing the carbon footprint of infrastructure through the use of recyclable materials, while maintaining the core intention to provide an ecological building alternative that is accessible, affordable and easy to install, without compromising on the quality of the final product,” concludes Bartlett.

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CASE STUDY SONAE ARAUCO

SETTING THE BAR

Sonae Arauco envisions an all-new luxury finish for a contemporary market

aunching this October, Spirit, Sonae Arauco’s latest addition to the Innovus finishes range joins an already award-winning list of distinguished finishes that form part of the iconic Innovus Decorative Products range. Spirit is an exclusive finish full of movement and contrasting textures that, when combined with Innovus’ premium décors, provides the natural look and feel of real wood. This final touch makes the Spirit finish an exceptional product that defines and expands upon the existing Innovus Decorative Products range. Spirit is primarily marketed as a premium finish with its own unique collection of bespoke décors. Because of its unique design and texture, Spirit is more than just an additional finish. Moreover, it is envisioned as the new standard-bearer of Innovus Decorative Products. As such, Spirit’s deep-pore effect melds with the concept of Matching Life while blending its veneer-like aesthetics with natural patterns and tight urban spaces. Developed with the sophistication of Italian walnut in mind, this exceptional finish is the perfect solution for elegant wall panelling, furniture, and interior applications. When one envisions a multifunctional space, consideration of a decorative design that incorporates a feeling of togetherness is key. Because of this, Spirit has introduced five enticing new décors to the fold. These include Amber, Aurora, Eclipse, Kingswood, and Nevada. The Spirit decors are unique in that they will only be available in the all-new premium Spirit finish. Amber. Light, airy, and perfect for bright open spaces. Amber is a fair and stenciled décor with a unique airbrushed pattern that accents to create a welcoming yet contemporary look and feel. Aurora. Bearing the sleek patterns of hardwood combined with a mature and greyed colour palette, Aurora enhances the look and feel of modern urban spaces with relative ease.

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Eclipse. Inspired by the neutral colour palette of contemporary design, Eclipse bears the hallmark patterns of ebony wood combined with an enticing yet collected dark expression. Kingswood. A royal delight with a dark and chocolatey colour palette, Kingswood is a splendid décor perfect for vibrant interiors and enhanced by a deep and enticing pattern. Nevada. Rich in both texture and in the vibrancy of its colour palette, Nevada accentuates a warm and inviting ambience with detailed patterns and a wistful finishing touch. Beyond this, the Spirit finish sets the bar for contemporary decorative solutions both in South Africa and particularly in the European market where the stated goal is to align with international interior design trends. Because of the high-quality application of this finish, Spirit will be available for MDF base products only. The Spirit finish, when combined with the five new décors, is created for contemporary high-end interior design projects. The Spirit Launch will be unveiled with an online event that will include keynote speeches from both South African and International teams. Regional show days will be hosted at specified venues throughout the country. These included the cities of Johannesburg, Pretoria, Cape Town, Durban, and Port Elizabeth. The Innovus teams are anticipating a large turnout of attendees thanks to the event timing (as the country starts to reopen) and various promotional packages including an all-expenses-paid trip to Kruger National Park with Hilton Rose at the Casterbridge Hollow Hotel and various Takealot vouchers up for grabs. The show days present the opportunity for affiliates and clients alike to experience Spirit in its entirety. All attendees are invited to examine the look and feel of Spirit with the new décors providing an excellent canvas for its unique texture. With exceptional feedback lauding Spirit for its intrinsic design and aesthetics, Innovus decorative products are now poised as the benchmark for wood-based décors internationally. Please visit our distributors page for more information on stock availability and orders. For more information, contact: info.southafrica@ sonaearauco.co.za Creating wood-based solutions for a better life, a better future, and a better planet is part of Sonae Arauco’s corporate mandate. www.sonaearauco.co.za

greeneconomy.tv

CASE STUDY PEIKKO

A BRIGHT, CIRCULAR FUTURE AHEAD Peikko’s sustainable solutions are aligned with the circular economy approach, and pursue smart product development across its portfolio.

t is a well-known fact that the building industry is responsible for up to 40% of worldwide energy consumption, as well as 30-40% of all waste creation. With demand for global construction set to increase by 70%, it is imperative for the sustainability discourse to take a more holistic focus on the life cycle and material perspective of buildings, rather than just focus on energy consumption. And this is exactly what is occurring through the circular economy approach, which has gained rapid traction in the past few years in major companies and across industries worldwide, as well as in the European Union, which has developed roadmaps and guidelines to move towards a circular production system in Europe. The circular economy, also called sustainability 2.0 or the materials economy, is a closed-loop resource system in which there is no waste – all materials are

conserved and are in some way used as inputs for new production. This can be achieved by designing, maintaining, reusing, remanufacturing, refurbishing, and recycling products with appropriate care and thought. To do this, design for disassembly is an important tool. The basic idea is to design each product so it can easily be stripped down to individual components or material fractions, making it easier to reuse either the component in similar products or materials in a new product. This ensures that value and resources are always maintained and kept away from landfills. Unlike in the traditional linear economy, in the circular economy the amounts of renewable and reused nonrenewable resources are maximised, thus further minimising the use of natural resources and negative environmental effects.

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As a leading global supplier of slim floor structures, wind energy applications and connection technology for precast and cast-in-situ construction, Peikko naturally wanted to be a part of this development. Peikko’s products already offer great environmental and economic benefits by making the building process faster, safer, and more efficient, and creating slimmer building floors, thereby reducing the overall material use in buildings. Peikko’s PSB® and ARMATA Punching Reinforcement Systems and the composite beam DELTABEAM® offer the possibility of reduced floor height, with Peikko’s Punching Shear Reinforcement being able to reduce the concrete volume of slabs by 10% to 30% in floor slabs as well as in foundations, by allowing thinner structures. Peikko’s DELTABEAM® Slim Floor Structure is a flexible solution, tailored to customers’ needs and able to save at least 130mm of floor height compared to most optimised prestressed precast ledge beams, and a half meter compared to traditional l-steel beams. An average saving of 10% in floor to floor height means 10% fewer cubic meters to heat, cool and ventilate. For example, a building with five floors with an area of 590m2 has 9.735m3 of air to be ventilated with traditional beam solutions, and only 8.850m3 with DELTABEAM® Slim Floor Structure. The difference in numbers is 885m3, which equates to the air volume of two decent-sized private houses. In addition to prioritising the reduction of materials use, recycling has also been an important part of Peikko’s sustainability strategy to date. One very good example of this is their web holes, with on average 30 round steel plates removed from every DELTABEAM® side plate and used as shear dowels in floor joints for ground-bearing slabs.

A TRANSFORMATIVE JOURNEY To establish a fully circular product portfolio with the final aim of being able to provide a full circular building system, Peikko’s existing products could form the basis of the system, but new product development and third-party testing and verification was necessary for design to ensure disassembly elements that could handle heavy elements used in superstructures (for instance, concrete beams, slabs and columns).

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CASE STUDY PEIKKO

PEIKKO’S FOCUS ON REDUCTION AND RECYCLING

A truly circular system enables building materials to be reused several times, and for materials from construction sites, especially concrete and steel from Peikko’s products, together with packaging materials, to be separated and reinserted into the circular process, as raw materials. This is what the company has focused on since 2018, as they have worked to transform their product offering to meet the needs of the circular economy. The Circle House Demonstrator in Copenhagen, Denmark, is testament to this strategic endeavour. As a fully circular public housing project, this 1:1 mock-up and exhibition space displays all the building’s layers, materials and products, exposing and describing them. Here, Peikko’s circular constructive joints ensure that the building materials will have a high reuse value in the future. According to SBi (Danish Building Research Institute), concrete elements mounted with Peikko’s bolted joints can provide a saving of 45% CO2 compared to cast joints. The joints are designed for disassembly and makes it easier to reuse either the component in similar products, or as materials in a new product. Bolted joints can also provide 50% faster erection of columns, which means a possible saving of one week of construction time per floor compared to conventional construction methods. Design for flexibility is also an important factor that plays into the circular economy. Hidden beams and long spans open for unlimited possibilities when it comes to interior design and set no limits to the functionality of the square meters. With custom shaped and builtin formwork, those benefiting from the efficiency of the DELTABEAM® Slim-Floor Structure will also have more architectural freedom. The DELTABEAM® Green is a new, environmentally-friendly version of DELTABEAM®, made from at least 90% recycled materials. The beam cuts CO2 emissions by up to 50% compared to standard steel, composite, or concrete beams. Renewable energy is used in production, and the transport is fuelled with biodiesel or environmentally compensated fuel. With hybrid structures also being an important part of sustainable solutions, the DELTABEAM® Composite Beam allows combining a renewable and ecological material – wood – with two of the strongest materials: steel and concrete. Peikko’s design allows architects to create unique compositions adapted to their design, and the unlimited choice of materials and compositions results in a more efficient use of materials and space savings. Chasing the circularity of construction products and buildings has become Peikko’s passion and ambition, and they continue to pursue smart product development across their portfolio, believing that it holds the key to erase waste and create a more circular economy. This vision is summed up by Kasper Guldager Jensen, board member, Peikko Group: “Nature wastes nothing. Why should we?”

CASE STUDY HARVEY ECOTILE

GOING GREEN Harvey EcoTile is hitting the roof

building’s green credentials are determined by a variety of factors, such as water efficiency, energy efficiency, environmentally friendly materials, waste reduction, lowering carbon emissions and sustainable development and growth. In pursuit of sustainable, revolutionary roofing, Harvey Roofing Products has developed the Harvey EcoTile®, a sustainably produced mineral composite roof tile with superior functional benefits and enviable green credentials. Roofing materials are some of the least environmentally friendly components of construction. In South Africa where roofing materials are primarily steel and concrete, it scores poorly in the sustainability index. It is well known that concrete production is one of the world’s top polluters, causing 8% of global CO2 emissions and is a significant water waster.

WASTE MATERIAL Harvey EcoTile® is manufactured from mineral waste products and waste polymer from recycling initiatives. Instead of contributing to water, land and air pollution, EcoTile® removes these waste materials from the environment for productive use. Its blend of 70% mineral (silica) and 27% polymer ensures that the equivalent of 3.8 two-litre milk bottles are removed from the environment.

100% RECYCLABLE Each Harvey EcoTile® is manufactured from 100% recyclable waste material.

WATERLESS PRODUCTION A standard concrete roof tile mix consists of 11.42% water addition, thus for every square metre of roof, 5.4 litres of clean drinking water is used. In addition, concrete needs to remain moist during curing, which requires yet more water. Harvey EcoTile® requires no water at any point of manufacture. It is also the ideal roof tile for water harvesting as it absorbs less than 0.36% of its weight in water (compared to 6-10% for concrete tiles).

COMMUNITY DEVELOPMENT Harvey Roofing Products sources waste materials from local community projects, providing support to these initiatives and creating opportunities for gainful employment.

GREEN IS NOT ENOUGH Having excellent green credentials is only one part of a product’s success. Harvey EcoTile® is engineered for superior functional performance in its intended use. The lightweight roof tiles are precision engineered with an interlocking design to eliminate gaps, making the completed roof 100% weatherproof. It withstands gale force wind, UV rays, rain, hail and dust and is virtually unbreakable once installed. Future maintenance is also minimised as all roof elements (such as ridge caps) provide a precision fit for a maintenance-free seal. Gone are the days of unsightly crumbling concrete ridges and hips. Harvey EcoTile® is taking roofing into the future. A greener future. For more information on this innovative product, call (011) 741 5696. Email: albie.jordaan@Macroofing.co.za 86

POSITIVE IMPACT ISSUE 14

CASE STUDY AFRISAM

AFRISAM WORKING TO KEEP PLANET FRONT-OF-MIND

s the first cement manufacturer in southern Africa to publish an environmental policy – as early as 1994 – environmental concerns are a central mandate for the AfriSam management team, according to Nivashni Govender, environmental specialist at AfriSam. “We consider ourselves as leaders in this field within the cement and construction materials sector, as it has been our focus since the early 1990s,” says Govender. “Our prioritisation of people, planet and performance is now a personal commitment for each employee in their area of work.”

MANAGING WATER Water is a key focus for the company across its cement, ready-mix concrete and aggregate divisions, she highlights. At the cement operations, considerable water volumes are required for dust suppression and other purposes – so rainwater is collected and stored in sumps, as well as in the mining areas. This is used to meet many of the plant requirements, to the extent that the Ulco plant near Barkly West in the Northern Cape, does not rely on municipal water supply. Drawing a limited volume from the Vaal River, the operation treats water for its own use, including potable water, thus reducing reliance on the already stressed municipal system. “It is also vital for us to monitor water quality at our cement and aggregate plants, so we conduct monthly testing on all applicable waterpoints,” she says. “By applying certain parameters for identifying chemicals through SANAS accredited laboratories, we are able to pick up any signs of pollution timeously and respond accordingly.”

EMISSIONS As part of the global effort to reduce carbon emissions and put the brakes on climate change, AfriSam has taken several approaches over the past 20 years to reduce its carbon footprint. These range from the development of composite (or extended) cements to ongoing energy-efficiency initiatives at its cement plants. The company has for many years been a leader in the development of composite cements. These cements contain not only clinker but other cementitious materials such as fly ash from power stations and ground granulated blast-furnace slag (GGBS) from steel-making plants. “In addition to essentially re-using waste products from other industries, this process also reduces the amounts of limestone that we have to mine and clinker we have to produce, again reducing carbon emissions from those processes, as well as reducing waste to landfill,” she says. “We are constantly searching for new

POSITIVE IMPACT ISSUE 14

AfriSam is committed to environmentally responsible operational practices and regards itself as a leader in this field within the cement and construction materials sector.

extenders and additives to further reduce our carbon footprint and our impact on the environment as a whole.”

LESS WASTE Govender emphasises that the company has established more aggressive recycling targets, encouraging all operations to increase their reuse and recycling of general waste and thereby reducing the amount of waste destined for landfill. “At the ready-mix concrete sites, for instance, unused concrete that is returned from construction sites is taken to the nearest AfriSam quarry to be re-crushed and re-used at a later stage,” she says. “This recycled aggregate and crushed cementitious material can then – in consultation with the customer – be used to augment aggregate orders.” She notes that this process reduces the amount of aggregate that needs to be mined and crushed, saving energy and reducing associated dust and carbon emissions. It also removes unsightly waste concrete from the surface environment and again reduces waste to landfill. In terms of AfriSam’s 2021 roadmap, all company operations are steadily rehabilitating a portion of their disturbed footprint, part of an overall effort to reintroduce biodiversity to mined out areas and return these areas to a self-sustaining landform. The biodiversity management plan implemented a few years ago supports this effort. “Environmental stewardship is today an integral part of any responsible business, representing the seriousness with which we view our role as custodians of our fragile planet on behalf of future generations,” says Govender.

BUILDING MATERIALS

BUILDING BACK BETTER WITH WOOD

report by global design, engineering and architecture firm Arup, Rethinking Timber Buildings: Seven perspectives on the use of timber in building, states that global carbon dioxide emissions have increased by almost 50% since 1990, with the global construction industry alone producing around 15% of these emissions. Furthermore, an estimated two-billion square metres of new building stock are needed every year between 2019 and 2025, especially for housing. When you consider the findings of the recent Intergovernmental Panel on Climate Change Assessment Report which states that climate change is widespread and rapidly intensifying, the built environment holds the key for swift climate action, backed by a natural material. How? By using more wood. South Africa has 1.2-million hectares of farmed trees. With only 10% harvested (and replanted with new trees each year), it makes wood a renewable resource. Sustainable forestry also maintains trees in an active growing phase, optimising carbon storage. Some 0.9 tonnes of carbon are sequestered by one cubic metre of wood, and carbon is stored for longer when the trees used for the production of harvested wood products.

Roy Southey, executive director for Sawmilling South Africa, says, “There is no doubt that concrete, steel and stone are good building materials but it takes something special to match wood’s environmental credentials.”

USING WOOD COMBATS DEFORESTATION The consumption of sustainable wood can actually help combat deforestation and local plantations are managed to stringent environmental criteria, especially in terms of water and biodiversity impacts. “For many years, wood has been viewed as inferior and reserved either for the very poor, or engineered for the ultra-rich. It’s perceived as a fire hazard, weak or the cause of deforestation,” explains Southey. For professionals and architects who are drawn to the wonders of wood, the sky is quite literally the limit. The world’s tallest mass timber building is the 18-storey Brock Commons Student Residence in Vancouver, Canada. In 2018, Sumitomo Forestry announced its plans to build a 70-storey hybrid timber skyscraper to mark its 350th anniversary in 2041. Dubbed W350, this lofty tower of lumber reflects a growing global trend to take wood to new heights in the built environment.

TIMBER TICKS THE BOXES

Sappi

The timber sector is working to change perceptions in South Africa when it comes to using timber as a mainstream building material.

“Along with design flexibility, longevity and superior insulating properties, timber structures are often prefabricated off-site and lighter to transport, reducing both construction times and associated costs and emissions,” Southey points out, adding that local production capacity for engineered wood will require greater investment, knowledge and training before its use can become commonplace. “Locally, we have enough forestry and timber resources to build more than 55 000 houses a year,” states Dr Philip Crafford from Stellenbosch University’s Department of Forest and Wood Science who co-authored a study with Dr Brand Wessels. This study revealed that our local log resource is sufficient for a sustainable wood residential building market. As the Arup report rightly asserts: “The use of timber alone will not solve our many challenges, but it could form a vital component of how we choose to design and build, and underpin a more resilient built environment.” The timber sector can not only rethink how it creates living and work spaces, but should act against climate change and create a greener building economy using one of the oldest, most intelligent and beautiful materials known to humankind.

The plantations that supply the sawmilling and timber sector are sustainably managed and have high degrees of certification, ensuring the wood is produced in an environmentally and ethically conscious manner.

POSITIVE IMPACT ISSUE 14

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1000 CHOICES. MAKING ALL THE RIGHT ONES. 1 QUALITY CEMENT. WHAT GOES INTO IT MATTERS.

ASKFORAFRISAM ASK AFRISAM We know that building today only matters if we have a tomorrow to look forward to. As leaders in sustainability, we’ve undertaken significant initiatives in the areas of energy optimisation and emission reduction, including the rehabilitation of mines, optimally using resources and holistically reducing our carbon footprint. Our responsible attitude towards the environment informs everything we do in order to sustain life for future generations. Ask for AfriSam.

www.afrisam.com

Creating Concrete Possibilities

+IMPACT MAGAZINE ISSUE 14

Articles inside

THOUGHT LEADERSHIP | THE RETAIL RENAISSANCE

THOUGHT LEADERSHIP | HOW TO NET ZERO

PROJECT | HEALTHY ON THE INSIDE: The Discovery building’s interior score 5 Stars

PORTFOLIO | REDEFINING EXCELLENCE The GBCSA congratulates Redefine on 40 new Green Star certifications and recertifications

PEIKKO SOUTH AFRICA

EVENT | ONE PLANET. ONE CHANCE The 2021 GBCSA Convention We outline the event and talk with some of the participants to gain their insights

Our Editorial Advisory Board

PROJECT | ON TREND WITH RED Avant-garde, cosmopolitan and instagrammable are words that spring to mind when considering the new Radisson Red Hotel, which opened in July in Rosebank