IMPACT 15
Official publication of the Green Building Council of South Africa
RESIDENTIAL ISSUE
The 2021 Award winners
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IMPACT The official publication of GBCSA
Consulting Editor Robbie Stammers editor@positive-impact.africa Managing Editor Alexis Knipe alexis@greeneconomy.media Director Danielle Solomons dani@positive-impact.africa Editorial Contributors Melinda Hardisty Nicole Cameron Robbie Stammers GBCSA Editorial Advisory Georgina Smit Jenni Lombard Jo Anderson Design and Layout Carla Lawrence, CDC Design Media Sales Gerard Jeffcote Glenda Kulp Vania Reyneke
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Cover image: Balwin Properties: Greencreek Lifestyle Centre
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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
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POSITIVE IMPACT ISSUE 15
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Our Editorial
Advisory Board
INSIGHT A note from the editor, Robbie Stammers
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RESIDENTIAL LEADING THE WAY Balwin Properties leading the way in home living
CONTENTS
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PROJECT MAGICAL MOSTWERE B otswana’s first Green Star milestone
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GBCSA AWARDS THE YEAR THAT WAS 2021 Celebrating certifications, the Convention and award winners
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GBCSA STUDY LOCATION, LOCATION, LOCATION How the position of a housing development impacts its carbon footprint
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GLOBAL GREEN WORLD In this edition, we feature Thanda Island off Tanzania
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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
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INSIGHT
Resilience is all about being able to overcome the unexpected. Sustainability is about survival. The goal of resilience is to thrive. Jamais Cascio
We are happy to report that all is not doom and gloom. The GBCSA announced that 140 buildings were certified over the past year – a record number, illustrating the growing momentum of green building in South Africa. The announcement was made during the GBCSA’s flagship Green Building Convention that was held at the Cape Town International Convention Centre last month, which was a rip-roaring success. At the close of the 2021 Convention, aptly named – One – for One Planet. One Chance, in a time we really need to take a good long hard look at ourselves and the way we treat the planet we survive on, the Green Leadership award winners were announced. Readers can read more about the winners of the year in this edition. We congratulate all the winners. We cannot thank you enough for all of your support this year. From our entire team, we want to wish you a happy festive season and a prosperous 2022!
Editor
POSITIVE IMPACT ISSUE 15
Keep Striving Forward
A
s I write the last Editor’s Note of 2021, we are sitting on approximately 625 days under Covid lockdowns. It has been a very trying time for everyone and beyond anything we have surely experienced in our lifetime. Yet, South Africans are a resilient bunch, and we always have a knack of bouncing back and getting on with things. Ask any sports commentator what happens when the Springbok rugby team are “wounded”, and they will assure you that we come back harder and faster than ever before. So with Covid fatigue very much at the forefront of all of our minds and spirits, let us see out this year with as much positivity as we can muster. It has been an even longer and tougher year than 2020, so we all deserve a good pat on the back.
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With eight 6-Star Green Star rated buildings in 2021, along with 6-Star ratings on all lifestyle centres and EDGE-accreditations on every apartment developed, Balwin Properties is taking great strides in painting the residential sector green. WORDS Nicole Cameron
Apartments are centred around a green oasis offering a pool and relaxation area for residents at Fynbos Lifestyle Estate.
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RESIDENTIAL
LEADING THE WAY IN HOME LIVING POSITIVE IMPACT ISSUE 15
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T
he strategic decision to take the lead in presenting sustainable lifestyle options to the residential market was driven by the clear benefits available to clients, says Matthew Whalley, green innovation manager at Balwin. Sustainability is a core part of the company’s DNA, with green buildings forming a natural element of a vision that extends from environmental concerns through to social sustainability and beyond. “Rather than just adding renewable energy to an inefficient building, our goal is to optimise building performance and then apply offsets,” Whalley explains. “Energy efficient lighting and appliances, water-efficient fittings, on-site solar power, food gardens as well as water harvesting and waste water treatments are just some of the sustainable features that we are proud to have included in recent developments,” he says. “Not forgetting green bonds, which have saved clients over R100-million.” While Whalley affirms that a green lifestyle is now highly desirable for clients, some challenges still exist in terms of getting stakeholders on board, mainly pertaining to perceived costs. “This is where we see a great opportunity to educate the market comprehensively on the benefits of a green offering, and next year our goal is to aggressively reduce clients’ monthly expenses through additional water and energysaving features.”
To me, the most important thing is what legacy you leave in life. I want to be known as a property developer who left something on this earth and made it a better place. Steve Brookes, CEO of Balwin Properties
RESIDENTIAL
CUTTING-EDGE LIVING SUSTAINABLE SNAPSHOTS: THREE BALWIN DEVELOPMENTS Fynbos Lifestyle Centre Situated within The Fynbos Lifestyle estate in Sandown, Cape Town, this single-storey community centre project offers a plethora of amenities such as a gym, laundromat, offices and a spa as well as a Montessori Crèche. The traditional rustic farmhouse design, rooted in nature, peacefulness and simplicity belies a building that has implemented world-leading internal building service and architectural sustainability initiatives that contribute to the sustainability of the entire estate. Some of these features include: • Sub-metering of major energy consuming systems, as gathering information is key to understanding and managing building systems and to assess opportunities for energy savings. • Minimisation of greenhouse gas emissions associated with operational energy consumption is reduced. An energy model of the building was generated, and in the design stages of the building, compared to a notional building model. The building design showed an improvement of 100% (net-zero operating emissions base building) over a SANS 10400 notional building. • Provision has been made to ensure all individual or enclosed spaces are individually switched. This offers greater flexibility for light switching, making it easy to light only occupied areas. The building’s peak electrical demand is actively reduced using a photovoltaic system. • A direct visual connection to the external environment is provided for 80% of the community centre occupied area. A high level of thermal comfort is ensured by addressing the internal operative temperatures through modelling and ensuring they are within the ASHRAE Standard 55-2004 Acceptability Limits for at least 98% of occupied hours.
A bold entrance to Fynbos Lifestyle Estate, with a symbolic biophilia welcoming residents and visitors.
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RESIDENTIAL • A project-specific environmental management plan was developed and implemented throughout the duration of construction to establish guidelines that minimise the environmental impact associated with construction activities. A project-specific waste management plan was developed and implemented to minimise the contribution of waste going to landfill. • The building achieves savings through the use of water-efficient fittings, rainwater harvesting and a grey-water system installed to reuse water used in the laundromat as irrigation. • Balwin Properties has over exceeded the target by implementing several innovation measures that not only allow for a world leadership building yet also encourage the improvement of their contractor and design professional team; this is done through GBCSA online courses and further metering education measures. • Energy and water usage as well as indoor air quality levels and learning resources are displayed publicly throughout the estate. Greencreek Lifestyle Centre Greencreek is a unique development in the Riverwalk Estate, situated in the rapidly expanding suburbs east of Pretoria and providing a link between Mamelodi and Silverlakes. With its prime location, it is situated with easy access to the N4 highway, with established education facilities and schools in the immediate surrounds, as well as top restaurants and grocery and retail stores. The lifestyle centre is a leisure project that boasts features like an outdoor gym, laundromat, food garden and art gallery. A few of the sustainability elements which earn it its six green stars include:
• The implementation of biophilic design to prioritise the human-nature connection and to create a mood of rest and wellbeing using colour, light and texture. • A direct visual connection to the external environment is provided for 80% of the community centre occupied area. A high level of thermal comfort is ensured by addressing the internal operative temperatures through modelling and ensuring they are within the ASHRAE Standard 55-2004 Acceptability Limits for at least 98% of occupied hours. • The building achieves savings with water efficient fittings and rainwater harvesting installed to provide water for flushing and irrigation. Sub-metering of major water consuming systems is in place. • All selected gaseous and fire suppression systems and thermal insulants used for the development have an ozone depleting potential (ODP) of zero, to eliminate any contributions to long-term damage to the earth’s stratospheric ozone layer. • A project specific environmental management plan was developed and implemented throughout the duration of construction to establish guidelines to follow to minimise the environmental impact associated with construction activities, along with a project-specific waste management plan which was developed and implemented to minimise the contribution of waste going to landfill. • Learning resources are found throughout the whole internal and external fabric of the development. • The lifestyle centre promotes the use of alternative fuel vehicles, motorbikes and bicycles by designating parking spaces near building entrances for occupants with zero to low carbon emitting modes of transport.
Warm woods and biophilic features bring life to this simple barnhouse structure at Greencreek Lifestyle Centre.
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RESIDENTIAL
The Huntsman Lifestyle Centre is located next to the Montessori creche, offering convenience and stress-free living to families.
Huntsman Lifestyle Centre Situated in Cape Town’s picturesque Somerset West, Balwin Properties’ Huntsman Lifestyle Centre is a modern, beautifully designed, secure and familyfriendly estate, which is ideal for first-time home buyers, young couples, small families, or rental investors. While every apartment offers eco-friendly living to residents, the 6-Star Lifestyle Centre is yet another example of leading green building. In the same vein as Balwin’s other community centre projects, amenities such as a gym, laundromat, offices, a Montessori crèche and a spa are housed within a simple rustic farmhouse structure. Key sustainable features include: • Sub-metering of major energy consuming systems is in place. Gathering information is key to understanding and managing building systems and to assess opportunities for energy savings. • Minimisation of greenhouse gas emissions associated with operational energy consumption is reduced. An energy model of the building was generated and in the design stages of the building compared to a notional building model. The building design showed an improvement of 100% (net-zero operating emissions base building) over a SANS 10400 notional building. • The buildings peak electrical demand is actively reduced using the photovoltaic system. • A direct visual connection to the external environment is provided for 80% of the community centre occupied area. A high level of thermal comfort is ensured by addressing the internal operative temperatures through modelling and ensuring they are within the ASHRAE Standard 55-2004 Acceptability Limits for at least 98% of occupied hours. • All selected gaseous and fire suppression systems and thermal insulants used for the development
POSITIVE IMPACT ISSUE 15
have an ozone depleting potential (ODP) of zero, to eliminate any contributions to long-term damage to the earth’s stratospheric ozone layer. • A project specific environmental management plan was developed and implemented throughout the duration of construction to establish guidelines to follow to minimise the environmental impact associated with construction activities. A project specific waste management plan was developed and implemented to minimise the contribution of waste going to landfill. • The building achieves a savings through the use of water efficient fittings, rainwater harvesting and a grey water system installed to reuse water used in the laundromat as irrigation. • Balwin Properties has over exceeded the target by implementing several innovation measures that not only allow for a world leadership building yet also encourages the improvement of their contractor and design professional team, this is done through GBCSA online courses and further metering education measures. • A public display of the energy, water usage and indoor air quality levels within the development educates residents and visitors. • The lifestyle centre promotes the use of alternative fuel vehicles, motorbikes and bicycles. “To me, the most important thing is what legacy you leave in life. I want to be known as a property developer who left something on this earth and made it a better place,” comments Steve Brookes, CEO of Balwin Properties. He also expresses his belief in South Africa and how we can individually make efforts to improve it. This is certainly the case through Balwin’s leading developments, which are leaving their sustainable footprints across the country’s residential sector.
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PROJECT
MAGICAL
MOTSWERE
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Botswana’s first Green Star rated office signals a milestone along the green building development path for the country. WORDS GBCSA IMAGES TIME Projects
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L
ed by an enthusiastic and dedicated team, the new Motswere building – the first addition to Prime Plaza II in Gaborone’s CBD – was recently awarded a 5-Star Green Star Africa – Office Design v1.1 rating by the Green Building Council South Africa (GBCSA). The Prime Plaza development, owned by PrimeTime Property Holdings, consists of four existing commercial buildings (Prime Plaza I), each named after a species of local indigenous tree. Motswere is the first of four commercial buildings that will make up Prime Plaza II, which will be developed in phases. The building’s name derives from the beautiful Leadwood Combretum trees that still inhabit this piece of land. PrimeTime invests in a diversified portfolio of office, retail and industrial properties throughout Botswana and Zambia. Motswere is the first of PrimeTime’s large property portfolio to achieve third-party green certification. “In a competitive market, PrimeTime’s ability to offer a Green Star rated building to an increasingly environmentally and ethically aware tenant base is a great advantage,” notes Joe Simpson of PrimeTime. The 2 780m² Motswere building, designed by Paul Munnik Architects, consists of three levels of A-grade office space and supporting facilities, and two basement parking levels, set among more open-air parking and waterwise landscaped gardens. The 5-Star Green Star rating signifies national excellence and requires a standard of innovative green design that goes beyond the basics of green building practices. A green building responds to local environmental conditions, while also considering global realities, such as increasingly scarce and expensive energy and resources. Green buildings also respond to the need for comfortable and healthy indoor spaces for building occupants.
PROJECT Green Star is an integrated rating system, which helps to improve a building’s environmental performance and recognises environmental leadership. It looks at energy, water, materials/waste, indoor environment quality, land use and ecology, transport, emissions and management. Motswere boasts high levels of energy and water efficiency, as well as state-of-the-art mechanical ventilation and building management systems. Kagiso Sebetso, in-house green building consultant at Time Projects (PrimeTime’s development and asset management arm), adds: “Botswana is a very hot country for most of the year. Having a building so well oriented with south and north facing glazing that is provided with optimum shading, is quite an achievement when one considers the related reduction in energy consumption.” The project was not without its challenges, one being hit with the 2020 lockdown during the design phase, which meant that all team meetings went online. “This was still a very new concept at the time,” says Sebetso. “Being a pioneer comes with multiple challenges, particularly with regulatory bodies, such as seeking approval for solar PV installation for a building that is not yet developed. Educating potential suppliers or subcontractors about the green practices that they are expected to price for, and therefore deliver on, is more challenging than one would anticipate, but is so worthwhile.” While the project experienced some delays due to Covid-19, teamwork and enthusiasm were key to the project’s eventual success. “The team values and understands the concept of not only designing green but also building green and without their buy-in and dedication, we would not have been able to achieve the certification,” Sebetso adds. It is hoped that the Motswere building is just the start of a new wave of green-rated developments
Motswere’s achievement is an inspiring first for Botswana’s budding sustainability journey.
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WISHES TO THANK AND CONGRATULATE Time Projects on a successful project and 5-Star Green Star Rating Services Provided and Features on the Prime Plaza II project:
n Energy Efficient Chiller selection n Central Fresh AIr Air Handling Unit Integrated with Chiller to exchange pre-heating of fresh air with free cooling to internal zone Fan Coil Units n Chilled Water Fan Coil Units n Building Management System
www.acend.co.za Contact: Anton Frylinck 083 660 1506/antonf@acend.co.za
PROJECT
Motswere boasts high levels of energy and water efficiency, as well as state-of-the-art mechanical ventilation and building management systems.
for Botswana and other parts of Africa. Green Star accredited professional on the project, Dash Coville, from Solid Green Consulting, says that the green building movement is gaining momentum in Gaborone, with Solid Green being involved with the certification of three other projects (including one with PrimeTime). “Motswere’s achievement is an inspiring first for Botswana’s budding sustainability journey. As PrimeTime, Time Projects and the development team, we are privileged to be able to pioneer this space, and look forward to more industry players coming onboard,” says Sebetso.
The team values and understands the concept of not only designing green but also building green and without their buy-in and dedication, we would not have been able to achieve the certification.
The 2 780m² Motswere building, designed by PaulMunnik Architects, consists of three levels of A-grade office space.
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PROJECT
The “Motswere” building is named after the stunning Leadwood Combretum trees that will still inhabit this piece of land.
Botswana is a very hot country, for most of the year. Having a building so well oriented with south and north facing glazing that is provided with optimum shading, is quite an achievement when one considers the related reduction in energy consumption. Kagiso Sebetso
GBCSA strongly supports the growth of green buildings in Africa and have certified projects in several other African countries. “Green buildings are part of Africa’s solution to cope with future climate change and stimulate new economic opportunities,” says GBCSA’s head of technical, Georgina Smit. “We are immensely proud of PrimeTime and the project team for embarking on this pioneering project for the local context, and we congratulate them on their commitment towards demonstrating sustainability leadership.”
SUSTAINABLE BUILDING FEATURES AT MOTSWERE Building tuning of the mechanical, electrical, wet services and irrigation services. Waste management during the construction phase as well as provision of recycling facilities for the operations phase. Maximising on daylight while providing daylight glare control.
Building users being provided with a building users’ guide to help hem maximise on the sustainable building features. Provision of preferential parking for fuel efficient transport and has cyclists’ facilities for building users as well as visitors.
Use of low VOC materials.
Water efficiency achieved using low flush rate sanitaryware and use of non-potable water in the irrigation system.
Low electric lighting levels and low lighting power density, along with lighting zoning controls.
The use of a 132kWp PV system with an estimated annual production of 234MWh.
IN By 2050, Africa will be home to 1.3-billion more people than it is today (more than half of the world’s projected population growth of 2.4-billion people). This means a huge demand for buildings – with 80 percent of those that will exist in 2050, yet to be built. But this also means that we have the opportunity to build right from today, and create green jobs, skills and training, and sustainable growth through widespread green building. Green Building Councils in our Africa Regional Network are responding to these challenges and opportunities on the ground. They are focusing on four strategies – supporting strong regulatory and voluntary frameworks; recognising and scaling local building materials and practices; training the green building workers of today and tomorrow; and directing much-needed foreign and domestic investment to green building. The World Green Building Council
PRIME PL A ZA I LE T TI N G B ROC H
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Introducing Prime Plaza II, the extension to PrimeTime' development in Gaborone’s CBD.
Paul Munnik Architect (Pty) Ltd Paul Munnik Architect (Pty) Ltd provides architectural services essentially to the private sector and strives to offer competitive, innovative and economic design solutions specific to individual client requirements. Design processes emphasize the importance of energy efficient and economic solutions to building technology in the Botswana climate.
Proudly the lead architects at the Prime Plaza II, Motswere Building in Gaborone, which was recently awarded an inaugural 5-Star Green Star Africa – Office Design v1.1 rating by the GBCSA.
P.O Box 50743, Gaborone, Botswana +267 391 2387 info@pma.co.bw
Motswere Prime Plaza II
TO LET
NTRO D U C TI O N
I HURE
's Prime Plaza
www.pma.co.bw
Coming 2023
PRIME
PrimeTime Property Holdings Limited (PrimeTime) is Prime Office Space of 5-Star launching the extension to its Prime Plaza development in
C O NTAC T US 2,780m²
Green Star Design Rating commercial buildings to be developed in phases.
TI
Gaborone’s CBD, Prime Plaza II (PPII). PPII comprises four
Ample basement and
surface level parking A development for PrimeTime
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Joining the Acacia, Marula, Baobab and Mopani (Absa PrimeTime Property Holdings Time Projects House) buildings in the existing Prime Plaza development; Limited (PrimeTime) is Location: call or visit us at: Acacia, Prime Plaza, Plot 74358, CBD, Gaborone, Botswana the “Motswere” buildingthe shall be named launching extension to itsafter the stunning Tel: +267 395 6080 Prime Plaza development in inhabit this piece Leadwood Combretum trees that will still Telephone: +267 395 6080 Gaborone’s CBD, Prime Plaza Gaborone, of land. Acacia, Prime Plaza, II (PPII). PPII comprises four time.co.bw Botswana commercial buildings to be Plot 74358, CBD, time@time.co.bw developed in phases.2,780 square Gaborone, The Motswere building comprises metres withBotswana
CBD
extensive fit-out allowances, generous parking allocations and
CASE STUDY
THE ONLY TOMORROW IS A
SUSTAINABLE TODAY
Everywhere we look throughout our 123-hectare property, we are reminded of how blessed we are to be nestled in Mother Nature’s finest showing. But this precious environment is fragile and at risk.
T
he V&A Waterfront is an iconic mixed-use destination, located in the oldest working harbour in the southern hemisphere. With Table Mountain as its backdrop, the 123-hectare neighbourhood sits within the beautiful city of Cape Town, welcoming millions of people from all over the continent and the rest of the world. The V&A is a symbol of heritage and diversity, where people from all walks of life can play, live, shop, dine and work while immersed in the vibrant spirit and authentic local culture that thrives in this bustling ecosystem. It sees its role on the continent to be a platform that facilitates and champions art and design, to support entrepreneurship and innovation, lead the charge on sustainability, and drive positive social and economic change. By prioritising people and the planet, the V&A is an example of how working with communities, respecting the environment, and operating with passion and integrity is a better, more productive, and kinder way of doing business. The organisation sees for itself the opportunity to promote sustained, inclusive, and sustainable economic growth, full and productive employment, and decent work for all, in alignment with the United Nation’s Sustainable Development Goals. We eat, sleep and drink our culture of sustainability, understanding that without being environmentally
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responsible, we may be held responsible for the loss of the beautiful place we call home. But it’s no good just talking the talk. We are also dedicated to walking the walk. To this end, we have created Solve, our thought leadership hub aimed at solving for X – where X represents the many challenges faced by today’s urban environments. We are facing and solving those challenges in collaboration with key stakeholders in each of those spheres. For example, our far-reaching sustainability efforts such as waste management, recycling and water conservation practices have earned the Victoria Wharf Shopping Centre a prestigious 5-star Green Star rating from the Green Building Council of SA (GBCSA) – the highest rating for any shopping centre in the country. We’ve also won an additional 13 GBCSA awards and have earned Diamond Status for three consecutive years in a row through our Heritage Environmental Rating Programme, making our neighbourhood one of South Africa’s greenest precincts in Africa We believe that everyone has an important part to play. Our tenants are incentivised to recycle, with our waste recovery and recycling centre sorting waste (including wet waste) from an average of 550 bins, gathered from 384 collection points, twice a day. This means that, over the past year, we have diverted more than 1 400 tons of waste from landfill.
61%
38M
8YRS+ 1595T
REDUCTION IN WATER CONSUMPTION
INVESTED INTO ENERGY EFFICIENCY
IN REDUCTION IN CARBON EMISSIONS
OF WASTE DIVERTED FROM LANDFILL ANNUALLY POSITIVE IMPACT ISSUE 15
CASE STUDY Energy efficient initiatives are in place across our districts. The Ridge, a commercial building in the Portswood District, has been awarded a 6-star Green Star Office Design by the GBCSA, exceeding standards and being commended for demonstrating “world leadership”. We’ve also invested in multiple energy-saving projects, inclusive of solar-power projects – achieving a remarkable 40% saving on electricity consumption, despite the increase in property growth On average, we have reduced our carbon footprint by 47% across the property using 2010 as a baseline. Sustainability is an ongoing everyday mission. Everyone who shares the space – tenants, residents, employees, suppliers, management and our millions of guests – are encouraged to make the active choice to recycle their waste, be water-wise and energy efficient and integrate “green” thinking into their daily lives. That’s how we create sustainable futures – together. In 2008, water-saving initiatives were introduced that include water-efficient toilets and urinals, sensoroperated taps in all bathrooms, drip irrigation for all ground covers and pre-set irrigation times in alignment with the current by-laws. Stringent measures have been implemented to save water, and since 2010 water use by the V&A Waterfront has been cut by 61%.
WHAT COMES NEXT? The V&A has long integrated social issues into its business model, with a focus on incubating start-ups and providing inclusive public spaces. Its management is now implementing a shared value strategy, as a natural evolution of the V&A’s important social role. Shared value creation is about using an organisation’s competitive advantage, skills, and business model to address the most important issues facing society. It commits the entire organisation to solving these issues, acknowledging the interdependence between company competitiveness and community health. This philosophy is particularly suited to the V&A ecosystem, which has consistently supported innovation and job creation, notably by incubating small businesses. This transition was already in progress prior to the Covid-19 pandemic but this social crisis has accelerated it, amplifying the need for organisational agility, collaboration, and sustainability with a particular focus on the following areas within the Waterfront: • food ecosystem • ocean economy ecosystem • green sustainable practice.
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GBCSA
THE YEAR THAT WAS 2021 Celebrating certifications, the Convention and award winners 26
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A total of 140 buildings were certified by the GBCSA in 2021. This record number of certifications, issued during a challenging Covid year, speaks to a growing green building movement in South Africa. This – and so much more – was proclaimed at the recent GBCSA flagship Green Building Convention. WORDS GBCSA and Robbie Stammers
The building’s cross-laminated timber façade plays a major role in the indoor comfort of all building occupants.
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V&A Waterfront
“C
ertified green buildings held their own, as far as vacancy and return rates go, over the past year. Property owners, tenants and investors are now insisting on better, certified green buildings, as the environmental and financial benefits of these become indisputable. The GBCSA has certified 740 buildings since 2009,” said GBCSA CEO, Lisa Reynolds, at the Convention. Reynolds commended the built environment community for driving the movement, saying, “We do the certifications, but you make the commitment.” It was also announced that Giles Pendleton, chief development officer at Attacq Limited, will remain as chairperson of the GBCSA for another year. The Green Building Convention hosted several international and local keynote speakers, including Nigerian architect, Kunlé Adeyemi, whose “African Water Cities” have garnered him worldwide acclaim; Dutch bio-designer, Teresa van Dongen, who shared the ground-breaking work she is doing in combining nature and science into her design; and Mashudu Ramano, entrepreneur in the transition to a regenerative and sustainable future, bringing home our undeniable connection to, and reliance on, the environment. “Our programme was curated around this year’s theme – One – One Planet. One Chance. It comprehensively looks at the critical role of the green building community and the need for us to come together as one powerful movement to effect positive change that counts.
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GBCSA “The theme reinforces the need for decisive and immediate action to mitigate the effects of climate change and to save our one planet for future generations. This is not something we can do alone – we need everyone to commit to a future where people and the planet thrive,” Reynolds added. GBCSA thanked its sponsors for making the Convention possible. “To our lead sponsors – Nedbank, Rand Water and Vodacom Business and all our other sponsors and supporters, thank you for partnering with us and
We need everyone to commit to a future where people and the planet thrive. investing in the green building movement. Partnerships are key to achieving the SDGs and we are in great company as we drive sustainable changes in the built environment,” said Reynolds.
WINNING WAYS GBCSA announced the winners of its annual Leadership Awards in the closing plenary of the Convention. The awards are based on submission data gathered during the Green Star certification process, and individuals are nominated by the industry. “Congratulations to all the projects and individuals who received awards this year. It is an honour to recognise the movers and shakers in our industry,” expressed Reynolds.
HIGHEST-RATED BUILDING WINNER: THE RIDGE 6-Star Green Star Office Design v1.1 AP: Mike Munnik, Agama Energy Company: Arup Property owner: V&A Waterfront Architect: StudioMAS 6 Marina Road, Portswood District, V&A Waterfront, Cape Town
V&A Waterfront
The overarching focus of the building was to design the ventilation system as a mixed mode by maximising natural ventilation, thus reducing energy costs and providing a high level of internal comfort for the occupants. This was achieved through shaping the building directly to its site and climate in two key ways. First, the central atrium between the two narrow floor plates maximises daylight penetration and allows for efficient cross ventilation. Referred to as the "central street", the atrium helps to pull air through the building, in through the windows and out through the roof lights. Second, the “corrected” façade orientates glazing due
The number of innovations that were realised on the project demonstrate the commitment to sustainable principles and out-of-box thinking throughout the design and construction process. POSITIVE IMPACT ISSUE 15
north or south to reduce solar gains, admit daylight, and allow unobstructed views. Natural ventilation of the building is only used when the thermal comfort and outdoor air flow rates are within the required range. This results in the building operating as naturally ventilated for 80% of the annual operating hours.
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OUR WASTE MANAGEMENT SOLUTION OFFERS CLIENTS A COMPLETE SYSTEM TO SEAMLESSLY MANAGE ALL WASTE TRANSACTIONS. DON’T WASTE contracted to the V&A Waterfront on their journey to zero waste, by implementing our Tenant Management System which provided the ability to not only manage 317 waste collection points effectively, but to also actively achieve the following performances: INCREASED SOURCE SEPARATION
INCREASED RECYCLING
DECREASED WASTE DISPOSAL TO LANDFILL
INCREASED ORGANIC WASTE SEPARATION
DECREASED WASTE CONTAMINATION
DECREASED BILLING ADMINISTRATION
By partnering with DON’T WASTE, our waste minimisation and recycling program at the V&A Waterfront has achieved the following environmental savings to date: CO 2 SAVED
8,067,073 m
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ENERGY SAVED
WATER SAVED
TREES SAVED
43,942,670 kWh
87,071,396 L
56,637
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V&A Waterfront
Mark Noble, development director at the V&A Waterfront and the project leader says: “We believe that this is one of the most unique green buildings in Africa, if not the world”.
SUSTAINABLE FEATURES The Building Management System (BMS) plays an important performance role by monitoring the thermal comfort and fresh air rates, to signal to building occupants to open/close windows accordingly. When natural ventilation and the thermally active building system (TABS) do not achieve the thermal comfort criteria or the outdoor air flow rate, the windows are signalled to be closed, and mechanical ventilation is used to meet thermal comfort and air flow rates. First, second and third floors are mechanically ventilated by an underfloor displacement ventilation system. Rainwater and grey water harvesting are used for toilet/urinal flushing and irrigation. In a South African first, cross-laminated timber and thermally treated timber cladding is used as part
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of a unitised façade system. This locally sourced, FSC certified timber assembly allows for a high level of daylight and thermal control, maximises comfort and low energy building performance, and embodies 354 tons less carbon than conventional alternatives. The building is designed well for energy efficiency with the use of photovoltaic panels for peak demand reduction and 12 500 eco-bricks* used as void formers in the toilet blocks. *Eco-bricks are 2L cold drink bottles stuffed with non-recyclable plastics, such as packaging for snacks. WINNERS COMMENTS “One of the outcomes from COP26 is the necessity to reduce carbon emissions to net zero by 2030. The C40 South African Building Programme is assisting the
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GBCSA Johannesburg, eThekwini, Tshwane and Cape Town metros to place policies and bylaws that ensure all new buildings are net zero by 2030. “This will require a step change in how buildings are designed, rather than an incremental change. It is likely that natural ventilation will resurface as a key design strategy to reduce the HVAC energy levels and still maintain indoor air quality and comfort levels. “The Ridge project team, with the encouragement of the client, worked extremely hard to achieve the sustainability goals of the project, resulting is this wonderful award,” says Mike Munnik, sustainability consultant for the project. Tessa Burnette, engineering team leader, Arup adds, “I am incredibly proud that The Ridge has been recognised with such a prestigious award from the GBCSA. The building represents a fundamental and necessary shift in the commercial office sector from fully air-conditioned to predominantly naturally ventilated, and the significant carbon savings that this brings. It is critical that this shift is made swiftly in order for us to meet the global targets necessary to reduce carbon emissions. This building is a critical step on that journey for the sector in South Africa and Africa.
The building represents a fundamental and necessary shift in the commercial office sector from fully air-conditioned to predominantly naturally ventilated, and the significant carbon savings that this brings.
“Alongside that, the number of innovations that were realised on the project demonstrate the commitment to sustainable principles and out-of-box thinking throughout the design and construction process. “Importantly, without the teamwork and crossdisciplinary collaboration from the very beginning, this would not have been possible. Well-done to Mike as well as the rest of the combined design, construction and client team,” says Burnette.
RUNNER-UP: BALWIN HEAD OFFICE 6-Star Green Star Office Design v1.1 AP: Zendré Compion, Solid Green Property owner: Balwin Properties 105 Corlett Drive, Birnam, Johannesburg The Balwin Head Office is a major refurbishment of the iconic Creative Council building along the M1 highway. Located in an urbanised context adjacent to the Melrose Arch development, the building is made up of four basement levels and five office floors. The project achieved a 6-Star Gold Star Office Rating for Design and will target an As Built as well as Net Zero Carbon ratings. The redevelopment saw the removal of three cones and the creation of two new floors under the elevated concrete box. An additional roof space will be created to accommodate a gym, meeting areas and a canteen. The lettable area of the building will increase from 2 200m2 to more than 6 000m2.
The behaviour of building occupants and users is critical to reduce building energy consumption.
SUSTAINABLE FEATURES To make it possible to target net-zero energy, the project prioritised energy efficiency by using effective submetering and monitoring, through the provision of motion sensors in designated zones, and improved lighting power density using efficient lighting design. Energy and water sub-meters are provided for all substantive energy and water uses in the building. The behaviour of building occupants and users is critical to reduce building energy consumption. Building users will be issued with educational material that reports on energy and water data as well as sustainability initiatives implemented in the building. As a refurbishment, one of the building material strategies is focused on reuse. The entire building structure was reused (100%), while materials that are typically replaced during a refurb like mechanical ducts, fire water piping, balustrades and sanitary fittings and fixtures have been reused in the new building.
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GBCSA
BEST QUALITY SUBMISSION
WINNER: GLENEAGLES 5-Star Green Star Existing Building Performance v1 AP: Sally Misplon, Misplon Green Building Consulting Property owner: Redefine Properties Fairway Office Park, 52 Grosvenor Road, Bryanston, Johannesburg SUSTAINABLE FEATURES Gleneagles has indoor environmental quality testing to recognise the monitoring and control of indoor pollutants to help sustain the comfort and wellbeing of building occupants. The project has used management plans for the development and implementation; preventative maintenance; landscaping; hardscaping and pest management of the building. A solid waste and materials management policy is being developed to encourage sustainable waste management and recycling at the building. A green cleaning policy, in line with the Green Star SA requirements, along with a green procurement plan has also been compiled and implemented to encourage and guide the property and facilities management teams to select the most sustainable products available on the market. The publication of green operational guidelines for tenants and glare control devices are mandatory in occupied spaces to reduce the discomfort from glare and direct sunlight.
Additionally, green lease criteria have been added to all new leases and renewals. The building’s energy and water consumptions are benchmarked against other buildings with 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. All of the refrigerant mass that serves the building [100%] is made up of zero ozone depletion potential (ODP) refrigerants. WINNERS COMMENTS “It is always special to be recognised [for an award]. This category of award has always been important to me as it represents the quality of work as well as what is done for a client. Redefine’s ongoing support and their trust that our work is of the best standard, coupled with the green building industry standards, helped improve my work over time. “I have now managed to win this award a few times over the past years, which makes me feel like I am on the right path. I am extremely fortunate to work with a company like Redefine, and without their support, we never would have achieved these accolades together,” says Sally Misplon, Green Star accredited professional, on winning this award, as well as taking home the runner-up position for Wickham House.
RUNNER-UP: WICKHAM HOUSE 5-Star Green Star Existing Building Performance v1 AP: Sally Misplon, Misplon Green Building Consulting Property owner: Redefine Properties Wickham House (Questek), Fairway Office Park, 52 Grosvenor Road, Bryanston, Johannesburg
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GBCSA
EDGE LEADER WINNER: YVONNE PELSER, INSIDEOUT CONSULTING “Being recognised as an EDGE leader by the GBCSA reinforces my mission of making an impact by promoting sustainable building practices and providing solutions. Further, it is important to me to make a difference in shaping built community environments that have a positive impact on the planet.”
ESTABLISHED GREEN STAR WINNER: MIKE MUNNIK, AGAMA ENERGY “It’s a great honour to receive this award, however the success of our projects is entirely due to the attitude and determination of the whole project team to make a difference in the built environment.”
RUNNER-UP: DASH COVILLE, SOLID GREEN
Winner of Established Green Star and Highest Rated Building, Mike Munnik.
RISING GREEN STAR WINNER: HLOLOGELO MANTHOSE, WSP GROUP AFRICA Manthose is a sustainability and green building specialist at WSP in Africa. She combines her love and passion for employee wellness, health and productivity with green buildings to ensure that there is a balanced and positive co-existence between people and the spaces they occupy. She holds an honours degree in Industrial/ Organisational (I/O) Psychology from the University of the Witwatersrand. Her academic background has been instrumental in fuelling her passion for pursuing a career that focuses on the interplay between people and their environments.
Rising Green Star, Hlologelo Manthose from WSP Group Africa.
RUNNER-UP: ALEX VARUGHESE, SOLID GREEN
YIPA SUSTAINABLE YOUNG CHANGEMAKER GBCSA partnered with the Youth in Property Association (YIPA) to introduce the inaugural YIPA Sustainable Young Changemaker Award, which recognises the exceptional contribution of young people to sustainability in the built environment sector.
WINNER: THAMSANQA HOZA Hoza is a young leader who is passionate about the intersection of infrastructure development, technology, people, and in particular,using these entities to improve the livelihoods of Africans. “It is important to me to make a difference in shaping built community environments that have a positive impact on the planet.” Hoza is the founder of Hot Nozzle, a company that manufactures novel water heating technologies. He is an Allan Gray fellow, AIF top ten young innovator and has qualifications from UCT and Cambridge University. Hoza has received an award from the Queen of England.
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YIPA Sustainable Young Changemaker Thamsanqa Hoza.
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GBCSA STUDY
LOCATION, LOCATION, LOCATION How the position of a housing development impacts its footprint
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Embodied carbon and operational carbon are two concepts that are now commonly considered in terms of a building project’s impact on the planet. But could the actual position of the site have a significant effect as well? WORDS Melinda Hardisty
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Clodagh da Paixao (Unsplash)
Johannesburg is on track to achieving Megacity status by 2030.
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GBCSA STUDY
T
he annual convention of the Green Building Council of South Africa (GBCSA) is home to inspiring speakers and dynamic discussions. But sometimes it’s even just the networking over a drink that leads to ground-breaking ideas. One such discussion happened a few years ago, when GBCSA’s head of technical, Georgina Smit, had a conversation with Carel Kleynhans, CEO of Divercity Urban Property Fund. The discussion revolved around understanding the magnitude associated with a development’s location on its carbon footprint. Essentially, what is the comparative contribution of transport related emissions in a building’s whole lifecycle carbon trajectory? The question was then asked whether we could even assess this; do any quantitative resources around this exist? Eventually, the conversation led to a two-year investigation, resulting in a report being released in September 2021.
CARBON COSTS AND CONTEXT The GBCSA and Divercity Urban Property Fund joined forces to research the impact of the location of housing developments in relation to the overall emissions across a development’s lifespan. Arup were appointed as the technical consultants to conduct the study and the results of the research were published under the title of Does location matter? in September 2021. While it is generally understood that densification in cities supports healthy community networks where more people can benefit from services, community facilities, public transport networks, and recreation areas, there has not previously been any local quantifiable studies that attempt to understand the order of magnitude.
It is clear that decisions in development locations made now will have a significant impact on the emissions (and climate change) of the future, for better or worse. This research, therefore, set out to investigate the carbon costs associated with the lifestyle impact of housing in an urban centre versus housing on the periphery of a city, assuming a high concentration of amenities in the urban centre and a low concentration on the urban periphery.
AREA OF STUDY: JOHANNESBURG In keeping with South Africa’s Paris Agreement commitment to reduce climate change, Johannesburg’s Climate Action Plan aims to have the city’s emissions peak by 2030, and to reach net zero by 2050. The city is set to achieve megacity status (home to 10-million people) by 2030, meaning that housing is becoming the most in-demand building typology in the city. In 2016, stationary energy and transportation made up the largest chunk of Johannesburg’s emission contributions, highlighting the requirement to reduce and decarbonise these sectors. Johannesburg is also Diversity’s base of operations, and can be considered to be representative of other South African cities, both in terms of population growth and the tendency to sprawl. So this was the city selected for the study.
In urban core zones, there is generally a higher level of access to services nearby, reducing dependency on public transport. GBCSA
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http://atlasofurbanexpansion.org/
GBCSA STUDY
Comparison of Johannesburg in 1990 versus 2013 which demonstrates urban sprawl.
PERSONA-BASED APPROACH
The study set out to add the building lifecycle carbon emissions (embodied and operational carbon emissions) to the occupant transport emissions (travel distance, travel mode, and travel behaviours) to establish a figure that represents the total whole carbon lifecycle based emissions. This value was to be established for household typologies for low and middle income households in both the “urban core” and the “urban periphery”. Using both the City of Johannesburg Metropolitan Spatial Development Framework (MSDF) and the City of Johannesburg Nodal Review Policy (NRP), Johannesburg was subdivided into zones defined as urban core and urban periphery. Core zones are those defined as higher density and in closer proximity to infrastructure, networks, activity nodes, and services. Conversely, peripheral zones are lower density, relatively isolated, and have less connection to nodes and activity.
For purposes of comparison, the study defines four family typologies with imagined names and personas. Using various sources, definitions and characteristics that help to define certain household types were developed. Typical low and middle income households in South Africa were outlined and given family demographics and biographies to personalise them. Average household sizes were considered, as well as the type of jobs each individual might have. In the end, four families were introduced, each with two adults and one child. A low income and a high income family were located in an urban core setting with a second low income and middle income family in an urban periphery context. Their movements and behaviours were mapped out spatially to be able to analyse the effects of their movements, distances travelled to access various places and services, as well as their transport choices.
GBCSA
URBAN ASSUMPTIONS
This graph demonstrates the cumulative emissions results between all core or all periphery development over 60 years.
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GBCSA STUDY
Tebogo Losaba (Unsplash)
Johannesburg was chosen as the city in which to base the research.
DOES LOCATION MATTER? For the study, only new builds were assessed in terms of their embodied and operational emissions. And this was considered over a 60-year lifecycle. When the embodied carbon was assessed, urban buildings tended to have a lower value than their peripheral counterparts, largely due to the usually smaller size. Operational emissions were significantly higher than embodied carbon in all unit types, accounting for approximately 72% of emissions in each case when considered across the 60-year lifespan. This highlights
Typical spatial map for urban typologies.
Typical spatial map for periphery typologies.
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Considering the longevity of spatial planning and the built environment, it is evident that occupants can get “locked in” to an emissions cycle for decades to come. the potential impact of introducing more renewable energy resources in order to decarbonise the grid. When occupant travel statistics were assessed, results showed that middle income households on the periphery accounted for three times the emissions of the lower income households on the periphery, despite the fact that they tended to have similar travel distances. This is due to middle income occupants tending to utilise private cars while lower income individuals were dependent on the taxi network. A similar variance between households existed within the urban core setting, however the figures were much lower than on the periphery. This is due to reduced dependence on private transport, and easier access to services within a 1km walking radius. Statistics showed that, while the middle income units in both cases had higher all round emissions than the low income units, there was, in fact, a significant difference between the core and periphery locations. The urban core settings had a much smaller proportion of the total being attributed to occupant transport impact, meaning the operational carbon of the building had the largest impact. However, the occupant transport impact in the periphery settings was a significant proportion of the whole. Considering the longevity of spatial planning and the built environment, it is evident that occupants can get “locked in” to an emissions cycle for decades to come, unless the right decisions are made now for the future.
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GBCSA STUDY
COMPOUNDING IMPACT The study then extrapolated the findings for development only in the urban core versus only on the periphery for the period up to 2050, in order to calculate a value for the difference in emissions between the two scenarios over the time period. The cumulative emissions gap for the period was calculated to equal 224MtCO2e. That is almost 10 times the total emissions for Johannesburg in 2016! Kleynhans highlights that “It is clear that decisions in development locations made now will have a significant impact on the emissions (and climate change) of the future, for better or worse.”
WHAT CAN BE DONE? The report sets out a helpful set of recommendations for built environment professionals and other stakeholders. The overarching requirement to make a meaningful reduction in emissions in the city is to reduce both operational and transport emissions. The former can be done by working to decarbonise the grid and optimise the energy efficiency of a building. The latter needs to be addressed by rethinking the spatial framework and urban planning of our cities so at to locate developments close to amenities and economic opportunities. Policy makers can play a role in setting out how and where development can take place, making it easier or mandatory to develop higher density residential areas as opposed to extending the urban sprawl. Property
By 2050, the cumulative emissions gap between these two scenarios (development in the urban periphery vs the urban core) is 224MICO2e, almost 10 times the annual total omissions of Johannesburg in 2016 (21 MtCO2e).
owners and developers should be incentivised to upgrade and develop urban core areas rather than expand the city limits into green field sites. This requires the right stakeholder collaboration to address market conditions and demands. Ideally, government and private funding could be more effectively utilised to introduce or upgrade services, community facilities, transport infrastructure, and security in localised, higher density nodes rather than spreading resources thin on the outskirts of the city. “Built environment professionals in South Africa are already using their technical skills to support the reduction of embodied, operational and transport related emissions at different points in the decisionmaking process of a project’s feasibility and design,” says Smit. “We, however, need to scale up our efforts in order to reach our net zero targets for the future.” The evidence is clear that considering the location of residential developments more carefully will significantly impact our future on the planet. Our urban design and spatial planning now will lock in residents’ behaviours for decades to come. We need to ensure we lock in sustainable and healthy patterns now that will serve us all in future.
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ISLAND IN THE SUN Thanda means “love” in Zulu, and +Impact found out exactly how apt that title is for this heavenly private resort off the coast of Tanzania. WORDS Robbie Stammers
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GREEN GLOBE
T
his 19-acre private island off the coast of Tanzania is surrounded by coral reefs and located on a popular marine migratory route, making it an outstanding vantage point from which to view wildlife, ranging from turtles, dugongs to dolphins and whale sharks. The solar-powered island offers a five-bedroom villa that, if booked, secures exclusive use of the entire island. Thanda is the holiday home of Swedish entrepreneurs and philanthropists, Dan and Christin Olofsson. The Olofssons actually opened their first property, the Thanda Private Game Reserve in South Africa in 2004 and two years later they began a search for their second – a private island retreat. It took many years to find the right place, which proves how difficult it is to find one of these gems, despite the dozens of atolls that string the Tanzanian coast like bright beads.
The final choice, Shungu Mbili, was only spotted by chance from the air while on reconnaissance along the Tanzanian coast. It’s a teardrop of a land formation with an emerald interior and a salt white hem of beach. Thanda Island is completely self-sufficient, off the grid and solar-powered. Its water supply is gathered both from harvested rain and desalinated seawater. Thanda Island’s solar farm is the second largest in all of Tanzania. I was struck by the pride and the affection with which they offer up all the minutiae of their adopted home. The house sprawls across 1 200 square metres, encompassing five en-suite bedrooms, generous decks and huge French windows. The house oozes a generosity of space, light, air, colour and comfort. www.thandaisland.com
Thanda Island’s solar farm is the second largest in all of Tanzania.
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