Contents
of December 2005
EDITORIAL
Implementing sustainable design
UPFRONT
News
INSPIRATION
Celebrating sustainability
INSULT
Johannesburg’s
steel and canvas beasts
PLANNING PERSONALITY
Glen Gallagher: Leaving a legacy
BATTLE OF THE ‘BURBS
Tshwane: Beirut
(Mabopane) v Lotus Gardens X2
TREE OF THE ISSUE
Buddleja
sligna willd - the Common Bastard Olive Tree
FEATURES
The search for sustainable construction
Affordable housing of the future?
Energy efficient housing
design for low-income housing
Enzymes increase rate of composting
NGO shows Cape Town the way
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EDITORIAL
Implementing sustainable design
The issue of
sustainability surfaces a number of times in the pages of this edition. On the one hand it
is a very complex concept, but looking at the regional winners of the Holcim Awards
featured on page 24, to design something in a sustainable manner, might not be so
difficult or complex as we sometimes tell ourselves. This type of design practice has been
around for a while and a number of professionals have been experimenting with implementing
sustainable design principles. Why has it not taken off as it should have? Why is it still
mostly limited to small-scale projects? Why are these principles not legalised or
formalised in some way, in order to make it standard practice in design and construction?
In South
Africa we have been talking about improving the quality of housing and human settlements,
but no significant progress has been made in this regard. Yet, as is illustrated through
the Holcim award winners, these technologies are out there and ordinary practitioners are
taking up the challenge of implementing them. Why has government not come to the party
yet?
According to
present legislation, the National Home Builders Registration Council precludes these types
of constructions.
Sustainability
still does not influence banks’ decisions on funding.
The
Department of Housing has a new strategy, which places greater emphasis on the quality of
housing and human settlements. The Department of Science and Technology has done a lot of
research into sustainable development designs and practices. When are all of these
policies going to reach everyday developments? We cannot afford to wait any longer.
The Holcim
Awards highlights the high premium placed on sustainable construction worldwide.
Lindani Lufu’s
inquiry into energy efficient housing development (as featured on page 36) also tackles
the issue of implementation of sustainable theories. The hype around the N2 Gateway
development on the Cape Flats (see page 30) yet again touches on the sustainability issue,
with questions being asked about the pace and timing of the development.
This edition’s
Battle of the ‘burbs (see page 16) takes place between two low income townships in
Tshwane, which could serve as an example of what could and should be included in
sustainable housing development.
In
conclusion we would like to thank all of our readers for your insightful participation
during the year and we wish you a well-deserved rest over the festive season. - Engela
Meyer
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UPFRONT
Tshwane shines at the LIVCOM AWARDS
Livcom,
prestigious global awards for liveable communities, held this year in La Coruna, Spain,
saw Tshwane receiving a first place award, the Community Sustainability Award and a Gold
award.
The Tshwane
community was up against heated competition at the finals from cities in Category E
(population over 750 001).
The judging
panel listened to 53 presentations from 20 different countries before dividing the
finalists into five categories according to average daytime population.
The winners
were Dungannon, Ireland (up to 20 000), Erandio, Spain (up to 75 000), Songjiang, PR China
(up to 200 000), Coventry, England (up to 750 000) and Tshwane, South Africa (over 750
001).
An award was
also given for each individual judging category, the winners were, Whittlesea, Australia
(Enhancement of the Landscape), Pilsen, Czech Republic (Heritage Management), City of
Westminster, USA (Use of Environmentally Sensitive Practices), Tshwane, South Africa
(Community Sustainability) and Whistler, Canada (Planning for the Future).
The 2005
Awards saw the International launch of the LivCom Awards for Environmentally Sustainable
Projects. In the project category the Natural Award went to Glenridge Quarry
Naturalisation Site, Niagara, Canada. The Built Winner was Oriental Hawana, PR China and
the Bursary Award went to Kecskemet, Hungary.
The awards
were presented by the global co-ordinator of the UN Commission for Sustainable
Development, Jan-Gustav Strandenaes. Livcom is backed by the United Nations Environment
Programme.
“Toolkit”
to provide rental houses to low earners
Tuesday 1
November 2005 saw Green Inc celebrate its 10th birthday. The party was appropriately held
at the new University of Johannesburg Art Centre where Green Inc was responsible for the
landscaping. With both a birthday to celebrate and their remarkable, recently,completed
project to showoff, the Green Inc guys and girls were in high spirits.
With a chic
venue, delectable food and drinks catered for by By Word of Mouth and live music by blues
band Red Hand the company certainly celebrated its birthday in style.
Rising power
demand taps city into solar heating
The
municipality of the City of Cape Town has commissioned research into solar water geysers
as an alternative to electrical geysers. It is hoped that a fifth of the city’s hot
water requirements will be met with solar water geysers by 2010.
The city has
been challenged by the Department of Environmental Affairs and Tourism to introduce solar
water geysers in the 22 000 houses planned for the N2 Gateway project.
“The
installation of solar water heaters in all provincial government buildings and facilities
would act as an important message to the public that those technologies are considered
safe,” said Kobus Coetzee of Access Market International, who did the research as
part of the province’s microeconomic development strategy.
Coetzee said
the country would have a shortfall of electricity supply by 2007/2008 as the demand for
power is increasing.
“We
might even buy electricity from neighbouring countries,” he said.
The Western
Cape lacks a readily available coal resource base, but other avenues have been identified
to meet the region’s energy needs. “These include wind energy, natural gas,
solar energy, biomass and biofuels, nuclear energy and wave energy. However, renewable
energies will never be sufficient to be relied on as a single source,” Coetzee said.
“It is sufficient as a top-up capacity to make up the shortfall. If more people were
to invest in solar water heaters, the peak demand for electricity would immediately drop
significantly. It can save up to 40% of a household’s electricity bill,” he
said.
Munitech to
finish up the Creek site deal
Buffalo City
has appointed Munitech to project manage, design and administer the closure of the Second
Creek site in East London and the NU2 site in Mdantsane. Munitech, part of the B & A
Group, provides consulting and contracting services related to the management, maintenance
and operation of infrastructure and other municipal facilities.
Closing down
the waste disposal sites forms a part of the waste management plan for Buffalo City.
“Closure of these sites will coincide with the commissioning and opening of the new
regional waste disposal site being developed by Buffalo City at Round Hill, adjacent to
the N2 between East London and King Williams
Town. Work
on the preliminary design and permit application components of the project is well
advanced,” says Sean Nel, branch manager of Munitech East London.
Mabudafhasi
awards blue flag status to 20 South African beaches
The Deputy
Minister of Environmental Affairs and Tourism, Rejoice Mabudafhasi awarded Blue Flag
status to beaches at the annual Blue Flag ceremony on October 17, 2005.
The
ceremony, held at Kelly’s Beach, Port Alfred in the Eastern Cape, honoured the
following beaches:
•
Umhlanga Rocks Main
Beach;
•
South Beach, Durban;
•
Anstey’s Beach on
the Bluff near Durban;
•
Bay of Plenty, Durban;
•
Addington Beach;
•
Gonubie Beach, East
London;
•
Kelly’s Beach,
Port Alfred;
•
Wells Estate, Port
Elizabeth;
•
Humewood, Port
Elizabeth;
•
Dolphin Beach, Jeffrey’s
Bay;
•
Lappiesbaai Beach,
Stilbaai;
•
Grotto Beach,
Hermanus;
•
Bikini Beach, Gordons
Bay;
•
Mnandi Beach,
Strandfontein and Clifton 4th Beach, Cape Town.
The
international annual award is given to beaches that meet excellence in the areas of
safety, amenities, cleanliness and environmental standards.
The Blue
Flag campaign is one of the flagship programmes implemented by the department under the
Coast Care programme, an initiative to implement the White Paper for Sustainable Coastal
Development. The campaign was officially launched in South Africa in October 2001.
Reflecting
on the success of the campaign the deputy minister said: “I am proud to announce that
for the 2005/6 season, we will have 34 beaches participating in the campaign. In October
2001, we had three full status beaches and a handful of pilot beaches”.
The
following beaches have been given conditional Blue Flag status pending the results of
water quality testing:
•
Hibberdene Beach,
South Coast, KwaZulu-Natal;
•
Lucien Beach, South
Coast, KwaZulu-Natal;
•
Uvongo, South Coast,
KwaZulu-Natal;
•
Ramsgate, South Coast,
KwaZulu-Natal;
•
Marina/San Lameer
Beach, South Coast, KwaZulu-Natal.
Green Inc reaches
double digits
The South African Local Government Association (Salga) has launched a policy
guideline to enable municipalities to provide low-income target groups with rental houses
with the option to buy over the years.
Dubbed the
Municipal Social Housing Toolkit, the booklet will provide information on municipal social
housing and the social housing sector as well as provide a framework to assist
municipalities to write social housing policies.
Graham
Richard, Salga executive director of governance, inter-governmental relations and
municipal services, said that the policy was targeting people who earned between R1 500
and R7000 a month.
Richard said
that the “toolkit” would allow for municipalities to work with social housing
institutions and section 21 companies to access national government loans at low interest
to develop social housing.
Richard
added that beneficiaries would rent the houses with the option to buy after five years.
Another benefit for beneficiaries was that over the years they would be able to approach
banks with their credit record from renting the houses, thus apply for housing loans and
enter the formal housing market.
Educating
children in environmental issues
Suppliers of
construction related materials, Holcim South Africa, sponsor paints, crayons, glitter,
card and paper to the Two Oceans Aquarium on the Waterfront in Cape Town in order to aid
in educating children in environmental issues.
The Holcim
Activity Centre is in place to reinforce the commitment to participating in environmental
issues, which is hopefully activated by a visit to the aquarium. To underpin this initial
contact, the Holcim Activity Centre allows children (and their parents and teachers) to
re-create the aquarium experience in the form of drawing and painting, encouraging
innovation and enabling a sense of personal achievement and pride.
Gill Victor,
responsible for corporate development at the Two Oceans Aquarium, says: “The Holcim
Activity Centre is central to the philosophy of our aquarium. It provides a unique
solution to fostering creativity around environmental issues in an age where electronic
entertainment is increasingly pervasive. And, positive environmental experiences in
childhood are vital in the creation of environmentally conscious adults.”
Dr Brian La Trobe
flies SA flag high
On 9 November 2005, Dr Brian La Trobe of Enviro Options was awarded the first prize in the
Environmental category at the international awards gala dinner for the 2005 Tech Museums
Awards Laureates. The dinner, held in San Jose, California, honoured the 25 laureates,
whose names were announced on September 20, 2005 by the Tech Museum of Innovation. Leaders
from Silicon Valley, the United Nations and other programme partners joined together to
honour all 25 Laureates.
Dr La Trobe
was named a Laureate for the Intel Environment Award for his research and development,
through Enviro Options, of a dry sanitation system in the early 1980s. The Enviro Loo
sanitation technology, which is driven by radiant heat and wind power, does not use water
and requires no other chemicals. It does not pollute ground water, as the solid human
waste is stabilized with the aid of aerobic bacteria.
The liquid
is either evaporated or diverted out of the system for use as a safe plant fertilizer.
Consol on the
podium
Glass
packaging manufacturer Consol Glass recently received the National Association for Clean
Air (NACA) Industrial Award for Outstanding Contribution at the NACA conference held in
the Western Cape.
According to
Grant Ravencroft, co-chairperson of the NACA, Consol was awarded the outstanding
contribution award because it has “accepted its environmental responsibility and has
proved itself to be a good corporate citizen and neighbour”.
150 year old
capital city to get facelift
ReKgabisa
Tshwane is a part of the Tshwane Inner City Project (TICP). The programme, which has been
put in place to aid in creating a better working environment in South Africa’s
capital city, was officially launched at the South African Reserve Bank in Tshwane on 10
November 2005.
An
initiative headed by a steering committee consisting of the Department of Public works and
the Department of Public Service and Administration, in conjunction with the City of
Tshwane Metropolitan Municipality, the ReKgabisa Tshwane is the portion of the TICP
established to focus on the improvement of the physical working environment in Tshwane,
with specific emphasis on national government headquarters.
Other
stakeholders involved in the project include: the National Treasury, Gauteng Provincial
Government and agencies such as Blue IQ.
Agencies to
be consulted include: Government employees; potential private sector partners, such as BEE
companies, SMMEs, property developers and financers; the media and the general public.
The bulk of
the physical work on restoring and renovating government buildings in and around Tshwane
will take place from 2008 to 2010, with the completion date set for 2014. The overall aim
of ReKgabisa Tshwane is to improve the current governmental department facilities and
create a one-stop-shop governmental centre. All the departments will be located relatively
close to one another, forming a more cohesive government structure in and around the
capital city.
Whether or
not the improvement to government buildings will strengthen and maintain the country as a
whole remains to be seen, but positive results 10 years after implementation have been
promised. To date, the spatial development framework has been completed.
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INSPIRATION
Celebrating sustainability
To
make sustainable development a reality, it is essential that ordinary citizens are
well-informed and inspired.
Symbolism
and inspiration are two often neglected, but very important aspects of cities and urban
development. According to well-known Australian commentator Leonie Sandercock we, as
custodians and managers of the urban environment, have the responsibility to invent new
forms of enchantment within the built environment.
A recently
unveiled mural in Khayelitsha has the potential to inspire city dwellers.
The City of
Cape Town linked up with the Mural Global project, which has as its aim creating awareness
with regard to sustainable development issues. The concept of sustainability is
complicated and sometimes even elusive and it is an inspirational idea to communicate the
essence of the concept in a visual format. Being located at a prominent place in the buzz
of public activity will hopefully increase the impact by conveying the message to more
people.
The project
is supported by UNESCO and various murals have been painted all over the world. The City
of Cape Town has a partnership with Aachen in Germany and Thulani Shuku and Dhatini
Mzayiya from Khayelitsha teamed up with Uta Gobel-Gross and Michaela Frank from Aachen to
paint the mural. The mural is about 26 m wide and faces onto Spine Road, one of the main
entrances into Khayelitsha.
At the
unveiling of the mural on 23 October 2005, Councillor Themba Sikhutshwa, Mayoral Committee
Member for Planning and Environment said: “This mural is a symbol of partnership and
of working together to make a brighter future for all Capetonians.”
-----
INSULT
Johannesburg’s steel and canvas
beasts
Everywhere
we look we are confronted by advertising, people trying to sell us a hundred things we don’t
really want or need. You want to tear your hair out when your favourite TV show is
interrupted by five minutes of adverts and you spend money on a magazine only to discover
it is filled with advert after advert. But these are escapable, switch off the TV, close
the magazine, but if you live in Johannesburg do not look out of the window! Because now,
as if to add insult to injury, our views are being obstructed with billboards and our
trees are being chopped down to make space for steel and canvas eyesores.
Some of the
outdoor advertising is so monstrous 100-year old trees are cowering in the shadows of
these beasts. Famously regarded as the world’s largest man made forest Johannesburg
has areas that are undeniably beautiful, with tree-lined streets and greenery as far as
the eye can see… well this used to be the case. These same areas are becoming
advertising nightmares, if trees aren’t cut down they are blocked from sight by
skinny models, expensive products and popular TV shows.
It cannot be
denied that advertising is inescapable, it has become a part of our culture, but does it
need to intrude every aspect of our lives? Advertising is important; every company is
guilty of invading our lives through advertising at some stage. However, is it acceptable
to cut down trees and clear open areas in order to put up these excessively oversized
adverts and can it be justified?
Has the
sheer size and number of outdoor advertising not gotten just a little bit out of hand?
There are obviously a few decision makers who are reaping the financial rewards, who are
they and why are ordinary citizens not given a say in where and how these beasts are
constructed?
There are
certainly areas which are appropriate for such advertising, areas which would not be
intrusive and invasive to Johannesburg’s citizens. However, these billboards are
slowly sneaking into residential areas where they are intrusive and often inappropriately
positioned – the reasoning for this can surely only be financial greed.
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PLANNING PERSONALITY
Leaving a legacy
Glen
Gallagher, a founding member of GAPP Architects and Urban Designers has, after 32 years
with the company, decided to broaden his horizons and retire as a full-time member. Engela
Meyer talked to him about his career, his future and architecture in general.
On November
1, 2005 GAPP Architects and Urban Designers hosted a farewell cocktail function at the
Park Hyatt Johannesburg in Rosebank. Barry Senior and Erky Wood, two of Glen Gallagher’s
partners shared some memories with colleagues and friends. Erky quoted Glen as saying:
“Architecture is giving the client exactly what he or she wanted, but in ways that
they would never have imagined possible.”
Engela Meyer (EM): Tell me
about your education and influences.
Glen Gallagher (GG): I studied architecture at Wits. Prof Mallows and Prof
Fassler were among my lecturers. Mallows was an inspirational teacher and he had a strong
influence on me. He was my critic for my thesis in my final year.
I then went
travelling in Europe with two other students of which one was also an architect. I ended
up in London where I worked for Dennis Lennon and Partners.
It was a
small company of architects that was very much focused on interior design.
I learnt a
lot from Lennon, he was a very talented man. He would, for instance do a three-dimensional
watercolour perspective of a design in front of his client. He would then come into the
drawing office and he would put the perspective down – it still had pools of water on
it – and he would say: “See if you can get this up”.
After
working in London for two years – 1959 and 1960 – I left for the United States
and went to work in New York City for an architect by the name of Tabler, who specialised
in five star hotels all over the world. One of the hotels I worked on was the 2 000-bed
New York Hilton, which is part of the Rockefeller Centre.
My job was
to look after the first floor, which had a huge ballroom. I also had to design a sculpture
garden on the roof of the hotel. The client was David Rockefeller. What I still feel quite
proud about is that he turned the sculpture garden- idea down because he said it was too
expensive! If it was too expensive for the Rockefellers, you can imagine how offbeat I
was! I worked in New York for a year.
Both London
and New York were vibrant places and we attended many lectures on architecture and art.
One evening I attended a lecture by Louis Kahn. I decided at that lecture that I had to go
and study with this man. I made a few calls back home to get examples of my work so that I
could apply to the University of Pennsylvania, where Kahn lectured at that point in time.
I was a very average student at Wits, but somehow, they accepted me at Penn. There were
about 250 applicants, of whom they selected 24 and I was fortunate to be one of them.
Other South Africans that went to Penn the year before or after me were Willie Meyer and
Francois Pienaar of Meyer Pienaar Architects. Roelof Uytenbogaardt also studied there.
Kahn once told to me that Roelof was the best student ever to have graduated from Penn. I
did a Masters’ degree in architecture, which took a year. Penn was a vibrant place.
In addition to Louis Kahn, we had classes with David Crane and Ian McHarg. Bob Venturi was
a junior lecturer.
I learnt
more in that year than what I’ve learnt in any other year of my life.
Kahn was an
unbelievable teacher, an unbelievable architect and a phenomenal human being. He was a
philosopher, a poet and he had an incredibly deep understanding of architecture. He is
unquestionably one of the giants of 20th century architecture.
EM:Then you returned to
South Africa?
GG: Yes, after five years I returned to South Africa. There was little work at
the time. I did some work for Prof Fassler of Wits and then Willie Meyer invited me to
join the firm he was working at as a partner.
We
eventually broke away from the firm, practicing independently, but sharing staff and
offices in Parktown. Willie then got the appointment to design the Rand Afrikaans
University and we went our separate ways.
Eventually I
went into partnership with Aspoas, Poplak and Senior and we became known as GAPS. During
our involvement with the Victoria & Alfred Waterfront we worked with Prinsloo Parker
in Cape Town, by which time Aspoas and Poplak were no longer in the picture and because we
had such a good working relationship with the Cape Town firm we decided to become one
firm, called GAPP.
EM:Which of the projects
that you were involved in would you identify as highlights of your career?
GG: It is difficult to identify highlights, but I will tell you about some of
the major projects in which I was involved. Many years ago we did a development called
Sanlam Park, opposite the Pick ‘n Pay in Orchards, Johannesburg. It was the first
low-rise, high density housing scheme in South
Africa. At
the time it was heavily criticised. I remember one politician saying “we will never
allow this again, you are building Soweto in the northern suburbs”.
We built it
and got an award of merit for it! It is still there, but it is not called Sanlam Park
anymore.
One of the
major projects that GAPP was involved in was the V&A Waterfront in Cape Town. We were
the leaders of the core team, responsible for the urban design of the waterfront. We spent
many years working on the Waterfront. In fact we are still involved.
Another
project that I will remember is the domestic terminal at the Johannesburg International
Airport. We did it with TPC Architects and it was a major challenge.
A project I
am involved in at the moment is called the Aurora apartments in Umhlanga, Durban. Erky
Wood did the urban design framework surrounding Gateway Shopping Centre. To the east of
Gateway, we are building apartments.
What is
commendable about this is that it really responds to the urban design framework.
With
walk-ups, it is a pedestrian friendly development with contemporary architecture. GAPP is
strong in both urban design and architecture. It is important to work together. The urban
design framework should allow for a thousand designers.
We also did
the Park Hyatt Hotel in Rosebank, Johannesburg. I think the design also responds to the
urban environment.
It was
heavily criticised by the lay media (they said it looked like a jail) and praised by the
architectural and planning media. But I think it is more and more appreciated now.
We also did
the design for the De Beers headquarters south of Johannesburg. I think it is a very good
building, but it is difficult for people to get in there because of the tight security.
Sandton
Square, which is now called Nelson Mandela Square, was another project that I was involved
in with Barry Senior, Erky Wood and Francois Pienaar of Meyer Pienaar. The Sandton council
had a proposal to put up a big shopping centre, which they were going to connect to
Sandton City. One of the councillors, Schalk Visser, was passionate that it should not be
only a shopping centre, that it should be better than that. Pienaar led the project for
the three buildings around the square. GAPP designed the other building, the library. The
library, a contemporary building, was actually constructed first and was followed by 16th
century neo-renaissance buildings that look completely different. I think that the square
really works.
EM:Why does the Nelson
Mandela Square work?
GG: First of all it is attached to Sandton City, which ensures a constant flow
of people. The buildings around the square are about four to five storeys high. Many
people in South Africa are of the opinion that if you design a square, you should keep the
height of the buildings down. A lot of people think you need to keep it at two floors to
ensure a human scale. We realized that Europe’s famous squares, like Piazza del Campo
in Siena, Italy, are usually enclosed by buildings with more than two storeys. These
buildings actually contain the space and you get the feeling of an outside room - a room
in the city. In a shopping centre you do not see daylight.
The
developer of Nelson Mandela Square wanted desperately to cover the square with a glass
roof or something.
Fortunately
he could not afford it! I think man has an affinity for a square. We need to design cities
that are friendly to cars (which they are), but also friendly to pedestrians.
The design
of a square or any public space is also about embracing complexity.
Complexity
of use makes for places. Around Nelson Mandela Square you have a variety of uses including
shops, offices, hotel and flats, which all contribute to the functioning of the square.
EM:A number of public
architecture projects are underway in South Africa. Do you think we are on the right
track?
GG: There are very good architects in South Africa. The Convention Centre in
Cape Town is a good example of public architecture. However, I am not sure whether it
makes a contribution to the city of Cape Town. The V&A Waterfront definitely makes a
contribution from an urban design point, although I do not think that it has any great
architecture. A lot of the architecture is Victorian or neo-Victorian or Georgian.
GAPP did two
of the hotels at the Waterfront, of which one was the Commodore. The developer of the
V&A wanted us to build a Victorian Hotel. We are very averse of doing pastiche
architecture.
We do
contemporary architecture and do not try to emulate and inflate what was done in the past.
Although it was sometimes difficult, we stuck to our guns.
We got a lot
of criticism at some point, because there was a time when all office parks were
neo-classical and no one wanted a modern office park. GAPP did the urban design framework
at the office park near Umhlanga’s Gateway, which set the parameters, specifically
stating that you can’t construct a building that is a historic copy, all new
buildings had to be contemporary.
That office
park today is probably the most popular in KwaZulu-Natal and shows that developers are
again prepared to build modern architecture. I would like to believe that we made a
difference in this regard.
The concept
of modern architecture is difficult. I would like to look for an architecture that is
modern, but it has to respond to its environment. In Europe they had a lot of success with
combining the old and the new. My idea of good architecture is where a building quietly
fit into its surroundings.
When you go
into the building there are spaces and good lighting. It is all about applying good design
principles.
As I said,
Kahn’s work influenced my thinking about architecture. He did not follow modern
architecture and yet he was an absolute modernist.
He
discovered the qualities of historic architecture and he related it to the present day.
Many of the spaces created that have a wonderful character is based on the principles of
historic architecture, but it is not historic architecture.
The
principles included aspects such as letting light in, designing for space and allowing
expression of materials. Kahn never tried to imitate. He propagated an architecture that
is “of its time”.
Good
architects are few and far between. All of us in architecture know who those architects
are.
EM:What are you going to
do now?
GG: In terms of architecture, I do not think I will ever close myself off
totally. What I would like to do now is to work on one or two small buildings where I have
my finger on every single detail.
I am going
to regain my health. I want to travel. I plan to read more, go to more concerts.
I am also
going to write a book about architecture and making the connections.
And I am
going to help my daughter who has a practice in Cape Town, maybe I will become her
draughtsman!
-----
BATTLE OF THE ‘BURBS
Tshwane: Beirut (Mabopane) v Lotus
Gardens X2
For
this edition’s battle of the ‘burbs Annemarie Loots visited two lowincome
residential areas in Tshwane. The comparison between Beirut and Lotus Gardens X2 proved to
be insightful as to the possibilities that exist for low-income housing developments.
The
provision of housing is one of the biggest challenges faced by the government of South
Africa. In a statement issued by the Department of Housing on October 13, 2005, the
government “is currently building low cost housing at a rate of 200 000 houses per
annum, with a backlog of 2,4-million units. Given current housing trends, in 10 years, if
government continues building houses at this rate, the country will be facing the same
backlog it is sitting with today and would not achieve its Millennium Development Goal of
eradicating informal settlements by 2014.” Speeding up delivery is thus a major
issue. Yet, the provision of formal housing is more than the mere construction of houses.
It is about creating liveable, vibrant and sustainable environments to formally house
communities.
When housing
delivery is considered in this light, the focus changes from a mere construction problem
to a design problem.
This
challenge includes both the design of settlements and the design of houses. This is also a
critical component when we talk about sustainable development. In the keynote address at
the Sustainable Built Environment Conference in 2002, the then Minister of Housing, Sankie
Mthembi- Mahanyele, stated that “sustainable development is not merely development
that can be sustained, but rather the kind of development we need to pursue in order to
achieve the state of sustainability”. On the road towards sustainability, she
highlighted the following concerns:
Many
subsidised housing projects have been and are still being developed on the periphery of
cities. This re-enforces the urban form established in the Apartheid era.
The quality
of housing that has been delivered over the last few years is not always desirable.
Quality is determined in terms of the size, construction and design of units.
The quality
of the public realm is often not attended to in the process of providing houses.
There is a
general lack of adequate design input into the design of houses and the settlement layout.
Although housing densities are generally low, huge discrepancies exist in some cases
between housing density and population density. There is little experimentation with new
house forms, different housing typologies, and alternative building methods.
She
consequently called for major shifts in housing policies and programmes.
These
include a shift in focus from the mere provision of shelter to building habitable and
sustainable settlements and communities; and a shift in emphasis on the quantity of units
to the quality of new housing stock and living environments.
The
abovementioned provides the premise for evaluating low-income housing areas.
Two suburbs
in the city of Tshwane are hence discussed, namely Beirut and Lotus Gardens X2.
Beirut
Beirut is a township situated in the northern part of the City of Tshwane,
approximately 40,5 km from the centre. It lies between the more formal area of Mabopane to
the west and the vast expanse of informal settlements on the Winterveld Agricultural
Holdings to the east and north. Beirut was established and constructed in 1986 as a
fully-serviced township by the former Bophuthatswana government. The average erf size is
approximately 280 m², with the smallest erf being 153 m². It is difficult to determine
the exact density without detailed information, but it is estimated to be in excess of 50
dwelling units/ha. The development boasts a healthy mix of single, detached houses as well
as double storey attached apartments. House design and settlement design are complementing
each other to form a unique spatial structure for the area.
Lotus Gardens X2
Lotus Gardens X2 is a township situated in the western part of the City of
Tshwane, approximately 12,5 km from the centre. It lies just to the north of the
traditionally black area of Atteridgeville.
The township
was established on provincial land in terms of the Less Formal Township Establishment Act
(Act 113 of 1991). The layout was done by Maluleke Luthuli & Associates, while the
houses were built by the development company Gamont Development appointed by the Gauteng
Province. 4 000 houses were handed over by the Gauteng Housing MEC, Paul Mashatile, during
a high profile ceremony on October 13, 2003. The average erf size is approximately 300
m². It has a density of approximately 20 dwelling units/ha and is characterised by the
typical RDP development of one “box” house per stand.
Accessibility
Accessibility has three components. The first refers to ease of access to
public transport that links the suburb with the larger metropolitan area. The second
refers to ease of private vehicular access to the suburb and each individual erf. The last
component refers to the connectivity and ease of access of pedestrians between the suburb
and its direct surrounding environment. Both these suburbs are located on the periphery of
the city – thus complicating accessibility towards the CBD and major work
opportunities.
Beirut: 6
•
Bordered on two sides
by major roads
•
Relatively close to
train station
•
Strong pedestrian
focus with pedestrian access lanes an integral part of the design
Beirut is located approximately 3 km to the west of the main train station in
the north, namely the Mabopane Station. A major street – running east-west almost
through the whole built-up area in the north of Tshwane – is directly bordering the
township. Buses and taxis run on this road. The suburb is also highly accessible for
private vehicles and roads are in a good condition.
Internal
roads are relatively narrow, with two cars having to pass each other very slowly. However,
this does not seem to be a problem as roads are relatively short and vehicles are limited.
Pedestrian permeability is very good due to the small blocks. Where they become too long,
blocks are split in half with pedestrian access routes. Pedestrian access routes also
provide easy access to all major streets at regular intervals, with access points never
more than 120 m apart.
Lotus Gardens X2: 5
•
Major route runs
through suburb
•
Relatively close to
train station
•
One road access over
highway
Design focused on vehicular movement, with pedestrian lanes created almost as an
afterthought Lotus Gardens X2 is located approximately 2 km to the north of the
Atteridgeville Station. Due to the suburb being situated adjacent to the N4 highway, it
has only one road access to the major street (Church Street West) connecting it to the
rest of the city. Internally, pedestrian access is relatively easy due to the permeability
of the layout. However, pedestrian access is limited to the major streets. Due to
engineering standards for entrances and access on certain roads, long stretches (even as
long as 400 m) of potentially impenetrable areas occur.
Urban morphology
Morphology refers to the physical urban structure and form of the city. The
layout as a two-dimensional structuring element is established first. Through the
construction of buildings and planting of trees, the three-dimensional spatial character
is then created.
Beirut: 8
•
Curvilinear layout
with pedestrian access lanes
•
Buildings placed to
define street space
•
No high boundary walls
The two-dimensional layout has a curvilinear pattern. One of the biggest disadvantages of
such a layout is, however, the inconvenience it causes for pedestrians. Pedestrian access
lanes were provided as an integral part of the design concept to address this. Blocks are
relatively small. Due to the placement of buildings, they provide street enclosure and
create a strong sense of three-dimensional street space. Large trees also contribute to
spatial definition of the street. The building design further responds positively to the
street corners and thus creates a well defined space and sense of place on corners.
Lotus Gardens X2: 5
•
Rectilinear layout
with superblocks and internal cul de sacs
•
Buildings have no
relation to street and do not support the creation of three-dimensional street space
Due to the basic rectilinear shape of the blocks, the area has good permeability. However,
the superblocks with internal cul de sacs result in relatively large blocks (180 m x 120
m). Pedestrian access lanes are provided almost as an afterthought to connect to the major
arterial roads. Buildings do not contribute towards the creation of a three-dimensional
street space. There are also no street trees. The public space is thus not defined or
enclosed and seems to “disappear” as a space and remains perceived as a
two-dimensional sheet. The only elements suggesting any sense of three-dimensionality are
the electricity poles at regular intervals along the streets. These are, however not
enough to provide enclosure and an awareness of space.
Visual qualities
Visual qualities refer to the character as experienced through our visual
senses when exploring an area. It has mainly three components.
The first
component is the architectural qualities of the area. The second is the spatial qualities,
with specific reference to the quality of the public domain. Lastly is the quality of the
interface (as transition) between the public and the private domain.
Beiruit: 9
•
Charming character
with distinctive architecture
•
Well-designed
interface between public and private
•
Human scale public
domain
•
Street trees
Beirut has a charming character, quite uncommon for low-income areas in South Africa. The
building design contributes to the creation of a strong sense of place with interesting
forms and colours characterising the area. Building design is creative and well thought
through in terms of spatial organisation (entrance definition, privacy, etc) and detail
furnishings. Although all erven have vehicular access, streets are relatively narrow. This
renders the public domain with a human scale. Street space is well defined by street trees
and houses built on the street. In the main street, double storey buildings accommodating
two or more dwelling units, make the area more legible. Although the public domain is not
exceptionally well cared for, this is not so noticeable due to a few large trees
dominating the street space, the human scale of the public domain and the strong visual
emphasis on houses lining the streets. A good interface as gradual spatial transition
between the public and the private domain is created in an order consisting of street
trees, well-designed building entrances and covered porches with built-in benches, and
then the front door. Balconies on the second storey also assist in creating contact with
and ensuring spontaneous surveillance of the street.
Privacy is
ensured through good building design.
Lotus Gardens X2:4
•
Monotonous
architecture
•
No gradual transition
between public and private – you are either inside or outside
•
Public domain designed
primarily for motor car
Lotus Gardens is characterised by monotony with “box” houses all looking the
same and similarly placed on erven.
Houses are
shaded in earthy colours, already providing an improvement on the grey bricks used in some
other areas. Yet, no creativity in terms of the design of buildings was applied. The
public domain is not well (or at all) cared for. There are no trees or sidewalks.
This is
visually more noticeable as there are no buildings with direct relationship to the street
that could draw the eye away from the “miserable” public space. In terms of the
public-private interface, no gradual transition exists.
One is
either inside or outside the house and passers-by can easily look into a house when the
door is open. This already led to owners starting to build boundary walls to demarcate
their property and enhance their privacy. The interface is thus extended from the house
through the front door to the boundary wall through the front gate. It does, however, stay
a harsh line with no gradual transitional qualities.
Sense of community
A sense of community and belonging is experienced through three components. The
first is when the public domain is used by the inhabitants.
Secondly is
the sense that residents seem to care for their properties through maintenance or
alterations. A strong sense of pride and ownership could be experienced when a place has a
strong sense of community. Lastly, people do not cut themselves off behind high walls, but
connect to neighbours and passers-by in the street, thus contributing to enhanced security
through informal surveillance of the area.
Beirut: 9
•
Lively streets
•
Informal surveillance
of the street
•
Good maintenance by
owners
•
Strong sense of
community
The streets in Beirut are very lively with children playing in the street. Many people
also sit on their porches, chatting to each other or to their next-door neighbours.
Although there are a few dilapidated buildings, houses are, in general, well maintained.
Houses are newly painted and attention is given to detail decorations such as pot plants.
Gardens are also established and well maintained. As privacy is ensured through good
building design, the need to construct boundary walls (of which only a few exist in the
area and are mainly palisade fences) is reduced and the sense of community is increased.
Informal surveillance of the street thus takes place spontaneously, resulting in enhanced
security of the area. When walking down the street, people also stop to ask strangers
their reason for visiting the area.
Lotus Gardens X2: 6
•
Residents start
building boundary walls in the front properties
•
Residents confined to
their private properties
•
People started to
adapt and transform their properties – take ownership
The streets are not very lively, with most people confined to their houses or
erven. Although the area does not have a strong sense of community, a strong sense of
pride and ownership is experienced. In a short space of time residents started to take
ownership of the area by creating gardens and making alterations to their houses. Due to
the lack of privacy in the house design, high boundary walls are already becoming
prevalent everywhere. Privacy is compromised when no walls exist, while a sense of
community is compromised with the existence of walls. Although boundary walls are also
seen as a means for enhanced security on the erf, the prevalence of high walls inevitably
reduces the sense of community and also safety in the street.
Conclusion
Beirut has the qualities of a vibrant and charming suburb contributing towards
a unique sense of place. In terms of the aspects that were analysed, it received 32 points
(out of a possible 40).
On the other
hand, Lotus Gardens X2 has a monotonous layout, monotonous house design and a dreary
public environment. It has no unique qualities differentiating it from other similar
suburbs. It received a total of 20 points.
One might
argue that comparison of the two suburbs is skewed due to the huge difference in age.
Townships tend to develop a sense of maturity over time. This is especially true when
residents take ownership of the area and start to adapt and transform it into a suburb
with a unique character. The difference is already very visible in Lotus Gardens X2 when
it is compared now against the time of its inception a few years ago. Yet, it is believed
that the difference in ambience is not only the result of time. It is argued that the
biggest difference lies in the quality of the public environment and its relationship with
adjacent private developments. Although both areas seem to have the same level of
maintenance, Beirut definitely leaves the visitor with a more positive experience. The
streets have a human scale, as well as a sense of definition and enclosure through the
placement of houses and street trees. On the other hand, Lotus Gardens X2 has a sense of
three-dimensional space.
-----
TREE OF THE ISSUE
Buddleja sligna willd -
the Common Bastard Olive Tree
This month’s
tree of the issue has been selected by the curator of the Free State National Botanical
Garden, Mr Mashudu Peter Gavhi. The Buddleja saligna, or, in common terms, the Bastard
Olive Tree, is suitable for a small garden, is durable and produces beautiful white to
cream-coloured honey scented flowers.
The Buddleja
saligna is a member of the Buddlejaceae (Loganiaceae) family, which is common throughout
the warmer parts of Africa, Asia, North and South America. The genus, named after the Rev.
Adam Buddle (1660-1715), an amateur botanist who built up a herbarium of British plants,
is, in South Africa, represented by seven indigenous species, mostly shrubs and small
trees, with flowers and growth forms that make them common garden plants.
Buddleja
saligna, is a shrub or small tree with greyish green leaves and drooping branches; it can
reach heights of 2 - 7 m. This evergreen shrub, or small tree, often occurs on dry
hillsides, in bushveld or grassland and sometimes on the edge of forest in wooded ravines.
It is the most widespread of our indigenous Buddlejas and is found in almost all provinces
of South Africa, although it does not occur widely in the Northern Cape.
The Buddleja
saligna white to cream-coloured, honey-scented
flowers, are borne from August to January. The flowers are followed by the pale yellowish
brown ovoid capsules (fruit) from September to March. The wood is hardy, tough, heavy and
durable and it is often used for fencing posts, shafts of assegais and fishing rods; small
pieces of furniture can also be made from it.
This is an
attractive garden plant commonly used in different landscaping designs such as hedges, for
screening or as a windbreak and it makes a good waterwise gardening subject. It can also
be used as a focal point in the garden as the flowers are really eye-catching.
This hardy,
frost- and drought-resistant plant grows fast and can be propagated either from seed or
cuttings. It is easy to grow in any soil type, but compost should be added for better
results.
This
magnificent small tree is suitable for a small garden and regular pruning will promote the
growth and compact shape of the tree. It is versatile and can be trained as a standard
tree or a multi-stemmed shrub if it has to serve as a hedge.
The species
is not prone to any specific disease, making it ideal to be used anywhere in the garden,
even in a container.
The nectar
and fragrance of the flowers attract insects such as bees, beetles, moths and even
butterflies. In turn, the insects attract insect-eating birds. All this adds to the
diversity of life in your garden.
References are available on request.
-----
The search for sustainable construction
The
Holcim Foundation awards sustainable responses to the challenges affecting building and
construction.
Through the
Holcim Awards for Sustainable Construction the Holcim Foundation awards and encourages
sustainable responses to the technological, environmental, socio-economic and cultural
issues affecting building and construction. Engela Meyer reports on the aim and nature of
the awards and profiles the three submissions from the Africa Middle East region that will
go on to compete in the world finals.
Many
approaches have been proposed to improve sustainability on our planet. The Holcim
Foundation believes that reinforcing public awareness and encouraging innovative thinking
and practice might make a contribution to sustainability. Subsequently the foundation
decided to launch a worldwide competition through which truly sustainable projects could
be recognised and acknowledged.
Holcim, a
prominent supplier of cement, aggregates, concrete, and construction-related services
launched the Holcim Foundation for Sustainable Construction in 2003. The Holcim Foundation
is supported by Holcim but is independent of its commercial interests. Among others, the
foundation aims to promote best practice, pioneer fresh solutions and inspire architects
and engineers, planners, developers and contractors to adopt new, sustainable parameters
for all their building projects.
What is sustainable
construction?
The quicksilver nature of the concept of sustainability makes a competition
(and the aims of an organisation/foundation) such as this one complicated. How do you
measure sustainability? How do you compare projects from different disciplines with each
other? What is the weight that should be allocated to the various criteria elements?
The Holcim
Foundation argues that architectural excellence and enhanced quality of life are integral
parts of sustainable construction.
It also
calls for radically different approaches within the construction industry. The foundation
and its partner universities identified a set of five target issues (see table overleaf)
for sustainable construction, which serve as a basis for the adjudication process.
The competition
According to Prof Daniel Irurah of the University of the Witwatersrand, who
served as head of the jury for the Africa Middle East region, winning projects had to
measure up relatively well on all of the identified target issues.
The
competition runs in a cycle of three years and the prize money totals US$2-million. The
current competition cycle was launched in the last quarter of 2004 and will be completed
in 2006.
One
objective of the competition is to progressively generate a worldwide community of
recognised practitioners of excellence in sustainable construction. The Holcim Awards are
divided into five geographic regions: Europe, North America, Latin America, Africa Middle
East, and Asia Pacific. Over 1 500 projects from 118 countries were submitted. The three
best projects from each region will participate in the global awards competition to be
held in April 2006 in Bangkok, Thailand.
The Africa Middle East
region
At an awards ceremony for the Africa Middle East region held on October 14,
2005 in Johannesburg, a total of US$220 000 in prize money was presented to the best
submissions.
The
competition attracted interest in the region of Africa Middle East from more countries
than any other region of the competition, with more than 140 entries from 34 countries
spanning from Iran to South Africa. Entries ranged from innovative materials and
construction elements to sustainable concepts for large buildings and urban development
plans. After an extensive adjudication process three winning projects were identified. The
gold award went to a Moroccan design for an artisan training centre, while South African
entries were awarded silver and bronze for the upgrade of a caravan site and the
establishment of an environmental centre respectively.
Kickstarting
sustainable community development
Project: Tsoga Environmental Centre and Local
Sustainability Catalyst, Cape Town, South Africa
Winner: Alastair Francis Rendall, architect and urban designer.
Organisation: ARG Design, Cape Town, South Africa
Award: Bronze
The project
Tsoga is a community-based environmental education agency that works with
the local community in Langa to address poverty, unemployment and the environment in a
degraded urban context of an apartheid township. The project challenges the meaning and
making of a sustainable building. The design and construction of the building is used as a
generative process to create jobs, improve environmental comfort and nutrition, while at
the same time responding to local knowledge of building systems and in particular recycling and greening.
According to
Alastair Rendall the underlying idea is that homes should be used as resource generators
and through the Tsoga centre design and construction, a systematic approach is illustrated
that could be copied by locals in their own homes. A palette of materials can be grown in
the community (poles, latte, reeds) and accessible demolition waste (cleaned bricks,
cementitious waste, scrap metal) informs the form and structure of the building.
The verdict
According to the jury the work is worthy of distinction in that it
convincingly calls for a vision of community self-sufficiency. Most notable is the effort
to catalyse sustainable livelihood in the region. Fostering environmental stewardship, the
project is intended to serve as a specimen case study in ecologically sound construction
practices for the region, especially in terms of tectonic principles and material choices
that are responsive to socio-economic needs of a vulnerable culture.
The project
is also significant in that it promotes the creation of new jobs and skills transfer
throughout the local population, thereby empowering the community’s decision-making
capacities to improve the quality of life. Contextually, the selection of indigenous
materials as well as strategies for addressing passive thermal control and day lighting
have yielded a design which can be constructed, operated, and maintained by the community
with minimal external, technical interventions. Provisions for water conservation, waste
facilitation, as well as rainwater harvesting are among other outstanding achievements of
a scheme that promises to greatly enhance the vitality of local culture and the
environment.
Five target issues for
sustainable construction
Quantum change and transferability
The project must demonstrate innovation at the forefront of sustainable
construction: a quantum leap in comparison to conventional approaches. Breakthroughs and
trend-setting techniques must be transferable and applicable to other construction
projects – irrespective of scale.
Ethical
standards and social equity
The project
must meet the highest ethical standards and must support social fairness at all stages of
the construction, from the planning and building process to the long-term impact on the
community’s social fabric.
Ecological quality and energy conservation
The project must demonstrate a sensitive and responsible use and management of
natural resources throughout the construction’s life cycle, including operation and
maintenance.
Long-term
environmental concerns regarding the use of materials or the flow of energy must be an
integral part of the approach.
Economic
performance and compatibility
The project
must prove to be economically feasible. Its funding must promote economy of means and must
be compatible with demands and constraints encountered throughout its life cycle.
Contextual
response and aesthetic impact
The project
must provide evidence of architectural quality within the cultural and physical context.
The construction must have a positive, long-term aesthetic impact on its environment,
showing an innovative and imaginative use of space and form.
Combining traditional
and new technologies
Project:
Caravan Site Upgrade, Nieuwoudtville, South Africa
Winner:
Andrew Raymond Horn, architect.
Organisation: ECO Design Architects & Consultants, Cape Town, South Africa
Award: Silver
Prize money: US$50 000
The project
The architectural brief for this project included the development of a
gatehouse, six chalets and renovations to the existing ablution block at a caravan site in
Nieuwoudtville. The project aims to support the holistic development on the Bokkeveld
Plateau, known as the bulb capital of the world. According to Andy Horn, architect, five
different biomes coincide in the area. Horn says the plan is truly participative and they
kicked off with a week long design charrette.
Locally
available natural materials are used to minimise environmental impacts while at the same
time maximising community involvement and local job creation. Running costs of the caravan
site is minimised through the use of renewable energy and ecological sanitation systems.
Innovative straw-bale building techniques are used for construction.
The project
is to go on site at the beginning of 2006.
The verdict
The jury commended the project for its systematic approach to addressing
the target issues in a non-invasive manner that respects the context in which it is
situated. A well-considered balance is apparently applied between a selection of locally
available materials and construction technology – with straw bale walls, timber
structure and sod-roof as key elements – and new technologies that optimize renewable
energy – vacuum-tube collectors for solar water heating as well as photovoltaic
panels for low-level appliances and lighting. Equally significant is the use of composting
toilets rather than water-based sewerage, thereby providing an opportunity to recycle
greywater following its preliminary treatment through a constructed wetland. It is further
deemed important that the aesthetically subtle and refined solution sponsors broad-based
stakeholder participation in the conservation of “biodiversity hotspots,”
thereby fostering committed involvement from a wide sector of the community to plan their
mutual future.
Nurturing local
knowledge
Project: Design for an artisan training centre
at Tamtarga, in the province of Taroudante near Marrakech, Morocco
Winner: Abdelrhni Fenjiro, architect.
Organisation: Agence d´architecture et d´urbanisme Fenjiro Abdelrhni, Rabat, Morocco
Award: Gold
Prize money: US$100 000
The project
The training centre design forms part of a three-phased design aimed at
nurturing local technical knowledge in an attempt to bring about economic growth. The
project is located in a rural area in a mountainous region of Morocco. There are
approximately 10 000 people living in about 18 villages and the lack of education and
training is a major problem. Phase one of the project comprises the building of a primary
school, while phase two is the artisan training centre where people will be trained in the
ancient arts of making carpets and doing pottery. A third phase of the project includes
the construction of a rural hostel.
The verdict
According to the jury the project earns high distinction for its skillful
engagement with a mountainous region that is isolated due to difficult terrain and lack of
proper roads and communication infrastructure. Although operating in a context with
extremely limited resources, the jury commended the architects for respecting the vibrant
and dynamic culture by adopting a community-driven approach towards the development of
both the functional programme as well as a generation of the design solution. An
appropriate design language is promoted in terms of the designated forms, materials and
construction technology. Decisions seem to be driven by sensitive responses to indigenous
material resources, locally available means of implementation, local competences as well
as aspirations of the native population rather than imposing ideals of the design team. A
high degree of ecological and social sensibility is evident.
The work is
also merited for precision in selecting the site, as is the use of raw earth for
construction that minimises costly structural requirements. Strong partnerships
(especially with the government’s Social Development Agency) also ensure the
feasibility of such an undertaking and hold the promise of greatly improving the overall
quality of life in the area.
Not new, but
a step in the right direction
Although
commendable, to be honest, these types of innovations and sustainable projects are not
new. For a long time a small group of people in the design and construction professions
have been designing and building according to principles of sustainability.
Why is it
still done at a relatively small scale? Why is it not part of the mainstream practice? How
are we going to ensure that it becomes mainstream? How are we going to ensure that not
only minor projects, but also major projects are done in this manner to start changing
perceptions?
The Holcim
Awards might be a step in the right direction. It is a grand and truly global effort and
the Holcim Foundation invested a significant amount of money in it. If given the
appropriate exposure, it might have a significant impact on sustainable construction and
on our future.
It might
also be a good idea for the Foundation to keep monitoring the implementation and
maintenance of the award winning projects, if we are to compile an interactive and
accessible database and network of worldwide best practices and practitioners.
-----
Affordable housing of the future?
How
will Cape Town’s N2 Gateway project deliver on its promises?
Shrouded in
secrecy, the multi-storey blocks of flats being erected in the Cape Flats may be the
answer to the dire living conditions endured by the underprivileged community. Gerald
Garner discusses the pros and cons of Cape Town’s N2 Gateway project.
The area
known as the Cape Flats spans the vast parcel of land between False Bay and Table Bay.
Close to sea level this lowlying area has few natural geographic features and the sandy
environment is prone to harsh winds while the low water table causes many marshlands. In
short the area is not suitable for human settlement.
However,
during the apartheid era coloured and black communities were settled in this inhospitable
location. During the last decade rapid urbanisation has seen large numbers of people
moving into the area, and many of them have settled in informal shacks. Various attempts
have been made to formalise these areas by supplying decent housing and services.
It is the N2
Gateway project, though, which has so far made the biggest promise. Announced by the City
of Cape Town as a fast-track project to eradicate shacks on the Cape Flats by delivering
22 000 houses in record time, the project has been viewed with skepticism ever since it
was first mooted. Due to unforeseen circumstances the project has had somewhat of a false
start with major delays to the initial delivery targets.
First of
these was the discovery that large tracks or land facing the N2 highway near the Cape Town
International Airport was not fit for construction. Apparently the shacks have been built
on top of an erstwhile landfill and it would have been irresponsible to build foundations
on such unstable ground. To overcome this problem alternative land in the Delft area has
been identified and many squatters will eventually be re-housed in that area. To
facilitate this process extensive urban design frameworks have been prepared by a range of
consultants but Urban Green File has received unconfirmed reports that most of these plans
have now been abandoned.
The rumour
is that the plans were simply unaffordable for housing that needs to be built with
standard government housing subsidies.
To a large
extent the N2 Gateway project is shrouded in secrecy with the City of Cape Town not too
keen to discuss the project in public. Some of this is understandable in a climate where
there is so much political pressure on delivery – the last thing the council need is
to further over promise and under deliver!
However, a
demonstration project in the Joe Slovo informal settlement adjacent to Langa gives some
indication of what Cape Town’s affordable housing of the future could look like. This
project has now been incorporated into the N2 Gateway initiative and the first phase,
comprising 720 units, is currently under construction. The next phase of 3 000 units
should go into construction early in 2006.
Urban space making
Significant of this housing project is the emphasis on urban spaces. It is a
departure from the traditional approach to affordable housing where small freestanding
houses are developed on separate plots. In this case, housing units are grouped together
in blocks of apartments which face onto public streets and squares.
The
buildings are also positioned to form internal courtyards – defined by two rows of
apartment blocks linked with service wings that house areas for storage of dustbins,
washing lines and electrical services.
The emphasis
on the spaces between buildings is simply unexpected in the case of affordable housing and
it is this urban design intervention which will probably make this project significant.
Buildings on street edges define spaces while low ‘yard’ walls create subtle
distinctions between public, semi-private and private space.
From a
delivery point of view, the higher density makes it possible to build more units in less
time and on a smaller piece of land.
The
buildings are modular in design and this combined with the use of precast elements such as
floor decks and beams enable the building contractor to meet tight deadlines.
Linking Langa
The urban design solution did not only consider making space within the
development but also the linkage to the surrounding community of Langa. A market square
forms part of phase 1 and the project is adjacent to a community boxing hall. A power line
servitude has been earmarked for urban agriculture.
Pedestrians prioritised
Apart from the increased speed of housing delivery it is the focus on the
public environment which sets this project apart from the many run-of-the-mill housing
developments. At Joe Slovo Phase 1 pedestrians will come first – a radical departure
from the car-dominated approach to urban design. With less emphasis on expensive tarred
road surfaces, this money can be spent on improving the urban environment.
Jac Snyman
of JSAssociates Architects & Urban Designers elaborates: “Joe Slovo Phase 1 at
the N2 Gateway is a community housing project. The street spaces are designed with
pedestrians in mind, rather than cars. Roads exist to serve pedestrians first, then for
children to play in and only then for cars: Finally the ‘roads’ also serve the
purpose of carrying stormwater.”
The project
certainly does not cater for cars. The design thinking is that the project is close to an
industrial area (employment opportunities) and the city is easily reachable via public
transport (train and taxi). “This is a ‘starting place’. People will live
here and as they advance economically they will move on. By the time one can afford a car
one can move elsewhere,” states Snyman.
The team
Client: City of Cape Town
Project manager: Cyberia Group
Town planner: NSA Mammon & Associates
Urban designer and architect: JSA Architects & Urban Designers
Landscape architect: Megan Anderson Landscape Architect
Civil engineer: Arcus Gibb
Environmental consultant: Chand Environmental Consulting
Turnkey contractor: Sobambisana
Building contractor: Power Building
Sobambisana Community Developments comprises:
Power Developments
Khayelethu Projects
ASLA Devco
ASLA Magwebu Civils
Citrine
Khayelitsha Community Development Company
Facing the city
engineers
Viewing the people-centred plans for this project one almost stares with
disbelief. How did the urban designers get this project past the city engineers?
Experience has shown that most municipalities frown upon alternative development models
which are not as tried, and tested (and flawed!) as tarred streets and single houses on
single plots.
Snyman
explains that his company has recently completed the design and construction supervision
of a sectional title project in Maitland. It comprised council land, but the development
was handled by a private developer.
One can
assume that the council was impressed with the work as it called for a similar urban
design response at N2 Gateway.
The design
relies on the provision of hard surfaces running from edge to edge between the buildings.
Trees are planted in grid patterns on this surface and the entire space becomes a public
place. The surfaces are covered with crushed brick and gravel to form urban ‘courtyards’.
There are no pavement edges between street, sidewalk and lawn – the entire space
becomes a single entity.
In order to
accommodate access for emergency vehicles there is one tarred street running through the
development, but again the kerbs are flush with the surrounding paving. Stormwater is
accommodated in the centre of the ‘roads’.
‘Tanking’ the
sun
Orientation has played a key role in the positioning of the buildings but as
they are used to frame central courtyard spaces it was not always possible for all windows
to face north. The differences in height between different blocks do not only create
aesthetic variety but through clever positioning the lower buildings are always in front
of higher buildings – ensuring that the sun will reach the windows of the buildings
behind.
Wind protection
“We are attempting to create a pleasant urban environment comprising hard
landscaping and trees. A major concern is to protect people from the harsh winds for which
the Cape Flats is infamous. Trees and higher buildings will provide some of this
protection.
Sustainable
technologies
The
buildings are standard in terms of technology. Large hollowcore cement blocks are used as
a cost-effective building material and cavity walls ensure that there is adequate
protection against moisture ingress. Snyman’s original plans did allow for rainwater
tanks linked to a toilet-flushing system, but this was scrapped as the council felt a
larger-scale solution is needed to deal with water saving in the city.
Significant
of this project is that each unit is fitted with a fully serviced bathroom and
kitchenette. A cost effective plumbing solution comprises the geyser stored underneath the
basin. A single, adjustable tap serves both the basin and bath and only one plumbing
connection is needed for the toilet, basin and bath together.
It is
encouraging to notice that the energy efficiency of the buildings was considered in the
design phase. Isotherm is being used in the roofs to ensure that the interior climate can
be controlled without energy wastage.
Success will depend on
maintenance
Maintenance has proven to be the Achilles heel of so many well intended
projects. In the case of the N2 Gateway the project’s success depend on the quality
of the public spaces. In this case one must question the ability of the city council to
maintain these spaces. It seems that South African municipalities in general are
neglecting this important aspect of the management of city infrastructure.
The best
delivered projects could eventually flop if maintenance is not prioritised. Urban Green
File hopes that this will not be the case at N2 Gateway!
Implementation
complexities
It is one thing to design and plan a project. It is an entirely different
challenge to ensure that the implementation is as successful. In this regard Snyman
mentions that coordination between the civil engineering contractor and landscape
contractor is crucial. In normal projects it is easy to define where the responsibility of
the one starts and the other ends. However in this case the civil engineering contractor
is responsible for the paving of the street area and the landscape contractor must handle
the rest up to the edge of the building. However there is no definite kerb line which
distinguishes between the two areas of responsibility.
UGF’s verdict
This
project showcases a significant departure in the approach to housing in South Africa. The
emphasis is moving to sustainable communities where the development intervention aims to
improve living conditions in their entirety and not only putting roofs over people’s
heads. As far as Urban Green File could establish the project has the support of the
national minister of housing, and obviously also the province and municipality.
The
cost is certainly higher than what the standard housing subsidy allows, but perhaps this
is where the project holds the most significant lesson: money that otherwise would have
been spent on standard tarred roads and additional lengths of pipes and cables on
individual houses is saved by sharing these services in higher densities. This money can
then be spent on better quality housing.
All
in all housing subsidies should not be seen in isolation but must form part of the overall
budget planning for city districts.
It
is too early to comment on the quality of the urban spaces as during our visit,
construction of roads and paved areas had only recently commenced. However looking at the
design intent, this will probably be one of the most liveable environments on the Cape
Flats.
Not
only do the higher density multi-storey blocks of apartments successfully define intimate
urban spaces but the buildings also offer welcome protection against the harsh winds. It
is surprising that so many single storey developments have been built on the Cape Flats
while higher buildings will offer much better wind protection.
It
is encouraging to see budget availability for trees and irrigation, but once again
maintenance will be crucial. On the same day Urban Green File visited many other projects
on the Cape Flats and in certain areas expensive landscaping was wasted because of a lack
of maintenance of irrigation systems.
An
aspect of this project which could be justifiably questioned is whether enough has been
done to consider alternative technologies - dual flush toilets, grey water recycling and
solar heating for water are all concepts that could add to the sustainability of these
kinds of developments. There are also alternative walling technologies which could
increase the speed of construction. However, one has to keep in mind the tight delivery
deadlines and in this sense the project is remarkable in its willingness to explore new
design thinking.
Urban
Green File will monitor the progress of this project with interest and report on it again
after completion and once people have moved into the apartments. The best urban design
intentions can fail if they do not meet the needs of the community and this is the one
question that still needs to be answered.
–
Another article on this project, analysing the construction challenges, the speed of
delivery and the community labour and skills development strategies is appearing in the
December 2005 edition of Urban Green File’s sister journal, Building Africa.
-----
Energy efficient housing
design for low-income housing
Most
of the houses produced as part of low-income developments are low in quality, particularly
regarding environmental efficiency.
Most
low-income housing systems achieve “cost efficiency” by using standard house
design and minimum cost materials. However, the houses produced are usually low in
quality, particularly regarding thermal and environmental characteristics. Lindani Lufu
searches for the reasons why it is not standard practice to use energy efficient housing
design for low income housing, and why it hasn’t been incorporated into low-income
housing design and the government’s strategy for “mainstreaming” energy
efficient housing.
It is common
knowledge that the integration of energy efficient housing design (EEHD) for low income
housing in South Africa could have numerous benefits for poor households. These include
reduced energy consumption, cost savings through reduced energy consumption, improved
thermal indoor comfort; and, reduced demand for health services due to illness and
injuries associated with the use of “dirty fuels”. It is estimated that over 60%
of South Africa’s population is exposed to polluted, unsafe air. Marlett Wentzel of
Palmer Development
Consulting
(PDC) explains that although low-cost houses may be relatively inexpensive to build, their
running costs can be exorbitant due to the use of energy-inefficient materials. Heating of
such houses, using “dirty, dangerous fuels” such as coal and paraffin can cost a
poor household up to 66% of their income, cause indoor and outdoor air pollution,
respiratory diseases in addition to being dangerous in terms of causing fires and burns.
“Estimates
indicate that government’s health-related expenses caused by household burning of
coal are in excess of R1-billion”.
With the
obvious benefits of EEHD, why is it not standard practice for low-income housing in South
Africa? Professor Dieter Holm of Holm Jordaan & Partners believes that there are
several reasons why EEHD is not standard practice. These include lack of consumer or
beneficiary awareness, lack of technical “know how”, financial considerations
and constraints, lack of appropriate regulations and building standards.
Consumer or Beneficiary
Awareness
There is a severe lack of awareness of EEHD among key decisionmakers in the
public and private sector. There is a lack of consumer demand due to lack of awareness.
Beneficiaries of lowincome housing developments do not demand energy efficient designs.
End users are not usually consulted in the design process or given alternatives, and they
often experience low levels of satisfaction with the houses (often as a result of the
houses being too small).
Technical
“know-how”
Town
planners and other professionals involved in planning, design and construction of low
income housing have been using the “wrong” model, that is, a small stand-alone
building on a plot with an inappropriate (higher) surface area to volume ratio.
Professor
Holm explains that small stand-alone houses need more heating per m2 than their larger
counterparts. Furthermore, this model requires higher expenditure on services than
clustered or terraced or semi-detached or row-type housing. Less outside wall area reduces
heat loss.
Regulatory Environment
The regulatory environment is not supportive of EEHD. Although there are links
between principles in housing legislation and energy efficient design, government has not
made EEHD for low-income housing mandatory. Although in June 2001, the government endorsed
the prioritisation of energy efficiency measures in housing and human settlements, the
mainstreaming of energy efficiency measures in housing and human settlements and scaling
up of energy efficiency measures in housing and human settlements in South Africa, the
main objective of current building regulations is to maintain minimum standards of safety,
stability and health. Current regulations are not prescriptive with regards to materials,
design or methods used.
Although
there is a process through the Department of Environmental Affairs and Tourism (DEA&T)
for environmental considerations, the process does not specifically call for EEHD.
Inclusion of EEHD does not seem to be a national priority for housing delivery because the
focus is on the number of low-income houses delivered.
Financial
Considerations
Low-income housing is normally built by private firms or developers contracted
by local governments. Wentzel adds “these developers have no financial incentive for
EEHD” and tend to prefer building techniques which result in maximum profit through
repetition.
Local
authorities generally accept these techniques as the best methods for producing low-cost
housing en masse. The houses produced however are usually very low in quality,
particularly regarding thermal, environmental and aesthetic characteristics.
Components
of a conventional building that are not considered necessary are eliminated. A study by
the International Institute for Energy Conservation (IIEC), which included several
established commercial building companies in South Africa, confirmed financial
considerations “emerged as dominant decision-making criteria for construction of
low-income housing with government policy a close second”.
Financial
Considerations
Professor Holm found that current methods of building low-income housing aim at
low procurement costs, or capital costs (usually provided by local government) without due
consideration of the running costs, which have to be borne by the beneficiaries. Most
low-income housing systems achieve “cost efficiency” by using standard house
design and standardised minimum cost materials.
Efficiencies
of scale, that is the production of large numbers of these standard design houses, are
also used to minimise costs.
However, a
more accurate measure of the “real cost” of low-income housing is life-cycle
cost. This is a cradle-to-grave cost, which includes the capital cost, the running costs,
the demolishing costs and salvage value discounted back to present value for appropriate
comparison, thus taking into account the time value of money. Professor Holm also points
out that the energy costs for houses that are not correctly orientated can be 48% more
than for properly orientated houses. Alternative models of RDP houses, with EEHD
considerations can result in 20% to 30% reduction in heating and related costs. “Domestic
consumption of electricity comprises some 33% of peak demand but accounts for only 17% of
revenue”. Introducing EEHD could reduce this demand. He adds “research shows
that an additional R2 000 is required to make a 36 m² house thermally efficient, i.e. it
does not require artificial heating. Such an investment would reduce peak demand for
electricity, increase the comfort levels in the house and reduce the incidence of
opportunistic sickness”.
What is Government’s
strategy?
Discussions with the National Department of Housing confirmed that in 2002, a
study was commissioned on Standards for Energy Efficient Housing. The results of the
study, which was completed in 2003, are contained in Soderlund and Schutte’s report
on “Standards for Energy Efficient Housing in South Africa”. The report
recommends a model for making informed decisions on the development of minimum performance
benchmarks for energy efficiency.
The
development of energy efficiency measures in housing entail:
*
Establishing goals and
objectives for developing energy efficiency standards;
*
Establishing a
performance parameter.
Once
established, the model continues to provide for:
*
Regulating new house
construction to ensure equivalent or superior performance measured against the reference
house.
*
Putting in place
programmes and/or incentives to upgrade/improve the performance of the existing housing
stock.
*
Putting in place
programmes or incentives to create a demand for performance superior or equal to the
reference house in new house construction and the existing housing stock.
Between
April and August 2003, the Department of Housing prepared a project document for the
mainstreaming of energy efficiency measures in the low-income housing sector. The project
document envisaged integrating energy efficient design principles with the installation of
ceilings in approximately 500 pilot houses to cost, test and measure thermal performance
of affected houses. It was understood that the results of the pilot project would be used,
among other things, as a basis for establishing standards for energy efficient housing
especially also applying to the State’s Housing Subsidy Scheme. The project document
is currently being aligned with current government policies. The Danish International
Assistance (Danida) will fund the project. Other initiatives that are aligned to the
energy efficiency initiatives in housing include Government’s revision of the minimum
size of houses provided through the housing subsidy scheme and the development of a
comprehensive manual for the adjustment of the housing subsidy quantum to cater for
extraordinary development conditions. These guidelines will include provisions for
environmentally sound, energy efficient housing. This is in line with the new strategy of
the Department of Housing, which places greater emphasis on quality of housing and human
settlements.
Case studies: Lady Grey
and Benoni
Palmer Development Consulting (PDC) was requested by the Dutch government to
carry out a research project in Lady Grey and Benoni to ascertain the advantages of energy
efficient demonstration houses with regard to their energy-efficiency and socio-economic
aspects. Monitoring activities included air quality (measuring methane, O2, CO2, CO and
H2S at 10 minute intervals) as well as intensive monitoring of household energy activities
and inhabitant behaviour on a daily basis. Wentzel writes:
In terms of
the overall reductions in household greenhouse gas (GHG) emissions it was concluded that a
small reduction in CO2 is achieved in an energy efficient house. The biggest difference
was recorded in CO levels between the energy efficient houses and the control houses in
Lady Grey. For example, the highest level reached in the energy efficient house was 21
ppm, while the highest level in the control house was 120 ppm.
Households
in Lady Grey responded positively to questions regarding a reduction in the frequency of
illness and children coughing in winter. This would indicate that the perception exists
that an EEH may be healthier than a normal house.
The energy
efficient house in Lady Grey was found to be more comfortable in both winter and summer,
while Benoni EEH only found the house cooler in summer. In conclusion, the study found
that households reported a positive improvement in the overall comfort of the dwelling.
In Benoni,
specific evidence was found that led to the conclusion that savings in energy expenditure
was experienced and that it freed (principally women’s) time. Three out of four
energy efficient households in Lady Grey also reported using extra time gained through not
having to go and buy fuel, on cleaning the house and to work in the garden. Both these
activities can be regarded as positive since it afforded specifically women more time to
complete their household activities, while gardening may also generate either an income
for the family or improved dietary circumstances through the availability of more fresh
food in the household.
In Benoni,
the control houses used heaters for space heating for between six to nine hours per day
while the energy efficient houses used a heater for about five hours a day. Heaters were
used on 70% of all monitored days in the control houses and on 65% of all monitored days
(concurrently monitored) in the energy efficient houses.
Wentzel
concludes:
•
Energy efficient
houses do save energy and reduce energy consumption of inhabitants.
•
Energy efficient
houses specifically save on energy required for space heating.
•
Evidence was found to
conclude that energy savings also resulted in time savings, especially for women; and
•
Reported health
improvements indicate positive health benefits associated with energy efficient housing
design.
Case study: Wits
Eco-Village
Four demonstration houses were built on the University of the Witwatersrand
(Wits) campus to demonstrate the concept of ecohousing and provide exhibition space for
the duration of the World Summit on Sustainable Development (WSSD) in 2002.
Christelle
Beyers of the Council for Scientific and Industrial Research (CSIR) explained that the
houses, which were linked to the Gauteng Department of Housing exhibits for the Greening
of the WSSD, were designed and built by IIEC, Wits, PEER Africa and Kutlwanong Civic
Integrated Housing Trust (KCIHT). They were designed to demonstrate how careful thought
and planning can contribute to sustainable living in low-cost housing. The houses comprise
one standard RDP house and three different energy efficient design options. The
performance of the houses is still being monitored.
Design elements for
energy efficiency
Energy efficient housing design (EEHD) integrates common sense design
principles such as using natural conditions, to reduce heating and cooling requirement, as
well as to reduce energy related greenhouse gas emissions without compromising on the
important functions of a house, including shelter, safety and security and an asset and
investment for the future. An energy efficient house may be more comfortable, easier to
maintain and could have the same building costs as a “conventional house”. For a
house to be really energy efficient the right design elements are necessary. These include
orientation and siting; layout; insulation; windows/shading/landscaping; ventilation or
draught proofing and thermal mass (ability of building materials to store heat).
Orientation and Siting
Appropriate positioning of a low-income house can maximise the passive solar
design advantages, which will make the house more comfortable all year round. The main
considerations for proper orientation include size and orientation of the plot, solar
access to the north side of the house, the floor plan, the height and proximity of
surrounding buildings. Ideally the house should be sited with the living areas facing
north with the long axis of the house running east-west. The house should be oriented to
face true north, or within 15º of true north. Larger windows should be on the north side
of the house to let the sunshine in during winter, but should be easily shaded from the
summer sun. This will make the house warmer in winter and cooler in summer. To prevent
shading from neighbours, siting should allow an appropriate set back of the house.
Orientation and siting are considered low to no-cost interventions.
Positioning of Windows
and Doors
The positioning of windows and doors is another low to nocost intervention.
Although windows can provide welcome heat in winter, they lead to overheating in summer. A
window to floor area ratio of between 1 to 5 and 1 to 4 is considered appropriate with the
largest windows facing north. Windows and doors can also be positioned on opposite sides
of rooms to allow air-flow through the house. Ideally all north-facing windows should be
as large as possible, to allow heat penetration when the winter sun is low in the sky. If
windows are made too large they can make the house uncomfortably hot in summer and
difficult to keep warm on cloudy winter days and nights.
Insulation
Insulation is the material that slows down heat transfer through the external
surfaces of the house, keeping the house cool in summer and warm in winter. In an
un-insulated house approximately 40% to 50% of heat loss takes place through the roof,
whilst around 35% of heat is lost through walls and floors.
Insulation
is considered a medium to significant or high cost intervention. There are a range of
insulation materials including loose fill insulation which is supplied loose and can be
simply poured into a wall cavity or roof space, and reflective foil which works by
reflecting large amounts of heat from its highly polished metallic surface.
Roof overhang and
shading
Well designed overhang or shading reduces heat entry, adding significantly to
summer comfort in the home. A roof overhang or window awning can be installed on the north
side of the house to prevent unwanted heat gain during the summer months. The overhang
must be designed so that it allows sun entry in winter and totally shades the windows in
summer. Internal shading such as curtains are not as effective as external shading because
the radiant heat from the sun has already passed through the glass.
Landscaping
Planting of deciduous trees can control heat gain by providing shade in summer
and when the leaves fall in winter, sunshine can warm the house though north facing
windows. Furthermore, breezes entering the house will be cooler if they have passed
through gardens or courtyards that have shade, pools or shrubs and lawns.
Ventilation and draught
proofing
While adequate controllable ventilation is essential to provide fresh air,
prevent condensation, and help cool a house on summer nights, draughts can create
discomfort and lead to energy losses in both summer and winter. In winter, draughts can
account for up to 25% of heat losses. Reducing these draughts can be a cost effective way
of reducing heating costs. New houses should be built to minimise draughts, by avoiding
gaps at construction joints between different wall materials, and where walls join or meet
the ceiling and the floor, and by ensuring that doors and windows fit snugly in their
frames. Sealing up cracks and gaps and draught proofing doors and windows can also reduce
draughts.
Floors
An energy efficient home makes beneficial use of concrete, tiled or slate
floors. These floor types are easy to clean and are able to absorb as much heat as
possible during the day and then release the stored heat into the room at night. Tiles,
slate or any other heat absorbing hard surfaces work well in rooms that have north facing
windows.
-----
Enzymes increase rate of composting
In
a new initiative at the decades-old Radnor compost facility in Cape Town, enzymes are now
being added to the waste.
For over 30
years the City of Cape Town is producing compost from its own domestic waste. In a new
initiative at the decades-old Radnor compost facility, enzymes and organic waste are now
being added to the waste. The intention is to speed up and improve the composting process.
Earlier this
year Dr Carlo Fortugno of Foreco and Saliem Haider of the City of Cape Town met at a waste
workshop. Fortugno made a presentation regarding the effectiveness of Multienzym and
ammonium sulphate. Today Haider is conducting a trial at the Radnor facility and if the
results are positive, the city will call for proposals from enzyme providers in an open
tender.
Fortugno
elaborates: “The pilot project aims to test the effectiveness of Multienzym, our
unique enzymes solution, in the context of Cape Town’s composting facilities.”
Fortugno claims that the enzymes can help to speed up the composting period to
approximately 45 days (60 days max). The current period is somewhere between four and six
months.
The testing
method is straightforward: First the decomposition rate and quality of the current compost
produced by the facility are tested in a laboratory. These results will then be compared
to two alternative sets of compost. The first will contain added organic waste –
‘food waste’ comprising vegetable leaves and discarded fruits originating from
markets. The second set will also have ammonium sulphate and Multienzym added to the mix.
Fortugno
claims he can prove that the latter can significantly increase the rate at which
composting takes place. He also claims he can prove that the composting of food waste will
not cause any kind of environmental health issue (odour, sanitation, etc) due to the fact
that Multienzym acts at the same time as a compost accelerator, improver and as a
sanitiser, by inhibiting the pathogens that cause malodour and disease.
Radnor
receives domestic waste from the immediate vicinity – factories, offices and
households - 350 t of this mixed waste arrives at the facility each day. The waste is
processed and left in heaps to decompose into compost. However with many plastics and
other unwanted contaminants in the mix, the resultant compost is of an inferior quality.
Contrary to
expectation the city’s garden waste does not end up at Radnor but is chipped and
marketed as compost by private entities under contract with the city. Haider explains:
“Our function is not to run a composting business as such. We are not in the business
of sales and marketing. As a part of the municipality we exist to provide a service to the
community. Our service is to collect waste and dispose of it in the best
environment-friendly manner possible. In this case it involves composting so as to
minimise the amount of waste going to landfill.”
A way to
reduce the city’s waste management bill
Radnor sells
its compost in bulk to farmers, but the future plan is to utilise the compost manufactured
from waste for the city’s own internal use.
Why is it
then so crucial to increase the rate of decomposition at Radnor? Haider explains that the
city’s waste collection and disposal system follows the traditional model. Waste is
collected and moved to transfer sites from where it is transported to landfills. However,
Cape Town is fast running out of air space at its landfills and waste minimisation is no
longer just an option but becoming an essential part of the city’s waste strategy.
Until
recently the city operated six landfills but two of them no longer accept domestic refuse
- Brackenfell and Swartklip. Another landfill, Faure, is scheduled to close within two
years. At the Bellville landfill sufficient airspace is available until 2012, but it is
scheduled for closure in September 2006 in accordance with its existing operating permit
and record of decision.
The city is
currently conducting a study to identify the preferred location for a new regional
landfill site within a 50 km radius from the centre of Cape Town. Specialist studies are
currently undertaken on two alternative sites for the locality of the regional landfill
site in accordance with NEMA regulations.
The city is
currently investigating a new transfer station for the Tygerberg area, which will have
relevant waste minimsation structures in place. This will include chipping of green waste,
rubble crushing, recycling and composting. There are currently two existing composting
facilities operated and owned by the City of Cape Town, being Radnor and Bellville South.
In terms of
future planning Haider informs Urban Green File that Cape Town is investigating additional
waste transfer and or recovery sites. “We have to study the waste characteristics at
each potential site in order to understand the quality of waste types in that area. In
areas with a larger component of organic waste we can consider composting facilities. In
other areas we can consider material sorting and recovery operations,” he states.
With Cape
Town’s future landfills being planned for more remote locations, the cost of
transport as part of the total waste handling cost will significantly increase. For this
reason alternative solutions such as composting sites close to the sources of waste will
receive more attention. “It is not only the cost of fuel that one has to consider
when travelling greater distances,” comments Haider, “but also the mechanical
wear on the vehicles. On site roads at landfill sites are gravel roads whereas compost
plants have tarred surfaces.”
The process at Radnor
The waste arrives by truck and is discarded into trenches. At present the waste
is a mixture of household waste including plastics and no separation at source is done. As
it arrives the waste is processed in the plant. Once processed, the waste is placed in
windrows to decompose aerobically via bacterial action.
The trials
commenced at the end of October 2005 and at the time of writing the laboratory tests were
scheduled for the end of December 2005. A private contractor, Don’t Waste Services,
has been hired to supply ‘food waste’. For the trial period the facility is not
charging for accepting waste. At this stage waste emanating from restaurants is not
considered due to health concerns. Fortugno, though, is confident that restaurant waste
could be added into the mix with no health concern for the surrounding environment and is
keen to conduct further trials on this aspect in future.
At the time
of Urban Green File’s visit to the facility there were four piles of compost with
only ‘food waste’ added and another four piles that had both ‘food waste’
and Multienzym added. The intention was to take samples of these by the end of December
2005 and to conduct comparative laboratory tests.
In terms of
the percentage of food waste added to each pile this ranged from 5% to 10%, 30% and 40%.
If the tests
prove to be successful, the addition of ‘food waste’ and Multienzym will become
part of the City of Cape Town’s waste minimisation strategy. What will the city do
with all the compost it manufactures? “We will use it in-house for the rehabilitation
of our existing landfills and on projects such as dune stabilisation. I also foresee our
Parks and Forest division making use of the compost,” states Haider.
Foreco – a
solution?
At this point Urban Green File cannot comment on the effectiveness of Foreco’s
products. However we will monitor the trials being conducted at Radnor and report on this
in a future edition.
The
enzymatic solution being used at Radnor is known as Multienzym and “is an enzymatic
mixture based on totally natural components, specifically created to quickly and
efficiently transform any organic substance into organic compost or fertilizer for
agricultural purposes,” according to the product brochure.
Apart from
the Multienzym the company also markets other enzymatic solutions known as K1 (liquid
solution with no fragrance used for landfills, animal farms, stables, kitchens, etc), K2
(liquid solution with fragrance used for toilet facilities, compactor areas, bins, etc.)
and Deoplus (powder solution used for worst case scenarios including septic tanks,
long-drop toilets, grease traps, water treatment plants, mortuaries, abattoirs, etc.)
which are used for odour and sanitation control.
Areas of
application of Multienzym include municipal solid waste, sludge, green waste, sugar mills,
oil factories, animal manure, waste of vegetable origin, and pulp and paper mills and any
kind of organic waste.
Urban Green
File has seen various reference letters from facilities that have made use of Foreco
products. These include Pikitup – K1 at its Robinson Deep and Linbro Park landfills
(in order to neutralise the bad odours and to sanitise the landfill), Mondi Forests –
Multienzym at its Fountain nursery (for the conversion of green waste into organic compost
to be used inhouse), Mpumalanga Province – Deoplus as pit latrine sanitiser and
deodoriser at schools, Landmore Property Management Solutions, K2 at canteens, food
factories and residential apartments – Phumelela Gaming & Leisure to neutralise
the malodour from the animal bedding.
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NGO shows Cape Town the way
In
Langa an environmental NGO is achieving encouraging results by running its own waste
buy-back centre.
Surprisingly
the City of Cape Town does not operate any waste buy-back centres, but in Langa an
environmental non government organisation (NGO) is achieving encouraging results by
running its own. By Gerald Garner.
On page 24
of this edition Engela Meyer reports on the Holcim Awards for Sustainable Construction.
One of the winning entries comprises the proposed new Tsoga Environmental Centre in Cape
Town. Tsoga is a long-established environmental resource centre situated in Langa but an
additional centre is now being planned in the Samora Machel community. It is the design of
this proposed centre which won a Holcim Award.
Sparked by
the interest created by the award, Urban Green File paid a visit to the original Tsoga
Centre in Langa. One of this organisation’s noteworthy endeavours is a waste buy-back
centre.
It is ironic
seen in the light of the article on waste minimisation on page 42 of this edition, that
Cape Town does not have any municipal operated or initiated waste buy-back centres. With
air space at Cape Town’s landfill sites fast running out and the city at risk of
having no more landfill space by 2010 unless a new facility becomes operational, one would
think that every effort would be made to minimize the waste stream arriving at landfill.
Other South
African cities such as Johannesburg have been operating waste buy-back centres for many
years (refer to page 39 of the July/August 2002 edition of Urban Green File). Although not
municipality-endorsed, Cape Town is not completely behind the times. Tsoga Environmental
Resource Centre is successfully operating its own waste buy-back centre in Langa.
The NGO is
housed in a building constructed out of shipping containers donated by Safmarine. Tsoga
runs four community programmes: walking tours for tourists visiting the township, a waste
management operation, a garden and nursery that produce food, as well as an environmental
education programme.
Sonwabo
Ndandani informs Urban Green File of the origins of this initiative: “A number of
years ago the Department of Environmental Affairs and Tourism donated R500 000 to Tsoga
for street sweeping in Langa.” But Tsoga did not view this as a sustainable solution:
“People
were worried that they would lose their jobs once the streets were cleaned and therefore
continued to litter on purpose”. Tsoga’s answer was a new approach to street
cleaning: a recycling operation.
By now the
Langa community has learned that recyclable materials should be brought to Tsoga. A number
of collectors earn money by supplying waste materials to Tsoga and five people are ‘employed’
for this purpose on a permanent basis. They earn between R350 and R750 per month through
supplying Tsoga with waste. The collectors have established ties with regular sources of
waste such as shebeens, taverns and spaza shops. They move around with trolleys donated by
Pick ‘n Pay.
Tsoga
operates on a three day cycle where collectors gather waste for three days after which the
waste is sorted at the buy-back centre. Once sorted it is baled into bundles and sold to
organizations such as Collect-a-Can, Nampak and Enviroglass. Ndandani comments that white
paper, clear plastic, cans and bottles are the most profitable.
Initially
Tsoga handled the transportation of waste to these organisations.
However, now
it gets the establishment to collect from the Tsoga centre. As transport is charged by
volume the baling stage is essential.
Although
successful, the opportunity for expansion of this programme is limited. Langa’s foot
print is limited as it is enclosed by highways and major roads with few linkages to
neighbouring areas. This makes it difficult to collect waste from further a field, states
Ndandani. However in the case of the new centre at Samora Machel this will be different
with a far wider source area at the centre’s disposal.
Tsoga
attracts wide participation – the Rose Foundation operates a container for oil
recycling, while Atlantic Plastics and Plastic Cycle purchase the collected plastics. FNB
is also sending its waste paper to Tsoga for recycling.
Urban Green File’s
comment
The concept of buy-back centres is not new, yet
it is surprising how few of these facilities exist. It presents a real business
opportunity for entrepreneurs and many unemployed people could earn some form of income
through participating in such an initiative.
It
is disappointing that the City of Cape Town has not yet become involved. One would imagine
the city cooperating with such initiatives and to make more sites available for buy-back
centres.
Judged
from other projects such as the Radnor composting facility (article on page 42) the
municipality is beginning to place more emphasis on waste minimisation and Urban Green
File hopes that buy-back centres will be part of the solution. The danger is for the city
council to implement new centres through its own bureaucracy while ignoring already
successful organizations such as Tsoga. Hopefully the city will have the vision to involve
Tsoga in other buy-back centres.
The
people of Langa and Tsoga should be commended for their initiative. With another Tsoga
Centre shortly under construction this can become a catalyst for larger-scale waste
recycling!
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