Contents of August 2009

Comment
Design with nature

Letters
Low-VOC paints defended

Upfront
What is new and happening?

GREEN BUILDINGS
Better productivity in greener buildings?
Does research support the notion that green buildings improve staff productivity?

Compliant or not?
Does your green building project comply with the many rules and regulations in place?

Green building briefs

CITY VISIT
Cradle City’s promising design
Could this innovative development be setting the precedent in terms of sustainability?

ENVIRONMENTAL PLANNING & DESIGN
ILASA Awards of Excellence

Preview of some of the projects entered in the 2009 awards programme

WASTE & POLLUTION MANAGEMENT
Retailer recycles 74% of its waste
By embracing recycling, a retailer achieves significant savings in transport and disposal costs.

Waste and pollution management briefs

Inspiration
Cape Town treats its streets as important public spaces

Insult
Johannesburg leaves its landmarks to rot!

Viewpoint
Now is not the time to cut green spend

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COMMENT
 

Design with nature

Proper, upfront environmental planning could negate the need for costly environmental impact assessments if development was unsuitable in the first place.

As a visionary of the 1960s, Ian McHarg proposed that designers should embrace nature and work with it rather than against it. At the time, his ideas were challenging the status quo – in the fields of architecture and landscape architecture. Until then, the focus had been on the aesthetic and functional aspects of design with many projects implemented at significant expense to the environment. The results were energy-hungry buildings and man-made landscapes comprising invasive alien species and eroded soils.

In South Africa, it was Professor Willem van Riet who helped introduce McHarg’s “design-with -nature” concept locally. However it has taken nearly five decades for this paradigm to enter mainstream thinking. Perhaps the threat of climate change and the media frenzy surrounding Al Gore’s An Inconvenient Truth have helped to elevate the topic recently? One thing is for sure, the rapid uptake of the “green building” movement, as a result, is a positive development.

However individual green buildings cannot make any significant dent in the environmental challenges faced by contemporary society. What is desperately required is a “bigger picture” view that embraces the interconnectedness of ecosystems. McHarg’s vision requires the planning of entire cities, regions, countries and continents on a design-with-nature basis. But are our provinces and cities doing enough in this regard? Are they identifying biodiversity hot spots as the “factories” of ecosystems and protecting them? Are they effectively identifying the types of development most suited to specific areas? Or is planning still treated as an exercise in landuse zoning; considering economic imperatives only? Are built-environment professionals focusing on developing green and sustainable cities? Or are they merely worrying about small-scale environmental considerations on individual sites? A different approach would not only benefit the long-term environmental impact of cities but could also have some very practical consequences.

For instance, if ecologically-sensitive areas are identified through large-scale environmental planning, they can be earmarked for conservation rather than development. In this way, the need for costly environmental impact assessments (EIAs), when a development is proposed, would be negated. In fact, it could be argued that, if proper planning is done, EIAs would become obsolete. Rather than leaving the responsibility of a costly EIA to a developer, authorities should identify areas unsuitable for development upfront and ensure that the right measures are in place for their protection. At the same time, land most suited to specific types of development should be identified upfront. Is it not time for South African cities to rediscover McHarg’s design-with-nature approach?

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LETTERS

Low VOC-compliant?

Plascon product compliance with Green Star SA Office v1 A major paint manufacturer maintains its paints contain low levels of volatile organic compounds.

Referring to the letter by Joanna Onwood in the June 2009 edition of Urban Green File, we are disappointed by some of the misgivings expressed without checking with us first. First off, I would like to say there is no legislation regarding “green” paint in South Africa.

When it comes to classifying volatile organic compounds (VOCs) in products, it is either done voluntary by each paint manufacturer or in accordance with the guidelines provided by the Green Building Council of South Africa (GBCSA) through its Green Star SA rating tool – Office version 1 (v1). We are members of the GBCSA. Plascon produces more than 20 products, in various Green Star categories, that meet the maximum VOC-content criteria.

For example, Plascon Double Velvet and Plascon Cashmere both contain less than 16 g/l as set out in the Green Star rating tool for office buildings (Table IEQ 13). Our exterior products are not classified as only interior products are rated by the Green Star tool. It should also be noted that there are several levels of VOCs for various products. For example, interior sealers need to be less than 60 g/l as opposed to 16 g/l for wall and ceiling paints. The second point that I would like to make is that we do, in fact, have a range of solvent-free products (less than 5 g/l), which is available to the trade market and called Plascon Professional Evolution.

We do provide solvent measurements in g/l (international best practice) but, to calculate the percentage per litre, you would divide the g/l by the density (SG) of the product – in paints, this can vary from less than 1 to 1,6 in some cases. As an illustration, a paint with an SG of 1,2 (weight of 1,2 kg/l) with 5 g/l solvents would contain approximately 4,16 g/kg or 0,416% VOC. Finally, and most importantly, Plascon believes in a three-pillar approach to the environment.

The first is product (as discussed above); the second is the green process. In this regard, we have implemented several environmental-management systems in all our South African manufacturing plants and we attained ISO 14001 certification for all our plants in September and October 2005. The final pillar is green practice, which includes reducing levels of glycols used in products; making our products leadfree, reducing levels of titanium dioxide, and improving cleaning processes and waste management, as well as, of course, preventing pollution. I sent through quite a bit of information for the original article on green paint published in Urban Green File’s April 2009 edition and was surprised this was not read before publishing the letter from Onwood. 

Richard Nuss, senior brand manager, Plascon

The original article, published in April 2009 did, in fact, state that Plascon and Dulux were targeting the low-VOC paint market. The letter from Onwood represents her opinion. Views expressed in letters, and throughout the magazine, are not necessarily those of Urban Green File, and are published in the interest of sparking healthy debate on issues affecting the sustainability of the built environment.

Urban Green File, however, supports any initiatives – by small paint manufacturers and the “big two” – to reduce the environmental impact of paint. While Plascon’s VOC levels are not as low as the 0,3 g/l that Onwood aims for, it is encouraging to know its paints meet GBCSA stipulations — Ed.

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UPFRONT

Smart choice of Transport

In a smart move, WSP Green by Design has purchased the first Smart car hybrid in South Africa. It is being driven by renowned “green building” expert, Eric Noir. “The Smart car is a micro-hybrid and the lowest fuel-consumption car in the country,” says Noir. “As a company that advises others on keeping their businesses ‘green’, I prefer to lead by example!”

Cape Town spatial development adapted

Future use of available space for urban growth will be guided by the City of Cape Town Spatial Development Framework (SDF). In draft form, it will supersede the guide plans and spatial plans used to reach land-use decisions in Cape Town. The draft SDF is complemented by eight district spatial and environmental plans. Five key strategies identified in the SDF are:

§      enhancing the accessibility and value of the natural and rural environment, and open spaces for the people of Cape Town;

§      establishing an integrated grid-based movement system (a move away from the radial movement system);

§      developing more social places where people are able to gather, relax and enjoy the city’s vibrant urban and natural spaces;

§      encouraging higher-density and mixed-use developments in areas where there is good access to public and non-motorised transport facilities; and

§      the promotion of developments that are compact and integrated.

21 years of planning

To celebrate its 21st birthday, CNdV Africa, a multi-disciplinary planning, urban design and landscape architectural firm in Cape Town, has moved to larger offices in New Church Street

35 years of engineering

SRK Consulting is celebrating its 35th anniversary in 2009. Having grown from a small, Johannesburg-based engineering consultancy, the company is justly proud of its 900 employees working across 37 offices in 16 countries, including Canada, the UK, Chile, Australia, Beijing, Brazil, Tanzania, India, Russia, the USA, Sweden, Indonesia and Argentina.

The mining industry provides the bulk of SRK’s consulting business with more than 75% of revenue coming from the sector. In 35 years, SRK has built a reputation for its environmental-consultancy services, especially in the mining and water sectors.

Climate change a concern

Global negotiations regarding climate change are likely to have a significant impact on South Africa’s approach to greenhouse-gas emissions. This is according to Dr Laurraine Lotter, executive director of the Chemical & Allied Industries Association, who believes a global deal is unlikely without some commitment from developing countries, such as South Africa, which has a relatively high per-capita emission level.

“The chemical industry recognizes its contribution to the national greenhouse- gas inventory, and is committed to exploring ways to minimise emissions and work with other stakeholders to develop a national response to climate change to achieve climate mitigation while maintaining our ability to pursue socio-economic imperatives,” Dr Lotter tells Urban Green File.

Future of the city
A competition for architects, planners, designers and artists has been launched by the Institute for Advanced Architecture of Catalonia (IAAC) and HP. The theme is “the self-sufficient city: envisioning the habitat of the future”. Proposals must respond to emerging challenges, such as ecology, information technology, socialisation and globalisation with a view to enhancing the connected self-sufficiency of cities.
The competition prizes comprise three scholarships for the IAAC masters in advanced architecture for the academic year 2010 to 2011, as well as cash prizes and the latest generation of large-format HP printers. Chosen projects will go on show in a major exhibition due to open in Barcelona in May 2010 and travel to key cities around the world. Projects will be accepted until September 28 2009.

Gas reduces electricity demand
The use of natural gas as an energy source at Southdowns Estate in Centurion provides a clean energy alternative while reducing peak demand for grid electricity, Urban Green File has learned.
Sasol is supplying Southdowns Management Services with natural gas in a 10-year contract arrangement. Management of the gas system on the estate is handled by The Gas Company while the pipeline has been designed by VGI Inc.
“Natural gas is a reliable, clean energy source and is instantaneously available,” says Jack Prentice, MD of Southdowns Management Services. “But Southdowns residents aren’t the only ones who will benefit from the gas installation. The use of gas in residential applications helps Eskom control maximum demand on the grid as electricity demand in residential homes, generally, peaks during this period.”

‘Green’ paradigm embraced
At the opening of Alive2green’s “green building” conference and exhibition in Johannesburg in July 2009, the deputy-minister of Public Works, Hendrietta Bogopane-Zulu, stated that 10% of the 500 000 jobs that government hopes to create should be “green” jobs.
Addressing close to 700 built-environment professionals, Bogopane-Zulu called for input on the choices authorities make when developing cities and designing human settlements. She posed many pertinent questions: “How do we make sure our endeavours benefit society and are sustainable? How do we build homes that are affordable but green? How do we develop towns and villages that rely on off-grid sources of electricity? Do we need sewage systems that work in the same way as before or should we consider innovative alternatives? What can we learn about recycling and job creation? Can we renovate old buildings in a cost-effective but green way?”
The open approach of the Department of Public Works to new ways of thinking is, indeed, refreshing and bodes well for a greener and better-designed built environment of the future.  

Irrigation code of standards

Irrigation can be a significant consumer of water – often because of poor design, installation or maintenance of a system. With water efficiency in mind, the new Code of Standards, published by the Landscape Irrigation Association of South Africa in January 2009, should be of interest to landscape architects and contractors. The reference source of standards has been compiled by irrigation guru, Dan Blake.

Lack of science skills tackled

As a lack of skills – especially in terms of school-level maths and science – is one of the most pressing issues facing the built-environment sector, a training initiative by engineering firm, Gibb, should be commended. Gibb’s Thusano project is designed to introduce talented, but disadvantaged, learners to the world of engineering and help them prepare for a career in this industry. The project selects schools where a need for additional, quality tuition in English, maths and science has been identified, and assists the learners by facilitating extra lessons. Thusano is operating in the Western Cape from Stembele Matiso High School in New Crossroads and from the Walter Sisulu University in the Eastern Cape. The funds provided by Gibb are used towards the remuneration of the teachers, as well as for operational costs, such as photocopies and paper. Additional funding is sourced privately to cover other expenses.

Point Waterfront expands

Development of Durban’s Point Waterfront precinct is expected to gather momentum after its environmental impact assessment has been approved. So far, R1,8-billion has already been spent on developing infrastructure and some buildings, except for the R735-million uShaka Marine World project. Now an additional R6-billion is envisaged for the development of a mixed-use city precinct.

According to Colin Sher, sales and marketing manager for Durban Point Development Company and MD of the Broll Property Group in KwaZulu-Natal, four prime sites overlooking the planned small-craft harbour are available for development.

In addition, a 40 000 m² shopping centre and 45 000 m² of hotel space, as well as some offices and residential projects, are on the cards.

From an urban-management point of view, the Point Waterfront has shown the way forward. The Durban Point Waterfront Management Association is a private facilities management company set up to manage all public areas and maintain roads, stormwater, sewerage and lighting throughout the area.

Resource efficiency embraced

According to the 2009 Responsible Care performance report issued by the Chemical & Allied Industries Association (CAIA), the chemical sector is becoming increasingly aware of pollution prevention and resource efficiency. The report, based on 2007 data submitted by 83% of CAIA’s 206 members, indicates a high percentage of sites reporting on energy and water use.

Another aspect within the industry, requiring greater attention, is climate change. The industry contributes to the generation of greenhouse gases through consumption of various energy sources and direct emissions from some processes.

The reports states “the energy intensity of production, based on electricity use, has reduced significantly since data began to be collected and energy efficiency has improved by 13% over this period”. Significantly, the energy savings were achieved prior to the energy crisis of January 2008.

Smart choice of Transport

In a smart move, WSP Green by Design has purchased the first Smart car hybrid in South Africa. It is being driven by renowned “green building” expert, Eric Noir. “The Smart car is a micro-hybrid and the lowest fuel-consumption car in the country,” says Noir. “As a company that advises others on keeping their businesses ‘green’, I prefer to lead by example!”

Tree auction in the offing

A tree auction is planned by Sun Gardens for Arbor Day on September 5. The company has committed to planting one tree at Cosmo City in Johannesburg for every 10 trees sold on the day.

Urban Green File has learned 700 trees will be on auction, including the trees of the year – Acacia galpinii (“Monkey Thorn”) and Halleria lucida (Tree Fuchsia).

In addition, two signature trees – a remarkable, 7,5 m-high white stinkwood with a 6 m crown and a 10 m-high fever tree – will be on offer. Barry Gush of Sun Gardens hopes the signature trees will fetch in excess of R69 000, including a planting service.

Trees buffer landfill site

A tree has been planted for every runner who participated in the 2009 Comrades Marathon, Urban Green File has been told by the Wildlands Conservation Trust. Sponsored by the Bonitas Medical Fund, 13 000 trees have been planted as part of the Comrades “Releaf” campaign. It involves the establishment of a treed, buffer area around the Buffelsdraai landfill site near Verulam in KwaZulu-Natal. The 750 ha buffer zone also forms part of the Greening Durban 2010 reforestation project. In total, this initiative aims to plant 75 500 indigenous trees, including species such as the Natal mahogany (Trichilia emetica), the coral tree (Erythrina lysistemon), the bush willow (Combretum erythroplyllum) and various types of Acacia sp.

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GREEN BUILDINGS

Workplace productivity increased

‘Green building’ proponents may claim the extra expense is justified in terms of improvements in productivity and health of the corporate workforce. But does research support this notion?

In times of economic stress, workplace productivity is an important tool in the arsenal of strategic survival tools. Do  “green building” practices offer a costeffective solution to much-sought-after improvements in staff productivity?

Eric Noir of WSP Green by Design says, while they need to accommodate growth, shrinkage or strategic restructuring, most companies are avoiding the expense of new offices or relocation.

“However there are vast opportunities to improve the business bottom line by addressing productivity.

“This goes hand in hand with the office accommodation strategy and space planning, especially when densification of employees in workspaces becomes the only option to steer away from economic duress while achieving leaner and more competitive operations.”

Desirable environments required
Paul Kollenberg of Growthpoint Properties observes, while the benefits are difficult to quantify, employers are becoming increasingly aware of productivity increases in green buildings. “Also, because of the shortage of skills, employers are always looking at ways to attract and retain good staff. A healthy and desirable environment plays a role in keeping staff happy.”

Vivian Loftness, international sustainability and building-performance consultant and professor of architecture at Carnegie Mellon University, has done extensive work in the field. In her presentation on sustainable design for health and productivity at the Green Building Conference of the Green Building Council of South Africa (GBCSA) in November 2008, she noted: “Productivity loss may result from absence from work but is more often due to reduced effectiveness on the job. In total, productivity losses from building-related health problems are equivalent to more than 10 days per employee per year”.

Dr Jeremy Gibberd of the CSIR’s Built  Environment Unit agrees. “A range of research indicates user productivity is improved by between 1% to 10% in green buildings. This is difficult to measure but can be reflected in reduced staff turnover (and, therefore, recruitment costs), reduced absenteeism, increased outputs and, ultimately, profits.”

Fresh air and light most important
As yet, there are no certified Green Star buildings in South Africa although nine projects have registered for certification to date. Bruce Kerswill of the GBCSA says it is, therefore, necessary to look to other parts of the world for more conclusive research. “Apart from measuring output per person, recent research looks at the psychological benefits, such as creativity. The figures are as high as 26% improvement. I believe the majority of these improvements are brought about by an increased amount of fresh air and natural light.”

Noir adds: “A simple view on productivity concerns itself purely with output. This is typically measured in call centres where densities are high and output is easily quantifiable in terms of calls answered per hour as well as average call-resolution time. Production output is much more difficult to quantify adequately in a corporate environment.

Nevertheless it is well-documented and understandable that more fresh air instead of recycled air (reduced carbon-dioxide content) has a direct impact on the ability of employees to concentrate and memorise.

Appropriate glare control, equally, has a positive impact, as well as an adequate and comfortable acoustic environment”. According to a Green Building Council Australia (GBCA) report, The dollars and sense of green buildings 2008, tenants are placing a higher value on the intangible benefits, including productivity, staff attraction and retention, reduced sick leave and absenteeism, and improved organisational culture, morale and well-being.” Geoff Peck of Infinitude

Design believes a green environment helps organisations attract and retain the best talent. Building developers are realizing natural light and good indoor air quality are two of the most important factors in the modern workplace, and “graduate knowledge” workers will move to greener pastures if their workplaces do not comply with healthy workplace definitions.

Unhealthy environments require higher salaries
Financially speaking, Gibberd notes: “Because salaries are proportionally much higher than building operational costs, even a small improvement of 1% could be worthwhile. An inverse relationship between quality of working environments and salaries can be found in most work areas. People have to be paid more to be prepared to work in unhealthy, unsafe, unsocial environments.”

Noir adds, generally speaking, the breakdown of the costs of operating an average office is R10/m²/month in water and energy, and R1 000/m²/month dedicated to the salary mass (or R10 000/m²/ month at 10 m²/person). “This demonstrates the slightest 1% improvement in productivity would easily match the entire budget dedicated to water and energy.

From a financial perspective, productivity, therefore, represents the largest opportunity offered by green buildings, followed by densification and, lastly, resource efficiency.

The bigger picture of productivity looks at factors like absenteeism, motivation, cost and time of employment, attraction and retention of talents. Part of absenteeism, or ‘presenteeism’, as it is sometimes called, can easily be measured by sick days. However the hours spent in doctors’ appointments, for example, more often than not, fall below the radar screen and are, therefore, not accounted for. In addition, while the remuneration package seems an obvious motivating factor for employees, it must be stressed perks, advantages and amenities are all part of the package. Working conditions, interpersonal relationships and professional motivation can be enhanced by an adequate and enabling environment. A broad range of amenities can be made available at the place of employment to enhance the private/work life blend. These amenities are aimed specifically at attracting and retaining employees; not only for a longer period of employment but, equally, for pleasant and extended working hours.”

Greater productivity outweighs higher rent
“Buildings known to be more productive have an impact on companies with high salary bills,” says Kerswill. “The salary bill is, normally, way in excess of the rental bill. So, if there is a greater capital cost for green systems, the developer is trying to recoup through increased rental, the value of the increase in productivity, in terms of the salary bill, dwarfs the higher rental paid. In terms of the Green Star rating, a four-star building does not necessarily cost more than the equivalent ‘non-green’ building but relies on clever design and use of materials. So why not do it if you are getting better results from your workforce and reducing your resource consumption? It is just a more efficient way of developing.”

The GBCA’s The dollars and sense of green buildings 2008 refers to the Bond University online staff survey1 claiming Green Star-certified buildings help to produce highly-motivated and productive employees. “With regard to staff sick leave or absenteeism, the survey found a significant 80% of managers believed staff absenteeism had decreased since they moved into the new Green Star-rated building… this is reinforced by 66,6% of business managers stating they believed renting or owning a green building has helped to attract and/or retain employees.”

Building attributes that affect user productivity are air quality, lighting, thermal control, privacy and interaction, ergonomics, material quality, access to nature, land use and mobility. In general, the top three seem to be sufficient freshair supply, natural lighting and views.

These factors apply as much in hospitals, schools and factories, for example, as in commercial buildings.

Significant health benefits
Loftness cites a number of studies on user health in Sustainable design for health and productivity, including the following:

“In a 2000 multiple-building study of 39 schools in Sweden, Smedje and Norback identify a 69% reduction in the two year incidence of asthma among students in schools with a new displacement ventilation system supplying more fresh air in comparison with students in schools that did not receive a new ventilation system.

In a 2005 study of pain-medication use among 89 patients undergoing elective cervical and lumbar spinal surgery at Montefiore Hospital in Pittsburgh, Pennsylvania, Walch et al identify a 22% reduction in analgesic-medication use among patients in bright rooms, who were exposed to more natural sunlight after surgery as compared to patients located in dim rooms after surgery”.

Gibberd says: “Most people express a strong preference for spaces that are daylight and have views, and research also indicates daylight supports improved health and productivity. Quality of daylight and access to views should, therefore, be included as important design considerations.

Some evidence also shows productivity and health of occupants relate to ventilation. According to a 2005 study by Wargocki, Wyon, Matysiak, Irgens2, significant improvements in productivity (5% to 10%) were achieved in offices through improved ventilation. Control over local environmental conditions can also help improve user satisfaction and health.

Enabling local control over temperature, lighting and ventilation is likely to contribute to occupant satisfaction and an ability to experience greater thermal variation without discomfort”.

Kerswill adds: “Retail experiments on green buildings have measured up to 40% improvement in turnovers. It is believed that this has a lot to do with natural light, which improves perception of colours and gives an added sense of well-being”.

Visible landscaping essential
As far as planting is concerned, visible landscaping holds obvious advantages while opinions on the benefits of pot plants are mixed. Janet Moss, BP’s marketing communications manager, agrees. “In BP’s officers at the Victoria & Alfred Waterfront in Cape Town, I observe it is soothing to be able to look out onto indigenous gardens and views of the mountain and Table Bay. It is so easy to see, from most desks, the importance of indoor plants has diminished.”

Peck adds: “Effective landscaping, maintained properly, adds significantly to the positive experience in the workplace. Interior plantscaping, though, is the subject of debate – unless tended properly and given intensive care, plants become a hindrance rather than an enhancement. One is finding a tendency to landscaped features and fewer ‘interior pot plants’.” However Noir presents a different view.

“Indoor plants respond to their environment in much the same way as people do, and will emit a healthier energy and appearance in a healthy environment. The positive effect of this is definitely perceived by people. In Australia, a strong culture is developing towards implementing a two-pot-plants-per-person policy, where employees are expected to maintain plants, and will then reap the rewards of associated well-being.”

Property values and occupancy increased
The image and reputation of companies and their chosen environments are essential in attracting and retaining the right employees. Gibberd observes: “A recent study in the US, mentioned in FM World in 2008³, indicates properties that achieved the US Energy Star rating sold for 27% more than buildings that had failed to achieve the rating. Occupancy levels in these buildings were also found to be 92% compared to the 87% for less energy-efficient buildings.”

Corporate image a driver of ‘green building’
Kollenberg asserts image certainly plays a role as companies are keen to be seen as “green-conscious”. He says: “Some companies have mandates from their boards or shareholders to become more environmentally-aware. Companies are also beginning to calculate their carbon footprints to see how much carbon they emit across the enterprise – a practice that has given rise to trade in carbon credits.

“We interact with a lot of tenants. The larger companies are starting to insist on greener buildings. There is not yet a complete understanding of what this means but there is demand for better work environments.

And there is definitely a sense of pride felt by employees working in a green building.” Kerswill concurs. “Worldwide, efficient, well-designed green buildings are starting to be seen as state-of-the-art; making the same statement glass skyscrapers did in the past. So your building is not seen as global best practice if it’s not green. The carbon issue is also becoming increasingly emotive, and a lot of companies are under pressure to reduce their consumption and carbon footprint. Having a green building makes that statement quite publicly. In Australia, demand for green buildings is such that it is now seen as too much of a financial risk to build commercial buildings that are not Green Star-certified by the GBCA.”

BP Waterfront proves the point
The BP Waterfront offices in Cape Town are among South Africa’s earliest recognized green buildings (it was on the cover of Urban Green File as early as August 2003; prior to its construction) and, arguably, has had the most time to accumulate feedback on its green status.

“The brief called for a low-rise healthy and sustainable building set in a green environment with inspirational open-plan office space,” Alex Robertson of Alex Robertson Architects informs Urban Green File. “The building has attracted a great deal of attention. I have conducted many tours and presentations of the building for public and private organisations, and NGOs, as well as students of architecture.”

As far as cost is concerned, he says:

“Other than the installation of the photovoltaic (PV) panels on the roof, the green elements incorporated into the building did not add to its overall cost compared to a similar A-grade office building. It was just a matter of using less-expensive materials and finishes to offset the cost of resource-efficient design, including energy and water. The financial viability of the building was commercially competitive.

“According to the latest (March 2009) energy-performance audit, the projected annual consumption is 177,4 kWh/m²/year – excluding the PVs, it is 191,8 kWh/m²/year.

By comparison, an equivalent office building would use approximately 300 kWh/m²/year to 400 kWh/m²/year.”

Moss puts it in perspective. “BP’s head office was located in Thibault Square for many years prior to the move to the Waterfront. The differences between working in an older building, which was more than 20 years old at the time of the move, and the new building are many.

Among BP staff, the old building had become known as a ‘sick building’ as many people complained about catching more colds, developing sinus trouble and a general feeling of malaise.”

International statistics set precedent
Australia is a long way ahead in monitoring and quantifying productivity, and provides local professionals and developers with a potential window on South Africa in five years’ time.

According to The dollars and sense of green buildings 2008, developers, contractors and suppliers are now able to demonstrate that they can deliver green buildings while major tenants in Australia are demanding this from the outset and they are driving further uptake of greenbuilding practice.

“Productivity and staff benefits were a major component of the business case supporting the development of the six star Green Star-certified design of Council House 2 for the City of Melbourne.

In the post-occupancy evaluation, undertaken by Adrian Leaman of Building Use Studies4, the main findings included the following:

§      productivity increased by 10,9% – far exceeding the forecast 4,9%;

§      overall building performance ranked in the top quartile of the benchmark data set – ranking highly in comfort and satisfaction; and

§      annual cost savings of 2-million Australian dollars (about US$1 598 848) against the forecasted 916 000 Australian dollars.”

Business case for ‘green building’ apparent
In terms of advancing green practice and appreciation of user productivity in South Africa, Noir observes, in South Africa, two obstacles need to be overcome.

“Firstly, due to a lack of records and serious studies, companies find it difficult to appreciate and rely on greater productivity.

While some human-resources departments can produce figures for sick days and average employment period, few actually monitor progress and relate it to changes in the physical environment.

Secondly, sustainability has to be adopted from the highest levels of the corporate ladder and imposed on the different departments involved. It has to be driven from top management level to overrule the silo operations of the departments below.”

Sustainability rating systems, like the Green Star SA tool offered by the GBCSA, are rewarding initiatives for improving indoor environmental quality and, ultimately, improving user well-being and general productivity. The business case for companies who rely on the efficiency, initiative and morale of their staff is abundantly apparent.

Further reading
Various studies and reports mentioned in this article provide further insight into the benefits of ‘green building’, specifically measured in greater staff productivity.

1 Bond University Mirvac School of Sustainable Development, Enhancing performance of Green Star-rated buildings, September 2008.

2 Wargocki P,Wyon DP, Matysiak B and Irgens S, The effects of classroom air temperature and outdoor air supply on performance of school work by children, published in Yanx X, Zhao B, Zhao R (eds), Proceedings of indoor air 2005,Volume 1(1), pages 368 to 372, Beijing, Tsinghua University Press, 2005.

3 Green buildings worth a premium in FM World 2008 (www.fm-world.co.uk).

4 Leaman A, Thomas L, Van den berg M, Green buildings – What Australian building users are saying, 2007.

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Compliance Required

A ‘green’ building does not only need to be innovative in terms of design and technology, it also has to comply with a whole gamut of laws, rules and regulations.

South Africa has recognised the risk of climate change in its National Climate Change Response Policy launched at the National Climate Change Summit in March 2009. It has been estimated commercial buildings account for approximately 20% of greenhouse-gas emissions during the construction phase and the ultimate use of the building. One of the possible ways South Africa could reduce its greenhouse-gas emissions, and thus contribute in a positive way to reducing the effects of climate change, is through the design and construction of “green” buildings.

The Green Building Council of South Africa (GBCSA), established in 2007, launched the Green Star environmental rating system for office buildings (Green Star SA Office v1) in November 2008. This rating system can be used to measure the “greenness” of a building’s design and construction against the objectives of reducing environmental and human health impacts.

Energy regulations coming into effect
The then Department of Minerals & Energy (DME) introduced its Energy efficiency strategy of the Republic of South Africa in March 2005 to address the challenges of sustainable development and to identify the benefits of improving South Africa’s energy efficiency. In addition, the DME published electricity regulations for compulsory norms and standards for reticulation services in July 2008 under the Electricity Regulation Act 4 of 2006. These regulations require energy-efficient fittings in all buildings, subject to specified exceptions, while energy-efficient street and highway lighting must be in place by January 2010. Added to this, existing buildings must be fitted to facilitate the remote control of electricity supply to heating, air-conditioning and ventilation systems, as well as the heating of water, by January 2012.

New building standard introduced
Furthermore, a recently-introduced standard for buildings and construction is SANS 204.

Designed for incorporation into the National Building Regulations, this standard will go a long way towards ensuring the implementation of energy-efficiency targets. The aim of SANS 204 is to specify design and building standards for new buildings to ensure energy efficiency; thereby reducing the building’s energy consumption and, thus, its energy requirements. These standards may also be used to retrofit existing buildings to improve their energy use.

Tables included in SANS 204 set out the recommended good-practice maximum values of energy consumption in kWh/m²/year. Any contribution from renewable energy sources, such as solar water heating, to energy-consumption values is encouraged and will be excluded from the energy-consumption targets. This will, hopefully, increase demand for energy from renewable sources and, in turn, the number of renewable-energy projects, which could benefit from the recently-introduced renewable-energy feed-in tariffs.

Financial incentives on offer
In addition to the environmental benefits of green buildings, a corporation could take advantage of the financial incentives of going green. These include obtaining carbon credits and taking advantage of the proposed tax incentives and energy-efficiency savings.

Environmental impact assessed
It is important, at the planning stages, all building contractors or parties wanting to erect a building take cognisance of national and provincial legislation that may either prohibit or affect the construction of a building. The National Environmental Management Act 107 of 1998 (NEMA) may be triggered for construction and development activities, with associated structures and infrastructure, where the total developed area is 20 ha or more. In this event, a full environmental impact assessment must be carried out to determine the possible impacts of this construction on the environment. In the case of construction activities having a less significant impact on the environment, a basic assessment procedure is triggered under NEMA. An example is the transformation of undeveloped, vacant or derelict land for infill development covering an area of between 5 ha to 20 ha or for residential, mixed, retail, commercial, industrial or institutional use where development does not constitute infill and where the total area to be transformed exceeds 1 ha.

Water and biodiversity conserved
If the proposed construction of the building may have a detrimental impact on a water resource, an application for a water-use licence must be made and obtained under the National Water Act 36 of 1998. Furthermore, environmental restrictions could be anticipated in areas designated as biodiversity areas, nature reserves, memorial parks or heritage areas.

National Building Regulations met
In addition to the above legislative requirements, regulations promulgated under Section 17(1) of the National Building Regulations and Building Standards Act 103 of 1977 not only regulate building standards but take cognizance of environmental issues, such as handling waste material on site and provisions relating to contaminated land. The National Building Regulations empowers a local authority to order a site owner, in writing within a specified time, to remove waste that has accumulated beyond normal levels. Failure on the part of the site owner to comply with an order is a statutory offence. The local authority may also require the soil in all areas within the site to be treated in accordance with the recommendations of SANS 10124.

Land contamination considered
Contaminated land is defined in the National Building Regulations as “any land that, due to substances contained within or under it, is in a condition that presents an unacceptable risk to the health and safety of occupants of buildings constructed on such land”. In the event that a person has applied to the local authority for approval in respect of the erection of any building, and the local authority has reason to believe the proposed site for the building is situated on contaminated land, the local authority must inform the applicant. On receipt of notification from the local authority, the applicant must conduct a “geotechnical site investigation”.

However, if the applicant is aware the site is contaminated or if contamination is evident, it may be compelled to commission the investigation (due to the general duty of care created by Section 28 of NEMA). The results of the investigation would determine whether or not the building should be erected on the site and, if so, the conditions that must be adhered to, including details of measures to be taken to fulfil the conditions.

New Waste Act in place
The concept of contaminated land has been included in Part 8 of the National Environmental Management: Waste Act 59 of 2008 (the Waste Act). The Waste Act commences on July 1 2009, except for Section 28(7)(a), Part 8 and Section 46 (Government Gazette 32189, notice number 34, dated April 30 2009). The Waste Act requires the Minister of Water & Environmental Affairs to keep a national contaminated-land register of investigation areas. If the minister or MEC decides an investigation area is contaminated, he may issue a remediation order and declare the same to be a remediation site. No person may transfer contaminated land without informing the transferee first and, in the case of a remediation site, the minister or MEC must be informed. The fact that a site is contaminated must be registered against the title deeds of the property; thereby ensuring identification and compliance with the restrictions on the transfer of contaminated land.

‘Green building’ not yet legislated
While it is not a legal requirement at this stage that all buildings be green, it is important all provincial and national legislation and regulations be taken into account in the design and construction of a building to avoid contravention. However it should not be ignored that the environmental and financial benefits of green buildings may be “greener on the other side”. Caroline Mulholland is an associate and Lerato Matshe a candidate attorney at Eversheds.

1 Contaminated land regulated
Regulations pertaining to contaminated land are stipulated in the National Building Regulations and the Waste Act, which may involve significant land remediation. In December 2006, Urban Green File covered the Hatfield Precinct where contaminated soil was removed and discarded in a responsible manner at Hatherley Landfill.

2 Waste legislation in place
Waste-management regulations can be complex and affect waste generated on site during construction and emanating from the operations of the facility.

3 Biodiversity protected
Protecting biodiversity should be a concern for any ‘green building’ developer.

4 Energy efficiency required
Energy regulations will have an increasing impact on the development of new buildings.

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GREEN BUILDING BRIEFS

Geothermal energy utilised

My Pond Hotel in Port Alfred boasts a geothermal system that heats and cools the entire hotel, and provides hot water to the hotel and its swimming pool. The technology is not new but it is a first on the African continent, Geothermal Energy Systems believes.

The heating cycle comprises:

§      Antifreeze solution is brought back to the heat pump inside the building via pumps under the parking area in front of the hotel.

§      Heat is transferred to the refrigerant in the primary coil, which boils to become a low-temperature vapour.

§      The antifreeze is then pumped back into the ground and heated again.

§      A reversing valve directs the refrigerant vapour to the compressor. The vapour is compressed to reduce its volume and, thus, heat it.

§      The reversing valve directs the hot gas to the condensing coil where it gives its heat up to the air blowing across the coil.

§      Having given up the heat, the refrigerant passes through the expansion device where its temperature and pressure drop before it returns to the heat exchanger. Further “green” measures implemented by the owner, Novate Property Investments, at My Pond Hotel include energy-efficient lights and harvesting rainwater from the roof for reuse.

New Waste Act

South Africa’s new Waste Act, which came into effect on July 1 2009, combines all legislative requirements relating to waste management and promotes an integrated approach in dealing with waste; focusing on prevention, minimisation and, as a last resort, disposal of waste.

According to Dr Laurraine Lotter, CEO of the Chemical & Allied Industries Association (CAIA), the new act presents an opportunity for the chemical industry to build on its Responsible Care. “The act provides a coherent regulatory framework for the sound management of waste,” she points out.

Areas of the new act, of critical interest for the chemical industry, identified by Lotter are:

§      Hazard classification and categorisation of waste.

§      Licensing of waste-managing activities.

§      The waste-management plan that companies or sectors may have to develop (industry waste-management plans).

§      Declaration of priority wastes.

§      Reduction, reuse, recycling and recovery of waste.

§      The requirements for extended producer responsibility.

§      Contaminated land.

Retail rating tool piloted

The launch of the pilot version of the Green Star SA retail tool, being developed by the Green Building Council of South Africa (GBCSA), is planned for October 2009 to coincide with the GBCSA’s convention and exhibition in Cape Town.

The tool is being developed by a technical working group of voluntary industry experts assisted by the WSP Group and the international sustainability consultant, Michelle Malanca. Liberty Properties and Pareto Limited are sponsors.

Other contributing organisations include the South African Cities Network and the Swiss

Agency for Development & Cooperation, which has implemented a climate-change mitigation Programme in South Africa; focusing on energy efficiency in the building sector.

Water efficiency achieved

Lincoln on Lake in Umhlanga, KwaZulu-Natal, is being developed with a Green Star rating in mind. An innovative aspect of the building will be its water efficiency. Harvested rainwater will be used for flushing toilets and, thereby, reduce the building’s demand for potable water and mitigate the negative impact of stormwater run-off. Additional potable-water savings will be achieved by using air-cooled equipment instead of water-cooled equipment in the air-conditioning system. Efficient fixtures, such as dual-flush toilets, low-flush urinals, low-flow shower heads and electronically-controlled taps with flow restrictors, will also be used. A roof garden in the central courtyard will help to improve the ecological value of the site while helping reduce stormwater run-off. The developers of Lincoln on Lake include Growthpoint Properties, The Louis Group and Key Developments. Design expertise is sourced from THA Architecture & Design, as well as WSP Green by Design.

Water treated on site

“Vertical wetlands” are being considered for the treatment of blackwater at Menlyn Maine in Pretoria, Urban Green File learned from Dr Gwen Theron of Golder Associates at the recent Green Building Conference & Exhibition in Johannesburg.

Menlyn Maine is a large-scale, mixed-use development east of Pretoria. It boasts the first Green Star-registered project in South Africa – the Pegasus building. Another building in the development, registered with the aim of achieving a Green Star Office v1 rating upon completion, is the Bartholomew building.

The project is looking at innovative ways to deal with environmental issues on site, including the treatment and reuse of stormwater and sewage. Various environmental consultants and landscape architects are involved in the Menlyn Maine project, including Golder Associates and Interdesign.

The developers are Ice Finance, Equity Estates, GP Property Investment Holdings, Nedbank and Absa, among others.

The project is one of two city-precinct developments in South Africa participating in the Clinton Climate Initiative. The other is Zonki’Ziswe in Midrand.

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CITY VISIT

Precedent for sustainability?

Cradle City’s proponents are adamant that this will be a large-scale development of ‘green’ consequence. But is it all just ‘green speak’? Or will it show the way to the ‘green city’ of the future?

As a 900 ha development node centred on a major transport facility, the scale and locality of Cradle City present major opportunities being a Greenfield project. Mostly so in terms of introducing sustainable design and management principles from the outset and averting the negative legacies associated with cities such as urban sprawl, congestion, environmental degradation and inequality across the social spectrum. Another opportunity is “future proofing” the development for investors and generations to come.

Many frameworks, cities considered
Markus Kaps of the project’s primary developer, Amari Land, elaborates: “The landholding falls mostly within the City of Johannesburg, and Mogale City, and it borders the City of Tshwane. As such, the project is being driven very much by the policies of the City of Johannesburg. We have created a master plan to complement the plans of Johannesburg and Mogale City, and this has been approved.”

Peter Ahmad of the City of Johannesburg informs Urban Green File: “Cradle City falls under the regional spatial development framework (RSDF) for administrative region A. In 2007, we prepared the Northern Areas Development Framework covering the swath of land north of Cosmo City, to the west of Midrand, which includes Lanseria, Witpoort, Diepsloot and Blue Hills, Kyalami. Initially, we had a number of engagements with various stakeholders in the Lanseria area, including the airport and a couple of primary landholders. They had a particular vision but, at the time, a lot of the development fell outside the urban boundary.

So part of the evolution of the development framework was exploring what the alignment would be if we started to look at broader development objectives in the area other than retaining its predominantly rural character. Also in that area, between Cosmo City and the N14, there are strategic landholdings held by the Department of Housing; potentially forming an infill between Cosmo City and the airport. And we see the area to north of the N14, between the highway and the airport, as a new nodal area in future. We tried to look at a longer-term perspective up to 2020, and believe that we can accommodate quite a lot of development in the area. There are various land parcels allocated for housing, and others that are more mixed-use in terms of the land uses defined. So the boundary was amended for the RSDF review of 2007/2008 in a parallel process with the Northern Areas Development Framework”.

Critical mass required
Monica Albonico of ASM Architects & Urban Designers notes that the aim was to consolidate a new development hub, and to introduce new and more integrated land uses in the northern areas.

“When we looked at the first component – the commercial office park just north of the airport (light industrial, offices, hotel and some retail) and the opportunities presented to apply new technologies in terms of ‘green building’ and the provision of services – it became apparent that, for the environment to perform optimally, critical mass was needed.

This would have to be a lifestyle approach; bringing people closer to their work and services closer to people; and establishing supporting systems that would become more sustainable in the long term. So it is really more about land-use principles and a holistic approach rather than the technical issues of services.”

Sustainability the goal
Manfred Braune of WSP Green by Design says that the motivation for sustainability was driven by the developer and conveyed to the professional team in response to local and worldwide pressures around sustainability. “The space will eventually be developed according to the municipal development parcels any way. So, in order to avoid urban sprawl, it is essential to provide a more integrated and long-term plan for transport, land use, the urban fabric, open space and the way buildings look, feel and operate in that space. The size of Cradle City is comparable to the Cape Town CBD in terms of bulk square meterage but densities will vary across the site, up to medium density, to stay within the context of the area.”

Infrastructure presents a challenge
Ahmad comments: “The city has recognised the potential around Lanseria as a nodal point for some time. But one of the biggest challenges in terms of our in-principle support of Cradle City is the infrastructure. In terms of the city’s growth management strategy, it is more of a medium-term priority area as our priorities are focused around more marginalised communities in terms of short- to medium-term investment. So the development has to be serviced via the developer’s costs, which will be a substantial bulk infrastructure investment. Ultimately, the city would then take over the maintenance and management of the infrastructure, and would incur those costs”.

‘New urbanism’ embraced
The starting point for the project’s urban planning was the “new urbanism” model, which centres on “walkable” communities and mixed use environments that reduce the need for transport by facilitating living, working and playing in close proximity. Albonico elaborates:

“We began by looking at how this project could complement the development happening around Fourways; the interface with the Cradle of Humankind World Heritage Site; and developing new east/west connections, which are very weak at the moment. As a community, Diepsloot is compromised because it is inaccessible and connectivity is hampered by an underdeveloped road network. In Soweto, for example, economic development has been improved because of good connectivity with the rest of the urban centres”. The professional team also looked at precedents of aero cities in other parts of the world as a basis for the new model. The land directly adjacent to the airport will respond to commercial and logistic requirements while the north and south districts present different opportunities in terms of development character.

“The area to the north is defined by incredible natural features – the Crocodile River and its tributaries form a system of “green fingers” with magnificent views towards the Magaliesberg,” Albonico comments. “This is really a ‘green coast’ – a recreational and tourist hub for our province. This development will complement that and is seen very much as a lifestyle anchored around unique environmental conditions. The southern district will extend what is happening in Cosmo City and take it to another level by creating an ‘urban living centre’ guided by ‘green city’ principles, such as transport and connectivity, quality of environment and densities.”

Focus on inclusionary housing
“We are looking at inclusionary housing by offering choice for different income groups,” says Kaps. “There are different models and the idea is that these typologies will be accessible to people from all income groups. This is normal in cities that perform efficiently, which generally evolve over time. The residential components, from Phase 2 onwards, are not yet at a detailed planning stage. We will engage with local and provincial housing authorities to put a strategy together, and learn from successful precedent in other parts of the country, to make provision for about 20 000 household opportunities ranging from subsidised housing to upper middle-income.”

Pedestrian-friendliness promotes public transport
The vision for transport is to establish a long-term green mobility plan, which includes significant public transport, walking and cycling initiatives, and an associated road network; reducing car dependency of visitors and occupants.

Kaps tells Urban Green File that alternative transport is fundamental to creating a green city, and to earn valuable points in terms of green-building rating systems. Right from the outset, therefore, adequate cycle and pedestrian ways are being planned into Cradle City.

Traffic modelling has been done to make sure that the development works as well now as when the city matures, he adds. “In our traffic modelling, we have made the assumption that 50% of all transport in and around the city will be public transport.

“We have planned in connections to the bus rapid-transit (BRT) system, and the provision of potential rail routes. Ideally, we would like to reduce carbon emissions by 35% (compared to business as usual) and the starting place is by factoring in these considerations early in the process.”

As far as public transport within the precinct is concerned, Albonico points out: “We would like to see a more green system in place than the BRT. Perhaps something like the Curitiba concept – an electric bus or tram that really reduces carbon emissions and creates a connectivity loop that makes the city functional.”

‘Green ring’ carries public transport
Albonico adds: “The ‘green ring’ is envisioned as a main boulevard; carrying most of the public transport along a linear park with cycling tracks, pedestrian walkways and well-integrated vehicular movement along the edges. The width of the boulevard would facilitate six- to eight-storey buildings around the ‘urban living’ section of the loop. Linked to the public transport system is this proposed central park functioning as a social space connected to the green ring and activated by tram stops and cycling tracks.

When we reach critical mass, it will make sense to connect to the BRT and the Gautrain.”

The premise of the city’s growth-management strategy is based on public transport, adds Ahmad.

“In terms of the Northern Areas Development Framework, certain road networks have been designated for future BRT use with regard to design parameters like road widths.”

Airport noise not a concern
Commenting on the proximity of the airport to the development, Kaps speaks from his own experience on Terminal 5 at Heathrow. “Given that the aircraft at Lanseria are relatively small, even including projected growth of the airport, the impact in terms of noise and air pollution on people living and working in the area should be negligible. Also the landholding is to the north and south of the airport; not under the east-west flight path where noise blight and high NOx levels occur.

However the airport is preparing noise contours to confirm these suppositions.”

Building ‘green’ mandatory
The development of green buildings within the precinct will be mandatory – either through recognised independent environmental ratings for buildings where available, like the Green Building Council of South Africa Green Star rating system, or the green-building guidelines developed for the project where the Green Star system does not yet accommodate certain types of buildings. These guidelines will encourage development through an understanding of the microclimate and topography of the buildings (sun, temperature, humidity, rainfall and wind, for example).

“We are aiming to make green buildings more accessible for all developers,” Braune points out. “Urban design and infrastructure are being prepared in a way that green buildings and Green Star ratings become less expensive for the secondary developers and their project teams. This will also make it simpler and easier to achieve a sustainable built environment through the guidance and work done upfront by the Cradle City professional team.”

Kaps says: “While we are creating certain guidelines and mandating certain standards to achieve this, we are not being prescriptive in terms of how top structures and building services are done but are simply setting out the performance criteria for buildings. The individual developers will decide on technologies and innovations to employ in order to achieve these goals”.

Albonico adds: “The building design concepts will originate from the principles of ‘green architecture’ and should manifest a contemporary, contextual language that will evolve over the period of development; resulting in appropriate, robust, well-built buildings”.

Sensitive environment presents opportunities
About 20% of the landholding is environmentally-sensitive as determined by a range of specialist assessments on the natural ecosystem; completed before the urban-design process began.

Andrew Woghiren and a team of specialists at Strategic Environmental Focus (SEF) have been involved in the planning process from the onset. In his view, “features of the natural environment are seen as opportunities for sustainable development rather than barriers to development”.

SEF is undertaking the environmental impact-assessment process as well as a strategic environmental assessment. “This approach aims to go beyond prescribed norms by ensuring that a more holistic assessment is done,” Woghiren says.

“Ultimately, setting a sustainable framework in which to develop the various phases of Cradle City.”

Stormwater management considers ‘eco’ preservation
Albonico observes: “A large percentage of the public open space will be designated in accordance with stormwater-management and water purification principles. We are not reinventing any of these principles; just using the opportunity to do something at scale and maybe create a precedent.

Without the scale of this development, we wouldn’t even be able to consider dealing with the ecology and preservation of these unique watercourses. And having large-scale open spaces affords higher densities, which are also needed to support the public-transport initiatives.”

Braune adds: “We are retaining the natural beauty within the urban development and will even need to rehabilitate some existing compromised areas. We are endeavouring to comply with environmental legislation by limiting the encroachment of development on sensitive areas, as a minimum, while aspiring to higher targets for increased protection of the environment.

This will determine the design of roads and recreational areas, for instance.

With the landscaping guidelines, we would like to enforce a minimum standard in terms of vegetation cover both for public spaces and individual sites; thereby minimising impermeable surface areas, including roofs. This supports sustainable stormwater management and reduces the potential urban heat-island effect”.

Ambitious targets for consumption reduction
Preliminary targets envisioned for the reduction of waste and resource consumption are relatively ambitious, and are proposed as follows (compared to a typical development of this size):

• 40% less electricity;
• 50% less potable water;
• 50% less sewerage;
• 50% less stormwater;
• 30% to 60% less solid waste; and
• 3-million kg/annum less CO₂ emissions from vehicles.

General strategies that will be developed to meet these targets include reducing potable water consumption through water-efficient designs and fittings; localized water capture and recycling strategies; reuse of treated sewage water for irrigation (local and large-scale); landscaping and irrigation strategies.

Energy consumption from coal-fired plant will be reduced through energy-efficient design and equipment, passive design and innovative system design for heating and cooling, water heating from waste heat or renewable energy, a minimum on-site requirement for renewable energy per site, and, possibly, a large-scale urban geothermal system. The potential for large-scale renewable independent power production is also being explored with the possibility of feeding back into the Eskom grid; depending on Eskom’s progress with feed-in tariff development and independent power-producer programmes. Stormwater-management strategies will include localized stormwater attenuation per stand through permeable paving, green roofs and swales, direct groundwater replenishment, reduced pollution to natural watercourses, filtering water entering the ground, and storing rainwater for reuse. “The idea is to reduce peak flows from new developments and to see how far we can go in terms of sustainable urban drainage systems,” says Braune. “Here, and with sewage, water and energy, we are coming up against legislation that requires things to be done in a certain way. We are working with the authorities to push as far as we can while staying within the law.”

Kaps asserts: “We don’t yet have the designs and approvals in place but we are putting the intention out there”. Negotiations with Eskom and Johannesburg Water are under way with regard to obtaining rights for sourcing, harvesting and generating resources.

Lack of services dictates self-sustainability
“There are limited services available so we have to create self-sustaining conditions from the start,” says Albonico. “We also have to meet certain standards in terms of what Johannesburg as a city is trying to achieve because, although during the initial stage, the development has to be self-managed, the intention is to, eventually, hand over management to the city. And the city still has to retain control as the responsible authority. I think the main concern for the city, in terms of maintaining new green technologies, is the issue of skills. However, we believe that the scale of the development will allow some kind of continuity. If we can implement processes ourselves, particularly for sewage, for example, then we should be able to facilitate earlier development of the top structures. There is a lot of precedent for these systems – it is a realisable prospect.”

Ahmad adds: “The development will have to connect into the existing service networks but that is all part of the negotiations that are ongoing between the city’s service providers. The city is not in a position to provide the bulk infrastructure in the short term so the developer would need to bear the cost burden. It has to be viable for the developers but also of a standard that the city is prepared to take on at a later stage, particularly given the ecological sensitivities in the area”.

Braune expands: “We are looking at sewage treatment in a sustainable way; potentially using the treated water for irrigation to certain areas and possibly reticulating the water to properties for purchase.

Property owners would then earn points in terms of the rating systems; again making the Green Star rating more accessible”.

Dedicated utility company mooted
Kaps points out: “It is still early days but we are trying to establish the potential to create dedicated utility companies for Cradle City – for water, electricity and refuse removal. As ‘sub-utilities’ to the municipality, the companies would be independent and, therefore, able to drive sustainability issues. If we get it right, it will set the project apart in terms of long-term operations and the individual developers will have a vested interest in ensuring the initiative’s success”.

Focus on waste minimisation
General waste-management strategies include the minimisation of solid waste sent to landfill, recycling of construction waste, recycling from operational buildings, position of landfill sites, waste-to-energy project potential, and educating occupants on recycling opportunities. Kaps notes:

“We have an environmental-management plan for contractors’ compliance and an environmental manager to control the process during construction. At Heathrow Terminal 5, we achieved 90% recycling of all construction materials so it can be done.

We view waste management during the operational phase as a commercial opportunity, and are talking to waste service providers to minimise waste to landfill.”

Long-term success achievable?
One of the most critical strategies for ensuring the ongoing sustainability of the development is a comprehensive information and education drive on environmental sustainability for building occupants, operators and owners.

The professional team recognises this, together with a central community trust or property owners’ association, is essential to ensuring the continuity of the project’s original intentions. “While professionals in the industry understand the subject well, we have to get the message across to tenants and owners – this is a key challenge,” Kaps says. “A lot of these parameters are already included in our sales contracts but haven’t been tested yet. So we will have to refine the process as we go along – as a green commercial venture.” Cradle City, in concept, is an exciting prospect that has the potential to set new benchmarks for large-scale sustainable design – locally and abroad. The big unknown is whether or not the developers will stick to their mettle, fight for their project’s green rights and, ultimately, ensure the maintenance and continuity of the development’s original intentions.

Pipe dream or appropriate?
— comment by Gerald Garner
Cradle City clearly shows that sustainability entails more than individual ‘green’ buildings – a refreshing approach applauded by Urban Green File.
However there are some areas of concern.

1 Economically viable?
While Urban Green File is impressed by the design principles being applied at Cradle City, it is an exercise in theory at this stage. It remains to be seen just how green this city precinct will be in practice. Clearly, the developer is using the green concept for its significant marketing advantage.

But, at a time when property investors are hard to find, pressures may be significant to downscale green aspirations in order to secure land sales and kick-start development.

While it is easy to formulate green goals, such as an ecologically-sensitive stormwater system and the recycling of grey- and blackwater, the devil is in the detail. It will be a mammoth task to ensure that it works out in practice. Significant expertise will be required for the development of each site, as well as making sure that everything plugs into the overall ecological system. Indeed, the costs could become prohibitive, especially if the inclusion of affordable housing is a goal.

2 An enclosed precinct?
Also of concern to Urban Green File is the “enclosed-precinct mentality” so often associated with South African projects.

Would this become another exclusionary “Melrose Arch”; turning its back on its surroundings and operating as a city apart from the wider urban environment?

However, Braune points out that Cradle City is on a completely different scale than Melrose Arch. “We are trying to avoid an urban space that creates closed communities,” he says. Would it really improve the sustainability of Johannesburg in its entirety if this development is green but surrounding developments continue to follow outdated and flawed models? Should the green principles envisaged for Cradle City not become the domain of local government; rolled out across the city rather than in a single precinct? In this regard Braune refers to San Diego, California, US, as a good example of a city being transformed from radical urban sprawl through the creation of sustainable villages within a city. “In some ways this is what Cradle City will be doing for Johannesburg,” he remarks.

3 Recycling of water a complex proposition
The developers and designers of Cradle City focus much of their attention on the reuse of grey- and blackwater. While this could lead to significant water (and cost) savings in terms of irrigation, it must be noted that the brand-new, much-expanded Northern Wastewater Treatments Works (NWWTW), operated by Johannesburg Water, is available nearby. Would it not be better to integrate Cradle City’s systems with this piece of state-of-the-art infrastructure?

Perhaps not for the treatment of already-used water since on-site treatment for irrigation is a good solution. But why not spend more effort on the supply side of water? Expensive infrastructure would be required to pipe clean water to Cradle City.

If, though, the money is spent on a plant to clean the treated effluent emanating from the NWWTW in an innovative and green way, Cradle City could set a true example of sustainable development by relying on recycled water on the intake side.

However one should never lose sight of the astounding water system of Johannesburg as a city. Its water is sourced from Rand Water and this regional water body, in turn, receives its water from the Lesotho Highlands via the Vaal Dam. If this water had not been transferred to Johannesburg, it would have flowed down the Orange River and into the Atlantic Ocean.

However, in practice, it is piped across the continental watershed to feed the northern part of Johannesburg. Every time a person flushes a toilet in the north of Jo’burg, he or she participates in one of the largest watertransfer schemes the world has seen. Once the water leaves the toilet or basin, it flows towards the NWWTW. From there, it is released into the Crocodile River; finding its way towards the Limpopo River and, eventually, into the Indian Ocean.

Significant, however, is that this water is consumed a second time by many municipalities and platinum mines in North West Province – an example of engineering ingenuity and recycling/sustainability on a large scale. It is, therefore, essential that Johannesburg does not stop releasing its used, but treated, water into the country’s northern river system.

4 Public transport viable?
A plausible aspect is the focus on public transport. A system would only work if the entire area was safe and pedestrian-friendly for people to walk to, and wait at, a bus stop or BRT station. In principle, this seems to be the intention for Cradle City. One can be certain, though, that public transport will not be successful if only operating within the precinct. Integration with a city-wide system (not yet available) would be essential. The existing minibus-taxi system, and not only the BRT, may be necessary.

5 Can it be achieved?
What many may call a pipe dream could just become a shining example of responsible, appropriate urban development.

Success, though, will depend on many complex considerations. While not compromising on their green goal, it is also important for Amari Land not to stick blindly to much-vaunted green technologies.

The question to keep in mind is sustainability on a city-wide and country-wide scale, and not only within the precinct.

Cradle City at a glance

1 Public-transport system
A ‘green ring’ will provide a public-transport system set within a landscaped, pedestrian-friendly setting.

2 Mixed use
To ensure sustainability, a mix of uses, including offices, retail, housing and light industrial, will be accommodated.

3 Self-sustained infrastructure
As the municipality’s spending priorities in terms of certain infrastructure, such as sewage treatment, lie elsewhere, the developers will have to self-fund the infrastructure requirements of Cradle City hence the focus on ‘green’ systems with long-term sustainability in mind.

4 Aero city
Located to the north and south of Lanseria Airport, the development has taken cognisance of the best elements of aero cities around the world.

5 ‘Green’ buildings
Owners of individual buildings will be prompted to comply with the ‘green building’ principles set out for Cradle City.

6 Open-space system
The ecological role of open spaces, apart from the need for recreation space only, is recognised. Much emphasis will be placed on the ecological capture and treatment of stormwater, as well as the treatment and recycling of sewage water for irrigation purposes.

7 Waste minimisation
Recycling is top of the agenda in terms of construction waste and the ongoing operation of facilities.

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ENVIRONMENTAL PLANNING & DESIGN

Awards season imminent
In September 2009, the Institute of Landscape Architects of South Africa will be celebrating many significant projects completed by its members in the past two years.
Urban Green File caught a glimpse of some of the entries.

As many as 29 projects have been entered for the 2009 Institute of Landscape Architects of South Africa (ILASA) Awards of Excellence.

Staged every alternate year, the ILASA Awards of Excellence set out to celebrate the work of the profession; giving specific recognition to work that has gone beyond the professional standard expected of landscape architects in any event. The adjudicators look for exceptional projects that clearly show the immense value that a landscape architect can add to any built-environment project.

An important trend identified by the adjudication panel this year is that landscape architects are, increasingly, being appointed in the early, beginning stages of a project. “In this way, a landscape architect has a much more constructive design role,” says Alan Cave, head of the northern adjudication committee. Commenting on the high standard of the 29 submitted projects, Cave observes that the input of landscape architects had influenced the layout of all the projects and increased the public’s exposure to, and awareness of, indigenous plants.

Bernie Oberholzer, serving on the southern adjudication panel, observes a greater awareness of the context and cultural setting among submitted projects.

“Such aspects have been respected and reflected in the design solutions,” Oberholzer remarks.

The adjudication panel notes that it is evident that the broad scope of a landscape architect’s knowledge, experience and skills result in him/her becoming an important team player in the client’s consultant team. The panel argues: “The landscape architect, therefore, makes a significant contribution to the overall value of the project”. Projects were entered in five categories:

Design – completed projects
§           Freedom Park intermediate phase by NLA Bagale GREENinc Momo Joint Venture
§          Liliesleaf by GREENinc
§          House Engelbrecht by Erika van den Berg Landscape Architect
§          Thesen Islands by CMAI
§          Hillcrest Office Park by Interdesign Landscape Architects
§          Hazeldean Office Park Phase 1 by Interdesign Landscape Architects
§          St Andrews Square by OVP Associates
§          New Kings and Majestic Residences, Kalk Bay, by OVP Associates
§          BP Headquarters by OVP Associates
§          Schonenberg Estate by KALA
§          Jewish Cemetery Entrance, Pinelands 2, by KALA
§          Brooklyn Bridge Offices by Insite Landscape Architects
§          Motorola central courtyard by Insite Landscape Architects
§          Cape Town Foreshore pedestrianisation projects by Earthworks  Landscape Architects

Design – projects under way
§           End Street Park by Newtown Landscape Architects
§          Greater Ellis Park Precinct development by Newtown Landscape Architects
§          Clarens Golf & Trout Estate by Insite Landscape Architects
§          Khayelitsha Harare Precinct 3 by KALA
§          Serengeti Golf & Wildlife Estate by Insite Landscape Architects
§          Legends Golf & Safari Resort gatehouse by Insite Landscape Architects

Design – project proposals
§           Corniche Bay Resort (Banyan Tree) Land scape Architecture Framework by  Newtown Landscape Architects + GREENinc Landscape Architects Joint Venture
§          New Unisa entrance and student centre by Cave Klapwijk & Associates
§          Oprah Winfrey Leadership Academy for Girls by Cave Klapwijk & Associates

Environmental planning
§           Woolworths Distribution Centre, Midrand, by Newtown Landscape Architects
§          Cotswold Downs Estate by Uys & White Landscape Architects, FutureWorks and Nicci Diederichs
§          New Transnet multi-products pipeline by Cave Klapwijk & Associates

Research
§           Landscape contracting in SA by Piet Vosloo (KWP Landscape Architects)
§          Cape Town International Convention Centre Stage 2 by OVP Associates (as  Convenco Landscape Architects)
§          Genadendal by OVP Associates

Adjucation panel
The southern adjudication panel comprised Alan Cave (convenor), Bernard Oberholzer, Trevor Thorold, Clare Burgess, Neil Eitzen and Samantha Glen. The northern adjudication panel consisted of Piet Vosloo (convenor), Finzi Saidi, Frans van Wyk, Eric Noir and Bernadette Vollmer. The convenors gave input into the adjudication of both regions.

Obvious benefit
It is clear that, by involving a landscape architect early on in a project, the value added in terms of an improved environment is increased significantly, says the Institute of Landscape Architects of South Africa (ILASA). Some of the projects entered for the 2009 ILASA Awards of Excellence are:

1. End Street Park
2. Freedom Park
3. Khayelitsha Harare Precinct 3
4. Thesen Islands
5. Serengeti Golf & Wildlife Estate
6. House Engelbrecht
7. Motorola central courtyard
8. Hillcrest Office Park
9. New Unisa entrance and student centre

The ILASA Awards of Excellence presentation is planned for September 5 at the Radisson Blu Hotel in Sandton, Johannesburg. Urban Green File will be there to cover the event. Subscribers can look forward to receiving a copy of the special awards magazine with the October 2009 print edition.

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WASTE & POLLUTION MANAGEMENT

74% of waste recycled

A triple-win is the result of a retailer’s recycling initiatives. The retailer sees major cost savings, municipalities save on landfill space and a private waste service provider is offered a major business opportunity.

As much as 74% of the waste volume generated in Pick ‘n Pay outlets in KwaZulu-Natal is recycled.

The retailer has, thus, realised significant savings as the cost of sending waste to landfill has been reduced tremendously.

In turn, municipalities are able to preserve precious landfill space and postpone expensive roll-out of additional waste-management infrastructure. How is Pick ’n Pay doing this?

Three-tiered approach
In terms of overall waste generation, the retailer follows a well thought-through, three-tiered approach. The first aspect involves management of its own waste, including sorting and recycling in retail outlets, recycling batteries, CFLs, ewaste, paper and ink in corporate offices, and the installation of worm farms to treat organic waste. Secondly, the programme focuses on packaging reduction – a drive to analyse packaging methods to influence the use of materials by suppliers.

Thirdly, the programme focuses on consumer recycling, including distribution points for batteries and CFLs in stores as well as in-store programmes to educate consumers about recycling.

To introduce its overall waste-reduction strategy, the group has embarked on a waste-management programme in its KwaZulu-Natal stores. “In KwaZulu-Natal, we have been working on waste management and recycling initiatives for a number of years,” Pick ’n Pay’s energy-management representative for KwaZulu-Natal, Terry Lund, tells Urban

Green File. “You need to get buy-in from management in each specific region to ensure a recycling initiative’s success.”

In KwaZulu-Natal, waste from 24 stores, and one food and distribution centre, is being recycled through a central approach that is being streamlined from the regional head office in Durban, and in partnership with a key service provider – Don’t Waste Services. Franchises are responsible for their own recycling although Pick ’n Pay provides support to owners if there is a need to recycle, says Lund.

Waste-to-landfill cost eliminated?
The group recycles 40% of its waste in weight and 74% in volume in all KwaZulu-Natal stores. The ultimate objective is to achieve a zero-waste footprint in all operations in KwaZulu-Natal, Lund enthuses.

“We want to eliminate the cost of sending waste to landfill completely. And it is possible.”

The retail stores primarily generate large quantities of packaging waste (cardboard and plastic) and organic waste, such as redundant food and cooking oil.

Secondary waste includes cans, PET bottles and paper used inside the stores, and a minute amount of paper and electronic waste generated in administrative offices.

Centralised control ensures effectiveness
The first step in reducing Pick ’n Pay’s waste footprint involves identification of the various types of waste generated, Lund points out. “We have developed a whole structure by undertaking a comprehensive waste-identification process for each store in KwaZulu-Natal”.

At the time when Lund took over the KwaZulu-Natal waste operations in 2006, Pick ’n Pay was using several waste-management service providers conducting some form of recycling in fragmented pockets and in various retail outlets. The objective was to consolidate this at regional level in order to gain greater control over interrelated processes, and to try to minimise the number of different service providers. “If something went wrong, it was difficult to identify who was responsible,” says Lund.

“It became a management nightmare so working through a central system has just made it a lot easier.”

Single service provider appointed
In 2007, Pick ’n Pay consolidated its relationship with Don’t Waste Services; putting its single service-provider, centralized approach to practice. It was this service provider’s extended infrastructure and ability to execute recycling at source on behalf of clients, as well as its belief that recycling wasn’t feasible if it was not financially viable, that secured the partnership.

It is necessary to understand a little more about the Don’t Waste Services’ methodology in order to grasp the successes achieved at Pick ’n Pay’s KwaZulu-Natal stores. Mark Smuts, marketing manager for Don’t Waste Services tells Urban Green File that dedicated, trained members of staff, with full protective equipment, are provided on site to sort waste.

Usually, Don’t Waste Services will provide the frames, bags and wheelie bins at the client’s waste-receiving back-of house facility. Each Pick ’n Pay store in KwaZulu-Natal has, on average, between 30 to 40 wheelie bins installed and two staff members handle separation.

Small business development encouraged
From a social perspective, Pick ’n Pay management encourages the use of various service providers in order to promote small-business development and broad-based black economic empowerment.

However, in the case of waste management, Lund believes this approach would reduce cost viability and increase management hassles associated with recycling.

“One needs to strike a balance in the approach to economic viability and social responsibility. A service provider supporting emerging small enterprises is ideal.”

According to Smuts, Don’t Waste Services has an extensive network of thirdparty service providers with whom it has built relationships – many of these comprise smaller, entrepreneurial businesses.

IT system calculates savings
The methodology is further underpinned by a Don’t Waste Services detailed IT support system that tracks waste collection and disposal. The system can pinpoint exactly how many cubic metres of waste is classified as recyclables and how much is classified as waste. It, therefore, gives the client full control over the amount of waste sent to landfill and thus provides a benchmark to calculate savings.

Selling of recyclables not the business model
The company’s business model is based on acting as an intermediary between the disposal service providers, the recyclers and the client – on behalf of the client, says Smuts. “Disposal service providers, although conducting some recycling, have a massive conflict of interest as they have money invested in trucks and landfill, and are not totally focused on waste minimization as a result. In order to be profitable, they want waste to be generated. Our business model is not based on selling recyclables or generating income from disposal.

In essence, we act as a waste manager for the client. We’ve tackled recycling primarily from a financial point of view.

When you have a lot of waste going to landfill, it costs you a lot of money. If you are able to separate it at source and divert it from landfill, you reduce your waste costs dramatically.”

The process of selling recyclables to third-party agents is managed and controlled strictly by Don’t Waste Services while the revenue generated from selling the waste is returned to the client. For its turnkey service, Don’t Waste Services charges a monthly management fee to the client.

Waste-to-landfill reduction offers cost savings
According to Smuts, the misperception among corporate players is that the income of recyclables is of great value.

“But it is actually the reduction in waste volumes, and thus a reduction in landfill space, that results in major savings”.

Because of the large volumes of cardboard and plastic generated by Pick ’n Pay, the group actually does receive an income from selling recyclables. There is a major market for cardboard, says Smuts.

Lund adds: “Approximately 2 t of cardboard is generated by a single store per month. At R400/t, that’s R800 per store and we are recycling at 24 stores – a total of almost R20 000 per month”. As much as 80% of income generated by the stores from selling recyclables comes from cardboard.

In terms of waste not going to landfill, Pick ’n Pay saves approximately 15 to 20 wheelie bins per day per store – this is approximately 66% to 74% of waste if measured in cubic metres. At the assumed municipal rate of R18 a wheelie bin for disposal to landfill, recycling results in an approximate R10 800 saving per month at each store or R259 200 per month across the 24 participating outlets.

Organic waste tackled
Organic waste is one of the biggest challenges in terms of achieving a zero-waste footprint – mostly because of the corporate risks associated with the disposal of food. Food often surpasses its sell-by date; requiring the store to dispose of it even though it is still edible in terms of its use-by date. Utmost control is necessary in the management of any organic waste in order to ensure food is not reused or resold – an action that can cause tremendous harm to public image.

Pick ’n Pay is running a few pilot projects to address the reduction of organic waste at store level. One initiative involves the installation of food macerators in the butchery and bakery areas within the stores. “We are looking into this and have already installed one in our Pinetown store,” says Lund. “One aspect of waste management is that it will work in certain cases but not in others. In some stores, water is too hard or too soft or the piping doesn’t facilitate it. It’s a learning curve.”

The conversion of waste oil into biodiesel to fuel the company’s truck fleet is at pilot stage. Again there is a risk factor that needs to be managed. Lund says:

“When you give cooking oil to a company for biofuel purposes, you need to make sure it is used in a responsible manner”.

Discarding cooking oil has spin-offs for stores from a maintenance perspective as the disposal of hot oil damages the facility’s plastic drain pipes. If a viable solution could be found, the advantages would be numerous.

Office waste reduced, worm farms established
Pick ’n Pay’s aim is not only to reduce waste at retail level but also at its offices.

In the company’s Durban head office, Don’t Waste Services has appointed recyclers to collect paper (Ever Green) and electronic waste (Re Recycling). The recycling programmes include recycling of batteries, CFLs and ink cartridges.

Vermiculture projects run in the Johannesburg, Port Elizabeth and Cape Town offices. Worm farms have been installed in these head offices where canteen waste is converted into compost.

Where to next?
As far as the future of Pick ’n Pay’s strategy for waste management is concerned, the group plans a phased national roll-out across all corporate stores, says Andre Nel, group sustainable development manager for Pick ‘n Pay.

Municipality welcomes private initiative
Kenny Ngcobo – in charge of waste minimisation projects in the eThekwini Municipality – tells Urban Green File that, although the council has not been involved in Pick ’n Pay’s waste-recycling endeavours, any initiatives undertaken by the private sector to reduce its waste-to-landfill footprint is encouraged and applauded. “As a council we like to get involved with private-sector projects in search of synergies for working together,” comments Ngcobo. The municipality has a contractual agreement with Mondi, for instance, for the collection and recycling of paper and PET bottles. Through this initiative approximately 5 000 t of paper is recycled per day.

Holistically, Ngcobo says there has been a significant reduction in landfill space in eThekwini.

“In January 2009, we calculated a reduction of 13% in airspace on our landfills. We have also done studies on our main landfill site, Mariannhill, showing that we have extended its lifespan from three to 10, or even 15 years, through diverting, reducing and recycling waste”. Although eThekwini is conducting several recycling initiatives through its integrated waste-management strategy as a council, Ngcobo also highlights that independently-operating private players in the region have certainly played a part in these reductions in landfill space.

“If private companies that are running recycling programmes independently can come on board and work together with the council, we can have an even greater impact on landfill reduction,” he imparts. “We really encourage that from our side”.

A triple win
Pick ‘n Pay’s waste-management initiatives proves a business case can be made for recycling and waste management.

It is not the sole domain of municipalities. In fact, Pick ’n Pay and the municipalities within the province of KwaZulu-Natal benefit from the reduction in waste sent to landfill. At the same time, a private-sector waste company is presented with a major business opportunity.

Waste intermediary?
With various waste-collection schemes in its stores, is Pick ‘n Pay becoming a waste service provider itself?

In certain outlets, Pick ’n Pay has established collection points for batteries. This recycling project runs in conjunction with Uniross SA. Batteries are taken to the Uniross plant in Midrand to be sorted – all non-rechargeable batteries are sent to hazardous-waste landfills while rechargeables are sent to Paris, France, to be recycled.

In addition, Pick ’n Pay has partnered with Philips in a drive to recycle compact fluorescent lights (CFLs). As with the Uniross battery initiative, temporary bins have been placed in Pick ’n Pay stores. Amplux – a Philips merchandising support company – collects the disposed CFLs once a week from Pick ’n Pay. The collected lights are taken to Amplux offices and a waste company collects the CFLs and disposes of them responsibly.

With regard to local production and recycling of CFLs, the Philips CFL manufacturing facility in Lesotho has been up and running since 2009. A recycling facility is planned. E-waste recycler, Reclite, is also establishing a facility on the West Rand so demand is picking up, according to a Pick ’n Pay corporate presentation provided to Urban Green File.

These e-waste collection initiatives are commendable but it also sets some challenges. As a corporate – not in the business of waste management – you certainly do not want to become a collection point for the local electrician’s hazardous waste so it’s a process that requires careful management.

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WASTE & POLLUTION MANAGEMENT BRIEFS

Agent for rubble recyclers

Pilot Crushtec has been appointed as the southern African dealer for Rubble Master compact recycling crushers. The Rubble Master range provides complete recycling solutions; enabling contractors to crush and recycle material such as demolition waste on site.

The RM80 is the first Rubble Master model introduced to South Africa. This compact recycler can perform as either a primary or secondary crusher, and features an oversize-grain separator that consists of a product screen with a recirculating conveyor. Optional add-ons include a side conveyor and a powerful magnetic separator to pull reinforcing steel out of the crushed building rubble.
 

Food for waste

KwaZulu-Natal’s Siyazenzela waste-management project offers an innovative and sustainable solution for the removal of litter and waste.

Residents of the Msunduzi Municipality have been prompted to collect discarded waste. They are reimbursed with food parcels when they deliver the waste to central depots. This, in turn, enables municipal vehicles to remove the waste and dump it on landfill sites. The programme is the brainchild of the former KwaZulu-Natal MEC for Transport, Community Safety & Liaison, Bheki Cele, who has witnessed similar successful projects in Brazil.

Collect-a-Can has been an active promoter of the project.

The company has set out to show the community that waste is not just waste but that there are achievable commercial opportunities in recycling.

According to the regional manager for Collect-a-Can in KwaZulu-Natal, Vincent Zwane, the company has delivered many presentations to show the community how to turn waste into cash and the value that lies in a can.

“Through education and mentorship, we hope to empower the people to start collecting cans for gain,” says Zwane.

“We have provided them with the strategy and knowledge, and now it is up to them to take on the challenge and make it work for themselves.”

Fuel pollution tackled

Through its five-year Spill Intervention Programme (SIP), Engen is successfully reducing fuel loss at its service stations. So says Pat McKune, retail engineering construction manager for Engen.

“The R347-million SIP consists of multiple projects; all aimed at mitigating the risk of fuel entering the ground or water resources around Engen’s retail site network covering 1 200 sites and 6 500 underground storage tanks,” McKune tells Urban Green File. Engen voluntarily undertook a detailed study in 2005 to assess the risk of fuel leakage or spillage at each service station. At the same time, it reassessed its fuel installation engineering standards; focusing on:

§      Developing a risk assessment-profiling (RAP) too to prepare priority mitigating actions to get sites up to the new Engen standard by 2012.

§      Ensuring installations are fit for “new fuels”.

§      Determining other ways needed to stop fuel entering the environment.

§      Setting new installation and loss-intervention standards.

As a result, all Engen’s new, refurbished and rebuilt sites include the following elements:

§      steel composite tanks;

§      double-walled fuel piping;

§      automatic tank gauging with pressurised line-leak and tank-leak detection;

§      real-time statistical inventory reconciliation and remote alarm systems with evaluated improvements in response time;

§      concrete on forecourts and concrete filler slabs to contain and manage fuel delivery spills;

§      filler and forecourt drainage/containment system;

§      drainage leads to 6 m³ oil interceptors;

§      tank access, filler and secondary containment of pump islands;

§      oil-interceptor connection to storm-water or to foul sewers;

§      dealer contract with an Engen-approved wastemanagement company;

§      vapour recovery Stage 1b standard addition; and

§      “reed bed” water and sewage treatment is being piloted.

Lucrative building waste

Recycling demolition waste from a building site in Kempton Park was not only environmentally responsible but also financially lucrative for SA Demolishers.

The company managed to avoid dumping fees charged by landfill sites as well as the cost of transporting rubble by investing in a Terex Finlay J1160 jaw crusher from Pilot Crushtec. Aboobaker Joosab, owner of SA Demolishers, tells Urban Green File that cutting out the removal of rubble from the site reduced the demolition cost by about a third.

According to Nicolan Govender of Pilot Crushtec, the demolished block of flats contained a lot of steel reinforcing so the removal of the rubble was particularly expensive. However, he says, most of the rubble fed into the J1160 was in the form of -500 mm blocks that encased the reinforcing steel. “The jaw-crushing action stripped the concrete off the steel. The magnet on the discharge conveyor then separated the steel from the crushed aggregate.” As a result, SA Demolishers was able to sell the G5 to G7 aggregate back to the developer at a much lower price than materials from a quarry would have cost.

New Waste Act

South Africa’s new Waste Act, which came into effect on July 1 2009, combines all legislative requirements relating to waste management and promotes an integrated approach in dealing with waste; focusing on prevention, minimisation and, as a last resort, disposal of waste.

According to Dr Laurraine Lotter, CEO of the Chemical & Allied Industries Association (CAIA), the new act presents an opportunity for the chemical industry to build on its Responsible Care. “The act provides a coherent regulatory framework for the sound management of waste,” she points out.

Areas of the new act, of critical interest for the chemical industry, identified by Lotter are:

§      Hazard classification and categorisation of waste.

§      Licensing of waste-managing activities.

§      The waste-management plan that companies or sectors may have to develop (industry waste-management plans).

§      Declaration of priority wastes.

§      Reduction, reuse, recycling and recovery of waste.

§      The requirements for extended producer responsibility.

§      Contaminated land.

Paper-recycling service

Metrofile is recycling as much as 650 t of paper per month, the company’s Peter McLaren-Kennedy tells Urban Green File. In addition to recycling its own boxes and records destroyed on behalf of its customers, Metrofile and its sister division, Rainbow, offers a paper-management service that affords businesses the opportunity to have their office waste paper and confidential documents destroyed. “Secure recycling bins are provided with Metrofile doing bulk collections and paper sorting to make recycling more convenient,” McLaren-Kennedy states.

Technology for urban mining

Technologies and services for “urban mining” will be on show in Munich from September 13 to 20 2010. The renowned environmental-technology trade fair, IFAT, will cover the reuse of materials hidden away in building and construction waste.

“Buildings are valuable repositories of raw materials,” the IFAT organiser informs Urban Green File. “According to the Federation of the German Construction Industry, around 255-million t of mineral waste is generated on building sites – 92% of which is recoverable – every year.”

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INSPIRATION

A street as a place

A street should never be built for cars alone – in fact, a street should be treated as a public space in which community members have the opportunity to interact. Green Point is a case in point.

Streets in South African cities are, in general, treated as thoroughfares for cars; leaving little space for any other mode of transport.

Often state-of-the-art road surfaces are flanked by un-surfaced and eroded earth or unkempt lawn.

Somewhere among these obstacles, pedestrians or cyclists have to fend for themselves.

However the City of Cape Town is adopting a different approach. All over Cape Town, it is clear that streets are being treated as an integral part of the urban public-space system. Once-derelict pavements are being turned into clean sidewalks with attractive paving surfaces, lights, benches, dustbins, trees and groundcovers.

On a recent visit to Cape Town, Urban Green File was impressed with the transformation of the Green Point area. No doubt, this is a result of the building of the Green Point Stadium for the 2010 FIFA World Cup. But the urban upgrading in Cape Town is not confined to the immediate surroundings of the stadium. The entire Green Point Common and all the streets leading to the city center and Sea Point are receiving a make over. In a welcome departure from the status quo of South African cities, Cape Town is considering the entire street space rather than the blacktop surface only.

On page 25 of this edition, the article on Cradle City refers to the concept of “completed streets” – entailing the design of a street in its totality, including pedestrian sidewalks, vehicle lanes, parkland medians and dedicated public-transport lanes.

It seems as if Cape Town has already embraced this concept and Urban Green File finds the initiative to complete the streets of Green Point truly inspiring!

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INSULT

Unsafe city, looted buildings

A prominent heritage building is looted without an eyebrow lifted?

Historic buildings in Johannesburg are being left to rot. The derelict state of the Barbican building, as well as the Rissik Street Post Office, has received much media attention in recent weeks. This followed plundering of the glazed rooftop, steel French doors and balustrades from the Barbican – a building protected in terms of Section 34 of the National Heritage Resources Act.

Many have criticised Old Mutual Investment Group Property Investments, current owner of the Barbican, for failing to look after this city landmark. However Urban Green File understands that Old Mutual is busy preparing plans for the refurbishment of the Barbican. What is astounding, though, is that the Barbican and the Rissik Street Post Office are neighbours to the Gauteng Provincial Legislature. Surely, this area should be the heart of Gauteng and Johannesburg? One would expect the provincial and city authorities to take pride in their environment and ensure that the area is safe, clean and well-managed.

How, Urban Green File wants to know, is it possible for vandals to loot a building directly opposite the provincial legislature? In some ways, one would want to blame Old Mutual for its slack ownership of the Barbican; leaving the building without adequate security. But of greater concern is the complete lack of policing and city management in the area. Surely it shouldn’t be too much to expect a city centre to be a safe place where vandals can’t break through a brick wall to carry away the city’s heritage? Neil Fraser of Urban Inc, writing in his Easiread newsletter, refers to Unesco’s view of historic buildings: “Historic areas are part of the daily environment of human beings everywhere. (They) represent the living presence of the past, which formed them… (They) afford, down the ages, the most tangible evidence of the wealth and diversity of cultural, religious and social activities… Their safeguarding and their integration into the life of contemporary society is a basic factor in town planning and land development”. The Barbican is bricked up and derelict; indicating a lack of civic pride – by the municipality, the property owner and the public at large. When will this attitude change?

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VIEWPOINT

Cutting ‘green’ spend could hurt

With long-term economic and environmental benefits in mind, business should continue to invest in clean technologies in spite of the global economic crisis

Now is not the time for companies to put environmental initiatives on hold, even though short-term costs savings appear attractive. Companies that cut environmental spend will pay the price in the long run, warns Loshni Naidoo, climate-change and sustainability-services manager for Ernst & Young.

“As many companies are feeling the pinch of the global economic slowdown, the focus has shifted to increasing operational efficiencies and cutting costs. Projects geared at reducing the impact of the organisation on the environment are often cut first because they are perceived to present no immediate benefit to the bottom line. Cutting projects that focus on the improvement of environmental sustainability will only result in companies being unable to comply with future environmental regulations. Companies will then be involved in a desperate scramble to comply and this is likely to involve additional cost and, possibly, penalties for non-compliance.

It is important for companies to remember, even though the primary focus of optimizing processes to reduce their environmental impact is ‘green’, there is opportunity to save costs at the same time.

The two are not mutually exclusive.”

A challenge in this regard, though, is the shortage of skills in the environmental sector. This emphasises the need for organisations to retain the skills they have in this sector as replacing them at a later date could prove prohibitively expensive.

Globally, investment in clean technologies (“clean tech”) is on the rise. The 2008 Ernst & Young survey indicates 41% of corporate venture capital in 2008 was allocated to clean-tech investments with 35% of companies intending to increase their inves tments during 2009 and 44% looking to increase investments in clean tech within the next five years.

The survey also indicates the three key objectives of clean-tech investments are the enhancement of existing products and services, creation of new environment-friendly products or services, and improvement of internal operations and the supply chain.

However the global economic slowdown will have an impact on clean tech. “The problem is that corporate venture capital makes up only a small part of the total investment needed to bring new clean-tech products and services to market,” states Naidoo. “Much of the vital work is being done by small start-up companies and the global economic slowdown is affecting them worse than most. Many start-ups are struggling to find the funding they require as venture-capital funds dry up and those continuing to invest are adopting a more stringent risk-management strategy. This is doubly difficult for South African start-ups as they don’t have easy access to international funding. Compounding their difficulties is the pull-back in the cost of oil, which has reduced the pressure on business to find alternatives for carbon-based energy solutions.” While research is still in the early stages, it is up to companies that could benefit from these technologies to back developers of clean tech, Naidoo maintains.

Failure to do so could result in delayed adoption of new technologies that would reduce the environmental impact of business processes and save costs. “Although management is focused on improving the immediate performance of companies, there is a pressing need to maintain investments in new, green technologies as a strategy to ensure future viability of their organisations,” Naidoo says.