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Contents of December 2010
COMMENT
New
beginnings
UPFRONT
What
is new and happening?
GREEN
BUILDINGS
Greening
a laboratory
Greening
an energy-hungry building is not a small task. However, this, as well as conservation of
its surrounds, has been achieved.
GREEN BUILDINGS BRIEFS
CITY VISIT
Historic significance brought to the fore
Sharpeville
and its environs are being regenerated in an effort to increase tourism in the area and
improve quality of life for its residents.
ENVIRONMENTAL PLANNING & DESIGN
Recycled
land revolution begun
The
Egoli Gas site is one of the first to demonstrate affordable environmental rehabilitation
as a significant business investment.
WASTE & POLLUTION MANAGEMENT
Wastewater
recovery and reuse
The
ins and outs of recycling stormwater, greywater and blackwater are investigated with
prominent examples in each instance.
WASTE & POLLUTION MANAGEMENT BRIEFS
INSPIRATION
Relevant, interactive monument
INSULT
World Cup quick fixes excavated
VIEWPOINT
The value of trees
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COMMENT
New
beginnings
From new beginnings to
the completion of a project to new beginnings so the circle continues. But, looking back
at how the plan panned out is vital to continue learning and growing.
Gerald
Garner has left big shoes to fill. He has worked passionately on Urban Green File for years; gathering an ardent
following along the way - people who enjoy his editorial, and trust and value his opinion.
His plan for a magazine focusing on the urban environment and promoting environmentally
sound practices definitely worked out. Luckily, he has been helping me, Vicky Rae Ellmore,
the new editor of Urban Green File, become
acquainted with the magazine and readers’ desires over the past year. He will
continue to write a regular column for the magazine and has assured me that he is only a
phone call away at all times. I am also the editor of the Journal of Facilities Management
(JFM) which covers the management of facilities - from business, retail and leisure to
sports and transport. This background in the facilities management (FM) arena puts me in
the interesting position of being able to see “green” and urban planning from
both sides – capturing the viewpoints of those designing and constructing green
buildings and implementing urban-planning initiatives, and those managing and occupying
these buildings and cities when they have been completed. In some ways, FM constitutes
urban consulting on a smaller scale. While urban consultants and planners aim to improve
the built, economic and social environments of communities, facilities managers work on
the environment of a facility to optimise its operation. The custodians of the urban
environment, such as municipal officials and property owners, could be equated to, and a
lot of the time they actually are, the owners of the facilities being managed. Good design
and urban planning will create a facility which is easy to manage and the success of a
design or plan will be evident when visiting the building, precinct or city a couple of
years down the line and talking to those involved in its management. This boils down to
the practicality of the plan and how every detail considers the users and residents, as
well as the general public. Yes, we all want to see beautiful structures spanning our
urban environment and we all want to implement ground-breaking green technology which
will cut our carbon footprint by half. However, the practical elements make these
structures and tools sustainable and improve the built, economic and social environments
of communities for future generations.
So here’s to starting our journey together. I hope to build a strong relationship
with you, the readers of Urban Green File, and the industry as a whole, and to continue
Gerald’s good work.
Vicky Rae Ellmore, Editor
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UPFRONT
Western
Cape stung
The
Green Scorpions conducted environmental law compliance-campaign inspections on five sites
in the Western Cape last month and found transgressions. Preliminary findings at the Eskom
Safari Sub-station indicate that Eskom has begun construction without approval of the
Environmental Management Plan (EMP) and construction activities are occurring outside the
development footprint.
Furthermore, the appointed environmental control officer (ECO) does not keep records of
monitoring and audits as required by the authority.
It was found that the Knysna Municipality never appointed an ECO for the upgrade of the
East Fort Water Scheme to monitor the initial work which was undertaken. This project has
been placed on hold. Transnet did appoint an ECO for the construction of the Transnet
Reverse Osmosis Desalination Plant, however documents to demonstrate compliance were not
readily available.
Inspectors observed large fuel spillage in the construction of the KwaNokuthula 66/22 kV
sub-station and the relocation of power lines in Plettenberg Bay and unauthorised
construction of a power line on a wetland drainage line was also discovered. Further, a
soil-stockpile storage area and the construction site have not been demarcated.
Jo’burg’s
liveability awarded
At
this year’s Liveable Communities (LivCom) Awards, held in Chicago in the US, City
Parks won a gold LivCom Award for its Greening the City legacy project which addresses
environmental disparities in Johannesburg.
Launched in September 2006 in preparation for the hosting of the 2010 FIFA World Cup, the
project was praised by the LivCom judges for its cutting-edge concept, design,
implementation and monitoring, as well as its impact on daily lives.
Johannesburg’s southern suburbs, which have traditionally been left out of the green
belt, were addressed by the project, with more than 200 000 trees planted in Soweto. Other
initiatives included the Dorothy Nyembe Environmental Education Centre in Soweto, the
regional Ivory Park and the Thokoza Park/Moroko Dam rehabilitation.
Concept
village realised
The
747 stands at Crossways Farm Village, located above the Van Stadens River Gorge outside
Port Elizabeth, have gone to market – 15% of the stands fall into the affordable
housing category, with prices starting at R220 000. The smallest stands are grouped around
the town centre, from where they become bigger as one moves closer to the perimeter.
Practically farms themselves, the largest stands are selling for up to R2,1-million.
Carbon-reduction
strategy commemorated
AfriSam
has won the environmental category of the Nedbank Capital Green Mining Awards for taking a
definitive lead in managing carbon emissions in the cement-production process, and for its
world-leading cement CO2
measurement and rating system. During an awards ceremony at Nedbank’s head office in
Sandton on October 20 2010, AfriSam was recognised for its concerted efforts over the past
10 years to reduce specific CO2
emissions.
The awards programme aims to acknowledge and celebrate the invaluable contribution that
responsible mining and mineral beneficiation make to the economic development of Africa.
Only initiatives which went beyond statutory compliance, clearly contributed towards
sustainability and incorporated activities to address known operational impacts were
eligible for entry.
‘Eco
town’ for Eastern Cape
Rejoice
Mabudafhasi, Deputy Minister of Water & Environmental Affairs, handed over the
R41-million Mnquma Buyisela/Eco Town in the Eastern Cape in November 2010.
The handover is part of a public-participation programme. Engagement with communities by
Mabudafhasi is in response to cabinet’s approval of the new outreach initiative which
replaced the initial Izimbizo programme.
The Mnquma Local Municipality is one of the 10 municipalities identified for the pilot
Buyisela/Eco Town concept. The project entails installation of bins, equipment, street
furniture, construction of gateways and street make-up, storage facilities, planting of
trees and ornamental plants, upgrading of public facilities, clearing of open spaces,
preparing compost, establishment of food gardens and sorting facilities. It has created
283 jobs for the local community.
SAEE
Hall of Fame induction
Prof
Nico Beute of the Cape Peninsula University of Technology has been inducted into the
Southern African Association for Energy Efficiency’s (SAEE’s) Dr Ian Ernest Lane
Hall of Fame. People bestowed with this honour are recognised for the service, dedication,
commitment and selfless hours they have given to the energy industry.
Southern
Cape on natural-gas drive
Advasol
has applied for nine natural-gas exploration licences in the southern Cape coastal area
from Struisbaai to Mossel Bay, including Infanta, De Hoop and Stilbaai.
As part of its exploration licence-application process, Advasol held open-house meetings
in July 2010 when the company heard communities’ concerns about proposed activity in
the area.
One of the issues raised was whether or not harmful emissions would occur if natural gas
was discovered and extracted. Should Advasol find gas in the area of application, it will
be piped out to industrial processing plants such as PetroSA (formerly Mosgas). The piping
will be made from high-quality stainless steel which will run underground, along already
established roads, and out of the area.
Advasol will focus mainly on maintaining the natural and visual beauty of the area, and
ensure that the natural environment is not disturbed or affected by gas extraction. Anton
van Wyk, director of Advasol, says that, as natural gas is the cleanest and most
environmentally neutral of all the fossil fuels, the biggest challenge facing this country
is to find a sustainable source of natural gas locally or in neighbouring countries –
onshore or offshore.
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GREEN BUILDINGS
Making a molehill out of a mountain
Incorporating
“green building” techniques into a laboratory is not a small task. Urban Green
File looks at a new building which achieved this as well as the conservation of its
surrounding reserve.
Construction
of the Grain Building, the new offices of the Grain Silo Industry and Southern African
Grain Laboratory (SAGL), started in February 2009 and the building was completed in April
2010. From the outset, there was a drive to ensure that the building was designed and
constructed to be as “green” and sustainable as possible. The R55-million
construction houses the Grain Silo Industry and SAGL’s offices and tenants, as well
as 1 200 m² of SAGL laboratories. The building itself is 4 500 m².
Mauritz Kruger, principal associate at SSI and the building’s architect, explains
that, because laboratories require extremely stringent environmental controls, it was
always going to be a challenge to make the building energy-efficient.
However, this was not the only challenge faced in ensuring that the building worked
together with and sustained its surrounding environment. Juliana’s Golden Mole,
Neamblysomus julianae, is a threatened species and one of the main populations of this
species lies within the Brondberg Reserve. As the Grain Building was constructed in this
reserve, the protection and conservation of this species had to be afforded utmost
importance in the design and construction of the building.
‘Green’
design elements
– only tried and tested selected
Due to the stringent requirements of the
laboratory, “green” initiatives, which could not guarantee the necessary
results, were not an option.
1 Solar light shelves
–passive measures introduced
One of the main design features used to decrease the building’s energy use
is the inclusion of solar screens and light shelves, Kruger notes. These light shelves, or
screens, are included on all the north-facing exteriors and, coupled with the deep
façade, minimise any thermal fluctuations caused by excessive exposure to sunlight during
the summer months.
Within the walls, at the base of the windows, there is a specially designed, ash-filled
cavity which acts as a mass energy-storage device; ensuring evenly distributed
temperatures during the winter months. The angle of the sun during winter is approximately
40° and the angle of the shelf ensures that the cavity remains exposed to sunlight as
long as possible. This allows the building mass to warm up and retain the latent solar
heat energy which, in turn, warms the building interior; reducing the need for excessive
heating during the winter months.
In summer, the angle of the sun is approximately 60° and the angle of the screen ensures
that the cavity wall remains shaded during these months to reduce the need for cooling.
“Because the tops of the screens are reflective, they also assist with lighting the
building’s interior naturally; reducing the need to turn on lights,” Kruger
comments.
2 Solar light without
the heat
Solar light was also used to supplement lighting in areas of the building. “We used a
Solatube, designed by an Australian company, which allows the reflection of natural light
into the building without any of the heat gain,” Kruger states.
The Solatube, essentially, works like a “light chimney”; bringing natural light
to deep spaces within the building such as the passages around the laboratory. “On a
sunny day, the lux levels are high enough to negate the use of other lighting,”
Kruger notes.
3 Occupancy sensors
– triple trigger
Kruger informs Urban Green File that occupancy sensors have been used throughout the
building to reduce the use of artificial lighting. The sensors, which were manufactured by
an American company, Hubbell, work according to three different triggers: movement, sound
and lux levels.
4 Insulation –heat
barricaded
Another design feature mentioned by Kruger, which improves the building’s
energy efficiency, is the way that the building’s insulation was designed. “We
have a 280 mm-wide brick wall on the south-, east- and west-facing walls and, within this
slightly thicker wall, we have a 50 mm cavity filled with polystyrene,” Kruger
explains.
He says that this provides a good barrier against heat loss and heat gain. As polystyrene
is an exceptionally good insulator, the building will not gain or lose excessive heat
through its traditionally warmest or coldest exterior faces, he adds.
5 Windows help optimise
thermal levels
In addition to the polystyrene-filled cavities, the windows also play a role in
optimising the building’s thermal levels. “We have reduced the apertures of the
windows on the south-facing side of the building to reduce heat loss to the cold
south-east wind,” Kruger imparts.
These windows are also double-glazed to further reduce any heat loss, he adds, noting that
windows were avoided on the western façade because of the excessive heat this would
convey during the summer months.
6 Rainwater harvesting
– irrigation sorted
Another green aspect incorporated in the design of the building was the
rainwater-harvesting system. “We included a 20 000 l rainwater-harvesting system
which will be used to irrigate the gardens,” Kruger informs Urban Green File. The water is channelled into four
large tankers in the building’s semi-basement parking
level and stored until required for irrigation.
Beyond the use of rainwater for irrigation, alternative forms of water saving were
stipulated. Kruger states that every bathroom is fitted with infrared sensors with
user-interface time limits installed on the taps and urinals. This ensures that water is
not wasted.
7 Green roof –
blending in
While not strictly adding to the energy or thermal efficiency of the building, an
aesthetic green roof was included in the building’s design. Kruger says that live
grass was initially considered for the roof but a natural-looking AstroTurf-type material
was eventually chosen to reduce maintenance costs.
The green roof area complements the view of the Brondberg Reserve on the building’s
southern side. Kruger states Clear Vu fencing was chosen and pre-painted dark green so
that it would blend into the environment and preserve the aesthetic appeal of the area.
Unpredictable unwelcome
The first challenge faced by SSI was providing a green building which still met
the stringent requirements of a laboratory. SF van der Linde, SSI group manager: buildings
and structures, says that numerous technologies and combinations of technologies were
investigated before deciding on the current set-up. “We faced the typical
designer’s dilemma: we needed to deliver specific environmental quality but the
performance of some of the new ‘green’ technologies is sometimes as
unpredictable as the weather,” he comments.
Van der Linde notes that the stringent requirements of the SAGL stipulated the use of
technologies which had been tried and tested. “We couldn’t simply implement any
new technology.” He cites the HVAC system as an example: “We considered
installing a geothermal system which uses underground ventilation piping. However, with
this system, we could not guarantee the air quality in the lab which is not only strictly
controlled according to temperature but also according to humidity.”
SSI calculated different scenarios using different methodologies before deciding on the
implemented system, according to Van der Linde. “You’re creating a strictly
controlled microclimate,” he tells Urban Green File. “Yes, certain technologies
will assist but how much and at what cost?”
The chosen HVAC system comprises a single chiller-cooled system for the laboratories and
the auditorium spaces, adds Kruger. “We looked at an alternative heating-and-cooling
system based on solar power but we found that the system was untested and would have added
an additional R7-million over cost. The initial budget for the green aspects of the
building was an additional 23% of the ‘conventional’ budget but this was later
worked down to 11%.”
While the building does have a large number of green components, SSI has not sought a
Green Star rating as the Green Building Council of South Africa criteria for laboratories
seeking this certification are not yet available.
Strict environmental
controls necessitate high-spec BMS
Leon du Plessis, director of Grain Building, the company which manages the
Grain Building, states that, because of the strict environmental controls required by the
laboratories, the inclusion of a proficient buildingmanagement system (BMS) was vital. A
Siemens system was installed and it has been programmed by local company, Landis &
Staefa.
SF van der Linde, SSI group manager buildings and structures, says that 1 200 m² of
laboratories require different temperature scenarios of 22°C to 26°C to ensure that the
various tests conducted by the SAGL are within specification. The SAGL conducts tests for
exporting wheat and maize seeds.
The BMS system allows the administrators to monitor every aspect of the building from the
temperature of the air intake to the lighting and indoor temperatures of a specific room.
Working in conjunction with the occupancy sensors, the BMS is also capable of
distinguishing whether or not a room is occupied.
Du Plessis states that, while the BMS automatically adjusts the performance of the HVAC
systems, depending on the temperatures being monitored, it is also possible to switch it
to manual mode in order to manually adjust a specific room. However, he adds that this
becomes exceptionally complicated as the BMS calculates its automatic changes based on a
holistic view of the building which a human operator may not be able to adjust.
Kruger states that, while it is expected that the BMS will reduce the energy
consumption of the building, results are not yet available. He tells Urban Green File that the BMS results will be
monitored over a 12-month period to ensure that seasonal variations are taken into
account. Load shedding can be applied to reduce peak demand, he adds.
At the time of writing, an energy audit was being carried out on the building to determine
exactly which areas use the most energy. According to Du Plessis, monitoring energy usage
and costs is extremely important for the SAGL as, when its laboratories were based at the
CSIR, the organisation did not have to pay for electricity as the South African government
views the location as a “protected scientific study”.
The laboratories have several high energy-use pieces of equipment, including ovens which
operate 24 hours a day, adds Du Plessis. He states that it is essential to ensure constant
power supply to the laboratories because, if the power fails, it could take two to three
days for temperatures to level off to the specified range.
Conserving natural
surrounds and species
The protection of locally occurring species was ensured while foreign species
were removed.
Another challenge faced by SSI was ensuring that the building did not encroach on or
disturb a protected species on the site and in its surrounds – Juliana’s Golden
Mole (Neamblysomus julianae). The site chosen
for the building is directly adjacent to the Brondberg Nature Reserve in the east of
Pretoria – one of the three main populations of this species of mole in South Africa.
The EIA of the site, therefore, included several stipulations regarding the design and
construction of the site because of the occurrence of Juliana’s Golden Mole. As the
tiny mammal is included on the Red Data species list, its conservation and protection
during construction had to be prioritised.
Kruger states that, in conjunction with the environmental officer, to ensure the safety of
this species, a 5 m-wide green-belt servitude was included in the design of the building.
He informs Urban Green File that environmental
researchers believe that the mole is most active in the area forming the green-belt
servitude which includes two “fingers” where the 5 m belt diverges into two
larger areas. This entire area was fenced off prior to construction to ensure the
mole’s protection, Kruger points out.
In addition, nearly all of the foreign plant species were removed from the property.
“We opted for the inclusion of local species such as the White Stinkwood in the green
areas,” Kruger adds. The only foreign species still on the property are Jacaranda
trees which line the driveway and add to the aesthetic appeal of the building.
Lessons learned
Some important lessons in “green building” can be learned from this project.
According to Van der Linde, one of the most important lessons is the importance of always
including passive green technologies in the design of a building.
He says that active technologies, such as an HVAC system, require a lot of maintenance and
monitoring whereas passive elements, such as the building’s light shelves and
polystyrene-filled cavities, require little if any maintenance.
“Balancing the potential benefits against the costs, including manufacturing,
installation and downstream costs, is crucial when deciding on the methods to follow and
the green design elements to implement when designing a green building,” Van der
Linde states.
Another primary concern regarding green buildings is the need to always balance human
comfort levels and the implemented processes to minimise the impact of the building on the
environment, he adds.
Possible benchmark?
The prospect of introducing “green” technologies and energy-efficient methods to
a building, which requires large amounts of energy to function efficiently, can be
exceptionally daunting. However, the SSI project team was able to incorporate tried,
tested and, most importantly, reliable green technologies into the Grain Building.
Experience in designing and constructing laboratories and clean rooms definitely helped.
Although the results of any water or energy savings will only be available in
approximately six months, the building has been undergoing rigorous checks and tests to
ensure that it is running optimally while maintaining its green requirements. As it
stands, the Grain Building may serve as a benchmark for similar buildings in the future.
In addition, the sustainability of the fauna and flora in its surrounds has been
safeguarded.
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GREEN
BUILDING BRIEFS
Natural
environment conserved
A
strong conservation ethos is being applied throughout the development of Edendale Mega
City in Pietermaritzburg.
The EIA identified the adjacent wetland as the key environmental focus, Tebogo Mogashoa of
Tebfin Developments, says.
The wetland will serve as a buffer zone and a natural feature of the development, Mogashoa
adds.
The 1,3 ha wetland will attenuate stormwater flows coming from the centre and assist with
the filtration of the centre’s run-off before it enters the nearby Msunduzi River. It
will also form a green outdoor space which can be enjoyed by tenants and shoppers.
Natural vegetation occurring on site will be conserved and indigenous fauna and flora will
be placed alongside patches of reeds, rock piles and shallow ponds. In addition,
threatened indigenous plants were safely relocated prior to the commencement of
earthworks.
Green initiatives will also be incorporated into the daily running of the centre,
according to Mark Johnson, development and project manager for MC Props.
Environmental
consciousness increasing
A
recent poll conducted by ooba, a bond-origination company, has found that an increasing
number of South African home buyers are placing greater emphasis on environment-friendly
features when choosing a home – 49% of respondents said that existing
“green” features, such as insulation, solar panels and water-conserving
facilities were very important factors while 18% said they were important and 20% said
they were of some interest. The company states that only 13% said they were not important
at all.
This study highlights the importance of “going green” – not just to protect
the environment but also to improve the value of a property, ooba notes.
Converting
old to efficient
A
solar hybrid energy-efficient water-heating system has been implemented at Standard
Bank’s head office in Johannesburg. It will be used to heat 48 000 l (20 000 l via
solar and 28 000 l with energy efficient heat pumps) of water a day – saving up to 5%
of current building energy consumption, Standard Bank states.
When sunshine is not optimal, 100 solar-power panels, installed on the roof, and two heat
pumps will support the solar installation.
According to Standard Bank, the R2,3-million system will save nearly R1-million a year in
energy costs – it should pay for itself in just over three years.
“The challenge in implementing clean energy solutions is taking the older
infrastructure in existing buildings and upgrading and converting to cleaner, more
efficient systems using alternative power sources where possible,” Marius de la Rey,
Standard Bank director of channel development, comments. “We have to be more creative
in reducing the energy consumption in our older assets.”
The bank is looking to introduce energy-saving measures across the group. “This pilot
system could be used in areas where energy constraints hinder new business development or
the full optimisation of the properties that we have in our portfolio,” adds De la
Rey.|
Green-Star
construction challenges overcome
The
Nedbank Phase 2 project, which was undertaken by the sustainability team at WSP Green by
Design, claims to be pushing boundaries in terms of sustainability in the built
environment. Officially Green Star-rated office “design” and now “as
built”, the Nedbank Phase 2 project has overcome many challenges.
WSP Green by Design’s lead sustainability consultant, Marloes Reinink, says that one
of the challenges was the release of the Green Star rating tool during the course of the
project. This made it difficult to change certain elements of the design and construction
of the building. In addition, time constraints were demanding and, as this was the first
building in South Africa to use the rating tool, a large number of elements had to be
reworked and rethought.
R-value
irrelevant
While
it is a useful measure of thermal resistance of the wall, eight years of empirical studies
at the University of Newcastle’s Priority Energy Research Centre in Australia has led
to the conclusion that a walling material’s R-value is not representative of the
thermal value for energy-efficient properties of a material for house design.
The findings of research carried out by WSP Energy Africa for ClayBrick.org endorses the
research findings of the University of Newcastle that thermal mass, combined with
appropriate levels of resistance, leads to optimal thermal performance outcomes. In
climates typical of South Africa, high R-value lightweight walling does not have the
thermal capacity which is needed to provide the necessary thermal lag to achieve the
requisite thermal comfort and optimal thermal performance.
WSP Energy Africa’s research, which builds on the equations described in the CR
Method, finds that homes built with a good combination of thermal capacity and resistance
can best optimise thermal comfort for the occupants; yielding the lowest energy
consumption for heating and cooling of internal spaces.
Four-star
rating achieved
Nedbank’s
first Green Star SA-rated building in KwaZulu-Natal has been completed – the Nedbank
Ridgeside office block. It has been awarded a four-star rating by the Green Building
Council of South Africa. This rating was jointly pursued by the client, Zenprop Property
Holdings, and its tenant, Nedbank.
With 100% buy in from both parties, WSP Green by Design was brought on board as the Green
Star-accredited professional and sustainability consultant.
“Going green” within a corporate environment is challenging. The Green Star
rating is fairly new and often challenges current and previously used methods in the built
environment. Engineers often have to push the “boundary” to achieve desired
results. Ridgeside is about 6 500 m² with a four-storey office block and a three-level
super basement.
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CITY VISIT
Reinstating Sharpeville
Sharpeville
and its surrounds are being regenerated in an effort to increase tourism in the area and
improve the standard of living for residents.
Sharpeville
is undervalued as a tourist destination yet its historic significance is profound. The
name itself certainly carries emotional weight. On March 21 1960, 69 people were killed in
the Sharpeville Massacre when South African police opened fire on a crowd of black
protesters. Nelson Mandela chose the township as the heart of South Africa’s
democracy by signing the Constitution of South Africa at the George Thabe Stadium in
Sharpeville on December 10 1996.
It is a neat, unassuming township with a unique sense of place. The flat landscape is
bordered by massive industrial steel plants and a string of power-station silhouettes. In
the main street, Sharpeville’s political meaning is evident in informal memorials to
Steve Biko and other freedom fighters.
Sharpeville falls within the greater Sedibeng District Municipality which comprises three
local municipalities: Emfuleni, Midvaal and Lesedi. Emfuleni’s jurisdiction includes
the towns of the Vaal Triangle – Vanderbijlpark, Vereeniging and Sasolburg – as
well as six large peri-urban townships: Evaton, Sebokeng, Boipatong, Bophelong, Tshepiso
and Sharpeville.
Tourist attraction
transformed
A new business plan has been developed for this historic township and its
surrounds in an effort to reinstate Sharpeville to its full potential and to create an
economically sustainable area which can rely on tourism. Urban development consultant
Urban Genesis compiled the Sharpeville Development Business Plan, which was in draft form
at the time of writing, for the regeneration of the township into a tourist destination
within Sedibeng District Municipality.
“Sharpeville’s economy relies on the steel industry,” Graeme Reid of Urban
Genesis informs Urban Green File. “Sedibeng
Municipality wanted to look at ways of putting Sharpeville on a different growth path so
the visitors’ economy, education initiatives and sports development were prioritised
as catalysts to do so.”
According to Robert Thema, Neighbourhood Development Programme Grant (NDPG) projects
manager for Sedibeng Municipality, the objective of this business plan is to create
township regeneration in Sharpeville. “We are trying to tap into the economic drive
of the area so that it becomes sustainable; raising tourism and improving the standard of
living of the residents. Sharpeville, in particular, has a major heritage element. We want
to elevate this element to transform it into a noteworthy tourist attraction. March 21,
which is Human Rights Day, should be declared an international human-rights day and
celebrated in Sharpeville,” he enthuses.
Reid says that public-sector investments, which would create a platform for private-sector
development, were sought. The principles were then interweaved into the business plan and
underpinned in each of the three precincts highlighted for regeneration: the Civic
Precinct (the Vereeniging CBD), the Waterfront Precinct (the Vereeniging riverfront) and
the Heritage Precinct (Sharpeville).
Redevelopment of Sharpeville, one of the identified zones, makes for an ambitious
urban-regeneration project set out over an extensive time frame. “The reality of the
matter is that there has been limited investment in Sharpeville,” Reid notes.
“There has been development in pockets but the township has not been marketed and
developed to its full potential. It is an underexplored and under-performing asset but it
is also a hugely important asset.”
3 precincts highlighted for regeneration
Sedibeng Municipality has earmarked three precincts for
regenation: the Civic Waterfront and Heritage precincts.
Since the previous cycle of the Integrated Development Plan (IDP), the Sedibeng
District Municipality has adopted the approach of linking precinct developments with
township precincts as a priority focus. In 2006, a comprehensive growth-and-development
strategy was developed in which urban renewal for the Sedibeng Municipality was
conceptualised in a vague form, Yunus Chamda, municipal manager for Sedibeng, comments.
The concept of concentrated precincts was born in this growth-and-development strategy.
Environmental and planning consultancy Arup conducted a feasibility study in 2007 in which
three precincts were highlighted for regeneration: the Civic (the Vereeniging CBD),
Waterfront (the Vereeniging riverfront) and Heritage (Sharpeville) precincts. This study
was approved and aligned with the IDP. It outlines the proposed approach for future urban
development in Sharpeville and Vereeniging which essentially aims to encourage coordinated
urban development and improved economic growth in the region.
Since the previous cycle of the Integrated Development Plan (IDP), the Sedibeng District
Municipality has adopted the approach of linking precinct developments with township
precincts as a priority focus. In 2006, a comprehensive growth-and-development strategy
was developed in which urban renewal for the Sedibeng Municipality was conceptualised in a
vague form, Yunus Chamda, municipal manager for Sedibeng, comments. The concept of
concentrated precincts was born in this growth-and-development strategy.
Environmental and planning consultancy Arup conducted a feasibility study in 2007 in which
three precincts were highlighted for regeneration: the Civic (the Vereeniging CBD),
Waterfront (the Vereeniging riverfront) and Heritage (Sharpeville) precincts. This study
was approved and aligned with the IDP. It outlines the proposed approach for future urban
development in Sharpeville and Vereeniging which essentially aims to encourage coordinated
urban development and improved economic growth in the region.
A The Civic Precinct -
cultural and commercial heart
The objective of the creation of the Civic Precinct is to create a town hub for
Vereeniging. The precinct will form the heart of the town; creating space for inhabitants
to focus on cultural and commercial activities. “We are concentrating all government
buildings in this precinct and integrating them with an open space of land, the courts,
SARS offices, the theatre and the two town halls,” Chamda states. Public services and
community amenities inside the civic hub will be enhanced and it presents potential for
mixed-use expansion in the form of housing developments. The municipality aims to make
this precinct economically, socially and culturally sustainable for current and future
generations. In order to fulfil this aspiration, a number of key essential components have
been identified such as ease of access for the general public and a number of desirable
components which would add to the success of the precinct.
B The Waterfront
Precinct – tourism and leisure attraction
The Waterfront Precinct plan comprises the proposal of four waterfront projects
along the Vaal River. These include upgrading of Dickenson Park, the development of an
office park adjacent to Dickenson Park, the development of an iconic water tourism hub
close to the R59 Bridge and a boardwalk stretching to both sides of the river between the
Riviera Hotel and the R59 Bridge.
The Vaal River is not optimally exploited as an attraction for business, tourism and
leisure, and the municipality aims to rectify this through the development of the
Waterfront Precinct.
According to Chamda, a framework has been established for the development of this
precinct.
C The Heritage Precinct
– commemorative space
The growth-and-development strategy identified the Heritage Precinct, which
encompasses Sharpeville, as a catalyst for future tourist development and a commemorative
space for Sharpeville Township’s rich history.
The Heritage Precinct was further divided into three additional precincts: the Sharpeville
Dam Precinct which will be developed into a recreational space, the Sharpeville George
Thabe Sports Precinct where the South African Constitution was signed and the Sharpeville
Heritage Precinct which hosts the exhibition centre and cemetery associated with the
Sharpeville Massacre.
3 precincts within the Heritage Precinct
The Heritage Precinct was further divided into three precincts: the Sharpeville
Dam Precinct, the Sharpeville George Thabe Sports Precinct, and the Sharpeville Heritage
Precinct.
1 The Sharpeville Dam Precinct – uniting recreation and remembrance
As part of the Sharpeville Dam Precinct, the recreational zone around the
Dhlomo Dam aims to create a dignified leisure destination for Sharpeville residents, as
well as outsiders. The Melatswaneng Cooperative – a construction, transport and
environmental management cooperative in Sharpeville which focuses on beautifying public
spaces – recently submitted a proposal to the Emfuleni Local Municipality to develop
the open space opposite Sharpeville Dam into a park.
“A considered and sustainable intervention is required in an environmentally
sensitive area in order to provide maximum benefit to residents,” says Thema.
“That is the objective with the development around the dam.”
Thema also tells Urban Green File the colourful
tale of the historic brewery next to Dhlomo Dam which was built in 1940. Municipal beer
halls played a key role in township affairs during the apartheid era. For municipalities,
it was the single most important source of revenue. For residents, it was a place of
social escape and the only venue where black people were allowed to purchase liquor
legally. “This particular beer hall’s produce was so good that the women of
Sharpeville boycotted the facility because their husbands hardly ever came home,”
laughs Thema.
“The brewery will tell the story about the women of the area and the role it played
during apartheid,” Reid notes. He says that Urban Genesis made provision for the
private sector to take part in the business plan; highlighting that the Aaron Mokoena
Foundation has already shown interest in the project.
2 The Sharpeville
George Thabe Sports Precinct – professional facilities to be provided
Similar to the recreational area around the dam, the Sharpeville George Thabe
Sports Precinct, which incorporates George Thabe Stadium, is a story of untapped
potential. In 2007, the Gauteng Department of Sports, Recreation, Arts & Culture
upgraded the stadium but no further plans were made to exploit the birthplace of the
Constitution of South Africa.
A proposal is now on the table to develop the precinct around the stadium into a
professional sports-league base with surrounding facilities. The precinct will include a
further upgrade to the stadium to enable it to host Premier Soccer League and Mvela Golden
League games, an upgrade to the existing cricket pitch to cater for professional
participation and the development of other high-quality sports amenities, including
netball, swimming and athletics facilities.
It is envisaged that the sports precinct will be funded by a combination of public and
private investment in collaboration with a professional sports club.
3 The Sharpeville
Heritage Precinct – sustainable tourism encouraged
Although the three precinct development plans form part of a broader 30-year
vision for Sedibeng, “quick-win projects” was a term coined in striving to meet
2010 deliverables. Accelerated projects were in the Sharpeville Heritage Precinct.
“We had the established precinct plans and we wanted certain objectives to be met
before 2010 so we aimed to accelerate our precinct-plan developments,” says Chamda.
“After conceptualisation, we made an application to the NDPG for funding and we were
awarded R250-milion for capital and R20-million for planning. It was then decided that the
Sharpeville precincts would be prioritised.”
Reid notes: “The business plan is part of a long-term process which changes and
repeats. Once we identified all the projects, we were able to identify which projects
would have the biggest impact in the short term. We then isolated those projects as
‘quick wins’ while we were finalising the business plan.” Quick-win
projects include the development of a memorial space inside the Phelindaba Cemetery,
redevelopment of the Sharpeville Memorial Centre and Constitution Walk which will,
ultimately, link the memorial centre and the George Thabe Stadium.
According to the Sebideng Municipality, the Sharpeville Heritage Precinct needs to fulfil
a number of objectives: becoming a community hub and a catalyst for urban regeneration and
economic development, and integrating and unifying the existing heritage, cultural,
community and religious functions. In addition, the municipality expects the precinct to
encourage sustainable tourism, promote local arts and crafts, and provide a new approach
to integrated and sustainable housing.
3a Memorial site –
rustic and subtly symbolic
The project which is furthest into construction is the memorial site inside the
Phelindaba Cemetery. The site includes the graves of people who were shot during the
Sharpeville Massacre in 1960. There is some contention with regard to the exact number of
people killed on the day of the shootings. The landscape architect, GREENInc Landscape
Architecture, therefore, steered clear of numbers to create a “subconscious”
rather than literal, commemorative space.
GREENInc designed a large memorial brick wall with skeleton steel columns and granite
flags. The memorial space is built in elevated terraces with an amphitheatre overlooking
the flat township. The raw-steel elements represent the steel industry in the Vaal area
and the columns symbolise people in a row – a subtle symbol of execution-style
gunfire.
“These columns are the only reference to the people killed in the massacre,”
Anton Comrie of GREENInc Landscape Architecture, comments. “We didn’t want to
create an emotional space. The landscape cannot tell the story; it only creates a backdrop
for the story. It is important that spaces like this do not become overly symbolic.”
The
entire memorial was built by hand with raw clay bricks – a process which provided the
site with a distinct identity and created several job opportunities. “There are no
fine finishes in the design,” Comrie imparts. “We followed a raw building
process which is a lot more exposed; giving the design a rustic, simplistic
character.” He admits to the challenge of building contemporary architecture by hand
but stresses that it is a very rewarding and forgiving process. The redesign of the
Sharpeville Exhibition Hall, 1 km away from the cemetery, was done by Albonico Sack
Mzumara. GREENInc also undertook the landscaping components of the memorial centre which
ties in with certain design philosophies of the cemetery memorial.
Historic and physical
links provided
According to Reid, accessibility to Sharpeville, and within the township, forms
an integral part of the business plan. Internal linkages have been identified in order to
enhance the Sharpeville memorial experience.
The main route is named Constitution Walk – a paved and landscaped road which will
connect the Sharpeville Exhibition Hall with the George Thabe Stadium. Secondary routes
will follow a trail along the Church Precinct, the house of the Sharpeville Six, the
Phelindaba Cemetery, the house of the first black neurosurgeon, and the librarian and
elephant houses. Reid points out that public art, which illustrates the township’s
historic meaning, will form a key part of mapping these linkages.
Constant reinvention
keeps people coming
A key future challenge regarding the redevelopment of Sharpeville and an
economic injection in the area, by appeal to visitors, is the municipal capacity required
to constantly reinvent and rethink the heritage sites, Reid notes. He says that new
stories must be created continuously in order for the municipality to entice people to
return.
The Urban Genesis business plan proposes strategies and a staff structure to ensure this.
Reid says: “The plan allocates resources – not a lot but enough – for
someone to act as the Sharpeville town centre manager – someone who can liaise with
external stakeholders and raise funds, and who is passionate about the town. The business
plan is only as good as the person who runs it. Without successful implementers, you will
not have success.” City Improvement District projects are effective for this reason:
passionate and component local expertise, he adds. “The telling of Sharpeville’s
history is vital. The exhibitions must become a personal narrative about the massacre and
other historic events; they must become people’s own stories. In the business plan,
we tried to create capacity within the Sedibeng council to constantly drive these
exhibitions and processes. A structure must be created – at director level – to
run the processes in order to maintain investment in the township.”
Historic layers peeled
back precisely
Sharpeville catches you off guard. Travelling through the smog and dust of the
Vaal flatlands, you suddenly find yourself in a township with a tangible energy, and layer
upon layer of historic significance. These layers were actively sought by the dynamic and
talented team of consultants on this project.
The layers were successfully translated into strategic, interconnected precincts and will,
hopefully, be packaged and re-invented by municipal authorities into living and
long-lasting stories.
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ENVIRONMENTAL PLANNING & DESIGN
BROWN BUT NOT OUT
South
Africa could learn a lesson in recycling land from the transformation of a heavily
polluted historic landmark into public space.
Most,
if not all, of Johannesburg’s residents know the old Egoli Gas buildings, formerly
known as Cottesloe Gas Works, which were wasting away just off Empire Road. This site and
a number of landmarks in its immediate vicinity are a prominent part of the rich history
of the city.
It is, therefore, no wonder that, when Egoli Gas decided to try and put this derelict
property to use about 10 years ago, the company attracted a fair amount of attention.
Companies like GAPP Architects & Urban Designers immediately offered expertise and
some historic societies started crawling out of the woodwork.
With the development set to commence in 2011 at a cost of around R1-billion, Quintus
Joubert, an Egoli Gas director, tells Urban Green
File that interest in the project has been overwhelming.
“There are so many parties with a stake in this project that a big part of our job so
far has been to try and find solutions to suit everyone,” he notes. “We are
under no obligation to do as the local residents and historic societies suggest for the
site but, when one considers the value of this property as a means of transforming the
area, one starts to see the benefits of working closely with those stakeholders.”
The project has potential to turn the whole area around in terms of property value and
connecting different areas which are separated by this piece of land.
Preservation,
demolition and remediation
Egoli Gas is planning a mixed-use project which will include residential and
commercial properties as well as a public park. The oldest and most prominent of the
buildings, including the retort houses, will be preserved while others with less social
attachment will be demolished to make way for new development.
“There has been hair flying about over some of the structures we plan to
demolish,” says Joubert. “I think everyone involved just needs to understand
that, in order to enable the site to sustain itself economically, we are going to have to
get rid of some of the elements which would hold it back.”
The new development will occupy about 100 000 m² in total and comprise 10 600 m² of
retail space, 39 000 m² of office space, a 100-room hotel, about 700 middle- to
upper-income apartments and an estimated 730 student apartments. A small portion of the
development will be reserved by Egoli Gas for its own use. A public park is also planned,
as well as the establishment of links throughout the entire precinct in order to create a
space which is pedestrian-orientated.
These plans are, however, not final. Joubert emphasises that any of the decisions
pertaining to which of the structures are to be demolished, retained or erected are
subject to change due to a number of variables. The project is on the verge of the
planning phase as the urban-design framework and feasibility studies have just been
completed. Once the next phase begins, Egoli Gas intends to hand the project over to
developers. “Our core skill is not property development,” Joubert notes.
“We, therefore, decided to offer the site to developers who could develop it
properly.”
There is, however, one fly in the ointment. As this former industrial site has been
labelled a brownfields site, it will only be fit for redevelopment as a commercial or
residential site once all hazardous waste and pollution have been adequately addressed.
Remediation recipe
The polluted site is being remediated with focus on the pollutants in the soil and
the groundwater.
Pollution from the by-products of the chemical processes performed on this old
gasworks site – which dates back to the early 1930s – presents a significant
challenge. Mandy van der Westhuizen, of V&L Landscape Architects, states that the
waste from the plant was simply dumped on site in the days when the gasworks was still
active.
“Nobody knew about the detrimental effects of the chemical waste from a plant back
then,” says Van der Westhuizen. “We do now, however, and we are sitting with the
problem of either containing or removing those contaminants before we can even consider
building in those areas.”
This pollution problem is being addressed in two specific areas: in the soil and the
groundwater which is heavily polluted and, in some areas, the soil itself is contaminated
from buried tar and other by-products.
Van der Westhuizen states that a number of auger surveys have revealed that the pollution
is concentrated around two points on the property between 2 m and 6 m underground while
the polluted water on the site is concentrated closer to the two retort buildings and
several boreholes around the site. “We are rather lucky in the sense that the
pollutants seem to be localised which means that they are not migrating to any other areas
on or off the site.”
There is also residual ash build-up from industrial activity inside the retort buildings
which means that the bricks of these buildings will need to be scrubbed before their
renovation takes place. Theo Ferreira, director of GeoRem, provided Urban Green File with
an explanation of what needs to be done about the pollutants within the soil and
groundwater on the site.
1 Soil pollution –
soil cap is the only financially viable option
First and foremost, the pollution in the soil needs to be tackled. The waste
dumped on the property mainly consists of ash and tar. Over the years, the waste from
production was periodically dumped and covered with soil, and this process was repeated
over and over. As a result, the ash and tar is fairly well-contained in concentrated
layers of about 10 cm to 20 cm thick between 2 m and 6 m from the surface.
Naturally, future residents cannot be exposed to this. The problem is, however, that all
contamination is nearly impossible to remove in a cost-effective manner.
A variety of soil remediation methodologies will be applied during the remediation work.
This includes removal and disposal of highly contaminated material to licensed landfill
sites as well as chemical and biological remediation methods.
The tar and the most contaminated material in the contamination hot spots identified will
be removed for disposal, and the residual area will be treated with a combination of
chemical and biological remediation methods. Due to the extent of contamination in the hot
spot areas it was recommended that construction should be undertaken elsewhere.
“To further reduce potential risks to future occupants, a decision was made to cover
the pollution hot spots with a clean soil cap and to turn those areas into green spaces
instead of trying to build there,” Ferreira points out.
“We encountered a bit of luck when the contractor from a nearby construction project
contacted us and asked whether or not we would like some soil from their project,”
Joubert tells Urban Green File. “He saw an opportunity to cheaply dispose of the
excavated soil on his site so he dumped the soil on the gasworks site at no cost to us. We
intend to use this soil for the soil cap.”
2 Groundwater pollution
– pumping and treatment proposed
The groundwater on the site predominantly contains high levels of organic
contaminants known as polycyclic aromatic hydrocarbons such as benzopyrene and
benzofluoranthene. These compounds have been connected to a number of health problems in
humans, including asthma, mutations in unborn children and cancer.
With regard to the polluted water on the gasworks site, even though it seems to be
contained on site at the moment, it could become a major hazard and spread to other zones
if it is disturbed.
Ferreira reports that the most common approach to dealing with contaminated water is the
extraction of groundwater followed by the treatment and reinjection of the treated
groundwater. According to Ferreira, the pumping or recovery system does not remove all
contamination but it would remove the highest concentrations of dissolved pollutants.
Successful removal of the bulk of the contaminants makes biological degradation more
feasible. This can be further enhanced through addition of oxygen and nutrients to the
aquifer using liquid or air injection.
Ferreira also proposes that the developer constructs a cut-off trench. In his opinion,
this may be a feasible option to prevent the movement of any residual contamination off
site. This trenching could also be replaced by a permeable reactive barrier, he points
out, noting that the trench could then be backfilled with materials which react with the
contaminants in the groundwater – either breaking them down or containing them.
Joubert, who has a background in chemical engineering, agrees with Ferreira’s
assessment of the situation. He says that the groundwater poses little difficulty in the
grand scheme of the development. “There are relatively cost-effective ways of
removing the volatile organic compounds from the water and, at this stage, we are
confident that the water should not present too much of an obstacle.”
The rest of Johannesburg could profit from the treatment of this groundwater as well,
Joubert adds. “We have found that a lot of the pollution in the groundwater also came
from sources outside of the property. There are a lot of nitrates seeping through from the
university sports grounds, for instance. Treating this water and returning it on a
continual basis could benefit a large part of the city’s groundwater.”
Significant step
The Egoli Gas site is one of the first to demonstrate how
environmental rehabilitation can be affordable and a significant business investment.
In truth, learning more about the site and the planned development might create the
impression that it is not particularly special. While it is true that this project is
quite rare in what it is attempting to do, it will not be the first brownfield site to be
rehabilitated in South Africa. The proposed solutions to the environmental issues are not
particularly new or ground-breaking. And, in terms of scale, one has definitely seen more
impressive developments. Aside from the prominence of the landmark and what it means to
the residents of Johannesburg, one is left with the question: What makes this project
worth writing about?
Well, the Egoli Gas project is reported to be one of the first of its kind in the country
to take a serious look at treating not only its own but also the surrounding area’s
groundwater as an integral part of the redevelopment process.
The process of treating groundwater is feasible if the necessary resources are applied,
Ferreira says. However, many municipalities in South Africa have a problem with polluted
groundwater on a site-specific or regional basis.
Ferreira raises another important issue: “We have been doing a lot of work for
industries and mines over the years, including environmental assessments and undertaking
environmental remediation programmes. There have also been a number of environmental
clean-ups and rehabilitation programmes which have been funded by other organisations. The
common factor is that these projects were all largely motivated by the specific
company’s corporate responsibility or legal requirements.
“The Egoli Gas site is one of the first to demonstrate how environmental
rehabilitation can be affordable and a significant business investment,” states
Ferreira. “Over the next few years, Johannesburg is going to undergo significant
densification. Absurd as it sounds when referring to South Africa, space is becoming a
prized commodity and we need to start developing ways of recycling it in an efficient and
cost-effective manner. We no longer have the luxury of simply abandoning a property on the
basis that it is polluted. The truth is that these sites can present economic
opportunities if one can overcome the hurdles.”
Joubert once again agrees with Ferreira. He discloses to Urban Green File that his intentions for the
development have never been motivated by sentiment.
“Truthfully, initially, I believed that we should demolish the entire site in favour
of a development which would bring in some money. Even after we decided to restore it, the
intention has always been to have a development which could generate an income. It will,
therefore, be very important that the rehabilitation is conducted in a way that it never
becomes a financial burden.”
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WASTE & POLLUTION MANAGEMENT
Wasted resource recovery
Water
will soon become as major an issue as electricity – if not more so. Stormwater,
greywater and blackwater recycling are all viable options in managing and recovering this
valuable resource.
Proper
management and recycling of stormwater run-off not only negates the effects of Urban
Stream Syndrome but also places additional water at the client’s disposal which can
be used in place of water from the council; cutting monetary costs locally and energy use
generally. Greywater and blackwater can also be rerouted back onto a site and reused
following treatment rather than wasting this wastewater.
Jonathan Ferguson, of Top Turf, states that responsible developers are looking at ways of
capturing wastewater and storing it so that they can reuse it, and mitigate the costs of
setting up those systems and pumps against the costs of having to buy the water over a
period of time. The water-recycling solutions available for an urban site range from
simply capturing and storing rainwater to implementing the more complex systems involved
in treating greywater and blackwater.
1 Recycling site
stormwater
Harvesting stormwater reduces the negative effects of run-off on urban rivers and
provides a store of water for irrigation and semi-potable use. According to Chris Brooker,
there is no reason for a stormwater-harvesting system to be excluded in a site’s
design.
Chris Brooker of Chris Brooker & Associates states emphatically that there is no
reason for any site to exclude some sort of stormwater-harvesting system. The costs saved
in recycling rainwater include payment for water, the environmental cost of taking water
from a river and the downstream effects of that extra abstraction, as well as treatment,
pumping and storage, Brooker points out.
“Harvesting stormwater goes some way to returning the run-off to its natural state in
terms of volume, peak discharge and frequency.” If it is done correctly, there are no
disadvantages to harvesting rainwater at all except, possibly, the fact that it takes up
some space, he adds.
Quality, clean catchment with a high yield
Stormwater or harvested rainwater can be used safely for garden irrigation and
semi-potable use. Brooker informs Urban Green File
that a recent study in Adelaide, Australia, found no difference in any kind of disease
incidents in two groups of people using untreated rainwater and treated rainwater
domestically.
However, he warns that the quality of the rainwater in South Africa varies quite
considerably and poor-quality rainwater can persist for a long way downwind of industrial
areas. The quality of the water collected in a reservoir also depends on the nature of the
catchment, Brooker notes. The catchment area needs to be kept fairly clean because if, for
instance, the catchment is a roof under a bird roost, Salmonella will be present in the
water. In addition, because rainwater is able to dissolve metals out of a catchment, it
should not be collected from a roof which has been primed with a lead-based primer.
Brooker says that diverting the first flush is necessary if the water is going to be used
for domestic or semi-domestic purposes such as showering and washing. However, if it is
only going to be used for irrigation, there is no need to divert the first flush.
The quality of the catchment needs to be considered in terms of cleanliness and yield.
According to Brooker, a tin roof will yield about 80% to 85% of rain whereas a compacted
soil catchment might yield 15% of rain.
Tolerance to failure
dictates storage volume
An issue with harvesting stormwater is that rainfall is inconsistent and varies
according to the season. Some sort of storage volume is, therefore, required. Brooker
states that the volume of storage required depends on the client’s tolerance of
failure. “If it is the only source of water, the failure tolerance is very low.
However, if a municipal connection is present and the harvested rainwater is merely being
used for garden irrigation, the failure tolerance is high and the tank can be
smaller,” he comments. From this entry point, the volume of storage required for
reliability is calculated.
The value of the water also determines how the storage structure is lined and made. A PVC
lining will endure less seepage than an earth dam or a clay lining.
Ferguson says that the size of the tank is essentially a function of taking the square
metreage of all the areas on the stand and all the surfaces the client wants to capture,
and working out the theoretical volume of the required size of tank according to the mean
average rainfall in the area. “The theoretical biggest storm and the largest amount
of run-off to be expected from the particular site are calculated and the tank is
built for the average between the high and the low,” adds Ferguson. “The tank is
not built for the biggest storm but slightly smaller.” Realistically, some
augmentation will be needed, Ferguson notes, as it is difficult to design systems with
100% capacity to meet the demands of the facility. In addition, the storage tank must be
designed to be able to overflow in case of excess rainfall. The weirs need to be at the
right levels so the overflow can be directed into the stormwater system and off site.
Evaporation is another factor mentioned by Ferguson. This can dictate where the water is
stored. “One has to mitigate the cost of the size of the dam and the lining with what
will be lost through evaporation as opposed to whether or not the water is stored in
concrete tanks under a car park, for instance.”
Client care after
installation
Clients need to be aware that the reservoir requires maintenance as sludge,
which settles on the bottom, has to be cleaned out, states Brooker. He mentions that one
mistake is to bury tanks; making them inaccessible. “You need to be able to, at
least, get into the access port of the tank with a high-pressure hose so that you can
spray and agitate the gunk and clean it out.”
Another maintenance issue is the presence of disease vectors such as mosquitoes in a tank.
Brooker tells Urban Green File that the best solution to this problem is the use of
Styrofoam balls. “Two or three layers of Styrofoam balls are floated on top of the
tank. They don’t get in the way of anything. If water falls into the tank, it just
pushes the balls away. They are also completely harmless and odourless, and keep insects
out.”
Beneficial and
beautiful
With regard to the design of stormwater-harvesting schemes, Brooker says that
it really comes down to the use of one’s imagination. He stresses that one cannot
force a solution on a problem but a unique solution to a specific problem must be found.
He cites turning an office-building entrance into a stormwater-detention facility as an
example. “The entrance to the office building was tiled with stairs leading down into
the atrium area and up the other side. Across the middle was a series of tiled-block
stepping stones. If the entrance area was full of rainwater, people could walk on the
blocks otherwise they could be used for seating or a meeting area. It really depends on
the imagination of the architect and the engineer.”
2 Recycling greywater
and blackwater
Recycling greywater and blackwater is more complex, requires greater responsibility
and needs more management than recycling rainwater.
Brooker notes that a greywater-harvesting system must be monitored carefully. Laundry
water, for example, is harmless while water from showers and baths is mostly suitable.
However, if hand-washing water from basins, where items such as nappies are washed, is
harvested, the water could have the quality of blackwater, especially in community-based
systems. “Unless everything is known about the greywater, it should be treated as
contaminated but not as blackwater because it won’t have the organic load of
blackwater although it could be dangerous. Greywater treatment depends on the nature of
its source so each problem has to be addressed in its own right.”
Variables to consider
The usage of the recycled water needs to be determined beforehand, as well as
the size of the units and whether or not the built environment supports the installation
needs of these systems, according to Andries van der Westhuizen, wet services consultant
for WSP on the Absa Towers West development. Van der Westhuizen tells Urban Green File
that there is a formula for the use of recyclable water and that the system needs to be
sized accordingly. He says there is already a sense of standard practice within the
industry.
Reyno Coetzer, wet services consultant for WSP on Nedbank Phase 2, notes that, before
installing a blackwater system, considerations should include the location of the site,
and if it can be allowed in terms of cost and space. Most importantly, the client must
understand the implications and be fully aware of all that must be done to keep the system
running. He also point out that it needs to be feasible in terms of maintenance and cost.
Ensuring that the system is easily accessible for maintenance is vital, Brooker adds.
Although Nedbank Phase 2 is the first building in South Africa to have a blackwater
system, Coetzer says that these systems have been used for many years so it wasn’t a
“reinvention of the wheel”. However the infrastructure of every building is
different so it must be adapted in each instance. “With regard to blackwater systems,
the main aspects include making the system as compact as possible from a spatial point of
view and as efficient as possible.”
Blackwater reluctance
reasonable?
One of the main challenges in the blackwater system of the Nedbank Phase 2
project was reluctance on the part of the city. Brooker says that he understands this
reluctance and it is reasonable. “The problem is the residue. The disposal of the
sludge from the blackwater-treatment plant needs to be managed and presents a logistical
challenge. The local authorities are concerned about the enrichment of the sewage. A
certain dilution of sewage is needed so they are not prepared to take thickened sewage
sludge into the system. They also have a problem with the nature of the partial-digestion
product from some sewage-treatment plants. The organisms in a sewage plant have been
developed to metabolise a certain kind of substance or mix of substances. If sewage is
partially treated or fermented and thickened by taking out some of the water, some of the
nutrients expected by the organisms in the sewage plant will be absent which could cause
treatment problems.”
Another issue mentioned by Brooker is the maintenance of treatment plants and the fact
that South Africa doesn’t have enough qualified personnel to conduct maintenance. He
believes that blackwater-treatment systems might make economic sense but he is not
entirely convinced that they are environmentally cost-effective.
Inanda Greens
Top Turf implemented a stormwater-harvesting scheme at the Inanda Greens
office park a while ago. All the stormwater from the greens, bunkers and hollows is
drained via a network of pipes which feed into a central storage dam on the lower part of
the site.
“Herringbone drainage systems collect all the water at a single point on the greens,
there are linked drains beneath the bunkers and the hollows around the greens have grid
inlets which all drain inwards,” Johnathan Ferguson, of Top Turf, states. “A
comprehensive network of pipes pulls the stormwater which, by gravity, runs from the high
areas down the site and the final pipe goes into the dam.”
In the hollows on the golf course, sand has been placed around the areas where it could
become damp and a flared inlet has been installed to capture all the water. In addition, a
column of stone has been placed around the pipes to increase drainage into the pipe.
Ferguson notes that, at Inanda Greens, a PVC-lined dam with a proper PVC membrane, which
is 100% sealed in theory, has been chosen over an earth dam or clay lining – which
lose about 5% to seepage – because the client did not want to lose harvested water.
A segmental wall system was implemented around the edge of the dam right from its lowest
level to the top; ensuring that, at whatever level the dam is operating, it remains
aesthetically appealing. “If storage dams are built so that they do not look
unattractive at low levels, they can drop quite low and still not need augmentation in
order to keep appearances,” adds Ferguson.
When the scheme at Inanda Greens was designed eight or nine years ago, the golf course was
using 90 m³ of water a day and the dam cost about R1-million to build. The payback period
was estimated to be less than 20 years. However, nowadays, a golf course uses about 400
m³ of water a day – 3 Ml to 4 Ml – and the cost of water is set to increase
over time.
Absa Towers West
A greywater system is being installed in the Absa Towers West development
because the client wants to revisit its methods of water reuse, according to Van der
Westhuizen. A greywater system was chosen due to the availability of this form of
wastewater and ease of maintenance. It was also more feasible than a blackwater system
because there was not enough water use and recyclable water to justify the cost of a
blackwater system.
The greywater is harvested from the on-site gym. It has been calculated that 800 people
and three showers sessions will provide 45 000 l of water – 15 000 l can be harvested
as 15 000 l is lost in the process and 15 000 l goes into storage. The recycled water is
used for the toilets and flushing with 70% of water (recycled use) coming from greywater.
The system, which was manufactured by Pontos, came pre-packaged which makes it easy to
install, Van der Westhuizen adds. The system is permanently linked to Pontos, which is
based in Germany, online.
Van der Westhuizen says that the biggest challenge was to generate hot water in the most
cost-effective way. This was overcome by harvesting heat from the energy-centre generators
cooling system. “The heat generated from the generator cooling system is circulated
through a plate heat exchanger and linked to the system during peak times – 06:00 to
10:00. During off-peak times, heat pumps are used to draw in hot air and transfer the heat
energy into the water.”
Ease of maintenance was ensured by allocating enough maintenance space around the
equipment, Van der Westhuizen imparts. “Often, due to the cost, space allocated for
equipment is kept to a minimum. Absa’s development allows for enough space to do
maintenance work. Basement 4 Block B was chosen as the location for the system as there
was adequate space. In addition, the mezzanine floor was chosen for the hot-water system
as it affords ease of distribution. In addition, easy-access ducts were built alongside
the toilets to reach piping and water-distribution systems.”
A constant air gap between the greywater system and the domestic water, managed using a
stop valve, ensures that contamination does not occur. A separate water-distribution
system has also been developed and implemented.
Nedbank Phase 2
The EIA process for the blackwater system in Nedbank Phase 2 is still under
way. However, only the blackwater-treatment facility still needs to be installed. The
water-distribution network is in place.
Reyno Coetzer, wet services consultant for WSP on Nedbank Phase 2, says that, in the
concept-design stage, the client specified a greywater or blackwater system. A blackwater
system was chosen because the building would not have been able to harvest sufficient
greywater as it is purely for office use and does not, for instance, have a gym. “For
the second-class water requirements, it wasn’t feasible to harvest greywater. We,
therefore, went for the blackwater option,” notes Coetzer.
The system is a traditional activated-sludge sewage-treatment process which has been
simplified as the sludge is not treated on site but stored and then removed. Coetzer
points out that this made the footprint of the treatment plant smaller and minimised the
energy required to treat the water.
The water will be used for the air-conditioning cooling towers, irrigation, flushing the
toilets and urinals, and cleaning the atrium glass roof. “In our initial design
calculations, we estimated that about 100 000 l/day could be reused with this blackwater
system (during peak demand),” states Coetzer. “The cooling towers alone use
about 40 000 l/day.” He says that the payback period is about 10 years. In the
initial design calculations, the cost of water was about R8/m3 and it could treat 1 000 l
for R1,20.
According to Coetzer, the main challenge was making Johannesburg Water understand the
process and accept that it would work. “The company was afraid that it would be
liable for any breakdown.” Once a thorough explanation had been presented to
Johannesburg Water, and it had been explained that the owner of the land would be
responsible for the area within the boundary of the building, WSP could go ahead.
This was also the biggest lesson learned, Coetzer believes. He notes that the company took
a very soft approach in helping the local authorities understand the system and set their
minds at ease.
Regarding possible contamination, the plant will be inspected weekly and the quality of
the water will be tested. The system is also 100% pure sewage so, if there is a problem,
it can be drained into the normal council supply. If it cannot be discharged via the
sewer, a disposal service will be called in. “We allowed for the chance of
contamination in the design so there will be little, if any, contamination.”
In order to ensure that the sludge, which will only need to be removed about three times a
year, is discarded in an environment-friendly manner, it will be removed by a licensed
service provider with all the necessary backup, Coetzer points out. “We will check
that all the predictive measures are in place and we will oversee the process to verify
correct disposal.”
Community conundrum
The debate about whether or not these systems should span entire communities
and precincts, rather than only serving a single building, has two sides. Sharing
greywater for reuse between various buildings would make a system more feasible as some
buildings produce more greywater than others. However, the issue of contamination is
relevant.
Brooker notes that it could work but there would have to be strict control over the source
of greywater, and access to the treated water and its use. He feels that societal rules
and norms have not been developed and are not yet in place for this to be successful.
“The water would have to be treated as potentially contaminated and you would have to
be cautious in using it.”
Coetzer notes that a centralised system for a number of buildings will present
responsibility issues and that there might be implications in terms of National Building
Regulations as the wastewater captured from different parties will have to be
redistributed and sold. “However, Johannesburg Water is the only licensed seller.
That hurdle will have to be overcome first.”
Van der Westhuizen agrees that South African legislation has to be updated but notes that
this is common practice overseas where neighbouring buildings “tap” into waste
pipes in order to harvest clean water and resell it to other surrounding buildings.
Sustainable water
solutions
A mere 100 m² roof wetted with 40 mm of rain can provide 4 m³ of water.
The Highveld receives 700 mm of rain a year which equates to 70 m³ of water from a 100
m² roof – that is 10 full JoJo tanks in one season. If it is not harvested, this
water is wasted and it has an adverse impact on the environment.
Stormwater harvesting is simple and should be included in every project.
In terms of greywater and blackwater harvesting, the client must be involved and
understand the implications of the system in order to make it sustainable.
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WASTE & POLLUTION MANAGEMENT BRIEFS
50% liquid waste, 25% solid waste reduced
Aberdare’s Envirowatch project has, in just two years, reduced electricity
consumption by 25,23%, liquid waste by 50% and solid waste by 25%. Among the measures
implemented to reduce liquid waste were the elimination of all route leaks, fitting of
volume sensors and alarms on storage tanks, and the addition of a separate storage tank
with recirculation pump, a divert route ring and shut-off valves to keep water within the
system in the event that annealing plants go offline.
Scheduled maintenance on the tinning plant minimises the waste of process water. At the
Pietermaritzburg plant, for example, an average of 5 000 l of wastewater a month is tanked
off-site, treated and discarded; resulting in cost savings of R300 000 a year. With solid
waste, Aberdare conducted an assessment of types of packaging and the hazardous risks
associated with them. An effort was also made to separate the types of waste at source. A
baler crushes and bales the waste for recycling. Cardboard, plastic, waste rags, aluminium
foil, galvanised wire, paper packets, cans, plastic and steel drums, empty milk
containers, metal and plastic strapping, cardboard cores, wasted and shredded paper are
all collected, crushed and baled for sale to a recycler.
Carbon
disclosure improves
As many as 74 of the JSE’s Top 100 companies responded to the 2010 Carbon Disclosure
Project (CDP) – the fourth highest response rate among 20 countries. “This
suggests that, notwithstanding short-term concerns and the pressures associated with the
economic downturn, climate change remains sufficiently high on the South African corporate
agenda,” says Jonathon Hanks of Incite Sustainability, which compiled the South
African CDP report.
The response rate improved significantly in comparison with last year’s 68%. Of the
74 respondents, 94% disclosed their GHG emissions – up from 87% last year – and
31 companies have adopted specific GHG emission-reduction targets while only 20 companies
had targets last year.
Now in its fourth year, the CDP in South Africa is run as a partnership between the
London-based CDP office and the National Business Initiative (NBI). The South African CDP
is supported by KPMG as the lead sponsor, and Element Investment Managers and Webber
Wentzel as co-sponsors. It widened its scope this year by rating the JSE’s Top 100
companies not only on disclosure of their GHG emissions and climate-change response
strategies but also on their performance in reducing emissions, and adopting
climate-change mitigation and adaptation actions.
Disposable
batteries now reusable
A
breakthrough in “green” energy technology, the Eco Charger negates the need to
discard old AA and AAA batteries once they are depleted by enabling the recharging of
regular disposable alkaline and Ni-MH batteries that would normally end up in landfills.
The Eco Charger, which is the result of over 10 years of research, features individual
circuits, meaning that each battery is recharged separately. Each circuit is controlled by
a special micro-processor which monitors each battery’s voltage and temperature
during the charging process; ensuring a safe and efficient charge.
Climate-change
mitigation and adaptation rated
FirstRand and Gold Fields emerged with the highest ratings for the level of their
greenhouse-gas (GHG) emission disclosures as part of the 2010 Carbon Disclosure Project;
scoring 93% on the South African Carbon Disclosure Leadership Index (CDLI). They were
followed by Anglo Platinum and Medi-Clinic Corporation, with 89%, and Nedbank with 88%.
In addition, four highly ranked companies in the CDLI received the best rating for their
performance in climate-change mitigation and adaptation: Barloworld, Gold Fields, Nedbank
and Woolworths Holdings. However, the 2010 CDP report cautions that most companies are
“insufficiently advanced in their adaptation initiatives”. It urges a more
structured focus by companies on adaptation opportunities.
Nevertheless, the report notes that climate-change issues appear to be increasingly
integrated in companies’ governance activities.
Of the 74 respondent companies, 68 report having board committees or executive bodies
which are responsible for climate change and 36 providing incentives to management in
order to achieve climate-change goals.
Carbon-neutral
drive continues
Backsberg
Estate Cellars, the first South African winery to achieve carbon-neutral status, has
partnered with Food & Trees for Africa (FTFA). Backsberg has invested heavily in a
carbon audit so that it could reach its goal of becoming carbon-neutral. This goal was
soon achieved; making it the first carbon-neutral wine estate in South Africa and one of
only three in the world.
Its greening efforts continued on November 8 2010 when Backsberg welcomed 80 Japanese
“ecovoluntourists” who planted 500 trees in the under-resourced community of
Klapmuts.
These volunteers are on a tree-planting and food-gardening goodwill mission to South
Africa coordinated by the Wonderful World Tree Planting Festival (a Japanese-based
organisation), FTFA (a South African greening, climate-change action and food-security
social enterprise) and The Green Ticket (which is involved in a rehabilitation project in
the Tsitsikamma region with SANParks. The Japanese group was led by Earthwalker Paul
Coleman, who has walked over 47 000 km through 39 nations spreading the environmental
message, and Hiromitsu Noriyasu (Tentsukuman), a Japanese comedian.
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INSPIRATION
Interactive installation
Meaningful,
relevant beautification can really make a difference – in terms of aesthetics and for
the greater good of society.
A new monument has been placed in Sandton – at the corner of 5th and Maude streets.
It was created by Building a Nation which, through this medium, aims to “provide the
platform and basis for a new collective effort in which all South Africans can participate
to create a better South Africa and future for all”.
It celebrates South Africa’s past successes, such as Nelson Mandela instating a
“rainbow nation” and the 2010 FIFA World Cup, and presents possible future
triumphs. One of the messages in the monument is that, by working together, South Africans
can create a model nation.
The interactive component of the structure cleverly emphasises the need for South Africans
to come together and communicate. On Facebook, members can post a quote and see what
others are posting. This initiative provides the nation with a means to relate to one
another; advancing our understanding of our fellow citizens.
The components of the design include a “candle of hope” and a well of water. The
well represents the pain and tears of those who have suffered and lost loved ones along
the way while the top of the candle of hope represents an eternal flame which lights the
way to “better tomorrows”. The 27 m-long wall of glass reflects the fragility of
our times while the trees printed on it represent the collective strength of our natural
heritage and our responsibility to protect it.
Building a Nation states that it strives to fight crime through the creation and provision
of lasting and sustainable employment so that all South Africans can benefit from the
miracle that is South Africa. This monument is relevant to the country and this period in
the country’s history. It will certainly make an indelible impression on the
landscape of Sandton and, hopefully, the lives of all who behold it.
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INSULT
World Cup – waste of resources
Short-term
World Cup interventions were a waste of resources and time. Why did Johannesburg not
implement more sustainable beautification initiatives?
In the August 2010 edition of Urban Green File, the hasty “beautification” of
Johannesburg prior the 2010 FIFA World Cup was the topic of the “insult” column.
We questioned whether or not some of the city’s greening and beautification
initiatives had been done in vain. The state of a section of road opposite the Gautrain
Marlboro Station suggests that this was, indeed, the case.
The median had been decorated with soccer balls and a large 2010 sign, and carefully
landscaped for the occasion earlier this year. However, these aesthetic elements have all
been uprooted as the road is being reconstructed. The investment and time spent on the
previous upgrade was, therefore, a total waste. Why was the job not done correctly from
the outset? Granted, time was most probably an issue but this does not excuse the creation
of unsustainable infrastructure. In addition, the vegetation, which was planted only a few
months back, has been covered with building rubble, among other construction
paraphernalia. Surely, this could have been foreseen and planned accordingly.
Obviously, the initial installation was a short-term intervention. Would it not have been
better to have created a lasting effect that wowed visitors and bettered the local
environment for many more years to come rather than wasting city resources on a
less-than-adequate resolution? Surely, better city management and planning could have
prevented this.
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VIEWPOINT
The
value of trees
Why, when it comes to property development, is tree planting relegated to last on the list
of priorities?
When
property developers’ budgets are tight, one of the first costs cut is the landscaping
budget. And then the specified size of trees is reduced. If the cost remains too high,
planting of trees is even scrapped entirely. Yet, for me, this seems to be a short-sighted
and counter-productive decision. Instead of saving significant costs, its impact will be
negative and result in a reduction in the perceived value of a property.
A mere glance at successful property and infrastructure projects worldwide is proof
positive of the value of trees. Is it a coincidence that Johannesburg’s most
desirable suburbs lie in its north which is lush with a verdant human-made forest? Or that
Cape Town’s leafy Bishopscourt and Constantia attract even higher property prices
than properties with sea views?
A project which illustrates my point strikingly is 44 Stanley Avenue in Milpark,
Johannesburg. When Urban Green File celebrated
its 10th anniversary in 2006, this remarkable project was chosen as the “inspiration
of the decade”. Derelict industrial buildings were converted into the city’s
trendiest lifestyle village – complete with shops, restaurants, offices and
apartments. It was easily the most exceptional example of the adaptive reuse of an urban
space that Urban Green File had seen.
But what made 44 Stanley Avenue so successful? I would argue that the visionary planting
of trees in the courtyards made all the difference. I returned to the site for the first
time in a number of years just the other day and what I found was simply astounding. The
olive trees have grown tall and provide a canopy over the courtyards. On a Saturday
morning, the restaurant tables under these trees are packed with patrons. Clearly the
“Jozi” population regards this gem of a space as desirable and people are eager
to spend their money there.
I would go so far as to say that 44 Stanley Avenue would never have been as successful
without its trees.
On the other side of Johannesburg’s inner city, another courtyard, Arts on Main, is
also covered with olive and lemon trees. Give it a couple of years and this space will
become as desirable as the courtyards at 44 Stanley Avenue.
Do property developers, planners and engineers need more evidence to convince them that
trees are essential on any property or infrastructural development? And, if they do
believe this, why was the decision made to remove a whole gamut of large plane trees along
Empire Road in Parktown, Johannesburg, to make way for Rea Vaya bus lanes? Do the
operators of this state-of-the-art public-transport system not realise that their
customers are people and that people’s perceptions of their service offering are
shaped by the image it projects. If the trees had been retained and another solution was
found to align the route, I am sure that Rea Vaya would have stronger support. In fact, I
would have thought that the Gautrain and Rea Vaya projects would have been accompanied by
massive tree-planting initiatives. The Rea Vaya routes should be distinctly identifiable
by the types of trees and become part of the service’s corporate identity.
Talking about the Gautrain, imagine looking out over a tree-covered landscape along the
route. Not to mention the obvious benefits of an associated carbon-offsetting initiative
for both projects.
To be fair, I have seen some vigorous tree planting along a portion of a Rea Vaya route in
Soweto. Now let’s plant more trees, wherever we build!
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