POSITIVE IMPACT ISSUE 0.6

impact

Official publication of the Green

Building Council of South Africa

0.6

Residential

edition

Exploring smart, green,

and healthy spaces for living

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INSIGHT

This editor’s note comes to you from Day 5 of Lockdown in Cape Town. I sound like I’m

in some World War 2 underground bunker, but in fact not a whole lot has changed in

my two-bedroom flat (which is also my home office) other than I have more snacks in

the cupboard than usual, and I’ve disconnected my car battery as I won’t be needing

to drive it for a while. The world outside is eerily quiet, making the birds seem much louder

than normal (mostly because there are no cars and activities in the streets). In the midst of

this gentle quietness, it feels like we are in the eye of a hurricane. Waiting, bracing ourselves

for the storm to come – for the imminent attack from a silent invisible enemy.

I read an article the other day which drew attention to the fact that the Covid-19 pandemic

has completely dominated the mainstream press and social media over the past few weeks

more so than any other single story this century, completely drowning out other important

topics such as climate change, for example. I think the media dominance is mostly because

of the accelerated pace at which the disease has spread around the world (followed very

closely by an abundance of memes), leaving governments and citizens alike with little time

to blink an eyelid, let alone process how all of this is going to affect us (our health, society

and economy) in the long term.

The need to respond has been urgent, and it has been rightly prioritised. It has thrown the

world into crisis mode, and in so doing I wonder if we have not, for a moment, lost sight of

the future in a desperate need to cope with the present. This kind of response is, of course,

normal and I’m finding my own ways of coping with it too (see full snack cupboard above).

But I can’t help ask the questions: Is the Covid-19 pandemic a precursor of things to come?

And: This virus is a present threat, but how can we see it as a messenger for future change?

The IPCC report foreshadowed how climate change will alter the distribution of infectious

diseases worldwide, and there are concerns among scientists of ancient pathogens lying

dormant in glacial ice and permafrost which is slowly beginning to thaw. This was all sounding

decidedly futuristic (and quite frankly like a sci-fi movie) until the novel coronavirus reared

its crown-like head. Perhaps a warning which, if we take to heart now, will stand us in good

stead for the unknown storms we have yet to bear. But how can we prepare to navigate this

uncharted territory in practical ways? I feel that a good place to start, is at home (quite literally).

But I can’t help ask the questions: Is the Covid-19 pandemic a

precursor of things to come? And: This virus is a present threat,

but how can we see it as a messenger for future change?

In 2019, we conceptualised the idea of having one edition of the magazine per year focusing

specifically on sustainability in the residential sector. Little did we know how relevant that

would be at the time of going to print. Something which has come to the top of my mind

these few days stuck at home, is the need to create homes that are more self-sufficient. In

no sector is this more relevant than food security. In the following pages, our special report

on urban farming practices shows us how this can be done is a very practical way – quite

honestly, it’s much simpler than I thought.

Jason F. McLennan features again in this issue and talks about the relationship of biophilia to

the home. One thing he describes is the give and take relationship between people and plants,

and how the very act of caring for them is what connects us with nature. This has changed my

perception that watering my plants is a chore – it is instead a fundamental link in the natural

system of my home. Added to self-sufficiency is the ability for a home to be off the grid. Brett

Petzer from The Green Housing Company shares insights from his experience in off-grid housing.

We feature projects which range from using earth building materials, to natural timber,

to more luxury residential spaces which exemplify green building best practice. Of course,

the affordable housing debate is one that cannot go unmentioned, thus we engage with

architect and current president of the South African Institute of Architecture, Luyanda

Mphalwa, about this complex and often contentious topic. All these aspects come together

to define the true meaning of ‘home’.

We feature those who are doing things well and setting a

sustainable example, which cannot be more relevant to us than

today. Above all, we hope that these pages will inspire you by

showing you that practical green building solutions already

exist, and that a little bit of imagination, determination, and

working together, is what counts.

Mary Anne Constable

Editor

www.thepaperarchitect.com

Alec Favale, Unsplash

Lockdown

POSITIVE IMPACT ISSUE 0.6

1

impact

The official publication of GBCSA

WINNER

PROPERTY

PUBLICATION

OF THE YEAR

2019

Editor Mary Anne Constable

maryanne@positive-impact.africa

Production Manager Alexis Knipe

Editorial Advisory - GBCSA

Georgina Smit

Jenni Lombard

Jo Anderson

Editorial Contributors

Melissa Baird

Peta Brom

Nicole Cameron

Gillian Gernetzky

Melinda Hardisty

Jason McLennan

Sow & Reap Consortium

The Green Housing Company

Design and Layout

Carla Lawrence, CDC Design

GM: Media Sales

Danielle Solomons

danielle@greeneconomy.media

Media Sales Manager

Thandiswa Mbijane

thandiswa@greeneconomy.media

Media Sales

Gerard Jeffcote

Munyaradzi Jani

Vania Reyneke

Chief Executive Officer

Dorah Modise

Chief Financial Officer

Pardon Mutasa

Publisher

Gordon Brown

gordon@greeneconomy.media

MPeople Resourcing (Pty) Ltd t/a Alive2Green Projects

Reg no. 2005/003854/07

Printers FA Print

Cover image: Witklipfontein Eco Lodge; photo by GLH

Architects

All Rights Reserved. No part of this publication may be reproduced or transmitted in any way or in any form without the prior written permission of the Publisher. The opinions expressed

herein are not necessarily those of the GBCSA or the Publisher. All editorial and advertising contributions are accepted on the understanding that the contributor either owns or has

obtained all necessary copyrights and permissions. GBCSA and the Publisher do not endorse any claims made in the publication by or on behalf of any organisations or products. Please

address any concerns in this regard to the Publisher.

Positive Impact Magazine is printed by FA Print, a Level 1 BBBEE Contributor, on quality paper which carries Forest Stewardship Council chain of custody certification.

Calling all Thought Leaders

Positive Impact, the official publication of the GBCSA, presents thought leadership from local and international green building commentators and practitioners,

and showcases the excellent work of GBCSA members.

Are you a thought leader in your relevant field? GBCSA members are invited to submit stories about projects, design concepts, materials, research, and

anything else that promotes a healthy sustainable built environment. Submit a 200-word description of your content idea with 1-2 images to:

maryanne@positive-impact.africa

Advertise with us

For advertising and sponsored content contact Thandiswa Mbijane: thandiswa@greeneconomy.media

Advertising rates are discounted for GBCSA members and further discounts are available for booking multiple editions in 2020.

2 POSITIVE IMPACT ISSUE 0.6

1

4

7

9

10

18

insighT LOCKDOWN

A note from the editor, Mary Anne Constable

NEWS FAREWELL TO GBCSA’S BRIGHT STAR

A message from CEO, Dorah Modise

gbCSA GROWING GREEN SECTIONAL

TITLE SCHEMES

All you need to know

PROFILE CoJ PARKS

Communities need excellent green spaces

PROJECT RESIDENTIAL CUTTING EDGE

Balwin Properties commits to EDGE, Net Zero,

6-Star Green Star ratings

PROJECT TIMBER CONSTRUCTION ON THE

HOME FRONT

Hotel Verde’s owners build a beautiful timber

house in Cape Town

CONTENTS

24

30

36

42

48

54

56

61

62

INTERIORS A GREEN JEWEL OF LUXURY LIVING

Upmarket residential development in Hyde Park,

Johannesburg

NEW TOOL RESIDENTIAL SUSTAINABILITY

TOOL FOR EXISTING HOMES

An overview for homeowners wishing to make

their existing homes sustainable and resilient

THOUGHT LEADERSHIP BIOPHILIA

Nature immersion and relationship in the home

MATERIALS DISAPPEARING INTO THE LANDSCAPE

Exploring earth materials at Witklipfontein Eco-Lodge

INTERVIEW THE AFFORDABLE HOUSING DEBATE

We ask Luyanda Mphalwa: Are sustainability

and affordability competing for agendas?

TEChnologY MOVING OFF THE GRID

Brett Petzer of The Green Housing Company

discusses off-grid housing

INNOVATION RECYCLED HOUSE IN A BOX

Students enter net-zero energy house made from

recycled materials into 2019 Solar Decathlon

INNOVATION Choose consciously for a

sustainable future

SPECIAL REPORT GROWING SOLUTIONS

FOR CITY FOOD GARDENS

How can urban food farming improve food security?

Plus, how to make your own

67 CASE STUDIES:

Green building services,

materials and technologies

68 Isoboard

69 Koen & Associates Architecture

70 Grecoline

71 INNOVATION Aluminium:

your ally in the war on waste

72 New Look Windows

73 INNOVATION A superior solution

in every way

74 Sika

75 Old Mutual

76 Frost International

77 Rigifoam

78 Thermguard

78 Directory

POSITIVE IMPACT ISSUE 0.6 3

A MESSAGE FROM THE CEO

Farewell from

GBCSA’s bright star

GBCSA will be reducing their physical office footprint from two regional offices into

one, resulting in GBCSA operations being located in Cape Town. Given the necessity

for leadership presence in Cape Town and personal circumstances that do not

allow for relocation, GBCSA CEO, Dorah Modise, has announced her exit from the

association to allow for the appointment of a Cape Town-based CEO to take the

organisation to its next growth trajectory.

Despite the impacts of climate change now being felt by all sectors of the economy, the UN Climate

negotiations at COP 25 in December 2019 failed to elevate levels of ambition by Governments on

climate action and even failed to reach agreement on reporting requirements for transparency.

What does this mean for the advocacy work of those of us in the NPO space, such as GBCSA? What

I think it means, and what we have taken it to mean, is that our work continues at an accelerated pace to

ensure real change, while Governments continue to ‘negotiate loopholes and protect own turfs’ through the

multilateral platform.

For the past few years, GBCSA has been envisioning what the future could look like in the property sector:

sustainable cities that are greener, healthier and happier spaces for our people to work, learn, live and play. And,

now that the necessary building blocks have been unpacked, it’s time to turn vision into action.

We’ve committed to a clear plan and are taking

responsibility for the tomorrow we want.

The global Green Building movement through the World Green Building Council recently released the Bringing

embodied carbon upfront report which outlines actions towards attaining ambitious efforts to reduce carbon

emissions within the built environment. The report outlines how buildings and infrastructure around the world

can reach 40% less embodied carbon emissions by 2030, and achieve 100% net zero emissions buildings by 2050.

GBCSA launched the Net Zero (carbon, water, waste and ecology) certification programme in 2017 as a direct

response to a commitment signed in 2015 at COP 21. GBCSA further committed the 2018 convention to the

unpacking of what a net-zero built environment sector should look like. In 2019, the focus was on integrated

sustainability that looked at developments beyond just buildings. Initiatives that regenerate and give more to

nature than they take out took centre stage.

2020 is about consolidating a common path that is well defined and understood by various organisations in

the built environment. Now is the opportune time to articulate clear green building outcomes, actions, targets

and policy positions required to decisively transition to a built environment in which people and planet thrive.

GBCSA also faces a time of transition as it reduces its physical footprint from two regional offices into one,

resulting in operations being conducted from Cape Town. Operating from one location reduces building,

transport and other related environmental impacts, and this served as a key motivator for this well-considered

decision. Given that my circumstances do not allow for relocation, I announced in January that I will be exiting

my position at the end of April to allow for the appointment of a Cape Town-based CEO to take the organisation

to its next growth trajectory.

I am so grateful for the opportunity to have led such an amazing institution over the past three years, and can

make just one last plea – if you have not yet, would you come alongside GBCSA and support the 2020 Green

Building Convention, as it journeys its way towards Near Possible and maps the way to a sustainable suture?

Dorah Modise

Green Building Council of South Africa

4


During

Dorah Modise’s

three-year

tenure as CEO

Green Star, EDGE and Net Zero-certified

projects increased from 230 to 520

A MESSAGE FROM THE CEO

GBCSA moved from

BEE level 8 to level 4

GBCSA became

a council

member of the

Property Sector

Charter Council,

and with the

assistance of JP

Morgan, ensured

training and

integration of

more than 90

SMMEs into the

green building

space

+IMPACT, GBCSA’s official member

magazine was launched

GBCSA’s

financial

position

improved

significantly

The annual

GBCSA

convention

reached a

world-class

standard

Strong relationships with the public and private sectors were forged


5

SEE AND FEEL THE DIFFERENCE!

How to use less water

A separate water meter per unit

helps owners take responsibility

for individual use, while reducing

shared costs due to leaks being

noticed more quickly.

Consider generating your own electricity

Installing a communal solar power

system to secure a reliable supply

of electricity to the scheme, enhances

the value of a property.

Pay less for fewer bins

Introducing a convenient

recycling system reduces

the number of council refuse

bins used, and paid for, by

any scheme.

Landscaping increases enjoyment and value

Making compost and water readily

available throughout a scheme

can transform its visual appearance,

making it a more lush and beautiful

environment.

www.gbcsa.org.za

WELCOME

OUTSIDE

Let’s manage our public parks together.

Johannesburg is a vibrant city with quality, accessible, welcoming open spaces and

parks. Johannesburg City Parks and Zoo, the custodian of green spaces and cemeteries

in the city, makes concerted effort to bring the residents award-winning parks. With

over 2000 parks spanning across the landscape of the city of Johannesburg, there is an

open space in every community, some of which are unfortunately used for illegal

dumping and land invasion.

Partner with the City in finding better solutions for our roofless residents and illegal

dumping, together we can provide the residents of Johannesburg with clean and safe

spaces to interact and enjoy the benefits for spending days out in the warm African sun.

Call 011 375 5555 to report illegal dumping and 011 712 6600 to find out how you can

collaborate with the City to continue to develop & maintain our green spaces.

a world class African City

www.jhbcityparks.com

011 375 5555

Healthy communities

need excellent green spaces

PROFILE

Green spaces in South

Africa’s cities allow them to

be marketed as places to live,

work and invest in. Those living

typical fast-paced urban lives

need beautiful green open

spaces to unwind and recharge.

It is well established that lush urban green spaces

bring a variety of socioeconomic, environmental

and aesthetic benefits to their surroundings and

the people who use them. As only nature can, they

improve the quality of life of everyone exposed to them.

Green spaces encourage different members of

society to interact, and so provide a platform from

which to build a community.

Stronger, healthier

communities

Communities are further strengthened by the effect of

green spaces to reduce the impact of being deprived

from nature, improve health and, increase the level

of personal wellness. Further, access to quality green

space is important to reducing the risk of depression

and lung disease. Studies find that residents living in

neighbourhoods with parks nearby normally enjoy

between 35 and 45 more minutes of moderate-intensity

weekly activities than those without.

These benefits are keenly felt by community

members who may live in small quarters or shared

accommodation. Considering common respiratory

ailments and lung conditions associated with

communities living in predominantly lower-income

areas, such as backyard living or high density informal

areas, it is vital that public green spaces across our

urban areas fulfil this important role. Well-maintained

and managed parks inside busy urban nodes allow

those visiting these areas the access of fresh air and

opportunities for physical activities they provide.

Economic value of nature

If nature can be valued by the total amount of welfare

it generates for society, so the benefits of urban green

spaces go beyond physical and mental health, to include

direct financial advantages for nearby tenants, residents,

property owners as well as broader economic benefits.

Beautiful green spaces strengthen the economic

opportunities of an area by often generating

employment opportunities, which then increase

property values. Residential property values, and

thus the available rates base, increases in relation to

their proximity of the green space. A 2009 US study

estimated that a 5% premium were added to the value

of homes within 150 metres of a park. Local academic

surveys found the lack of private green space in low

income neighbourhoods meant tenants were willing to

pay higher rents to live nearby well-maintained parks.

Managing urban park

environments

Many public parks restrict access through the use

of gates and fences, often at the request of nearby

residents to protect the facilities from criminals and

salvagers looking for metal or wood to sell, or for use

in the construction of dwellings. Parks with no access

restrictions are often found to become hotspots for drug

use, land invasions, criminal activities and dumping. In

some cases, local authorities are then often requested by

nearby residents to rather close the park as an outcome.

Both the perception and experience of personal

safety are key considerations by everyone using a park.

Thus, for the health and economic benefits of public

parks to be realised, they need to be safe. Providing a

safe and clean park requires a coordinated response

between municipal departments to effectively deal

with the complicated aspects of making green spaces

great again.

A high-quality public environment has a significant

impact on the economic life of urban centres, big or

small. Companies are attracted to locations offering

well-designed and managed public spaces, and these

in turn attract customers, employees and services,

catalysing a virtuous cycle of prosperity for the region.

It is clear that healthy communities and vibrant

urban nodes need excellent green spaces.


9

ProjECT

Reside

Cutting

EDGE

10

POSITIVE IMPACT ISSUE 0.5 0.6

ntial

It’s become more and more affordable to design and

develop stand-alone green buildings. But what about green

developments at scale, particularly affordable residential

developments? Balwin Properties has shown it can be

done by registering a staggering 16 000 residential units

for EDGE certification in 2019, and the company is now

targeting Net Zero and 6-Star Green Star ratings for the

lifestyle centres in their developments.

WORDS Gillian Gernetzky IMAGES Balwin Properties

Project nutshell

Type of building: Residential

Green Star rating: Targeting 6-Star Green Star

PEB, Net Zero Carbon,

multiple EDGE certifications

Location: Linbro Park, Gauteng


Project

The Polo Fields in Midrand, Gauteng,

is an outstanding example of an EDGE

certified green development.

alwin Properties is unswerving in its

pledge to mainstream green lifestyle

developments,” says Balwin’s regional

quantity surveying manager for Gauteng,

Bruce Jelley. “As a leader in sustainable residential

development, our mission is to generate affordable

green living at scale and reduce our carbon footprint

as a company.”

Solid Green Consulting director, Chilufya Lombe,

who has walked this journey with Balwin says, that

certification on this scale has never been seen in South

Africa and Balwin should be applauded for their vision.

“The sheer scale allows Balwin to stand head and

shoulders above others in an economic climate where

the building industry is struggling and has proven that

going green is possible even in tough times.”

Georgina Smit, head of Sector Development

and Market Transformation at the GBCSA seconds

this sentiment. “Balwin has demonstrated outstanding

and exemplary leadership by committing such a

large number of residential developments to

credible and independently verified sustainability

performance standards.”

All of Balwin’s units come standard with eco-friendly

appliances that have been certified as energy efficient.

They also have LED lights and most developments have

solar panels. All estates have a lifestyle centre, which

usually includes a gym, restaurant, swimming pool,

sports fields, eco-friendly car wash, games rooms, cycling

access and wellness spa. Thus, residents can enjoy these

amenities without having to leave the complex. This

all envisions a world in which it’s possible to decrease

one’s ecological footprint with minimal effort because

the infrastructure has been put in place.

Unit owners enjoy the advantages of reduced utility

bills and lower estate levies due to the energy-saving

Building sustainably is not only simple, but also sensible; it reduces

costs, provides third-party accreditation, and is a powerful marketing

tool, giving companies a competitive advantage.

The Reid Estate incorporates a wetland rehabilitation project designed to sustain

an environmental habitat for fauna and flora, and encourages healthy interaction

between residents and the outdoors. A sustainability learning trail has been

developed around the wetland, which allows residents to engage with nature

while exercising and improving their knowledge of sustainable development.


13

Project

measures that are standard in Balwin’s developments

while having the peace-of-mind of knowing they’re

making a difference in tackling climate change. Also,

certifying so many units has allowed Balwin to negotiate

for green bonds on their developments, making them

more accessible to the middle class – a game-changer

for green building in this country. Smit cites the

development of a green bond as an exciting industry

evolution that will facilitate market transformation.

The process of registering such a large number of

properties at one time for EDGE has not been without

its challenges, but both Jelley and Lombe say that

certain factors have streamlined the process. “We have

been fortunate in that all Balwin developments achieve

the EDGE criteria due to the design efficiency of the

blocks coupled with LED light fittings and optimised

plumbing installations, meaning we simply need to

make small changes to improve our designs and energy

efficiency to fully comply,” says Jelley.

Lombe adds that the team often rationalises designs

so they can group similar apartments, which means

a set strategy beforehand that all apartments adhere

to, and a suite of options that work for all apartments.

“With the units spread over 10 developments across

South Africa, ensuring that there’s a smooth timeline

for certification for all developments has been quite

a challenge, but an exciting one!”

Despite the challenges, Jelley says that green buildings

are easy to develop and that developers simply need to

be open-minded to change and embrace technology at

little or no additional cost. He says that the best way

to reduce a building’s energy requirement is through

passive design choices such as reduced window to wall

ratios, roof insulation and low-e coated glass. “The

key is combining greener design with simple, readily

available and relatively inexpensive technology such

as low-energy lighting, lighting controls in common

areas and outdoors, smart meters, heat pumps, low-flow

showerheads and dual flush toilets, as well as blackand

grey-water recycling systems, and materials with

lower embodied energy.”

Jelley and Lombe say that these measures have

resulted in huge savings in their developments. Jelley

cites The Polo Fields in Midrand, Gauteng as an

example of this. “The development achieves operational

savings of 3.72 total CO₂ per unit year, 31% lower energy

consumption, 34% reduced water consumption, and 38%

lower embodied energy in materials, as rated by EDGE.

But how does this impact the bottom line? Jelley

says that, due to the nature of Balwin’s business, the

cost is a huge determining factor when new ideas are

implemented, and that the company has seen little cost

implication to achieving the EDGE standard.

What is EDGE?

An acronym for Excellence in Design for Greater

Efficiencies, EDGE is an online platform, a green

building standard and a certification system. A

project that reaches the EDGE standard of at least

20% less energy use, 20% less water use, and 20%

less embodied energy in materials compared to a

base case building, can be independently certified.

Lombe adds that, while there may be some upfront

costs for going green, lower operational costs and

cheaper technology mean that payback periods are

shorter. “The EDGE app gives an estimate of the

payback period and usually estimates a payback period

of less than a year for most developments.”

A particularly noteworthy Balwin development is The

Reid in Linbro Park in Gauteng, which is an upmarket

lifestyle estate offering contemporary urban living

surrounded by natural beauty. Designed to resemble

a traditional farmhouse setting rooted in nature,

peacefulness and simplicity, the estate incorporates

a wetland rehabilitation project designed to sustain

an environmental habitat for fauna and flora, and

encourage healthy interaction between residents and

the protected wetlands environment. Walk and cycle

pathways were created for this interaction, as well

as an estate-wide focus on outdoor recreation. The

WiFi ready one-, two- and three-bedroom apartments

include eco-friendly appliances, solar-supplemented

electricity, and pre-paid electricity and water meters.

All 1294 units have received a preliminary EDGE

certification, and the process has begun for final

certification on all units.

The lifestyle centre, at the heart of The Reid, was

conceived to capture an atmosphere of separation from

the busy city and is where the true sustainability work

14

POSITIVE IMPAct ISSUE 0.6

Project

The lifestyle centre at The Reid in

Linbro Park, Gauteng is targeting a

GBCSA 6-Star Green Star PEB

rating as well as a GBCSA Net Zero

Carbon Level 2 certification.

is being done. Boasting cutting-edge technology and

innovation across all categories, the centre is targeting a

6-Star Green Star Public and Education Building (PEB)

rating as well as a Net Zero Carbon Level 2 certification.

Marloes Reinink, director at Solid Green Consulting,

says that the dual certification is an ambitious and

credit-worthy undertaking as the centre is only a 1500m²

development that includes a gym, restaurant and spa.

The centre sports many sustainability attributes that

are now considered the standard, but has taken green to

a new level by adding extra innovations. These include

separate energy sub-meters that accurately monitor

energy consumption down to each appliance; air quality

sensors to continuously measure air quality, VOC and

dust levels; careful selection of materials that focus on

recycled/reused content, lower embodied energy and

sourcing within 400km; and significant community

involvement in curating the lifestyle centre.

Innovation points being targeted for the 6-Star rating

include seeking more than one certification; a biophilia

framework, which recognises the importance of creating

an environment that nurtures the innate human-nature

connection; the sustainability learning trail, which allows

residents to engage with nature while exercising and

improving their knowledge on sustainable development;

increasing residential density to over 70 dwelling units

per hectare, thus increasing the number of people who

have walkable access to the amenities within the centre

and discouraging the use of motorised transport; and

investment in improving management systems.

Smit commends Balwin and Solid Green for

committing to ambitious sustainability targets,

especially in terms of Net Zero. “The GBCSA’s Net

Zero certification was created to reward developers who

go beyond simply minimising their harmful impacts

to instead deliver restorative and regenerative design

solutions, and it’s great to have more examples for South

African built environment professionals to learn from.

What is Net Zero?

Net Zero/Net Positive certification awards

projects which go beyond the partial reductions

recognised in the GBCSA Green Star rating tools,

and have taken the initiative to the endpoint of

completely neutralising or positively redressing

their impacts.

I am inspired by great local talent such as Solid Green,

who guide clients and professional teams through an

integrated design process which results in contextually

appropriate sustainability initiatives.”

Reinink says that there is no doubt that Balwin

is committed to going green, but it has been truly

inspiring to see the extent to which they have achieved

it. “Steve Brookes has always said that it’s all or nothing

in going green,” she adds.

What advice would she give to other developers

considering following Balwin’s example? “Sustainable

development is a must for the future; buildings account

for over 30% of greenhouse gas emissions, and current

generations are very aware of the effects of climate

change and are making more conscious choices

because of it. Going green can seem bewildering at

first, but there are industry experts who can assist

and support. Building sustainably is not only simple,

but also sensible – it reduces costs, provides thirdparty

accreditation, and is a powerful marketing tool,

giving companies a competitive advantage. Building

sustainably is the future norm, and it’s my sincere

hope that no developer gets left behind,” says Reinink.

Jelley wholeheartedly agrees. “Don’t be afraid of

committing to green development as it is imperative

and will soon become regulation. Besides, it’s our duty

as businesses to provide a better future for generations

to come.”


15

PROFILE

South Africa’s largest

commercial office achieves

6-Star rating

ImageSA

Old Mutual, in collaboration with their Old

Mutual Corporate Property Management

team, had a common goal in recent years

– to maintain and build on their 5-star

Green Star rating achieved in 2016 (Existing Building

Performance v1 certification). As part of their key

business strategy to operate the facility within the

parameters of being a ‘Responsible Business to our

Environment’, the team set measures in place to report

and minimise any gaps highlighted from the previous

rating. This resulted in the achievement of 6 star; with

a Round 1 Green Star rating awarded in December 2019

– a momentous accomplishment demonstrating the

effect of world leadership and continuous commitment.

A sustainable journey

“We workshopped how our team operated our facility

and unpacked how we could improve implementation,”

says Tony Sutter, Corporate Property Management

Business Unit Leader. “The required plans and policies

were embedded into service agreements in order to

achieve effective change to ensure sustainable and

efficiency targets. Our Facilities team incorporated

maintenance plans and staff performance into

their key performance indicators (KPI) contracts.

Communication to all employees within our large

organisation was crucial,” says Tony.

Tony says the team often probed, “why did we have

to or want to recertify our rating after three years? “

Operationally, we were able to allocate resources and

budget and execute the maintenance plan accordingly.

A facility’s usage becomes adaptable to those who

occupy it - by ensuring constant improvements and

upkeep our building has transformed for over six

generations, he explains. “Being innovative is critical

as technology requires one to enhance existing systems

and structures. It is wonderful having a policy signed

off, however implementation always has its challenges;

measurements of data and input parameters needed

to become part of our daily activities.”

Mutualpark’s sustainability journey started over ten

years ago and during that period a large focus was

mostly around being more energy efficient. Their 2007

Project nutshell

Site overview: Old Mutual, Mutualpark

Address: Jan Smuts Drive, Pinelands, Cape Town

Building size: 166 000m²

Building age: 1954 to 2002

Occupants: 10 000+ Staff, Contractors and Visitors

Parking: 4 823 bays

Sustainability Team: Old Mutual Corporate

Property Management

Building owner: Old Mutual Life Assurance

Company (South Africa)

energy baseline of 51 879 480 kWh showed a deduction

of 34% to 34 211 340 kWh in 2019. The commission

of a 1MW Solar Plant installation in 2016 produced a

10% reduction by 2017; with solar continuing to exceed

expected savings and energy produced – achieving a

115% PV system relative to performance.

Saving critical resources

The Waste Water Treatment Plant (WWTP)

commissioned in 2018 produces SANS 241 compliant

water through a 10-step filtration process, using raw

sewage that is collected from the facility and municipal

treated effluent. The decrease in the site’s demand for

Municipal-supplied water (at a daily rate of 550 000

litres) assisted the City of Cape Town and National

Department of Water and Sanitation in reallocating

this critical resource during the 2017/2018 water crisis.

ImageSA

16


PROFILE

ImageSA

“Our overall dependability on Municipal potable

water decreased by 60% from 2016 to 2019. We have

buffer capacity to store almost 1.5 million litres of

drinking water in a Day-Zero scenario,” says Tony.

Mutualpark succeeded in reducing the waste sent

to landfill, through onsite waste sorting and robust

measurables striving towards reuse and recycling

various waste streams (including composting from

organic waste). The 2016 waste diversion from

landfill rate of 30% in 2016, boosted to 52% in 2019.

This included 160 000kg of organic waste sent for

composting in 2019 from the 688 000kg diverted from

landfill.

All of these initiatives, together with the constant

educational campaigns, have cumulatively contributed

towards Old Mutual’s 6 star rating (through the

Green Building Council), which with its ever-ending

improvements on the agenda, Old Mutual will spare

no effort to maintain.

Key initiatives

implemented during

recertification phase:

• A 1.3MW Solar Photovoltaic Plant

• Waste Water Treatment Plant installed

producing potable SANS 241 compliant water

• Waste management implementation policy

achieved a waste diversion rate of 52%

• Centralised chilled water heating, ventilation

and air conditioning (HVAC) supply

• LED lighting retrofitting and occupancy sensors

• New landscaping with only waterwise plants

• Use of Green Cleaning products

• Effective communication assisted with

changing behaviour of Staff, Contractors and

Visitors on site.

ImageSA


17

ProjECT

18


House Delicio, nestled in the leafy southern suburbs of Cape

Town, is constructed largely of timber – a choice made for its

many environmentally sustainable attributes, as well as thermal

qualities and aesthetic appeal. Showcasing timber’s beauty and

benefits, and firmly proving that this material can be used beyond

the humble log cabin, the house is also targeting a 5-Star Green

Star Multi-Unit Residential rating.

WORDS Melinda Hardisty IMAGES Mary Anne Constable

Timber

Construction

on the home front

Project nutshell

Project dates: Completed in September 2019

Type of building: Multi-Unit Residential (MUR)

Green Star rating: Targeting a 5-Star Green Star

rating using the MUR tool

Location: Constantia, Cape Town

Project size: 652,55m² gross floor area


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Project

TOP: The entertainment area is built

over a 70 000-litre water tank.

MIDDLE: The street façade of the house.

BOTTOM: A traditional German-style

built-in heating system.

When the owners of Africa’s greenest

hotel, Hotel Verde, embarked on the

design of their own home in Cape Town,

low environmental impact was one of

their main considerations. The family places high

importance on sustainable living, according to Mario

Delicio: “We have no other planet to go to. We have

a responsibility, as individuals and as companies, to

ensure that future generations can enjoy our beautiful

planet Earth as well.”

The house comprises three separate residential units;

two apartments occupied by branches of the Delicio

family, and a third apartment for guests. It consists

of three main floors and a loft. Due to an uneven and

sloped site, the lower level is partially below ground.

This influenced the decision to build this portion

in concrete and masonry. This portion houses the

guest accommodation, garages, laundry, an 70 000-litre

rainwater-storage tank, and circulation space, and was

constructed by a local contractor.

The two upper levels and the loft space are built from

200mm-thick solid timber walls, comprised of three

timber sections glued together, with the harder inner

core of the wood on the external face. Internal walls are

timber-framed and clad with either gypsum board or

timber, depending on the aesthetic, and insulated with

timber fibre. Fullwood Wohnblockhaus is the German

company, specialising in the design and construction

of timber buildings, who designed the structure and

was responsible for the local construction. Senior

timber consultant and main coordinator between

Germany and South Africa during the project, Bernd

Fuchs, explains that they use Scandinavian Polar Pine,

which is slow-growing and therefore very hard. It is

sustainably sourced and Fullwood can calculate the

‘cradle-to-grave’ carbon footprint from growing the

timber, transporting the material, construction phase,

useful life, and recycling.


21

Project

The massive timber wall panels (called ‘blockhouse’

construction) are largely prefabricated in Germany.

The assembly work is done on site with one German

carpenter and a team of local workers, with the oversight

of one specialist consultant from Germany. The outer

shell of the timber portion of the house, including the

roof, took only five weeks to construct on site. Fuchs

says that, even though “the transport distance [is great]

it’s still an environmental win, because the carbon

footprint is still less than [building] from bricks and

concrete”. Timber is aesthetically pleasing and has

been shown to have positive effects on the mental and

physical health of occupants. It is also exceptionally

energy-efficient and thermally comfortable.

Delicio is convinced that wood is “the best building

material we have”. It insulates better than brick walls

and the construction process is much quicker. He

wanted to feel what it would be like to live in a wooden

house, since his dream is to build an even greener

hotel than the existing Verde Hotel buildings, one

made out of wood.

André Harms from Ecolution Consulting, the green

building specialists responsible for the Green Star

certification management and sustainable building

design, was involved in overseeing the overall

coordination of the sustainable design aspects of

the project. Apart from the high-performing timber

construction, the house has all the elements one expects

from a Green Star-rated building: A photovoltaic

array on the roof providing approximately 40% of the

building’s electrical requirements, LED lights and

an efficient lighting-control system, energy-efficient

appliances, low-flow water fittings, triple-glazed

windows, a Home Automation System, and low-

VOC finishes. Rainwater is harvested and treated for

domestic consumption, toilets, and irrigation.

A waste and recycling management plan has also been

implemented. A management policy document provides

guidelines for maintenance and future installations.

The operation and performance of these systems will

be tracked and measured by the Verde Hotel group.

Timber is aesthetically pleasing and

has been shown to have positive

effects on the mental and physical

health of occupants. It is also

exceptionally energy-efficient and

thermally comfortable.

Though the scale is somewhat smaller than the

average hotel, the cutting-edge construction materials,

techniques, and equipment could be considered for

future hotel developments as the group continues to

push the boundaries of environmental performance.

One of the reasons that timber is lauded as an

extremely sustainable building material (if responsibly

sourced) is that trees absorb carbon dioxide from the

air and, when a tree is felled, that carbon is stored, or

‘sequestered’ in the wood, rather than being released

into the atmosphere. Harms adds that, in this case,

they did “a high level (non-verified or audited)

carbon accounting for the timber material’s carbon

sequestration versus the impact of the [international]

transport, and the ground floor’s conventional

construction to gauge the impact, and there is still

a considerable net carbon benefit as more carbon is

sequestered than emitted”. The timber construction,

its carbon impact, thermal performance, fire rating

compliance, suitability to local climate and context,

and how it aligns with a Green Star certification are

of particular interest to Verde for consideration in

future projects.

Although modern technology has allowed for

international collaboration more than was previously

possible, Harms notes: “The coordination and

management of the project with both local and

international project team members has been

Construction of a timber

house in Germany by

Fullwood Wohnblockhaus.

Fullwood Wohnblockhaus

22


Project

Timber provides a warm

tactile internal finish.

challenging in meeting the identifiable timelines set

at the start of the project.” There had to be a level

of flexibility and adaptability to enable the design

and construction to run their course. Fuchs cites

local challenges such as different regulations and

methodologies than other parts of the world. Timber

construction is far more prevalent in Europe than

in South Africa. Fullwood has a timber show house

that is over 300 years old, proving the longevity of the

material. It is, however, still a challenge to convince

local authorities in South Africa of all the benefits,

especially that timber’s performance in a fire is better

than many, more commonly-used building materials.

It is more predictable in a fire than steel, for example.

Despite these challenges, the result is a beautiful

home that is both comfortable and kind to the planet.

Delicio says they are thoroughly enjoying their new

home. Their beautiful, well-lit, timber and glass

entertainment area (situated on top of the 70-000

water tank) is one of their favourite spaces and has

already been the venue for a family wedding. It has

magnificent views of the garden and is protected

enough to be comfortable all year round. There is also

a wine cellar, specially designed to be big enough to

accommodate the Delicio’s hardwood furniture from

their previous home.

There is, of course, a cost premium on many of the

materials and installations, however, it is anticipated

that these will be paid back quickly through savings in

energy and water. The real cost calculations will only be

available once the home has been completely occupied

and monitored for some time, but the Delicios have

already been pleasantly surprised at how thermally

comfortable their new house is, even without using

mechanical heating or cooling. Not only comfortable

but also beautifully tactile.


23

INTERIORS

A Green Jewel of

Luxury

Living

Delmaine Fritz

24


The Emerald is a new upmarket residential

development positioned in Hyde Park, the hub of

Johannesburg’s northern suburbs. Decked with

both minimalist and environmentally conscious

features and fittings, and sporting several Green

Star ratings, this latest addition to Legaro

Properties’ portfolio proves that sustainability

is setting high-end projects apart from the rest.

WORDS Nicole Cameron

Project nutshell

Project dates: Phase one handover - 1 April

2020; phase two – 1 June 2020

Type of building: Residential

Green Star rating: Registering for an Interior rating

for lifestyle centre; planning to

register for EDGE

Location: Hyde Park, Johannesburg


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INTERIORS

The increasing number of eco-architecture

developments, initially overseas but now also

locally, prove how energy efficiency, waste

reduction, and responsible design, are all

aligning to create a new definition for sustainable luxury

living. It’s essential that luxury developments, whose

residents typically spend more on utility resources and

have a greater carbon footprint than those living in

low-cost counterparts, take the lead in best-practice

sustainability for residential developments.

Designed by Daffonchio & Associates Architects,

The Emerald describes itself as providing the ‘perfect

executive lifestyle’, with no detail having been

overlooked in delivering the beautifully appointed

one-, two- and three-bedroom apartments. ‘Masterfully

conceived with comfort, style and quality of living as

the focal point’, the development is presented as the

‘ultimate urban home and smart investment that creates

high tenant desirability and capital growth’.

Indeed, architect, Enrico Daffonchio, says that they

were afforded the time to carefully consider each detail

of the design, having gone through an extended phase

of design development to get things just right. “A lot of

attention was focused on creating something light and

not too boxed-in, resulting in a dynamic façade, with

planes between the balconies, to effectively manage

sunlight into the apartments,” he explains. “We worked

closely with Michele Brookes from Legaro to develop

the interior design to a standard far above the norm;

maximising the ceiling heights to allow for a significant

amount of natural light and ventilation.” The project

incorporates passive solar design from concept stage,

together with favourable site orientation. Double

glazing is used on all glass windows and doors, and

sufficient shading is provided.

Daffonchio goes on to say that one of the key

features that make the internal layouts exceptional

is that every apartment has a separate guest toilet

with the intelligent use of glass dividing walls. “Some

of the other features include balconies and private

gardens bigger than similar offerings in the price

category, storerooms located in the basement in front

of each parking bay, spacious kitchens with integrated

appliances, and, above all, a unique lifestyle centre

for residents.”

A centre for lifestyle

excellence

Jesse Hamman of Solid Green worked with the design

team to prepare the interior of the lifestyle centre which

is intended to target a 6-Star Green Star Interiors rating.

The multi-functional space incorporates a 25-metre-long

indoor heated pool, gymnasium, sauna and steam rooms,

hot yoga room, heated outdoor pool, ice-recovery bath,

meeting rooms, communal lounges, concierge, café as

well as a laundromat. A perk of luxury living indeed.

“Environmental management is in place to ensure

that water and energy, as well as construction waste, is

monitored effectively on site to ensure both adequate

health and safety as well as environmental standards

are met,” Hamman says. “The development has a green

lease in place with the building tenants to ensure the

building is managed sustainably. Learning resources

are also to be installed in the building foyer to ensure

building occupants are notified of any sustainability

features in the development.”

The Emerald’s lifestyle centre certainly delivers when

it comes to sustainability features. In terms of lighting,

the implementation of shading devices alleviates

sunlight glare, and the lighting design ensures optimum

levels of indoor comfort, set to occupancy timers with

lighting power density to a maximum of 5.5W/m². This

ensures that all lighting is both energy efficient (100%

LED) and suitable for the task performed in the space.

Daffonchio & Associates

Residents enjoy an

abundance of foliage and

communal green space.


27

INTERIORS

The lifestyle centre, which features a

25m-long indoor heated pool and many

other amenities, is targeting a 6-Star

Green Star Interiors rating.

To avoid light pollution, which also impacts birds,

insects and animal nightlife, the external lighting does

not illuminate the night sky.

Other energy features include energy-efficient

equipment, and controls installed minimising energy

load requirements in the interior space. Sub-metering

ensures all energy sources are metered separately, and

data captured to review where savings can be made in

consumption. Renewable energy (via photovoltaic roof

panels) is provided for a minimum of 40% of the total

installed load. An efficient Heating Ventilation and

Air Conditioning System (HVAC) provides optimum

indoor thermal comfort levels.

Metered and monitored

Similarly, water usage is metered separately, and data

captured to review leak detection. The lifestyle centre

has an efficient pool system and low-flow fittings and

fixtures, with similar sanitary fittings in the apartments.

Laundry and kitchen equipment has been selected to

reduce potable water usage, ensuring occupants use

water wisely.

Air quality and air pollutants are carefully monitored

to provide adequate indoor fresh air, with non-polluting

gases specified for the HVAC system and no hazardous

chemicals used that emit pollutants in the insulation,

paints and piping products.

Furniture in the lifestyle centre (ergonomically

designed for occupant comfort), as well as assemblies,

floor and wall covering items, have been specified to

comply with recycled materials, FSC-certified woods

and sustainable manufacturing practices. Materials

have been locally sourced as far as possible.

Operational waste management is in place for

waste streams to be sorted and recycled following

waste management policies. Indoor waste separation

bins are available to occupants, together with

recycling information.

“Biophilic design elements have been included

in the interior space – flowing water, indoor plants,

nature patterns and colours – that help people to feel

connected to the natural world when they are in the

space,” says Hamman. The fact that The Emerald is

located on a previously-developed site, means that

redeveloping it to greener standards has enhanced the

site ecology, adds Daffonchio.

While residents enjoy an abundance of communal

green space and views overlooking established trees,

the location is conveniently urban – it is within

The internal layouts make intelligent use

of glass dividing walls to create a sense

of more space.

Daffonchio & Associates Delmaine Fritz

28


INTERIORS

ABOVE: Spacious kitchens feature

integrated, energy-efficient appliances.

Delmaine Fritz Delmaine Fritz

BELOW: No detail has been overlooked

in delivering the luxurious one-,twoand

three-bedroom apartments.

walking distance to Hyde Park Corner, a high-end

shopping destination in Johannesburg, and close

to the Gautrain, with quick commutes to the major

economic and commercial nodes of Rosebank and

Sandton. Taxi, Uber and electric bicycle facilities

are available nearby.

Solid Green will be working on the registration

process to have The Emerald EDGE Preliminary

certified; with seven phases in total each requiring

individual EDGE submission. This lengthy process

shows the team’s commitment to delivering a project

that sets the benchmark for future luxury residential

projects. Legaro is certainly no stranger to the green

building industry, having scooped last year’s GBCSA

Award for highest-rated green building in South Africa

(78 Corlett Drive), and managing director, Michele

Brookes, says that they are seeing more and more of

their clients viewing sustainable development as an

environmental and economic imperative. “In addition

to a growing awareness about climate change, the

current economic client is pushing the consumer to find

alternative ways to spend their incomes more wisely.

The recent years of less rain have pushed people to

invest in rainwater harvesting methods, with the same

being said for power supply,” she says.

While relevant across the board, this is perhaps of

particular significance to higher-income groups, due

to their typically higher spend on utility resources and

larger carbon footprints. The Emerald will certainly

contribute towards residents having a decreased impact,

and we can only look forward to similar developments

taking such bold steps towards sustainable living.


29

NEW TOOL

Reside

Sustainability tool

for existing homes

30


ntial

Over the course of 2019, the GBCSA, with sponsorship from the GIZ,

initiated scoping of a new green rating system for existing homes in

South Africa. This journey took the appointed research team, the Sow &

Reap Consortium, from an RDP home in Cato Manor, KwaZulu-Natal, to

conversations in Constantia, with workshops along the way in Polokwane

and Skype discussions to New Zealand. During the process, the need

for this green home rating system became undeniable. As society

currently ‘shelters in place’, such a tool becomes all the more relevant

for homeowners wishing to make their homes sustainable and resilient.

WORDS Sow & Reap Consortium IMAGES Supplied


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NEW TOOL

With over 16.7million households in South Africa, homes in operation are a huge consumer of water

and energy resources and massive generators of waste.

A tool for the existing residential market will need to be greatly different to the current suite

of Green Star tools for the commercial building sector. Householders are motivated by different

desires entirely.

The public relations and marketing appeal that exists for the commercial building sector to get green certification

and differentiate their properties among discerning clients doesn't feature for the individual.

The research process took place over several stages.

STEP 1: Market assessment

To identify and analyse the residential market drivers and

barriers and estimate the potential uptake, a combination

of quantitative and qualitative research took place.

It started with desktop research and preparing for

engagements with householders. Before workshops

could happen, we needed to define a sustainable

home in South Africa, particularly since there is no real

‘typical home’ in South Africa, as you may find in more

developed countries.

We turned to the United Nations Sustainable

Development Goals (SDGs and those SDG-linked

indicators with relevance to home life). These are:

Zero Hunger (Goal 2); Good Health and Wellbeing

(Goal 3); Clean Water and Sanitation (Goal 6); Clean

and Affordable Energy (Goal 7); Decent Work and

Economic Growth (Goal 8); Industry, Innovation and

Infrastructure (Goal 9); Reduced Inequalities (Goal

10); Sustainable Cities and Communities (Goal 11);

Responsible Consumption and Production (Goal 12);

Climate Action (Goal 13); and Life on Land (Goal 15).

Understanding that terminology such as climate

change mitigation and adaptation needed to be made

relevant to everyday householders, we refined these

to become ‘sustainable living indicators’ that resonate

with people in a home context. These were:

1. Water efficiency and security

2. Energy efficiency and security

3. Recycling and waste reduction

4. Fresh air

5. Access to fresh food

6. Comfortable temperatures

7. Good daylight

8. Responsible materials

9. Transport

10. Accessible safe, communities

11. Internet accessibility

12. Affordability

13. Access to nature and biodiversity

These indicators were then tested through the market

assessment phase for relevance and importance, and

further indicators were also identified.

Seven mid-high income focus groups and four

technical professional focus groups were conducted

in Cape Town, Durban, Johannesburg, and Polokwane.

Community conversations were held in the low-gap

income sectors in Nyanga, Alexandra, and Cato

Manor. Overall, 142 householders in four provinces,

contributed in-depth qualitative data.

Over 600 surveys were then conducted in malls in

Johannesburg, Soshanguve, Cape Town and Worcester, to

gain accurate qualitative data to back up the quantitative

information. In-person surveys were chosen as the best

approach to reach a broad demographic.

Seven interviews with public sector and property

professionals in Tshwane and the Western Cape also

took place.

This culminated in the delivery of a market

assessment report: Sustainable living in South Africa:

Exploring the context for a green building rating system

for existing residential homes. This gave insight into

householders and outlined the drivers and barriers

to sustainable living among them. It also analysed

the appetite for a green home rating tool among the

products and services supply chain and the real estate

sector and delivered several interesting findings and

recommendations for the tool.

Step 2: Baseline Assessment

The next step was to gather data on the relevant

sustainability indicators to establish current

performance of residential homes in South Africa.

Another report was delivered outlining these details

and delivering recommendations.

First, national targets related to each sustainability

indicator were identified, to ensure alignment with

existing impact reduction goals in each sector. Secondly,

The image on the left represents

a summary of over 600 responses

to the question: "In one sentence,

what does 'sustainable living'

or 'green living' mean to you?",

which was asked of survey

respondents early in the

survey and without prompting.

The variety of responses and

interpretations is vast. While this

supports the theory that people

are unique, it also reinforces the

need for a common language

with respect to sustainability

in homes, and a strong crosscutting

campaign to achive this.


33

NEW TOOL

the current baseline was explored and attempts to

establish the ‘status quo’ of current performance levels

was undertaken. Thirdly, best practice benchmarks

were identified – specifically, how a residential rating

tool could support the achievement of the national

targets or baseline improvement.

Energy, water, and waste have measurable baselines

and benchmarks that can be used to track a home’s

performance in these indicators. However, community

and health-related indicators such as fresh air, food,

comfortable temperatures, daylight, transport and

walkability are less tangible to benchmark but are

still important.

In determining baselines, it emerged that assets and

performance may need to be separately rated. It also

helped identify exactly what should be measured and

how. Complicated metrics such as litres-per-second for

fresh air, or lux-levels for daylight, may overwhelm the

average householder. As such, simplified survey-type

questions can be derived from best-practice standards

to adequately assess the home.

Through the baseline research, it also emerged that

data gathering and monitoring of progress toward

meeting national goals and SDGs is limited. A rating

system could assist with this and help monitor progress

on several goals. Live tracking of baselines moving

forward, and collection of other valuable sustainability

data could be built into the tool.

Step 3: Tool Scoping

In addition to in-depth research on existing rating

systems, the list of ‘sustainable living’ indicators, which

was tested and adapted through market assessment, and

refined and capacitated through baseline assessment,

was then structured into a sustainable home framework.

This forms the basis of the green home rating tool.

From the framework, a scoresheet was developed.

(We finally have a tool!) The assessment criteria within

the scoresheet follow from the framework’s three main

pillars: utilities, health and community.

Each indicator has a set of criteria, requesting

information from the householder to assess where

their home sits on the sustainability scales. Once all

the questions have been answered, a score for the home

is generated out of 100. This score has been calibrated

similarly to the Green Star suite of tools.

The rating tool addresses three distinct spheres

of influence, namely: behaviour; performance (i.e.

measured water, energy and waste performance); and

asset improvements (i.e. insulation). Market assessment

clearly showed that all three of these are important to

householders (especially performance).

Because it emerged that formal certification would

likely only be pursued either when a home is bought

or sold, or to leverage some other incentive, it remains

important that there be a ‘self-assess’ option for

householders wishing to understand and improve the

sustainability of their home. Here a person could: 1. Work

through the scoresheet on their own; 2. Easily benchmark

their home and identify improvement areas; 3. Start the

improvement cycle (learning resources, directory).

Should householders seek to formally certify their

home, this option will be available and will require an

auditor to inspect the home to verify claims made in

the scoresheet questionnaire.

Step 4: Business Case

Having developed a rating system – a system rather than

a tool because it incorporates the scoresheet but it is

envisaged that this, which should ideally be delivered

alongside strong information and education resources,

a directory, and incentives and rewards – exploring the

business case was imperative.

Given the massive scale of the consumer market, the

potential exists for one million homes to directly engage

with the tool, and for tens of thousands of ‘green home’

certificates to be issued. Partnerships are essential

in the delivery of the rating system, however. Strong

co-branding partners are needed to achieve the desired

penetration into the consumer market. Furthermore,

a system of compelling consumer incentives must be

offered through a partner network.

There are strong value propositions which this rating

system offers across various stakeholder segments.

For householders themselves, this includes simple

comparative benchmarking, access to compelling

incentives and rewards and streamlined links to

solutions and resources. A marketable ‘green home’

certificate is also offered, aimed primarily at the rental

and ownership transaction stage of homes.

For both private and public sector stakeholders, a

clear framework for sustainability in homes creates a

common language and roadmap. Planning, monitoring

and forecasting are improved through access to data

and trends from tens of thousands of households on

performance, demand and uptake of sustainability in

34


NEW TOOL

Benchmarks within the rating tool have been set in alignment with national targets for 2030 as found in South Africa’s National Development Plan and supporting

policies. As such, the ‘home of 2030’ can now be visualised through the rating tool, and this is what the rating system strives for.

homes. Furthermore, strong marketing opportunities

exist with access to incentivised, aware householders,

as well as brand association opportunities.

Next steps

What has been developed has significant potential to

improve the residential market through direct consumer

engagement but also supply chain transformation.

The goal of a ‘Green Home Rating System for

existing buildings’ is to transform South African homes

to align with the UN SDGs and the South African

National Development Plan (NDP). To achieve this,

the rating system seeks to create a common language

for sustainability in homes. It acts both through

incentivising change at a household level, and through

effecting change in the supply chain.

The Sow and Reap Consortium is currently engaging

with stakeholders to gather feedback on what has

been developed. This will allow for optimisation and

refinement to establish buy-in from all relevant sectors

and stakeholders to ensure the success of what is

ultimately delivered. The proposed system launch date

has been set for 2021.

THE RATING SYSTEM IN A NUTSHELL

The recommended existing green home rating tool incorporates the findings from householders’ needs

in the South African market. It allows for self-assessment, but also audited formal certification. It has a

holistic focus, rather than just interrogating water, energy and waste, and assesses the home asset as well

as behaviour. Performance is important to households and thus is measured and benchmarked, as well

as giving guidance on asset interventions. The tool will be simple for householders to use, rather than

a complex interface, and will provide educational information, with links to a directory to easily find

solutions. It is also recommended that the rating tool is backed by a system of incentives and rewards to

boost repeat engagement and entrench sustainable living.

The primary use of the tool is likely to be self-assessment, and the user of the tool is the householder.

They interact with the tool digitally, complete the scoresheet and receive their home score out of 100. The

householder can then benchmark their home to understand how they compare to others. Finally, once they

know where they stand, they can start the improvement cycle, through the use of educational resources and

information, the solutions directory and incentives and rewards challenges. Formal certification is likely to be

pursued by those looking to transact a home or leverage a certain incentive against their home. Householders

who want to formally certify their home will call an auditor/assessor to inspect the home, for a fee.

The Scoping Team:

The consortium responsible for tool scoping includes Francois Retief, Christy

Borman and Jani Retief from Sow & Reap Consulting, Thulani Kuzwayo of

PaperThink Lab, Simon Penso, Claire Butler and Campbell Brummer from

Imbue Sustainability, Michelle Ludwig of Ludwig Design Consulting and

Lee Rael from Seed Sustainable Design.


35

Thought leadershIP

Biophilia:

Nature immersion

and relationship

in the home

36


Architecture itself cannot mend our disconnection from

nature – the inanimate cannot make us whole – but it can

foster that connection by elegantly and comprehensively

seizing each opportunity to connect us with nature. Jason

F. McLennan elaborates in part two of our series about

biophilia in buildings, focusing on the home.

WORDS Jason F. McLennan


Thought leadership

The architect’s number one priority is

decreasing the amount of time people spend

inside through supporting nature immersion

with constant connections to the outdoors

and bringing the outside in.

Interior environments are, by their very nature,

controlled and limited in sensory richness when

compared to outside, not by a little, but by an order

of magnitude of thousands. What we experience

when we’re immersed in nature is complex, layered,

simultaneous, and multisensory, full of variability,

chaos, and other life-giving and life-affirming stimuli.

Proactively bringing aspects of this experience into

our homes certainly reminds us of our connection to

nature. What we need though is not ‘à la carte’ biophilic

features, but exposure to the layered complexity of life.

The biophilic designer is invited to expand their

view of biophilia beyond a checklist of interior,

superficial biophilic applications to this larger, more

critical need: connecting their design to the outdoors

at every opportunity, creating porches, courtyards,

interstitial spaces, inside/outside flow, ensuring that

windows frame views down corridors and that outdoor

experiences are properly designed for their particular

climate. Attention paid in design to strategically

creating multiple points of entry and exit, living

close to the ground from which life emerges, creating

interstitial spaces that allow people to be outside for

longer periods, and insisting that every inside space

have some outside connection and natural daylight, go

far to meet our biophilic needs and are the ultimate

mark of a truly biophilic design.

The goal of the design is to draw out and keep

occupants immersed in nature for as much of the

time as is possible and where practical to bring

outside elements inside. To think that architecture

could ever negate our need for nature immersion is

maybe convenient but doesn’t hold up to science.

While biophilic interior design interventions do play

an essential role in that they serve as reminders and

symbols of our connection to nature, they are truly

secondary. Ultimately, their value is also in their

ability to draw us outside, by gently reminding us of an

immersive experience and creating a longing for more.

Getting outside is, of course, the first step, but what

is the nature of the outside you get to? What is the

quality of it? What is the level of immersion with

diversity and quantity of life? How talented was your

landscape architect? How well does the architect draw

us out? People need connection with functioning

ecosystems; how does the design surrounding your

structures support that?

It is not our buildings that are truly

biophilic, only the life that they

support and frame and to which they

connect. The architect doesn’t design

biophilia, they design for it.

Incredible pockets of diversity and rich habitat can be

created even in small urban spaces. Actively engaging

in the regeneration of the land upon which we build is

a critical part of biophilic design. More attention paid

to the spaces between buildings – entrances, internal

courtyards, front and back yards, setbacks and city right

of ways – counts, and is crucial as this is often where

people get the entirety of their exposure to nature in

urban environments. Through this lens, we begin to

see design and architecture as supportive armature and

gentle guide, and, if successful, capable of shepherding

us back out each time we move in. It is not our buildings

that are truly biophilic, only the life that they support

and frame and to which they connect. The architect

doesn’t design biophilia, they design for it.

Antioch College Village, Ohio,

US. A cohousing community,

by McLennan Design.

McLennan Design

38

POSITIVE IMpaCT ISSUE 0.6

Thought leadership

McLennan's own home, Heron Hall

in Washington, US, exemplifies some

biophilic design principles, such as the

ash tree (top left) incorporated into the

design of a porch off the main bedroom.

Dan Banko

One of the most important aspects of biophilic

design is allowing for the cultivation of a relationship

with nature – a very critical type of interaction with

the natural world, distinct from nature immersion

explored previously. We have an inherent need to live in

relationship with life to be holistically – psychologically

and physically – well. Exposure to nature and various

life forms has its own positive effect; here I’m delving

deeper, exploring what it means to develop a deeply

felt relationship, sense, and knowledge of a particular

entity within a particular place.

People undoubtedly have close relationships with

animals; I believe they can also have relationships with

specific plants, insects, and other life forms, ultimately

forming familial or friendship bonds that elicit

emotional responses that are positive and knowable.

Over time, this kind of highly personal and individual

connection can also extend to a specific place – one’s

home or another location that holds special emotional

and relational significance and personal meaning.

How do we bring this understanding of the nature

relationship component of biophilia into our designs?

How can our homes support and remind us of these

relationships so significant in their implications to our

wellbeing as individuals and collectively as a society?

As discussed, increasing the amount of time people

spend in nature via designs that connect the occupant

with the outdoors at every opportunity is a first step.

The biophilic designer should also remember that the

responsibility of care is not a burden, but a means

of connection. This ethos can inform natural design

elements that require the engaged participation of

a home’s occupant. By way of example, a green wall

that needs watering, and in return provides a means

of air purification, beautification, and connection

makes clear the value of the relationship with nature.

Plants that don’t belong to anyone are less impactful

than plants that require individual attention and

perceived ownership. Nature relationship requires

a recurring and repeated relationship of interaction

and transaction.

Integrating the needs of pets in the design of homes

demonstrates an understanding of this concept.

Relationships with pets are some of the first and

most formative nature relationships children

experience, teaching them responsibility, empathy,

and kindness. Designs that accommodate and integrate

the needs of our pets support a critical opportunity for

nature relationship.

Even a home’s systems can serve as touchpoints to a

relationship with place, drawing the home’s occupants

into a quality of attention to the natural rhythms of

the place that affect a given system, like HVAC or rain

catchment systems that both directly respond to the

conditions of place and, depending on those conditions

require the occupants’ involvement and thereby their

connection to the conditions of a place.

The biophilic designer’s attention to this need for

relationship is applicable outside as well as in. At my

home, Heron Hall, we chose to use the trunk of a local

tree as a supporting pillar of a porch that opens onto a

private garden off the master bedroom. The tree provides

a practical service: it holds up a roof. But an architectural

pillar would have done the job as well. The choice to use

this tree trunk was biophilically driven; the local Western

Red cedar that supports the ceiling of this small porch

reminds me of the ecological place in which I live and of

which I am part. The roof is planted, and in the growing

season, the effect is of a green canopy – a whimsical

touch that further references our relationship to the

cyclical nature of life. This tree is just one component of

a design that took many opportunities to subtly remind

my family and me of our relationship to our place in its

embellishments and materials.


39

Thought leadership

Warrior's Ascent retreat facility in

Missouri, US, uses 'living building'

principles to bring healing to military

suffering from post traumatic stress.

McLennan Design

On the other side of the house, there is a small ash

tree where I planned my porch that I didn’t have the

heart to tear down even though it was technically

‘in the way’. At the last minute, I changed the porch

design, incorporating a notch to keep the tree, carefully

bridging over its roots so they weren’t damaged. The

ash is now right up against the porch where I let my

dogs out, so every time that task falls to me, I can

touch the tree and the moss on it and I imagine this

tree guarding the west side of the house. Our design

planned for a literal relationship with this specific tree

and we all now have that sense – that this tree is an

intrinsic part of our family and home, along with the

dogs, chickens, birds, and lizards.

Designing opportunities for caring for outdoor

or rooftop garden spaces provide strong nature

relationship opportunities as well. If specific species

of plants and trees hold importance for the people

for whom a home is being designed, incorporating

and highlighting those species in landscape design

becomes especially impactful. Providing for these

relationships in urban environments is especially

critical to biophilic design. In particular, children in

dense urban environments often miss the opportunity

to spend time around trees and certainly lack time

enough to develop the kind of relationship with

one that my childhood afforded me. A courtyard or

pocket garden space in which a tree is prominently

featured – the same species that the home’s occupant

was surrounded by in their youth or is surrounded by

when they make it to a nearby forest – will serve as a

strong nature-connection and reference.

The possibilities for meaningfully referencing and

making space for nature relationships in home design

will differ from person to person and family to family,

so a checklist approach on the part of the designer

While biophilic interior design

interventions do play an essential

role in that they serve as reminders

and symbols of our connection to

nature, they are truly secondary.

will be ineffectual. How then does the biophilic

designer proceed?

As we’ve seen, design deepens in its biophilic impact

the more opportunities it seizes to immerse its occupant

in nature. Though the distinction is subtle, the same

is true of nature relationship and design; the more a

design seizes opportunities to connect its occupants to

their place and remind them of their varied and unique

relationships with nature, the bigger its impact. The

more opportunities provided to have occupants relate

to and develop a specific relationship with a specific

organism even better.

This requires a dialogue between designer and

client, carefully curated on the part of the former to

draw out the richest possibilities. “Tell me about a

place you love,” is one avenue into this conversation.

Drawing clients out on their nature relationships,

particularly with pets or other animals, will illuminate

ample opportunities for a design that supports those

relationships. The keen designer will draw upon these

inspirations in their design, repeating, underlining,

and highlighting, in as many ways as possible, these

elements in the creation of spaces that allow nature

relationship to flourish.

Jason F. McLennan is one of the world’s most influential individuals in the field

of architecture and green building. He is a highly sought-after thought leader

and recipient of the prestigious Buckminster Fuller Prize – the planet’s top

award for socially responsible design. He created the Living Building Challenge

and has authored six books on sustainability and design.

www.mclennan-design.com

40


MATERIALS

Disappearing

into the

Landscape

42


Seamlessly emerging from the ground, Witklipfontein,

a modern, luxury eco-lodge, has achieved the highest

comfort standards while testing natural building

technologies that are still largely experimental within

the South African context.

WORDS Peta Brom IMAGES GLH Architects

Project nutshell

Project construction period:

Approximately three years

Type of building: Residential /

Self-catering eco-lodge

Green Star rating: Not applied for

Location: Vredefort


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Designed in the United Kingdom

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MATERIALS

The Witklipfontein Eco-Lodge

is cut into the hillside so that

a planted roof can blend it

seamlessly into the landscape.

Between Vredefort and Potchefstroom lies a

215Ha farm. This special piece of land is part

of a world heritage site and provided architect

brothers Xavier and Damien Huyberechts

from GLH Architects with the opportunity to test

the ability of natural building techniques to produce

a contemporary, luxury architectural experience. “We

had this notion that luxury does not have to involve

[unfettered consumerism], that instead it can be

something simple, close to nature and low-impact,”

says Damien. Featuring off-grid energy supply and a

natural swimming pool, this project, aimed to deliver

a building that would be respectful of the site and

disappear into the landscape while offering comfort

and luxury to its occupants.

Before relocating to South Africa, Damien had lived

in Belgium where he worked as an architect designing

and building high-end units. Xavier is a principal

architect at GLH and together they make a formidable

team. Damien moved onto the farm and they began

designing and building the eco-lodge – initially as a

bolthole for Xavier’s family. Over the next few years,

they would research and test four natural building

wall technologies for larger-scale roll-out in other

applications, including exploring the potential to

incorporate into the commercial projects designed

by GLH Architects.

Having dual roles as client and architect gave

them the scope to push innovation further than they

would normally be able to. The four wall types were

tested under different applications according to their

predicted load-carrying capabilities. Damien oversaw

the construction of the building and worked with

unskilled labourers. “We didn’t know any builders

who could implement the techniques and we wanted

to engage in experimental learning as we went,”

says Damien. Working with unskilled labour meant

that they could teach them the new techniques

without the concern that they would revert to default

building knowledge, but it was not without challenges

Luxury is interpreted

as comfort, peace

and simplicity, and

offers opportunities for

connection with nature.


45

MATERIALS

as many of them struggled with technical aspects

such as measurements. Damien felt it was important

to create jobs and transfer skills through this project

and 15 employment opportunities were generated.

Perhaps the most successful building technique

used was rammed earth. Created by shuttering in

layers compressed (moist soil) from 150mm down

to 50mm the walls provide weather-resistant, loadbearing

strength. Contrary to standard practice, the

brothers decided not to use cement because once

combined, it cannot be separated from the earth. Says

Xavier: “There was a lot of concrete lying around on

the farm from previous construction and we did not

want to add to this.”

The walls were finished with 3% lime on the external

face. This enables the walls to breathe by wicking

moisture build-up from within through the outer layer.

They also used 5-10% lime in the foundations. The

rammed earth walls were able to carry the six tonnes

per linear metre required for the intensive turf roof.

Xavier says: “You have to design natural building very

carefully with rain in mind as this is one of the natural

building’s enemies. When it comes to earth walls, the

rule is: it must always wear good shoes and a good

hat”. The design does not use the wide overhangs

traditionally incorporated into a natural building, but

was carefully considered with an understanding of

prevailing weather conditions and water flow across

the site. The rammed earth walls have stood up well

to the torrential rain that seasonally floods the site.

They had more trouble with the construction of the

rock and mud walls. Each rock needs to be carefully

placed to ensure that it is locked in three places such

that interlocking of the stone spans the whole thickness

of the wall. In the beginning, the workers were more

focused on the aesthetic appearance of the façade and

it took some time before the technique was properly

mastered. As a result, during the loading pre-test, one

or two of the rock-walls showed signs of weakness and

had to be condemned and rebuilt.

Rocks were collected from the farm. “They were

being removed from the agricultural fields next door,

so we had rocks for Africa!” explains Xavier. As they

were cutting into the hill, for the initial excavation

of the building, they had plenty of sub-soil to work

with below the unsuitable organic-rich top-soil.

Nine simple tests can be done on site to determine

the quality of soil for building and theirs proved to

have the perfect ratio of clay, sand, and grit, which

meant they could forego the lime. The walls were

join-pointed with a mix of lime and soil. The results

are ‘incredibly beautiful’ according to Xavier. The

pointing with the lime and soil mix needs to be

reapplied every five years.

When it comes to earth walls, the

rule is: it must always wear good

shoes and a good hat.

46


MATERIALS

The modern glass façade

provides seamless flow between

indoor and outdoor environments,

whilst the thermal mass of the

building materials regulates the

thermal comfort of the interior.

Third to be tested were compacted earth bricks (CEB)

that were used for internal and secondary walls and

plastered with a mud and straw slurry. The compressed

bricks require, at a minimum, a low-tech, long-levered

machine which Damien built by hand. According to

Xavier, mechanised machines can be purchased and

there is a range of good products available on the

market for this purpose.

Lastly, they tested soil bag walls for the construction

of the dome which would ultimately be buried under

5m of soil. The soil bag wall technique was developed

by NASA to build on the moon. It consists of ‘sausages

of sand’. Xavier says: “We sourced a 6km roll of

polypropylene grain bags, which were filled with soil.

The bag serves as a temporary shutter – once the

earth is dry, the bag is not relevant anymore. The

bags were decomposing by the time they received

plaster.” 24 hours before use, water must be applied

to the soil so that by construction time, it is moist but

not wet. “We found this to be the fastest and most

economical technique and are thinking to use it for

our next project,” Xavier adds.

The dome was finished with a home-made Swedish

paint traditionally used for external applications on

wooden houses. It is made by boiling flour, water and

pigment. For pigment they used 20% sieved soil, giving it

the same colour as the surrounding land. The paint must

be used within a week of manufacturing because after two

to three weeks it separates and cannot be recombined.

They tested earth floors in one of the worker’s houses,

but it was soon damaged. After looking around for

solutions, they came across a granite quarry where the

uneven ends of granite blocks were being discarded

after cutting into the slabs. The irregular thickness of

the off-cuts made them unsuitable for most applications

but the Huyberechts brothers saw in them the solution

to their flooring woes and were able to prop the

magnificent 2x3m stones on jacks and infill with soil

below and in-between.

To achieve the goal of disappearing into the

landscape, the house needed a planted roof. Due

to the harsh climate, extensive roof-gardens would

require daily watering – which they did not want to

do. For this reason, a 300mm thick layer of topsoil was

The dome TV room, was

constructed from earthbags and

then buried under 5m of earth.

The walls were finished with a

home-made Swedish paint made

by boiling flour and water and

mixing 20% soil for pigment,

which gave them the colour

of the surrounding landscape.

installed on the roof, and Xavier notes: “You can see

where the soil is thinner, the grass is struggling.” The

heavy roof provides thermal mass which, in desert

and arid areas experiencing thermal amplitude, is

critical for regulating internal building comfort levels.

“Johannesburg’s daily thermal amplitude is around

15°C, the Free State goes up to 20°C , and 25°C in the

Kalahari or other deserts,” explains Xavier. The thermal

lag provided by the mass of the building mitigates this

temperature swing providing a comfortable indoor

environment both day and night.

Damien adds: “I think the biggest success of this

building is that we went from foundation to the roof

using natural, local materials with only a small amount

of the structure sourced from elsewhere”. The ecolodge

is now available for rental on Airbnb or directly

through their website.


47

Interview

The Affordable

Housing Debate:

Are sustainability

and affordability

competing agendas?

Environmental sustainability in the

affordable housing market needs

more attention. Not just at a project

level, but at a system level. It’s a

sector where small sustainable

interventions can have a great

impact on a person’s quality of

life.+IMPACT Magazine speaks to

DesignSpaceAfrica director and

South African Institute of Architects

President, Luyanda Mpahlwa, for his

insight on sustainability within the

affordable housing sector.

WORDS Christy Borman

IMAGES DesignSpaceAfrica

48


Luyanda Mpahlwa’s passion for socially responsible

design has seen his firm, DesignSpaceAfrica

become more involved with affordable housing

projects. These include the 2019 Musgrave Villas

project in Diep River for Communicare, which provides

free-market rental housing at affordable rental levels.

Mpahlwa’s firm was also appointed for the informal

settlement upgrading of Kosovo informal settlement in

Phillipi Township near Cape Town.

Mpahlwa starts by highlighting a statement from Ivan

Turok, Professor at the Human Sciences Research Council

on social housing in the Daily Maverick: “Governments

the world over, invest in the development of social

housing in the interests of socio-spatial change and

transformation. The justification for spatial integration

in South Africa is compelling, given the damaging legacy

of racial separation and denial of access to opportunities.

Releasing strategically located public land parcels for

social housing would send a powerful signal that the

Government is serious about urban integration. In fact,

the provision of accessible public land will make or break

the expanded social housing programme”.

Recent water scarcity, and various other

climate change factors, have forced everyone

to be water-wise and environmentally

conscious, bringing environmental

sustainability of buildings into focus,

which is a positive development for the

industry and sustainability.

This discussion, says Mpahlwa, must be extended

into the realm of affordable housing models for South

Africa. Given the policy and legislative constraints,

it is debated whether social housing as understood

in South Africa, is the correct model to address

the provision of affordable housing. Furthermore,

sustainability in the context of affordability is critical

because residential buildings consume significant

resources and sustainable design principles should be

incorporated even within the relatively lower budgets,

which seek to provide affordable housing. The price

of land becomes a critical factor.

South Africa must rethink the concept of social

housing as it is currently defined and debate the

availability of affordable housing concepts or models,

suggests Mpahlwa.

The delivery of affordable housing in South Africa

is complex and multi-faceted. The housing backlog is

reported to stand at over 2.3million houses required,

and this demand continues to grow as the population

increases and rapidly urbanises. Demand puts upward

pressure on prices. Additional challenges in providing

affordable housing include:

• High costs of leasing/purchasing land

• High bulk services contributions for rezoned land

(electricity, water, sanitation, stormwater, roads)

• Complex regulations and bylaws lengthen processes

• Lengthy approval processes mean holding costs

can incur and ultimately drive up house prices

• Poor access to development finance for

new developers

POSITIve IMPACT ISSUE 0.6 49

wor

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is the better project delivery method. Single point account-

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the occupant’s quality of life using an aesthetic that

sensitive to the environment.

view design as holistic process; this process considers

the main commercial objectives of the building.

The Design-Build delivery model

ability means that agreed upon

for the entire team and project.

We design spaces that improve

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human needs while interpreting

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Interview

All of this serves to make it near impossible to

provide affordable housing in an economy that does

not support affordability.

“A significant change in approach and mindset is

needed to figure out a better social housing strategy,”

emphasises Mpahlwa. He adds that social housing

policies need to change, with a simplification of

bylaws and regulations and a way to ensure land is

not too expensive.

The reality is that certain aspects of sustainable

design are simply not possible within the limited

budgets of public and social housing. “In the funding of

public and social housing, little is left for sustainability,”

says Mpahlwa, noting that one has to be very creative

to achieve this.

The national building regulations and building

standards fall short of true sustainability. And

unless there is a legal requirement or good financial

incentive for a developer to prioritise environmental

sustainability, it’s unlikely to happen, since green

initiatives in the current economy do come with an

upfront price tag.

The current economic climate has left the

construction and building industry in a dismal state.

Work is scarce and competition is fierce. Margins are

incredibly tight, and in this scenario, finding additional

capital for environmental sustainability is a hard sell.

However, recent water scarcity, and various other

climate change factors, have forced everyone to be

water-wise and environmentally conscious, bringing

environmental sustainability of buildings into focus,

which is a positive development for the industry and

sustainability, adds Mpahlwa.

Musgrave Villas is a good example of how sustainable

design principles were incorporated within the budget

allocated for affordable rental housing, notes Mpahlwa.

While a Green Star rating was not targeted, many EDGE

principles were applied. Water treatment systems

were implemented such as harvesting greywater for

flushing systems and irrigation. Solar geysers were

incorporated and the orientation of buildings to the

North was achieved for all units, including adequate

natural ventilation and units designed with balconies

facing open green spaces. Musgrave Park provided

138 units for the affordable free-market rental segment.

This provides hope that when the client is keen on

sustainability, it is possible to integrate this on lower

budget projects as well.

“For social housing and affordable housing models

to really take root in our housing delivery strategies,

we must understand that it is not just housing for the

poor, but housing with an affordable lens. Young people

Musgrave Villas is an example

of sustainable design principles

incorporated within the budget

allocated for affordable rental housing.

POSITIve IMPACT ISSUE 0.6

51

Interview

who earn between R10 000 and R30 000 are not poor,

they want to start a professional life, start families, but

it’s unaffordable for them to enter the housing market.

They aren’t poor, but they aren’t bankable either.”

This highlights the DesignSpaceAfrica imperative

that people should be involved in the process of what is

being built for them. Socially inclusive development calls

for greater collaboration not just between the public and

private sectors, but citizens too. The concept of integrated

development should also align with sustainable urban

growth requirements. Mpahlwa notes that numerous

civic movements are pushing for public-owned land to be

made available as part of the social commitment by the

Government to accommodate all sectors of the economy

in housing located close to work opportunities.

A starting point

In terms of highlighting low-cost sustainability

initiatives, Mpahlwa notes that that the EDGE

(Excellence in Design for Greater Efficiencies) rating

tool is a good start but adds that sustainability in

affordable housing should go further than that.

Particularly when it comes to local sourcing and

materials. He says South Africa is not investing enough

in alternative technologies and because innovative

materials are hard to find, and the few locally available

ones are rarely used and therefore costly – they lack

the scale and volumes to make them affordable. The

building industry should be incentivised through

research and certification subsidies to investigate

and develop alternative building systems. “This is

imperative!” he emphasises.

EDGE focuses on energy efficiency, water saving

and lower embodied energy of materials, through

incorporating initiatives such as reduced window-towall

ratio; roof and wall insulation; low energy lighting;

solar water heaters; heat pumps; low flow taps and

showerheads and dual flush toilets in new developments.

Sustainability in the affordable housing market

remains a challenge, and Mpahlwa does not think the

affordable market is getting the attention it deserves.

“The GBCSA should be focusing its efforts more on

Know your housing:

• Government subsidy house

Previously known as RDP houses, now BNG

(Breaking New Ground). Households must earn

less than R3 500/month to qualify. Recipients then

own the house.

• Community residential units

Households with an income between R800 and

R3 500 qualify to rent these units. The project is

aimed at refurbishing inner city buildings and

hostels, and the municipality charges rent to cover

municipal charges.

• Gap housing

For households earning more than R3 500/month,

but less than R22 000 (the minimum required to

qualify for a bank home loan). Projects are private

sector developments. One way of entering the

gap housing market is through the financed

linked individual subsidy programme (FLISP) – a

government grant which goes toward lowering the

initial loan amount or used as a deposit.

• Social housing

Municipalities or provincial governments subsidise

private companies (accredited social housing

institutions) to build new housing projects on the

condition that some units are rented as affordable

housing. The upfront subsidy lowers project capital

costs, allowing for lower rental to be charged. Social

housing is mainly for households earning between

R3 500 and R7 500/month and recipients usually

need proof of employment.

the affordable market than higher-income housing

sectors where real estate agents and other high-end

commercial developers and banks are already the

proponents of green design and achieving Green

Star rated buildings. More pressure must be put on

Government and the private sector to incorporate

sustainability in all developments, including in

affordable housing,” concludes Mpahlwa.

Design Indaba House

52


Interview

CASE STUDY

KOSOVO INFORMAL SETTLEMENT,

PHILIPPI TOWNSHIP

Project: Informal settlement upgrading of

Kosovo in Philippi, part of the Southern Corridor

project in Cape Town

Client: Western Cape Provincial Government,

Department of Human Settlements (DHS)

Project start: Civil works November 2019,

construction of homes starts April 2020

Phase 1: Comprises 434 BNG homes

Expected completion of 1st phase: May 2021

Architect: DesignSpaceAfrica with Miradi

Architects

Town Planning: ARG Design

Engineering: MPA Consulting Engineers & WSP

Project Management: GIBB

Quantity Surveying: Atvantage & Lakhanya QS

Contractor: Power Construction

Enumeration studies at Kosovo undertaken by the

NGO Community Organisation Resource Centre

(CORC) in 2016 found that Kosovo was established

1999 on a 28.4ha site. The study showed that about

15 000 people were living in 6 000 dwellings, with

between 65-80 people sharing a single toilet and

80-100 people per tap.

Since commissioned in 2016, DesignSpaceAfrica

has been working with a development facilitator and

the community’s project steering team, with constant

community engagement on the development proposals.

Community buy-in is essential also to support planning

and zoning approval processes. The DHS found land

in Lentegeur/Mitchells Plain, where the first 434 units

will be constructed as a permanent decanting site.

One of the items strongly proposed by

DesignSpaceAfrica is higher densities – meaning

that homes should be a minimum double-storey.

The concept of ‘one erf per family on a single-storey

building’ is outdated and inadequate to clear the

housing backlog. This needs community buy-in

because communities are used to the conventional

government grant housing model (the RDP or BNG

house). In Kosovo, if the housing typologies were

based on the conventional BNG model, only 2 500

homes would be possible. Where would the other

4 000 households be relocated to?

Several different typologies have been developed

from double-storey to three and four-storey walkups.

A few single-storey home typologies to

accommodate the elderly, fragile and veterans have

also been provided. “A healthy typology mix, with a

density-mix including row-houses to ensure diversity

in form and scale,” says Mpahlwa.

The concept of developing higher-density units

addresses the sprawling nature of South African

cities and new residential settlements, and hopefully,

consolidating bulk services lowers costs thus making

developments more affordable overall.

One of the initial aspects of the brief from DHS

was to incorporate 30% alternative building systems

into the stock of BNG houses built in Kosovo. Due

to the lack of choice and availability, and due to

unaffordability of available systems, this has not

been achieved in Phase One and seems unlikely for

future phases, which is unfortunate.

As well as incorporating basic sustainable design

principles such as orientation, good light and

ventilation, one of the most important aspects has

been providing for the possibility of extension. This

is not typically done, but the reality is that many

housing beneficiaries erect structures in their back

yards as a way to house more people or earn additional

income. Considering people’s lifestyles and incomes

is an important contributor to sustainability. This has

implications for where the house is situated on the

plot of land and design proposals demarcate where

a house could be extended to. These are discussions

DesignSpaceAfrica shared with the beneficiaries and

is now being taken up with the City of Cape Town as

part of the subdivision application processes.

A possible extension would be undertaken by the

beneficiaries at a later stage but could include an

additional room on the main house or a separate

room that can be rented out, or upward extension, so

adding columns to support a potential upper structure

safely could also be included. These are well-known

practices and introducing them into developments

like Kosovo introduces a kind of ‘regulated back

yarder concept’.

“The homes will be built according to an

incremental design approach, giving the option to

extend more formally and sharing guidelines on how

that may be done,” Mpahlwa explains. The Kosovo

Steering Committee members were very positive and

interested in pursuing this.

Another strong aspect of the project is urban

design thinking. Sound urban design principles are

key to the development and creation of sustainable

neighbourhoods. It’s not just about the buildings –

urban environments are critical to improving the

quality of urban life, even for poor communities. This

represents true sustainability. A mindset change is

required to bring urban design thinking into these

community projects, and this is the contribution

DesignSpaceAfrica wishes to make to enhance the

quality of life in township environments.


53

Technology

The Greenhill Housing Estate

is a new off-grid development

by The Green Housing Company.

Moving

off the grid

With the national energy grid constantly under pressure, residential end-users

are looking elsewhere for solutions. Brett Petzer, CEO of The Green Housing

Company, talks about the ins and outs of creating off-grid housing.

Several years ago, Petzer bought a large piece

of land that he was unable to develop because

Eskom had a moratorium on supplying power

to new developments. This was the catalyst

for Petzer to become an expert in all things green, as

he consequently decided to pursue creating off-grid

housing in a sustainable, legal and affordable manner.

Petzer is a builder as well as a developer, which gives

him further insight into the way buildings work.

He understood that generating renewable energy was

just one part of going off-grid, and thus aimed to develop

a holistic housing model that also dealt wisely with

water and waste management. The off-grid approach is

multi-layered and also requires passive energy-efficient

design, and correct use of environmentally-friendly

materials, among other details.

From the ground up

A green off-grid home is built from the ground up.

The first aim is to eliminate the need for heating and

cooling with as much passive design as possible. This

means orienting a building to face north as much as

possible and providing adequate shading devices, as

well as making sure the materials themselves and the

construction of the building provides good insulation

from the elements.

The homes at the new Greenhill Estate, have

foundations with air pockets, which provide excellent

insulation. These are topped with Insulated Concrete

Form (ICF) walling with high-density polystyrene as

the insulator and concrete in-fill, double glazing, and

advanced insulated roofing made from recycled plastic,

which is hyper-allergenic so that it protects against

heat, dust, insects and even rodents.

The improvement in acoustic and thermal insulation

alone, as compared to a ‘conventional’ home means

that this type of home is already 500% more insulated,

500% stronger, and twice as acoustically insulated as

most other designs currently on the market.

The homes are also fitted with energy-efficient

lighting and security, solar-powered electrical plugs,

54


Technology

eco-friendly flooring, paint, and furniture. “Homes in

South Africa are often badly-designed, poorly-insulated

and not well thought through,” says Petzer, “which is

why we use our hard-earned knowledge to add new

technology and change a home’s features to make it

more energy-efficient, green and sustainable.”

Solar solutions

With more than 2 500 hours of sunshine every year in

South Africa, it makes sense to use the sun as a source

of renewable energy. With the right combinations

of technologies, it is possible to harvest adequate

electricity, even on overcast and winter days. It’s also

possible to retrofit solar to existing houses, meaning

you don’t have to start from scratch.

Yingli solar photovoltaic panels are a good choice,

according to Petzer, paired with charge controllers,

Alpha-ESS Home Series solar inverters, and energyintensive

Lithium-Ion batteries. “Our renewable

energy generation is backed by state-of-the-art highcapacity

batteries, that look good too,” says Petzer.

Whether you are building or running a home, a school,

a development or an office – no matter the size – solar

can provide enough for water heating, all household

appliances, equipment for swimming pool heating and

maintenance, gate automation, security surveillance,

lights, and irrigation systems. Added to that, solar

is also silent, zero-carbon (in operation), and can be

extremely cost-effective in the long run. “Plus, you

are not subjected to the whims of the [Eskom] grid!”

Petzer adds.

Another advantage of solar is that excess power

produced can be given back to the grid, although

legislation hurdles still exist with local governments

in some areas.

Waterwise

Being waterwise is an essential part of creating a

green off-grid home. This starts with passive water

management, which includes on-site collection

of rainwater, and green landscaping such as lowmaintenance

indigenous gardens that can either be

watered with rainwater or borehole water, preferably

with minimal water requirements in the first place. This

passive approach extends to water-efficient fittings

inside the home.

Comprehensive off-grid water treatments systems

that actively treat (and purify) grey and black water

from the home, require a more complex system, which

includes piping, tanks, pumps and filters.

Location plays a significant role in which water

solutions are chosen. Pointers to consider are the

amount of seasonal rainfall, presence of groundwater,

as well as which plants are endemic to the area and

suitable to the local climate.

Off-grid benefits

Besides greater indoor comfort due to correct passive

design, a huge benefit of off-grid homes is the reduction

in running costs over the long term, which can pay off

the initial capital investment in monthly instalments.

Petzer says that for R3 500 per month, paid off over five

years, a complete solar solution that would last 20 years,

can be installed. That’s 15 years of ‘free’ electricity, and

no Eskom to deal with!

Brett Petzer

Founder of The Green Housing Company, Brett Petzer has over 30 years’

experience in the property industry, with developments such as the Michelangelo

Towers in Sandton – a Legacy Hotels development, behind his name. A highlyskilled

real estate developer, Brett’s experience on over 100 residential estates

has helped him to refine a skill-set that includes consulting and conceptualising

property development plans which conform to the highest green building

standards in the country.

Learn more: www.tghc.co.za


55

INNOVATION

56


Recycled

house

in a box

Some of the best imaginative and innovative ideas come

from the youth – this time a group of talented South African

students who designed a net-zero energy house from

recycled materials, placing them second in the Architecture

and Design section of the 2019 Solar Decathlon Africa.

+IMPACT interviewed the leader of Team Mahali to learn

how resourcefulness inspired their creation.

IMAGES Team Mahali


INNOVATION

Solar Decathlon Africa

The Solar Decathlon (SD) is an internationally renowned

university competition. Schools of architecture,

engineering and sustainability are challenged to

develop a sustainable single-residence household

that is fully powered by the sun. Raising the bar of

tertiary education standards, students are encouraged

to apply their two-dimensional knowledge to a realworld

three-dimensional scenario. Richard King, the

founding father of the SD, explains that by the mid-

2000s students started to integrate more dimensions

of sustainability in addition to energy, including

decentralised water, waste and food systems into their

design submissions. Since then the competition has

naturally evolved into a ‘sustainability contest’. The SD

provides the opportunity to gain invaluable practical

Learnings came on multiple levels.

The overall hands-on exposure the

students from two very academic

universities had was priceless.

Another highlight was our circular

economic focus, this came about

with a tight budget, pushed our

creativity to a new level.

Sharne Bloem, team leader

experience, which no exam, essay or assignment could

do. The SD is a truly transdisciplinary contest and

requires one to stretch out of their comfort zones;

intellectually, physically and interpersonally.

The SD can be likened to a contemporary Futurama

(by Norman Bel Geddes); an open exhibition created by

the young minds of the world to practically demonstrate

what a futuristic post-fossil fuel community could look

like. The 2019 SD took place in Benguerir, Morocco.

The beanbags were made by

Ashanti Designs from offcuts

from the clothing industry and

was sourced in Madagascar

and designed in Cape Town,

South Africa.

58


INNOVATION

Brief

To design a single-storey house, no bigger than 90m² for

five people. House Mahali is 66m² with 60m² additional

outdoor space.

Design concept

House Mahali’s design builds on the symbolic value

of a tree and our mission was to build a handmade,

self-powering house, adapted for the rising challenges

posed by the second wave of urbanisation, shrinking

resources and the rising dangers posed by climate

change. The African continent has many ancient stories

to tell; these stories are generally passed on orally from

one generation to the next, typically under a tree or

a fire. Under this tree, knowledge and artesian skills

can be transferred and diffused intergenerationally.

This not only brings wisdom to our continent but

also colourful art that could be used for sustainable

building designs.

Vision

A modular and scalable structure with potential for

physical transformation according to community

needs: a shared space in which individuals can

address unemployment, to gather together and

share experience and wisdom.

Mission

To design and construct an affordable and

innovative net-zero-energy house suited for the

African context by combining cutting edge solar

technologies, green building design principles

and local materials.

Architectural attributes

1. House in a box

For ease of shipping (both for the competition, but

also for implementation throughout Africa), a single,

standard, recycled, side-opening shipping container

without any structural modification was used. The

entire house with all its parts can be packaged and

shipped in one box, with the box forming part of the

completed house.

2. Layout

The layout is a traditional courtyard typology found in

many African regions: From dwellings arranged around

Around 95% of the 18 team

members had no construction

experience but they dug deep and

learned fast! I was so very proud

of their attitude and performance.

After 21 tough days of constructing

the house in 40°C plus heat,

and working along with Arabicand

French-speaking Moroccan

subcontractors, we entered the

two-week competition phase, where

we were selected second place

in Architecture and Design.

Sharne Bloem, team leader


59

INNOVATION

The furniture was made by

Team Mahali from recycled

materials such as printing

rolls and pressed wood boxes

and sourced mostly in Cape

Town, South Africa.

a central cattle enclosure to the traditional Ashanti

dwelling and Moroccan riad (a house with a courtyard).

Frequently, central courtyards have had a central water

feature for cooling and aesthetic purposes. People

have used this layout for many centuries because of its

exceptional performance in terms of climate control,

security, privacy, flexibility and adaptability.

3. Climate

The tensile roof functions as a second ceiling. It

passively cools the entire footprint of the building,

while allowing the building to breathe and natural light

to enter. The entire house is raised with local timber

studs, further contributing towards the building’s

breathability. This also means the structure did not

require a concrete foundation and no water was

required in the construction process.

4. Biomimicry

Playing on the symbolism of a tree as the core of

the design concept, Mahali adopted an approach of

biomimicry to shape the structure of our house. Mahali’s

notion of a tree is a steel frame that could be made

out of recycled cars. Similar to a tree, our structure

provides passive cooling and shade for the building, with

photovoltaic panels as ‘leaves’, providing energy. The

biomimicry inspired structure also channels rainwater

into a central harvesting tank; further contributing to

passive cooling. This can be used for the organic food

garden as well as cleaning the deck and solar panels.

5.Finishes

The use of finishes reflects the circular resource

philosophy of the team. A colourful façade for the

living area and exterior of the container was made

using a cladded labour-intensive material made of

recycled plastic packaging. The façade made use of

approximately 6900 recycled plastic bags, crocheted by

a group of unemployed women from the Franschhoek

valley, providing much-needed income, while also

reducing plastic waste. The cladding was fixed to the

OSB timber panels with staples. The internal finishes

consisted of plywood and OSB boarding, giving it a

rustic yet contemporary feel.

Team Mahali

Team Mahali comprises multidisciplinary students from the universities of Stellenbosch and Cape Town,

across the fields of architecture, psychology, communication, urban metabolisms, renewable energy

engineering, food system transitions, applied economics, futuring, experimentation and sustainable cities.

In 2018, Mahali was selected as one of the top 20 teams to take part in the 18-month journey towards

the final competition September 2019 in Benguerir, Morocco. In August 2019 a team of 18 students

were selected to represent South Africa in this competition – the only official team selected from

sub-Saharan Africa.

For further information visit: www.mahali.org.za

60


Choose consciously

for a sustainable future

INNOVATION

WORDS Sean O’Connor

Living Walls by their very nature are a means of ‘afforestation’, a way of greening

the city in areas that were once bio-diverse.

There is a growing trend both nationally and

internationally to use synthetic (plastic)

plants in place of a real plant or Living Wall to

reduce maintenance costs. What consumers

may not be aware of is that the benefits and power of

‘real’ plants which far outweigh those of their plastic

impersonators.

These include but are not limited to:

• Living Walls provide an insulation function to

buildings – they act as a blanket which can reduce

heating and cooling costs.

• Biophilia – the study of the effect plants have on

human beings. Plants can improve overall mood,

productivity and increase the amounts of joy and/

or peace felt in the work and home environments.

• Living Walls are a space-saving green solution for

home, office or city spaces. Synthetic plants may

offer a green look, however, lack the fresh, “living”

feel that plants do.

• The heat island impact – built-up areas are prone

to heating the air within their environments to

higher temperatures than surrounding suburban

neighbourhoods. Real Living Walls and Green Roofs

counteract this by cooling the air down.

• Exterior Living Walls and Green Roofs encourage

bird, bee and other biodiversity back into cities. They

are self-contained ecosystems.

The argument exists that synthetic plants and

wall finishes are recyclable. That may be so, but the

extent of this is unclear. 50% of synthetic plants and

related products are made from recycled plastics while

the other 50% is made from virgin polymers. This

unfortunately only adds to the environmental crisis

we face rather than reducing it.

They may also be seen as low maintenance alternative

to the real thing but one has to ask themselves before

buying either a real Living Wall or their synthetic

counterpart is what sort of look and feel and I after.

Living Walls grow and self-form to create lasting,

season vertical gardens that keeping giving and giving.

Each one of our Living Walls is designed uniquely to

suit each environment and micro-climate meaning no

two Living Walls are the same.

Living Walls do require maintenance and plant

care to keep them alive and well. Just like any other

living organism, plants require food, oxygen, water and

regular grooming/pruning to keep them looking good.

Let’s take the example of purchasing a beautiful Orchid

at your local supermarket or garden centre; it naturally

brings joy and life to your home or office. As the Orchid

is a living organism and has its own lifecycle, it requires

care and input. When living organisms (plants) get the

attention they need there is nothing that can beat the

beauty and splendour of their expression, whether in

full bloom or not.

Generally speaking, synthetic green walls have a

shelf life of a maximum of five years, which is reduced

when they are exposed to the sun. This means that

after around a short time, you would have to strip down

the brittle, bleached synthetic wall façade and hope

that it gets disposed of responsibly. The statistics,

unfortunately, reflect that only 14% of South African’s

recycle, which therefore increases the chance that

those plants will only add to the global waste we are

combating today.

There is an urgency for us to choose consciously

and buy products that have a sustainable guarantee.

As responsible citizens of this planet, we can’t afford

to operate with the mindset of ‘business as usual’. The

impact of our plastic waste will negatively put further

strain on our planet and future generations if we don’t

change our business practices now.

www.livinggreenwalls.co.za


61

SPECIAL FEATURE

Growing

Solutions for

City

Food

Gardens

Urban food farming is improving biodiversity corridors

in industrialised cities across the world, while also

providing abundant seasonal herbs, vegetables and

flowers that have no hidden chemicals, a low carbon

footprint, and zero packaging waste.

WORDS Melissa Baird

Urban Organics

62



SPECIAL FEATURE

Industrial agriculture is a major cause of

deforestation and the reliance on chemical

insecticides and pesticides in mono-cropping

is producing food that has less nutritional value,

high carbon, water and biodiversity impacts; is laden

with chemicals and often travels long distances (out

of season) to be packaged in plastic and sold at a

supermarket.

City living should not prevent the ability to grow your

own produce and food gardens in concrete jungles are

proving to be highly-productive – providing more than

enough produce to service staff canteens, inner-city

restaurants, feeding schemes and school kitchens. They

are also powerful antidotes to the high-stress lifestyle

and contribute to increased wellbeing for the people

who encounter them while bringing vital pockets of

biodiversity (such as birds and insects) back into cities.

Ben Getz of Urban Harvest, a food garden consultancy

and management service that has installed over 360

food gardens for corporate and at-home clients since

its inception fourteen years ago, has the first-hand

experience of their success. One of the earliest projects

he worked on, alongside fellow consultant Caroline

Jane Coates, is the food garden set up in 2010 that

services the restaurant at the Double Tree by Hilton

Upper East Side Hotel, Cape Town.

The intention was to give the head chef Simon Kemp

access to the freshest produce possible. A decade ago,

it was starting to become fashionable for chefs to have

their own gardens, but Coates pondered how to do this

as the hotel is part of a mixed development precinct that

does not have its own outside garden. Once identifying

the dead space of two unused balconies, they began

the garden using just six wooden boxes growing herbs.

Today they have over 40 boxes that grow vegetables, a

lemon tree, edible flowers, lettuce and herbs.

Design to succeed

When setting up a food garden, Getz recommends

that it is imperative to consider required produce

and who it will be used by, for example: to service

large canteens, restaurants, community projects, or

simply for personal use. It is also necessary to assess

maintenance requirements and who will be doing

that maintenance as there is no such thing as a zeromaintenance

food garden.

All gardens are unique and context-specific. They

can range from one pot on a balcony to a 1m x 2m

raised outside bed, so costs are variable. Getz suggests

to factor in costs of between R500 to R1000 per square

metre all-inclusive. Extra fencing and security would

be additional considerations.

The more food a city dweller can either grow a garden

themselves or have direct access to one via progressive

company investment ensures a level of food security

and positive impact on urban living that no industrial

farm and supermarket can compete with. Urban food

systems benefit the whole value chain and offer a great

respite from the chair-based culture of corporate work.

The reward of growing one’s own food is immeasurable

and from a taste and nutrition perspective, there is no

better option.

Urban Hydroponic Systems

Hydroponic systems make it possible to grow produce

without soil. Aaron Cullis of Urban Organics has years

of success proving that you can grow an entire plant

using just water and micronutrients. According to

Cullis, this method of farming has been in existence for

thousands of years and the practice was modernised in

the 19th century to evolve to what it is today: an urban

growing solution.

Hydroponic systems allow for

growing plants in areas where

there is little or no access to

ground space, and is thus ideal

for compact urban areas.

The pros and cons of

hydroponic growing

• Water-wise: uses 90-95% less water

• Compact growing offers high output even in

regions with degraded soil

• Higher yields mean quicker harvesting times

• Pesticides are not necessary but note that the

system’s water could be prone to disease and

if this is the case it could spread throughout

and affect all crops.

Urban Organics

64


SPECIAL FEATURE

DIY hydroponic systems have evolved through years

of research and trial and error. Price ranges vary from

as little as R250 and reach around R15 000 depending

on the specifications and budget. The technology

works with a method of hydroculture called Nutrient

Film Technique (NFT), which is simply a nutrient

solution running over roots with an air pump to

provide necessary oxygen. To offer security against

load shedding, the Urban Organics system has in place

the Kratky Method that enables a plant to be kept

nutriated and oxygenated for up to eight hours without

water flowing.

Cullis recommends understanding the water source

available first, before choosing which plants to grow.

The use of municipal, rain, borehole and even grey

water are all options, and suitable crops include a large

variety of herbs, salad greens, fruit-bearing crops, select

root vegetables, succulents and even most flowers.

Maintenance on a household system requires

approximately 5-10 minutes per day, says Cullis,

depending on the size of the structure. This includes

adding nutrients (once per week) and regularly checking

water tank levels level, acidity, temperature and

nutrient content. These maintenance procedures can

also be done digitally assistance although this adds to

the set-up costs.

Hydroponic methods are the easiest to begin growing

but if you’re up for a challenge then aquaponics is the

next step. Aquaponics is a closed system that works

with fish and plants so there are reliable sources of fish

protein as part of the output. A system of this nature

is more complex to set up.

If you’re new to all methods and are looking for the

cheapest one to start with, then consider starting with

passive growing as this won’t require any mechanical parts

but simply nutrient solution and a container or tank.

CASE STUDY: HOTEL VERDE WETLAND

Lauded as the greenest hotel in Africa, Hotel Verde Cape Town’s outside garden, hanging gardens and eco

pool are a star attraction. What was once a degraded wetland in an industrial area has been transformed into

an indigenous masterpiece with productive beds to service the restaurant and the production of products.

Under the direction of Alex Duff, James Fisk of Pink Geranium Nursery near Klein Joostenberg, created

the framework for the garden. Duff manages the consumer output of the garden and the products created

under the Talborne Organics label and trains and manages the garden staff.

The 700m² garden and 500m² wetland bring nature to this industrial part of town near Cape Town

International Airport. The outside pathways and gym are surrounded by indigenous perennials, shrubs,

succulents and fynbos ericas. The soil is very sandy, so it requires constant mulching and composting.

The garden has a two-fold purpose: beauty and food production. The produce that includes plant spring

onions, greens for garnish, microgreens and edible flowers (pansies and violets) offer in-season plate

surprises and the gardens indigenous flowers and shrubs provide a much-needed pocket of biodiversity

in a highly industrialised area.

Hotel Verde


65

SPECIAL FEATURE

CASE STUDY: OCTOPUS GARDEN, V&A WATERFRONT

Cape Town’s V&A Waterfront recently established a 260m² urban food garden outside its offices in Dock

Road. The beneficiaries of the R70 000 garden are two inner-city NGOs: Ladles of Love and The Homestead.

It is designed in the shape of an octopus with each tentacle creating a pathway, some of which are raised

by using eco-bricks. The eco-bricks used in building the paths have just under half a tonne of plastic

waste in them, and a recyclable wall technology was invented in conjunction with a ‘Maker Station’ so

that, should the garden need to relocate at any point in the future, then all the materials can be reused.

To maximise the yield from the planting area, a series of companion planting zones have been configured.

In each of the eight zones, there is a predominant vegetable along with other companion plants and vegetables

that support the optimum growing habits of the primary vegetable, as well as deterring likely pests.

Since the garden was established, 2.5 tonnes of fresh produce has been harvested and given to

the beneficiaries.

V&A Waterfront

HOW TO SETUP A 1M X 2M VEGGIE GARDEN

It is very easy to set up a raised bed that will produce

enough vegetables for a family of four continuously.

Once you have chosen a well-ventilated and sunny

area and identified what plants you would like to

grow, you match the companion plant that will

reduce pests and diseases in the garden.

Unused garage items like tyres, old crates and

empty pots can also be used effectively if filled with

good quality organic soil you can plant seedlings in.

Consider how to harvest rainwater, either via

gutters or by installing a rain tank to suit the needs

of the garden and if viable direct all bathroom

greywater (showers and basins) to the garden

but make sure you use environmentally-friendly

cleaning products.

Hotel Verde

What you need:

All items are available from a nursery

Newspapers to cover an area of 2m²

1 large bail of Lucerne

1 wheelbarrow of compost

2 x 25l bags of manure (chicken/cow combination)

2 handfuls of rock dust

1 small handful of agricultural lime or dolomite

1 bail of straw or sugar cane mulch

Seedlings of your choice

Seaweed solution – to feed the soil

Method:

Set up the raised bed’s framework using wood or

other materials, then layer the paper directly onto

the area, this creates a non-toxic way to kill any

weeds present and provides a fresh foundation on

which to layer the soil and manure and then plant

the seedlings to finally cover with mulch. Add water

and watch in wonder as your very own urban farm

starts to grow.

Source: theveggielady.com/how-to-build-a-raised-bed-forvegetable-gardening

66


CASE STUDIES:

Green building services,

materials and technologies

68 Isoboard

69 Koen & Associates Architecture

70 Grecoline

71 INNOVATION Aluminium:

your ally in the war on waste

72 New Look Windows

73 INNOVATION A superior solution

in every way

74 Sika

75 Old Mutual

76 Frost International

77 Rigifoam

78 Thermguard


67

CASE STUDY IsoBoard

Repurposing buildings:

New life from solid stock

Some buildings have their lifetime’s design

calling: cathedrals: monuments, hospitals

and palaces. Some are homes, renovated and

refreshed from time to time. And others once

had a particular purpose; long forgotten as the needs

of the community changed.

As an example, in Somerset West we have what

was once perhaps a light industrial workshop or

warehouse, now reinvented as a chic interior design

showroom – The Mood Collective. A large walled

space with mezzanine, ideal for displays, with offices,

and lovely natural light beaming through the high

industrial windows. With a lot of love, effort, tears,

and perhaps some money, the industrial building has

been refreshed into a stunning showroom, where

interior specialists showcase their wares to interior

designers and homemakers.

Adding passive comfort

Amongst the challenges to be overcome in preparing

the building was adding passive comfort, to allow

patrons to browse at their leisure. While the building

has some aspects which contribute to occupant

comfort, such as cross-flow ventilation and high

thermal mass solid walls, it was built in an era when

limited thought was given to the disposition of

occupants, and the effect of discomfort on patronage

and energy efficiency. The 300m 2 asbestos fibre

roof was completely uninsulated, meaning high

temperature loads in summer, and a cold interior

in winter.

While one option would have been to remove and

replace the roofing after installing thermal insulation,

because there was opportunity to work from within the

empty structure, the decision was made to solve from

within. In addition, this saved replacing the roof sheets.

The solution chosen has been to add proven thermal

insulation, in the form of 30mm thickness IsoBoard

panels, directly adhered to the existing roof sheets.

IsoBoard panels were factory painted per specification,

glued to the asbestos sheeting between the existing

purlins, and finished with a trim piece. This intervention

has made a considerable difference to the interior

comfort and the aesthetic appeal of the showroom,

while preventing any shedding of asbestos fibres.

A neat, quick and relatively

affordable solution

The installation team of four took a week to install

the IsoBoard roof lining panels, working from scaffold

platforms. The adhesive forms the permanent bond

between the roof sheets and interlocking IsoBoard

panels, making use of no mechanical fasteners at all.

The key to this installation is having dust and oil-free

surfaces on the sheeting and boards, allowing the

water-based adhesive to bond. The recommended

adhesive allows IsoBoard panels of up to 2 400mm in

length to adhere almost instantaneously, enabling the

installation of the next and subsequent boards without

dislodging the initial board. Pre-painting the boards

saved time, mess and disruption on site.

Overall, this has been a neat, quick and relatively

affordable solution, delivering a comfortable and

appealing environment for occupants, without affecting

the integrity of the roof system.


Dobson Point

Revitalise and upgrade

CASE STUDY KOEN & ASSOCIATES ARCHITECTURE

Dobson point shopping centre situated in

Dobsonville extension 2; built-in 2009, it was

the first centre of its kind which represented

an early symbol of economic development.

The centre provides a pleasant, safe and convenient

place for people of the community to shop and socialise.

The shopping centre with a GLA of 3952m2 has 39

stores with a variety of tenants such as anchor tenants

Pick n Pay, Mc Donald's, KFC.

Koen and Associates was given a brief to bring about

a contemporary modern feel creating a more appealing

centre to the community. Renovating and updating of

shopping centres has a direct impact on the perception

of the centre’s atmosphere. Renovations reinforce the

landlord’s commitment to the tenant's and consumers'

trends and expectations thus increasing shopper traffic

and spending resulting in greater returns for the tents

and landlord.

The objective of the development is to bring

business and the community closer. The shopping

centre is currently located in the high-density area of

Donsonville, and the redevelopment will be beneficial

for both consumers and retailers. The revitalisation

of town centres requires collaborative action from a

lot of stakeholders. So partnerships are key in these

developments.

The design- leaning towards Modern architecture

consists of sleek lines and minimalist façade- with the

usage of uniform and contemporary facade treatments;

standardized upgraded signage with lighting to

enhance the overall modernization and create curb

appeal, textured plastered features to provide depth in

design. The new design will complement the modern

KFC and Mc Donald's within the centre and provide

a more appealing and uniform look across the centre.

Why Design

A façade upgrade of Dobson point will boost the value

of the building and appeal for shoppers and prospective

tenants- buildings with visible cracks on the external

façade, cracked windows and leaking interiors can put

off discerning buyers and renters.

A facade upgrade also addresses the structural

integrity of the building- managing the few structural

issues in the short term will prevent extensive repairs

in the future this offsets the overall cost of building

maintenance.


69

Profile

Bespoke premium quality

Grecoline

Grecoline (established in 2014) is a

privately owned family company based

in Johannesburg. Our company is in

cooperation with the top certified European

companies in the aluminium industry, bringing the best

from Europe to your home. Thanks to the wide range

of products, customised solutions are easily created

for the needs of our clients.

Grecoline takes pride not only in the provision of

exceptional European high-quality aluminium products

that meet the uppermost requirements of technology,

safety, aesthetics, energy efficiency and comfort but also in

our customer service excellence from the beginning stages

up until completion of projects. Grecoline is committed to

fulfilling the requirements of all customers while leaving

them with the utmost contentment through our high

professionalism, knowledge, reliability, experience and

timely services. Our ethos is that our premium quality

European aluminium products deserve the same supreme

approach to installation and customer service.

Grecoline also focuses on energy efficiency and as

such energy-efficient solutions are offered by our expert

team and engineers for residential and commercial

projects. Our energy-efficient products aid in lowering

energy consumption.

Grecoline’s thermal break system prevents heat losses

and heat gains via the aluminium frame in winter and

summer respectively. With the use of suitable glazing,

the sound is reduced considerably and the comfort level

indoors is improved reducing the costs for heating

or cooling. The EPDM (ethylene propylene diene

monomer) rubbers that are used along the aluminium

frame completely seal the window preventing any air,

as well as water leakage. Additionally, the windows

have been designed with embedded sinks which allow

the water to escape outwards.

Energy efficiency is reached with the use of double

glazing as it is considered a passive energy-saving

system and also helps minimise your carbon footprint.

It adds to the thermal comfort of the occupant while

minimising the need for any heaters or air conditioners

which subsequently reduce your energy costs.

The two panes of glass are separated by a sealed air

gap which acts as an additional layer of insulation. This

prevents the heat in winter from escaping the interior

keeping your home at a comfortable temperature.

Likewise in summer, the double glazing prevents

unwanted heat entering the home. Double glazing

not only reduces noise pollution, it also forms an extra

barrier for added security.

The high-quality aluminium products that we supply

are made of durable materials that will fit any type of

wall, window, and fixture that requires aluminium

products. We make sure that all our products fit

beautifully and perfectly with each other. Grecoline

can help customers add a touch of modern design into

any home or office.

Products Supplied:

Aluminium Windows & Doors

• Openining Systems

• Folding & Stacking Systems

• Sliding Systems

• Lift & Slide Systems

• Slim Line - Less Frame Systems

• Integrated Blinds System

Curtain Walls

Shutters

• Opening Shutters

• Sliding Shutters

• Manual or Automated Rollers Shutters

Doors

• Entrance Doors

• Interior Doors

Insect Screens

• Balustrades

• Canopies/pergolas


ALUMINIUM WINDOW

AND DOORS: YOUR ALLY

IN THE WAR ON WASTE

INNOVATION

Grecoline provides a number of premium quality aluminium products, which

meet client needs and reduce their carbon footprint too.

With a unique combination of attractive

and versatile properties – from being

low in weight and high in strength

and formability, to corrosion resistant,

recyclable and a good conductor of heat and electricity,

aluminium is justifiably described as the “green” metal,

given its renewable life cycle, with around 75% of

almost one billion tons of aluminium ever produced

still being in productive use.

Grecoline, a privately-owned family company based

in Johannesburg, has been supplying the local and

African market with high quality European aluminium

window and door systems since 2014 and takes pride

in the provision of exceptional products that meet

the uppermost requirements of technology, safety,

aesthetics, comfort and energy efficiency. “Our ethos

is that our premium quality products deserve the same

approach to installation and customer service, so clients

benefit from a high level of professionalism, knowledge,

reliability, experience and timely turnaround,” says Sales

Director Lily Chrisopoulos.

Passive energy savings

Grecoline’s bespoke systems are defined by their

concealed security, technical accuracy, modern

designs and durability, as well as their focus on energy

efficiency. “Our products substantially lower electricity

bill costs through reduced energy consumption,”

continues Chrisopoulos. “The use of Grecoline’s

thermal-break system prevents heat losses and gains

in winter and summer respectively. In addition, with the

use of suitable glazing, the sound is reduced drastically

(lowered noise pollution) and indoor comfort levels

improved, reducing the costs for heating or cooling.”

The EPDM (ethylene propylene diene monomer)

rubbers that are used along the aluminium frame

completely seal the window, preventing any air or

water leakage, she explains. The windows have also

been designed with embedded sinks which allow the

water to escape outwards.

Double glazing is considered a passive energy saving

system, which helps minimise one’s carbon footprint

(reducing the need for heaters or air conditioners).

Another benefit is that it forms an extra barrier, making

it difficult and more time consuming to break through –

an excellent choice for added security for home or work.

“We have completed a number of projects in Southern

and Sub Saharan Africa. In Johannesburg and also Cape

Town, we have used thermal break aluminium with

Low-E glass,” says Chrisopoulos. “Our client in Waterfall

Estate, Joburg, keeps telling us that he has barely had

to use the underfloor heating because of the windows,

which keep the house warm in winter.”

The Grecoline product range includes: Aluminium

windows and doors, curtain walls, shutters, manual or

automated roller shutters, insect screens, balustrades,

pergolas, frameless folding doors, safety and entrance

doors, and soundproof interior doors.

With aluminium being a considerable ally in the fight

against waste, energy consumption and environmental

damage, it makes sense to consider a solution which

is not only custom-made and of the very best quality,

but eco-friendly too.

Grecoline


71

New! Invisifold doors - visit www.invisifold.co.za

New Look Window Systems Tel: 021 5527172 www.newlookwindows.co.za email:info@newlookwindows.co.za

Visit our showroom by appointment at 6 Regent park, Platinum Crescent, Montague Gardens, Cape Town 7441

or view our permanent exhibit at the Building Exhibition Centre, Northgate Estate, Ysterplaat, Cape Town

Call or email today for your free quotation. Download our brochure from our website.

A SUPERIOR SOLUTION

IN EVERY WAY

New Look Window Solutions offer security,

quality and style – and are green too.

INNOVATION

uPVC windows and doors offer great advantages over products manufactured from

other materials – from higher thermal efficiency and better noise reduction, through

to increased security, greater durability and a very low maintenance requirement.

we ask customers what three

things are most important to them

when it comes to windows and

“When

doors, the response is almost

always security, quality and style,” says Jason Smith

of New Look Window Systems. “Our selection offers

all of these aspects in abundance, as well as the very

important element of reducing a client’s carbon

footprint.” The beauty of the New Look Collection,

he explains, is that it has the looks and charm of a

traditional timber product, with all the functional,

economic and hassle-free benefits of a modern

uPVC product. “The high quality materials used in

our products result in a technically superior frame –

providing unrivalled security and performance.”

Check your supplier

Smith goes on to say that there is a wide variety of

specifications available in uPVC windows and doors,

but it is worthwhile using a supplier that uses the latest

manufacturing techniques and hardware technology.

New Look Window Systems, for example, feature welded

construction, with the beads that retain the glass fitted to

the inside of the window. This strengthens the product

and boosts its security properties, and is a differentiating

feature to most competitive solutions on the market.

Other differentiating features include “twin-cam”

espagnolettes, as opposed to single espagnolette locking

systems, which gives far greater burglar resistance;

security claws as an extra measure; high security door

locking mechanisms; concealed hardware for a neat,

clean appearance; and a choice of beads for double

glazing and a choice of spacer bar colours.

In South Africa’s harsh climatic conditions, it is

critical to select products whose uPVC products are

UV stable. “In many cities and areas of South Africa the

global radiation is close to or exceeds 160kcal/cm²/p.a,

and not all window profile suppliers offer a UV-and

weather resistant formulation,” explains Smith. “New

Look Window Systems uses REHAU window profiles,

made of PVC 1476, which fulfill the quality requirements

for zones where exposure to Ultra-Violet radiation is

high.” With New Look Window Systems keeping homes

“warm and secure in winter” and “cool and stylish in

summer”, the emphasis on thermal comfort results

directly in energy savings, as one does not have to rely

as much on heating or cooling systems. This is especially

true with double glazing. “In addition to these benefits,

our products have a very long life span, so they need not

be replaced as often as other products manufactured

from different material,” says Smith. “uPVC frames can

also be recycled, greatly reducing environmental impact.”

A long-term investment

While there is a premium for such a superior solution,

this is often less than the perceived cost, with BUILDAID

results (2019 Building and Pricing Guide) releasing figures

pertaining to a new home build, and an approximate

figure of R600 a month extra bond cost for a typical home

over 240 months. For the peace of mind of windows and

doors with increased safety, energy savings and noise

reduction, this is a relatively small price to pay.


73

CASE STUDY Sika South Africa

V&A Waterfront Refurbishment

The Victoria and Alfred waterfront is known

as a place where the city meets the sea.

Situated in the city of Cape Town with

Table Mountain as its backdrop is one of

the most visited tourist destinations in Africa. It is

known for its beautiful architecture which carries a

wealth of history on its walls. It houses various heritage

sites, historic landmarks and many other attractions.

Over the past 140 years, the harbour has undergone

numerous changes which continue even today with the

redevelopment of land and buildings. It is therefore

imperative that this gem is kept in best form all year

around.

The management team of the waterfront identified

the leakage of the skylights as a major problem that

needed to be solved as they had leaked for some time

and were in urgent need of repair. Consulting Engineers

David Elston & Associates assisted in selecting an

appropriate remedy. The team decided to employ a

method of over-sealing the glazing joints, offering

advantages of less labour and less time to complete.

This 4600 linear metre project was made possible by

using Sika products.

In July 2019 the revamp of the glass skylights began.

The contractor, Skysite Rope Access offered the adopted

solution of leaving the original sealant in the joints

and over- sealing with our Sikasil bridge tape- 300 a

preformed silicone profile tape with Sikahyflex® 305 AP

weather sealant to seal all existing joints, making them

100% waterproof as silicone bonds to silicone. A reason

for the use of the Sikasil bridge tape -300 was that it is

an ultra-low modules silicone tape that presented an

economical alternative to cutting out existing failed

joints. Some advantages of this tape include; high tear

resistance, resistance to corrosion and UV resistance.

Sika offered assistance by initiating training to ensure

the job was done in the correct manner as other Sika

products were used such as Sika Activator 205 as an

adhesion promoter and Sika cleanglass to ensure all

glass surfaces were left meticulously clean.

Sika South Africa is proud to be a part of such a

prestigious project, a unique project for Sika as it was

the first of its kind in the country using the Sikasil

Bridge Tape-300. Having the V&A waterfront as a

reference is a fantastic start for this new Sika product.

With the Sika products and methods used on these

skylights there is no doubt that the V&A waterfront

can retain its well renowned reputation.


Sustained success

Old Mutual Limited, commercial office Mutualpark,

Pinelands, Cape Town

Do you hear that? That’s the sound of one Cape

Town office park diverting the equivalent

weight of three Boeing 747s in waste from

landfill last year.

Waste not want not

Old Mutual improved their existing waste to landfill

diversion efforts by almost 30% in 2019 to 688 000kg.

By looking at each waste stream in detail, commercial

office complex Mutualpark was able to make several

improvements year on year. This led, for example, to

the monthly average collection of 13 935kg organic

waste each month last year.

Several principle-based starting points assisted

in these significant increases. Those responsible

implemented the concept of separating waste at the

source, introducing compostable packaging, and

expanding the type of materials that can be composted.

And when the grease trap waste amounts to almost

8 000kg each month, this becomes a fat lot of goodness

that is now included in composting efforts instead of

further clogging up Cape Town’s landfills.

In excess of 300 000 individual single-use packaging

items enter the supply chain at Mutualpark. The

majority of single-use plastics featuring in the waste

stream are coffee cups and lids, stirrers and take away

boxes. On average there were 56 000 coffee cups and in

excess of 96 000 polystyrene containers accumulated

on the premises per month.

Photos of Waste provided by Old Mutual

in their guts. Things aren’t looking better further up the

food chain either. In March 2019, a baby turtle cared for

by Cape Town’s Two Oceans Aquarium died because

of plastic ingestion. Just weeks before, a dead whale

washed up in the Philippines with 40kg of plastic in

its stomach, followed by a dead sperm whale in Italy.

The pregnant animal’s womb contained nearly 25kg

of plastic along with her dead baby.

Humans and how we produce and consume what

we use are to blame for this. According to the World

Wide Fund for Nature (WWF), South Africans use 30-

50kg of single-use plastic per person per year. Based

on our population of 54 million, that is equivalent to

the weight of 4 800 to 8 000 Boeing 747s per year – and

that is for South Africa alone.

CASE STUDY Old Mutual Limited

Taking the waste out

of waste stream

Mutualpark now only allows certified compostable

green packaging to be sold by the vendors, this includes

bagasse (made from agricultural waste from the sugar

industry), PLA (a biodegradable and compostable

bioplastic derived from renewable starch resources

such as corn, Kraft takeaway packaging (made from

natural paper), and Bamboo or White Pine packaging.

The world is drowning in plastics, and microplastics

(pieces smaller than 5mm) are found in everything from

the water we drink to the food we eat.

A study by the Sky Ocean Rescue project in the

UK found that 72% of crustaceans from six deep-sea

trenches, the deepest parts of our oceans, have plastic

Reduce, reuse and recycle

In South Africa 10% of plastics are recycled into new

products. But often these products are single-use

disposable items such as plastic bags. Almost a quarter

is incinerated, and up to 62% ends up in nature, or

T landfills. +27 11 262 The 4825 sad fact is that the composition of many

C: plastics +27 76 makes 815 0707 them unrecyclable.

E: Using tumim@koenarch.co.za

the significant market demand of Mutualpark,

W: the www.koenarch.co.za

team at Old Mutual are hoping to stimulate

sustainable package manufacturing. South Africans

can all do the same by supporting businesses that have

decided to use zero plastic and supporting suppliers of

plant-based, compostable food packaging.

Waste Consultant: Sam Bennett of Strategic Waste Solutions


75

CASE STUDY FROST INTERNATIONAL

A WELCOME ENTRANCE,

A SECURE STATEMENT

For those who need to monitor and control

access to multi-tenant facilities – whether

they be workplace-related, institutional

or accommodation-based – the reality of

navigating streams of different people at any given

time and ensuring that those who are authorised to have

access to premises can easily do so, and those who don’t

are prevented from entering, can be a huge challenge.

Physical security staff members are important, but

are often under pressure during peak traffic times.

Fortunately, there are many types of access control

products available, and Frost International specialises in

supplying Boon Edam speed lanes to the South African

market, all of which are aesthetically suited to today’s

sleek and modern buildings, and manufactured in line

with European standards of emissions. In light of the

recent Covid-19 pandemic, hygiene and non-contact is

possibly even higher on the agenda than security as life

returns to a ‘new normal’ in the months that lie ahead.

Slim, smooth and seamless

Boon Edam’s globally proven Speedlane Lifeline Series

is an elegant and functional speed stile that provides

a welcoming, yet secure entrance that guides only

authorised personnel through public and private

facilities. The Lifeline Swing range is one of the

slimmest on the market, with a cabinet width barely

in excess of 100mm. Featuring a smooth, premium glass

casing housing intuitive-coloured LED lights, visitors

are eased seamlessly through the checkpoint with the

lights gliding effortlessly across the tapered cabinet

top. The aesthetics can be easily adjusted to either

blend in or stand out, depending on the needs of the

elevator lobby area. The product effectively prevents

tailgating, as well as passing back of authorisation

cards/IDs. Jump-Over detection can sound with audible

and/or visible alarms, increasing overall safety for the

user, security and building personnel.

A new partnership between Royal Boon Edam and

Schindler, a global leader of elevator destination

control systems, brings together their respective

strengths to provide secure access into buildings

and streamlined pedestrian traffic flows through lifts.

Known as ‘The Power of Two’, the strategic partnership

uses the companies’ combined expertise to provide a

security speed gate system that integrates with lift and

pedestrian access destination technology, to provide

users with up to 50% less waiting time. Schindler’s

industry-leading destination algorithm utilises the

time taken by the user between entering a speed gate

and reaching the lift (typically 5-10 seconds) to call the

correct elevator. Integrated with the building’s lift and

building management system, entrants are grouped to

assigned lifts based on the floor they work on. Upon

tagging in, the speed lane and lifts communicate,

and the relevant lift is displayed to the user on the

Speedlane screen.

Plug-and-play

The Lifeline series can now be installed with Schindler’s

advanced PORT 4 mini integrated device, which,

unlike other common security solutions, makes use

of mobile phone applications and smart technology.

The integrated units are totally plug-and-play with

no additional on-site installation necessary. “The

increasing importance of speed gates in larger office

or mixed-use buildings encouraged PORT to redefine

the meaning of ‘seamless’ and further extend the

functionality of both the software and the speed lane

itself,” commented Tobias Friedli, Head of Design –

Transit Management Group, Schindler. Importantly,

the system can be retro-fitted into existing buildings.

“Going beyond safety, this seamless integration

offers a premium level of comfort and convenience,”

says Campbell Frost. “Boon Edam products are

committed to using Internet of Things (IOT) to keep

client satisfaction maximised. This is certainly how

the future will look for the majority of buildings, and

offerings will keep evolving as technology continues

to unlock new benefits.”


Partnerships

for green city living

CASE STUDY RIGIFOAM

Property developers, Yohome, envisioned their

latest residential development in Benoni,

Gauteng, as a lifestyle space where people

can live and relax in a safe environment.

The modern, farm-style security development in

Vlei Road, Rynfield consists of 29 three-bedroom,

open-plan houses with spacious rooms, built-in

cupboards, designer kitchens and modern finishes.

Amenities include a communal area with a braai area,

a kids play area and a garden nursery, facilities that

will give the community a sense of belonging and

contribute to its integration.

“Our vision is to design exceptional properties with

the customer in mind,” says YoHome CEO, Stephen

Duggan. “By providing an exceptional product of value

and quality, our customers don’t have to compromise

on style and quality.”

“Rigifoam is extremely happy to be partnering with

an innovative team that shares the same values and

has its sights firmly set on the horizon,” affirms Lyle

Jeffery from Rigifoam.

Yohome is a IBT (Innovative Building Technology

company) that has partnered up with various

suppliers namely Rigifoam. Their technology is

based around speed efficiencies. The one main

shortfall is the thermal performance of the building

systems.

We have helped Yohome develop a thermal internal

Cladding that they use in their construction process,

the results are a building that is fully compliant with

SANS 10400XA and also stays true to its core values

of speed and efficiencies.

Innovative construction

According to Duggan, YoHome has brought the

number one method of residential construction in

Latin America to Africa. “This construction method is

three times quicker than traditional building methods

and three times stronger than brick,” he says.

Suitable insulation found

To meet the relevant thermal requirements as set out

in SANS 10400XA, a suitable insulation product was

needed.

“Long-term thermal performance was important to

ensure that not only the first step was met (i.e. council

approval), but rather that a sustainable low-carbon

footprint was achieved for optimal saving and low

cost of ownership,” Duggan adds. “Only one product,

Rigifoam’s LAMBDABOARD, ticked all of these boxes

and passed with flying colours!”

Rigifoam

Tel: 010 110 9899

Website: www.rigifoam.com

®


77

CASE STUDY Thermguard

Thermguard: Recycled

for your future

Thermguard is a cellulose fibre insulation

manufactured primarily from waste

newsprint, which is treated with a mixture

of inorganic salts to render it fire resistant

as well as a repellent to insects and rodents.

Thermguard has been manufacturing cellulose fibre

ceiling insulation for 35 years and the company has

recently relocated to a larger premise in Johannesburg

to better service its ever-expanding customer base.

The fact that Thermguard is made from more than

80% recycled material makes it the most eco-friendly

thermal and acoustic insulation in South Africa.

Our fibres are treated with non-toxic additives to

make them insect and rodent resistant as well as fire

retardant to SANS B/B1/2 specifications. Thermguard

is non-toxic and non-irritant and can be handled

safely without gloves, as it does not contain asbestos

or fibreglass.

The construction industry is looking for solutions to

the challenges presented by ecologically sustainable

development and, more recently, load shedding.

Thermguard is one such solution.

Thermguard is advantageous due to its high recycled

content and low-energy manufacturing process.

Thermguard is itself an insulator and helps to reduce

the load on heating and cooling devices within a

building. This prevention of greenhouse gases at both

the producer and consumer end of the product lifecycle

is known as a ‘double green’ effect. This becomes more

evident when embodied energy is considered. The

respective embodied energy of fibreglass and polyester

are 10 and 15 times more than that of cellulose fibre

insulation.

Thermguard is blown onto the ceiling, filling every

nook and cranny and creating a seamless blanket,

thereby ensuring no heat gains and losses can occur.

Tests undertaken in the USA proved that cellulose

creates ‘airtightness’ of a building and that when

installed performed, on average, up to 26% more

efficiently when compared to rolls of insulation.

Unsustainable decisions of past generations have

severely affected our planet’s ecosystems. The decisions

we make from this point on will affect the sustainability

of our planet for all future generations. Remember,

Thermguard is Recycled for Your Future.

impact Services Directory

The official publication of GBCSA

Grecoline Aluminium

T +27 11 262 5222 C +27 727 675 388 W www.grecoline.com

Products: Superior quality European aluminium products

Services Offered: Supply and installation of custom made aluminium windows, doors, shutters, roller shutters,

integrated blinds, insect screens, entrance and interior doors.

Product & Company Certifications: CE, ISO9001, SAGGA, Qualicoat, ift Rosenheim, Tuv Rheinland and AAAMSA

New Look Window Systems CC

T +27 21 552 7172 W www.newlookwindows.co.za

Products: Casement windows, Tilt & Turn Windows, Sliding windows, Single doors, French doors & windows,

Sliding doors, Tilt & Slide doors and Invisifold doors.

Services Offered: Manufacture & Installation of uPVC Windows & Doors.

Product & Company Certifications: SANS 613, SABS 1553-1, SAFIERA, SAGGA, AAAMSA


Co-located with:

GREEN BUILDING

CONVENTION

2020

Mapping the path to a

sustainable future

We are prepared!

Visit our website for more info

on our COVID-19 response

POSITIVE IMPACT ISSUE 0.6

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