+IMPACT MAGAZINE ISSUE 22

IMPACT 22 

Official publication of Green 

Building Council South Africa 

Buildings 

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54 

59 

60 

64 

OUR EDITORIAL ADVISORY BOARD 

EDITOR’S NOTE 

COLUMN 

Note from GBCSA Chairman 

MAKE AN IMPACT 

Industry news and snippets 

SUPERIOR INSIGHT IN INTERIOR DESIGN 

The Liberty Two Degrees Innovation Hub is far from ordinary 

TRANSFORMING TOMORROW 

All you need to know about the revised Green Star New Buildings rating tool 

THE WINNING EDGE 

Rubicon’s new headquarters are state of the art 

CHANGING THE FACE OF GREEN DESIGN IN ZAMBIA 

First Capital Bank’s Green Star rated building is a trendsetter amongst its peers 

A RENEWABLE FUTURE AHEAD FOR GOVERNMENT PROPERTIES 

The Integrated Renewable Energy and Resource Efficiency Programme 

FIFTY YEARS FORWARD 

A thought leadership article by the Council on Tall Buildings and Urban Habitat 

LIVING LIFE ON THE EDGE 

Aurum Zimbali Lakes, KwaZulu-Natal’s newest development, is future ready 

to meet the demands of the next generation 

GREEN BUILDING MATERIALS AND TECHNOLOGIES 

FIVE WAYS GREEN BUILDINGS SAVE WATER 

GREEN GLOBE 

Implications of innovation 

FOR MORE INFORMATION CONTACT: PLASCON ADVISORY SERVICE ON 0860 20 40 60 

@PlasconSA @PlasconSA @PlasconSA 

Project Guarantee Terms and Conditions apply. © Kansai Plascon (Pty) Ltd. 2022. All rights reserved. Plascon is the registered trademark of Kansai Plascon (Pty) Ltd. 

POSITIVE IMPACT ISSUE 22 

1

IMPACT 

The official publication of GBCSA 

RUNNER-UP 

PROPERTY 

PUBLICATION 

OF THE YEAR 

2022 

RUNNER-UP 

PROPERTY NEWS 

WEBSITE OF 

THE YEAR 

2022 

Editor 

Alexis Knipe 

alexis@greeneconomy.media 

Director 

Danielle Solomons 

dani@positive-impact.africa 

Editorial Contributors 

Marlinée Fouché 

Melinda Hardisty 

Nicole Cameron 

Editorial Assistant 

Melanie Taylor 

Professional Membership Partners 

Consulting Engineers South Africa 

GBCSA Editorial Advisory 

Georgina Smit 

Jenni Lombard 

Jo Anderson 

Dash Coville 

Anja Thompson 

Ann-Mari Malan 

Design and Layout 

Carla Lawrence, CDC Design 

Media Sales 

Tanya Duthie 

Glenda Kulp 

Vania Reyneke 

Cover photograph 

The Rubicon headquarters 

Joint Publishers 

Gordon Brown 

gordon@greeneconomy.media 

Danielle Solomons 

danielle@greeneconomy.media 

Co-Publisher: GEM 

Alexis Knipe 

Web Digital and Social Media 

Steven Mokopane 

MPeople Resourcing (Pty) Ltd 

t/a GreenEconomy.Media 

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Advertising rates are discounted for GBCSA members and further discounts are available for booking multiple editions in 2023. 

Chief Executive Officer 

Lisa Reynolds 

Finance & Operations and 

Executive Director 

Levinia Palmer 

CALLING ALL THOUGHT LEADERS 

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

practitioners, and showcases the excellent work of GBCSA members. Are you a thought leader in your relevant field? GBCSA members are invited to 

submit stories about projects, design concepts, materials, research and anything else that promotes a healthy sustainable built environment. Submit a 

100-word description of your content idea to: editor@positive-impact.africa 

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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. 

2 POSITIVE IMPACT ISSUE 22 

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IMPACT 

EDITOR’S NOTE 

EDITORIAL ADVISORY BOARD 

BOB VAN BEBBER 

Bob van Bebber, a senior director at Boogertman + Partners spearheads the conceptualisation 

and delivery of many of the practices’ large complex projects. From Soccer City, the main 

stadium for the 2010 FIFA World Cup, to large mixed-use precincts as well as the largest 

single tenanted corporate head office in the southern hemisphere for Discovery Health. 

He was recently recognised by the South African Professional Awards as the winner of the 

Professional of the Year: Architecture Class Award as well as the Overall Professional of the 

Year for 2019. Van Bebber’s passion extends into urban design, interior design and education. 

www.boogertmanandpartners.com 

JUTTA BERNS 

Jutta Berns is an industry leader and one of South Africa’s first internationally accredited 

green building professionals, establishing her company Ecocentric in 2007. She has degrees 

from the Universities of Bonn (Germany) and Cambridge (UK), and a diverse blue-chip client 

base. Berns specialises in sustainable and net-zero solutions for large property portfolios. 

She has several LEED Platinum and 6-Star Green Star projects in her portfolio, is a GBCSA 

faculty member, a Green Star Assessor and GBCSA TAG member, and winner of the Gauteng 

Entrepreneur of the Year 2019 Award by the Women’s Property Network and 2019 winner of 

the Established Green Star Awards by the GBCSA. 

www.ecocentric.co.za 

GRAHAME CRUICKSHANKS 

Grahame Cruickshanks has worked as a professional architect, sustainability consultant and 

management consultant with 20 years of experience in the design, construction and property 

industry. Focusing much of his career on green buildings and an expert in his field, he has worked 

on a variety of Green Star and BREEAM certified projects and other building projects in South 

Africa, Singapore and the UK. Prior to joining Growthpoint Properties as the head of sustainability 

and utilities, Cruickshank’s previous roles included managing executive for market engagement 

at the GBCSA and manager at EY’s Climate Change and Sustainability Services. 

MARLOES REININK 

Marloes Reinink is owner of Solid Green Consulting. With an academic background in 

innovation and architecture, she has been working as a sustainable building consultant for 

more than 15 years in South Africa and Africa. She founded Solid Green in 2010, which is one 

of the leading sustainability consultancies in Africa and achieved its 100th green building 

certification in October 2020. Reinink’s passion is advocating for a greener built environment 

and she recently started GreenED, an online education platform for sustainability in the 

sector. Reinink is an ambassador for the International Living Future Institute; a Living Future 

accredited professional; and a facilitator of the SA Collaborative Network for a Living Future. 

www.solidgreen.co.za 

www.growthpoint.co.za 

MANFRED BRAUNE 

Braune currently holds the position of Director: Environmental Sustainability at the 

University of Cape Town (UCT), where he leads the strategy and implementation of 

environmental sustainability across all spheres of the university since early 2019. He has 

also served as a non-executive director of GBCSA in a voluntary role since August 2020. 

Braune’s background is as a professional engineer, having worked at WSP Group for over 

10 years as a consulting engineer, where he then started and led WSP’s green building 

business for three years and then worked for the GBCSA for 10 years. 

https://www.uct.ac.za/main/explore-uct/sustainability 

In the 2023 Budget Speech and in recognition of government’s role in 

encouraging adaptation and mitigation, Minister Godongwana announced 

two tax measures to encourage businesses and individuals to invest in 

renewable energy and increase electricity generation. 

From 1 March 2023, businesses will be able to reduce their taxable income 

by 125% of the cost of an investment in renewables. There will be no thresholds 

on the size of the projects that qualify, and the incentive will be available for 

two years to stimulate investment in the short term. 

Secondly, a new tax incentive for the installation of rooftop solar panels was 

introduced: individuals who install rooftop solar panels from 1 March 2023 will 

be able to claim a rebate of 25% of the cost of the panels up to a maximum of 

R15 000. This can be used to reduce their tax liability in the 2023/24 tax year 

(for this period only). 

Government will guarantee solar-related loans for small and medium 

enterprises on a 20% first-loss basis through the Energy Bounce Back Scheme 

that will be launched by National Treasury in April 2023. 

The minister spoke about the considerable risks that climate change poses 

to sustainable economic growth in South Africa. We are among the most 

water-scarce countries in the world, and recent events have shown that extreme 

weather events such as floods, heatwaves and drought are occurring more often. 

Don’t miss Five ways green buildings save water on page 60. 

Infrastructure investments lay the foundation for inclusive and sustainable 

growth; they address supply-side constraints and expand access to basic 

services. Overall, the public sector is projected to spend R903-billion on 

infrastructure over the medium-term. Most of this, around R448-billion, 

will be spent by state-owned companies, public entities and through publicprivate 

partnerships. 

The Department of Public Works and Infrastructure is the largest property 

owner in South Africa, spending up to R8-billion in water, electricity and waste 

expenditure each year. The Integrated Renewable Energy and Resource Efficiency 

Programme (iREREP) is the public sector’s renewable energy plan. It has up 

to 320MW of clean energy procured per annum and will attract private sector 

capital investment of between an initial R120-billion and R253-billion to 2050. 

With sustainability embedded into its strategy, being a responsible business 

is at the heart of Liberty Two Degrees’ (L2D) purpose. “Through our strategic 

building block Good Spaces, which aims to minimise the impact of our assets 

on the environment, we have various initiatives in place to reduce our impact, 

contributing to our green building strategy,” says Brian Unsted, L2D asset 

management executive and head of Good Spaces (page 12). 

Best practices, and the certifications that standardise them, need to continuously 

push boundaries for the built environment to consistently achieve better levels 

of performance. And so, the process of assembling a task force to advance the 

existing GBCSA Green Star New Buildings tool started in late 2021. The New 

Build V2 is aimed at Transforming Tomorrow (page 20). 

GBCSA partnered with International Finance Corporation to facilitate 

certification using the EDGE tool in Africa. The tool was developed to provide 

scaleable green building standards through an online software platform. In this 

issue, we feature KwaZulu-Natal’s development Aurum Zimbali Lakes which 

applied for EDGE certification (page 54) and Rubicon’s new headquarters 

designed to qualify for an EDGE Advanced Certification (page 30). 

What are the processes, digital tools and advancements that will change 

the way we occupy and build cities 50 years from now? Turn to page 58 for a 

glimpse into the future. 

Transform tomorrow! 

Alexis Knipe 

Editor 

Transforming Tomorrow 



5

COLUMN 

Chair’s 

Corner 

I 

am writing this chairman’s note while flying from Cape Town to Johannesburg 

after a great business trip in the Mother City. It has been incredible to experience 

the vibe and energy of what’s happening in Cape Town currently. Dining at the 

magnificent V&A Waterfront on Monday night, it was difficult to believe that 

it was indeed a Monday. I noticed two cruise liners docked in the harbour no doubt 

boosting trade. 

Cape Town is hosting the Formula E “E-Prix” in Green Point this weekend, and is 

also a stop-over point for the Ocean Race, adding to the hustle and bustle. The city 

appears to be shouting out that it is indeed open for business. 

On the topic of business, Finance Minister Enoch Godongwana presented the 

2023 national fiscus budget today [22 February]. There were a few notable parts of his 

presentation for me in the context of this issue of +Impact: 

• It was good to see an entire section devoted to climate change. 

• The Just Energy Transition featured strongly. There is a significant amount of 

work to be done to ensure an equitable transition in a resource-rich economy such 

as South Africa’s. The Just Energy Transition Investment Plan (what a mouthful) 

has a R1.5-trillion investment allocated over the next five years. 

• Of course, the energy sector was highlighted with comments made on how to 

improve the power supply shortage. South Africa faces the difficult challenge 

of trying to rapidly improve our energy supply to stimulate economic growth 

and drive the Gross Domestic Product (GDP), while simultaneously having to 

transition to clean energy away from fossil fuels. 

• Welcome tax relief was announced for businesses and individuals investing in 

solar systems. 

+Impact 22 has some great reading context, including news on GBCSA’s New Build 

Tool Update. The original tool was relevant at the time, but as the sustainability 

industry in the built environment has matured, targets need to be further challenged 

and the rating criteria required fine-tuning. The updated tool is more appropriate for 

2023 and beyond. 

I am extremely proud to have been personally involved with the Six-Star Green 

Star interiors V1 rating of Liberty Two Degrees’ wonderful new office space in the 

Nelson Mandela Square West Towers in the heart of Sandton. The office space was 

transformed from a rather drab and difficult space into an incredible workspace that 

occupants can enjoy, and where creativity is encouraged and productivity optimised. 

The design approach was centred around people and usage of space. 

This issue also reports on the EDGE Advanced certification at the Rubicon head 

office in Richmond Park. Well done to all involved with this achievement. 

It is always great to receive news of what is happening in the sustainability space in 

the rest of the African continent. First Capital Bank Project in Lusaka has achieved a 

5-Star Green Star Office Design v1.1 rating. 

The largest owner of real estate in South Africa, the government through the 

Department of Public Works has the single greatest opportunity to make a meaningful 

difference to the impact that real estate has on the environment by making commitments, 

rating buildings and making operational changes and improvements. It is fantastic to 

read about the wheels of motion being set in place in government to enable change to 

take place through its implementation of the energy efficiency and resource programme. 

I am hopeful that thousands of government employees attend the course and champion 

the green cause throughout this significant organisation and owner of immovable assets. 

Enjoy reading the latest edition of +Impact. 

THAT’S SUSTAINABILITY, FIRST. 

Brian Unsted 

GBCSA Chairman 

Since our sustainability journey began, we’ve been leading the 

way, writing our planet-friendly story one industry first at a time. 

MEET THE GBCSA CHAIRMAN 

Brian Unsted is an asset management executive and drives “Good Spaces” at Liberty 

Two Degrees. Unsted has over 25 years of experience in the South African property 

industry with a particular focus on extracting value from South Africa’s most iconic 

mixed-use properties. Unsted’s role includes ensuring the implementation of 

sustainability interventions to propel towards the set net-zero strategies in the waste, 

water and carbon space. 

In 2014, he co-authored a book called Sandton Places – a guide to the hidden gems, 

corners and destinations of northern Johannesburg, while providing both the history 

and future insights of Sandton. 

Brian Unsted. 

1012608 

From becoming the first cement manufacturer in Southern Africa 

to publish an environmental policy, to modifying our plants to 

emit lower CO 2 

emissions, to introducing a range of green cement 

as early as 2000, putting sustainability first has been, and always 

will be, second nature to us. 


www.afrisam.com 

Creating Concrete Possibilities

NEWS 

NEWS 

FCBS 

MAKING AN IMPACT 

SAVE A SPACE FOR CONVENTION 2023 

Think of a space, what does it look like? How does it make you feel? Is it a memory or an imagined space? GBCSA 

is creating a space like no other for its 16th Green Building Convention from 15 November 2023 at the Century City 

Conference Centre in Cape Town. Register your interest by email to gbcsa@idna.co.za. 

2023 GBCSA WORKSHOP 

TRAINING SCHEDULE 

01 March 2023 Green Star New Building & Major 

Refurbishments Accredited Professional (AP) 

08 March 2023 Green Star Existing Building 

Performance AP 

14 March 2023 Net Zero AP 

23 March 2023 Green Star Interiors AP 

29 March 2023 Green Star Sustainable Precincts AP 

30 March 2023 EDGE Expert Live Workshop 

Leading East African architecture and engineering firm 

FBW Group has been appointed to the international team 

tasked with delivering the trailblazing Kigali Green City 

project in the Rwandan capital. 

The transformational development is being hailed as 

an important milestone on the road to creating more 

sustainable green cities in the region. Its aim is to 

demonstrate that building green is “a necessity, not a 

luxury” and it will feature a range of initiatives, including 

the use of renewable energy, rainwater harvesting, 

wastewater management, recycling and reuse of water 

and sustainable transport solutions. 

The project pilot should deliver 2 000 much-needed 

quality homes for the lower-to-middle-income brackets. 

Green City Kigali has been envisaged to cover the full 

600ha Kinyinya Hill, a suburb of Kigali. 

FBW Group, which has offices in Rwanda, Uganda and 

Kenya, has been appointed to be the local team on the ground, 

delivering the key services of architecture and engineering. 

Antje Eckoldt, FBW group director, says: “The pilot 

Course name Description Price (Incl VAT) 

AP New Building / Existing 

Building Performance / 

Interiors / Sustainable 

Precincts / Net Zero 

TRANSFORMATIONAL AFRICAN “GREEN CITY” DEVELOPMENT 

Member R6 170 

Non-member R8 230 

Student R5 560 

Individual R7 000 

Edge Expert Member R2 930 

Non-member R3 660 

Student R2 640 

Individual R3 110 

project will lay the ground for the design of quality, 

low-carbon and resource efficient housing types suitable 

for various sites and density conditions and point the way 

towards the future for sustainable urban development. 

“One of the aims of the project is to combine appropriate 

technologies, progressive thinking and the use of local skills 

and materials to show that this urban environment has 

everything it needs to sustain its community and for people 

to live green.” She adds, “At the moment we are exploring 

local low-carbon construction methods and materials and 

how they can be used to their maximum affect. 

“We are also looking at ideas relating to urban farming and 

a green economy that will create jobs for existing and new 

residents on Kinyinya Hill, all based on low tech processes, 

on waste reduction and on circular economy principles.” 

FBW is involved in a series of major projects in Rwanda. 

Rwanda, including delivering a masterplan for the expansion 

of the University of Global Health Equity and working with 

the International School of Kigali to create a 21st Century 

“green” campus in the Rwandan capital. 

VUKILE APPROVES INVESTMENT IN SUSTAINABLE BACKUP POWER 

Vukile Property Fund, the specialist retail property 

REIT (real estate investment trust), will invest around 

R350-million in backup power as it deploys a strategy to 

efficiently supplement the electricity supply to its malls. 

Vukile will provide its tenants with the option of reliable 

solar power, which, combined with battery storage, costs 

less than grid power. This will also save many retailers 

the hefty cost of installing their own backup systems. 

Vukile’s new hybrid solar-battery grid-tied systems will 

give shopping centres at least three sources of power – 

solar PV, battery backup and the national grid. 

These silent systems are easy to integrate into malls’ 

existing power networks, need little maintenance and are 

simple to expand. They are especially effective for shopping 

centres, as the busiest trading hours coincide with daylight 

hours when the sun can power solar PV panels. Retailers 

have the option to augment this further with generators 

for days when solar generation is constrained. 

The roll-out of this project has been fast-tracked and 

can be achieved in about half the time required to install 

WATERFALL CITY CROWNED WORLD’S BEST FOR FIFTH TIME 

At the lavish annual “World’s Best” International Property Awards ceremony held at the iconic Savoy 

Hotel in London in February, Waterfall Management Company was awarded Best International Mixed-use 

Development 2022-2023 for Waterfall City. 

This is the fifth time in six years that Waterfall City has beaten formidable competitors to claim the top spot. Over 

and above scooping this prestigious international accolade, Waterfall City also garnered the regional title of Best 

Mixed-use Development in Africa for the eighth time. This follows Waterfall City’s recent win of being named Best 

Mixed-use Development in South Africa, also for the eighth time, in October 2022 in Dubai. 

Accepting the award for Waterfall Management Company was (left to right) Willie 

Vos, CEO, Tertia du Toit, Communications Manager and Phillip Badenhorst, CFO. 

generators. The first phase is scheduled for completion 

by the end of 2023. 

PV installation at Kolonnade 

Retail Park in Pretoria. 

Overall masterplan aerial 

perspective of the green city. 

Character views, town centre. 

SAIA INAUGURATES ITS 70TH PRESIDENT 

The South African Institute of Architects (SAIA) 

inaugurated Amira Osman as its 70th President at a 

hybrid event in February. 

Tokunbo Omisore, International Union of Architects 

(UIA) Vice President Region V Trustee and Past President 

of the Africa Union of Architects, explained how Africa’s 

Great Green Wall, which promotes sustainable development 

and climate change mitigation, will feature in Copenhagen, 

exploring how the profession can contribute to regenerating 

the social ecological systems of the continent and making 

them more resilient in the face of climate change and 

degradation, all while supporting and promoting indigenous 

knowledge and traditional technologies. 

“Our world is facing climatic challenges that are 

subjecting many to poverty. To survive and thrive, the 

architectural profession must think creatively and engage 

collectively in the Conference of Parties on Climate 

Change to address these challenges,” urged Omisore. 

Osman is the South African research chair in 

spatial transformation (Positive Change in the Built 

Environment). The architectural profession has a critical 

role to play in the achievement of human settlements that 

are more equitable, beautiful, and functional, increasing 

opportunities and offering people a better chance at 

improving their lives and livelihoods, according to 

Osman’s SAIA Manifesto. 



9

FROST INTERNATIONAL 

A PROUD PARTNERSHIP WITH 

A COMPANY CELEBRATING 150 

YEARS OF INNOVATIVE EXCELLENCE 

We extend our warmest congratulations to our 

trusted manufacturer, Royal Boon Edam, 

on their momentous 150th anniversary. 

This remarkable milestone is a testament 

to their unwavering commitment to excellence and 

innovation. From humble beginnings as a carpentry shop 

in Amsterdam, Royal Boon Edam has grown to become a 

world-renowned leader in entrance and security solutions. 

We are proud to have partnered with such an outstanding 

company and look forward to continuing our successful 

collaboration with them. 

Jack Frost Cape Town, now trading as Frost International, 

and Royal Boon Edam started their relationship 31 years 

ago in 1992. It started with a project called Mutual 89, in 

which Hugh (Jack) Frost -who had been involved with Old 

Mutual Pinelands campus for many years - was asked by 

the development team to explore the feasibility of using 

revolving doors at the rapidly expanding campus's main 

entrance. 

THE FOUNDATION FOR SUCCESS 

Jack took off for Amsterdam to investigate Boon Edam's 

unique revolving doors. There, he met the company's 

owners and brothers, Erik and Rob Huber, and a deal was 

struck over a handshake. Frost International would become 

South Africa’s sole distributor of Boon Edam's innovative 

product, which was quickly taking the world by storm. The 

handshake between Jack and the Huber brothers laid the 

foundation for a long-lasting and successful relationship. 

Today, Frost International stands as one of the oldest and 

most successful Boon Edam distributors, consistently 

ranking in the top 3 for turnover. 

In November 1993, Boon Edam launched an extensive 

export policy and was seeking distributors around the 

world. Mike Frost was lucky enough to be invited to their 

first-ever distributor meeting in Edam, despite having only 

one project under his belt. 

Since then, Frost International has had the privilege 

of collaborating with Boon Edam and meeting with their 

global partners, giving them valuable insights into different 

markets and alternative ways of doing business. Being a 

part of the Boon Edam family has been a huge advantage 

and has allowed Frost to expand its reach and better serve 

their customers. It's amazing to think that what started 

with just one project has blossomed into a long-lasting 

partnership that has opened doors (pun intended!) to new 

opportunities and possibilities. 

Over the years both companies have grown. Boon Edam 

has earned the distinguished accolade of being named a 

Royal Dutch company due to its remarkable success in 

the international export market. Frost International has 

become a specialist in entrance and security solutions, 

expanding its market into southern Africa and the Indian 

Ocean Islands. 

A CUSTOMER-FOCUSED APPROACH 

Frost International has successfully completed over 1000 

installations using the Boon Edam product range. One 

of the keys to their success has been their ability to be 

flexible, work well as a team with main contractors and 

professionals, and adapt to ensure their clients receive 

the right solution for each project. This customer-focused 

approach has earned Frost International a reputation 

for supplying superior quality products and services 

throughout Africa and beyond. 

Frost International and Royal Boon Edam are committed 

to building on their successful partnership and continuing 

to innovate and excel in all aspects of their business 

through future generations. As they move forward, they 

are excited to collaborate and develop new solutions to 

meet the evolving needs of their clients and the industry. 

10 POSITIVE IMPACT ISSUE 22

PROJECT 

PROJECT 

SUPERIOR 

INSIGHT 

in interior design 

When a prominent Real Estate Investment Trust, one that prides itself 

on its progressively sustainable property portfolio, requires a new head 

office, it is assumed that the upshot will be somewhat green. But the 

resultant interiors, which include recycled toothpaste tube ceilings, are 

far from ordinary. 

WORDS Melinda Hardisty 

IMAGES Trend Group 

PROJECT NUTSHELL 

Location: Nelson Mandela Square, Sandton 

Green Star rating: 6-Star Green Star Interiors v1. 

Type of building: Office interior 

Project dates: December 2020 – April 2021 

Project size: 978m² 

THE L2D INNOVATION HUB 



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Liberty Two Degrees (L2D) is an internally managed 

Real Estate Investment Trust (REIT) with a large 

property portfolio that focuses primarily on 

precinct developments and operates largely in 

the retail sector. As a company, it has set high sustainability 

targets for itself, constantly focusing on how it can improve 

the performance and reduce the environmental impact of 

all the buildings in its portfolio. 

In April 2021, the fit-out of L2D’s new head office, 

called the Liberty Two Degrees Innovation Hub, was 

completed. It comprised a little less than a thousand 

square metres of office space on the third floor of the West 

Office Block tower at Sandton’s Nelson Mandela Square. 

L2D already owns the precinct, which incorporates 

Sandton City Shopping Centre, Nelson Mandela Square, 

Atrium on 5th and Sandton Office Tower, which itself 

is 6-Star Green Star rated. In September 2022, the new 

office fit-out was 6-Star Green Star rated, using the 

Interiors V1 tool. 

CORPORATE VISION 

By 2018, when L2D was reconfigured and listed as a 

corporate REIT, the company was already formalising 

its environmental targets. The project’s main goal is to 

create spaces for people that are built using four main 

building blocks: GOOD, SMART, INTERACTIVE and 

SAFE Spaces. The Good, Smart and Interactive building 

blocks are underpinned by the SAFE Spaces building 

block, which ensures that its environments adhere to 

the highest standards of hygiene, care and security, says 

GBCSA Chair, Brian Unsted who is the asset management 

executive heading up GOOD Spaces. 

DEFINING PRINCIPLES 

Unsted explains, “The decision to pursue this rating for 

our offices stemmed from our sharp focus on the longterm 

sustainability of L2D, including the achievement 

of Existing Building Performance ratings (EBPs) across 

our entire portfolio and ambitious net-zero targets, while 

enhancing our distinctiveness and competitive edge.” 

L2D’s project lead for this fit-out, Saadiyah Kahn says, 

“The project itself was supported on four main ‘pillars’ 

that are a combination of L2D’s strategic building blocks 

and are key business enablers.” The pillars of Good, 

Smart, Well and Design were identified and fleshed out 

through engagement with the project team and other 

stakeholders. They were defined as being answers to the 

new requirements for a future-fit office environment, 

particularly in a post-pandemic corporate world. 

“I thought they were joking when they showed me the 

space because it was this long corridor (between the two 

internal atria of the Nelson Mandela Square mall), with 

a big semi-circular space at the end of it, opening out 

over the square itself,” proclaims Edmund Batley, design 

lead for the architects, Batley Partners International. “It 

has an amazing urban presence, but we couldn’t think 

how we were going to make it work efficiently. It was 

the opposite of an ideal square or rectangular space and 

instead resembled a tree and its trunk. It became a ‘tree 

of life’ story that evolved and L2D continues to support 

this green design theme.” 

The design is intended to stimulate 

all five senses. 

PROJECT 

A woodland artwork brings nature and 

life into a large corporate boardroom. 

Colour and nature meander down the tight passage 

running through the odd office footprint shape. 

A rope art piece adds to a casual meeting space. 


15

PROJECT 

PROJECT 

Indoor air quality monitors assess temperature, 

humidity, VOCs, carbon monoxide, dust particles 

and nitrogen dioxide levels, quickly alerting to any 

abnormalities or spikes. Plant room CO2 levels are 

monitored and automatically corrected if necessary. A 

green cleaning policy was implemented that adheres to 

environmental best practices for interior cleaning. The 

policy will ensure that building users and maintenance 

personnel are not exposed to potentially dangerous 

chemical, biological or particle contaminants. 

Real plants, natural daylight and versatile space types 

make the office feel comfortable and attractive. 

“The design is intended to stimulate all five senses,” 

continues Batley. “There is running water, art, a lot of 

greenery, textured walls, colour and special lighting to 

change moods as you experience the differing areas,” 

he says. “We have built a ‘central park’ in the middle 

of the offices that became the screen between public 

and private areas. 

Good, Smart, Well and Design 

were defined as being answers to 

the new requirements for a future-fit 

office environment. 

CONTEXTUAL DESIGN 

The “Design” pillar encompasses all the aesthetic 

design decisions, as well as where and how materials 

and finishes are sourced. Kahn adds, “Priority was given 

to locally sourced materials, both from a carbon footprint 

point of view and to encourage local social investment. 

But this pillar also focuses on L2D’s requirement to be 

‘rooted’ in the South African context.” This allowed for 

the inclusion of bespoke artwork and colours, as well 

as some innovative materials. 

“The most prominent and innovative design feature,” 

says Syfert, “is the use of 100 000 compressed, plastic 

toothpaste tubes recycled into a three-dimensional 

wave ceiling feature with integrated LED lighting to 

accentuate the forms.” Batley adds that the material was 

cheaper than using timber for a similar feature, but that 

it takes a brave client to embrace such new materials. 

L2D invests significantly in art and is acutely aware 

how the pandemic had affected artists. Kahn says that 

the art consultants, Latitudes, curated a unique and 

bespoke collection of art that aligns to the key design 

themes. One piece, a colourful “beehive” screen, was 

made by women in the workshop of Bethany House, a 

non-profit organisation that shelters and rehabilitates 

women and children. 

Priority was given to locally sourced materials, both from a carbon 

footprint point of view and to encourage local social investment. 

The wave form ceiling was created from 

100 000 recycled toothpaste tubes. 

One highlight of this project is 

the special attention to air quality 

within the office. 

DOING GOOD 

The “Good” pillar aligns with L2D’s GOOD spaces 

building block. The objective of this pillar is to transform 

an old, unappealing office space into something new 

and exciting that is more suitable to the changing work 

environment, while also being good for both the planet 

and the building occupants. Targets are set to minimise 

electricity and water use and efficient fittings were 

installed throughout while usage, consumption and peak 

demands can be monitored and assessed using smart 

meters linked to the building management system (BMS). 

Waste stream audits are done on all of L2D’s portfolio 

to minimise waste to landfill. In this case, office waste 

feeds into the existing Sandton City waste stream, a high 

percentage of which is either recycled or composted 

with very little going to landfill. 

“Biophilic design is also utilised for the project, where 

real plants and natural daylight are incorporated to 

reduce stress, enhance mood and improve the creativity 

and productivity of the office occupants,” adds Kahn. 

Natural wood walkways divide carpeted desk areas. 

There is a “mat of moss” as a backdrop to the entrance 

logo signage. It survives on moisture from the air with 

a little air purification from time to time, but needs no 

actual watering, muses Batley. 

BEING SMART 

The “Smart” pillar aligns with L2D’s SMART Spaces 

building block, which encompasses the company’s 

overall digital transformation strategy. As technology has 

developed, and as the working world has changed since the 

pandemic ushered in remote work and online collaboration 

as a normal part of the working world, there has been a 

steep rise in the technological demands of efficient office 

spaces. “The aim for the new office was to create a plugand-play 

setting that is mostly wireless and allows for a 

combination of online and offline collaboration options 

for L2D people,” explains Kahn. 

KEEPING WELL 

The “Well” pillar relates to L2D’s SAFE Spaces building 

block, which focuses on safety, health and hygiene. 

Elri Syfert from Solid Green handled the Green Star 

submission for the project. She explains the importance 

of Indoor Environment Quality (IEQ) to the health and 

wellbeing of people occupying the buildings. “One 

highlight of this project is the special attention to air 

quality within the office,” she says. “At least 95% of the 

nominated area is provided with fresh air at a rate of 

10l/s/person, which is a 33% improvement over the SANS 

10400-0:2011 requirements.” 

A colourful honeycomb screen, created by the 

beneficiaries of local NPO, Bethany House, adds 

vibrant colour and interest to the office space. 



17

PROJECT 

LIBERTY TWO DEGREES SAYS EMBEDDING 

GREEN BUILDINGS IN ITS OPERATIONS IS 

A STRATEGIC IMPERATIVE 

A variety of spaces, including a colourful 

canteen, provide options for the occupants. 

The aim for the new office was 

to create a plug-and-play setting 

that is mostly wireless. 

The spaces were designed to be fluid and versatile, and 

include ergonomic and comfortable work and collaboration 

spaces, as well as spaces for relaxation and meditation, 

further emphasising a focus on wellbeing and mental 

health. The spaces are flexible enough to be adapted or 

expanded as the business needs change over time. 

VISION REALISED 

Meyer Erlank of Trend Group who completed the fit-out 

for the project commends L2D for staying true to its 

green strategy, particularly in using existing furniture 

and fitting assets in its new office design. “We are proud 

to be part of such a prestigious project. The development 

is an example to the REIT community that it is possible 

to re-purpose to the highest environmental standards in 

a cost-effective way,” he adds. 

The development includes the creation of a detailed 

user guide, spelling out how the spaces should be used 

to continue achieving the high standards envisaged. 

Soft elements have been thought about, right down 

to the purchasing of good quality, fair trade coffee for 

office consumption. 

Kahn says they were pleased to see its staff immediately 

embracing the new, agile working environment and 

using it in the ways it was intended to be used. Future 

Vision continues to encourage boundaries to be pushed. 

The benchmark targets for improving the building’s 

performance include a Net Zero Waste Certification 

in 2023, a net-zero water target for 2025 and a net-zero 

carbon target by 2030. 

Biophilic design is used for the project to reduce 

stress, enhance mood and improve the creativity 

and productivity of the office occupants. 

Liberty Two Degrees (L2D) says incorporating sustainability into its 

commercial real estate way of doing business is an integral strategic 

imperative for the listed company, presenting an ideal opportunity to 

make a lasting impact on the economy, environment and society. 

Asset Management Executive and Head of Good Spaces, Brian 

Unsted says sustainability which was previously a “nice to have” 

credential is now unavoidable because investors, clients and even 

society are aligning themselves with companies that embrace 

sustainability. Many companies, whether listed or unlisted, have or 

are incorporating ESG into their business, and it has become the 

foundation on which they implement their strategic business goals. 

Unsted says sustainability is now extending to tenancy of buildings 

and offices that are “green” certified, which is creating a new 

business opportunity for commercial property investors who are 

increasingly seeing the benefits of green construction. While L2D is 

currently not actively involved in significant new green construction 

project developments, its existing property portfolio has achieved 

Green Star ratings according to the Green Star Existing Building 

Performance (EBP) rating tool. 

“ 

” 

ensuring that buildings’ ongoing 

operations and management are resourceefficient 

and environmentally responsible 

The focus here is on ensuring that buildings’ ongoing operations and 

management are resource-efficient and environmentally responsible, 

with long-term sustainability goals embedded in day-to-day 

operational policies and plans. 

He says L2D has taken the lead among commercial property owners 

in South Africa to embrace sustainability, guided by the principle 

that its investors and stakeholders expect and trust the company to 

operate and grow its business in a responsible, sustainable manner. 

Sustainability for the company has therefore been embedded into its 

business strategy for the following compelling reasons: 

Firstly, because being a responsible business is at the heart of the 

company’s purpose, L2D has to ensure that it champions sustainable 

environments that benefit current and generations to come. This 

is guiding the implementation of its commitment to achieve a Net 

Zero target by 2030 which will be achieved through Good Spaces; 

secondly, given the rapidly escalating energy costs which will in the 

future be followed by rising water and waste costs will follow suite, 

it only makes a compelling financial investment in sustainability 

initiatives; and lastly, the company needs to ensure reliability of 

energy and water supplies given concerns about reliability of supplies 

going into the future. 

“Globally and in South Africa, sustainability is becoming increasingly 

important for investors when making capital allocation decisions. 

In this regard, the principles guiding capital allocation are 

experiencing a dramatic shift, and investors are now balancing 

between financial returns and good governance, social 

responsiveness and sustainability,” says Unsted. 

“ 

ensuring that we implement green 

building practices has several 

benefits for investors 

” 

“With this in mind, ensuring that we implement green building 

practices has several benefits for investors including attracting and 

retaining tenants, thus assuring investors of predictable returns, 

a reduction of costs, improved efficiencies and sustainability of 

operations which reduce investment risk thus making L2D a more 

attractive and sustainable investment,” he says. 

Unsted says because many companies are making it a non-negotiable 

requirement only to lease or occupy green certified buildings, L2D’s 

approach to achieve green-building ratings gives us a competitive 

advantage when it comes to tenant retention. Already, there is 

pressure mounting on organisations to embrace sustainability, as 

evidenced by the increased focus on ESG reporting particularly 

during the past three years. The “E” component means that 

organisations have pressure to report on what they are doing, where 

they are investing, and what targets and commitments they are 

making. 

“It is for this reason that many companies now want to occupy 

“green” certified buildings, which means they have a focus on 

sustainability, simply because for a start, it is a non-negotiable 

imperative for many and usually a board directive; and the other 

being that it can assist in reducing operating costs of that business 

due to better efficiencies of the building. We expect that this growing 

trend of only occupying “green” certified buildings will improve 

occupancy rates and potentially achieve higher rental rates in “green” 

buildings. Ultimately, this will enable landlords with green certified 

buildings to both attract and retain tenants better than non-certified 

buildings,” says Unsted. 

Going forward, Unsted says L2D sees green buildings as an 

opportunity to use its resources more efficiently and address climate 

change while creating healthier and more productive environments 

for tenants, shoppers and communities. “Through our strategic 

building block Good Spaces, which aims to minimise the impact of 

our assets on the environment, we have various initiatives in place 

to reduce our impact, contributing to our green building strategy,” 

he concludes. 


www.liberty2degrees.co.za 

+27 11 358 9145

INSIGHT 

INSIGHT 

PROUDLY TAKING 

TRANSFORMING 

TOMORROW 

with the revised Green Star 

New Buildings rating tool 

FORWARD 

After many months of localisation by a dedicated voluntary team of 

professionals and specialists, the revised Green Star New Buildings 

Rating Tool (New Build V2) is entering a final stage of technical 

development. We take a look at what the new version brings to the 

green building arena. 

WORDS Melinda Hardisty 



21

INSIGHT 

INSIGHT 

As time ticks on towards target dates and 

sustainability goals that aim to slow the planet’s 

decline, and as building technologies improve, 

old benchmarks of building efficiency and 

sustainability have become outdated. Best practices, and 

the certifications that standardise them, need to continue to 

push boundaries so that the built environment is compelled 

to achieve better and better levels of performance. 

To that end, the process of assembling a task force 

to analyse and improve the existing GBCSA Green Star 

New Buildings tool began in late 2021. Dash Coville, 

who was involved in the development of the POSITIVE 

section, has recently joined GBCSA full time and will be 

overseeing the ongoing work on the new version. A team 

of industry professionals was assembled to work on each 

of the eight categories of the new tool from early 2022. 

REDEFINING GREEN BUILDINGS 

The New Build V2 is aimed at “Transforming Tomorrow” 

because it ensures that the property sectors definition of a 

green building is ambitious, relevant and effective. Global 

sustainability mega-trends and a broader scope inform 

the new tool, as well as alignment with Environmental, 

Social and Governance (ESG) requirements. GBCSA’s 

head of technical, Georgina Smit, is incredibly excited 

about this industry development: “We are delighted to 

A key priority for tool development 

is always to collaborate with industry 

and obtain feedback. 

The New Build V2 

Task Force members. 

support such a transformative update and believe that 

this will provide a useful framework to orientate solutions 

and positive outcomes in a way that moves the property 

sector to ambitious new frontiers.” 

WHAT WILL BE TRANSFORMED? 

There are several updates to this tool that are going to 

shake things up. Some key highlights include: 

- One tool for all building typologies, allowing for 

ease of application. 

- Several minimum thresholds that all buildings must 

adhere to, to establish a consistent baseline for all 

green buildings. 

- An entire new category dedicated to resilience and 

how buildings need to consider their role in future 

climate change. 

- All buildings must have a net-zero action plan to 

consider how they can reach the net zero 2030 goals. 

- Upfront embodied carbon emissions associated 

with a building’s structural and architectural design 

must be considered. 

- A category focusing on people, to respond to 

the requirement for improved socio-economic 

considerations within construction and design 

processes. 

GREEN BUILDINGS FOR THE FUTURE 

“We want to ensure that this new tool sends a clear 

message to industry about what the minimum standard 

is for a green building,” explains Smit. She goes on 

to elaborate that it has purposefully been updated to 

be very outcomes focused. “I think because this tool 

has several minimum requirements, it can provide a 

clear message to the market that any Green Star rated 

building has been designed and built to perform well, 

provide healthy spaces, be responsibly managed and not 

significantly harm our ecological systems.” 

INDUSTRTY COLLABORATION 

A key priority for tool development is always to collaborate 

with industry and obtain feedback. This ensures that 

the tools are robust, practical and that they have been 

scrutinised by different stakeholders within industry. 

The bones of the tool structure were developed by 

the Green Building Council of Australia (GBCA), but 

this needed to be adjusted and contextualised to suit 

South African requirements. Local stakeholders were 

asked to give feedback on the tool, and other tools 

were also utilised as precedent. A development team 

was structured to work on the tool, comprising largely 

of industry professionals who gave of their time and 

expertise on a voluntary basis. 

Then there were task teams set for each of the different 

categories. These team members were selected from a pool 

of applicants who expressed interest in the call put out by 

the GBCSA. These “subject matter experts” were selected 

and then assigned to the category that best suited their 

area of expertise. From each group, a market leader was 

selected to be the task force director for that category, 

and they were tasked with leading the team throughout 

the development process. 

THE ROAD THIS FAR 

GBCSA was established in 2007, with the first Green Star rating tool (Office V1) launched in 2008 and the 

first building certified in 2009. Since then tools have been developed for other typologies, including; Retail, 

Multi-Unit Residential, Public and Education, Existing Building Performance (EBP), Interiors, Precincts and 

Net Zero. Each iteration of a tool aims to increase the requirements, pushing buildings to better levels of 

performance and sustainability. All the tools are adapted to be specific to the South African environment, 

industry requirements and context in general, making them different to other rating tools available around 

the world. 

The New Build Version 2 tool looks to combine the existing New Build tools into a single, clear tool that 

can be used on all new building projects. As always, GBCSA aims to create tools that are affordable and 

flexible, enabling them to be more widely utilised, while still maintaining the highest global standards and 

best practice. 

New Build V2 categories: unpacking 

the impact focus areas of the new tool 

RESPONSIBLE 

Category aim: The RESPONSIBLE 

category recognises activities 

that establish that a building has 

been designed, procured, built 

and handed over in a responsible 

manner. 

Category director: André Harms, 

Sustainability Engineer and Founder 

of Ecolution 

Key changes from V1: This category builds on the old 

Management category but advances the requirements 

significantly, pushing buildings to be higher performing 

and responsibly procured. 

Comment from the category lead and/or GBCSA 

Harms highlights that there is an increased uptake of 

sound practices. This section aims to prepare buildings 

to be sustainably operated, equip operations teams to 

optimise operational performance and advance circular 

economy principles. 

HEALTHY 

Category aim: The HEALTHY 

category looks at the physical 

and mental wellbeing of the 

occupants and users of a 

building. 

Category director: Annelide 

Sherratt, Head: Green Building 

Certifications at Solid Green 

Key changes from V1: This category builds on the old 

Indoor Air Quality category. The credits now look at 

clean air, light quality, functional acoustics and comfort, 

exposure to toxins, amenity comfort and active buildings, 

connection to nature as well as thermal comfort. 


“Drivers for this section include studies that conclusively 

show how user health and comfort can improve performance 

and productivity and reduce absenteeism, meaning there 

is realistic data available to businesses to prove there are 

tangible returns on investment in this area,” says Sherratt. 

RESILIENT 

Category aim: Future planning 

scenarios look at current and 

anticipated climate events 

as well as other global 

upheavals. Credits are 

earned in four categories: 

climate change, operations, 

social and heat resilience. 

This category carries all 

the other categories as these 

credits are interconnected with 

almost every aspect of a building. The Climate Change 

section requires both the analysis and understanding 

of future climate events, as well as a plan to mitigate 

them. Operations Resilience looks at potential “shocks”, 

like pandemics, attacks and critical infrastructure 

failure. Social Resilience explores the potential risks 

that may be faced by the community in and around the 

building. Finally, Heat Resilience largely looks at the 

building fabric and aims to reduce its impact on the heat 

island effect. 

Category director: Jutta Berns, Director at Ecocentric 

Key changes from V1: This version is a new category. 


Berns explains that this is the smallest category but an 

important one that speaks to “designing and operating 

buildings in the face of an uncertain and unpredictable 

future, where extreme shocks and chronic events may 

well upend what we have hoped to achieve”. 

22 POSITIVE IMPACT ISSUE 22 


23

INSIGHT 

INSIGHT 

PEOPLE 

Category aim: This category 

encourages solutions that 

address the social health of 

the community by bringing a 

new dimension to the design 

and construction of buildings. 

It recognises the multitude 

of people who are involved in 

the delivery and occupation of a 

building and rewards the design team 

and builder’s internal practices that promote diversity, equity 

and inclusion; facilitate local economic development and 

equitable growth of priority groups; and encourage buildings 

to be more accessible to a diverse population and welcoming 

to their needs. 

LEADERSHIP 

Category aim: This 

category recognises 

the use of innovative 

practices, processes and 

strategies that promote 

achievements beyond the 

scope of the rating tool 

as released and that drive 

market transformation. This may 

include meeting the aims of a credit 

using a technology that is considered innovative to 

South Africa’s market or implementing an initiative that 

substantially contributes to the market transformation 

towards a climate positive development. 

POSITIVE 

Category aim: This category 

encompasses credits that 

relate to carbon, as well as 

energy and water use. 

Category director: Francois 

Retief, Founder of Sow and 

Reap Green Building Solutions 

Key changes from V1: This category combines aspects 

of the old Energy, Water, and Materials categories, but 

there is now a greater focus on embodied carbon. This 

category uses a tool that will allow project teams to begin 

quantifying upfront carbon emissions. It promotes low 

carbon construction solutions far beyond the current 

tool’s focus on concrete and steel as the main offenders. 

There is an emphasis on performance-based targets that 

are calculated and their impacts quantified, as opposed 

to providing prescriptive measures to implement. 

Retief explains that the performance focus simplifies 

the certification process while also driving high levels 

of performance. The methodologies used aim to narrow 

the gap between design and real-world performance 

using calculators which will give closer predictions and 

also be able to compare actual operational figures to the 

design model outputs. 


“The POSITIVE category, as the name suggests, aims to 

move the conversation from ‘doing less bad’, to developing 

buildings with a positive, regenerative impact; buildings 

that work alongside nature and its elements, as well as the 

people they serve,” says Retief. 

It is a more holistic tool which 

takes a more integrated and 

systems approach to buildings 

within their environment. 

PLACES 

Category aim: PLACES 

includes four credits; 

Contribution to Place, 

Identity of Place, Movement 

and Connectivity as well as 

Safer Spaces. Contribution 

to Place explores placemaking 

and the formation of 

the city scape. It explores how to 

create interactive and communitybuilding 

spaces supported with an appropriate activation 

strategy that will inform any future tenants/owners how 

the spaces can be used most effectively to build social 

cohesion. 

Movement and Connectivity encourages occupants 

and visitors to use low carbon, active and public 

transport options instead of private vehicles. Culture, 

Heritage and Identity explores and finds ways to reflect 

local culture, heritage and identities of different people 

groups and community members who relate to the 

specific site. Finally, the building should contribute to 

the creation of safer spaces for the community. 

Category director: Adrie Fourie, Head of Sustainable 

Cities and Research at Solid Green 

Key changes from V1: The PLACES category is new 

with this version, but incorporates a lot of content 

from the old Transport category into its Movement 

and Connectivity section. 


Fourie explains that this category calls for an integrated 

design approach that responds better to specific 

locational context drivers and places people at the 

core of the design. 

Category director: Michelle Ludwig, Founder of Ludwig 

Design Consulting 

Key changes from V1: The PEOPLE category is largely new 

with this version release, but it overlaps with some content 

from the old Indoor Environment Quality and Materials 

categories. The credits within this category are Inclusive 

Practices, Economic Development, Empowerment and 

Social Equity as well as Design for Inclusion. 


“Green buildings in South Africa must support socioeconomic 

development,” says Georgina Smit, head of 

technical at GBCSA. 

Category director: Not applicable 

Key Changes from V1: This is a new category that 

doesn’t dictate specific credits but rather rewards 

innovation in whatever forms it takes. 


Through the new tool we aim to “recognise and 

reward excellence and leadership in this field in 

both the private and public sector,” explains Dash 

Coville, technical manager for special projects 

at GBCSA. 

NATURE 

Category aim: This category aims to shift the building industry from being an historical 

destroyer of natural ecosystems to one that is integrative, resilient and regenerative 

of local indigenous ecosystems. 

Category director: Mike Aldous, Technical Principal at MPAMOT 

Key changes from V1: This category expands on the old Land Use And Ecology, and 

Emissions categories, but is more specific in the areas it addresses and requires more 

stringent measures to comply. The credits in this category address Impacts on Nature, 

Ecological Regeneration, Nature Connectivity, Nature Stewardship and Waterway protection. 


Aldous explains that it is important to remember, “Built and Environment are not mutually exclusive concepts, the 

Nature category looks to redefine the interaction and blur the boundary.” 


25

INSIGHT 

THERMAL 

INSULATION 

BUILDINGS 

MAKING THE WORLD 

A BETTER HOME 

Isover cares about building better 

for people and the planet by offering 

insulation solutions for buildings and 

equipment that deliver sustainability and 

performance. 

ACOUSTIC 

INSULATION 

INDUSTRY 

FUNDING THE FUTURE 

Until recently, the entire development process for this 

version has been undertaken without a budget. All the 

professionals and experts involved in the development 

did so on a voluntary basis. Recently, however, Balwin 

Properties has come on board as the main sponsor of 

the revised tool. Smit highlights that this funding is 

invaluable, especially for the process of developing 

the complex calculation tools that will be required in 

some of the categories.“We are grateful for the bold 

sponsorship and support from Balwin, without which the 

tool development and finalisation would not be possible,” 

Smit attests. 

IMPACT ON THE INDUSTRY 

Coville explains that the new version of the tool will have a 

significant impact on existing and aspiring green building 

owners and the industry at large. “The certification process 

will be easier, more cost effective, and faster to allow 

smaller and more mainstream projects to achieve Green 

Star ratings, while also maintaining the prestige and robust 

nature of the tool,” he says. 

meeting the targets set out in the design. The coming 

months of development through the pilot phase promise 

to refine and deliver a tool that will be intrinsic to meeting 

South Africa’s 2030 targets for sustainability. 

Berns, who was also on the steering committee, is 

delighted about the new version as “it is a more holistic 

tool which takes a more integrated and systems approach 

to buildings within their environment and considers their 

resilience to climate change in design, construction and 

operations. It is a giant step in the right direction.” 

An early version of the tool is expected to be released 

on a pilot basis in the last quarter of 2023. During the 

pilot phase, which is expected to take about two years, 

the tool will be tested on real world projects in order 

to be further refined. 

Green buildings in South Africa must 

support socio-economic development. 

Isover manufactures thermal and acoustic 

insulation solutions and supports the 

energy efficiency requirements of SANS 

10400-XA Ed:2 

Tel: 0860 ISOVER (476837) 

isover.co.za 

EFFECTIVE 

FIRE PROTECTION 

HVAC 

ONWARDS TO RELEASE 

The revisions will not only push requirements beyond what 

they have been thus far, but it will also be a more universal 

tool. Harms alludes to this when he says he is “excited to 

see the transformation of even more green and regenerative 

buildings of all shapes and sizes in South Africa and the 

rest of the continent.” The goal is also to eventually phase 

out the old “Design Rating” certification (except in a 

temporary form to be used for marketing or fund-raising), 

replacing it with only an As-Built version. This goes further 

to confirming that the constructed buildings are actually 

CALLING ALL SUSTAINABILITY PIONEERS 

“We are looking for projects to pilot this tool,” explains Smit. 

GBCSA encourages and invites any stakeholders currently 

planning a new build project to consider embarking on this 

pioneering industry journey with them by piloting this tool 

on their project. GBCSA is able to support this process and 

will allow the current tools to also be used concurrently. 

“Please let us know if you are interested in joining this 

industry initiative, and to be part of writing the next chapter 

of green building history,” concludes Smit. 


PROJECT 

PROJECT 

The 

WINNING 

EDGE 

When Julius Caesar crossed the Rubicon River, it changed Rome’s 

future. Sustainable technology company Rubicon recently moved 

into its 9 382sqm new headquarters, developed by property 

investor Atterbury. With state-of-the-art green features leading 

to an almost 40% energy saving, this project also represents a 

threshold moment in taking sustainable building principles to 

a level where there’s simply no looking back. 

WORDS Nicole Cameron 



29

PROJECT 

Located in Richmond Park in Milnerton, Cape 

Town, Rubicon’s new headquarters combines 

its operations, which were previously spread 

across six different locations, into one customdesigned 

multi-million-rand facility that includes a 

7 532sqm warehouse and 1 780sqm of offices incorporating 

a 521sqm showroom. Positioned among blue-chip 

neighbours, including the new Takealot pickup point 

and distribution facility, the company’s new business base 

benefits from great exposure and also provides flexibility 

to accommodate future growth. 

Underlying the building’s elegant façade is a highly 

energy-efficient design. Its envelope is sculpted to 

minimise heat gain and loss by considering space planning, 

window-wall ratios and insulation. Adding to its green 

design benefits, the building uses effective systems for 

its operation. Working together with sustainable building 

consultancy ecocentric, the building was designed to 

qualify for an EDGE Advanced Certification, a tool 

developed by the International Finance Corporation 

(IFC) to provide quantifiable and scaleable green building 

standards through a user-friendly online software 

platform. GBCSA has partnered with IFC to facilitate 

certification using the EDGE tool in Africa. 

GIVING IT THE EDGE 

“For a building to qualify for EDGE Advanced Certification, 

it needs to achieve a minimum of 40% savings in energy, 

and 20% in water and materials,” says Iphendule Ndzipho, 

architectural and sustainability consultant at ecocentric. 

“This goes beyond the 20% in all three categories that is 

required for the Standard Certification.” 

The approximate saving of 40% in energy is just one 

element where the development breaks new ground. 

“With regards to energy, the ‘big ticket’ items that pushed 

the project to qualify for EDGE Advanced include lowwattage 

LED lights, a high-efficiency HVAC system and 

solar PV panels,” says Ndzipho. “The fact that around 

40% of the building’s annual energy use will be renewable 

energy is fantastic, as this measure will significantly 

reduce the utilities cost.” 

Johann Prinsloo, development manager at Atterbury, 

adds that the PV system, which covers a significant portion 

of the building’s extensive rooftop has been specifically 

designed to match the energy consumption of the building, 

ensuring that most of the solar power is consumed by it. 

“Surplus solar energy is charged into a central battery that 

can power the building at night or during loadshedding 

events,” he says. “Rubicon was proud to be able to supply 

all the major components of the PV system from within 

its own basket of products.” 

BACK TO BASICS 

“The features that have achieved this significant result 

are relatively ‘simple’, and yet yield extremely positive 

results. The lesson is that achieving sustainability is not 

all that complicated,” says Ndzipho. “And yet, it must 

be stated that working with a developer like Atterbury, 

where sustainability principles are already deeply 

entrenched, makes the process smooth and seem easier 

than it would be otherwise.” 

The water saving percentage of 20% can be attributed 

to a rooftop rainwater harvesting system, where a 

significant portion of the total roof area is designed to 

Rubicon is proud to be 

leading the way in contributing 

towards a more sustainable, 

technology-driven future. 


31

“Meester 

Bouers 

Kompanjie” 

a company of 

master builders 

We are a relationship focussed 

practice with traditional architectural 

values aiming to make excellent 

buildings in excellent company. 

Our skills are advanced in industrial/ 

logistics, mixed use, and retail 

architecture and we are very proudly 

associated as architects and principal 

agent of the Rubicon project. 

catch rainwater, together with low-flush toilets and flow 

rate restrictors for some of the taps. To not compromise 

water pressure, the restrictors used were aerators. “Once 

again, something like an aerator is not expensive to install, 

I recall one can be purchased for approximately R42, an 

inconsequential amount and yet extremely effective,” 

says Ndzipho. 

The third component making up the EDGE Advanced 

Certification relates to materials savings. The Rubicon 

building achieved a 30% saving, with beneficial features 

including the presence of steel rebar in some of the slabs, 

which helped reduce the embodied carbon content of the 

concrete; an 84% concrete finish and 16% nylon carpet 

when it came to floor finish, and Glass wool insulation. 

“The flooring and insulation choices are significant. If, 

for example, we were to replace the concrete floor finish 

with various types of tiles and/or vinyl flooring, or make 

the flooring 100% nylon carpet, the numbers would drop 

drastically and the materials tab would go from 30% to 10%,” 

says Ndzipho. “Similarly, the type of roof insulation really 

matters – a wood wool insulation, for example, would drop 

the materials tab from 30% to 17%. The team did well on 

the basis of choosing the most beneficial type.” 

THE EDGE TOOL 

EDGE (Excellence in Design for Greater Efficiencies) is 

a free software, a green building standard and an 

international green building certification. Reasons to 

consider this tool for your building include: 

Cost calculator. The tool helps select the best options 

for sustainable building and estimates the incremental 

costs thereof. 

Resource efficiency. The certification focuses on 

energy, water and embodied energy in materials for a 

quantitative approach. 

Bio-climatic modelling. Information is location-specific 

with climate and lifestyle data for thousands of cities. 

Streamlined process. A shorter certification workflow 

saves you time, with most required documentation already 

on hand. 

Green finance. EDGE is aligned with international green 

finance standards. 

International acclaim. Integration of the EDGE brand 

into your marketing efforts distinguishes your projects 

and carries global prestige. 

PROJECT 

E: rohan@mbka.co.za 

La Gratitude Herehuis 

95 Dorp Street, Stellenbosch 7600 

SUSTAINABILITY 

BEYOND THE 

EXPECTED 

Enabling sustainable construction with 

breakthrough innovations 

From optimizing energy and material efficiency to 

reducing waste and CO2 emissions, we focus on 

developing innovative solutions that make buildings 

more sustainable, extend their life cycle, and advance 

the circular economy. This turns cities into more 

attractive living environments for all of us, today and 

tomorrow. 

MAKING THE MIX WORK 

Richmond Park is a new multi-billion-rand mixed-use development situated in Milnerton, Cape Town.. 

• It is serviced by two major arterial routes, the N7 highway and Plattekloof Road (M14), ensuring convenient access to 

the N1 highway, Cape Town port, CBD and airport. 

• Extensive road upgrades, include, inter alia, the dualling of Plattekloof Road from the N7 Eastern Terminal to the N1 

and the dualling of Tygerberg Valley Road from Plattekloof Road to the entrance of the Park. 

• Easy access to public transport: taxi, train and MyCiti bus. Chempet train station is situated 5km away. 

• Fibre optic infrastructure allows for integration with tenant’s Internet service provider of choice. 

• Eskom provides the power supply, resulting in savings in consumption charges if compared to other utility suppliers. 

Call us for more info: 

031 792 6500 

www.sika.co.za 


33

PROJECT 

BRINGING A VISION TO LIFE 

“We set out to create a world-class facility that celebrates 

sustainability, and together with Atterbury and other 

key project partners, we’ve achieved just that. Our 

Group headquarters is monitored through a building 

management system (BMS) which enables a live view 

of the performance and savings of various integrated 

services – just one of the features we’re showcasing in 

our new state-of-the-art showroom. Rubicon is proud 

to be leading the way in contributing towards a more 

sustainable, technology-driven future,” says Rick Basson, 

CEO of Rubicon. 

Prinsloo adds that they were incredibly proud to deliver 

this new facility to Rubicon. “It has been a pleasure 

working with the Rubicon team on this tailormade 

The fact that the Rubicon building 

has achieved an approximate 

saving of 60% in energy is just one 

element where the development 

breaks new ground. 

property and we have built great relationships during this 

project. We are pleased to bring the vision for Rubicon’s 

headquarters to life with this building, where they can 

meet all their business needs for the region under one 

roof,” he concludes. 

RUBICON, RICHMOND PARK, CAPE TOWN 

RLB was involved in the development of a 

new 9,300m² distribution and office facility 

to consolidate sustainable technology 

company, Rubicon, into new headquarters 

in Richmond Park, Milnerton, Cape Town. 

The new headquarters benefits from 

boosting brand awareness due to the 

exposure Richmond Park provides with 

its accessibility along upgraded access 

from both N1 and N7 highways. The 

facility combines Rubicon’s operations, 

currently dispersed across six different 

sites within Cape Town, into a tailor-made, 

multi-million-rand facility that includes a 

7,900m² warehouse and a 1,400m² office, 

incorporating a 250m² showroom with an 

option to expand a further 1,200m 2 . 

RLB provided full quantity surveying 

services for this unique project. 

Director responsible: Martin Meinesz +27 21 418 9977 

www.rlb.com 


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PROJECT 

PROJECT 

Changing 

the face of 

GREEN 

DESIGN 

First Capital Bank is celebrating its 10th year in business with 

a first for Zambia: the company is constructing a 5-Star Green 

Star rated building – the first GBCSA rating in the country. 

WORDS Marlinée Fouché IMAGES Paul Munnik Architects 

in Zambia 



39

PROJECT 

PROJECT 


Location: Lusaka, Zambia 

Green Star rating: 5-Star Green Star – Office Design v1.1 

Type of building: Office 

Project dates: Certified November 2022 

Project size: 3 820m 2 total gross floor area 

A 

new building is rising in Lusaka, and it’s not 

the usual type of glitzy office block one usually 

finds here. It’s a relatively small building with 

two wings, each consisting of three floors and 

a shared lower-ground parking level. Regardless of size, 

its influence has already been exerted and may transform 

the face of green building design in Zambia. 

First Capital Bank’s FCB new-fangled head office is 

the first in the country to receive a Green Star rating 

from GBCSA. According to Patience Mutale, chief 

transformation officer, it flows from the company’s desire 

to make a difference in the environment by influencing 

the future of construction. 

The initial plan wasn’t the construction of a green-rated 

building, but when the new CEO, Edward Marks, stepped 

in a couple of years back, things changed. “As we evolved 

over the past 10 years more information around being 

environmentally friendly started coming through,” says 

Mutale. “With the new management, he believed we can 

also play a role in this space and contribute to improving 

the environment that we operate in.” 

The rest is history. 

The original design was drawn up by Paul Munnik, from 

Paul Munnik Architects in Botswana, and it was also he 

who made the necessary adjustments. “What we have tried 

to do is build a cost-effective, simple building with good 

passive design principles. In Lusaka, the tendency is to go 

for flash – buildings that have an impact, that are striking, 

and have features like full-glass façades. Features that, I 

believe, are not particularly environmentally friendly and 

are just there for the sake of image, rather than dealing 

with practical elements.” 

Kagiso Sebetso from Time Projects, describes Munnik’s 

continued involvement as invaluable. “We worked with 

him for decades in Botswana as well, and he has always 

aimed for a green design. If some of his buildings were to 

get rated, they would come close, because sustainability 

is always at the core of his design. It’s a great advantage 

because we didn’t have to start from scratch.” 

Munnik wanted to maintain the same look and feel to 

the building, as the one he designed for FCB in Botswana. 

“We generally try to work and design towards a green 

star accreditation in any event, so we really didn’t have to 

make too many changes to our original design,” Munnik 

says. “My primary concern is the passive energy aspect of 

a design, so orientation, treatment of façades on various 

orientations, looking very carefully at west façades and how 

to deal with them – eliminate heat gain while maintaining 

natural light quality.” 

One of the biggest adjustments to the design was the 

addition of solar panels to reach a 5-Star Green Star rating. 

“There wasn’t an initial requirement for photovoltaic (PV) 

panels, so the roof design was changed to accommodate 

the panels at a sensible orientation, without affecting the 

look and feel of the building.” The initial double-pitched 

roof was changed to a mono-pitched one to house the 

92kWp PV system with an estimated annual production 

of 156MWh. 

Along with this, the fresh air system had to be upgraded 

to accommodate an increased occupancy. The design 

attempts to strengthen the occupants’ relationship with the 

outdoors, by allowing them to open windows rather than 

switching on the aircon. “It’s about creating a moderated 

environment that is comfortable for everybody. It’s about 

balancing temperatures and creating a comfortable 

environment, that people can individually adjust and 

modulate.” For this reason, Munnik chose not to design a 

completely controlled environment, he designed one where 

the use of natural ventilation is encouraged. 

Air quality is further enhanced using low VOC materials 

across the board. To bring down the energy consumption of 

the building, lighting zoning is applied to both open-plan 

and individual offices, and the lighting density is lower 

than typical levels. 

The building is conveniently situated on the edge of the 

city, near commercial amenities and residential buildings, 

and is being constructed on a site previously used as a 

parking lot. Along with this, the trees on the parameter 

of the site could be preserved. “The majority of those 

trees are well cultivated, and although the building is still 

under construction, it gives the building a presence of 

You get the sense that this is a building 

where you would really feel welcome. 

To maximise daylight and minimise heat gain, a series 

of vertical and horizontal elements were designed to 

create shading on the glass-glazed façades. 

establishment and also offer shading” says Munnik. In the 

end, the landscape amounts to less than one percent of 

the site, meaning less water will be used for irrigation. 

Non-potable water will also be used for landscaping 

purposes, and inside flow rates are managed with water 

efficient fittings. To supplement municipal water, rainwater 

will be harvested and treated. 

Sebetso says the contractors, designer and the clients 

have committed to a building tuning contract, which 

includes regular inspections of the respective services and 

to provide consistent reports to monitor the efficiency of 

the respective services. Munnik echoes this sentiment, 

“I am there at least once a month, and the council is very 

involved. More so than I have experienced in Botswana 

and South Africa, which I think is very positive. There’s 

an education process there as well.” 

Everyone is talking about the use of fly ash. (Fly ash 

is a byproduct of coal-fired electric generating plants.) 

“I don’t think anybody has used fly ash in concrete in 

Zambia ever before,” Munnik shares. “They thought we 

had rocks in our head when we said we wanted concrete 

mixed with as much fly ash in it as we can possibly get!” 

Awareness and curiosity among their 

new neighbours is growing, holding 

them accountable for their actions. 

Firsts like this are challenging, but FCB believes it helps 

to usher in change through the value chain, says Mutale. 

“Today, somebody did not know about fly ash, the next 

day somebody will see it as a new economic opportunity, 

and then it starts to expand.” 

A lot of care is taken during the construction phase 

to ensure that the bulk earth work or whatever earth is 

excavated, is either re-used on the construction or at 

another site. The target is to divert at least 70% of the waste 

from landfill, and according to Sebetso, they get regular 

proof: “Every month or so we get pictures of what the guys 

are actually doing with the material or with the waste and 

how they are re-using it.” The design also provides facilities 

where clients can store waste from recycling. 

“I think when people experience the building, or just 

The new head office for First Capital Bank is the first in 

Zambia to have a 5-Star Green Star rating with GBCSA. 

A lot of care was taken during the construction phase to 

ensure that the bulk earth work was re-used on the site. 



41

PROJECT 

Environmental Consultants, Consulting Engineers and Project Managers 

the site itself – the way that we have designed the access 

and the way it links to the surrounding street networks, 

invites people to the building, and will invite people to 

ask questions about it as well,” says Sebetso. 

Mutale also pays frequent visits to the site. “You get the 

sense that this is a building where you would really feel 

welcome. This feels like a place where the light is going 

to be enough.” The goal is to maximise daylight, while 

providing glare control. According to Sebetso, modelling 

was done to optimise daylight and where not too much 

energy is needed to cool the space from heat gains that 

come from daylight. This includes occupant-controlled 

daylight glare, and a series of vertical and horizontal 

elements to create shading on the glass-glazed façades. 

“This particular site is really well orientated,” says Munnik, 

“which makes it a lot easier to manage the heat gain and 

natural lights, and to deal with the passive shading aspect 

of the façades.” 

A lot of thought also went into the parking space. “I 

know that Africa is taking a little bit longer to catch up 

on hybrid vehicles, but we tried to design the parking 

space in a way that makes people think about it for the 

future,” says Sebetso. The final building will have dedicated, 

convenient parking bays for hybrid vehicles and for those 

who carpool to work. A cyclist facility and showers also 

form part of the design, and Sebetos believes this too can 

usher in change. “When you walk around in Lusaka, a lot 

of people are walking, so I think they’re open to other 

Access to the building, and how it links with the street 

networks surrounding it, invites people in to the building. 

We are trailblazers, and it is 

something to be proud of. 

means of getting to work apart from driving. Their traffic 

is insane, often causing public transport to be unreliable.” 

The rating includes three innovation points for financial 

transparency towards the GBCSA, the fact that this is the 

first 5-Star Green Star rated building in Zambia – and the 

training of the entire project team. 

Mutale mentions that awareness and curiosity among 

their new neighbours is growing, holding them accountable 

for their actions now and after construction. For this to 

happen, the end users cannot go back to their conventional 

ways, and that is why a user guide has been created. “It’s 

a PDF document that’s not too technical,” Sebetso says, 

“so that anybody from any industry can understand it. 

It’s in basic language, and provides simple diagrams that 

people can understand, even if they don’t have a building 

or engineering background.” 

It is expected that construction will be completed in 

the middle of the year, after which further ratings may be 

pursued and FCB’s employees are ready to go all the way. 

“We are trailblazers,” adds Mutale, “and it is something 

to be proud of. It’s really to begin to derive the benefits 

of what this certification means to us as a business, and 

also for the community.” 

After construction, preferential parking will be given to electric 

and hybrid vehicles as well as those using carpools to get to work. 


DH Engineering Consultants is a Zambian based 

Engineering Consultancy firm providing Engineering 

Design, Supervision and Project Management Services 

countrywide. The firm has over 20 years experience 

and all Engineers are Registered with the Zambian 

Engineers Registration Board. 

The firm specialises in the design and supervision of 

Mechanical, Electrical and Plumbing Building Services, 

Fire Fighting Systems, and Petroleum Installations 

across all sectors of commerce, industry, agriculture 

and public infrastructure. 

The firm also provides Environmental Consultancy 

Services such as the preparation of Environmental 

Impact Assessments and Site Health and Safety Audits. 

Motswere - Prime Plaza ll 

MOTSWERE - PRIME PLAZA II 

Motswere Prime Plaza II, Plot 54359, CBD Gaborone 

5 Star Green Star – Office Design v1.1 

Motswere Prime Plaza II is an A-grade office space with three floors and two basement parking levels, making up a 

total floor area of 2 780m². It is the first phase of the upcoming office buildings in Prime Plaza II and is named after the 

I development and will consist of four commercial buildings in total. 

First Capital Bank, Lusaka 

stunning Leadwood Combretum trees that will still inhabit this piece of land. PPII is an addition to the existing Prime Plaza 

Sustainable building 

features include: 

Building tuning of the mechanical, 

electrical, wet services and irrigation 

services. 

Waste management during the 

construction phase as well as 

provision of recycling facilities for the 

operations phase. 

lighting power density, along with 

lighting zoning controls. 

Project team: 

AFRICA 

Botswana 

Building users being provided with 

a building users’ guide to help them 

maximise on the sustainable building 

features. 

Office Design v1.1 

5 Star Rating 

South African Excellence 

CERTIFIED MAY 2021 

Provision of preferential parking 

for fuel efficient transport and has 

cyclists’ facilities for building users as 

The use of a 132 kWp solar PV system 

with an estimated annual production 

of 234 MWh. 

well as visitors. 

Maximising on daylight while 

FIRST 

providing 

CAPITAL 

daylight glare control. 

BANK, LUSAKA 

Water efficiency achieved using 

low flush rate sanitaryware and use 

Corner Use of low Church VOC materials. Road and Chilubu Road, Fairview, Lusaka 

of non-potable water in the irrigation 

5 Star Low Green electric lighting Star levels and – low Office Design system. v1.1 

AFRICA 

Zambia 

The First Capital Bank head office is an A-grade office space with two wings, each of which has 3 floors and a shared lower 

totaL PointS: 

64 

category ScoreS: 

MANAGEMENT 

INDOOR ENVIRONMENTAL QUALITY 

OWNER 

MECHANICAL ENGINEER MAIN CONTRACTOR OCCUPANTIONAL HEALTH 

Primetime ground parking Holdings level. The GFA Ascend of the building Consulting is 3,820m². Engineers Red East Construction & SAFTEY MANAGER 

FLoor areaS: 

Time Projects is setting 

Red East 

a 

Construction 

ACCREDITED 

QUANTITY SURVEYORS PROJECT MANAGER new benchmark for green 

PROFFESSIONAL 

MLC Cost Consultants 

Time Projects Botswana LANDSCAPE 

TOTAL GROSS 

Solid Green Consulting 

MANAGEMENT COMPANY 

FLOOR AREA 

STRUCTURAL ENGINEERS ENVIRONMENTAL 

Blooms 

building ARCHITECT 

ADA practices Consulting Engineers by leading the way in green star 

(GFA): CATEGORY 2,780 SCORES: m2 

CONSULTANT 

Paul Munnik Architects 

Loci Environmental 

TOTAL 

Sustainable building SUSTAINABLE BUILDING 

COMMERCIAL 

ELECTRICAL features include: ENGINEER CONSULTANT 

FACILITIES MANAGEMENT 

OFFICE AREA: MANAGEMENT n/a 

AR Edwards & Associates Solid Green 

COMPANY 

certifications. A Time first, Projects Botswana for both Botswana CAR and Zambia. 

LIFT Building SPECIALIST tuning of the mechanical, WET SERVICESBuilding users being provided with 

PARKING 

AR Edwards & Associates Paul Munnik Architects 

AREA: INDOOR ENVIRONMENTAL 8,100 QUALITY m 

Leading the charge with three 5-Star Green Star 2 

electrical, wet services and lift 


services. 


ratings 

features. 

ENERGY 




and provision of a recycling Net facilities for the Zero for fuel efficient Carbon transport and cyclists’ rating. 

TRANSPORT 


Maximising on daylight while 

providing daylight glare control. 

facilities for building users as well as 

visitors. 

Office Design v1.1 

5 Star Rating 


CERTIFIED NOVEMBR 2022 


ENERGY 

TRANSPORT 

WATER 

MATERIALS 

LAND USE AND ECOLOGY 

EMISSIONS 

TOTAL POINTS: 

INNOVATIONS 

WATER 

71 

Consulting Engineers 

226A NAPSA Complex 

Off Leopards Hill Road 

PO Box 37928 

Lusaka, Zambia 

Tel: +260 (211)229555 /227176 

+260 977 874162 

Email: dhec.lusaka@gmail.com 

Mashatu Terrace 

MOTSWERE MASHATU TERRACE - PRIME PLAZA II 

Motswere Prime Plaza II, Plot 54359, CBD Gaborone 

5 Star Green Star – Office Design v1.1 

Plot 74768, Corner 2nd Commercial & Western Commercial, New CBD- Gaborone 

5 Star Green Star – Office As Built v1.1 

Motswere Mashatu Terrace Prime Plaza is an II A-grade is an A-grade office space office with space and with East three and West floors Wing and two which basement have four parking floors and levels, three making floors, up a 

respectively and a shared ground and one basement parking levels, making up a total floor area of 7,390.2 m 2 . Mashatu 

total floor area of 2 780m². It is the first phase of the upcoming office buildings in Prime Plaza II and is named after the 

“Land of the Giants” is a development located in the rapidly development business district – Gaborone and has taken 

stunning inspiration Leadwood from its Combretum environment trees while that implementing will still inhabit sustainability this piece initiatives of land. PPII throughout is an addition the development. to the existing These Prime A-grade Plaza 

I development office buildings and are will the consist home to of the four Bank commercial Gaborone buildings and First in Capital total. Bank. 


features include: 


Sub-metering of major energy 

features consuming include: systems is in place. 

Gathering information is key to 

Building tuning of the mechanical, 

understanding and managing building 

electrical, 

systems 

wet 

and to 

services 

assess 

and 

opportunities 

irrigation 

services. for energy savings. 

Waste Minimisation management of Greenhouse during the 

construction Gas Emissions phase associated 

well as 

provision 

with operational 

of recycling 

energy 

facilities 

consumption 

for the 

is reduced. An energy model 


of the building was generated 

Maximising and in the design on daylight stages while of the 

building compared to a notional 

providing daylight glare control. 

building model. The building design 

Use showed of low 100% VOC improvement materials. over a 

SANS 10400 notional building. 

Low electric lighting levels and low 

The project saves energy by providing 

lighting power density, along with 

office lighting that is not over 

lighting designed. zoning This controls. is achieved as the 

office lighting design achieves an 

average maintained illuminance level 

of no more than 400 Lux. 

Project team: 

OWNER 

Primetime Holdings 

PROJECT TEAM: 

ACCREDITED 

PROFFESSIONAL 

Solid OWNER Green Consulting 

Mashatu Body Corporate 

ARCHITECT 

Paul 

ACCREDITED 

Munnik Architects 

PROFFESSIONAL 

ELECTRICAL Solid Green Consulting ENGINEER 

AR ARCHITECT Edwards & Associates 


LIFT SPECIALIST 

AR Edwards & Associates 

AFRICA 

South Botswana Africa 

design of the building. 

and use of non-potable water in 

the irrigation system active during the 

call Building or tuning of the visit mechanical, us establishment at: phase. 

electrical, wet services and irrigation 

services. 

The use of a 248.64 kWp solar 

PV system with an estimated annual 

T +267 395 6080 

production of 408.010 MWh. 

W www.time.co.bw 

MAIN CONTRACTOR OCCUPANTIONAL HEALTH 

MECHANICAL ENGINEER 

Ascend Consulting Engineers 

QUANTITY SURVEYORS 

MLC Cost Consultants 

ELECTRICAL ENGINEER 

STRUCTURAL AR Edwards & Associates ENGINEERS 

ADA Consulting Engineers 


SUSTAINABLE Schindler BUILDING 

CONSULTANT 

MECHANICAL ENGINEER 

Solid Acend Green Consulting Engineers 

Office As Design Built v1.1 

5 Star Rating 


CERTIFIED JUNE MAY 2021 2022 

The project is targeting a Net 

Zero Carbon Rating. The Sustainable 

Initiatives will be implemented at 

a building level ensuring that the 

building is highly energy-efficient and 

the remaining energy demands is met 

Building by on-site users renewable being provided energy so with that 

a the building zero net users’ carbon guide emission to help on them an 

maximise annual basis. on the sustainable building 

features. 

All selected gaseous and fire 

suppression systems and thermal 


insulants used for the development 


have an Ozone Depleting Potential 

cyclists’ (ODP) of facilities zero, to eliminate for building any users as 

well contributions as visitors. 

long-term damage to 

the earth’s stratospheric ozone layer. 


low Evaporative flush rate cooling sanitaryware towers or and use 

of 

other 

non-potable 

evaporative 

water 

cooling 

in the 

systems 

irrigation 

that creates the risk of legionella 

system. 

disease are eliminated from the 

PROJECT MANAGER 

Time Projects Botswana 

QUANTITY SURVEYORS 



provision of recycling facilities for the 


Use of low VOC materials – paints, 

adhesives The use of and a 132 floor kWp coverings. solar PV system 

with an estimated annual production 

Low lighting power density, along 

with of 234 lighting MWh. zoning controls. 

Building users being provided with 



features. 



cyclists’ facilities for building users as 

well as visitors. 


low flush rate sanitaryware 

LANDSCAPE 

MAIN MANAGEMENT CONTRACTOR COMPANY 

MLC ENVIRONMENTAL 

Cost Consultants 

Red Blooms East Construction 

CONSULTANT 

SUSTAINABLE BUILDING 

Acacia, Prime Plaza, 

CONSULTANT 

Loci Environmental 

PROJECT Time Projects 

MANAGER 

Solid FACILITIES Green Consulting MANAGEMENT LANDSCAPE 

WET COMPANY SERVICES 

MANAGEMENT COMPANY 

Plot 74358, CBD, 

Paul Time Munnik Projects Architects Botswana Loci Environmental Pty Ltd 

Gaborone, Botswana 

WET SERVICES 


Red East Construction 

& SAFTEY MANAGER 

Red East Construction 

Level 1: Building Emissions 

(modelled) 

TOTAL 0% POINTS: 

totaL PointS: 

2022-07 to 2025-07 

61 64 

INNOVATIONS 

PROJECT INNOVATIONS TEAM: 

OWNER 

Mashatu Body Corporate 

ACCREDITED 

FLOOR AREAS: 

PROFFESSIONAL FLoor areaS: 

TOTAL GROSS 

Jeffy FLOOR Palamattam 

TOTAL 

AREA 

GROSS 

FLOOR AREA 

ARCHITECT 

TOTAL 

Paul COMMERCIAL Munnik TOTAL Architects 

COMMERCIAL 

CAR OFFICE AREA: n/a 

PARKING 

AREA: 

CAR 

n/a 

PARKING 

Botswana 

MASHATU TERRACE 

M 

N 

B 

In 

Mashatu Terrace achieved Net Zero Carbon Level 

measures: 

Passive design such as performance glazing 

CATEGORY 

Decreased category SCORES: 

lighting ScoreS: loads 

Increased MANAGEMENT MANAGEMENT fresh air flow which resulted in lower 

INDOOR 

INDOOR 

ENVIRONMENTAL 

ENVIRONMENTAL 

QUALITY 

QUALITY 

ENERGY 

ENERGY 

Sustainable building features include: 

TRANSPORT 

Passive design TRANSPORT such as performance glazing 

Decreased WATER lighting loads 

WATER 

Increased fresh air flow which resulted in lower HVA 

MATERIALS 

MATERIALS 

A PV system sized to 248.64 kWp which produce 40 

annually LAND USE AND ECOLOGY 

LAND USE AND ECOLOGY 

EMISSIONS 

EMISSIONS 

(GFA): 7 390.2m 2 

(GFA): 2,780 m 2 

OFFICE AREA: 6 036.7m 2 

AREA: 8,100 m 2 

ELECTRICAL ENG 

Bokone Reticulatio 

and Electrical 


Okem Investments 

MECHANICAL EN 

A R Edwards and A

PROJECT 

PROJECT 

iREREP 

A renewable 

future ahead 

for government 

properties 

Traditionally, the Department of Public Works and Infrastructure 

has garnered its utilities from a single source with limited 

demand-side interventions. With security of electricity and 

water supply concerns as well as pressure on waste landfills, 

it made sense to review the existing approach in line with 

South Africa’s green economy strategy. 




45

PROJECT 

PROJECT 

The Department of Public Works and Infrastructure 

(DPWI) is the largest property owner in South 

Africa, covering 37-million square metres over 

more than 92 000 facilities. Annually, the 

Department’s property portfolio consumes 4 021 gigawatt 

hours of electricity and 94-million kilolitres of water 

and produces two-million tons of waste. This equates 

annually to between R14.5-billion and R19.3-billion in 

water, electricity and waste expenditure. 

This programme, supported by the Government Technical 

Advisory Centre (GTAC), is aimed at rolling out energy 

efficiency (including solar geysers), water efficiency, 

alternative waste management and embedded solar 

PV as well as other renewable energy options at its 

property portfolio. 

Called the Integrated Renewable Energy and Resource 

Efficiency Programme (iREREP), it will be the largest 

programme for the procurement of renewable energy and 

resource efficiency for public facilities, with up to 3 740MW 

of renewable energy procured per annum, attracting private 

sector capital investment of up to R370-billion in the 

period to 2050. 

“The structure of the iREREP necessitates a level of 

collaboration in the market across various service providers 

to be able to deliver innovative solutions for energy 

supply and efficiency, water efficiency and alternative 

waste management,” says Minister of Public Works and 

Infrastructure Patricia de Lille. “The industry needs to 

introduce new ideas and creative solutions to meet the 

objectives of the iREREP.” 

BENEFITS ON MANY LEVELS 

One of the key objectives of the programme is socioeconomic 

progress, which includes job creation and skills 

development. Over the 30-year period, it is estimated 

that 503 000 green jobs will be created, along with the 

upskilling of more than 475 000. The targeted group 

will be the female youth. Key projected investments 

from the programme include savings and revenue worth 

over R401-billion by 2050, which can be reallocated to 

other government priorities; up to R1.3-trillion direct 

contribution to GDP; up to R1.3 trillion new small 

businesses will be developed (majority being blackowned); 

a reduction in energy use intensity of between 

22% and 45%; a water use intensity reduction of between 

30% and 55%; a reduction in waste and diversion of 50% 

of current waste from landfill sites, saving 12-million 

tons; and a reduction in CO₂ and other GHG emission 

by over 54.5 megatons. 

ELEMENTS OF THE PROGRAMME 

Renewable energy and energy security. Solar PV 

(rooftop, carport, ground-mounted and buildingintegrated), 

solar thermal energy, biomass, wind 

energy, hydropower, geothermal energy, ocean energy, 

fuel cell, energy storage and electric vehicle charging 

infrastructure. 

Energy efficiency. Solutions to improve thermal 

performances of building envelope, to progress HVAC 

and refrigeration system performance, reduce energy 

consumption to produce hot water, improve lighting 

system efficiency, upgrade pumps and motors efficiency, 

reduce electricity consumption via monitoring and 

The industry needs to introduce new 

ideas and creative solutions to meet 

the objectives of the iREREP. 

This programme presents a unique 

opportunity to harness the partnership 

between government and business to 

create a prosperous South Africa. 

control systems, improve efficiency of electric systems, 

improve performance of steam production and steam 

network, improvement of general process equipment, 

improve energy efficiency through integrated design and 

utilisation of waste heat. 

Water efficiency. Solutions offering leak detection, water 

efficiency systems and appliances, low-flow and water 

efficient dispenser, water harvesting, water treatment, 

automatic control and sensor systems, steam system 

retrofits, improved landscaping and irrigation. 

Alternative waste management. The basic principles 

of “reduce”, “re-use” and “recycle” will be introduced. 

Solutions may include awareness campaigns to reduce 

waste, sorting of waste, recycling, and waste-to-energy 

initiatives such as anaerobic digestion, composting/organic 

waste, pyrolysis and gasification. 

The programme, which is intended to be a large 

contributor to the government’s National Economic 

Recovery Plan, is based on five key themes. These include 

centralised governance (implemented through centralised 

office in accordance with international best practice); 

security of supply (through lowering resource demand, 

improving resource efficiency and promoting alternative 

sources of utilities governance); budget rationalisation 

(reduction in government spending towards utilities); 

socio-economic development (contribution to small 

business development, job creation and GDP); and 

environmental sustainability (reduction of energy and 

water consumption intensity and emissions reduction). 

FAST-TRACKED PROGRESS 

Several significant milestones have already been achieved, 

with the completion of the Request for Proposals (RFP) 

paving the way for upcoming milestones such as the 

RFP release in the first quarter of 2023, followed by the 

Bidders Conference, also in the first quarter, and the 

announcement of the preferred bidder in the last quarter 

of 2023. As the projects are being procured on a publicprivate 

partnership basis, the private party will design, 

finance, construct, operate and maintain the assets 

throughout the entire project life cycle and transfer at 

the end of the contract. 

“Loadshedding has elevated the importance and impact 

of the programme, and so its implementation has been fasttracked 

to contribute to load reduction, and the generation 

of additional capacity,” says De Lille. 

“This programme presents a unique opportunity to 

harness the partnership between government and business 

to create a prosperous South Africa,” she continues. “There 

is an opportunity for large-scale innovation in government 

that not only promotes resource efficiency and saves money 

but is also a major effort towards protecting the planet from 

the devastating effects of climate change. As government, 

business and residents, we all need to step up and look 

for more ways to save water, reduce energy consumption 

and carbons emissions, because it is our duty to ensure 

we take care of the planet now for future generations,” 

she concludes. 



47

THOUGHT LEADERSHIP 


50YEARS 

FORWARD 

Innovations and 

urban interventions 

What are the innovations – the technologies, processes, digital 

tools and advancements – that will change the way we occupy and 

build cities 50 years into the future? Which urban interventions 

will contribute to the wider urban habitat and influence the way 

we build cities 50 years from now? 

WORDS Council on Tall Buildings and Urban Habitat 



49



BIOMIMICRY 

Biological urban lighting 

Light pollution will only increase as cities grow and densify, 

but it can have deleterious effects on surrounding wildlife, 

disrupting migratory patterns and creating ripple effects 

through ecosystems that have not yet been fully understood. 

Pervasive, 24-hour-a-day lighting can have negative 

effects on the health of humans too, such as reduced 

sleep quality. Another environmental issue of continuous 

lighting has been its electricity-dependence and resultant 

carbon dioxide emissions. The current solution for this 

has been to transition most high-pressure sodium (HPS) 

streetlights to light-emitting diodes (LEDs), which are 

more energy-efficient, but emit a brilliant (and disruptive) 

bluish-white light. 

Researchers are currently looking into the application 

of bioluminescence to tackle light pollution with both 

these objectives: creating a more wildlife- (and human-) 

compatible source of continuous public lighting and 

increasing the energy efficiency of citywide lighting 

in general. Bioluminescent lighting, while still in the 

research phase, has the potential to harness the glow of 

bioluminescent algae and fungi for use in daily civic life. 

The natural phenomenon of bioluminescence is a solarpowered, 

enzymatic reaction and is activated by agitating 

the organisms. Researchers are currently examining how to 

increase the lifespan of the reaction, potentially by splicing 

bioluminescent genes with existing natural features, such 

as trees. 

UBIQUITOUS, VEGETATED BUILDINGS 

There is increasing momentum toward using vegetation 

as part of the façade strategy of tall buildings, as well as 

an enhancement of interior and semi-enclosed spaces. 

This is about far more than aesthetics. If cities are to make 

more than a superficial impact on reducing the urban heat 

island effect, we will need to make sure that more of the 

new built surfaces we create are not hard, “mineralised” 

reflective materials, as they are today. 

While progress to date is laudable, future cities 

will become noticeably greener – and quieter – as the 

environmental, mental and physical health benefits of 

vegetated skyscrapers become more evident, and more 

convincingly incorporated into pro-formas and other 

calculations of return on investment. 

CONSTRUCTION AND MATERIALS 

Printed buildings 

Nearly all 3D-printed buildings are printed off-site in 

factories, transported and assembled as concrete sections. 

This process addresses neither the material resources 

nor supply chain issues that impact the embodied energy 

of buildings. Concrete and steel, the building blocks 

of cities, are hugely energy-intensive to manufacture, 

transport and build – contributing almost 10% of global 

carbon emissions. 

Fifty years forward, buildings will be autonomously 3D 

printed from renewable and recyclable resources gathered 

New products, construction methods, technologies 

and innovations are vital to sustaining urban growth. 

Now is the time to rethink the way 

cities are planned, built, lived in 

and maintained. 

from around a site and layered into any shape, size and 

height. Biopolymer-fibre composites are vastly more 

energy- and material-efficient than concrete, are equivalent 

in performance, and are recyclable and biodegradable. 

Advancement of 3D printed in-situ resources utilisation 

(ISRU) technology will move us from a linear mindset of 

“take, make, waste” to the circular recovery and renewal 

of buildings – harvested from and returned to the earth. 

Drone-based automated façade inspections 

Using drones for construction and building inspections 

will increase safety and efficiency and decrease the cost 

required to maintain tall building façades. Drone-based 

construction monitoring and façade inspection services 

utilise industry-leading automated flight planning software 

to vertically scan high-rise buildings faster and safer than 

via traditional methods. The images and video collected 

can be used during quality assurance closeout or during 

ongoing inspections and maintenance sessions, to identify 

areas of interest. 

Mass timber 

Seemingly, not a day goes by without a new, spectacular 

mass-timber building project being announced. The world’s 

tallest all-timber building, Mjøstårnet in Norway, was 

completed in early 2019 at 85 metres. There are proposals 

for structures as high as 350 metres on the boards, but 

more importantly, hundreds of “average” multi-storey 

buildings that would, in the past, have been conventionally 

constructed with concrete and steel are now being planned 

with mass timber. This is for a very good reason. United 

Nations statistics show that there are one-million people 

moving into cities every week across the globe. Now is 

the time to rethink the way cities are planned, built, lived 

in and maintained. New products, construction methods, 

technologies and innovations are vital to sustaining this 

growth. These innovations must also meet the growing 

demand for wellness, a high quality of life, connection to 

nature and the environment around us. 

At the same time, the planet is rapidly experiencing 

climate change, and every indication is that there is an 

urgent need to slow the rate of planetary warming within 

less than a decade to avert catastrophic consequences, 

especially as concerns coastal cities (IPCC 2018). The 

cities we build today urgently need to achieve net-zero 

carbon emissions wherever possible, at both the building 

and urban scale. Both operational and embodied carbon 

emission reductions need to be a part of this equation. 

Timber is an excellent store of embodied carbon, and its 

production process is less environmentally harmful than 

that of concrete or steel. In the next few decades, the 

aesthetic and positive health benefits of wood as a material, 

the ease of construction, its versatility as a structural and 

finished interior material and its lower carbon footprint 

are likely to overcome current obstacles, mostly based 

around fire codes predicated on “stick-framed” dimensional 

lumber construction. For many ecologists, architects and 

developers, that obstacle cannot be overcome too soon. 

Smart-tinting glass 

Glass windows were invented to give people more natural 

light and a connection to the outdoors. Shades were 

invented to block that light. A 1 000-year struggle of having 

too much or not enough light ensued. With smart-tinting 

glass, the struggle may finally come to an end. Think of 

it as sunglasses for your buildings. A new type of glass 

automatically tints when the sun gets a little too hot or a 

little too bright – letting in plenty of natural light, while 

keeping people comfortable and making buildings more 

energy-efficient. 



51


SECURE 

SAVE 

SUSTAIN 

STYLE 

THE VOICE OF THE CLAY BRICK INDUSTRY 

THE VOICE OF THE CLAY BRICK INDUSTRY 

environment-friendly 

environment-friendly 

SECURE SAVE SUSTAIN STYLE 

CLAYBRICK.ORG 

CLAYBRICK.ORG 

The cities we build today urgently need to 

achieve net-zero carbon emissions wherever 

possible, at both the building and urban scale. 

Smart-tinting glass blocks solar heat, eliminates glare, 

provides privacy and reduces energy consumption by up 

to 20%. Every 30 seconds, the panes, inlaid with invisible 

intelligence, conducts a daylight analysis to determine 

whether to tint, and by how much. It even factors room 

occupancy status into its decision-making, choosing the 

most energy-saving tint level accordingly. Fifty years from 

now, we won’t remember when windows didn’t self-tint. 

Future cities will become noticeably 

greener – and quieter – as the 

environmental, mental and physical 

health benefits of vegetated 

skyscrapers become more evident. 

ENERGY 

The net carbon-negative tall building 

There is great potential for the built environment to 

move from being a major source of carbon pollution, to 

becoming net-carbon-neutral at minimum, and a step 

further, a “carbon sink.” As the architecture, engineering 

and construction industry embraces this challenge, new 

material and design innovations will fundamentally change 

our current thought processes on how we design, build 

and operate. “Skyscraper 2069,” the figural carbon-negative 

tall building of 50 years in the future, will be a showcase 

of these net-zero to carbon-positive innovations, brought 

together within one project, and providing a road map to 

a more sustainable built urban environment of the future. 

The innovations needed to create Skyscraper 2069 are 

many. But it is the details and composition of the materials 

with which we chose to build with will be most impactful. 

As the introduction of steel made the tall building a reality, 

the next most-influential urban intervention will be at the 

level of materials, fundamentally altering the building 

blocks we use to create the built urban environment. The 

Skyscraper 2069 project will include materially-efficient 

carbon-storing materials, including carbon-neutral steel, 

aggregate from the manufactured by-product of carboncapture 

scrubbers, carbon-positive bio-based cements, 

bio-based floor systems made from a composite of bamboo 

and concrete, carbon-capture graphene in window mullions 

and bio-based finish materials (carpet and wall board), all 

part of a “circular-economy kit of parts”. It will also engage 

with passive energy generation systems, embedded into 

the tower façade. 

Reference 

Intergovernmental Panel on Climate Change (IPCC). (2018). 

Global Warming of 1.50C. Geneva: IPCC. 


RESTORE REUSE RECYCLE 

RESTORE CUT HEATING & COOLING reduce construction 

REUSE 

waste, cost and COSTS 

RECYCLE 

carbon footprint 

Clay Brick is naturally warm in winter and cool in summer 

Adaptive reuse of brick masonry and reclaimed timber saves South African resources and 

CUT HEATING & COOLING 

energy. reduce Genuine 

brick construction is 

clay 

nature’s 

brick 

solar 

is the 

battery. 

original waste, Brick 

long-life, 

masonry cost no-hassle 

absorbs and COSTS 

and 

building carbon stores 

material 

heat during footprint 

- it does 

the 

not 

burn, Clay rot, tarnish, Brick is fade, naturally rust, warm scuff, peel, in winter erode and or burn cool in and summer needs minimal maintenance. 

Adaptive day reuse and then of brick releases masonry that warmth and reclaimed when it is timber needed saves most South – at night. African This resources keeps and 

energy. Go to Clay www.claybrick.org Genuine indoor is nature’s temperatures solar 

is to the 

battery. find comfortable original out Brick more long-life, 

masonry without about no-hassle 

absorbs air-conditioning this sustainable and 

building 

stores or material heating. walling during 

- it material does 

the 

not 

burn, rot, tarnish, fade, rust, scuff, peel, erode or burn and needs minimal maintenance. 

day Promoting and then Visit Inclusive releases www.claybrick.org Sustainable that warmth Practices when to find it is the needed your South nearest most African – supplier at Clay night. Brick This Sector keeps 

Go to www.claybrick.org indoor temperatures to find comfortable out more without about air-conditioning this sustainable or heating. walling material 

This Switch This Africa project Green is 

Promoting Visit Inclusive project co-funded www.claybrick.org Sustainable is co-funded by the Practices to find the your South nearest African supplier Clay Brick Sector 

by the European Union 

European Union 

This Switch This Africa project Green is 

project co-funded is co-funded by the



LIVING 

LIFE 

on the 

EDGE 

Aurum Zimbali Lakes, KwaZulu-Natal’s newest 

development features six high-end homes that 

are future ready to meet the demands of the next 

generation. The dedication to detail in the design 

and construction of these homes created a catalyst 

for EDGE certification. Project developer, 

Nexxagen, discusses the process. 


Location: Zimbali Lakes Resort, Port 

Zimbali, North Coast, KZN 

Green Star rating: Edge Certification 

Type of building: High-end Residential 

Project dates: June 2021 – April 2024 

Project size: 1560m² 

WORDS Dean Young IMAGES Nexxagen 



55



Ballito is notorious for extreme humid summers, 

temperate winters and golden coastlines. The 

sun is the most powerful light source, and an 

inspiration of the name “Aurum”, which means 

gold and the nexus between nature and luxury. The sun 

is also a source of significant heat gain which is great 

for the temperate winter months but not during summer. 

Nexxagen sought to capture the benefits of the natural 

light for the clients’ and planet’s advantage. 

Edge certification is awarded to a building if the required 

minimum 20% savings in operational energy, water and 

embodied energy in materials compared to the base case 

model is achieved. These efficiencies translate into a simple 

pass/fail system and indicate whether the building project 

has demonstrated the minimum efficiency. 

Each stage of the certification consists of a two-round 

submission process to GBCSA. The Aurum project is at 

the preliminary certification stage and has completed 

round one with the EDGE auditors. 

Nexxagen has inhouse EDGE experts and entered 

a contract with the EDGE auditor separately for the 

design audit (preliminary stage) and the site audit (post 

construction). It is recommended that a potential client 

uses the same EDGE auditor for both the design and site 

audit; however this is not a requirement. 

EDGE certification begins during the design of the 

project (stage 0) and is subsequently brought to life by 

the design team. 

PRELIMINARY CERTIFICATION 

This process must be undertaken before the building project 

is complete. If the building is complete, the client should 

proceed directly to the EDGE certification. 

The EDGE auditor reviews the design self-assessment to 

establish if the standard requirements have been correctly 

interpretated by the client. 

The auditor submits a written assessment to GBCSA, which 

is subject to an independent quality check. 

A preliminary certificate is issued by GBCSA. 

POST CONSTRUCTION 

A site audit is undertaken to confirm that the building project 

meets the EDGE standards. The site audit must take place 

within 12 months of the project’s completion date. 

The benefits of owning an EDGE-certified home are 

enjoying lowered utility bills as well as improved 

occupant health, comfort and wellbeing. 

It is vital to select a design team that 

is conscious of the planet and serious 

about reducing carbon emissions. 

The EDGE certificate (post construction) is issued by GBCSA 

on recommendation from the auditor. 

Green living measures at Aurum include solar heat pumps, 

external retractable façades and louvers to prevent heat 

gain, low flow water fixtures and passive design. 

The design team is briefed on the level of EDGE 

certification aspired to, processes, requirements and 

documentation required. It is vital to select a design 

team that is conscious of the planet and serious about 

reducing carbon emissions as it is, at times, daunting to 

meet the stringent requirements required for the standard. 

From this point forward, the team sets out to achieve the 

highest certification within the budget constraints of a 

successful project. 

It is important to balance the lighting and ventilation 

benefits of glazing against the impacts of heat gain on 

cooling needs and/or passive heating. For example, heat 

is generally transmitted in the building at a higher rate 

through glass than through walls. The goal is to find the 

correct balance between the transparent (glass) and the 

opaque surface in the external façades helps to maximise 

daylight while minimising unwanted heat transfer, 

resulting in reduced energy consumption. Nexxagen has 

had a design goal to maximise illumination levels without 

significantly exceeding the solar heat gains in our warm 

summers, as well as to make the most of passive heating 

in temperate wintertime. 

Windows are usually the weakest link in the building 

envelope as glass has a much lower resistance to heat flow 

than other building materials. Heat flows out through 

a glazed window 10 times faster than it does through a 

well-insulated wall. While glazed areas are desirable to 

admit solar radiation in a cold winter condition during 

the day, windows in warmer summer conditions can 

significantly increase the building’s cooling loads. With 

this consideration, Nexxagen’s design team selected the 

most balanced green measures to reduce the flow of energy 

between the building and surrounds. 

WATER EFFICIENCY 

Current technologies in the development exist to reduce 

water demand as well as recycle water and harvest rainwater 

for watering plants, swimming pools and other general 

purposes. There is a strong nexus between water and 

energy use. Energy is used to pump water, purify water to 

fixtures such as taps and faucets. Energy is also used to 

heat water. More heated water requires more energy. When 

efficient low flow shower heads and faucets are installed, 



57


there is an overall reduction in energy consumption. Water 

efficient fixtures and conservation measures typically have 

a short payback period and mitigate against the effect of 

climate change while future proofing the development 

against the impacts of water shortages and the demand 

on potable water. The rainwater storage systems combine 

captured water for later use, using rainwater reservoirs in 

underground tanks. 

EMBODIED ENERGY 

With environmental impact front of mind as well as 

reduction of associated carbon emissions and energy 

use, the design team meticulously selected sustainable 

materials, for example, selecting timber rather than glass 

for balustrading. Building lifecycle energy impacts have 

been considered. Currently, embodied energy is of relative 

insignificance, however, as energy consumption is driven 

down, the importance of embodied energy increases; this 

consideration is vital to future proof the development 

for the benefit of the next generation. Design modelling 

and simulation have assisted in controlling the form and 

surface areas of the building to make the most of natural 

sunlight and ventilation and to reduce the embodied 

energy in the homes. 

MEASURING THE BENEFITS 

An EDGE Zero Carbon Certificate is available in the 

operations phase for those that wish to attain it, with the 

prerequisite they have an EDGE Advanced status. Clients 

can now enjoy the benefits of certified green buildings 

with incentives that allow for rebates in rates and taxes 

linked to the level of EDGE certification achieved over the 

next few years. Smart meters throughout the homes will 

provide homeowners with measurable indicators of energy 

and water usage and how best to save energy and water. 

For more information, please visit www.nexxagen.com 

or www.aurumzimbali.co.za 

Green 

Building 

Materials 

Based on the resource-efficient design, material selection 

and expert construction of each innovative residence, an 

EDGE-certified home is being pursued on completion. 

and 

THE BENEFITS 

• Offset energy and water costs with the ability to sell energy into the grid 

• Improved and consistent indoor air quality 

• Enhanced occupant health, comfort and wellbeing 

• Higher sales and rental prices (home buyers will pay more for efficient homes with lower bills) 

• Increased resale values 

• Quick payback period for green measures 

• Less maintenance costs due to quality construction 

• Better occupancy rates 

• Lower utility bills which can be used to offset the ever-rising costs of levies, rates and taxes 

• Green mortgages minimise upfront costs and lower interest rates 

• Reduced mortgage cost can finance green measures and innovative models can be explored to install them 

• Certification provides quality insurance 

• Decrease greenhouse gas emissions 

• Extended equipment life due to less demand on the HVAC system and other appliances 

• Capex costs are lower through the passive design of EDGE certified homes 

• Passive designs have negligible costs but enhance the net-positive benefits 

Technologies 



59

WATER 

FIVE WAYS GREEN 

BUILDINGS SAVE WATER 

It has been well established that the excessive use of water drawn from both surface 

and underground sources, together with climate change, has led to a deficit in this 

precious resource which is critical for our survival. 


National Water Week takes place in South Africa 

from 20 March with the aim of educating the 

public and industry about their responsibility 

in water conservation initiatives and raising 

awareness around the need to protect and conserve the 

country’s valuable water resources. 

While historically there has been a pattern of unsustainable 

water use in the built environment, today’s green buildings 

are leading the way in water conservation, as they integrate 

water-efficient technologies in their design, construction 

and living strategies. Here are some examples of green 

building features that can help save water: 

1. What you measure, you can manage 

Most green buildings have submeters to monitor and 

regulate water usage. These devices are particularly 

important in identifying any leaks, with early detection 

leading to potentially huge water savings. Those who 

oversee the maintenance of the building are responsible 

for tracking water data, with additional benefits available 

if select information, such as the amount of water used in 

a period, is displayed in places where people use water. 

This is in line with what is known as the Prius Effect, 

which states that when presented with information, 

people tend to have a greater incentive to reduce 

consumption. Buildings that incorporate sustainable 

features commonly have a display board in a central 

location for occupants to familiarise themselves with the 

purpose of the mechanisms in place and how they work 

to reduce carbon footprint. This knowledge is critical 

in creating a culture of awareness, which ultimately 

enables responsible citizenship. 

2. Less pressure, greater water efficiency 

Green buildings that are fitted with water-efficient 

plumbing fixtures in bathrooms, kitchens and other spaces 

where water flows provide a range of benefits. They can 

produce substantial water savings (typically 40% to 60%), 

so that water can be saved for future consumption; they 

reduce wastage and bring down water and energy (for 

heating) costs; and they ensure that the water supply that is 

required throughout the building is maintained. Replacing 

older water fixtures with low-flow aerators and restrictors 

does not require any extensive design solutions, and is a 


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relatively low-cost way to conserve water and save money. 

Pressure-reducing valves, also known as PRVs, can be set 

on the main water line to reduce water pressure, while 

still maintaining adequate flow. These valves have the 

added benefit of expanding the lifespan of the pipes. Many 

corporate green buildings have showers for employees to 

use if they have cycled to work; once again, the utilisation 

of low-flow shower heads can increase water efficiency. 

3. Think before you flush 

As many as 40% of toilets are older models with a syphonflushing 

system that holds between 9 litres to 15 litres of 

water and drains the entire cistern for each flush. Waterefficient 

sanitaryware, such as hold-flush toilets, can result 

in substantial savings, both in water and cost. Newer, more 

efficient models, which are used in green buildings, can 

reduce the number to about six litres per flush, through 

design changes that implement gravity and air pressure 

to remove waste from the toilet without having to use as 

much water. A hold-flush system is another water-efficient 

variant that lets the user control the flush volume – as soon 

as one lets go of the toilet handle it will stop flushing. This 

can save more than 50% of the flushing volume. Other 

options include waterless urinals, which, while viable, 

When presented with information, 

people tend to have a greater incentive 

to reduce consumption. 

are not that popular because they require the addition of 

a specific liquid. A low-flow urinal seems to be a better 

compromise at this stage. 

4. A drought-proof garden 

Many green buildings are leading the way with 

“xeriscaped” gardens – landscapes that are water-wise 

due to the way in which they are designed, as well as in the 

choice of plants used. The practice reduces maintenance 

costs as well as water utility bills, and has a 

number of other additional benefits. These 

include a minimised demand for fertiliser, 

as xeriscaping encourages the use of organic 

soil, which can in time reduce pollution on a 

wider scale. Green buildings place a big focus 

on incorporating nature into their spaces, 

due to the proven benefits of biophilia (the 

connection that exists between humans and 

nature). 

Landscape architects are able to design 

spaces that make use of indigenous plants, 

which naturally require less water, while still 

ensuring a lush feel. Green walls and other 

innovative designs are helpful in “bringing 

the outdoors indoors”. 

5. Grey is the new black 

Green buildings are renowned for their rainwater 

harvesting techniques, as well as the use of grey water 

and recycled water. While these water sources are not for 

drinking, they can be used in a variety of ways, from flushing 

toilets and doing laundry, through to basin water. With the 

use of non-potable water, a building’s residents can reduce 

their dependency on municipal supply, and also get them 

involved in the process of learning more about water 

treatment, reuse, and the benefits of using treated water 

for daily non-consumption purposes. Provided that no 

harsh chemicals have gone into the water, grey water can 

also be effectively used to water plants and keep “living 

walls” alive. 

While the building industry is responsible for a large 

percentage of water use, the fact that green buildings have 

invested substantially into being water-wise has had the 

positive impact of making these water-saving features 

become more mainstream. Costs have been reduced, and, 

most importantly, the average mindset is moving away 

from one where water is seen as being an eternal supply 

available in abundance, to the more accurate view that it 

needs to be carefully conserved for future generations. 

Hannes Meyer, Cementitious Executive 

at AfriSam. 

As part of its three-decade sustainability journey, 

AfriSam has over the years championed the use 

of extenders to reduce clinker content in its 

composite cements. Through its Vanderbijlpark, 

Gauteng-based slagment operation, the company has 

pioneered the use of blast furnace slag, a by-product of 

the steel industry, to promote more sustainable products 

in the market. 

The use of extenders in AfriSam’s composite cements 

has over the years resulted in a substantial reduction in 

its clinker factor without compromising the quality of 

products. Blast furnace slag, a by-product of the steel 

industry, remains central to the company’s efforts to 

substitute clinker in its products. 

MORE CLINKER SUBSTITUTION, 

LESS EMISSIONS 

Since 2008, the South African cement industry has 

seen a year-on-year reduction in emissions per ton 

of cement, largely driven by the increased focus on 

clinker substitution. According to the Association 

of Cementitious Material Producers (ACMP), clinker 

substitution rose from 12% in 1990 to 23% in 2000 and 

to a substantial 41% in 2009. The industry is pressing for 

a 60% rise by 2030. 

Over the years, AfriSam has accelerated its efforts to 

substitute clinker through the development of composite 

(extended) cements. In 2000, the company launched Project 

Green Cement to increase the use of extenders to promote 

more sustainable products. The use of extenders, says 

Hannes Meyer, Executive Cementitious at AfriSam, has 

resulted in a substantial 20% reduction in the company’s 

clinker factor since 1990. 

Composite cements, he explains, contain not only clinker, 

but other cementitious materials such as pulverised fly ash 

AfriSam’s Slagment operation was established in 1955 had has 

supplied product to many flagship projects such as the Gariep Dam. 

AFRISAM CHAMPIONS THE USE OF 

SLAG TO REDUCE CLINKER FACTOR 

(PFA) from coal-fired power stations and ground granulated 

blast-furnace slag (GGBS) from steel-making plants. 

GGBS has been used in the manufacture of cements 

since the second half of the 19th century. Back then, 

the practice was to intergrind the blast furnace slag 

with clinker. However, in the 1950s, AfriSam’s slagment 

operation pioneered the use of separately ground slag for 

the construction industry. 

LEADING THE WAY 

The use of this product has grown steadily in South Africa, 

with AfriSam among the frontrunners. The company’s 

slagment operation plays a crucial role in the production 

of its composite cements. Established in 1955, the plant 

was previously owned by three companies, before AfriSam 

acquired 100% shares in 2004. The raw material is sourced 

from steel producer, ArcelorMittal South Africa, which is 

strategically located some few metres away from the plant. 

Blast furnace slag has good cementitious properties, 

providing enhanced strength and durability. By evolving its 

chemical and mechanical activation methods, AfriSam has 

achieved a more reactive product allowing the company to 

progressively replace more and more clinker while retaining 

high cementitious quality and strength performance. 

“Re-using waste products from other industries reduces 

the amount of limestone that we have to mine and clinker 

that we have to produce, thus reducing carbon emissions 

from those processes, as well as minimising waste to 

landfill,” says Meyer. “We are therefore constantly searching 

for new extenders and additives to further reduce our 

carbon footprint and our impact on the environment at 

large. The end result is less clinker produced per ton of 

each final product, resulting in less CO₂ generated from 

our operations.” 

AfriSam has reduced its carbon emissions by 

33% since 1990. 

The company was the world’s first construction 

materials supplier to carbon footprint all its production 

operations, including cement, aggregate and readymix. 



63

GREEN GLOBE 

save the 

DATE 

IMPLICATIONS OF INNOVATION 

The Pixel Building is a future office with an iconic identity. The project is also Australia’s 

first carbon neutral office building, generating all its own power and water on site. 

To reduce the Pixel Building’s embodied carbon, 

the design employed low-carbon concrete, 

coined as Pixelcrete, and recycled sustainably 

sourced building materials. 

The recycled panels, coated with fluorocarbon paint, 

include aluminium skins with a non-combustible mineral 

filled centre. The façade is a system of perimeter planters, 

fixed shading louvers, double-glazed window walls and solar 

panel shading. Recycled colour panels provide maximised 

daylight, shade, views and glare control. The building 

features several sustainable technologies, including wind 

turbines, solar panels, manoeuvrable louvers, a living roof, 

specialised concrete, recycled panels and smart windows. 

The Pixel Building scored a perfect 6-Star Green Star 

– Office Design v3 rating of 105 points, making it the 

highest possible and highest-ever awarded rating from 

the Green Building Council of Australia. It is currently 

one of the leading sustainable buildings in the world. 

Studio505 (former dB(A)) 

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