Although there is no Green Star SA-rated and -certified property development in South Africa as yet, all the signs point to a built-environment industry that is beginning to take up the challenge of environmentally sound development, and one that is increasingly willing to transform.

“We have a new generation of buildings coming up, where sustainability is thought of from the start,” explains WSP Green by Design director Eric Noir.

Green Building Council of South Africa (GBCSA) technical manager Jason Buch tells Engineering News that there are two new office buildings registered to be rated once design or construction is complete. These are the Nedbank phase two head office, in Sandton, and the Pegasus building, in Tshwane.

There are another three office developments that are completing the registration process. Since half of the rating fee is paid upon registering, this shows a firm intention to get the building rated. But a building is not fully certified until documentation is reviewed through the GBCSA process at the end of design or construction.

There are also a number of known buildings that are designing to Green Star SA requirements, and the GBCSA is aware of about 15 offices that fully intend to certify.

Two different certifications are awarded through the same tool: Green Star SA – Office (Design), at the end of the design phase of the project, and Green Star SA – Office (As Built), following construction completion.

“We are not disappointed about where we are in terms of numbers. It might be nice to see a few more registered buildings, but we certainly weren’t expecting to have any certified buildings by now. It takes a while to get the whole system set up and uptake in the market going,” adds Buch.

That said, the GBCSA hopes to see at least one rated and certified Green Star SA building before the end of 2009. The first rated building is likely to get significant publicity mileage so the race to certify is on.

PUBLIC STIMULUS AND PRIVATE ASPIRATIONS

In the same way that the South African government’s public infrastructure spend has buoyed the economy to some extent during the financial crisis, the greening of departmental headquarters is expected to accelerate the growth of the green building industry in South Africa.

There are “quite a few” public–private partnership bids for public buildings that have sustainability as a requirement. Examples include the new Department of International Relations head office, the new Department of Water and Environmental Affairs head office, the provincial legislature building in Pietermaritzburg, and the municipal head office for Pretoria, known as Munitoria. Many of these tenders are yet to be awarded.

“While they consider many aspects, such as design and financial feasibility, sustainability has certainly played a role in the awarding or the assessment of the bids. So, from government there has been quite a bit of movement,” states Noir.

“The progression from a government point of view is encouraging. It is very positive that government has embraced sustainable and environment-friendly workplaces and started to run with it,” confirms Group Five infrastructure developments manager Connor Dawson.

Noir notes that corporations, and certainly those with international links, are pushing green building in South Africa. “For companies who need to report on sustainability, their accommodation is a good way to start. It is a sensible investment that gives green mileage, efficiency savings and advocacy. You get to touch your workforce more than if you just change an industrial process,” he adds.

The banking sector in South Africa has been the frontrunner in terms of getting head offices ‘greened’.

“In 2010 or 2011, I think we will see sustain- ability as a big differentiator in the market. Everybody is trying to find new ways of operating; there will be casualties, but the ones who come out on top will be the ones with sustainability high on the agenda,” predicts Noir.

Phase two of the Nedbank head office, in Sandton, which is currently under construction, is one of the first two projects registered to be Green Star SA rated, for both ‘design’, and ‘as built’, upon completion.

The new Absa Campus West, in Joburg’s central business district, is also in the process of registering to be rated as an ‘as built’ development, upon completion.

Property development companies in South Africa are also taking up the challenge.

“As the largest listed property company in South Africa, we attract a large number of national and international corporates as customers, and because the awareness is so strong internationally, green building becomes a requirement for their operations worldwide,” explains Growthpoint industrial division director Tyrone Govender.

“So more and more in our negotiations with the larger companies, we have seen them ask what our view is towards the environment and conservation as well as green building practices, and carbon footprints, and so on. So business-wise, you can’t ignore it. If you don’t do it, you most definitely risk losing international business,” adds Govender.

That, he adds, goes for any company: “If you don’t show an awareness and an intent, then clearly [corporations] are going to take their business somewhere else.”

Growthpoint’s flagship green building project is its new office development, Lincoln on the Lake, in Umhlanga Ridge, in KwaZulu-Natal, which is in the process of registering for Green Star SA certification.

Growthpoint is also seeking to develop the first carbon neutral industrial estate in South Africa – Growthpoint Industrial Estate, which is located in the Route 24 node, in Meadowdale, Gauteng.

GREEN SHOPPING?

The retail sector has also expressed interest in incorporating green building practices, and the next rating tool that the GBCSA is working on is one for the retail sector. The council will establish a technical working group of experts in the field to create the rating tool.

“We hope to have the pilot tool out by October. That will then go out for public comment. We will then assess and incorporate the feedback, finalise the tool and, hopefully, launch it early in 2010,” says Buch.

The decision to establish the retail tool stems from a number of factors. It depends on market demand and the ability to get sponsors for a rating tool, but, also, the Australian Green Building Council has already established a retail tool, upon which South Africa can base its own system.

The GBCSA has strong links with green building councils worldwide, but particularly with its Australian counterpart, owing to the similar climate. Green Star SA is based on the Australian Green Star rating system, although certain locally specific adaptations and additions are made.

LINKS IN THE CHAIN

While everyone involved in green building insists that it is ‘not rocket science’, there are certainly changes that need to be made, and skills that need to be developed.

The GBCSA has its Green Star SA-accredited professional course, which focuses on the actual rating tool rather than green building, in general. Some 600 professionals have already done the one-day course. Buch says at first a lot of property developers went on the course, but now the council is seeing more architects and mechanical and electrical engineers attending.

“We are also starting to see a lot of building contractors coming through, which is great because they are starting to realise their role in green building,” adds Buch.

Design is viewed as the fundamental stage of a green building project. “All relevant players need to be involved at this stage,” confirms Dawson, adding that, at this stage, experienced construction teams will be able to add value and inform designers what is achievable in terms of suppliers and construction methods, and where certain alternative methods could achieve the same result at less cost.

“It would also be useful to get the facilities managers on board at this stage, as they could provide insight into the operational aspects of the building, particularly finishes, and how these could be managed in a sustainable manner. The tangible benefits of a green building are often only realised during the occupation and operation of the building and the realisation of the projected cost savings and efficiencies require the inhabitants to be educated on how best to use the new features,” Dawson adds.

Indeed, as green building progresses from the more ‘sexy’ side of design to construction, the need for changes in behaviour and practices in this sector is realised.

Group Five, which is working on the Nedbank head office, has first-hand experience with the challenges and changes needed when implementing Green Star SA on site – where even the equipment used temporarily on site, and not incorporated in the building, should be sustainable.

“The timber that is used for formwork comes from York Timbers. We had to make sure that they have a Forest Stewardship Council certificate,” explains Group Five site administration officer Kenda Stern.

In addition to sourcing sustainable materials and suppliers for the project, “another big element is the recycling of waste from the site”, says Stern.

The construction phase of a green building pays particular attention to materials and materials handling.

WASTE WATCH

It is also important to educate subcontractors involved in the project on how to manage waste. “We need to know where the waste is going, and documentation to follow that up. I have photographs of where the waste goes, and letters from the waste management company stating that they have all their certificates in place, and how much of the waste is recycled, which is included in the quarterly waste report,” she adds.

This forms part of the process of ensuring that the necessary credits are received under the Green Star rating system.

“We need people to understand that the Green Star is quite an involved documentation process, and it requires effort and time. It is not difficult, but it requires some work,” says Buch.

Stern agrees, and adds that it is a lot of work initially to produce the documents needed (the environmental management plan, the waste management plan and the quarterly reports), but even before construction starts, this documentation needs to be submitted to the GBCSA, approved and audited.

“It is a lot of administration, that is ongoing, and needs to be monitored on a daily basis. It’s not something that you can catch up on once a week, because you have to check the skips, ensure building materials are recycled, and that subcontractors recycle their waste correctly,” Stern notes.

SUPPLIER TRANSFORMATION

Green building has a large focus on the use of sustainable and locally sourced materials, and manufacturers in South Africa should be able to supply these.

“There has been a lot of reluctance from suppliers, but that is to be expected. At the same time, you find that the GBCSA rating system has assisted tremendously in helping industries change,” says Noir.

“Local manufacturers will quickly start to change when they see the demand increase – we have seen this from paint manufacturers, in particular,” adds Buch.

Previously, it was only small niche manufacturers producing nontoxic and low- volatility organic compound (VOC) paints.

“The big paint manufacturers have seen our VOC requirements for paint, and they are talking to their technicians to change chemical formulas to accommodate that. They already have some products that comply and, within six months, they should have something that complies in every category,” indicates Buch.

The cement and concrete industry is said to be one that has also shown a keen interest in changing products to be more environmentally friendly.

On the other hand, the steel and aluminium sectors were said to be the ones most in need of transformation, both from a recycled content perspective, as well as an energy consumption and pollution perspective.

“Suppliers should be ready and should brace themselves for green building. Those who cater for the market now will reap the rewards of being an early adopter for the next few years while things take off,” says Dawson.

Green Star SA is expected to be taken up in the top 25% of the market based on ‘greenness’, as it does require extra work and, while still in the start-up stages in South Africa, comes with an extra cost.

Of course, as property development is affected by the financial crisis, so the green building portion of the pie will also shrink. However, in South Africa, because the concept is new and exciting, it is experiencing growth, although off a very small base.

“Every aspect of expenditure is being scrutinised to the extent that, wherever savings can be made, they will be made. However, because it is a social responsibility issue, and one that is very close to a lot of us, when we start looking at survival, then I think, clearly, one would consider it,” states Govender.

Noir says that while the global financial crisis may negatively affect green building in the short term, in the long term it could benefit sustainability as people strive to do more with lesser impact and greater efficiency.

“It is an exciting time in South Africa, and it will be incredible to see some of these buildings come to life,” concludes Dawson.