At the Awards, South Africa’s top-rated Green Star projects were announced, with Solid Green as the accredited professional on 78 Corlett Drive (owned by Legaro Properties), which received a Net Zero Carbon Pilot Rating at the end of November 2017 and won the Highest Rated Building category; and Linden Vleihuis in Johannesburg (owned by Marc Sherratt Sustainability Architects), which was the runner-up in the Net Zero Innovative Project Award.

Solid Green was also EDGE Auditor on Belhar Gardens Rental Estate (owned by the Madulammoho Housing Association), which won the EDGE Innovative Housing Project Award.

We are especially proud of two of the dedicated, powerful women in our team who brought home Green Building Council Leadership Awards – Annelide Sherratt, who was named Established Green Star Runner-up, and Jesse Hamman, who is the Rising Green Star Winner!

We participated in kicking off the Green Building Convention on 3 October with Chilufya Lombe talking about Net Zero Energy in the #RaceToZero as part of the Green Café, which was facilitated by the Green Building Design Group’s (GreenBDG) Songo Didiza and C40 Cities’ Paul Cartwright.

This year’s conference conveyed a noticeable change in the way we are approaching climate change in South Africa,” says Lombe. “The idea of reversing effects rather than building ‘less bad’ was discussed several times. A number of consultants and clients seem up for the challenge, and hopefully there will be more success stories for the next conference.

Lombe presented together with Marloes Reinink on 5 October with ‘A Bird’s Eye View on Using the Scale of a Precinct to Contribute to Net Zero’. The session offered delegates access to the expertise of those who are leading the way with Sustainable Precincts; and demonstrated how tackling site-wide issues related to the overall urban plan, rather than just those of specific buildings, enables a broader approach and makes a significant contribution towards achieving Net Zero.

Reinink was impressed with the calibre of the Convention and says:

The 2018 convention exceeded expectations once again, from a super-inspiring talk by Paul Hawken, who presented a list of actions to be taken towards combating climate change, to a closing presentation on the Bullit Centre, a Living Building Challenge project. The convention this year had a great mix of international and local speakers, and it was encouraging to see such good attendance from the sector.

“It was an engaging and inspirational convention,” Dash Coville observes.

Presentations ranged from international case studies on new housing designs to deal with the high cost of housing in Hong Kong to creating vertical forests in new commercial buildings; and included discussions around what is happening in South Africa from government and commercial perspectives.

The convention is always a good time to catch up with friends in the industry and gain insights into trends and challenges that are featuring in the Green Building movement from around the world. The speaker line-up provided engaging and thought-provoking content and the break-away sessions enabled a more personal interaction with speakers.

“It was incredible to see that our projects are leading by example in the Race towards Net Zero,” comments Annelide Sherratt.

We were excited to have both 78 Corlett and Linden Vleihuis presented as case studies by their respective project architects in the session ‘Positioning the business case for Net Zero: new building projects’. Another highlight was when Paul Hawken introduced his book ‘Drawdown’ which announced Project Drawdown: the most comprehensive plan ever proposed to reverse global warming. We are thrilled to be one of the first South African project teams to take these steps towards reversing global warming.

We are tremendously proud of the excellent contribution that our team is making towards taking the #RaceToZero further and are looking forward to participating again at the Green Building Convention 2019.

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Situated within walking distance of both the Gautrain and the Metro bus stops, the development is close to the Post House Centre, giving easy access to amenities such as retail outlets and restaurants. The building boasts various spaces to work privately and collaboratively, and to interact socially; and it facilitates employee wellness by incorporating spaces such as a canteen for daily meals and crèche for young families.

Green building features were incorporated from the outset, to demonstrate commitment to sustainability, enable employee wellbeing, and reduce resource consumption. Energy strategies were implemented to reduce the overall energy consumption of the building, thus reducing energy expenses as well as greenhouse gas emissions associated with energy generation from fossil fuels.

Lighting levels were designed to be 80% less than the prescribed standard, while still being above the Occupational Health and Safety (OH&S) requirements so that sufficient lighting is provided for specific tasks without wasting electricity. All individual or enclosed spaces are less than 100sqm in size, and are individually switched. This approach, together with light intensity and motion detector sensors used throughout the building, offers greater flexibility for light switching, making it easy to light only occupied areas.

All office lighting, both direct and indirect, is equipped with electronic programmable lighting ballasts, which allow the building management team to address each ballast individually. All ballasts are high frequency luminaires, eliminating the chance of discomfort to building users caused by the flicker of low frequency lamps.

The behaviour of occupants is critical to reducing the building’s overall consumption, and gathering information is key to understanding and managing building systems, and to assessing opportunities for water and energy savings. Accordingly, sub-metering of lighting, power and all substantive energy use items greater than 100kVA is provided, along with an effective mechanism for monitoring energy consumption. An integrated BMS system records and logs all energy and water usage within the building, and this data can be displayed in real time.

Management of water consumption was also a key consideration. The HVAC system is a cooled air system, which uses minimal water. Sanitary fittings were installed that reduce predicted potable water consumption by building occupants. Water meters and an automated monitoring mechanism are in place to effectively monitor and manage consumption. These measures have resulted in the building’s outflow from occupant usage being reduced by 50% against an average practice benchmark.

In accordance with the base build certification requirements, a waste recycling storage area was provided to encourage recycling of resources used within the building to reduce waste going to landfill – for paper and cardboard; plastic, glass and cans; metals; and general waste.

Jesse Hamman, Sustainable Building Consultant at Solid Green and the Green Star accredited professional on the project, says:

It was a pleasure to work with such an experienced project team. The developer sought not only to provide the tenant with lower utility costs, but tenant and occupant wellbeing was also of top priority – a philosophy that is being carried through to the project’s interior fitout.

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The office park is designed to be a flagship of 21st century conurbation lifestyle, focussing on sustainable values and quality of life where professional, private and social needs are met within an inclusive community that has a genuine local spirit and cosmopolitan flavour. Located within convenient proximity to the SSR International Airport, its cargo logistics, Freeport zones, and the business-oriented Holiday Inn hotel, Mon Trésor Business Gateway specifically serves airport-related business and transits.

Mon Trésor Business Gateway

As part of the Mon Trésor Smart City, the office park is developed around a ‘live-work-play’ concept, incorporating environmental and sustainable practices from design through to construction. The building compromises a basement level, a podium level and three office blocks, all complete with roads, infrastructure, external works, hard landscaping, and related facilities. The nearby Airport Mall provides convenient access to facilities such as a pharmacy, gym, bank, cinema, post office, retail outlets, hair salon, convenience store, restaurant and playground.

Because consumption information is key to understanding and managing building systems efficiently, and to assessing opportunities for energy savings, the building was fitted with an integrated BMS system to record and log all energy and water usage within the building. This data can be displayed in real time. Sub-meters, linked to the BMS for the monitoring of energy consumption, were installed for substantive energy uses of 100kVA or more and separately for lighting, power and HVAC in each distribution board on each floor.

Energy strategies were implemented to reduce overall energy consumption and its associated cost, together with greenhouse gas emissions associated with operational energy consumption. An energy model of the building was generated in the design stage, which showed an improvement over a SANS 10400 notional building. The HVAC system, the most efficient available at present, is a cooled air system making use of minimal water usage.

With occupant wellbeing in mind, a high level of thermal comfort was ensured by addressing the internal operative temperatures through modelling. Due to the local climate, no heating was required, and the HVAC system provides temperature control to individual delimited areas. No hot water is provided, further reducing energy consumption.

The whole building is equipped with low consumption LED lights with light intensity and motion detector sensors, and fixed shading equipment for luminosity control. The sensors allow the building management team to set the general light level in the office space or to individually set a specific light intensity in a specific zone.

Water closets, urinals and tap fixtures were all specified to be water efficient with a low flow flush rate to reduce and control water consumption. This consumption is effectively monitored by water meters for all major water uses and an effective automated mechanism for monitoring water consumption data. This monitoring system will also be able to detect leaks and alert the FM team accordingly, ensuring that little to no water is wasted.

Water for irrigation purposes is sourced from an existing sewerage treatment plant (STP) located at the nearby Holiday Inn Hotel. In addition, the development was designed to minimize storm water run-off and the pollution of natural watercourses.

In terms of encouraging non-motorised transport, 48 secured bicycle bays and changing facilities with 58 lockers were provided for staff, as well as 16 visitor bicycle bays. Convenient cycling routes were identified between the office development and the adjacent street network, marked with specific signage. 20 parking bays were reserved for fuel-efficient transport, and 20 for 2-wheeled vehicles.

Finally, a waste recycling storage area was provided to encourage recycling of resources used within the building to reduce waste going to landfill – for paper and cardboard; plastic, glass and cans; metals; and general waste.

With this certification, the Mon Trésor Business Gateway has succeeded in setting a new benchmark for commercial developments in Mauritius. Annelide Sherratt, the Accredited Professional on the project from Solid Green Consulting says:

It is a great privilege to be part of a project that is a first in its country, demonstrating leadership in sustainability. Through their effective relationship, Solid Green Consulting and local partner Enerxis Solutions where able to ensure that the project achieved it’s targeted 4-Star Green Star SA Office v1.1 Design rating. We look forward to commencing with the As Built certification.

For more information about this project, see the project page for Mon Trésor Business Gateway.

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Over the last eight years, Solid Green has committed to creating a better living environment for all, not only through its extensive consultancy and certification services, but also through the research and development of online tools to better service its clients’ needs – Solid XA and Solid Insight. And, with all 12 team members qualified as Green Star SA Accredited Professionals (GSSAAP), and key team members also holding LEED AP (Leadership in Energy and Environmental Design), EDGE AP (Excellence in Design for Greater Efficiencies) and WELL AP accreditations, Solid Green is actively harnessing its expertise to serve this sector through advocacy and mentorship.

Mon Trésor Business Gateway is the first Green Star certified project in Mauritius.

Two important ‘first’ Green Star certifications in the last year include the Mon Trésor Business Gateway, the first Green Star certified project in Mauritius which achieved a 4-Star Green Star SA Office Design v1.1 certification in July 2018; and 78 Corlett Drive, which received a 6-Star Green Star SA Office Design Rating as well as a Net Zero Carbon Pilot Rating from the GBCSA at the end of November 2017.

78 Corlett Drive achieved a 6-Star Green Star SA Office Design Rating as well as a Net Zero Carbon Pilot Rating at the end of November 2017.

Moving beyond buildings into the public realm, Solid Green is currently consulting on four of the first thirteen projects that are piloting the GBCSA’s new Green Star Sustainable Precincts tool, including Sandton Gate and Oxford Parks. The company was also the EDGE Auditor on Belhar Gardens Rental Estate in the Western Cape, the first affordable housing project in South Africa to achieve an EDGE (Excellence in Design for Greater Efficiencies) certification from the GBCSA.

Sandton Gate (above) and Oxford Parks (below) are two of the first thirteen projects that are piloting the GBCSA’s new Green Star Sustainable Precincts tool.

Oxford Parks

Belhar Gardens Rental Estate in the Western Cape was the first affordable housing project in South Africa to achieve an EDGE (Excellence in Design for Greater Efficiencies) certification.

A strong believer in leading by example, Solid Green’s own office in Rosebank, Johannesburg, is the first project in Africa to make it onto the Biophilic Map. The map, which is hosted by the International Living Future Institute’s Biophilic Design Initiative, recognizes exemplary projects in articulating and applying Biophilic Design principles to the built environment.

Belhar Gardens Rental Estate in the Western Cape was the first affordable housing project in South Africa to achieve an EDGE (Excellence in Design for Greater Efficiencies) certification.

The company’s office was awarded a prestigious LEED Platinum certification for Commercial interiors and the first 6-Star Green Star SA Interiors v1 certification in 2016; and won the Highest Rated Building category at the Green Star SA Leadership Awards in July of the same year.

Solid Green offices.

The company is also actively involved in policy development throughout Africa and, on 29 August 2017, Nigeria’s first Building Energy Efficiency Code (BEEC) was officially launched in Abuja by the Federal Minister for Power, Works and Housing, Babatunde Raji Fashola (SAN). Solid Green was commissioned as technical consultant on the project, and Director, Chilufya Lombe, spoke at the launch event. Lombe says:

With the energy scarcity that is common in Africa, energy efficiency becomes very important in allowing and maintaining development. In Nigeria, we have found that it is easier to build a building to consume 30 to 40% less energy than to pay to add renewable technology onto an inefficient building. In other words, we are talking about buildings that perform well from a first principles point of view.

Advocacy is a crucial part of the company’s mandate. In 2016, Marloes Reinink, founding Director, signed up to become South Africa’s first ambassador for the Living Building Challenge. Possibly the most rigorous green building certification programme and sustainable design framework in the world, the Living Building Challenge is developed by the International Living Future Institute (ILFI) with the mandate of leading transformation toward a civilization that is socially just, culturally rich, and ecologically restorative. Solid Green is currently working with US-based architectural firm, A-I-R Inc, on two residential projects in Cape Town that are registered to be Full Living Buildings under the Challenge. Reinink says, “This work keeps me motivated and realistic that there is still a long way to go in terms of greening the built environment.”

The Living Building Challenge Standard is possibly the most rigorous green building design framework in the world.

In addition to advocacy, training and mentorship form part of the Solid Green mandate. Three staff members sit on the GBCSA faculty, providing training to enhance the understanding of Green Star tools and certifications in the building industry. A contingent of five also sits on the GBCSA assessment panel, carrying out submission assessments; while two more representatives serve on the GBCSA Assessment Committee, whose responsibility it is to ensure that the certification assessments and assessment processes remain of the highest quality.

In addition, Lombe is currently mentoring start-up organisation, Khora Group – headed up by Katlego Mothapo – which was accepted into the Innovation Hub’s Climate and Innovation Centre (CIC). This incubation programme provides advisory and support services, networking opportunities and access to finance for start-up companies in the green or sustainable sector.

And, in its quest to change mindsets and stay at the forefront of thought leadership, Solid Green is proud to be a partner in the newly-launched GreenED, an online resource offering best-in-class online and contextual learning on sustainable design in the built environment and green rating certifications.

The company has been acknowledged on numerous occasions for its dedication and hard work. Since 2011, directors, staff members and projects have received fourteen Green Star SA Leadership Awards in total, with the Established Green Star awarded to Marloes Reinink in 2013, and Chilufya Lombe in 2014. Last year, the company was Runner Up for the ‘10 Year Award for the Consulting Company with the Highest Number of Certifications’ in South Africa.

Says Reinink:

We are proud of our achievements and meaningful contributions to the green building sector. Our vision for the future is to maintain our current services in the South African industry and grow our activities and impact into Africa, where real change is needed in terms of how buildings are delivered in order to keep up with the current pace of development on the continent.

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Renewables are cheaper and more in demand than ever before, simply because they make good business sense. And sustainable transport, particularly electric vehicles and bicycles, are no longer treated as tongue-in-cheek nice-to-haves, with electric charging bays and bicycle facilities now being specified for almost all new developments.

In 2016, the most significant progress was undoubtedly the conscious move towards health and well-being, with tenants no longer asking property brokers whether a building is certified, but rather what its rating is. The fact that it must be rated is a given; and the statistics around user productivity are now well known.

With all of this in mind, we look at the green-building sector’s past, present and future – with our experts at Solid Green offering their predictions for where the market is headed in the coming years.

Green Building Certification

2010

• Most buildings that target green-building certification developed by their owner-occupiers.
• A few early developers building for tenants pursue green-building certification, speculating that it will be valued in the future.

The Google Offices in Johannesburg

2017

• Green building becomes the norm for upmarket office space as tenants drive demand.
• Many international tenants are required by policy to rent only green space.

2022

• The business case for green building proven in offices is followed by healthcare and residential buildings.
• Energy-performance certificates factor into the valuation of properties.
• With efficient and zero-carbon energy systems making business sense, green certification becomes centred on water and indoor environmental quality.

Water

2010

• Water-saving features in buildings driven almost entirely by needing to achieve green building points.

Water Conservation Becomes Essential

2017

• Mirroring the energy crisis of 2008, water conservation is driven by quality of supply issues.
• Reduced consumption is needed to allow buildings to operate for longer periods when municipal water is shut off.

2022

• Alongside decreasing clean-energy costs, water costs start to increase as rainfall patterns change.
• Pioneered internationally, desalination sees trial usage in coastal parts of South Africa.

Energy Generation

2010

• With solar power costing almost R30 per Watt, only showcase projects make a foray into the technology.

Rooftop Solar

2017

• Solar power is now R14 per Watt on larger installations.
• Rooftop PV has started to give a better return on investment and risk profile than other financial instruments and, as such, represent business as usual for many large corporates.

2022

• Reduced battery prices driven by widespread electric-vehicle adoption and second-hand electric-vehicle batteries result in off-grid projects going mainstream.
• Vehicle-to-grid applications start to enter the market, eliminating the need for batteries where electric cars are used.

Transport

2010

• Alternative-fuel-vehicle parking bays are allocated with the view that they will never be used.
• Public transport options are not considered a viable alternative for the car-owning demographic, although the launch of the Gautrain represents promise.

The Solid Green EV

2017

• Alternative-fuel-vehicle parking bays are fitted with electric-vehicle charging facilities.
• Developers are preparing for a near future with electric cars, as hydrogen vehicles and hybrids start to lose the race.
• Bicycle facilities are common. However, public-sector infrastructure lags the green-building curve.
• Gautrain and Rea Vaya in Johannesburg and MyCiTi buses in Cape Town start to displace cars on the road.
• Some early adopters sell their cars and use Uber exclusively, realising reduced transport costs.

2022

• Ride-sharing services like Uber start to become a significant portion of all ground transportation, overtaking public transport in the same income group.
• Underground parking garages start to be repurposed, possibly as server or battery space.
• Self-driving cars are commonplace in many international cities and are being trialed in South Africa amid conflict with labour interests.
• Electric vehicles reach price parity with their combustion-engine counterparts.
• Driven by emissions regulations in Europe and Asia as well as higher running costs, petrol and diesel cars start to lose market share.
• Business districts with very high density start to become pedestrianised and cycling increases, although it is still not mainstream within the nation as a whole, as cheap electrically-powered ride-sharing is available to all.

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