Sustainable Construction in Southern Africa

Market Review osec.ch

Branchenbericht Südliches Afrika.

Titel. Sustainable Construction in Southern Africa: Market Review

Sprache. Englisch

Seitenanzahl. 54 Seiten, Januar 2010

Reportinhalt. Dieser Branchenbericht untersucht die Parameter von nachhaltigem Bauen in den südafrikanischen Staaten und bestimmt spezifische Marktsegmente mit hohem Entwicklungspotential in dieser Region. Die Studie ergibt, dass die rasante Entwicklung im Bereich des grünen Bauens, vor allem in Südafrika, etliche Möglichkeiten für Schweizer Firmen eröffnet, ihre Produkte und Dienstleistungen in den Bereichen Bau, Architektur, Design und sauberen Technologien anzubieten.

Autoren. Swiss Business Hub GCC

World Trade Center Dubai 14th Floor, P.O. Box 9300 Dubai, United Arab Emirates Tel: +971 4 329 04 08 Fax: +971 4 332 90 48 [email protected] www.osec.ch

Green Destinations LLC

P.O. Box 14733 Kempton Park 1623 Johannesburg, South Africa Tel: +271 1 391 51 49 Fax: +271 1 391 51 48 [email protected] www.greendestinations.co.za

Disclaimer: This study is being offered by OSEC, thanks to special funding from the Confederation’s Stabilization Program, designed to offer the Swiss economy immediate and efficient support.

1. Background...... 4

2. What is Sustainable Construction?...... 6 2.1 The Objective of Sustainable Construction...... 6 2.2 Definition of Sustainable Human Settlements ...... 6 2.3 Definition of Urban Sustainability ...... 7 2.4 Definition of Sustainable Construction...... 7 2.5 Obstacles to Sustainable Construction...... 8 2.6 Benefits of Sustainable Construction...... 9 2.7 International Framework for Sustainable Construction ...... 10

3. Sustainable Construction in Southern Africa...... 11 3.1 Introduction...... 11 3.2 Building & Construction Sector in Southern Africa...... 11 3.3 Sustainable Construction Policies in Southern Africa ...... 12 3.4 Sustainable Building Assessment Tool (SBAT)...... 13 3.5 Green Building Council in South Africa (GBCSA)...... 14 3.6 Green Star South Africa Rating System ...... 14 3.7 The First Certified Green Building in Southern Africa ...... 15 3.8 Examples of Sustainable Construction in Southern Africa...... 16

4. Opportunities in Sustainable Construction...... 19 4.1 Introduction...... 19 4.2 Cleantech in Sustainable Construction...... 19 4.3 Energy Generation in Sustainable Construction...... 20 4.4 Wind Power ...... 21 4.5 Solar Power...... 22 4.6 Water Conservation & Waste Technologies ...... 24 4.7 Architecture & Design...... 25 4.8 Low Income Housing ...... 26 4.9 Retrofitting...... 26 4.10 Green & Living Roofs...... 27 4.11 Sustainable Cities & Communities ...... 27 4.12 Bionic Architecture...... 28 4.13 Conclusions...... 28

5. Concluding Remarks ...... 30

Appendices...... 32 A1. Key Facts Global Cleantech Market ...... 32 A2. Useful Addresses in Southern Africa...... 34 A3. Sustainable Construction Events, South Africa 2010...... 37 A4. Sustainable Construction Glossary...... 38 A5. References and Further Reading ...... 52

Company Profile...... 54

There is no doubt that property development & construction in the built environment and its physical infrastructure is needed in Southern Africa, and that these developments are required to be addressed in a socially and ecologically responsible manner. Property developers in Southern Africa are rapidly adopting sustainable construction technologies and green building practices; as this trend becomes increasingly pervasive, it has the potential to help spur future industry growth throughout the region.

The McGraw-Hill's "Global Green Building Trends: Market Growth and Perspectives from Around the World" survey report (2008) expects that office and residential property markets will lead the green building sector's growth in the Southern African region and indicates that relevant clean technology will represent an important component in this development. About 700 respondents from 45 countries participated in the McGraw-Hill survey, with Southern African respondents stating that local developers were building green in at least 16% of their projects in 2003. This figure is estimated to grow to 60% by 2013.

In 2007, the Green Building Council of South Africa (GBCSA) developed a rating system for the sustainable construction industry, the Green Star SA rating tools. The rating system outlines the principles of eco-buildings in South Africa and also re- wards outstanding performances in the industry. The first rating tool of Green Star South Africa (Green Star SA – Office v1) was launched in 2008 by the GBCSA which received an overwhelmingly positive response in the property development & construction industry. On 21 October 2009, Nedbank's head office in Sandton was certified as South Africa's first Green Star building under the GBSA's Office v1 rating tool.

Sustainable Construction Market Review Green Destinations was approached by the Swiss Business Hub GCC in Dubai for conducting a review of the sustainable construction market in Southern Africa. The purpose of this appraisal is to review the existing parameters and future market potential in the ecological property development & construction industry, and identify opportunities for Swiss companies planning to enter the markets in Southern Africa.

The specific objectives of the Market Assess- ment can be summarised as follows: Assess the existing market parameters of the sustainable construction & property development industry in Southern Africa in terms of market access, sector trend analysis, relevant governmental and non- governmental institutions, and existing and upcoming legal regulations regarding this sector.

Osec 2010 © Alle Rechte vorbehalten. 4 Analyse the cleantech market potential including examination of domestic and international competition present in the market, target and market groups, and financing scenarios. Identify specific cleantech products and services to be provided by Swiss companies to the sustainable construction & property development industry in Southern Africa.

The geographic focus of the study is on the nine countries in Southern Africa, namely Angola, Botswana, Lesotho, Mozambique, Namibia, South Africa, Swazi- land, Zambia and Zimbabwe. Apart from South Africa, however, there is no or hardly any noticeable development in the sustainable construction industry in the other eight countries. As a consequence, this market assessment focuses on the opportunities mainly in South Africa while merely highlighting a few significant trends in the other countries. The content is structured as follows:

Section 2: Discussion of the rational behind sustainable construction including key definitions, obstacles to and benefits of ecologically sound building. Section 3: Examination of recent developments in the sustainable construction industry in Southern Africa. This includes sustainable construction policies, green building standards and examples of specific projects in Southern African countries. Section 4: This section provides an overview of the major developments that can be expected to emerge in the coming years in Southern African countries and identifies the sectors in sustainable construction which bear the highest potential for companies aiming to enter the Southern African markets. Section 5: Concluding remarks.

This report was produced under the research internship programme established by Green Destinations and several universities in Switzerland, South Africa and the United Arab Emirates.

This section provides a discussion of the rational behind sustainable construction including key definitions, obstacles to and benefits of ecologically sound building. It shows that the “Agenda 21 for Sustainable Construction in Develop-

ing Countries” integrates the key aspects of sustainable construction relevant for countries in Southern Africa.

2.1 The Objective of Sustainable Construction

The terms sustainable , high performance and green construction are often used interchangeably. The term sustainable construction, however, most comprehen- sively addresses the ecological, social and economic issues of a building in the context of its community. In 1994, the "Conseil International du Bâtiment" (CIB) 1, an international construction research networking organisation, defined the goal of sustainable construction as "…creating and operating a healthy built environment based on resource efficiency and ecological design". The CIB articulated seven Principles and Sustainable Construction, which would ideally inform decision making during each phase of the design and construction process, continuing throughout the building's entire life cycle: 1. Reduce resource consumption (reduce) 2. Reuse resources (reuse) 3. Use recyclable resource (recycle) 4. Protect nature (nature) 5. Eliminate toxics (toxics) 6. Apply life-cycle costing (economics) 7. Focus on quality (quality)

These principles apply to the resources needed to create and operate the built environment during its entire life-cycle, namely land, materials, water, energy, and ecosystems.

In order to gain a better understanding of the entire system and process of sustainable construction, three key definitions are examined in more detail: sustainable human settlements, urban sustainability, and the definition of sustainable construction itself.

2.2 Definition of Sustainable Human Settlements

Sustainable human settlements are those cities, towns, villages and their communities which: enable us to live in a manner that supports the state of sustainability and the principles of sustainable development, and have institutional, social and economic systems that will ensure their continued existence.

1 In 1998, the abbreviation CIB has been kept but the full name changed into "International Council for Research and Innovation in Building and Construction"; www.cibworld.nl

Osec 2010 © Alle Rechte vorbehalten. 6 Whether a settlement can be declared sustainable depends on the interaction of four different patterns: 1. The physical structure – how the settlement sits within the natural environment and therefore responds to the topography; the spatial relationship between the different parts of the city; and the form of the built environment. 2. The utilisation patterns – which are formed by the way the settlement uses its resources and which are described by the infrastructure and services provided. 3. The social patterns – how people live, learn and work in, and relate to their settlement, and the opportunities provided by the settlement for meeting these social needs. 4. The operational patterns – how the settlement functions and is managed.

Sustainable development holds certain specific and often conflicting demands and conditions for the creation of these patterns. These conditions are also different within different economic, ecological, geographical, topographical and social contexts. It is therefore not possible to define a physical blueprint for sustainable human settlements. Through the "Habitat Agenda", however, an attempt has been made to create normative guidelines that could be applied to the creation of settlements every- where.

2.3 Definition of Urban Sustainability

Urban sustainability is the broader process of creating sustainable human settlements, especially towns and cities. It includes sustainable construction, but also the creation of institutional, social and economic systems that support sustainable development. The seven essential dimensions of urban sustainability can be described as: 1. A sustainable urban economy providing work and wealth; 2. A sustainable urban society with social coherence and social solidarity; 3. Sustainable urban shelter providing decent, affordable housing for all; 4. A sustainable urban environment with stable ecosystems; 5. Sustainable urban access through resource conserving mobility; 6. Sustainable urban life – the liveable city; and 7. Sustainable urban democracy through an empowered citizenry.

Urban sustainability is a multi-dimensional problem that requires a systemic approach. The decision-making processes of urban sustainability would therefore also be different from traditional approaches. In practice this means a move from hierar- chical and sectoral decision-making to a more holistic, integrated and participative approach.

2.4 Definition of Sustainable Construction

Sustainable construction is seen to imply holistic thinking as regards construction and management of the built environment, taking a lifecycle perspective and covering all aspects of sustainable human settlements and urban sustainability. It should

Osec 2010 © Alle Rechte vorbehalten. 7 be recognised that mankind is locked into a highly dynamic relationship with the natural world and that the two are acutely interdependent. In addressing the complex problem of construction and the environment, efforts towards sustainable construction are fundamentally an attempt to put in place practices that restore the balance between the natural and built environments. It is a search for an ecological model that views both realms as fundamentally interconnected.

Sustainable construction implies not only new environmentally orientated construction designs, but also new environmentally friendly operation and maintenance procedures. Not only must construction materials and components be produced in a sustainable way, but their use must also answer to new requirements deriving from holistic environmental prerequisites. For example, there is no sense in producing cladding glass in an environmentally friendly way, if that sheet of glass is going to be used as a façade or roof in a tropical climate. However, just as the concept of environmental sustainability is still unfolding as our knowledge about the environment expands, so is the understanding of sustainable construction as a concept that extends beyond the biophysical impact of the built environment. Thus, the concept of sustainable construction now transcends environmental sustainability to embrace economic and social sustainability, which emphasises possible value addition to the quality of life of individuals and communities.

For many years, there has been a tendency for sustainability studies in construction to give greater emphasis to the dimensions or aspects denominated as technical, i.e. ecological and geographical/spatial sustainability. As a result, this approach has often ended up neglecting the social contradictions making the environmental issue mainly – and in some cases exclusively – a technical one.

Thus, the understanding of the non-technical (i.e. social, economic and cultural sustainability) and the political aspects must be encouraged and practised in countries which have to fight against social exclusion as one of their priorities. This change of focus should contribute towards helping developing countries to face the challenges presented by sustainable development within their local reality, given that the social, economic and cultural contradictions are the true causes of their environmental problems.

2.5 Obstacles to Sustainable Construction

The rapidly evolving and exponentially growing sustainable construction movement (often referred to as the green building movement) is arguably the most successful environmental movement in the world today. In contrast to many other areas of environmentalism that are stagnating, sustainable building has proven to yield substantial beneficial environmental and economic advantages. The establishment of green building standards in numerous countries have catapulted sustainable construction into wide adoption.

Despite this progress, however, significant obstacles remain, erected by the inertia of the building professions and the construction industry and compounded by the difficulty of changing building codes. Industry professionals, in both the design and construction disciplines, are generally slow to change and tend to be risk-adverse. Likewise, building codes are inherently difficult to change, and fears of liability and litigation over the performance of new products and systems pose appreciable challenges.

A further key problem facing ecological design is a lack of knowledge, experience and understanding of how to apply ecology to construction design. Furthermore, the environmental or economic benefit of some green building approaches has not been

Osec 2010 © Alle Rechte vorbehalten. 8 scientifically quantified, despite their often intuitive and anecdotal benefits. Other approaches to sustainable construction are simply wrong or sold as ecologically sound but do not integrate the existing know-how and technology. Finally, lack of a collective vision and guidance for future sustainable construction, including design, components, systems, and materials, may affect the present rapid progress of this area.

2.6 Benefits of Sustainable Construction

Because sustainability addresses a broad range of economic, environmental and social issues, the benefits of ecological or sustainable design and construction are potentially enormous. For sustainable construction to be successful, the benefits of designing buildings based on ecological elements must be known to those purchasing construction services and facilities. A list of these benefits published by the US Federal Energy Management Program (FEMP) provides an overview of the promise of a shift to sustainable construction (see Table below).

Table. Benefits of Sustainable Construction

Economic Social Environmental Site Reduced cost for site prepa- Improved aesthetics, more Land preservation, reduced ration, parking lots, roads transportation options for resource use, protection of employees ecological resource, soil and water conservation, restoration of brown-fields, reduced energy use, less air pollution Water Efficiency Lower fixed cost, reduced Preservation of water re- Lower potable water use and annual water and waste- sources for future genera- reduced discharge to water- water costs tions and for agricultural and ways, less strain on aquatic recreational uses, fewer ecosystems in water-short waste-water treatment plants areas, preservation of water resources for wildlife and agriculture Energy Efficiency Lower initial costs, lower fuel Improved comfort conditions Lower electricity and fossil and electricity costs, reduced for occupants, fewer new fuel use, less air pollution peak power demand, re- power plants and transmis- and fewer carbon dioxide duced demand for new sion lines emissions, lowered impacts energy infrastructure from fossil fuel production and distribution Materials & Resources Decreased initial costs for Fewer landfills, greater mar- Reduced strain on landfills, reused and recycled materi- kets for environmentally reduced use of virgin re- als, lower waste disposal preferable products, de- sources, better-managed costs, reduced replacement creased traffic due to the use forests, lower transportation, costs for durable materials, of local/regional materials energy and pollution, in- reduced need for new land- crease in recycling markets fills Indoor Environmental Higher productivity, lower Reduced adverse health Better indoor air quality, Quality incidence of absenteeism, impacts, improved occupant including reduced emissions reduced staff turnover, lower comfort and satisfaction, of volatile organic com- insurance costs, reduced better individual productivity pounds, carbon dioxide and litigation carbon monoxide Commissioning, Opera- Lower energy costs, reduced Improved occupant produc- Lower energy consumption, tions & Maintenance occupant/owner complaints, tivity, satisfaction, health and reduced air pollution and longer building and equip- safety other emissions ment lifetimes

Since the 1992 Earth Summit in Rio, when Agenda 21 was formulated as the international blueprint for sustainable development, all sectors of society have been in the process of interpreting and pursuing sustainability and sustainable development within their specific contexts. Chapter 7 of Agenda 21 specifically refers to the role of human settlements in sustainable development. The ability to meet most of our basic human needs relates in one way or another to the creation of human settlements and their performance. Therefore, in 1996 a second international action plan, The Habitat Agenda, was formulated specifically to address the role of human settlements in sustainable development. The construction sector has a major role to play in terms of the sustainable development of human settlements, as is highlighted in Chapter 4, Section C of The Habitat Agenda. The construction industry and its activities are responsible for a substantial amount of global resource use and waste emissions. It also has an important role to play in socio-economic development and quality of life. Consequently, the need for an internationally agreed Agenda on Sus- tainable Construction was highlighted early on, and in 1999 the International Council for Research and Innovation in Building and Construction (CIB) published its Agenda 21 on Sustainable Construction (CIB Publication 237) after an extensive collaborative research process.

This first agenda for the construction sector was intended as a global intermediary between the broader international agendas, and national/regional agendas for the built environment and the construction sector. Its main objectives were to create a global framework and terminology that would add value to all national or regional and sub-sectoral agendas, and to provide a source document for defining research & development activities related to sustainable construction. The document provides a detailed overview of the concepts, issues and challenges of sustainable development and sustainable construction, and poses certain challenges to the construction industry.2

However, creating a sustainable built environment in the developing world requires a different approach from that taken by the developed world, and this is not often clearly understood and discussed. The problems and their scale, the development priorities, the capacity of the local industry and governments, as well as the skills levels found in developing countries are often radically different from those found in developed countries. There are also certain cultural and worldview differences between the developed and developing world countries that impact on the understanding and implementation of sustainable development and construction.

A special Agenda 21 for Sustainable Construction in Developing Countries was therefore commissioned as part of the action plan for the implementation of Agenda 21, and to further the CIB’s proactive approach on sustainable construction. This project has been undertaken in partnership with UNEP-IETC, CSIR Building and Construction Technology, and the Construction Industry Development Board of South Africa.

2 The full document can be downloaded from the CIB website www.cibworld.nl

This section provides an examination of recent developments in the sustainable construction industry in Southern Africa. This includes sustainable construction

policies, green building standards and examples of specific projects in Southern African countries. The analysis indicates that although awareness for sustainable construction is increasing in all nine countries, there are only a few projects

executed to date.

3.1 Introduction

The built environment makes a significant contribution to environmental degradation. Buildings, including construction, operations and deconstruction impacts, use approximately: 15% of the world’s fresh water resources; 40% of the world's energy; and produce approximately 23-40% of the world's greenhouse gas emissions.

In Southern Africa, operation of the building sector accounts for 23% of greenhouse gas emissions, while emissions from the manufacture of the major materials for the building sector amounts to around 21 mt CO2 per year, or around 4% of total CO2 emissions (CIDB, 2009). Although buildings are a large contributor of greenhouse gases, they have received relatively little attention in international global warming protocols and initiatives, which tend to focus more on industry and transport. To minimise negative environmental impacts, it is therefore essential to address practices in the building and construction industry. In fact, energy efficiency reductions in the construction and operation of buildings offer one of the single most significant opportunities to reduce the impact on the environment.

3.2 Building & Construction Sector in Southern Africa

The building and construction sector in Southern African countries promises to be at the forefront of the country's economic development as it is a sector that has the potential to employ a large number of people (at present, the sector employs about 860,000 people in the nine countries under study). Despite some slow periods (mainly in 2008-09), the industry has shown an overall trend of improvement since 2000. At least 45% of building investment stems from residential sources. The development potential of the industry hinges on skills development. Many of those employed in the building and construction industry are unskilled and the training they receive through their work experience can result in them becoming semi-skilled or skilled workers. In order to improve the industry's capacity to fulfil this role, the research organisation Council for Scientific and Industrial Research (CSIR) 3 has undertaken an initiative called "Boutek", involving research into the global industry, the identification of best practices and the implementation of these in the Southern African industries. CSIR also focuses on sustainable building techniques and the construction of low cost housing.

3 The Council for Scientific and Industrial Research (CSIR) in South Africa is one of the leading scientific and technology research, development and implementation organisations in Africa. It undertakes directed research and development for socio-economic growth. www.csir.co.za

The construction of low cost housing is a significant feature of the building and construction industry as it allows for the participation of new players and follows up on one of the Southern African governments' main priorities. The expansion of this sector is closely tied in with levels of investment in these countries, and impacts on a wide range of related sectors, such as cement, construction equipment and the specialist services associated with building and construction.

Although the sector is mainly made up of a few large companies, it has provided a number of empowerment opportunities 4. Various projects (such as those associated with the Coega development in South Africa, www.coega.co.za ) have been awarded to construction companies belonging to women and others matching empowerment criteria.

3.3 Sustainable Construction Policies in Southern Africa

Built-environment professionals are beginning to take seriously the ambition to lessen the carbon footprint associated with buildings and residences, especially by using design and technological innovation to decrease energy consumption and limit waste. By developed-economy standards, South African countries are still lagging far behind in the adoption of green-building practices. However, governments and the private sector are becoming increasingly conscious of the need for environment- friendly building practices. This process is lead by South Africa while the other countries in Southern Africa are still at the very beginning of introducing sustainable construction policies.

The South African government has agreed that it should lead by example in this regard and has plans to retrofit about 106,000 buildings that are used by government departments throughout the country. This process is currently under way and over 100 buildings in Tshwane, the Western Cape and the Free State have already been completed. Driven by the Department of Minerals and Energy (DME), in conjunction with the Department of Public Works (DPW), it was decided to start with the biggest buildings (mainly offices) so that the biggest savings could be realised first. This initiative is in line with the DME’s energy efficiency strategy, which has set an overall target for energy demand reduction of 12% of the projected energy consumption, to be met by 2015. The specific target set for commercial and public-sector buildings is a reduction of 15% while in the residential sector, a reduction of 10% is expected.

DME introduced the "Energy Efficiency Strategy of the Republic of South Africa" in March 2005 to address the challenges of sustainable development and to identify the benefits of improving South Africa's energy efficiency. It published electricity regulations for compulsory norms and standards for reticulation services in July 2008 under the Electricity Regulation Act 4 of 2006. These electricity regulations require energy-efficient fittings in all buildings, subject to specified exceptions, and energy-efficient street and highway lighting must be in place by 1 January 2010. Requirements for existing buildings, with regard to the remote control of the electricity supply to facilities for the heating, ventilation and cooling, as well as the heating of water, must be implemented by 1 January 2012.

Furthermore, a standard for buildings and construction in South Africa is SANS 204 was designed to be incorporated into the National Building Regulations. The aim of SANS 204 is to specify design and building standards for new buildings to ensure

4 Broad Based Black Economic Empowerment (BEE) Act of 2003 (Act No. 53, 2003). For BEE Strategy Document, BEE Act, BEE Codes of Good Practice, and BEE Sectoral Charters, please see http://www.southafrica.info/business/trends/empowerment/bee.htm

Osec 2010 © Alle Rechte vorbehalten. 12 energy efficiency and thereby reducing the buildings' energy consumption. These standards may also be used to retrofit existing buildings to improve their energy use. Tables included in SANS 204 set out the recommended good practice maximum values of energy consumption in kWh per square metre per annum. Any contribution from renewable energy sources, such as solar water heating, to these energy consumption values is encouraged and will be excluded from the energy consumption targets.

In addition, the National Environmental Management (NEMA) Act 107 of 1998 may be applied to construction and development activities (including associated structures and infrastructure), where the total developed area is 20 hectares or more. In this case, a full environmental impact assessment (EIA) must be carried out to de- termine the possible impacts of such construction on the environment. In the case of construction activities having a less significant impact on the environment, a basic assessment procedure is triggered under NEMA. An example is the transformation of undeveloped, vacant or derelict land for infill development covering an area of 5- 20 hectares. It also applies to residential, mixed, retail, commercial, industrial or institutional use where such developments do not constitute infill and where the total area to be transformed exceeds one hectare.

Besides the above legislative requirements, regulations promulgated under section 17(1) of the National Building Regulations and Building Standards Act 103 of 1977 (National Building Regulations), not only regulate building standards but take cogni- sance of environmental issues, such as the handling of waste material on site and provisions relating to contaminated land. The National Building Regulations empow- ers a local authority to order a site owner to remove waste which accumulates beyond the normal levels. Failure on the part of the site owner to comply with such an order is a statutory offence. The local authority may also require that the soil in all areas within the site be treated in accordance with the recommendations of SANS 10124.

In 2009, Green Building Media 5 published the Green Building Handbook (Vol. 1 & 2) in order to provide a sound and articulate guide for the creation of environmentally- friendly construction. The handbook identifies the ideal materials, designs, new technologies, and South African relevant solutions to roadblocks that may inhibit green building production.

Lesotho National Environmental Policy Lesotho showed its commitment to the process of sound environmental planning in 1989 with the formulation of a National Environmental Action Plan (NEAP). The NEAP document provides for increased awareness of environmental concerns in sectoral planning and programming. Subsequent to the NEAP, the National Action Plan (NAP) to implement Agenda 21 was launched in May 1994. The NAP incorpo- rates sectoral priorities and national plans for implementing international conven- tions on biodiversity, climate change and desertification control. Lesotho is currently drafting a green building plan in order to apply the NAP to industry-specific requirements.

3.4 Sustainable Building Assessment Tool (SBAT)

It is argued that most building environmental impact assessments are not truly sustainable since they do not attempt to capture the social and economic impacts of the built environment. The Sustainable Building Assessment Tool (SBAT) is being developed to rectify this by implementing more sustainable building and construction

5 Green Building Media is a division of alive2green, founded in 2007; www.greenbuilding.co.za

Osec 2010 © Alle Rechte vorbehalten. 13 practices in Southern African countries and in South Africa in particular. SBAT achieves this by measuring sustainability performance in the built environment against 15 social, economic and environmental criteria. The social criteria include: occupant comfort, inclusive environments, access to facilities, participation and control, and education, health and safety. The economic criteria include local economy, efficiency, adaptability, ongoing costs, and capital costs. The environmental criteria include water, energy, waste, site, and materials and components. Perform- ance in these areas is measured out of five and presented on a radar diagram. Importantly, SBAT aims to assess not only the performance of buildings in terms of sustainability but also assess the extent of the building’s contribution to supporting and developing more sustainable systems around it.

3.5 Green Building Council in South Africa (GBCSA)

The Green Building Council South Africa (GBCSA) ( www.gbcsa.org.za ) was established in 2007 and leads the transformation of the South African property industry to ensure that all buildings are designed, built and operated in an environmentally sustainable way. The mission of the GBCSA is to promote, encourage and facilitate green building in the South African property and construction industry through market-based solutions, by: promoting the practice of green building in the commercial property industry; facilitating the implementation of green building practice by acting as a resource centre; enabling the objective measurement of green building practices by developing and operating a green building rating system; and improving the knowledge and skills base of green building in the industry by enabling and offering training and education.

GBCSA joined the World Green Building Council (WGBC) 6 as its 13 th full member in October 2008, becoming the first and only national green building council in Africa to be accepted into WGBC. The WGBC membership roster now includes the green building councils from Australia, Brazil, Canada, the Emirates, Germany, India, Japan, Mexico, New Zealand, South Africa, Taiwan, the United Kingdom and the United States. There are several rating systems in existence worldwide, including LEED from the US, BREEAM from the UK and Green Star from Australia.

3.6 Green Star South Africa Rating System

After a process of industry and expert consultation, the GBCSA Board decided to base the South African rating system on the Australian Green Star system, and to customise this tool for South African use. Based on the Australian Green Building Council tools, the Green Star SA ratings tools will be segmented to provide the property industry with an objective measurement for green buildings and to recognise and reward environmental leadership in the property industry. Each Green Star SA rating tool reflects a different market sector (e.g. office, retail, multi-unit residential). The objectives of the Green Star SA rating tools are as follows: Establish a common language and standard of measurement for green buildings Promote integrated, whole-building design Raise awareness of green building benefits Recognise environmental leadership Reduce the environmental impact of development

6 The World Green Building Council is the coordinating body for national green building councils; www.worldgbc.org

Osec 2010 © Alle Rechte vorbehalten. 14 Green Star SA is a points-based system, with points awarded for various initiatives, known as credits, within each category. Weightings are applied to each category score to reach an overall score out of 100. Projects submit the required documenta- tion for each of the relevant credits for review by GBCSA assessors. Projects will be awarded Green Star SA certification based on the following scale: Four Stars: Best Practice (a score of 45-59 points) Five Stars: South African Excellence (a score of 60-74 points) Six Stars: World Leadership (a score of 75-100 points)

Green Star SA – Office was the first tool to be developed and published in pilot form for public comment in July 2008. The full version 1 (Green Star SA - Office v1) was released at the GBCSA Convention & Exhibition in 2008. The Green Star SA – Office rating tool is for use by new office construction projects and base building refurbishments. Two different certifications are awarded through the same tool, namely 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.

The Green Star SA – Retail Centre PILOT rating tool assesses the environmental attributes of new commercial retail centres as well as major base-building refurbishments of existing retail centre facilities across South Africa. Retail centres are considered to be centres that include more than one retail business, a common mall area, shared plant and building infrastructure among tenants. Two different certifications will be awarded through this tool: Green Star SA – Retail Centre Design at the end of the design phase of the project and Green Star SA – Retail Centre As Built following construction completion.

Following the finalisation of these initial rating tools, the GBCSA will roll out tools for other building types. For any given tool, however, 70-80% of the credits are core credits which will be common to all tools.

3.7 The First Certified Green Building in Southern Africa

The second phase of Nedbank's head office in Sandton had been certified as South Africa’s (and in fact in Southern Africa) first Green Star building under the GBCSA’s Office v1 rating tool 7. The building, to be completed by April 2010, achieved a four- star rating, which signified “Best Practice” in green building. Design ratings were awarded at the end of the design process, based on tender documents.

Nedbank, Sandton, South Africa

7 On Youtube: http://www.youtube.com/watch?v=x17Phi9H548

Osec 2010 © Alle Rechte vorbehalten. 15 The main elements that contributed to the four-star rating include efficiency of the air conditioning system, Dali lighting system and energy-efficient light fittings, black water treatment system, implementation of an efficient waste recycling system both during construction and when the building is in use, and the fact that the building will achieve a 30% energy reduction compared with a conventional building. This includes the use of gas for cooking in the kitchens, solar-heated geysers for showers, no hot water in the wash hand basins, and push-through geysers replacing conventional geysers.

3.8 Examples of Sustainable Construction in Southern Africa

Angola Angolan Deputy Minister of Environment, Syanga Abílio, recently recommended all sectors of activity in the country to use clean technologies in their processes of industrial production, seeking to preserve the environment. He appealed to companies in the various sectors – but in particular in the construction industry – to use environmental technologies.

Botswana The Living Park in Jwaneng, Botswana won an "Acknowledgement" at the Holcim Awards 2005 Africa Middle East for its proposal for a park that serves as a community resource centre facilitating a variety of local economic development initiatives, cultural revitalisation, as well as the conservation of natural biodiversity. A significant contribution of the project will be in generating economic improvement for the region, which at the same time promises to stimulate a greater awareness of the benefit of community-driven initiatives such as this one across a larger audience.

The Living Park, Jwaneng, Botswana

Mozambique In the northern province of Cabo Delgado, Mozambique, British architects Hugh Cullum and Richard Nightingale completed the Guludo eco-resort in the Quirimbas National Park ( www.guludo.com ), a new tourist resort that attempts to minimise its impact on the local ecology and have sustainable long-term benefits for the local community. The architects interpret local vernacular traditions by developing low- energy and low-maintenance structures. At the heart is a central courtyard with facilities for eating, cooking, lounging and teaching. Guests are housed in 12 independent bandas facing the beach. Drawing extensively on local materials and construction techniques, building structures are generally timber framed with infill panels of mud, masonry or woven matting. Roofs are thatched with grass or makuti,

Osec 2010 © Alle Rechte vorbehalten. 16 coconut palm thatching panels. Non-ferrous jointing methods include simple timber pegs and cord or rope bindings. Solar energy is used to generate electricity and to heat water by direct radiation. Human waste is recycled in waterless lavatory units to provide dry compost for fertilizer.

Namibia Eco Award Namibia is a mark of distinction for accommodation establishments that are planned and managed according to eco- friendly principles. Projects are assessed according to a cata- logue of seven sets of criteria such as water & waste water management, waste management including recycling practices, Guludo Eco-Resort, Quirimbas National Park, Mozambique energy management, approach towards the ecology, sustainable construction & landscaping practices as well as staff welfare & development programmes, and social responsibility towards local communities. The Desert Camp ( www.desertcamp.com ) project in Sossusvlei is an example of a project that won the Eco Award Namibia.

Namibia's first environmentally-friendly commercial building was completed in Windhoek at the end of 2009. Besides being the first environmentally-friendly building, it also is the tallest among Windhoek's few skyscrapers. The 21-floor building is constructed using non-toxic materials and uses a two-stage evaporative cooling process to cool the offices. The building uses 40% less energy consumption, utilises 50% of Windhoek's underground water Desert Camp, Sossusvlei, Namibia (and therefore reducing half of its reliance on water supply from the City of Windhoek), and reduces usage of carbon emissions and electricity by another 40%, relying much on natural sunlight. The owner of the building is Old Mutual Group (www.oldmutual.com.na ) and the cost of construction came to CHF 36 million (the largest property investments in post-independent Namibia).

South Africa Tsoga Environmental Centre is a community service and recycling centre in a neighbourhood in Cape Town with a history of social disadvantage. In 2005, the building won the Bronze Award for the region Africa & Middle East in the Holcim Foundation’s first competition for sustainable construction projects. In 2007, the building received a CIA Award for Architecture from the Cape Institute for Architecture, South Africa. The building is a synergy between environmental sustainability and social equity. Tsoga is a community-based non-government organisation committed to improving the local environment and living conditions. The project demonstrates that the governments of South Africa and Cape Town State are taking concrete action to implement their sustainability policies.

The design team of the Tsoga Environmental Centre introduces what they call a sustainable construction methodology, which applies sound principles and considers all phases of the life-cycle of a building in order to select a palette of materials well suited to the function, site, context, and culture. They considered the use of materials and energy as resources, waste management, CO2 reduction, environmental protection, and long-term socioeconomic development. Tsoga Environmental Centre, Cape Town, South Africa

Zimbabwe The Eastgate Centre in Harare, Zimbabwe, typifies the best of green architecture and ecologically sensitive adaptation. The country’s largest office and shopping complex is based on biomimicry principles. The mid-rise building, designed by architect Mick Pearce in conjunction with engineers at Arup Associates (www.arupassociates.com ), has no conventional air-conditioning or heating, yet stays regulated year round with a significant reduction in energy consumption using design methods inspired by indigenous Zimbabwean masonry and the self-cooling mounds of African termites (see also 4.12).

This section provides an overview of the major developments that can be expected to emerge in the coming years in Southern African countries and identifies the sectors in sustainable construction which bear the highest potential for

companies aiming to enter the Southern African markets.

4.1 Introduction

Green building, while not standard practice, has been on the rise in Europe, Austra- lia and the United States for a number of years. As discussed in the previous section, however, sustainable construction still is a relatively new concept in Southern Africa, although awareness has dramatically increased in the last few years due to: electricity shortages; more local awareness of potential water shortages; rising global awareness of climate change issues; and demand from international organisations operating in Southern Africa.

This section describes some of the major trends that can be expected to emerge in the coming years in Southern African countries and identifies areas of sustainable construction in which companies find opportunities to offer their products and services. Part of this assessment is related to clean technologies ("cleantech") relevant to the construction industry.

4.2 Cleantech in Sustainable Construction

While cleantech covers a diverse range of products, services and processes – from alternative energy generation to wastewater treatment to more resource-efficient industrial processes – all intend to: provide superior performance at lower costs, while greatly reducing or eliminating negative ecological impact, and at the same time improving the productive and responsible use of natural resources.

Although the scope of these industries is very broad, they share the common theme that embodies cleantech:

"The use of new and innovative technology to create products and services that compete favourably on price and performance while reducing impact on the environment "

Therefore, to be considered cleantech, products and services must: optimise use of natural resources, offering a cleaner or less wasteful alternative to traditional products and services; have their genesis in an innovative or novel technology or application; and add economic value compared to traditional alternatives, i.e. need to be price competitive.

Osec 2010 © Alle Rechte vorbehalten. 19 The term "cleantech" is an unprotected word and has been used for various products and services as well as entire industry and market segments 8. Cleantech, however, should not be confused with the terms environmental technology or "green tech" popularised in the 1970s and 1980s. Cleantech is new technology and related business models that offer competitive returns for investors and customers while providing solutions to global environmental challenges. While greentech, or enviro- tech, has represented "end-of-pipe" technology of the past (for instance, smokestack scrubbers) with limited opportunity for attractive returns, cleantech addresses the roots of ecological problems with new science, emphasising natural approaches such as biomimicry and biology. Greentech has traditionally only represented small, regulatory-driven markets. Cleantech is driven by productivity-based purchasing, and therefore enjoys broader market economics, with greater financial upside and sustainability.

There are various opportunities in the sustainable construction market in Southern Africa for cleantech products, services and processes that are an integral part in achieving the goals of green building , particularly in the following concepts: Sustainable/durable/low maintenance building design and operation: Building must be sturdy and disaster resistant Design and build for long service life The building must be “future-proof” – access channels all around the structure to easily upgrade and add future technology Capable of being “stand-alone” without connections to gas mains or electric utilities Energy efficiency and conservation: Work towards eliminating dependence on external sources of energy Site/land management, reclamation and conservation Water efficiency, management and conservation Indoor air quality technologies Outdoor air quality technologies Material resource management, recycling and conservation: Maximum use of renewable building materials such as timber, thatch and wool Minimum use of non-renewable, energy- intensive building materials like steel, brick, vi- nyl, aluminium Use materials found on site or close to the site Locally source materials and components in order to minimise transportation impacts and create local jobs Re-use of building materials and products

4.3 Energy Generation in Sustainable Construction

One of the main focuses of the field of cleantech these days is the shift to harnessing renewable energies in power generation. Most of the cleantech arising out of this area of concentration is principally focused on improving the efficiency and cost- effectiveness of renewable power generation. There is a rise in the harnessing of renewable energy mainly in the form of wind, solar, hydro/marine, geothermal and biofuels.

8 See Appendix A1 for an overview of the key facts of the global cleantech market.

Osec 2010 © Alle Rechte vorbehalten. 20 The power generation sector of cleantech in Southern Africa is composed of companies engaged in the development and use of technologies to generate power from renewable resources, such as solar, wind, geothermal, or renewable combustibles. The sector also includes companies involved in the development of materials and components used in integrated power generation systems. Examples of such include solar panels, wind turbines, and high-efficiency combustion generators.

In South Africa, most electricity is generated by coal-fired power stations. According to ESKOM (Electricity Supply Commission), South Africa's main electricity supplier, each kilowatt-hour (unit) of electricity generated consumes 560 grams of coal and 1.44 litres of water. In turn, 1 kg of the greenhouse gas, carbon dioxide, is released into the atmosphere. South Africa's heavy dependence on coal puts it within the top fifteen emitters of greenhouse gases in the world. There is no doubt that pressure will be brought to bear on South Africa and other countries in the region to reduce its emissions and turn towards more sustainable energy sources over the coming years.

4.4 Wind Power

Wind power is a rapidly growing sector of energy generation, favoured by the environmental movement as an alternative to fossil fuels, because wind power is plenti- ful, renewable, widely distributed, clean, and produces no greenhouse gas emissions. Similarly to solar energy, when discussing the application of wind power as cleantech, we draw a distinction between large and small scale applications (the latter being suitable for smaller settlements and property developments).

On the large scale, wind power can be harnessed through the use of wind farms – large concentrations of high-scale turbines – and used as a substantial power generation source. Wind power produces about 1.5% of worldwide electricity use and is growing rapidly, having doubled in the three years between 2005 and 2008. Several countries have achieved relatively high levels of wind power penetration in 2008, such as 19% of stationary electricity production in Denmark, 11% in Spain and Por- tugal, and 7% in Germany and Ireland. The feasibility of nation-wide use of wind power is largely dependent on the natural features of an area; suggested further studies of natural topography for understanding of the possibility of a wind farm being a significant contributor to country's energy source. One factor to consider in Southern Africa is the abundance of usable land; an obstacle in solar and wind power has been the amount of physical land required, which has been a limiting factor in more congested areas.

Southern Africa has an abundance of wind resources, and - coupled with its vast tracts of open land and infrastructure - the potential to become a "wind powerhouse". According to the opinion of pioneers in the wind power revolution in South Africa, wind has the potential to generate 10 times the official national wind energy estimates in one province alone. The two key wind power projects in South Africa both are located in the Western Cape, at Klipheuwel and Darling. The Western Cape's winds are considered perfect for wind energy – prevailing winds are from two directions, and usually blow during peak electricity consumption periods. ESKOM estimates that the practical

Osec 2010 © Alle Rechte vorbehalten. 21 usable wind resource on South Africa's coasts is about 1,000 megawatts. And wind farms can be built relatively quickly - it takes only a year to build one with a capacity of 100 megawatts.

In the field of renewable energy resources, wind energy is the technology with the lowest production cost of electricity. Together with the favourable natural conditions as described above, energy generation through wind power bears enormous opportunities in the Southern African region. As South Africa is blessed with abundant wind energy, especially along its coastline, it makes perfect sense to develop and apply existing technology to local conditions and needs.

4.5 Solar Power

The sun is the single most powerful energy source in the world; it is available to everyone and, after the initial set-up cost, it is free. Solar power converts energy from the sun into electricity, either by photovoltaic (PV) systems – commonly used for residential homes – or concentrated solar power systems using steam turbines, most often seen at solar power plants. Solar heating is also commonly referred to as solar water heating, largely because it is used to heat water for washing and showering and to generate electricity. Solar energy covers many different realms though, with a special variance dependent on the scale on intended use; the notable distinction is between large-scale and small-scale generation.

Concentrated Solar Power (CSP) plants are intended for power generation on a large scale. They operate under the principle of the use of mirrors to reflect and concentrate sunlight onto receivers that collect the solar energy and convert it to heat. This thermal energy can then be used to produce electricity via a steam tur- bine or heat engine driving a generator. A solar cell or photovoltaic cell is a device that converts light directly into electricity by the photovoltaic effect; these are also commonly referred to as solar panels. While there are in fact PV cell energy plants (the largest one is in Spain, with a 60 MW capacity), PV cells are much more commonly used on a smaller scale and tie in well with the concept of green architecture.

Solar heating harnesses the power of the sun to provide solar thermal energy for such things as solar hot water and solar pool heaters. A solar heating system saves energy, reduces utility costs, and produces clean energy. One of the main rising trends in the cleantech industry is the emergence of companies specialising in the installation of solar panels for buildings. As materials and methods become more cost-effective, these systems are more accessible to the average consumer and help individuals reduce their utility bills and the nation reduce its consumption of fossil fuels. These individual-based solar systems tie in with the concept of green architecture.

One of the challenges facing the widespread use of solar energy is the reduced or curtailed energy production when the sun sets or is blocked by clouds. The concept of thermal energy storage provides a workable solution to this challenge. In a CSP system, the sun's rays are reflected onto a receiver, creating heat that is then used to generate electricity. If the receiver contains oil or molten salt as the heat-transfer medium, then the thermal energy can be stored for later use. This would allow CSP systems to be a cost-competitive option for providing clean, renewable energy. Presently, steam-based receivers cannot store thermal energy for later use.

In Southern Africa, solar water heating (SWH) can provide up to 80% of hot water energy needs and significantly reduce conventional electricity generation. With an average of more than 3,000 hours of sunshine every year, Southern African countries have the perfect climate for solar panels.

South Africa's solar radiation output is over twice that of Europe - making it one of the highest in the world - and is the most readily accessible resource available. This immense energy resource lends itself to a number of potential uses and the country's solar-equipment industry is growing with a number of companies in South Africa selling solar panels and other related solar energy products. Research has shown that if low-cost housing can be fitted with solar panels, fuel savings of as much as 65% could be made. This makes solar energy for homes an environmental and money-saving success and creates opportunities in all Southern Africa countries.

Namibia has an even better solar regime than South Africa with some 3,300 hours of sunshine per year. This provides a potential average annual solar radiation value exceeding six kilowatt hours per square metre per day. Today, solar water heating via electric geysers constitutes the highest portion of electricity generated from

Osec 2010 © Alle Rechte vorbehalten. 23 renewable energy in Namibia. There is also a plan by private entrepreneurs and farmers to establish a huge solar energy plant in southern Namibia, where the highest amount of sun radiation is measured.

4.6 Water Conservation & Waste Technologies

There is a global drive to become more aware of human impact on water consumption and the importance of water conservation projects within the field of sustainable construction. Clean water technologies include advanced water purification technologies (potable and industrial) and wastewater treatment. The following developments can currently be observed: advanced oxidation technologies such as ozone disinfection and ultraviolet (UV) disinfection membrane technologies involving micro-filtration, ultra-filtration and reverse osmosis and other related separation technologies such as ion exchange and electro-dialysis technologies involving coagulation, flocculation and clarification with regards to water resources management, current and developing technologies include automated systems and instrumentation that can monitor and control non-point-source pollution, point-source discharges, spills of hazardous materials, bio-toxins and contamination of water supplies products to optimise the management and operation of water and wastewater treatment and conveyance infrastructure

The countries in Southern Africa are located in a largely semi-arid, water-stressed area. The regional average rainfall is only about 500 mm, the minimum required for successful dry-land farming. To overcome the problem of variable river flows, many large storage dams have been built. Dams experience high evaporation rates, further reducing available water, as do commercial afforestation and sugar-cane farming. Rivers, for example in South Africa, receive on average about 50 billion m 3 of water a year with a further six billion m 3 available from underground aquifers. The government is on target to eradicate the backlog in water infrastructure and sanita- tion infrastructure by 2010. In June 2003, 78% of municipalities in South Africa implemented the Free Basic Water Policy, launched two years earlier. This means that 27 million people receive free water of about 6,000 litres per household per month.

South Africa is developing a multidisciplinary approach to managing its scarce water resources. This is aimed at conserving resources and determining the reserve water required for basic human needs, and maintaining ecological flow for aquatic ecosystems. The strategy also describes provisions for authorising water use, water conservation, demand management and water pricing. It outlines plans for investment in new dams and related infrastructure over the next 25 years, and proposes arrange- ments with neighbouring countries for managing shared rivers. One of the most ambitious bi-national water projects is the Lesotho Highlands Water Project between South Africa and Lesotho in 1998. The project consisted of the construction of three dams, various tunnels and a hydroelectric plant.

Southern Africa has also its own network of information sharing called SEARNET (Southern and Eastern Africa Rainwater Network) which informs farmers of techniques to catch and store rainwater, with some seeing increased yields and addi- tional harvests. Water conservation is particularly important in South Africa, where not everyone has easy access to clean drinking water and where the installation of one tap in an informal settlement is considered an achievement. Part of the battle to provide clean drinking water for all South African citizens is to balance the needs for sustainable and responsible water use with the needs of a growing urban population and the pressures on existing water systems. The growing awareness of the global

Osec 2010 © Alle Rechte vorbehalten. 24 crisis in freshwater supply will lead building designers and managers to reduce water consumption in buildings with more conserving fixtures, rain-water recovery systems, and innovative water technologies.

In the area of water conservation in Southern Africa, market opportunities include: Water monitoring-on-site in-situ real-time water monitoring for pathogens Cooling solutions Smart water distribution and monitoring systems On-site wastewater recycling-industrial and commercial applications Advanced water metering Storm-water and flood control, rainwater harvesting Smart irrigation On-site water disinfection Membranes for water treatment Advanced filtration without membranes Energy-efficient water pumping Reverse osmosis Advanced filters and filtration (air or water)

In the area of wastewater treatment in Southern Africa, market opportunities include: Grey and black water systems from residential and industrial properties Biological aerated filtration & trickling filters Membrane bioreactors Nitrification and denitrification systems Enhanced biological phosphorus removal technologies UV disinfection Anaerobic and aerobic sludge digestion Bio-solids utilisation

In the area of waste processing in Southern Africa, market opportunities include: Improvements on waste management equipment Sorting/ resource recovery processes (recycling) Pollution prevention, control, and treatment technology Waste reduction through innovative recycling processes New recyclable materials, such as bio-based plastics Use of accumulated landfill biomass as energy source

In the area of waste management in Southern Africa, market opportunities include: Waste cleanup and remediation Disinfecting water supply Agricultural waste treatment Recycling Microbial water treatment Bio-based packaging solutions (to minimise waste at the later stage) Harnessing methane capture and storage (produced from biological waste) for alternative energy production

4.7 Architecture & Design

A current trend in Southern Africa is the movement towards green architecture for sustainable buildings. Green buildings are designed to reduce the overall impact of the built environment on human health and the natural environment by efficiently using energy, water, and other resources as well as reducing waste, pollution and environmental degradation.

Osec 2010 © Alle Rechte vorbehalten. 25 The following components are needed most in Southern Africa: Improved site planning Reduction of hazardous materials in building construction or operation Use of new environmentally friendly or recycled materials in construction Systems for improved waste reduction or disposal Systems to improve indoor environmental quality Insulation materials Architectural designs for thermal management Water saving toilets, showers, plumbing Indoor air filtration systems Building integrated photovoltaic (BIPV)

Although there are some architectural firms in Southern Africa specialising in re- vamping existing buildings to make them greener, as well as specialising in green architectural designs for new commercial/residential buildings, there is a large un- tapped market potential for further architectural and design companies focussing on sustainable construction .

4.8 Low Income Housing

The South African government’s low-cost housing scheme currently allocates a maximum of ZAR 43,506 (CHF 6,000) to subsidise the construction of each house. Due to these cost constraints, the units typically only include a small pre-paid electricity unit, two plug points and one light unit. The Department of Housing and the National Home Builders Registration Council of South Africa are currently working together to establish a number of energy-saving measures to be incorporated into low-income housing . These measures include: ceilings with insulation; internal and external plastering; plastic membrane under floor; sealing the house at ground level; and north-facing roof overhang.

4.9 Retrofitting

It is expected that there will be a shift from constructing new green buildings to greening existing buildings by retrofitting, upgrading and renovating. Generally this includes the adoption of energy-efficiency strategies. In the commercial sector this includes utilising variable-speed drive HVAC systems and increasing efficiency in lighting by replacing magnetic with electronic ballasts and replacing incandescent lighting with CFLs. In the residential sector, energy-efficiency retrofitting strategies include the use of solar water heating, use of geyser blankets, and use of CFLs in lighting. ESKOM has introduced rebates for home-owners which reduces the selling price of a SABS approved solar water heating system. The cost of installing a solar geyser varies between ZAR 12,000 to ZAR 35,000 (between CHF 1,650 and CHF 5,000) depending on the size, type, and source (i.e. imported or locally manufactured). The rebate calculates to between 15-30% depending on the equipments' energy savings capability.

Despite this rebate, costs of solar water heating is still prohibitively expensive for most South Africans and the uptake of solar water heating by home-owners has been poor. Independent of ESKOM, the City of Cape Town has introduced a Solar- Water Heater Bylaw and has a project to fit solar water heaters to the city’s nature reserve facilities as part of the City of Cape Town’s Energy and Climate Change Strategy. The South African government has initiated retrofitting of government

Osec 2010 © Alle Rechte vorbehalten. 26 buildings in a strategy to lead by example. An overall target for energy demand reduction of 12% of the projected energy consumption has been set, which is to be met by 2015.

4.10 Green & Living Roofs

Green building is no longer merely about technical and practical solutions to energy and carbon emission reduction but has moved towards a philosophy of being in harmony with the natural environment, in terms of form and function. One technique that has gained popularity in most Southern African countries is that of using living or green roofs. A green roof is a roof of a building that is partially or completely covered with vegetation and soil, or a growing medium, planted over a waterproofing membrane. They are basically an update of the ancient sod roof of Europe. This type of roof has several advantages, including is beauty, its ability to assist the house with blending into the environment and providing climatic stabilisation. A living roof reduces heating (by adding mass and thermal resistance value) and cooling (by evaporative cooling) loads on a building; reduces stormwater runoff; filters pollutants and carbon dioxide out of the air; and increases wildlife habitat in built-up areas, among other advantages. It is believed that if 8% of roofing in the city is green then the ambient temperature in the city can be reduced by up to 2 degrees. That significantly cuts the effects of global warming and city "heat islands".

In South Africa, prominent examples of green roofs include the treed roof of the parking area at Nelson Mandela Square in Sandton, the Grace Hotel in Rosebank and House Westcliff, the library of Stellenbosch University, and the Forum Homini at the Cradle of Humankind.

4.11 Sustainable Cities & Communities

The environmental impact of buildings is obviously magnified when looked at the scale of whole cities. It is estimated that cities generate close to 80% of all carbon dioxide emissions, account for three-quarters of industrial wood use, and 60% of all freshwater drawn for human use ends up in urban areas. For cities to become sustainable and thus more liveable they must create the smallest possible ecological footprint and reduce contributions to climate change. This entails powering itself with renewable sources of energy, feeding itself with minimal reliance on the surrounding countryside, producing less pollution, efficiently using land, recycling, converting waste-to-energy, and improved public transport and an increase in pedestrianization to reduce car emissions. A sustainable city will also foster human well-being by creating a sense of community. There will be more open spaces, civic centres and gathering places. This requires a radically different approach to city planning, with integrated business, industrial, and residential zones.

South African cities have built environment features that have a relatively greater impact on naturally available resources than many similarly sized cities in other parts of the world. This is largely due to 1) the enduring impact of apartheid spatial planning and its present day conse- quences, such as undersized but sprawling cities, cities designed to marginal- ise, cities designed to impede movement, cities designed to encourage decen- tralisation for its own sake, and under-serviced cities that were designed with-

Osec 2010 © Alle Rechte vorbehalten. 27 out consideration for the need of poor populations for an acceptable level of service; and 2) the intended and unintended results of post-apartheid settlement development meant to provide previously disadvantaged residents with access to formal shelter and household services.

Possible future interventions include the implementation of energy-efficiency guidelines, bylaws, cycle friendly initiatives, environment guidelines, land use management guidelines and better spatial planning. Many cities in Southern Africa signalled their willingness to co-operate with other cities and specialised companies experienced in sustainable urban planning .

4.12 Bionic Architecture

Bionic architecture (biomimicry) is the concept of copying designs and innovations found in nature. In theory, bionic studies the nature that has existed for years before technology has given civilizations towers and sky scrapers. Bionic architecture tries to study the similarities between nature and structure which ultimately result in more efficient and less costly building costs. In essence, Bionic architecture tries to study nature and mimic it in structures. For example, an attempt of applying the principles of Bionics to the problems facing tall buildings is done by comparative investigation on the growth of vegetable species of varying sizes (from a blade of grass to huge tree structures). The example below indicates that there is potential in Southern Africa for experimental and innovative architectural concepts and design .

The Eastgate Centre in Harare, Zimbabwe is a shopping centre that has mimicked strategies used by termites in termite mounds for temperature control. Termites keep temperatures constant within their large vertical mounds by constantly opening and closing a series of heating and cooling vents throughout the mound over the course of the day. With a system of carefully adjusted convection currents, air is sucked in at the lower part of the mound, down into enclosures with muddy walls, and up through a channel to the peak of the termite mound.

The termites constantly dig new vents and plug up old ones in order to regulate the temperature. The East- gate Centre, designed by architect Mike Pearce in conjunction with engineers at Arup Associates, is largely made of a combination of in situ concrete and Eastgate Centre, Harare, Zimbabwe © Mike Pearce double thickness brick in the exterior walls that moder- ates temperature extremes, and generally light coloured finishes reduce heat ab- sorption. However, it has a ventilation system which operates similarly to a termite mound. Outside air that is drawn in is either warmed or cooled by the building mass depending on which is hotter, the building concrete or the air. It is then vented into the building’s floors and offices before exiting via chimneys at the top. The complex also consists of two buildings side by side that are separated by an open space that is covered by glass and open to the local breezes.

4.13 Conclusions

Despite various difficulties (such as lack of technical skills and insufficient knowledge regarding sustainable construction), the green building movement continues to

Osec 2010 © Alle Rechte vorbehalten. 28 gain robust momentum in Southern Africa, and several construction and design professionals have made it the mainstay of their practices. Various innovative products, tools and services from the cleantech sector are marketed each year, which in general is beneficial to both market segments alike. In light of the fact that green building is at the very beginning in Southern Africa, there is no doubt that enormous potential and opportunities exist for companies entering the sustainable construction markets in Southern Africa in the next few years.

Like other processes, sustainable construction may one day become so common that its unique distinguishing terminology will become unnecessary. It remains the goal of the sustainable construction movement to transform fundamental human assumptions that create waste and inefficiency into a new paradigm of responsible behaviour that supports both present and future generations.

We are beginning to realise the impact of our developmental actions on the planet and its people. The recent developments in Southern African countries give a strong indication in support of this notion. But are we, as users of the built environment and as members of the construction sector, fully prepared to take responsibility for the changes that will be needed? The Agenda 21 for Sustainable Construction in Devel- oping Countries is the main international framework that established action plans for integrating ecological aspects into the construction industry.

Ultimately, the construction sector will have to be completely reinvented, from the materials used and how they are manufactured, to how we view property development and the methods we use to achieve it. In a way, these changes will be easier for the countries in Southern Africa. These countries are by nature more used to innovation, adaptation and doing more with less. It may be that through their cultural heritage, innovative home-grown solutions and proven adaptability, Southern African countries are holding one part of the key to sustainability. However, we have to remember that both developed and developing countries hold knowledge and values that can contribute to a new vision for development, as well as the practical know- how needed to make it work. In this light, the Agenda 21 for Sustainable Construc- tion in Developing Countries does not just concern developing countries, but also holds up some alternatives for the developed countries in their quest for local and global sustainability. Establishing this dialogue is therefore one of the first actions that needs to be taken.

To take the Agenda 21 for Sustainable Construction in Developing Countries forward is an enormous undertaking that will require plenty of innovation and commitment from all concerned. Moreover, the implementation of this Agenda is not just the responsibility of the research and education institutions. More active involvement of government, industry, non-governmental organizations, professionals and clients is needed if sustainable construction is to be adopted by Southern African countries on a broad scale as the best way forward.

Furthermore, the Research and Development (R&D) agenda has been structured to provide a framework for common research projects that can be executed in partnership with research teams of other African countries, or as independent, country-specific studies that fills some of the knowledge and technology gaps. However, the optimal case would be that the R&D agenda will provide a structured opportunity for South-South partnerships and technology transfer, as well as for re-negotiation of existing North-South partnerships to empower researchers and expand research capacity in Southern African countries.

The R&D agenda depends on the support of the various stakeholders through the strategy for action. At national level a strategic alliance between the different levels of government, the broader construction industry, and universities and research centres must be established to provide an effective mechanism to boost the importance of the topic and to encourage coordinated action. At international level co-operation and concerted advocacy can play an im-

Osec 2010 © Alle Rechte vorbehalten. 30 portant role in influencing governments and the construction sector in Southern African nations to give the necessary attention to issues related to sustainable construction.

It is also important to note that scarce skills in the construction industry in all South- ern African countries are the main challenge, in particular when it comes to "new" methods when developing and constructing sustainable property. Especially the evident providers of sustainable construction, the small and medium sized contractors (most of them have been emerging in the last 10-15 years), usually cannot afford to hire qualified construction professionals, and even if they could, have difficulties to find workers with a minimum of technical and managerial skills. In order to address the challenges faced by emerging contractors in South Africa, it is critical for governments to review relevant policies (e.g. Contractor Development Programmes (CDP) in South Africa) to ensure that small contractors can benefit from the market potential of sustainable construction.

It is perhaps the first time the investment case for the sustainable construction sector can stand by itself and becomes a distinctly compelling one. Southern African governments, investors, and the region itself can gain a great deal from engaging dynamically with sustainable construction business. As the global community begins to face up to the challenges of sustaining economic success in the context of rises in hydrocarbon prices and environmental awareness, sustainable construction together with clean technologies – and not conventional real estate – are now accepted to be the next engine of growth. Changes in the dynamics of energy require a response, and alternative means of saving energy through green buildings is a way to ensure that the Southern African continues to grow. If the natural advantages of the South- ern African region can be fully used, policy appropriately structured and the private sector properly leveraged, Southern African countries have the capabilities to take a lead in sustainable construction industries and therefore be the frontrunner on the African continent.

A1. Key Facts Global Cleantech Market

The following paragraphs provide an overview of trends and developments regarding global cleantech business in recent years:

New investment in cleantech businesses increased by 5% from USD 148 billion in 2007 to USD 155 billion in 2008, although the second half-year figure was down 17% from H1 2008, and 23% lower compared to the final six months of 2007.

Overall, cleantech resisted the global financial crisis more successfully than many other sectors for much of 2008, helped by high oil prices, but felt the impact from September 2008 onwards. Share prices fell 61%, more sharply than the overall stock market, and have since only made up a fraction of the lost ground. Investor mood will be critical to continued growth. One of the reasons sustainable energy share prices underperformed in late 2008 was a general flight from risk and growth sectors.

Leading governments committed over USD 180 billion to sustainable energy within their various stimulus packages, but there has been a big divergence between countries in the generosity and clarity of their measures. An enormous monetary stimulus has also been applied through the drop in global interest rates, but although central bank rates are at historic lows, banks are still too worried about solvency to lend. When lending does start to flow, renewable energy projects stand to be among the early beneficiaries, as they produce a reli- able stream of revenues from good counter-parties, the utilities.

The number of companies under incubation fell slightly during 2008. The large majority of incubated companies were in the solar sector with 21% of the total number of incubated companies. Solar is followed by wind, biofuels, and energy efficiency supply and demand side sectors.

In 2008, venture capital and private equity funds invested USD 19.3 billion in renewable energy and energy efficiency firms, an increase of 43% compared with 2007. Of this, USD 13.5 billion represented "new" money – everything ex- cept private equity buy-outs – an improvement of 37% on the USD 9.8 billion of fresh investment in 2007. This money helped a broad spectrum of young companies to develop technologies in fields as diverse as carbon capture and storage and tidal power, while enabling those further down the track to ramp up and commercialise production.

Investment in cleantech firms via the world's stock markets tumbled 51% to USD 11.4 billion, from USD 23.4 billion in 2007. Activity noticeably slowed in the second half of 2008, and the public markets have effectively been closed for cleantech initial public offerings so far in 2009. Fewer companies chose to make their debut on the public markets. In 2008, 18 companies floated on the world's main exchanges raising a total of USD 3.6 billion. This was 30 fewer

Financing of sustainable energy assets grew by 12.9% in 2008 to USD 116.9 billion, the bulk of which was for new power generation projects. The terms of debt finance deals for renewable energy projects in Europe have become tougher since October 2008, but the ratification of President Obama's USD 787 billion stimulus package in February 2009 offers a number of new project financing solutions to developers in the U.S. New-build wind project financing increased during 2008 to USD 47.9 billion from USD 41.3 billion in 2007, but col- lapsed in the first quarter of 2009. New-build solar project financing underwent a dramatic increase in 2008, rising to USD 22.1 billion from USD 12.1 billion in 2007. However, it too fell sharply in the first quarter of 2009.

The volume of money changing hands in mergers and acquisitions of clean energy companies fell 16.2% to USD 21.7 billion. The lack of available credit, plunging stock markets and a worldwide financial crisis made it difficult for deal- makers. This left equipment manufacturers to garner the largest slice of mergers and acquisitions investment, taking USD 9.4 billion, or 43.3% of the USD 21.7 billion total. Deals targeting developers saw the biggest year-on-year increase. The USD 7.3 billion recorded in 2008 was up 156% on 2007 as con- solidation swept through Europe's wind market. M&A activity is likely to increase as well-capitalised players take advantage of lower clean energy company valuations and some distressed opportunities.

Far fewer clean energy funds were launched in 2008. In 2007, private clean energy funds were being launched at an average rate of one a week; in 2008, this slowed to one a month. Nevertheless, a number of large funds completed funding rounds during 2008, and a number of new funds have been announced in recent months. Now that markets have lost 40% or more of their value, investors are beginning to venture back into the market. Private and project equity funds have become more prominent in 2008, responding to the effective clo- sure of the world's public markets and very limited access to debt.

Despite the turmoil in the global financial markets, 2008 was another year of record growth in the carbon markets. Transaction value in the global carbon market grew 87% during 2008, reaching a total value of USD 120 billion. Cur- rently, the most liquid markets are the European Union Greenhouse Gas Emis- sion Trading Scheme (EU-ETS) and the global Kyoto compliance market. The EU-ETS, which started its second phase in 2008, covers some 45% of Europe's total greenhouse gas emissions. It has dominated carbon credit trading to date, accounting for 79% of transactions by value. Despite some downward movement in price towards the end of 2008 as a result of the global economic down- turn, the average settlement price of European Union Emissions Allowances (EUAs) closed the year at around USD 25 per tonne.

Financial investment in developing countries increased to USD 36.6 billion in 2008, an increase of 27% on 2007, whilst investment in developed countries fell by 1.7% to USD 82.3 billion. Developing countries' share of total global financial investment increased to 31% in 2008, from 26% in 2007. China led investment in Asia, with USD 15.6 billion of new investment, mostly in new wind projects, and some biomass plants. Investment in India grew 12% to USD 3.7 billion in 2008, of which asset finance represented USD 3.2 billion, up 36%. Brazil ac- counted for almost all renewable energy investment in Latin America in 2008, receiving USD 10.8 billion, up 7% from 2007.

Swiss Business Hub Southern Africa Max Bertschmann, Head of Swiss Business Hub, [email protected] Mail: c/o Embassy of Switzerland, PO Box 2508, Brooklyn Square 0075, Pretoria, South Africa Address: Embassy of Switzerland, 225 Veale Street, Parc Nouveau, New Muckleneuk 0181, Pretoria, South Africa Tel: +27 12 452 0690; Fax: +27 12 346 2621; E-Mail: [email protected] Website: www.osec.ch/sbhsouthafrica

Angola Ministry of Energy & Water / Ministério da Energia, Republic of Angola Cx Postal 2299, 234 Rua Conego Manuel das Neves, No. 5-9, Luanda, Angola Tel: +244 222 43 0576 Website: www.governo.gov.ao

Ministry of Urban Affairs & Environment / Ministério do Urbanismo e Ambiente, Republic of Angola Cx Postal 83, 4 Avenida de Fevereiro, Luanda, Angola Tel: +244 222 31 0517; Fax: +244 222 31 0560 Website: www.governo.gov.ao

Botswana Ministry of Lands and Housing (MLH), Republic of Botswana Mail: Private Bag 00434, Gaborone, Botswana Tel: +267 368 2000; Fax: +267 391 1591 Website: www.mlh.gov.bw ; www.gov.bw

Ministry of Environment. Wildlife and Tourism (MEWT), Republic of Botswana Mail: Private Bag BO199, Bontleng, Gaborone, Botswana Tel: +267 391 4955; Fax: +267 319 1346 Website: www.mewt.gov.bw ; www.gov.bw

Lesotho Ministry of Tourism, Environment & Culture, Lesotho PO Box 52, Maseru 100, Lesotho Tel: +266 22 31 3034; Fax: +266 22 31 0194 Website: www.lesotho.gov.ls

Ministry of Natural Resources, Lesotho PO Box 772, Maseru 100, Lesotho Tel: +266 22 32 2334; Fax: +266 22 31 3602 Website: www.lesotho.gov.ls

Mozambique Ministry of Environment / Ministério de Coordenação da Acção Ambiental (MICOA), Republic of Mozambique Rua Kassoende 167, Maputo, Mozambique Tel: +258 21 49 2403 Website: www.portaldogoverno.gov.mz

Osec 2010 © Alle Rechte vorbehalten. 34 Namibia Ministry of Environment & Tourism, Republic of Namibia Mail: Private Bag 13346, Windhoek, Namibia Swabou Building, Post Street Mall, Windhoek, Namibia Tel: +264 61 284 2111; Fax: +264 61 22 9936 Website: www.met.gov.na

South Africa Department of Environmental Affairs, Republic of South Africa Mail: Private Bag X447, Pretoria 0001, South Africa Fedsure Forum Building, 2nd Floor, North Tower, 315 Pretorius Street, Pretoria 0001, South Africa Tel: +27 12 310 3911; Call centre: +27 86 111 2468 Website: www.environment.gov.za

Department of Human Settlements, Republic of South Africa Mail: Private Bag X645, Pretoria 0001, South Africa Govan Mbeki House, 240 Walker Street, Sunnyside, Pretoria, South Africa Tel: +27 12 421 1311; Cape Town: +27 21 466 7600 Website: www.housing.gov.za

Department of Public Service & Administration, Republic of South Africa Mail: Private Bag X916, Pretoria 0001, South Africa Batho Pele House, 116 Proes Street, Pretoria, South Africa Tel: +27 12 336 1701; Fax: +27 12 336 7802 Website: www.dpsa.gov.za

Department of Public Works, Republic of South Africa Mail: Private Bag X229, Pretoria 0001, South Africa Continental Building, cnr Visagie & Bosman Streets, Pretoria, South Africa Tel: +27 12 310 5951; Fax: +27 12 323 1308 Website: www.publicworks.gov.za

Department of Science & Technology, Republic of South Africa Mail: Private Bag X894, Pretoria 0001, South Africa DST Building (Building No 53), (CSIR South gate entrance), Meiring Naude Road, Brummeria, Pretoria 0001, South Africa Tel: +27 12 843 6300 Website: www.dst.gov.za

Statistics South Africa / Stats Online Mail: Private Bag X44, Pretoria 0001, South Africa The de Bruyn Park, 170 Andries Street, Pretoria, South Africa Tel: +27 12 310 8911; Fax: +27 12 321 7381 Website: www.statssa.gov.za

Green Building Council South Africa Mail: PO Box 155, Rondebosch 7701, Cape Town, South Africa Spire House, Tannery Park, 23 Belmont Road, Rondebosch 7700, South Africa Tel: +27 21 659 5990/1; Fax: +27 21 689 3737; Email: [email protected] Website: www.gbcsa.org.za

South African Chamber of Commerce and Industry Mail: PO Box 213, Saxonwold 2132, South Africa 24 Sturdee Avenue, Rosebank, Gauteng, South Africa Tel: +27 11 446 3800 Fax: +27 11 446 3850 Website: www.sacci.org.za

South African Tourism Mail: Private Bag X10012, Sandton 2146, South Africa Tel: +27 11 895 3000; Fax: +27 11 895 3001 Website: www.southafrica.net

The Tourism Business Council of South Africa Mail: PO Box 11655, Centurion 0046, South Africa Tel: +27 12 654 7525; Fax: +27 12 654 7394 Website: www.tbcsa.travel

Swaziland Ministry of Tourism & Environmental Affairs, Swaziland Swaziland Environment Authority Mail: PO Box 2652, Mbabane, Swaziland Second Floor, Income Tax Building, Mhlambanyatsi By-Pass Road, Mbabane, Swaziland Tel: +268 404 6420; Fax: +268 404 1719 Website: www.environment.gov.sz ; www.gov.sz

Zambia Environmental Council of Zambia Mail: PO Box 35131, Lusaka, Zambia Corner Suez & Church Roads, Plot Number 6975, Rideway, Lusaka, Zambia Tel: +260 1 25 4130; Fax: +260 1 25 4164 Website: www.necz.org.zm

Ministry of Tourism, Environment & Natural Resources, Republic of Zambia Cairo Road, Kwacha House, PO Box 34011, Lusaka State 10101, Zambia Tel: +260 021 22 3931; Fax: +260 021 22 3930 Website: www.mtenr.gov.zm

Zimbabwe Ministry of Environment & Tourism, Republic of Zimbabwe Mail: Private Bag 7753, Harare, Zimbabwe 11th Floor Kaguvi Building, Causeway, Harare, Zimbabwe Tel: +263 4 727 0051; Fax: +263 4 70 5161 Website: www.met.gov.zw

ICSDCE 2010: International Conference on Sustainable Design and Construction Engineering Friday 29 January – Sunday 31 January 2010 V&A Hotel Waterfront, Cape Town, South Africa http://www.waset.org/conferences/2010/capetown/icsdce/

Natural & Organic and Green Home Exhibition Friday 19 February – Sunday 21 February 2010 Cape Town International Convention Centre (CTICC), Cape Town, South Africa http://www.naturalandorganic.co.za/

Clean Technology World Africa Monday 15 March – Thursday 18 March 2010 Sandton Convention Centre, Johannesburg, South Africa http://www.terrapinn.com/2010/cleantechza/index.stm

Green Building South Africa Thursday 29 April – Friday 30 April 2010 Gallagher Estate, Midrand, Johannesburg, South Africa http://www.greenbuilding.co.za/

GREENEX 2010 – Green Alternative Energy Expo Wednesday 12 May – Thursday 13 May 2010 MTN Expo Centre, Johannesburg, South Africa http://www.greenex2010.blogspot.com/

Green Building Council South Africa – Convention & Exhibition Monday 20 September – Wednesday 22 September 2010 Cape Town International Convention Centre (CTICC), Cape Town, South Africa http://www.gbcsa-convention.org.za/

For a continuously updated list of further events in the areas of real estate, sustainable construction and environment in 2010, please go to: www.greendestinations.ch/events_list.html

Active system Traditional heating, cooling and ventilating systems which use mechanical means to artificially condition (cool, heat, ventilate) the air supply in buildings, and draw power for these mechanical processes from electricity or gas.

Adaptable buildings Buildings that can be easily remarketed, retrofitted, or reconfigured to better meet the changing needs of occupants, maintenance crews, and the larger community.

Agricultural by-products Products developed in agriculture that are not the primary goal of the agricultural activity. Some of these are being used as building materials.

Alternative fuel vehicle A vehicle powered by a fuel other than gasoline. (AFV)

Air changes per hour (ACH) The air outside a building is constantly infiltrating through cracks in a building shell and exchanging with inside air. ACH is the measure of the rate at which this occurs. For example, an ACH or 0.5 means that all the air in the building will change out in two hours.

Air infiltration Uncontrolled inward air leakage through cracks in a building envelope. May also refer to air leaking outward (also called air exfiltration).

Air retarder/air barrier A material installed around a building frame to prevent or reduce the infiltration of air into the interior. Installed as an energy-efficiency measure to keep out air, which may be too hot, cold or moist for comfort. Not to be confused with a vapour retarder/ vapour barrier.

Albedo Ratio of reflected light to the total amount of light falling on a surface. In hot climates, it is desirable to use roofing materials with a high albedo.

Annual fuel utilisation effi- The ratio of annual output energy to annual input energy. Measure of efficiency of gas ciency furnaces and boilers.

Appraisal value An estimate of the value of property substantiated by various analyses, usually by comparison with similar properties.

Attic venting system Venting devices installed in an attic structure which allow fresh outside air to enter the attic and exhaust out of it, so the attic will be cooler and drier. The most effective attic venting system combines a continuous soffit vent with a continuous ridge vent. This system allows the most even flow of air over the underside of the roof, and the best position for the exhaust vent at the highest point of the attic where the attic air is hottest.

Autoclaved cellular con- Mix of lime, sand, cement and water are mixed, and then put into moulds, where an crete aluminium powder is added, which causes the mass to expand. It is then put into a steam-curing chamber (autoclaver), which gives it great strength. The resulting material has many benefits (non-combustible, easily worked, R-value of 1.25 per inch, etc).

Backdrafting The occurrence of combustion gases from a gas appliance entering the living space instead of being drawn up the vent pipe and exiting a building. This may happen as a result of depressurization (for example, when the furnace or exhaust fans are turned on).

Backflow preventer An anti-siphoning device on a water pipe to prevent water/liquid (which might be contaminated) from backing up into the water system. For example, the end of a garden hose lying in a flower bed could become contaminated by pesticide and back into the fresh water supply, if no backflow preventer were installed. Frequently required by building codes.

Balance point The outdoor temperature at which a building’s heat loss to the environment is equal

Osec 2010 © Alle Rechte vorbehalten. 38 to internal heat gains from people, lights, and equipment. Surface load dominated buildings such as single family detached residences will have balance points in the 55-65 degree Fahrenheit range. Internally load dominated structures, like office buildings, may have balance points so low that the climate never overcomes their internal heat gain.

Ballast A device used to provide the starting voltage or to stabilise the current in a circuit (as of a fluorescent lamp). May be magnetic or electronic.

Biological wastewater man- Purifying wastewater in a natural or emulated wetland environment. Such systems agement are powered mainly by sunlight and achieve purification through the combined action of living food chains, many of which are microscopic.

Biomass Plants and plant materials, trees, crop residues, wood and bark residues, and animal manure.

Biomass energy The energy released from biomass when it is eaten, burned, or otherwise used as or converted into fuel.

Blackwater Water from toilets, kitchen sink, or other dirty sources (e.g. washing machines used for diapers), which may be contaminated with micro-organisms or harmful bacteria.

Borate-treated wood Treatment of wood with borates to make it resistant to termites and moisture. Borate is a mineral product derived from borax and is benign compared with most other wood treatments.

Brownfields Abandoned, idled, or under-used industrial and commercial facilities/sites where expansion or redevelopment is complicated by real or perceived environmental contamination.

British Thermal Unit (BTU) A measure of heat energy. Approximately the heat required to raise the temperature of a pound of water one degree. About equal to the energy released by the lighting of one match.

Building codes Municipal ordinances that regulate the construction and occupancy of buildings for health and safety reasons.

Building ecology Physical environment and systems found inside the building. Key issues include air quality, acoustics, and electromagnetic fields.

Building envelope Building elements (e.g. walls, roofs, floors, windows, etc) that enclose conditioned spaces and through which energy may be transferred to and from the exterior.

Built environment All human-built structures (as opposed to the natural environment).

Caliche A type of soil containing calcium carbonate that makes a very hard brick/block without firing and is a common roadbed material.

Carbon dioxide (CO2) A heavy, colourless gas that does not support combustion. Made of one carbon atom and two oxygen atoms, it is formed especially in animal respiration and in the decay or combustion of animal and vegetable matter. It is absorbed from the air by plants in photosynthesis, and is an atmospheric greenhouse gas.

Carbon monoxide (CO) A colourless, odourless, very toxic gas made up of carbon and oxygen that burns to carbon dioxide with a blue flame and is formed as a product of the incomplete combustion of carbon.

Carrying capacity The amount of demand or usage for a particular resource that can be sustained without depletion or degradation of dependent life forms.

Cellulose The fibrous part of plants used in making paper and textiles, which may be made into building products, such as insulation.

Cementitious Having the properties of cement. Cement is the primary binding agent in concrete.

Certified sustainably man- Forest harvesting practices that have been certified as sustainable by a qualified

Change order A form used by an architect or contractor to specify changes from the approved original plan.

Charrette An intensive design process which involves the collaboration of all project stakeholders at the beginning of a project to develop a comprehensive plan or design. Although it may only take place over a few short days, it establishes groundwork for communication and a team-oriented approach to be carried throughout the building process.

Chlorofluorocarbons (CFCs) Any of a group of compounds that contain carbon, chlorine, fluorine, and sometimes hydrogen and have been used as refrigerants, cleaning solvents, aerosol propellants, and in the manufacture of plastic foams. CFCs have been linked to the destruction of the ozone layer and their use is being phased out because they destroy the planet's stratospheric ozone protection layer.

Cistern A tank to hold a supply of fresh water, typically rainwater. May be above or below ground.

Colour rendering index of Colour objects will appear when illuminated by a given electric light. On a scale from light (CRI) 1 to 100, the higher a number, the more an object will look the colour it actually is when illuminated by an electric light.

Colour temperature of light Colour appearance of a light. So called "warm" looking lights are actually cooler than "cool" looking lights. An incandescent light has a colour temperature of about 2500; a cool white fluorescent light has a colour temperature of about 4000.

Combustion gases The gases, such as carbon monoxide, that result from the process of burning. In a building, these are produced by gas appliances, such as furnaces and water heaters. Proper venting must be assured.

Commissioning The process of ensuring, verifying, and documenting that new equipment and systems are installed and able to operate according to the design intent.

Community (Biological definition) An association of organisms of different species living together in a defined habitat with some degree of mutual interdependence.

Compact fluorescent light- A fluorescent lamp/bulb that is compacted to fit into an Edison light socket. ing

Comparable property Another property to which a subject property can be compared to reach an estimate (comps) of market value. Typically as much like the subject property as possible in age, quality, location, etc.

Composting A waste management option involving the controlled biological decomposition of organic materials into a relatively stable humus-like product that can be handled, stored, and applied to the land without adversely affecting the environment.

Composting toilet A toilet which uses little or no water in which the waste composts to a material which can be safely used as a soil amendment.

Condensation Deposit of water vapour from air on a cold surface whose temperature is below the dew point. For example a cold window glass exposed to warm humid air.

Condensation resistance Indication of a window's ability to resist condensation. The higher the CRF, the less factor (CRF) likely condensation is to occur.

Conduction Flow of heat through solid materials which are touching each other.

Conductor A substance or body capable of transmitting electricity, heat, or sound.

Constructed wetland Any of a variety of designed systems that are modelled after natural wetlands, use aquatic plants, and can be used to treat wastewater or runoff.

Cooling/heating load A building's demand for heat/cool to offset a deficit/overage of the opposite.

Covenants Promises written into deeds and other instruments agreeing to performance or non- performance of certain acts, or requiring or preventing certain uses of the property.

Cross ventilation Passive building strategy to cool a building using outdoor breezes. Requires proper placement and sizing of doors, operable windows and walls to promote air movement through the building.

Culvert A sewer or drain running under a road or embankment.

Daylighting The use of controlled natural lighting methods indoors through skylights, windows, and reflected light.

Degree days The difference between the average daily temperature and 65 degrees Fahrenheit, used as a baseline. This measure is used to estimate building energy needs. It is also a quick way to compare the severity and character of a climate. A heating degree day is counted for each degree below 65 degrees reached by the average daily outside temperatures. For example, if, on a given day, the daily average temperature out- doors is 30 degrees, then there are 35 degrees below the 65 degrees. Thus, there are 35 heating degree days for that day. Areas with more than 5500 HDDs per year are characterised by long cold winters. Areas with less than 2000 HDDs per year are characterised by very mild winters. Reverse this process (degrees above 65 degrees) to calculate Cooling Degree Days. Areas with more than 1500 Cooling Degree Days (CDDs) are characterised by long hot summers and substantial cooling requirements. Areas with less than 500 CDDs per year are characterised by mild summers and little need for mechanical cooling.

Design conditions The exterior and interior environmental parameters specified for air conditioning (heating, cooling, ventilation) and electrical design for a building.

Design temperatures Temperatures used for modelling energy calculations. They are established for winter and summer for specific cities, representing the calculated low and high extremes.

Dessicant A drying agent, such as silica gel, which can be used to reduce latent cooling loads.

Dew point The temperature at which water vapour in air will condense at a given state of humidity and pressure.

Dirunal flux The difference between daytime and night-time temperatures. A diurnal flux of 25 degrees Fahrenheit or above indicates an arid climate suitable for mass building construction.

Drip irrigation Above-ground, low-pressure watering system with flexible tubing that releases small, steady amounts of water through emitters placed near individual plants.

Dry bulb temperature The temperature of air indicated by an ordinary thermometer.

Dust spot test Test of filter efficiency.

Earth sheltering (also earth Building below ground level. Soil temperature varies less than air temperature berming) [deeper soil = more constant temperature]; an earth-sheltered structure provides an interior climate which is generally closer to comfort level than a conventional interior space. Savings on heating and cooling bills are often in the range of 40-60%.

Eave The portion of a roof that extends beyond the wall. It serves to protect the wall below from the elements.

Ecology In biology, it is the study of the relationship between living organisms and their environment. In sociology, it is the study of the relationship between the distribution of human groups with reference to material resources and the consequent social and cultural patterns.

Ecosystem A complex set of natural interconnected elements on which a habitat's survival de-

Eco-tourism Partnerships between the tourism industry and conservation efforts to preserve natural and cultural resources in resort destinations.

Edible landscaping Landscaping containing vegetation which is cultivated for its ability to be eaten and digested by humans, for example, fruit trees or grape arbors.

Energy efficiency ratio The ratio of net cooling capacity of an air conditioner in Btu per hour to total rate of (EER) electric input in watts under designated operating conditions.

Efficacy of a light bulb/lamp Measure of lumens of light per watt.

Efficiency The ratio of the amount of useful energy output to the energy input for a given device.

Electricity A form of energy generated by friction, induction, or chemical change that is caused by the presence and motion of elementary charged particles of which matter consists.

Electromagnetic radiation A series of electromagnetic waves.

Electromagnetic spectrum The entire range of wavelengths or frequencies of electromagnetic radiation extend- ing from gamma rays to the longest radio waves and including visible light.

Electronic ballast Type of ballast for a fluorescent light which increases efficiency and reduces flicker and noise.

Embodied energy All the energy required to grow, harvest, extract, manufacture, refine, process, package, transport, install and dispose of a particular product or building material.

Emissivity Ability of a material to transfer far-infrared radiation across an air space. Materials such as aluminium foil have poor ability to do this (they have a low emissivity rating) and are therefore useful, when properly spaced next to an air space in controlling heat in a hot climate. For example, a roof radiant barrier placed below roof decking over the attic space keeps the attic cooler.

End-of-pipe protection End-of-pipe protection refers to added technical installations for environmental control of emissions. They operate independently from the production process or are an identifiable part added on to production facilities.

End-use/Least-cost A decision-making tool that keeps the planning team focused on the end users' needs. It is a key component of green design and development because it identifies how to achieve the greatest benefits at the least cost in financial, social, and environmental terms.

Energy The capacity for doing work. Different types of energy may be transformed from one form to another. English units express energy in Btu's or kilowatt-hours (kWh).

Energy conservation Efficiency of energy use, production, transmission, or distribution that yields a decrease in energy consumption while providing the same, or higher, levels of service.

Energy or water efficiency Using less energy or water to perform the same tasks. A device is energy-efficient if it provides comparable or better quality of service while using less energy than a conventional technology. Building weatherization or high-efficiency showerheads are efficiency technologies.

Energy recovery ventilator An energy recovery ventilator (ERV) is an air to air heat exchanger or pre-conditioner, (ERV) designed to reduce the energy required to heat or cool required outdoor air in mechanical ventilation systems by as much as 80%. These products exchange temperature and moisture properties from one airstream to another. The result is capturing the cooling or heating energy from the exhaust air before it leaves the building.

Engineered wood Reconstituted wood products that result in strength appropriate for a given use and consistent quality with less material.

Environmentally sound Environmentally sound technologies are techniques and technologies capable of technologies reducing environmental damage through processes and materials that generate

Osec 2010 © Alle Rechte vorbehalten. 42 fewer potentially damaging substances, recover such substances from emissions prior to discharge, or utilise and recycle production residues. The assessment of these technologies should account for their interaction with the socioeconomic and cultural conditions under which they are implemented.

Equity That portion of an ownership interest in real property (or other securities) that is owned outright, rather than financed by debt.

Evaporative cooling Passive building strategy employing the evaporation of water directly into hot, dry air streams to produce cooling; limited to arid climates.

Expanded polystyrene A rigid insulation material (also called bead board) made by heating pentane- saturated polystyrene pellets. Pentane is used instead of the CFC's or HCFC's used to make extruded polystyrene. CFC's and HCFC's cause damage to the ozone layer. Frequently has a high recycled content and comes in various densities for different purposes.

Fenestration Architectural term for windows and their placement.

Flow The volume of a substance passing a point per unit time (e.g. meters per second, gallons per hour, etc).

Flow form features Water features of a building that are not only viewed as artistic decorations, but also maintain a pleasant level of humidity and acoustics as part of the building ecology.

Fluorescent lamp A lamp (light bulb) in which light is produced by passing an electric arc between tungsten cathodes in a tube filled with a low pressure mercury vapour and other gases. The arc excites the mercury vapour, which generates radiant energy, primarily in the ultraviolet range of the electromagnetic spectrum. This causes the phosphor coating on the inside of the tube to "fluoresce", converting the ultraviolet into visible light.

Fly ash Ash residue from high-temperature combustion processes. Electric power plants using western coal produce a non-toxic fly ash which can substitute for a portion of Portland cement in concrete, to produce a strong, durable concrete.

Formaldehyde A colourless, pungent-smelling material used as an adhering component of glues in many wood products. It may cause respiratory problems, chemical sensitivity, and other health problems.

Fossil fuels Non-renewable, naturally-occurring fuels from organic material deposited in the earth. The altered remains of once-living organisms that are burned to release energy. Examples are coal, oil, and natural gas.

Geographical Information Detailed information on the soils, hydrology, land use patterns, and plant and animal System (GIS) habitats of sites, plotted on maps or entered in databases and employed to evaluate appropriate location of buildings and infrastructure, and to plan landscaping and other land use considerations.

Glazing Transparent or translucent coverings which allow light to enter rooms and solar col- lectors while providing weather protection. Window glass and clear plastic films are examples of glazing.

Graywater/Greywater Water that has been used for showering, clothes washing, and faucet uses. Kitchen sink and toilet water is excluded. This water can be reused in subsurface irrigation for yards.

Green development A development approach that goes beyond conventional development practice, by integrating the following elements: Environmental responsiveness—Benefiting the surrounding environment; Resource efficiency—Using resources in the construction, development, and operations of buildings and/or communities in ways that are not wasteful; and Sensitivity to existing culture and community—Fostering community in design, construction, and operations. Bringing these elements together through the green development approach provides numerous environmental and economic benefits by capitalising on the interconnections.

Green wash To falsely claim a product is environmentally sound. Also known as faux green.

Greenfields Undeveloped land.

Greenhouse gas Any of several dozen heat-trapping (radiatively active) trace gases in the earth's atmosphere which absorb infrared radiation. The two major greenhouse gases are water vapour and carbon dioxide; lesser greenhouse gases include methane, ozone, CFCs, and nitrogen oxides.

Habitat The environment in which an organism or biological population usually lives or grows.

HCFC Hydrogen chlorofluorocarbon. Considered to be a contributor to ozone layer destruction. 1/20th as potent as CFC's.

Heat island effect The rise in ambient temperature that occurs over large paved areas. Strategic placement of trees can reduce this effect and reduce energy consumption for cooling by 15-30%.

Heat pump A mechanical device used for heating and cooling which operates by pumping heat from a cooler to a warmer location. Heat pumps can draw heat from a number of sources, e.g. air water or earth and are classified as either air-source or water source units.

Heat recovery ventilator (or Exhaust fans that warm the incoming air with the heat from the outgoing air, recover- Air-to-Air Heat Exchangers) ing about 50-70% of the energy. In hot climates the function is reversed so that the cooler inside air passes by the incoming hot air and reduces its temperature.

Highest and best use The conventional definition is the property use that, at a given time, is deemed likely to produce the greatest net return in the foreseeable future, whether or not such use is the current use of the property. Green development defines it as not just in terms of maximum return on investment, but also as that use which best reflects long-term social, cultural, and financial values held by a community.

High-mass construction Passive building strategy of constructing buildings of massive, heat-retaining materials (such as masonry or adobe) to moderate diurnal temperature swings, especially in arid climates.

Horizontal axis clothes A washing machine designed to clean without an agitator. It uses much less water washer than vertical-axis models, reduces wear and tear on clothes, and result in drier clothes.

Human comfort zone A band of dry bulb temperatures from 67.5 degrees Fahrenheit to about 78 degrees Fahrenheit and 20% to 80% relative humidity. Within that zone on the Psychrometric Chart, all weather conditions which occur are said to be conducive to thermal comfort, assuming occupants are in full shade, lightly clothed and only moderately active. All climate data that are plotted at lower dry bulb temperatures (to the left of the comfort zone) are indicative of time when solar radiation (passive heating) could be utilised to restore comfort. All hours above 67.5 F require shading.

Humidistat Device for measuring relative humidity.

HVAC Heating, ventilation and air conditioning (cooling) system.

Hydrogen A non-metallic element that is the simplest, lightest and most abundant of the elements; it is normally a colourless, odourless, flammable gas.

Impervious cover A ground cover that does not allow water to pass through it to the soil below. Many jurisdictions have restrictions on the amount of impervious cover allowed on a building site, in order to reduce stormwater runoff and resulting non-point source pollution.

Incandescent bulb An incandescent bulb is the most common and least energy-efficient lamp. Electricity runs through a tungsten filament that glows and produces a soft, warm light. Because so much of the energy used is lost as heat, these are highly inefficient sources of light. Halogen lamps are a special, more energy-efficient type of incandescent lamp containing halogen gas to produce a brighter, whiter light than incandescent.

Indigenous Existing, growing, or produced naturally in a region.

Indoor air quality (IAQ) The cleanliness or health effects of air in a building are affected by the amount of compounds released into the space by various materials, carbon dioxide levels, and microbial contaminants. IAQ is heavily influenced by both choice of building materials (and cleaning procedures) and ventilation rates.

Infill Developing on empty lots of land within an urban area rather than on new undeveloped land outside the city. Infill development helps prevent urban sprawl and can help with economic revitalisation.

Infrared radiation Electromagnetic radiation whose wavelengths lie in the range from 0.75 micrometers to 1000 micrometers.

Insolation Amount of solar energy reaching a surface per unit of time.

Insulation A material (e.g. fibreglass, rock wool, cellulose, straw) which effectively slows down the movement of heat. Typically installed around a living space (e.g. in the walls and attic) to improve comfort and reduce heating and cooling bills. Material having a relatively high resistance to heat flow and used primarily to retard the flow of heat. Meas- ured by R-value. The higher the R-value, the more insulating the material.

Integrated design A holistic process that considers the many disparate parts of a building project, and examines the interaction between design, construction, and operations, to optimise the energy and environmental performance of the project. The strength of this process is that all relevant issues are considered simultaneously in order to "solve for pattern" or solve many problems with one solution. The goal of integrated design is developments that have the potential to heal damaged environments and become net producers of energy, healthy food, clean water and air, and healthy human and biological communities.

Integrated investments Also called cleaner technologies. These are new or modified production facilities designed so that environmental protection is an integral part of the production process, reducing or eliminating emissions and discharges and thus the need for end-of- pipe equipment.

Joist Parallel horizontal structural framing members. Typically floor joists and ceiling joists.

Joule The international unit of energy or work in the meter-kilogram-second (MKS) system. One joule is equal to one watt per second or 0.737 foot-pounds. Named after James Joule.

Kilowatt (kW) A unit of power equal to 1,000 watts. It is usually used as a measure of electrical power. On a hot summer afternoon a home with central air conditioning and other equipment in use might have a demand of 4 kW each hour.

Kilowatt-hour (kWh) A measure of energy equal to the amount of power multiplied by the amount of time the power is used. It is most often used to describe amounts of electrical energy. A 100-watt light bulb burning for 10 hours uses one kilowatt-hour of power.

Land stewardship The act of managing the land and its resources in a sustainable or restorative manner.

Latent heat The heat required to change the phase (e.g. a liquid to a gas) of a material without altering its temperature.

Latent load Cooling load resulting from thermal energy released when moisture in the air goes from a vapour to a liquid state. In hot humid climates, cooling equipment must have sufficient capacity to handle this load if occupants are to be comfortable.

Leichtlehm Straw and clay mixture, moistened and pressed between forms, which hardens into a strong material. Typically used for making walls. An old and durable technique (Ger- man for light loam).

Life-cycle assessment A process to evaluate all costs of a product or process through its entire existence, including extracting and processing of raw materials, manufacturing, transportation, distribution, use, maintenance, recycling, reuse, and disposal.

Life cycle The consecutive, interlinked stages of a product, beginning with raw materials acqui- sition and manufacture and continuing with its fabrication, manufacture, construction and use, and concluding with a variety of recovery, recycling, or waste management options.

Light Visually perceived radiant energy (a small part of the electromagnetic spectrum).

Light construction Construction of a building using materials which have low densities (like wood or aerated concrete). The lower densities of these materials reduce their capacity to store heat.

Light shelf A day-lighting strategy that allows natural light to bounce off a shelf located in a window and onto the ceiling to bring light deep into a space.

Light-to-solar-gain ratio A measure of the ability of a glazing to provide light without excessive solar heat gain. (LSG) It is the ratio between the visible transmittance of a glazing and its solar heat gain coefficient.

Linoleum A durable, natural flooring material (may be used for other purposes, such as coun- tertops) made primarily of cork.

Locally-sourced materials Materials obtained from a defined radius around a project site, helping to support the local economy and reducing transportation costs and energy.

Louvers A series of baffles used to shield a light source from view at certain angles, or to absorb unwanted light, or to allow selective ventilation.

Low-emissivity windows Glazing that has special coatings to permit most of the sun's light radiation to enter the building, but prevents heat radiation from passing through.

Lumens Amount of light given off by a light source.

Mass transit Conveyance of persons or goods from one place to another on a local public transportation system such as light rail, bus, or subway.

Methane (CH4) An odourless, colourless gas, nearly insoluble in water, which burns with a pale, faintly luminous flame to produce water and carbon dioxide (or carbon monoxide if oxygen is deficient).

Microclimate The small scale climate of a building site, affected by site geography, site topography, vegetation, and proximity to bodies of water, etc, which may very slightly from the prevalent regional climatic conditions.

Mixed-use development A development in one or several buildings that combines several revenue producing uses that are integrated into a comprehensive plan—such as a project with a elements of housing, retail, and office space.

Native vegetation A plant whose presence and survival in a specific region is not due to human inter- vention or cultivation.

Neotraditional planning Based on nineteenth-century American town prototypes, this type of planning mini- mises automobile use and encourages a sense of community with a town centre and open public areas.

Night-time ventilation Passive building strategy of flushing building structures with cool, night-time air to minimise the next day's cooling load: works best in conjunction with massive building envelopes.

Nitrogen oxides (NOx) Oxides of nitrogen that are a chief component of air pollution. Mainly produced by the burning of fossil fuels.

Non-point source pollution Pollution, typically of water, that results from many difficult-to-pinpoint and control sources, rather than one specific source, such as pollution from a factory.

Non-renewable fuels Fuels that cannot be easily made or "renewed". We can use up, or exhaust, non-

Non-renewable resources Natural resources that are consumed faster than can be produced. Thus they are limited resources that could lead to eventual depletion.

Off-gas/out-gas The emitting of fumes into the air. Most new paints, carpeting, and many other building materials typically offgas chemical compounds which are unpleasant to breathe and may be hazardous to occupant health.

Operating costs Costs directly related to the operation, maintenance, repair, and management of a property and the utilities that service it. Includes insurance, property taxes, utilities, maintenance, and management expenses.

Organic matter Materials of animal or vegetable origin.

Orientation The relation of a building and its associated fenestration and interior surfaces to compass direction and, therefore, to the location of the sun. It is usually given in terms of angular degrees away from south, i.e. a wall facing due southeast has an orientation of 45 degrees east of south.

Ozone (O3) A molecule made of three oxygen atoms instead of the usual two. Ozone is a poison- ous gas and an irritant at the earth's surface, capable of damaging lungs and eyes. But the ozone layer in the stratosphere shields life on earth from deadly ultraviolet radiation from space.

Passive building design Building configurations which take advantage of a natural, renewable resource (like sunlight, cooling breezes, etc). Passive design strategies typically do not involve any moving part or mechanical processes.

Passive cooling Using passive building strategies to relieve the cooling load of a building by capitalising on such things as predictable summer breezes or by shading windows from direct summer sunlight.

Passive solar systems Systems that collect, move, and store heat using natural heat-transfer mechanisms such as conduction and air convection currents.

Passive solar heating Using the sun's energy (in the form of heat) to diminish a building's heating load, usually through the use of large window areas which permit light penetration upon some massive material to utilise the material's thermal storage capacity.

Pedestrian pocket A simple cluster of housing, retail space, and offices within a quarter-mile radius of a transit system.

Permaculture A unique approach to the practice of sustainable farming, ranching, gardening and living, by designing constructed ecosystems that serve the needs of human populations without degrading the natural environment. Permaculture sites integrate plants, animals, landscapes, structures, and humans into symbiotic systems while requiring a minimum of materials, energy, and labour to maintain.

Permeable Open to passage of fluids/gases. Important to know permeability of building materials in exterior walls if moisture problems are to be avoided.

Photosynthesis The utilisation of light energy to create chemical bonds; the synthesis of organic compounds from carbon dioxide and water.

Photovoltaics (PVs) Solid-state cells (typically made from silicon) that directly convert sunlight into electricity.

Pleated-media filter Inexpensive, but highly effective type of HVAC filter due to its great surface area. Able to give substantial protection to both equipment and indoor air quality.

Power The rate at which energy is consumed or produced. It is expressed in watts (W). A 1- watt source supplies energy at the rate of 1 joule per second. A 100-watt lamp consumes energy at the rate of 100 joules per second; the human body involved in normal activity is rated at about 100W, a significant proportion being used to drive the brain. The sun radiates energy at the rate of about 70 million watts/m 2 of its surface;

Pressure-treated wood Wood that is chemically preserved to prevent moisture decay. The chemicals typically used are health hazards for workers. Such wood should not be burned because it produces toxic fumes, and must be treated as a hazardous waste when disposed of.

Psychrometric chart A graphical representation of the thermodynamic properties of moist air. Used to ascertain the potential effectiveness of passive strategies to maximise human comfort.

Radiant barrier A material (typically an aluminium foil) that is good at blocking the transfer of radiant heat across a space because it has a low emissivity. In a hot climate it is often installed in attics under the roof decking to keep the attic cooler.

Radiant energy Energy in the form of electromagnetic waves that travels outward in all directions from its source.

Radiation Transfer of heat by means of the straight-line passage of electromagnetic waves through space (including vacuums) from a warmer object to a cooler one. Sunlight is a form of radiation.

Radon gas A radioactive, colourless, odourless gas that occurs naturally in soil in many areas. When trapped in buildings, concentrations build up, and can cause health hazards.

Rafter Structural roof member that holds up roof decking and roofing.

Raised-heel truss Roof truss constructed so the top member (rafter) is raised above the top of the wall instead of resting on it. Constructed this way to allow space for both attic insulation and an air path from the soffit vent into the attic.

Rammed earth A wall-building technique, by which a certain mixture of earth, water, and usually a small amount of cement, is very forcibly tamped inside formwork. The resulting wall has high mass, so it works well in hot climates. It often needs no exterior or interior covering, thus saving materials.

Recycled material Material that would otherwise be destined for disposal but is diverted or separated from the waste stream, reintroduced as material feed-stock, and processed into marketed end-products.

Refrigerant A volatile substance that can be used as a working (cooling) fluid in a cooling system.

Relative humidity The percentage of water vapour in the air in relation to the amount of water vapour the air could hold at that given temperature before condensing to liquid form.

Renewable energy Energy produced from regenerative or virtually inexhaustible resources such as biomass, solar radiation, the wind, water, or heat from the Earth's interior.

Renewable resources Resources that are created or produced at least as fast as they are consumed, so that nothing is depleted. If properly managed, renewable energy resources (e.g. solar, hydro, wind power, biomass, and geothermal) should last as long as the sun shines, rivers flow, wind blows, and plants grow.

Renovation The process of upgrading an existing building. Usually there is an attempt to keep the same general appearance of the building with new materials or to return the building to its original appearance.

Resistance The ability of all conductors of electricity to resist the flow of current, turning some of it into heat. Resistance depends on the cross section of the conductor (the smaller the cross section, the greater the resistance) and its temperature (the hotter the cross section, the greater the resistance).

Restoration The process of bringing back a structure or landscape to its original state.

Retrofit The replacement, upgrade, or improvement of a piece of equipment or structure in an existing building or facility.

Ridge The peak of a pitched/sloped roof.

Run-off Water from rainfall or irrigation that flows off of land, instead of soaking in. It effectively becomes a lost resource, and contributes to non-point source pollution.

R-value A unit of thermal resistance used for comparing insulating values of different materials; the higher the R-value of a material, the greater its insulating properties.

Sealant An adhesive agent used to close or secure something in order to prevent seepage of moisture or air.

Seasonal energy efficiency The total cooling output of an air conditioner during its normal annual usage period for ratio (SEER) cooling, in Btu/h, divided by the total electric energy input during the same period, in watt-hours, i.e. the measure of the energy efficiency of the air conditioner.

Sensible heat Heat that raises the temperature of a material without changing its phase.

Sensible load Heating or cooling load required to meet air temperature requirement for comfort.

Shading coefficient (SC) The ratio of solar heat gain through a given window glazing or screen material to that through 1/8 inch clear double strength glass. Expressed as a number between 0 and 1. This term is being replaced by solar heat gain coefficient (SHGC), a more descrip- tive term. The lower a window's or screen's SC, the less solar heat it transmits, and the greater its shading ability.

Sick building syndrome This sickness is characterised by the symptoms that people have in an unhealthy (SBS) building - dizziness, headaches, irritated eyes, nausea, throat irritation and coughing - these reactions typically cease when the person leaves the building.

Site assessment The thorough environmental analysis conducted as a stage in planning to assess a variety of measures from soils, topography, hydrology, environmental amenities such as wetlands, wind direction, solar orientation, animal and plant habitat, connections to community, etc.

Site development costs All costs needed to prepare the land for building construction, such as the demolition of existing structures, site preparation, off-site improvements, and on-site improvements.

Sludge The sediment extracted from wastewater.

Soffit The enclosed underside of an eave. Some eaves are not enclosed and have exposed rafter tails.

Solar access Access to the sun's rays by, for instance, restricting the location of shade trees or laying out the building so as to maximise the usefulness of solar energy.

Solar collector Device which uses the sun's energy to perform some kind of mechanical advantage which would normally be supplied by a non-renewable energy source. Photovoltaic panels (PV) which convert the sun's energy directly into electricity, and solar hot water panels, which heat pre-heat water before sending it into a hot water heater are two examples.

Solar energy Energy received from the sun in the form of electromagnetic radiation in the wavelength region from 0.3 to 2.7 microns. This includes all visible light as well as some ultraviolet and infrared radiation.

Solar heat gain coefficient The fraction of solar radiation admitted through a window or screen, both directly transmitted and absorbed, and subsequently released into the living space.

Solar radiation Radiant energy received from the sun, from both direct exposure and diffuse or reflected sunlight.

Source reduction Elimination of waste at the beginning of a process. Sometimes called "precycling".

Spectrally-selective glazing Coated or tinted glazing with optical properties that are transparent to some wave-

Sprawl The spread of residential areas, shopping centres, and small industries outside of city boundaries.

Stakeholder Those people who are or will be affected by a real estate development, either finan- cially, i.e. investors and lenders, or physically, i.e. occupants and users, local community, local government, and other institutions.

Stretch ratio In mortgage calculations, the percentage that lenders will "stretch" a mortgage (i.e. from 28% of the homebuyer's salary to 30%) for homes that meet energy-efficiency ratings or other standards, realising that other expenses such as operating or transportation costs will be lower.

Structural insulated panels A type of building system combining exterior sheathing, structural support, and insula- (SIPS) tion, and interior sheathing into one modular factory-assembled unit, thus reducing the number of vertical joints, interior voids, and assembly time.

Stud Vertical wall framing members. Typically made of wood or metal.

Sulphur dioxide A colourless, irritating gas that is a primary cause of acid rain. It is a by-product of coal combustion.

Superwindows Double or triple-glazed window sandwiches which contain a centre sheet of coated mylar "low-emissivity" film and are filled with argon or krypton gas. This construction and the coating on the film allows short-wave radiation (visible light) to pass through, but reflects long-wavelength radiation (infrared or heat) so heat cannot pass through. R-values of 4.5 or more are achieved.

Sustainably-sourced mate- Materials that are acquired in an environmentally sound manner emphasising efficient rials and appropriate use of natural resources.

Task lighting Lighting to provide illumination for a specific activity in a specific place.

Thermal break An element of low conductance placed between elements of higher conductance to reduce the flow of heat. For example, a thermal break material, such as plastic, may be placed between the inner and outer parts of an aluminium window frame to make the window more energy efficient.

Thermal bridging An element in a building envelope which has high conductivity (is a poor insulator) and compromises the insulating value of the envelope; for example, a metal stud without exterior insulation.

Thermal chimney A section of a building where solar heat or thermal currents are controlled and utilised to stimulate an updraft and exhaust hot air. This draws in fresh air through open windows or vents and is a passive cooling technique.

Thermal conductance Ability of a material to allow heat to pass through it. Aluminium has high thermal conductance, insulation has low thermal conductance.

Thermal mass Materials that have a high capacity for absorbing heat, and change temperature slowly. These materials are used to absorb and retain solar energy during the daytime for release at night or during cloudy periods. They include water, rocks, masonry, and earth.

Thermal storage capacity The capacity for a building material to store heat internally from the sun, generally for later use or release.

Tipping fees Fees charged for dumping large quantities of trash into a land fill.

Topography The physical features, including the configuration of a surface, of a place or region.

Transit-oriented develop- A mixed-use community within an average 2,000-foot walking distance of a transit ment stop and core commercial area that mixes residential, retail, office, open space, and public uses in a way that makes it convenient for residents and employees to travel by transit, foot, bike, etc.

Truth window (or wall) An exposed section of a wall or window that reveals the layered components within it.

U-value/U-factor Measure of the rate of non-solar heat loss or gain through a material. The reciprocal of R-value. The lower the U-value, the greater the material's resistance to heat flow and better its insulating value (the opposite of R-value).

Ultra violet radiation Electromagnetic radiation, usually from the sun, that consists of wavelengths in the range of 4 to 400 nanometers; shorter than the violet end of the visible spectrum. UV radiation is a health hazard that can lead to skin cancer or cataracts.

Urban growth boundary A boundary which identifies urban and urbanizable lands needed during a specified planning period to be planned and serviced to support urban development densities, and which separates these lands from rural lands.

Vapour retarder/vapour A material which prevents or drastically reduces the passage of water in vapour form. barrier Building materials are rated by permeance—their ability to let water vapour pass through them. Whether or not it is desirable to install a vapour retarder material on an exterior wall and where to place depends on the climate where a building is located. In cold climates, vapour retarders are typically installed on the inside of the wall frame. In hot humid climates, they are installed on the outside, or preferably omitted entirely.

Variance A special permission granted to vary a physical structure or use a property in a way normally prohibited by existing zoning.

Vernacular In architecture, vernacular buildings are seen as the opposite of whatever is aca- demic, or high style. The traditional architecture of a region. Often times, traditional architecture is a result of response to the regional climate and land conditions.

Volatile organic compound A class of chemical compounds that can cause nausea, tremors, headaches, and, (VOC) some doctors believe, longer-lasting harm. VOCs can be emitted by oilbased paints, solvent-based finishes, and other products on/in construction materials.

Warm-edge technology Use of low-conductance spacers to reduce heat transfer near the edge of insulated glazing.

Wavelength The distance between two similar points of a given wave. Wavelengths of light are measured in nanometers (1 nm = 1 billionth of a meter).

Wetland Land that is transitional between aquatic and terrestrial ecosystems and is covered with water for at least part of the year. These lands are important as buffer zones to help control flooding and also provide an ecosystem for many diverse species.

Whole-house fan A fan typically centrally located in the ceiling of a house that draws fresh outside air into the living space, flushes hot air up to the attic and exhausts it to the outside. Windows must be open and adequate venting area must be present in the attic. Inex- pensive way to cool a house when outside air is cooler than inside air, and not exces- sively humid. Must be well sealed and insulated during cold weather.

Wingwall Outside walls attached perpendicularly to exterior walls properly placed near windows to direct air into the windows for ventilation purposes. A negative pressure zone is created by the wingwall which stimulates air movement.

Xeriscaping Creative landscaping design for conserving water that uses drought-resistant or drought-tolerant plants.

Zoning A legal mechanism for local governments to prevent conflicting land use and promote orderly development by regulating the use of privately owned land through enforce- ment.

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Green Destinations LLC is the first green property developer in the Middle East. As a Swiss company based in Dubai (and in Johannesburg since 2009), we plan, design and develop resource-efficient buildings and property master plans, with one objective in mind: environmental conservation .

Green Destinations was set up in 2005 in recognition that today's design limita- tions in the building and construction sector are set by ecological considerations. Green Destinations projects include residential & commercial property build green developments, hotel resorts, and national & nature parks across the Middle ا ا .East and Africa

With help of a wide partnership network with suppliers of various cleantech products & services relevant to property development, we export sustainable construction know-how and environmental expertise from Switzerland. This allows us to always offer our clients the newest technologies and concepts in order to create modern and ecologically-sound properties. Green Destinations follows the guidelines of major green building standards and complies with the guiding principles of the World Conservation Union (IUCN), the UNEP Sustain- able Buildings & Climate Initiative, and the World Green Building Council.

Sustainable Construction Project Team:

Valentina Marelli , Real Estate Sociologist, Green Destinations

Till Stoll , CEO, Green Destinations

Green Destinations UAE Green Destinations SA

P.O. Box 502068 P.O. Box 14733 Dubai Media City 8 Kempton Park 1623 Dubai Johannesburg United Arab Emirates South Africa Tel +971 4 360 1656 Tel +271 1 391 5149 Fax: +971 4 390 2525 Fax: +271 1 391 5148

www.greendestinations.ae www.greendestinations.co.za

Green Destinations is incorporated as a Free Zone Company with Limited Liability pursuant to the Dubai Technology and Media Free Zone Private Companies Regulations 2003 issued under Law No. 1 of 2000 of the Emirate of Dubai (as amended).

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