Real Estate Investor Magazine South Africa REIM February 2018 | Page 42

ARCHITECTURE

Sustainable Building Design

Now non-negotiable

T

HUGH FRASER
Media Manager of Paragon Group
enants are now demanding that buildings are either Green Star rated , or at least designed according to sustainable design principles . We are moving from a period of ‘ nice-to-have ’ to ‘ non-negotiable ’ sustainable design ,
South Africa shares the Green Star rating tool with Australia and New Zealand , while a few other African countries use it as well . This is one of a number of tools used globally , including US-based LEED ( Leadership in Energy and Environmental Design ), and UK-based BREEAM ( BRE Environmental Assessment Method ).
However , these operate in the same basic way , namely attaching points for sustainable design , construction , and performance . Essentially both these systems seek to standardise the evaluation of buildings for more accurate assessments . In future it is hoped that
‘ green-rated ’ buildings are not designed simply to accumulate points , but rather because it is the correct thing to do .
The Local Picture
The challenge facing ‘ green ’ building in South Africa focuses on convincing clients that many of the additional costs associated with sustainable design are recouped within a fairly short period of time . This is ultimately what would separate a 4 Star Green Star rated building from a 6 Star Green Star rating equivalent . Fortunately , this mindset is changing fairly quickly .
It ’ s important to note that ‘ green ’ design can be a law of diminishing return as one approaches high-cost benefits for perhaps a reduced recovery , as for example with high-performance glazing . Every aspect requires input from a specialised designer .
Another factor that clients need to take into account is the fact that a ‘ green ’ rating , in fact , increases a building ’ s value . Certainly , a Green Star rated building , or at least a sustainably-designed building , would increase its value , because running costs are likely to be lower . It is more difficult to persuade a client to covert from 4 Green Star to 6 Green Star , but fortunately there are enlightened clients out there .
With regard to retrofitting or refurbishing existing buildings in order for them to be sustainable , this poses a particular challenge due to some elements being integral to the actual construction , such as floor and wall insulation . However , lighting can be changed to LED with monitors , water can be harvested , and waste can be better channelled . Glass can be changed to coated or double-glazed , so there are some practical changes that can be made .
EASY WAYS TO IMPROVE YOUR BUILDING ’ S RATING
There are a number of design interventions that can be made early on with minimal cost that will have immediate benefits .
• Motion detectors on lights
• LED lighting
• Improved waster recovery
• Recycled grey water consumption , either through rainwater recovery or showers , basins , and sinks .
40 FEBRUARY 2018 SA Real Estate Investor Magazine