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May 29, 2007:
Kara Michaels hears what Bruce Kerswill, managing director of Spire Property Services, has to say on green buildings at this time when the world is grappling with water, energy and solid waste crises and when SAPOA has announced the establishment of a Green Building Council for South Africa.
According to Kerswill, who is facilitating the establishment of the Green Building Council (GBC) for South Africa, there are many misconceptions as to what constitutes a green building. "Some see it as stamping in mud and straw and others think it is about technology that is too expensive to make it viable," he says.
"In fact a green building revolves around the usage of less energy and resources than a normal building, and the term 'high performance building' might be more appropriate. Much can be achieved through careful design and appropriate use of materials, without the use of fancy technology.
"What must be emphasised though is that many of the benefits are derived through the integration and design of the building, i.e. the design stage must take cognisance of energy and resource saving mechanisms for optimal results."
Kerswill points out that there are many measures that can be used to create a green building. "It can conserve water through efficient water fixtures to the collection of rain water and gray water recycling," he says.
"A green building should be carefully oriented with respect to the sun to assist with heating and cooling; heat can be controlled through screens and shutters and through opening windows and specialised air-conditioning systems. For example, chilled ceiling panels can be used for coolness. Many of the measures cost just about nothing but make a huge impact on the amount of energy used.
"More efficient use can be made of natural light and low energy lighting can be the order of the day." Kerswill explains that smart system sensors are available to pick up changes in temperature or light so that air conditioning or lighting is used only when the need arises.
"Other measures include using products made from renewable resources or recycled materials, and limiting products where huge amounts of energy are used or pollution is emitted during manufacture," he says. "Air freight chews energy, so using local products makes a difference."
Kerswill also touches on solar technology to harness energy, from solar water heating to photo-voltaic panels. "Some solar technology is cheaper than other forms, but what is important to remember is that it is a way of generating electricity that minimises environmental impact."
Green building is a major trend overseas, and Kerswill refers to an example in 40 Albert Road in Melbourne, Australia, which achieves a very high "green" rating. It gets six green stars because it uses materials with a high recycled content, shading screens to control heating , air vents to exhaust stale hot air and low energy lighting among other features.
Kerswill notes that the formation of the GBC will assist to get green buildings off the ground in South Africa. "One of the major roles of the council, which will be a non-profit organisation representing the property industry across the board, will be to get a green building rating system off the ground. The rating system will set benchmarks and standards for green buildings. The council will also act as a hub of knowledge and resources while providing education and accreditation and rating buildings as to how green they are," he says. "It will look at the various rating systems available worldwide and adapt a system best suited to our environment.
"The hope is that the Green Building Council for South Africa, announced by SAPOA President, Alex Phakathi, at the 39th SAPOA (South African Property Owners Association) International Convention, will bring the commercial and industrial property industry in line with global environmental practice and make green buildings the norm in South Africa."
