18 April 2013

• How green is green?
• Open up debate
• The building
• What we got right
• What we missed
• Lessons learnt
• Tenant interventions
• Next steps

• Test the waters ( 2009)
• Southern aspect lent itself to an energy efficient building
• Hearsay said “10% more building costs for a green building”
• What cost would the tenants bear in terms of additional rentals?
• Marketing benefits
• Use of consultants
• Own research
• DWAF “Working for Water” signed as a tenant
– Dr Guy Preston
– National Programme Leader
– Committed to their cause
– New insights for us
– Minor retrofitting

• 1904
• 2,300m2
Warehouse. Savaged at various stages by previous owners
Heritage building offices/retail
• 280m2
• 11 roof garden basement parking bays
• Excellent location in financial heart of the CBD
• High visibility
• Acquisition
• Interesting mix of tenants
• Extensively renovated for multi-tenanting
• Leased to DEA (PWD)
• Occupation
April 2009
Dec 2009

• Our intention
• Windows
– double glazed
– Tinted
– Opening - both ways (horizontal and vertical) for
easy cleaning and air flow

• Reconstituted materials
• Renewable resources (bamboo)
• Recyclable materials (aluminium)
• Retain existing fittings where possible
• Ceiling tiles!

• Waterless urinals
• Dual flush toilets

• Open plan
• Partitioning not full height (70%)
 More efficient lighting grid
 Improves air-con efficiency
– Installation Cost
– Energy usage
– Hot/cold spots
• 10% Savings on building costs
• 10% saving on electricity costs

• Large roof area
• Harvest & store for grey water usage
• Municipal water only used for tea and coffee
• Water bill is close to statutory minimum

• Air-conditioning
• Ducted VRV per floor
– More expensive than console units R850/m2
– Power saving 30% over console units
– Open plan saves on power consumption
– Environmentally friendly gas R410
– Infinite control (not stepped)
• Timer
• Electrical
• Low energy fittings

• T5 vs T8 fluorescent and LED lighting (5 x more expensive to retrofit)
• Standard paint used
• Smart meters per floor
•
• Individual light switches – much debate
• Motion detectors
• Solar panels
Photo voltaic cells
• Eskom Rebates!
(unviable?)
(unviable?)
• Lessons
• An evolving science
• Seek advice
• Tenant needs to come along (new Green Lease toolkit)

• Supportive of our initiatives
• Retrofitting energy efficient lighting
• Motion detectors
• Data loggers
• Encourage use of stairs vs lifts
• Education of their workers
– Changing attitudes and habits
– Use of appliances
• Carbon footprint
• On-going monitoring and innovation

•
•
•
ROI
Total redevelopment cost (2009)
Cost attributable to greening
Cost saving
R 8 m
R 2 m
R15/m² pm
4.8 years • Payback period (sort of#)
# Landlord pays for capex and tenant saves on operating costs
Consumption c/w portfolio average
– Electricity
– Water
Other benefits saving saving
66%
94%
• 14 Loop Street is Government’s Flagship ‘Green Building’
• Knowledge will be applied elsewhere in the portfolio

• Appointed a team of consultants to roll out what we have learnt countrywide
• Foretrust
−
Electricity R 5.2m pa
−
Water consumption R 330.000 pa
−
Collaboration between CoCT, Eskom, PWD and DEA
• More sophisticated approach
• Redraft our leases
• Assess each of 28 Buildings in terms of Green matrix

“It is much greener to refurbish existing buildings than to build new”
“most of us are blundering through the swamp and don’t know who who to trust”