IMPLEMENTATION OF INNOVATIVE
BUILDING TECHNOLOGIES IN
HUMAN SETTLEMENTS
J Mahachi, Pr.Eng, Pr.CPM
National Home Builders Registration Council
Email : jeffreym@nhbrc.org.za
Sunninghill, South Africa
Presentation Outline
•
Government Vision for Sustainable Human Settlements
•
Challenges in Housing Delivery
•
Housing Typologies
•
Promoting IBT
•
The Future of Human Settlements in South Africa
•
Initiatives Undertaken by NHBRC
•
Challenges in Implementing IBT
•
Implementation Strategy
•
Way Forward
Government’s Vision for Human Settlements
The strategy incorporated in the Government’s vision for
Sustainable Human Settlements is to:
•
accelerate delivery (1.5 million housing opportunities),
•
use housing provision as a job creation strategy,
•
ensure access to property and home loans by all,
•
leverage economic growth, combat crime, reduce duality
within the housing market, and
•
develop integrated and sustainable human settlements.
Challenges in Housing Delivery
Current challenges in housing delivery include:
•
Limited physical production capacity;
•
Availability of funds, land etc.;
•
Most popular method of construction is “Brick and Mortar” – Reliable
Technology & Meets technical standards;
•
However, pitfall of Brick & Mortar – Rate of delivery, which will impact
on cost.
Need to promote Innovative Building Technologies to
take advantage of shorter per unit construction periods
- No compromise on quality & integrity of house
NHBRC’s Contribution to Sustainable Human Settlements
 Who is the NHBRC?
Legislated entity established in terms of the Housing
Consumers Protection Measures Act.
 Mandate of NHBRC
•
•
•
3(b) “to regulate the home building industry”;
3(d) “to establish and promote ethical and
technical standards in the home building
industry”; and
3(e) “to improve structural quality in the
interests of housing consumers and the
home building industry”.
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NHBRC’s Contribution to Sustainable Human Settlements
NHBRC’s involvement in:

Contributing to Government’s national policy on Sustainable
Human Settlements;

Designing and production of project documentation of housing
typologies and sustainable housing solutions for the subsidy &
social housing sector;

Developing standards that ensure sustainability of houses;
and

Providing a warranty on all enrolled houses.
HOUSING TYPOLOGIES:
WHERE ARE WE COMING
FROM?
House Built Pre - 1994
o “Match” Box houses
were built.
o Size of houses were
12 to 17m2.
o No standards existed.
o Poor quality houses.
Post 1994 to 2004 Subsidy Houses
o Government’s approach
was mainly to provide
land.
o Little emphasis was
placed on top structure.
o Size of houses
increased to 30m².
o Regulations for the
subsidy (social) houses
introduced in 2002.
o Quality slightly
improved.
Post 2004 – 2009 40m2 Breaking New Ground
o NHBRC engaged
by government to
assist in delivery
of better quality
products.
o Minimum of 40m2
houses
introduced.
o Government
introduces a
variety of housing
typologies.
2009 – 2014 Sustainable Human Settlements (SHS)
o Government moves
from provision of
houses to SHS.
o Promotes innovation:
 Energy efficiency;
 Affordability;
 Constructability (easy to
construct);
 Sustainable construction
principles;
 Quick to construct;
 Low maintenance; and
 Easy to have additions
or alterations to the
houses.
Housing is not about Houses
2014 to the Future
Embracing Green Building Technologies
The houses:
•
Are planned and designed in
terms of energy efficiency
principles before construction;
•
Located in a neighbourhood that
facilitates the sustainable use of
resources;
•
Just large enough to satisfy
demand and built with materials
with minimum embodied energy;
and
•
Have windows that allow for
cross ventilation for cooling.
NHBRC view on Innovative Housing Systems?

Product
•

Use of new materials in building houses.
Process
•
New ways or methods of applying ‘traditional’ materials;
•
Improvements in designs to enhance functionality of a
housing.

Hybrid of Products (Conventional & New), or processes.
Promoting Innovative Building
Technologies
Why Promote Innovative Building Technologies?
Anticipated Benefits:

Sustainable, durable materials;

Good thermal properties;

Reduction in carbon footprint;

Social acceptability;

Cost effectiveness;

Fast track construction processes (time saving = cost saving);
and

Bankability and resale value.
Assist Government in delivering good quality homes and reducing the current backlog
NHBRC and Agrément Approval of IBTs

Structural Safety
Resistance to static and dynamic actions, both individually and in
combination, impacts, intentional and unintentional abuse,
accidental actions.

Structural Serviceability
Resistance to loss of function, damage and avoidance of user
discomfort.

Structural Durability
Performance retention of the structure.
Approval of IBT…
 Fire Safety
Egress, fire suppression, fire resistance, risk of
outbreak of fire and of spread of fire, physiological
effects (smoke control and ventilation), and evacuation
time (escape routes).
 Constructability (Quality Assurance)
Transportation to site, erection procedures, quality
control, health and safety.
Approval of IBT…
 Energy Efficiency
The extent to which the building envelope optimises
the amount of energy required to achieve a required
level of indoor climate control.
 Condensation
Depending on area.
 Acoustics
Performance.
The Future of Human Settlements
Economic Consideration
Choice of Site:
The site is chosen in order to
reduce costs of living through:
• Living close to amenities;
• Easy access to transport;
• Nearby work opportunities;
• Growing own vegetables;
and
• Paying less for electricity
and water.
Social Considerations
•
Reduction of internal
boundaries;
•
Housing units that are
modernistic reflect South
Africa’s appreciation for
nature by its abstract
application of natural
materials, warm colours
and textures; and
•
Design of walk-ups to
reduce the use of land.
Green Economy Considerations


The built environment is directly and indirectly responsible
for:•
Consumption of the earth’s resources (especially energy),
•
Generation of polluting toxins (e.g. coal burning) and waste,
•
Creation of conditions leading to loss of soils and biodiversity,
and
•
Interference with life support systems (e.g. water cycle, soil
systems and air quality)
It is estimated that 60% of all energy consumed on earth goes
towards manufacturing of building materials, physical building
of structures, their operation throughout their life span, and
eventual demolishing and recycling.
Features Considered in the Energy Efficient Design of the Houses
 Planned and designed in
terms of energy efficient
principles;
 Just large enough to satisfy
demand (Looking at the
possibility of increasing the
footprint to 60m2);
 Minimum specification of
social houses to be 2
Bedroom, a lounge, kitchen &
bathroom.
Features Considered in the Energy Efficient Design of the Houses
Design Perspective:
Maximise the advantages of correct
orientation first, prevailing wind
directions second, and lastly
aesthetic natural views.

Using low – embodied and
innovative building materials.

Have large windows on the northern
side, placed to maximise natural
light and restrict the use of artificial
light during the day.

Have high and sloping ceilings to
allow ventilation during the evening.
Features Considered in the Energy Efficient Design of the Houses
 Designed to have floors constructed
of high thermal mass materials in
order to collect heat from the winter
sun and releasing it slowly thus
heating the houses at night.
 Houses painted in light colours
internally and externally, internally to
maximise light and externally to
reflect heat.
 Rain water harvested through the
provision of water tanks and used
for vegetable garden.
 Houses to have solar water heaters
to supply the kitchen and
bathroom.
INITIATIVES UNDERTAKEN BY
NHBRC TO PROMOTE IBT
Product Innovation:
Innovation in Foundation Solutions
The Modulo System
Designed for Strength
• Foundations built using a
permanent formwork in
recycled polypropylene
that creates a system of
pillars and arches that
will permanently support
the ground floor slab
once concrete is poured
on.
Innovation in Foundations
Innovations in Foundations
Product Innovation:
Use of Lightweight energy panels
•
•
•
•
•
Interlocking EPS walling system
Walls consist of a 150mm thick
expanded polystyrene (EPS)
beaded concrete core
encapsulated both sides with a
4,5mm calcium silicate board
Walls are fixed together using an
interlocking tongue and groove
method between the panels and
the use of mortar sizing liquid to
bind and seal.
Internal walls are made of a
similar panel but 120mm thick
The roof consists of light gauge,
structural steel trusses.
Ceilings are always fitted as part
of the system and are insulated
Product Innovation:
Use of re-cycled concrete blocks
Recycled concrete blocks
•
•
•
Construction Process Improvement
through the use of recycled concrete
Concrete masonry units
produced using recycled
concrete have a lower embodied
energy.
The blocks are manufactured
using 70% recycled material.
Has same properties as quarried
materials and comparable
compressive strengths.
Hybrid Innovation:
Use of lightweight steel frames & Innovative Panels
Gypsum Boards with infill of insulation
material
•
Lightweight structure made of
galvanized metal profiles
•
Exterior walls are cladded with
cement boards 15mm thick whilst
the interior walls are cladded with
a double layer of gypsum boards
15mm thick
•
The cavity is filled with insulation
material and electrical and water
lines are laid in this cavity.
Innovation Hubs

Innovation Hubs have been established in the
following areas :
•
•
•

Soshanguve (Eric Molobi Housing Innovation Hub)
Wellington (Cape Town)
Blue Downs (Cape Town)
Hubs have provided invaluable info on:


Quality Assurance
Construction methodology
Performance of as-built houses (Durability, strength
etc).
Wellington Innovation Hub
Eric Molobi Housing Innovation Hub
Challenges in Implementing IBT
NHBRC is in progress of performing research, and
prelim research outcomes highlights following
challenges:




Fixed price model (subsidy quantum) deters industry participants
from adopting innovations because they want to minimise risks;
The boom-bust cycles in the industry lead to low investment in
employees and training to prepare them for innovation;
Dominance of the housing industry by small and medium size
homebuilders means that few have resources to invest in
innovation;
The fragmented nature of the industry slows information sharing
and innovation acceptance.
Challenges in Implementing IBT



Misunderstanding of cost, i.e. cost of construction vs Life Cycle
Costing.
Life Cycle Costing – initial design, construction, maintenance
(operation) and decommissioning.
High Initial Capital Outlay is required and yet:
•
Financial institutions unwilling to provide finance where are no
guaranteed projects; and
•
Developers (Municipalities and PDoHS) unwilling to provide
projects with no assurance of local productivity.
For conventional construction, in order to comply to standards, additional
items such as the ceiling, roof insulation, energy efficient glass and
window frames and the solar water heater are required.
Challenges in Implementing IBT
 Misunderstanding the benefits
•
•
•
•
•
•
Cost savings in the long-term;
Reducing energy poverty;
Improving health and productivity;
Creating jobs;
Mitigating climate change; and
Ensuring that sustainability is achieved.
 Support a move from 40m2 to 60m2 – With most IBTs,
costs (per m2) are reduced for a much bigger footprint.
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Implementation Strategy
1) Enhancing research activities by
•
•
•
•
•
Sustaining support for applied research;
Identify innovative housing systems that meet the
necessary requirements;
Research on implementation of IBTs and the uptake
thereof;
Develop the policy and the framework implementation of
IBT; and
Review the Rational Designs of the IBT, where
necessary.
2) Strengthening the knowledge base by coordinating
government efforts, disseminating information and
supporting education and training;
Implementation Strategy
3) Supporting product development by providing
technical support, explaining the regulatory
process and linking innovators with Agrèment
Board of South Africa;
4) Improving market linkages through identification
of market trends and opportunities, supporting
product performance monitoring and evaluation
and recognition of innovations;
5) Fast-track the project and home enrolment
process; and
6) Provide quality assurance (inspection) services.
Implementation Process
Establishment of IBT database
Performance
Assessment
Agrèment SA
Innovative
Building
Technology
NHBRC
database
Rational Design
Assessment
Non-compliance
reject
NHBRC
Developer
PHD /
Municipality
WAY FORWARD
• Ring-fencing a percentage of the Provincial HSDG
budgets be reserved for implementation of IBT
projects;
• A policy on the implementation of IBT;
• A framework guidelines, which include technical
guides and procurement guides to be developed;
and
• All Provincial Human Settlements Departments and
Municipalities to utilize data base for sourcing
service providers to be contracted for the
implementation of any IBT projects.
WAY FORWARD

Explore the concept of the Innovation Hubs
to be extended on a larger scale

Housing developments not less than a 1,000
units;
 Innovation to include infrastructure (road
networks);
 100% Green technology concepts to be
explored; and
 Use of alternative toilet systems.
Thank You