Global Leadership Training Programme in Africa 2015
2014
RESEARCH REPORT

Trend of Sustainable Buildings and
The Possibility of an Assessment System for
Built Environment Efficiency in South Africa
Taichi HINOTSU1< English Summary (1 page)>
The Global Warming which is caused by greenhouse effect gas threaten the life of animals and people. It is clearthat in order to address the global priorities of climate change and scarce resources, the environmental impact ofbuildings requires urgent focus and improvement. Furthermore, industry stakeholder are increasingly
implementing green building practices as a result of demand from market consumers, investors, shareholders,
employees, the community and government. The benefits that can accrue to them include reduced infrastructure
and plant and equipment costs, enhanced reputation or brand and reduced operational costs. However there aresome barriers to the construction of green buildings and the application of energy saving technologies indeveloping countries like South Africa. One of the barriers is a lack of education and knowledge of their costs
and associate benefits, where to obtain green products, green features and general approaches to green design(Maddew, 2006). Hence, it is important to show how buildings are addressing environmental issues by using anassessment tool which is not used in South Africa. In this report, the author assessed the No.1 Silo and Portsidebuildings according to CASBEE criterion. Those two buildings are six and five star Green Star SA rated
buildings respectively. CASBEE is Japanese scheme for the measurement of the environmental performance ofbuildings. The results according to CASBEE confirmed that both the No.1 Silo and Portside are high quality
green certified buildings. This research based on measurement of the room temperature, humidity, air current
velocity, light measurement and carbon dioxide and the several interviews conducted with some institutions (e.g.
Facilities Managers of Allan Gray/Sustainable Buildings Specialist of Arup/ Facilities Managers of Portside). As
1

Dept. of Architectural Eng., Graduate School of Eng., OSAKA University, JAPAN
Host University : University of Cape Town
The period of this field research conducted : 29 Mar. 20151

a result, No.1 Silo was awarded S rank and Portside building awarded A rank according to the CASBEE rating
tool. This CASBEE certification demonstrates those building capabilities for design and construction projects inSouth Africa and around the world. However, this result driven by the author`s main research objective. If
CASBEE is to be implemented to access South African commercial buildings, then training will be required inorder to educate building professionals.

< Japanese Summary (1 page)>
温室効果ガスを原因とする地球温暖化が人や動物の生活を脅かしつつある。よって地球温暖化の主たる要因である二酸化炭素排出量の減少に対し建築分野において環境配慮建物と環境促進技術の普及に取り組むことが急務とされる。さらに、ビジネスとしての環境配慮建築も昨今の話題とされている。
省エネ技術の取り込まれた建物への出資が増え、その建物は高い賃料で使用者に貸し出される。そしてその使用者は割高なイニシャルコストを払い、ランニングコストの削減、環境に取り組む企業という社会へ向けたアピールを行うことで利益を得ることができる。しかし南アフリカ共和国のような新興国において環境配慮建物への普及にはいくつかの障壁が存在し、その一つが環境配慮建物や省エネ技術促進により生じる利益やコストに関する知識や教育の不足だ。以上のことから、南アフリカの建物がどれだけ環境性能が高いかを南アフリカ以外の国による評価とその評価データを南アフリカの公共機関への提供は非常に意義のあることだ。本調査において、筆者は No.1 Silo と Portside という南ア
フリカを代表する二つの環境配慮建物を CASBEE によりその環境性能を評価する。CASBEE は建物の環境性能を評価する日本の評価指標であり、日本においてその評価結果は建物の賃料と使用者のブランドイメージに大きく影響を与える。調査は室温、湿度、室内風速そして光度の測定と複数の会社のインタビューにより行われた。結果として CASBEE で Allan Gray は S ランク、Portside は A ランクという評価であり、南アフリカを含む世界中でこれらの建物が施工と計画段階において素晴らしい環境性能を持つことを証明した。しかし、この評価結果は筆者による簡易な調査で行われており、結果をビジネスに用いるためには専門家による正確な調査が必要だ。また、日本は地震が多く湿度が高いのでこれらへの対応に重点が置かれ、CASBEE においても多くの評価項目がある。しかし、南アフリカでは
地震と湿度がないので南アフリカの建物を評価する際に これらの評価項目において不利な結果が出てしまう。今後 CASBEE の国際進出を考える際に環境に応じて評価項目の重みを変えられる仕組みの必要性を感じた。

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< OUTLINE >1. Introduction
2. Study Area
3. Methodology
4. Research Findings
5. Conclusion
6. Reflection on the GLTP in Africa (What you learned through this programme and how to make useof this experience to your future career development)・・・

Acknowledgement
References
Appendix

1. Introduction
The Global Warming which is caused by greenhouse effect gas threaten the life of animals and people. In South
Africa, 28% of total emissions is from commercial and residential buildings (GBCSA, 2012). It is clear that inorder to address the global priorities of climate change and scarce resources, the environmental impact ofbuildings requires urgent focus and improvement. Furthermore, in business case, industry players are
increasingly implementing green building practices as a result of demand from market consumers, investors,
shareholders, employees, the community and government.
The benefits that can accrue to them include reduced infrastructure and plant and equipment costs,
enhanced reputation or brand and reduced operational costs. However there are some barriers to the constructionof green buildings and application of energy saving technologies in developing countries like South Africa. Oneof the barriers is a lack of education and knowledge which is for obtaining green products, green features andgeneral approaches to green design (Maddew, 2006). That is why it is important to show how buildings are
addressing environmental issues by using an assessment tool which is not used in South Africa.

Firstly, BREEAM was launched in the early 1990s as the first building environmental assessment scheme,
and then, there has been a significant rise in the number of building environmental assessment schemes that
promote sustainable building developments. The more widely known include the Green Star in Australia,
BEPAC in Canada, the Evaluation Standard for Green Building (ESGB) in China, the Eco-Management andAuditing Scheme (EMAS) in the European Union, BEAM Plus in Hong Kong, CASBEE in Japan, GBCC in
Korea, the Green Building Labelling System in Taiwan, and the LEED, CHEERS and Green Building Programin the United States and Green Star SA in South Africa. Green Star SA is a South Africa scheme for the3measurement of the environmental performance of buildings. The minimum Green Star SA rating is One Starand the maximum is Six Stars (only four, five and six star buildings are considered to be green certified
buildings). In this report, the author assessed the No.1 Silo and Portside building which are representative green
building in South Africa according to the CASBEE rating tool. CASBEE is Japanese scheme for themeasurement of the environmental performance of buildings. The results according to CASBEE confirmed thatboth the No.1 Silo and Portside are high quality green certified buildings.

2. Study Area
This study was conducted in Cape Town, South Africa. The national population of South Africa is about
52million including various tribes. South Africa is a relatively dry country, with an average annual rainfall of
about 464 mm, compared to a world average of about 860 mm. While the Western Cape gets most of its rainfall
in winter, the rest of the country is generally a summer-rainfall region. Temperatures in South Africa tend to belower than in other countries at similar latitudes – such as Australia – owing mainly to greater elevation above
sea level (SOUTH AFRICA YEARBOOK 2013/14). The World Economic Forum ranked South Africa secondin the world for the accountability of its private institutions, and third for its ﬁnancial market development(2013/14 Global Competitiveness Report). According to the results for 2012, South Africa was also the only
African country to be ranked in the top 15 emerging economies worldwide. The two buildings measured by
CASBEE are located in Cape Town, which is located in the south west of South Africa.

3. Methodology
In this research, CASBEE for New Construction 2010 Edition was used as a scheme for the measurement of theenvironmental performance of the building. CASBEE is a joint governmental, academic, and industrial sector
approach used in Japan. The main four aspects of CASBEE include energy efficiency, resources efficiency, local
environment and indoor environment which comprise a total of 80 sub-criteria which are further re-categorised
into two main groups: Q (Quality), and L (Loadings) (Horvat & Fazio, 2005). L is first evaluated as LR (built
environment load reduction). In order to evaluate the sustainability of green building, CASBEE introduces thevalue of BEE (Building Environmental Efficiency).

4Figure-1 BEE Value and Red Star Ranking
Figure-1 shows the enlarged image of section 2-1 in the assessment result sheet. Assessment scale for Q and LR
ranges from 1 to 5. As SQ represents the score of Q category, the numerator Q is derived from SQ. Similarly, thedenominator L is calculated from SLR.
BEE= Q / L = 25*(SQ-1) / 25*(5-SLR)
SQ= Score for Q category
SLR= Score for LR category

BEE is presented as a graph on the left, with Q on the Y axis and L on the Y axis, so that BEE is the gradient of
the line joining the point with coordinates equal to the Q and L values to the origin (Q=0, L=0). The higher the Q
value and the lower the L value, the steeper the gradient and the more performance assessment classificationfrom C (poor, BEE≤0.5) through B- (0.5< BEE≤1.0), B+ (1.0<BEE≤1.5), A (1.5<BEE≤3.0) and S (excellent,
3.0<BEE and 50<Q), corresponding to regions divided according to the line gradient. CASBEE is differentiatedfrom other assessment systems like BREEAM, LEED and SBTool by its unique approach to the completion of
its final result. Rather than relying upon an approach of simply adding individual criteria scores, CASBEE
introduces the concept of Building Environmental Efficiency (BEE) with weighting coefficients for theassessment of different kinds of building (Chew & Das, 2008). These are based on the outcome of aquestionnaire survey of key stakeholders such as designers, building owners and operators and subsequently the
responses are analysed by analytic hierarchy process (CASBEE, 2011).

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The No.1 Silo and Portside Building were assessed in this research. In a first-ever achievement for a South
African building, The No.1 Silo has been awarded a 6 Star ‘As Built’ rating in Green Star South Africa (GSSA)
for its impressive and environmentally-friendly construction. One of the more unique green initiatives is the useof seawater from the Atlantic Ocean. The system functions by drawing in seawater from the harbour through atitanium plate heat exchanger system in the basement. On the other hand, Portside building received a 5 Star
Green Star rating for Design and 5 Star Green Star Office v1 ‘As Built’. Portside has focused on theenvironmental initiatives associated with GSSA projects, including energy reduction through an efficient air
conditioning system; the capturing, storage and reuse of rainwater and grey water for use in toilets thus reducing
potable water use; the use of low embodied energy materials such as recycled reinforcing steel, and cement
replacement with industrial waste products; and the maximisation of natural light through the provision of a highquality double glazed façade (AGAMA, Ann-Mari Malan).
This research based on measurement of the room temperature, humidity, air current velocity, lightmeasurement and carbon dioxide and the several interviews conducted with several respondents (e.g. Facilities
Managers of Allan Gray/Sustainable Buildings Specialist of Arup/ Facilities Managers of Portside). Figure 2
shows a part of the list of the measurement and Figure 3 shows a part of the questionnaire used in the interviews.
Since it is difficult to get all answer of the criteria of CASBEE in one meeting, the questionnaire was sent to the
respondents prior to the meeting, so that they could familiarize themselves with the questions and arrive withseveral prepared answers.

Figure-2 The list of the measurement
6Figure-3 The questionnaire used in the interviews74. Research Findings
4.1 No.1 Silo
Figure-4 shows assessment results sheet of the No.1 Silo. The building achieved S rank under the CASBEE(BEE=5.2). That is why the building comprises many sustainable features, some of which are: a sea watercooling system and a high performance façade that controls the thermal performance and comfort inside thebuilding. However, as the radar chart (2-3) shows, in the some sections the building was not awarded a goodresult. There are two reasons that contribute to this result. Firstly, CASBEE has many criteria about construction
because of many earthquake in Japan. In those criteria, the No.1 Silo awarded a low score. Secondly, although
CASBEE has 87 criteria, only 69 criteria has been assessed. In this research, if a criteria cannot be assessed, thenthe default score for the criteria is 3.

Figure-4 Assessment results sheet of Allan Gray Building

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4.1 Portside building
Figure-5 shows assessment results sheet of Portside. The building achieved A rank under the CASBEE(BEE=2.3). This is due to Portside containing many sustainable features. However, as the radar chart (2-3)
shows, in the some sections the building was not awarded a good result. There are two reasons that contribute tothis result. Firstly, the environment surrounding South Africa is different from Japanese environment. For
example, Japan has a high earthquake risk, which is not an issue in South Africa. In addition, it is important toconsider humidity in order to ensure comfortable indoor environmental quality in Japan. That is why there aremany criteria about these issues. However, in these criteria, Portside building was awarded a low score.
Secondly, although CASBEE has 87 criteria, only 65 criteria has been assessed. In this research, if a criteria
cannot be assessed, then the default score for the criteria is 3.

Figure-5 Assessment results sheet of Portside Building9

5. Conclusion
In this report, the author assessed the No.1 Silo and Portside building by CASBEE. The No.1 Silo was awarded
S rank and Portside building awarded A. This CASBEE certification demonstrates that both of buildings havecapabilities for design and construction projects in South Africa and around the world. However, this result was
driven by the author’s main research objective. If CASBEE is to be implemented to access South Africancommercial buildings, then training will be required in order to educate building professionals.

6. Reflection on the GLTP in Africa
Before this program, I thought the buildings of South Africa had many trouble involved with design,
construction and facility of architecture and Japanese institutions had to teach technology and send people who
can teach architecture. However the completion of my research in South Africa, I realized I was mistaken. It istrue that the average quality of commercial buildings in South Africa is lower than Japan, but the highest level ofthe buildings in South Africa are on the almost same level with Japan. That is shown in my research. In addition,
when the Allan Gray facilities manager exhibited the No.1 Silo building management system, I realized the No.1
Silo facilities are equivalent or superior to that of Japanese commercial buildings. Therefore, what we can do fordeveloping countries like South Africa is not to give money or technology, but to help them to spread theirbuilding technology throughout South Africa.

Acknowledgement
I would like to thank all members for supporting my research activity. Because my research needed the support of thecompany, it was a very big challenge to make contacts and acquire information with my terrible English. I am confident that
I could never have completed my research without the support of Prof. Kathy MICHELL (UNIVERSITY OF CAPE
TOWN), Saul NURICK (UNIVERSITY OF CAPE TOWN), interviewers and all my supporting team members in South
Africa. Lastly, I also appreciate the opportunity of joining the Global Leadership Training Program in Africa.

References
CASBEE for New Construction Technical Manual (2010 Edition), JSBCGSSA OFFICE V1.1 2014 Technical Manual, GBCSAThe Rands and Sense of Green Building 2014, GBCSA

Appendix
Interview Sheets, PP. 11 – p 24
List of measurement, PP. 25, 26
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