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Environment
| Highlights |
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| Green Design and Environmental Sustainability Strategy introduced |
| Waste management reviewed at all centres |
| Full waste recycling of plastic, cans, glass and cardboard implemented at all centres |
| Energy audits undertaken and remedial measures introduced to reduce consumption |
| Eskom rebate programme implemented at six centres |
Environmental impact policy and management
As a primary tenet we recognise that in the development and management of our properties, our operations may have a significant impact on the environment and local communities as well as on the tenants and staff who occupy our buildings. All policies for management and remedial actions are framed in terms of this principle.
We are committed to the continuous improvement of our operations with the aim of reducing our environmental impact, minding our role as a responsible corporate citizen in preserving environmental resources, making a positive impact on the wider community and encouraging our tenants, customers and suppliers to do the same, and enhancing the daily workplace for our tenants and staff.
The group’s Development Executive, Steven Riley, is responsible for the policy and strategy in this regard, supported by the National Facilities and Technical Manager. The social and ethics committee takes responsibility for overseeing and monitoring his progress in this regard. The Development Executive further provides feedback to the risk committee in respect of policy principles and goals and targets at each asset.
Group environment policy and strategy are communicated at the executive committee level and operationally to the centres’ operations managers. Quarterly reviews are conducted to assess progress in line with group strategy.
During the year Hyprop’s Green Design and Environmental Sustainability Strategy was introduced and implementation began. The strategy outlines the opportunities, expected ease of implementation of each objective and resultant benefits.
Opportunities include:
| • | Lower operating costs: related to energy, water and waste consumption; |
| • | Decreased operating costs: increased property values and more competitive leasing terms; |
| • | Enhanced marketability: as an environmentally responsible group |
| • | Reduced liability and risk: future utility costs, stringent legislation, carbon taxes; |
| • | Responsible investing: doing the right thing at an investor level; and |
| • | Increased value related to ambient environment: design as a differentiator |
Focussed and proactive asset and operational management includes:
| Objective | Ease of implementation 1 to 5 (1-easiest) |
Benefits | ||
| Management | ||||
| Responsive facility management team | 1 | Timeous intervention to mitigate risk and loss | ||
| Set consumption targets and monitor (energy, water and waste) | 2 | Measure performance by setting targets and monitoring with meters | ||
| Implement a building user training programme for operational staff | 2 | Raise awareness related to technology, legislation, best practices | ||
| Supply chain management | 2 | Select vendors based on environmental performance | ||
| Review tariff structures | 2 | Choose a tariff structure that is optimal to a building’s peak usage | ||
| Provide current and comprehensive manuals on site | 3 | Assist with effective maintenance and operational levels | ||
| Monitoring tenant conformance to tenant criteria document | 3 | Ensure mall operational and statutory requirements are fulfilled | ||
| Provide IT help desk to track user feedback | 4 | Quality feedback informs decision-making | ||
| Safety, security and code compliance | ||||
| Fire alarm testing and safety drills | 1 | Ensure that equipment is operational | ||
| Planning and management of security risks | 2 | Ensure occupants and shoppers are safe | ||
| Comply with health and safety and disability requirements | 2 | Ensure that statutory requirements are fulfilled | ||
| Control tenant's work related to tenant installation | 4 | Reduce risk of legislative non-compliance |
Progress against certain objectives during the year is detailed in the table below:
| Objective | Achievement | |
| Determine the baseline of energy use through an energy audit, for the purpose of benchmarking and measuring improvements | This was completed for energy, water and waste for the 12 month period | |
| Review site specific building maintenance and operational issues | Ongoing reviews were undertaken by the National Facilities and Technical Manager in conjunction with the centres’ operations managers | |
| Establish targets and goals | Energy: targets determined per site (savings range from 0 to 8%) | |
| Targets still to be set for water and waste | Raise awareness related to technology, legislation, best practices | |
| Select optimal upgrade initiatives | A draft proposal has been prepared for review in May 2013 | |
| Focus on delivery of strategy | Monitored specific to each property |
As the strategy is in the early stages of implementation, it was not deemed necessary to conduct independent evaluations. The group is planning to conduct a carbon audit in the near future.
Fines
The group did not receive any significant fines for non-compliance with environmental laws and regulations during the year.
Green building
Hyprop is a member of the Green Building Council of South Africa (“GBCSA”), and as such has committed to actively support and adhere to their vision and mission. Hyprop will ensure that the buildings we manage are operated in an environmentally sustainable way, and that all of our new developments are designed and built to minimise negative impacts on the environment while offering healthy, efficient and productive environments for occupants.
Conserving scarce resources
We consider resource scarcity a key strategic risk to the company, as a lack or short supply of water or electricity will impact current operations and future planned projects. The objectives in this regard as set out in Hyprop’s formal environmental strategy are outlined overleaf with their expected ease of implementation and resultant benefits.
During the year Hyprop recycled 60 000m3 (68% of total) of waste. A comprehensive lighting saving initiative was implemented throughout the portfolio in the fourth quarter resulting in a saving of 60 000kWh at year-end.
The following tables list sustainability opportunities relating to energy, water, waste and indoor environmental quality:
ENERGY
| Objective | Ease of implementation 1 to 5 (1-easiest) |
Benefits | ||
| Sub-metering electricity consumption | 1 | Detect faulty installations, monitor and control consumption in multi-tenant environment | ||
| Modify thermostat set-points and supply temperature for chiller water | 1 | Lower energy costs in winter and summer | ||
| Variable speed drives | 2 | Improved control to assist correct commissioning | ||
| LED lighting and occupancy sensors | 2 | Improved lamp life and reduced power faction correction required; | ||
| Repair duct work leakage | 2 | Lower energy losses | ||
| Implement preventative maintenance programmes | 2 | Ensure optimum operation of equipment | ||
| Solar hot water heating | 3 | Low operating costs, more cost effective than gas and electricity | ||
| Peak energy demand reduction | 3 | Reduced cost of consumption, reduces peak demand | ||
| Power factor correction | 3 | Reduced kVA consumption | ||
| Light coloured surfaces | 3 | Reduces solar heat gain and reliance on artificial light | ||
| Building Management Systems | 4 | Improved energy use, cost reduction, proactive response and assistance in identifying problems | ||
| Duct work and pipe work insulation | 4 | Air conditioners run more efficiently | ||
| Architectural shading and external planting | 4 | Reduce solar gain and energy usage | ||
| Photovoltaic (generating electricity using solar energy) | 5 | Clean energy source, technology ever improving | ||
| Building insulation | 5 | Lower energy consumption costs |
A study to provide energy efficient or renewable energy services for reductions in energy, related to Photovoltaic installations intended to lessen the load on the energy grid was concluded in March 2013.
Below is information regarding the centres’ actions and initiatives to meet the objectives outline above:
water
| Objective | Ease of implementation 1 to 5 (1-easiest) |
Benefits | ||
| Sub metering for tenants | 1 | Ease of detection of leaks, cost effective and easily installed and identifies high consumption | ||
| Fire system water consumption | 1 | Identifies leaks and illegal use of water | ||
| Waterless urinals and dual flush toilets | 2 | Reduced use of potable water, no mechanical parts | ||
| Water leak detection | 2 | Identifies unusual flow patters | ||
| Drought resistant landscaping | 3 | Reduced water usage | ||
| Rainwater harvesting | 4 | Reduced potable water consumption and storm water provision | ||
| Grey/black water recycling (non-potable water in cooling towers) | 4 | Reduced use of potable water, suitable for irrigation | ||
| Irrigation using grey water (and use of indigenous planting) | 4 | Saving of water and effluent charges where applicable |
Progress at the centres
waste
| Objective | Ease of implementation 1 to 5 (1-easiest) |
Benefits | ||
| Waste separation and recycling (operational waste management plan) | 1 | Reduced waste costs and enhanced corporate green initiatives | ||
| Centralised waste collection | 2 | Enhances overall neatness of building | ||
| Public recycling stations (glass, batteries, cans, cardboard and paper) | 2 | Provide customers opportunity to recycle | ||
| Organic waste composting | 3 | Reduced waste and less fertilizers used |
Progress at the centres
indoor environmental quality
| Objective | Ease of implementation 1 to 5 (1-easiest) |
Benefits | ||
| Low irritant/non-chemical cleaning products | 1 | Prevents sick building syndrome | ||
| Dedicated smoking areas with butt disposal | 2 | Prevents harmful particles from entering building Reduces fire risk | ||
| Personal control of thermal conditions including open-able windows | 3 | Reduces energy consumption |
Environmental sensitivity
Canal Walk and Willowbridge North and South are located within environmentally sensitive areas. The impacts on the adjoining protected areas are neutral as a result of conforming to the environmental policies and structures of the municipalities and management bodies responsible for these protected areas.
Canal Walk forms part of the greater Century City Precinct. Century City is located in and around a national wetland conservation area, Intaka Island, an award winning 16 hectare wetland conservation area that is rich in birdlife and indigenous plants. The Century City Property Association, which manages the Century City Precinct, has an Environmental Management Plan (“EMP”) to which Canal Walk Shopping adheres. Hyprop contributes R365 000 to this EMP annually.
On 22 April 2012 the Nedbank Gardens site adjoining Rosebank Mall was demolished to clear the area for the extension to the centre. The site clearance was conducted in accordance with a waste management and materials recycling programme, which formed part of the demolition contract. 31 000 tonnes of waste material resulting from the demolition were recycled.
The individual shopping centre’s responses to these objectives are detailed more fully on our website.
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Read more on www.hyprop.co.za |
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