Hyprop is a member of the GBCSA, and as such has committed to actively support and adhere to its vision and mission.
A green building is one that incorporates design, construction and operational practices that significantly reduce or eliminate the negative impact of development on the environment and occupants with strategies for addressing:
The group’s Development Executive, Steven Riley, is responsible for strategy in this regard, supported by the National Facilities and Technical Managers. The social and ethics committee takes responsibility for overseeing and monitoring our progress against strategy and compliance with our policy. Quarterly reviews are conducted to assess progress in line with group strategy. The risk committee is also informed of policy principles, targets and progress for each property.
Group environment strategy and policy are communicated at executive committee level and operationally to the centres’ operations managers.
Hyprop’s Green Design and Environmental Sustainability Strategy continues to be implemented and its effectiveness monitored.
Set out below are the strategic initiatives that have been identified, the ranking in terms of priority, which relates to technical ease of implementation and commercial viability – with 1 signalling the easiest to implement technically and commercially. The table also outlines the objectives.
Hyprop did not incur any fines for non-compliance with environmental laws and regulations during the period.
We consider resource scarcity, particularly of energy and water, a risk to the sustainability of our buildings and business model. A lack or short supply of water or electricity will adversely impact current operations and future projects. Hyprop has a long-term strategy in this regard, which is continuously reviewed, updated and improved. In terms of implementation we are pursuing 'low hanging fruit' and chasing 'quick wins' in order to establish a credible track record as well as a base from which to gain momentum.
Our success in this regard is evidenced by the inroads we have made in energy saving, as indicated below.
Water saving initiatives implemented during the period include the installation of waterless urinals at two facilities at Cradock Heights. In addition, drought resistant landscaping was used at Lakefield to address recurring leaks. Channels connecting two of the three ponds were replaced with dry river beds of indigenous, low water consumption plants.
Bulk water consumption is monitored daily at centres to identify unusual consumption patterns and thereby leaks.
The following tables list ongoing sustainability opportunities relating to energy, water, waste and indoor environmental quality.
Canal Walk has achieved an overall energy consumption saving of 15% by introducing the following initiatives:
Clearwater Mall is currently conducting an audit to assess means to increase energy savings. Initiatives include:
The centre is currently conducting an audit to assess possible ways to reduce energy consumption. This includes investigating a grey water system to recycle water from cooling towers. A generator installed at the centre feeds the entire regional centre, tenants and common areas.
During the period the centre installed two additional generators.
Hyde Park encourages all new tenants to install energy saving lighting.
Atterbury Value Mart has installed energy saving lighting.
Willowbridge is in the process of installing energy saving lighting and assessing the installation of a central chiller plant.
Stoneridge has installed energy saving lighting.
| Atterbuty Value Mart |
Canal Walk |
Cape Gate |
Clearwater Mall |
Hyde Park Corner |
Stoneridge |
The Glen |
| Repaired reticulation faults and replaced faulty tenant meters (cost. Approx. R20K) |
Sub-metering on HVAC systems, parking, tenant and common areas. 94 to 97% of electricity is accounted for |
Sub-metering on HVAC systems, parking, tenant and common areas. |
Sub-metering on HVAC systems, tenant and common areas. UAS to verify what % of incoming feed is accounted for |
Consumption by all retail tenants is sub-metered. Common areas (incl. parking) are not metered |
Sub-metering on parking, tenant and common areas. UAS assist with monitoring of meters / performance |
Sub-metering on HVAC systems, parking, tenant and common areas |
| N/A |
The set-point has been increased by 1.5-degrees. All heating capacity to HVAC units has been de-commissioned. Chiller start-up has been adjusetd to respond to seasons |
Setpoints changed for Winter and Summer |
Setpoints changed for Winter and Summer |
Setpoints changed for Winter and Summer |
N/A |
All heater banks have been disconnected. Set-point to be raised by 1-degree |
| N/A to package units (would require major modification) |
Drives have been installed on all chiller pumps and air-handling unit fan drives. Drives are regularly checked and maintained |
Variable speed drives fitted on chilled water pumps and AHU fans |
Not installed. Options to be investigated |
Options to be investigated related to HVAC plant replacement incl. variable speed drives |
N/A (hide-away system in management offices). Tenants manage their own HVAC units |
Drives have been installed on the recently added portion of the mall |
| All lighting in parking converted from T8 to T5 with 42% energy reduction |
Downlighters in common area replaced with LED. Busy replacing T8 tubes in coves with LED |
Project to replace downlighters and metal halide lighting with LED awaiting approval. |
All parking areas and common area passages have occupancy sensors. All downlighters in toilets have been replaced with LED. Neon lighting to be replaced with cold-cathode |
All lighting in parking converted from T8 to T5 with 42% energy reduction |
All lighting in parking converted from T8 to T5 with 42% energy reduction |
Investigating replacement of cove lighting and downlighters with LED |
| On-going (mostly package units)Included in service schedules |
Undertaken as part of on-going maintenance (pressure reading taken and leaks identified and repaired)Included in service schedules |
Undertaken as part of on-going maintenance. Included in service schedules |
Undertaken as part of on-going maintenance (pressure readings are periodically undertaken.). Included in service schedules |
Repaired on an ad-hoc basis. Included in service schedules |
Included in service schedules |
Undertaken as part of on-going maintenance (pressure reading taken occasionally). Included in service schedules |
| Concluded a maintennace program with Ampair. On-site operations staff manage balance of maintenance |
Forms part of the annual service maintenance plan (plant and equipment) |
Forms part of the annual service maintenance plan (plant and equipment) |
Forms part of the annual service maintenance plan (plant and equipment) |
Service contracts exist for HVAC, power factor correction, HT-LT |
Weekly, monthly and annual maintenance program focuses on rooves, plant and equipment, water tanks etc. |
Forms part of the annual service maintenance plan (plant and equipment) |
| No hot water in bathrooms |
All geysers in public toilets turned-off. Hot water in family toilets and mother feeding rooms only |
All bathrooms only have cold water. |
No systems currently. Only cold water in all public bathrooms, feeding rooms and family rooms |
Hot water removed from office bathrooms and to be removed from mall public toilets in 2013 up-grade |
Hot water in family toilets. No solar water heating on site |
Only cold water used in public bathrooms and family rooms |
| Has been achieved as a result of power factor correction |
Demand is currently lower than in 2006. Various initiatives are implemented to monitor and control maximum demand |
AC switching times adjusted to make use of cool ambient air. |
Ice storage system used to reduce peak AC load in Summer months |
Options to be explored |
Centre management / UAS manage anchor tenant consumption at peak times (i.e. Toy's r Us 28% reduction, Food Lovers, Sportmans Warehouse, Spar) |
HVAC system is managed using timers (system starts before significant heat-gain) |
| Power factor has been serviced and repaired |
Units have been installed for all major tenants and on 11-kV incoming supply to the property |
Units have been installed on all dbs and are serviced under contract. PF 0,99 |
All sub-stations have power-factor correction equipment. All sub-stations are operating at unitary power factor of 1 (optimal) |
All DB boards have units installed (serviced every 6-months) |
Power factor management forms part of a maintenance contract |
Has been installed at all LT rooms (to monitor incoming feed). Maximum efficiency (0.99) has been achieved |
| N/A Mall built with face brick. |
As noted above |
|
"Snow-coat" applied to phase-2 rooves (Inc. Connection and Hi-Fi Corporation) |
Light colored surfaces have been selected as part of the new paint color palette (re-painting scheduled for 2013) |
Rooves are light-beige. Centre repainted in light pastel colours. |
As noted above |
| N/A |
BMS system on HVAC system is fully operational |
BMS system used for AC system only. |
BMS is used for control of HVAC system - assists with achieving set-points and controlling maximum demand |
BMS is not used |
N/A |
BMS system is not used |
| N/A |
All pipework and ducts are insulated. Damage assessed on an annual basis |
All pipework and ducts are insulated. Damage assessed on an annual basis |
Chiller pipework is insulated. HVAC ducting to be checked for insulation |
New duct-work is insulated (no chiller therefore no pipework is insulated) |
Systems check was undertaken in September and system found to be fully functional |
All ductwork is insulated. Pipeowrk (only cold) is not insulated. Chiller pipework is insulated |
| External walkway assist with shading |
Shading devices applied to PODS |
- |
- |
External planting was up-graded in 2010 to include mature trees that were re-located from a nearby construction site |
- |
No further measures taken |
| |
Pilot project being investigated |
|
Pilot project being investigated |
- |
- |
Options to be explored |
| Received a quote to repaint the sheeted rooves, await tests from paint supplier to assess if an Eskom rebate is applicable |
Pods have been double-glazed. Roof-sheeting is light colored |
- |
See comment below (point-15) |
Double-glazing applied to new skylights in 2010 mall up-grade |
- |
Roof-sheeting to the new portion of the mall is white |
| |
Skylights are used to inject natural light into the malls |
Skylights are used to inject natural light into the malls |
Skylights are used to inject natural light into the malls |
Clay tiles are used to insulate concrete slabs |
|
All flourescent ballasts have been replaced with electronic ballasts |
| Large anchors and restaurants are sub-metered |
|
All large users measured. Non metered tenants prorated. |
Sub-meters are used to measure water consumption for all tenants |
Large anchors, restaurants and hair dressers are sub-metered |
Water consumption is measured for all tenants, common areas and toilets |
Most of tenants are sub-metered (95%). In time all tenants will be sub-metered |
| Is currently metered |
All pumps metered. Alarmed if pressure drops occur (i.e. if used) |
Fire-water metered. |
Fire-water consumption is not measured or alarmed. Measures to be implemented to control use |
Options are to be investigated related to monitoring consumption |
Daily checks are undertaken to ensure that abuse does not occur. Consumption is measured as part of the common area consumption |
All pumps metered. Alarmed if pressure drops occur (i.e. if used) |
| Scheduled as part of bathroom up-grade 2013 |
To be implemented as part of 2014 toilet up-grade |
Dual flush toilets in all ablutions |
Duel-flush toilets are used in phase-2 |
Waterless urinals are used in public bathrooms (retail and office areas) |
- |
|
| To be investigated |
Random readings taken at incoming feed at different times to assess consumption and thereby detect possible leaks |
Weeky readings taken and sent to Utilities Co to check for abnormalities. |
Options to be investigated |
Options to be investigated |
Random readings taken at incoming feed at different times to assess consumption and thereby detect possible leaks |
Daily council water meter reading are taken (at different times of day) |
| Indigenous planting is used |
Mostly applies |
|
Lawn been replaced with "Veld-grass" |
As above |
Mostly applies |
Mostly applies |
| - |
Storm-water feeds into the canal and wet-land (bio-degradable chemicals used to clean parking decks etc.) |
2-Borehole used for irrigation |
- |
- |
To be investigated |
Borehole water used for irrigation and public toilets (in-line filter used) |
| - |
Grey-water used for irrigation (from central water-works) |
A proposal has been received to treat effluent water and re-use for irrigation. Money has been put in 2013 CAPEX for this. |
- |
- |
- |
|
| - |
As above |
Indigenous plants |
Municiple water used |
No grey water used |
Rain-sensors assist with regulating use |
As above |
| |
|
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|
|
Proceeds of the staff vegetable garden are given to staff and / or community members |
Airraters have been installed on all taps in public toilets |
| Full recycling (plastic, cans, glass and cardboard) |
Full recycling (plastic, cans, glass and cardboard) |
Full recycling (plastic, cans, glass and cardboard) |
Full recycling (plastic, cans, glass and cardboard) |
Full recycling (plastic, cans, glass and cardboard) |
Full recycling (plastic, cans, glass and cardboard) |
Full recycling (plastic, cans, glass and cardboard) |
| Waste collection occurs centrally |
Waste collection occurs centrally |
Waste collection occurs centrally |
Waste collection occurs centrally |
Waste collection occurs centrally |
Waste collection occurs centrally |
Waste collection occurs centrally |
| |
In public malls |
In discussions with waste contractor to implement. |
In public malls |
- |
To be implemented 2013 |
To be implemented from December 2012 |
| |
- |
- |
- |
- |
Being explored |
Not yet implemented |
| Rosebank Mall (currently being redeveloped) |
Willowbridge North / South |
Woodlands |
Glenfield |
Lakefield |
Glenwood |
Cradock heights |
| Sub-metering will be installed for the HVAC systems, parking, tenant and common areas |
Sub-metering occurs for tenants and common areas |
Sub-meters are used to monitor consumption on HVAC systems and for tenants |
Sub meters are installed block and pro ratered as per GLA |
Sub meters are installed block and pro ratered as per GLA |
Sub meters are installed block and pro ratered as per GLA |
Sub meters are installed per tenant |
| Set-points in common areas will be set to reduce consumption and costs |
N/A - individual tenant control |
Set-points were adjusted by 1-degree. Common areas are not air-conditioned |
N/A-console units controlled by tenant |
N/A-console units controlled by tenant |
N/A-console units controlled by tenant |
N/A-console units controlled by tenant |
| All new equipment will incorporate variable speed-drives |
N/A to package units (would require major modification). Drive only exists on the borehole pump |
Drives are not used. Options to be investigated |
All new equipment specified as inverter units for control of compressor speed. |
All new equipment specified as inverter units for control of compressor speed. |
All new equipment specified as inverter units for control of compressor speed. |
All new equipment specified as inverter units for control of compressor speed. |
| LED lighting and best practises related to energy efficient lighting will be adopted |
Replacement as per the Eskom rebate program to commence in parking and mall areas |
LED lighting is used in the management offices. All halogen downlighters in common areas replaced with LEDs. The phase-2 basement makes use of occupancy sensors |
Common area lighting recovered from tenant so not financially viable for landlord to convert to LED |
All halogen downlighters in common areas replaced with LED |
Common area lighting recovered from tenant so not financially viable for landlord to convert to LED |
Common area lighting recovered from tenant so not financially viable for landlord to convert to LED |
| New ducting will be installed through-out |
N/A |
A survey was conducted in June - minor repairs have been effected to ducting. Included in service schedules |
N/A-console units. |
N/A-console units. |
N/A-console units. |
N/A-console units. |
| Forms part of the annual service maintenance plan (plant and equipment) |
Forms part of the annual service maintenance plan (plant and equipment) |
Forms part of the annual service maintenance plan (plant and equipment) |
Forms part of the annual service maintenance plan (plant and equipment) |
Forms part of the annual service maintenance plan (plant and equipment) |
Forms part of the annual service maintenance plan (plant and equipment) |
Forms part of the annual service maintenance plan (plant and equipment) |
| Only cold water will be used in public ablutions. Hot water to be used in family rooms and feeding rooms |
No solar heating. Hot water is supplied to all bathrooms incl. family rooms. Opportunity exists to disconnect the hot water supply |
Only cold water is used in public ablutions, family rooms and feeding rooms |
|
Geyser setpoints in common area ablutions reduced to 55°C |
|
|
| Operating times to be changed to shift load out of peak times |
Peak energy consumption will be reduced as a result of the new HVAC system being installed as part of the redevelopment |
The BMS assist with staggering the start of the air-handling units to reduce peak consumption |
Certain buildings have evaporative cooling instead of full AC with corresponding lower energy consumption |
|
|
|
| Power-factor correction units will be installed (units are currently installed) |
Power factor correction has been installed to all substtions |
Units are serviced every 6-months. A factor of 0.99 is being achieved (maximum efficiency) |
|
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|
|
| As per point-9 above |
Re-painting of the buildingn will be done using light colors (scheduled for 2013) |
The building facades are painted using light colors |
N/A-Face brick |
N/A-Face brick |
N/A-Face brick |
N/A-Face brick |
| No BMS to be installed - integrated control system on the HVAC will assist with control. Economy dampers for fresh air allow free cooling when external temperatures allow |
BMS system is not used |
BMS system is used and is 95% operational |
N/A-console units. |
N/A-console units. |
N/A-console units. |
N/A-console units. |
| New chilled water piping will be insulated |
N/A |
No maintenance is required, the system is fully operational |
N/A-console units. |
N/A-console units. |
N/A-console units. |
N/A-console units. |
| Limited use of architectural shading devices will provide shading to east-facades. Atriums and skylights are being specified to reduce glare and 65% solar radiation |
- |
No additional systems adopted |
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|
| - |
- |
- |
_ |
_ |
_ |
_ |
| Sheeted roof over building has been specified to be "Zinkalume" |
- |
- |
_ |
_ |
_ |
_ |
| R407 / 410A refrigerant to be used in HVAC system. Skylights will be used to inject natural light into the malls |
|
Bay windows and skylights are used to inject natural light into the malls |
|
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|
|
| Sub-meters will be installaed to monitor water consumption for all tenants |
Water consumption for anchors, restaurants and hair-dressers is measured |
In phase-1 only large users are sub-metered. Phase-2 all tenants are sub-metered |
Bulk usage of Park is pro-ratered according to GLA |
Bulk usage of Park is pro-ratered according to GLA |
Bulk usage of Park is pro-ratered according to GLA |
Bulk usage ofbuilding water is pro-ratered according to GLA |
| All pumps metered. Alarmed if pressure drops occur (i.e. if used) |
No metering occurs. Options are to be explored |
No metering occurs. Options are to be explored |
Fire water metered |
Fire water metered |
Fire water metered |
|
| Dual flush toilets will be installed |
Dual flush toilets are used |
- |
_ |
_ |
_ |
_ |
| Best practises will be adopted in the completed building to detect leaks. All water and plumbing lines are being replaced |
Weekly readings are taken at incoming feed - leaks have been detected and repaired |
Random readings taken at incoming feed at different times to assess consumption and thereby detect possible leaks |
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| N/A |
Lawn been replaced with "Kweek" |
Indigenous planting is used |
|
|
Ponds that were filled replaced with "dry riverbed theme" with indigenous plants. |
|
| - |
Borehole irrigation only |
Rainwater is harvested (25 000l) and used as back-up supply for bathrooms |
Borehole irrigation |
Borhole irrigation |
Borehole irrigation |
- |
| - |
- |
- |
- |
- |
- |
- |
| N/A - no planting given the inner-city location |
Irrigation system is manually operated |
Municiple water is used |
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| |
Ponds used to airate water. Opportunities exist to treat the borehole water to reduce its iron-content |
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| Full recycling (plastic, cans, glass and cardboard) |
Full recycling (plastic, cans, glass and cardboard) |
Full recycling (plastic, cans, glass and cardboard) |
No recycling by Landlord |
No recycling by Landlord |
No recycling by Landlord |
No recycling by Landlord |
| Waste collection occurs centrally |
Waste collection occurs centrally |
Waste collection occurs centrally |
Waste collection occurs centrally |
Waste collection occurs centrally |
Waste collection occurs centrally |
Waste collection occurs centrally |
| To be implemented |
To be implemented |
To be explored |
|
|
|
|
| N/A |
Being explored |
Options to be explored |
Being explored |
Spatial constraints |
Being explored |
Spatial constraints |
Canal Walk and Willowbridge North and South are located within high biodiversity areas.
Canal Walk forms part of the greater Century City Precinct, which is located in and around a national wetland conservation area - Intaka Island - an award winning 16 hectare wetland conservation area 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 adheres. The EMP requires that no sewerage, fertilisers, herbicides or chemicals are discharged into the canals which run through the precinct. Only biodegradable cleaning products are used when cleaning areas such as parking decks, walkways and walls to minimise any water pollution. In addition, Hyprop contributes financially towards maintaining the EMP.
Willowbridge is located adjacent to the Elsiekraal River and adheres to the EMP as set by the council, guarding against water pollution.
