240-56364535 Architectural Design and Green Building Compliance Manual

Manual Technology
Title: Architectural Design and Unique Identifier: 240-56364535

Green Building Compliance
Manual
Alternative Reference Number: N/A
Area of Applicability: Engineering
Documentation Type: Manual
Revision: 3
Total Pages: 39
Next Review Date: March 2023
Disclosure Classification: CONTROLLED

DISCLOSURE
Compiled by Functional Responsibility Authorised by
………………………………….. ………………………………….. …………………………………..

K. Lala Q. Cai L. Xulu
Civil Engineer Chief Engineer: Structural Structural Design, CoE
Design CoE Manager
Date: ……………………………
17 April 2018 17 April 2018
Date: …………………………… Date: ……………………………
20 April 2018
Supported by SCOT TC
…………………………………..
G.N. Dudenska
Civil TC Chairperson
20 April 2018
Date: ……………………………
PCM Reference : 240-53573084, Perform Structures and Buildings Engineering

SCOT Study Committee Name: Structural Study Committee (SC10F)
Architectural Design and Green Building Compliance Manual Unique Identifier: 240-56364535
Revision: 3
Page: 2 of 39
CONTENTS
Page
1. INTRODUCTION ...................................................................................................................................................... 4
2. SUPPORTING CLAUSES ........................................................................................................................................ 4
2.1 SCOPE .............................................................................................................................................................. 4
2.1.1 Purpose ..................................................................................................................................................... 4
2.1.2 Applicability................................................................................................................................................ 4
2.2 NORMATIVE/INFORMATIVE REFERENCES .................................................................................................. 4
2.2.1 Normative .................................................................................................................................................. 4
2.2.2 Informative ................................................................................................................................................. 7
2.3 DEFINITIONS .................................................................................................................................................... 7
2.3.1 Disclosure Classification ........................................................................................................................... 8
2.4 ABBREVIATIONS .............................................................................................................................................. 8
2.5 ROLES AND RESPONSIBILITIES .................................................................................................................... 9
2.6 PROCESS FOR MONITORING ........................................................................................................................ 9
2.7 RELATED/SUPPORTING DOCUMENTS ......................................................................................................... 9
3. ARCHITECTURAL DESIGN REQUIREMENTS ...................................................................................................... 9
3.1 GENERAL.......................................................................................................................................................... 9
3.1.1 Roofs ......................................................................................................................................................... 9
3.1.2 Floors ......................................................................................................................................................... 9
3.1.3 Walls .......................................................................................................................................................... 9
3.1.4 Stairways ................................................................................................................................................. 10
3.1.5 Room and building sizing ........................................................................................................................ 10
3.1.6 Glazing .................................................................................................................................................... 10
3.1.7 Lighting and Ventilation ........................................................................................................................... 10
3.1.8 Drainage .................................................................................................................................................. 10
3.1.9 Stormwater disposal ................................................................................................................................ 10
3.1.10 Public Safety and Safety ....................................................................................................................... 10
3.1.11 Facilities for persons with disabilities .................................................................................................... 10
3.1.12 Fire Protection & Detection ................................................................................................................... 10
3.1.13 Provision for wire-ways ......................................................................................................................... 11
3.2 ARCHITECTURAL DESIGN FOR POWER STATION BUILDINGS AND ROOMS ........................................ 11
3.2.1 Power Station Battery Rooms ................................................................................................................. 11
3.2.2 Power Station Control Suites .................................................................................................................. 11
3.2.3 Power Station equipment rooms housing computer control equipment.................................................. 11
3.2.4 Commercial buildings .............................................................................................................................. 11
3.3 CORPORATE IDENTITY REQUIREMENTS .................................................................................................. 11
3.4 SECURITY DESIGN ........................................................................................................................................ 11
3.5 LANDSCAPING ............................................................................................................................................... 11
3.6 REFURBISHMENT OF EXISTING BUILDINGS ............................................................................................. 12
3.7 DRAWING STANDARDS ................................................................................................................................ 12
3.8 ROOM DATA SHEET ...................................................................................................................................... 12
3.9 DESIGN DURATION AND REVIEW ............................................................................................................... 12
3.10 SUBMISSION OF DRAWINGS TO THE LOCAL AUTHORITY .................................................................... 12
3.11 CERTIFICATES OF OCCUPANCY .............................................................................................................. 13
4. GREEN BUILDING COMPLIANCE REQUIREMENTS ......................................................................................... 14
4.1 EXISTING BUILDINGS ................................................................................................................................... 14
4.1.1 General Considerations ........................................................................................................................... 15
4.1.2 Existing Building Categories .................................................................................................................... 17
4.1.2.1 Management ................................................................................................................................... 17
4.1.2.2 Indoor Environmental Quality .......................................................................................................... 18
4.1.2.3 Energy ............................................................................................................................................. 20
4.1.2.4 Transportation ................................................................................................................................. 20
CONTROLLED DISCLOSURE
When downloaded from the EDMS, this document is uncontrolled and the responsibility rests with the user to ensure it is in line
with the authorised version on the system.
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Page: 3 of 39
4.1.2.5 Water ............................................................................................................................................... 21

4.1.2.6 Materials .......................................................................................................................................... 21
4.1.2.7 Land Use and Ecology .................................................................................................................... 22
4.1.2.8 Emissions ........................................................................................................................................ 22
4.1.2.9 Innovation ........................................................................................................................................ 23
4.2 NEW BUILDINGS ............................................................................................................................................ 23
4.2.1 General Considerations ........................................................................................................................... 23
4.2.2 New Building Categories ......................................................................................................................... 27
4.2.2.1 Management ................................................................................................................................... 27
4.2.2.2 Indoor Environment Quality............................................................................................................. 28
4.2.2.3 Energy ............................................................................................................................................. 30
4.2.2.4 Transport ......................................................................................................................................... 31
4.2.2.5 Water ............................................................................................................................................... 33
4.2.2.6 Materials .......................................................................................................................................... 34
4.2.2.7 Land use and ecology ..................................................................................................................... 36
4.2.2.8 Innovation ........................................................................................................................................ 37
5. AUTHORISATION .................................................................................................................................................. 37
6. REVISIONS ............................................................................................................................................................ 38
7. DEVELOPMENT TEAM ......................................................................................................................................... 38
8. ACKNOWLEDGEMENTS ...................................................................................................................................... 38
APPENDIX A .............................................................................................................................................................. 39
FIGURES
Figure 1: Various Green star ratings and associated outcomes for existing buildings (GBCSA) .............................. 15
Figure 2: Various Green star ratings and associated outcomes for new buildings (GBCSA) .................................... 24
Figure 3: Credit summary for new buildings (GBCSA) ............................................................................................... 26
TABLES
Table 1: Credit summary for existing buildings (GBCSA) .......................................................................................... 16
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1. INTRODUCTION
This document serves as an architectural design manual for use when executing architectural designs
and green building compliance.
2. SUPPORTING CLAUSES
2.1 SCOPE
The document covers architectural design and green building compliance of structures by making
reference to various standard codes of practice, manuals and Eskom specifications that shall be
complied with when executing such designs. Architectural design and green building compliance are
multidisciplinary activities and thus require equal involvement from all interfacing disciplines throughout
the various stages of the Project Life Cycle Model.
2.1.1 Purpose
The purpose of this manual is to ensure that architectural designs and green building compliance are
executed in accordance with the relevant codes of practice, manuals and Eskom specifications thus
ensuring uniformity. The document also serves to provide a starting point for the development of Project
specifications and drawings.
2.1.2 Applicability
This document shall apply throughout Eskom Holdings Limited Divisions.
2.2 NORMATIVE/INFORMATIVE REFERENCES

The specifications, finishes and requirements presented on relevant project specific drawings and/ or
project specifications shall take precedence over the specifications and requirements of this design
manual.
Parties using this document shall apply the most recent edition of the documents listed in the following
paragraphs.
2.2.1 Normative
[1] 240-54937450, Fire Protection & Life Safety Design Standard
[2] 240-54937439, Fire Protection - Detection Assessment Standard
[3] 240-54937454, Inspection, Testing and Maintenance of Fire Protection Systems Standard
[4] 240-55864764, Chemistry Standard for Potable Water
[5] 240-56227443, Requirements for Control and Power Cables for Power Stations Standard
[6] 240-56355541, Control System Computer Equipment Habitat Requirements Guideline
[7] 240-56355808, Ergonomic Design of Power Station Control Suites Guideline
[8] 240-56364545, Structural Design and Engineering Standard
[9] 240-56737448, Fire Detection & Life Safety Design Standard
[10] 240-56737654, Inspection, Testing and Maintenance of Fire Detection Systems Standard
[11] 240-85549846 – Standard for Design of Drainage and Sewerage Infrastructure
[12] 240-8693501 – Engineering Standard for Drawing
[13] 32-245, Eskom Waste Management Standard
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[14] AS/NZS 2107, Acoustics: recommended design sound levels and reverberation times for building
interiors.
[15] 240-123919938 Legionella Control and Management in Water Systems Standard
[16] ASHRAE 55, Thermal Comfort for Human Occupancy

[17] ASHRAE 62, Ventilation of acceptable indoor air quality
[18] CIBSE AM10, Natural ventilation in non-domestic buildings
[19] EN ISO 3382-3, Acoustics -- Measurement of room acoustic parameters -- Part 3: Open plan
offices
[20] ESK AM AAA 1, Corporate Identity Manual
[21] ESK PB AAQ 3, Interior Specifications for Eskom
[22] GBCSA Energy & Water Benchmarking Guideline
[23] GBCSA Existing Building Technical Manual
[24] GBCSA Office Building Technical Manual
[25] Hazardous Substances Act 15 of 1973
[26] ISBN 06425 52878- Water efficiency guide: office and public buildings
[27] ISO 14040:2006 Life Cycle Assessment – Principles and framework
[28] ISO 14044:2006 Life Cycle Assessment – Requirements and guidelines
[29] ISO 14064- 2, Greenhouse gases -- Part 2: Specification with guidance at the project level for
quantification, monitoring and reporting of greenhouse gas emission reductions or removal
enhancements
[30] ISO 14064- 3, Greenhouse gases -- Part 3: Specification with guidance for the validation and
verification of greenhouse gas assertions
[31] ISO 14064-1, Greenhouse gases -- Part 1: Specification with guidance at the organization level for
quantification and reporting of greenhouse gas emissions and removals
[32] ISO 14065- 4, Greenhouse gases -- Requirements for greenhouse gas validation and verification
bodies for use in accreditation or other forms of recognition
[33] ISO 7730, Ergonomics of the Thermal Environment (PMV Levels)
[34] N.PSZ 45-698, Engineering Drawing Office and Engineering Documentation Standard.
[35] National Building Regulations and Building Standards Act, 1977 (Act No. 103 of 1977)
[36] National Environmental Management Act, 1998 (Act No. 107 of 1998)
[37] National Environmental Management Waste Act, 2008 (Act No. 59 of 2008)
[38] National Key Points Act, 1980 (Act No. 102 of 1980)
[39] Occupational Health and Safety Act, 1993 (Act 85 of 1993)
[40] SANS 10400-A (SABS 0400-A), The application of the National Building Regulations – Part
A: General principles and requirements
[41] SANS 10400-D (SABS 0400-D), The application of the National Building Regulations – Part
D: Public safety.
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[42] SANS 10400-G (SABS 0400-G), The application of the National Building Regulations –
Part G: Excavations.
[43] SANS 10400-K (SABS 0400-K), The application of the National Building Regulations – Part
K: Walls.
[44] SANS 10400-L (SABS 0400-L), The application of the National Building Regulations – Part
L: Roofs.
[45] SANS 10400-M (SABS 0400-M), The application of the National Building Regulations –
Part M: Stairways.
[46] SANS 10400-O (SABS 0400-O), The application of the National Building Regulations –
Part O: Lighting and ventilation.
[47] SANS 10400-R (SABS 0400-R), The application of the National Building Regulations – Part
R: Stormwater disposal.
[48] SANS 10400-S, (SABS 0400-S), The application of the National Building Regulations –
Part S: Facilities for persons with disabilities.
[49] SANS 10400-W (SABS 0400-W), The application of the National Building Regulations –
Part W: Fire installation.
[50] SANS 10400-XA, The application of the National Building Regulations – Part X:
Environmental sustainability; Part XA: Energy usage in buildings
[51] SANS 10083, The measurement and assessment of occupational noise for hearing conservation
purposes
[52] SANS 10103, The measurement and rating of environmental noise with respect to annoyance and
to speech communication
[53] SANS 10114-1:2005 Interior lighting Part 1: Artificial lighting of interiors
[54] SANS 10142-1, The wiring of premises, Part 1: Low Voltage installations
[55] SANS 10160-1, Basis of structural design and actions for buildings and industrial structures Part 1:
Basis of structural design
[56] SANS 10160-2, Basis of structural design and actions for buildings and industrial structures Part 2:
Self-weight and imposed loads
[57] SANS 10161, The design of foundations for buildings
[58] SANS 10162-1, The structural use of steel, Part 1: Limit-states design of hot-rolled steelwork
[59] SANS 10162-2, The structural use of steel Part 2: Cold-formed steel structures
[60] SANS 10164-1, The structural use of masonry Part 1: Unreinforced masonry walling
[61] SANS 10164-2, The structural use of masonry Part 2: Structural design and requirements for
reinforced and pre-stressed masonry
[62] SANS 10218, Acoustical properties of buildings. Grading criteria for the airborne sound insulation
properties of buildings
[63] SANS 10400-C, The application of the National Building Regulations – Part C: Dimensions.
[64] SANS 10400-J, The application of the National Building Regulations – Part J: Floors.
[65] SANS 10400-N, The application of the National Building Regulations – Part N: Glazing.
[66] SANS 10400-P, The application of the National Building Regulations – Part P: Drainage.
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[67] SANS 10400-T (SABS 0400-T), The application of the National Building Regulations – Part T: Fire
protection.
[68] SANS 11690-2, Acoustics – Recommended practice for the design of low noise workplaces
containing machinery.
[69] SANS 204, Energy efficiency in buildings
[70] SANS 50001, Energy Management Systems requirements with guidance for use
[71] SANS 50010, Measurement and Verification of energy savings
[72] SANS 656, Sound level meters.
[73] SANS 658, Integrating-averaging sound level meters
[74] SANS 1200 HC-1988
2.2.2 Informative
[75] 240-56737654, Inspection Testing and Maintenance of Fire Detection Systems Standard
[76] 331-383 Construction Buildings Concept Report (Nuclear Engineering)
[77] 331-388 ESKOM IPD(F) NUCLEAR-1 Complex 4 Admin Building Basic Design Report
[78] ASHRAE 129, Measuring Air-Change Effectiveness
[79] CIBSE TM23, Air Leakage Pressure Testing
[80] GBCSA Energy & Water Benchmarking Tool
[81] GBCSA Existing Building Rating Tool
[82] GBCSA Office Building Rating Tool
[83] GBCSA Products & Materials Sheet
[84] ISO 14001, Environmental Management Standard
2.3 DEFINITIONS
Definition Description
Accredited Professional (Green Qualified individual who can assist with the green building certification
Building) processes. Green Star SA Accredited Professionals have a comprehensive
knowledge and understanding of the Green Star SA rating system, both in
content and practical application during the building design and construction
process
Architect Suitably qualified and experienced individual registered with SACAP (South
African Council for the Architectural Profession)
Architecture The practice of the architect, where architecture means offering or rendering
professional services in connection with the design and construction of
buildings, or built environments
Base Building The base building normally includes the building's primary structure; the
building envelope in whole or part; public circulation and fire egress; and
primary mechanical and supply systems up to the point of contact with
individual occupant spaces
Competent Person Person who is qualified by virtue of his education, training, experience and
contextual knowledge to make a determination regarding the performance of
a building or part thereof in relation to a functional regulation or to undertake
such duties as may be assigned to him in terms of the National Building
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Definition Description
Regulations
Design For this standard: refers to architectural design and/or green building
compliance only
Independent Commissioning External facilitator of green building commissioning activities
Agent
Management (Green Building) Internal management of the building during operation

National Key Point Any place or area which has under section 2 of the National Key Point Act
102 of 1980 been declared a National Key Point
Notional Building The notional building has a fixed servicing strategy regardless of the strategy
adopted in the actual building
2.3.1 Disclosure Classification

Controlled Disclosure: Controlled Disclosure to external parties (either enforced by law, or
discretionary).
2.4 ABBREVIATIONS
Abbreviation Description
AS Australian Standards
ASHRAE American Society of Heating, Refrigeration, and Air-Conditioning Engineers
CIBSE Chartered Institute of Building Service Engineers
CO Carbon Monoxide
CO2 Carbon Dioxide
COC Certificate of Compliance (Electrical)
CoE Centre of Excellence
Du/ha Dwelling units per hectare
EDWL Engineering Design Work Lead
EIA Environmental Impact Assessment
EMP Environmental Management Plan
EMS Environmental Management System
EN European Standards
GBCSA Green Building Council of South Africa
GFA Gross Floor Area
GHGe Green House Gas emissions
GLA Gross Lettable Area
HVAC Heating Ventilation and Air Conditioning
IAQ Indoor Air Quality
IEQ Indoor Environment Quality
ISBN International Standards Book Number
ISO International Organisation for Standardisation
ISO International Standards Office
LDE Lead Discipline Engineer
LPS Low Pressure Services
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Abbreviation Description
N/a Not applicable
NFPA National Fire Protection Association
NKP National Key Point
NZS New Zealand Standards
OHS Act Occupational Health and Safety Act
PLCM Project Life Cycle Model
PMV Predicted Mean Vote
PVC Poly Vinyl Chloride
SANS South African National Standards
TVOC Total Volatile Organic Compounds
UA Usable Area
VOC Volatile Organic Compounds
2
W/m Watts per square meter
WMP Waste Management Plan
2.5 ROLES AND RESPONSIBILITIES

The Civil and Structural Design department’s LDE or EDWL on a Project shall ensure that architectural
design and green building compliance are executed in accordance with this design manual. The LDE
shall ensure that all relevant interfacing disciplines are consulted when required and designs are
accordingly approved by such disciplines.
2.6 PROCESS FOR MONITORING

N/A
2.7 RELATED/SUPPORTING DOCUMENTS

As per section 2.2.
3. ARCHITECTURAL DESIGN REQUIREMENTS
3.1 GENERAL
All relevant SANS for architectural designs must be complied with. SANS 10400 and SANS10400-XA
Energy usage in buildings, The application of the National Building Regulations comprises of various
Parts that are to be adhered to when executing architectural designs. Designs should be practical,
functional, feasible and aesthetically pleasing.
3.1.1 Roofs
All roofs shall comply with SANS 10400, Part L and be reviewed by a structural engineer for acceptance.
3.1.2 Floors
All floors and associated elements shall comply with SANS 10400, Part J and be reviewed by a
structural engineer for acceptance.
3.1.3 Walls
All walls shall comply with SANS 10400, Part K and be reviewed by a structural engineer for acceptance.
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3.1.4 Stairways
All stairways shall comply with SANS 10400: Part M, Eskom Standard Stair and Handrail details: 0.00/
2901 and be reviewed by a structural engineer for acceptance.
3.1.5 Room and building sizing

The dimensions of rooms and buildings shall comply with SANS 10400, Part A and C where
applicable.
3.1.6 Glazing
Glazing and fenestration also to conform to SANS 10400 XA and SANS 204
3.1.7 Lighting and Ventilation
Lighting and ventilation shall comply with SANS 10400, Part O. It should be stressed that although
natural lighting and ventilation can be allowed for by the Architect, it is the responsibility of the Electrical
and Low Pressure Services disciplines to ensure that lighting and ventilation is adequately designed for,
considering natural and artificial type lighting and ventilation. It is thus recommended that the Electrical
and Low Pressure Services disciplines work in conjunction with the Architect for natural lighting and
ventilation considerations.
3.1.8 Drainage
All sewage and drainage shall comply with SANS 10400, Part P. Such shall be reviewed by a civil
engineer for acceptance.
3.1.9 Stormwater disposal

Stormwater management around structures shall comply with SANS 10400; Part R to ensure that
stormwater is conveyed away from a structure preventing any damages to the structure or
inconvenience to the occupants. Such shall be reviewed by a civil engineer for acceptance.
3.1.10 Public Safety and Safety

Considerations for public safety and safety in general shall comply with SANS 10400, Part D and the
Occupational Health and Safety Act, 1993 (Act 6 of 1993).
3.1.11 Facilities for persons with disabilities

Provision must be made for persons with disabilities, including lifts according to SANS 10400, Part S.
3.1.12 Fire Protection & Detection

Fire protection shall comply to:
 240-54937454, Inspection, Testing and Maintenance of Fire Protection Systems Standard;
 240-56737654, Inspection, Testing and Maintenance of Fire Detection Systems Standard;
 240-54937450, Fire Protection & Life Safety Design Standard; and
 240-56737448, Fire Detection & Life Safety Design Standard
 240-54937439, Fire Protection - Detection Assessment Standard
It should be stressed that although the Architect considers fire protection in his design of architectural
components (emergency escape routes, quantity and width of staircases, panic ironmongery, fire water
tap off to building, fire sealing of openings, fire doors, fire water drainage, hydrant & hose reel positions),
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it is the responsibility of the relevant discipline i.e. Low Pressure Services to ensure that a structure is
adequately designed for fire safety. The fire rating and building occupancy for all buildings shall be
advised by Low Pressure Services to ensure that the architectural design is compliant for the buildings
purpose. Fire detection specification and emergency lighting is the responsibility of the Controls and
Instrumentation and Electrical disciplines respectively.
3.1.13 Provision for wire-ways

Provision for wire-ways shall be in accordance with 240-56227443, Requirements for Control and Power
Cables for Power Stations Standard and SANS 10142-1, The wiring of premises, Part 1: Low Voltage
installations for Power Station production buildings and rooms. For Commercial buildings, SANS 10142-
1, The wiring of premises, Part 1: Low Voltage installations applies.
3.2 ARCHITECTURAL DESIGN FOR POWER STATION BUILDINGS AND ROOMS
3.2.1 Power Station Battery Rooms

Certain power station buildings and rooms have specific requirements to ensure that the building or room
is functional for its intended purpose.
Battery rooms house stationary vented battery cells and valve regulated battery cells. These rooms have
specific architectural requirements that are stated in the Eskom standards: 240-56177186, Design Guide
for Power Station Battery Rooms and 240-56364501, Battery Rooms Standard. The Architect shall
ensure that all power station battery rooms are designed according to these Eskom standards.
3.2.2 Power Station Control Suites

All power station control suites shall be designed for ergonomic requirements based on 240-56355808,
Ergonomic Design of Power Station Control Suites.
3.2.3 Power Station equipment rooms housing computer control equipment

All power station equipment rooms housing computer control equipment shall be designed according to
240-56355541, Control System Computer Equipment Habitat Requirements Guideline.
3.2.4 Commercial buildings

Designs of commercial buildings such as canteen, kitchen, documentation centre, fire/ medical etc. shall
be compliant to the applicable SANS standards.
3.3 CORPORATE IDENTITY REQUIREMENTS

Eskom’s Corporate Identity specifications: ESK AM AAA 1, Corporate Identity Manual and ESK PB AAQ
3, Interior Specifications for Eskom must be complied with for all designs to ensure that all architectural
components are compliant to Eskom’s corporate requirements.
3.4 SECURITY DESIGN

Security designs are project specific and as such, Eskom Group Security must be engaged at Project
inception to ensure that the applicable designed architectural components adequately cater for Eskom
Group Security requirements. Security fencing shall be compliant to Eskom Group Security
requirements.
3.5 LANDSCAPING
Landscaping should be designed around buildings to create an aesthetically pleasing environment whilst
not affecting the designed stormwater management for the area. Landscaping should preserve and
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enhance desirable natural features e.g. topography, architectural features of surrounding buildings whilst
also providing natural shade.
The selection of plants, flowers, trees and shrubs to support the landscaping design must be approved
by the relevant stakeholders and Eskom Environmental department.
3.6 REFURBISHMENT OF EXISTING BUILDINGS

The upgrading and or refurbishment of existing buildings should be considered if the basic structure is
still sound and safe i.e. its structural integrity is not compromised. The existing architecture of the power
station should be taken into account when a building is refurbished and all new work should conform to
the current SANS and OHS regulations and standards. Every effort should be made to preserve the
natural heritage of the site and surrounding environment.
3.7 DRAWING STANDARDS

All drawings shall comply with the N.PSZ 45-698, Engineering Drawing Office and Engineering
Documentation Standard.
3.8 ROOM DATA SHEET

A room data sheet is an efficient tool that is used to capture and define comprehensive multidisciplinary
requirements, finishes and fittings for a room or building and is thus a central source for all input
information required to execute architectural designs.
The room data sheet shall be completed in the conceptual design phase of the PLCM to ensure that all
requirements are defined up front and prevent any cost and time delays associated with late
identification of interface requirements. The LDE/ EDWL/ Architect shall manage the development and
facilitate multidisciplinary input into the room data sheet.
An example of a room data sheet can be found in Appendix A for modification to a specific Project.
3.9 DESIGN DURATION AND REVIEW

The design durations for any architectural design including green building compliance or not, depends on
the magnitude of the Project at hand. Before each significant stage of the PLCM (concept, basic,
detailed designs) a multidisciplinary schedule should be created and everyone agree on the deliverable
dates to support the timelines and milestones set by the Project Manager.
All designs shall be subjected to Eskom’s 240-53113685, Design Review Procedure which “defines the
essential steps that are required to ensure that a structured, systematic and consistent approach is
followed when design reviews (end-of-phase and interim) are conducted. The execution of these steps
shall ensure that designs conform to requirements (user, technical, legislative, etc.), designs are correct
(calculations, philosophy, etc.) and designs are integrated.”
All design modifications and changes to approved design baselines shall be conducted according to
Eskom’s applicable standards: 240-53114026, Project Engineering Change Management Procedure and
240-53114002, Engineering Change Management Procedure.
3.10 SUBMISSION OF DRAWINGS TO THE LOCAL AUTHORITY

According to section 4 of the National Building Regulations and Building Standards Act 103 of 1977,
drawings for the erection of a building must be submitted to the local authority for approval.
Buildings exempted from these regulations in section 2, subsection 5 of the mentioned standard are the
following:
“(a) any place as defined in section 1 of the National Key Points Act, 1980 (Act No.102 of 1980) -
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(i) that has been declared a National Key Point in terms of section 2 of the said Act; or
(ii) in respect of which the Minister of Defence has certified that it will be declared a National Key
Point under the said section 2 of that Act;”
Proof of the facility having a National Key Point status must be submitted to the local authority.
However, it should be clearly noted that for NKP facilities, there is still a legal requirement to submit
drawing plans to the local authority to the level of depicting building floor space such that the local
authority can calculate the rates and taxes bill. Further, regardless of the facility being declared a
National Key Point, fire rationale and plans are required by the local authority (for approval by the Fire
Chief) from a safety perspective.
3.11 CERTIFICATES OF OCCUPANCY

According to section 14 of the National Building Regulations and Building Standards Act 103 of 1977, a
representative of the local authority referred to as “The building control officer”, shall issue a certificate of
occupancy as per the following:
“(1) A local authority shall within 14 days after the owner of a building of which the erection has been
completed, or any person having an interest therein, has requested it in writing to issue a certificate of
occupancy in respect of such building -
(a) issue such certificate of occupancy if it is of the opinion that such building has been erected in
accordance with the provisions of this Act and the conditions on which approval was granted in
terms of section 7, and if certificates issued in terms of the provisions of subsection (2) and,
where applicable, subsection (2A), in respect of such building have been submitted to it;
(b) in writing notify such owner or person that it refuses to issue such certificate of occupancy if it
is not so satisfied or if a certificate has not been so issued and submitted to it.
(1A) The local authority may, at the request of the owner of the building or any other person having an
interest therein, grant permission in writing to use the building before the issue of the certificate of
occupancy referred to in subsection (1), for such period and on such conditions as may be specified in
such permission, which period and conditions may be extended or altered, as the case may be, by such
local authority.”
The said Act indicates that for the building control officer to issue a certificate of occupancy, he requires
the following at minimum:
a) A certificate from the Structural Engineering detailed designer confirming that the building has been
built as per design;
b) A certificate from the Fire Engineering detailed designer confirming that the fire systems and
installations (protection/detection/escape routes etc.) have been built as per design; and
c) A COC certificate from Electrical
“(2) Any person licensed or authorized by a local authority to carry out the installation, alteration or
repair of any electrical wiring connected or of which connection is desired with the electrical supply
or distribution works of such local authority or any statutory body, shall, at the request of the owner
of a building of which the erection has been completed or of any person having an interest therein
or of the local authority, issue a certificate if he is satisfied that the electrical wiring and other
electrical installations in such building are in accordance with the provisions of all applicable laws.
(2A) Upon completion of the erection or installation of -
(a) the structural system; or
(b) the fire protection system; or
(c) the fire installation system,
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of any building the person appointed to design such system and to inspect the erection or installation,
shall submit a certificate to the local authority indicating that such system has been designed and
erected or installed in accordance with the application in respect of which approval was granted in terms
of section 7.”
An appointed competent person shall ensure that all documents and drawings required by the local
authority are submitted timeously as per the National Building Regulations and Building Standards Act
103 of 1977 and SANS 10400, The Application of the National Building Regulations.
4. GREEN BUILDING COMPLIANCE REQUIREMENTS

Eskom’s Corporate Plan addresses sustainability and the environment as key issues going forward. This
shift from conventional design will add a far greater value to the objectives of the business. Hence for
this design manual, where and when necessary, this Green section shall serve as a guideline for
designers who are able to include such initiatives to their inputs and the Green Building Accredited
Professional will facilitate and manage the certification of projects where Green Building compliance is
specifically required as a deliverable.
This section is divided into 2 parts:
a) Section 4.1 which focuses on green building compliance for existing structures; and
b) Section 4.2 which focuses on green building compliance for new structures.
It should be stressed that green building compliance is not mandatory and if specific project
requirements call for such on an existing or new structure then the following sections are applicable.
However, it should be emphasized that compliance to SANS 204 and SANS 10400, Part XA will be
prioritised as these are regulatory requirements and are thus mandatory.
Different green star ratings can be achieved depending on the target required. The GBCSA tools may
serve as a guideline where ratings are not being pursued. Credits can be achieved in 9 categories:
 Management;
 Indoor Environment Quality;
 Energy;
 Transport;
 Water;
 Materials;
 Land Use and Ecology;
 Emissions; and
 Innovation
These categories are applicable to both existing and new structures. The following sections cover the
categories and associated credits in detail.
For each of the sections, the points available will be elaborated on under each of the above categories
and accompanying rating outcomes are provided.
4.1 EXISTING BUILDINGS

The GBCSA Existing Building Technical Manual will provide all required information relating to obtaining
points for credits under the various categories. It focuses on the performance of the existing buildings
during the operation and maintenance cycles, not only for refurbishments or retro-fitting green building
features.
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Buildings can be rated from 1 Star to 6 Star based on the performance, policies and plans for existing
buildings unlike the Office Tool for new buildings which only allows for certification rating from 4 star to 6
star.
Figure 1: Various Green star ratings and associated outcomes for existing buildings (GBCSA)
4.1.1 General Considerations
Site planning - This includes sustainable site planning, for example during the end of life or removal of
one building or multiple buildings, other buildings can still be built or assembled at the same location.
Energy - This includes aspects which would reduce power consumption through the use of natural light,
ventilation, thermal insulation and correct orientation of the building. Appropriate selection of HVAC
equipment and building system controls are critical to the efficiency of any building.
Material - Green building compliance can minimize the environmental impact by correctly selecting low
carbon footprint materials, salvaged materials, renewable materials, recycled materials and materials
sourced close to the site.
Water - This includes aspects of reduction of water consumption and/or potable water consumption. The
Energy and Water Benchmarking tool plays a significant role in identifying the eligibility for pursuing
these credits.
Energy and Water Benchmarking Tool
This tool will be used to quantify the energy and water savings so as to ensure that the credits are
achievable prior to certification.
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Table 1: Credit summary for existing buildings (GBCSA)
Category Credit Description Points

Management Man-01 Certified Buildings 1
Man-02 Accredited 1
Professional
Man-03 Building 5
Management
Man-04 Green Cleaning 3.5
Performance
Man-05 Green Leasing 6
Man-06 On-going Metering 2
and Monitoring
Man-07 Learning 2
Resources
Indoor Environment IEQ-01 Indoor 5
Quality Environmental
Quality
IEQ-02 Lighting Comfort 2
IEQ-03 Thermal Comfort 2
IEQ-04 Occupant Comfort 2
Survey
IEQ-05 Acoustic Quality 3
IEQ-06 Daylight and Views 2
Energy Ene-01 Energy 25
Consumption
(GHGe)
Ene-02 Peak Electricity 2
Demand
Transport TRA-01 Alternative 4
Transportation
Water Wat-01 Potable Water 12
Materials Mat-01 Procurement & 4
Purchasing
Mat-02 Solid Waste 7
Management
Land-use and Eco-01 Grounds keeping 4
Ecology Practices
Eco-02 Community 1
Facilities
Emissions Emi-01 Refrigerants 2
Emi-02 Legionella 1
Emi-03 Storm Water 1.5
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Category Credit Description Points

Watercourse
Pollution
Innovation Inn-01 Innovative 10

Strategies and
Technologies
Inn-02 Exceeding GBCSA
benchmarks
Inn-03 Environmental
Initiatives
Total 100
4.1.2 Existing Building Categories
4.1.2.1 Management
For this tool the management section deals with the management throughout the life-span of the
building, as buildings can under-go refurbishments, retro-fits and tenant changes. Consideration is given
to the policies and procedures as well as targets and strategies for operating and maintaining the
building. This includes educating the occupants on the features of the building. This is an on-going
process which is managed over time.
Certified Buildings
This credit aims to reward the buildings that have shown environmental achievement through other
GBCSA tools.
Accredited Professional
This credit aims to recognise the involvement of qualified individuals who can assist the certification
processes.
Building Management
The aim of this credit is to recognise management and operating processes and procedures used to
optimise building environmental performance, such as:
a) Building Operations Manual;
b) Building User’s Guide;
c) Maintenance Management; and
d) Life Cycle Maintenance Programme.
Green Cleaning Performance

Green cleaning practices reduce the exposure of building occupants to potentially hazardous chemical
and biological contaminants that can compromise the indoor environmental quality, human health and
the environment.
Points can be achieved for showing the following:
a) The Green cleaning products have lower impacts on air, water and the ecosystem;
b) Green cleaning equipment must be energy efficient; and
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c) Building audits and cleanliness audits associated with health related incidents that can or may
occur.
Green Leasing
This credit aims to recognize and encourage collaboration between Owner & Tenant to manage and
operate the building in an environmentally sustainable manner.
Points can be achieved where mutual agreements can be signed outlining:
a) Building Owner/Tenant fit-out and alterations;
b) Type of signed agreement and size of GLA;
c) Management & operations; and
d) Type of agreements and GLA.
Fit-out requirements include:

a) Target Energy Efficiency;
b) Lighting & Appliances;
c) Water Fixtures and Fittings;
d) Waste Reduction/Recycling; and
e) Sustainable Materials.
Management & operational requirements include:

a) Monitoring and reporting for:
 Electrical Energy;
 Water; and
 Waste.
b) Procurement strategy to include environmentally friendly consumables.
On-going Metering and Monitoring

The aim of the credit is to recognise practices that are put in place to facilitate effective on-going
metering and monitoring of water and energy consumption.
This includes:
Basic monitoring strategy:
a) Metering is provided for major energy consumption;
b) Metering is provided for major water consumption; and
c) Effective mechanism for monitoring consumption data,
And
Advanced monitoring strategy:
d) As above and to include online and live monitoring; and
e) Trending, Logging etc.
4.1.2.2 Indoor Environmental Quality

This section addresses a healthy and comfortable environment for the working spaces; this translates
into increased productivity and reduced health related time-off.
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Indoor Environmental Quality

Points are awarded for fresh air or mechanically ventilated system attributes that:
a) Consider fresh air volumes;
b) Contain greater volumes of air than SANS 10400-O provides/ allows for; and
c) Provide mechanical or natural ventilation.
The system attributes should also include:

a) Avoidance of dust infiltration;
b) Avoidance of intake of outdoor pollutants; and
c) Sufficient outdoor air circulation.
Lighting Comfort
This credit recognises operational practices that provide occupants with a high degree of lighting
comfort.
Considerations include:
a) Luminaire ballasts;
b) Lighting comfort (work stations);
c) Colour rendering index;
d) Colour temperature;
e) Glare;
f) OHS Act; and
g) SANS 10114-1.
Thermal Comfort
This credit aims to recognise operational practices that monitors and maintains a high level of thermal
comfort for building occupants. This refers to mechanical and naturally ventilated areas where points can
be awarded for:
a) Periodical measurement of humidity;
b) Assessment of problems prevalent due to high air speed and radiant heat (Audit); and
c) Occupant feedback (survey).
Occupant Comfort Survey

This credit encourages the assessment of the buildings occupants related to the levels of satisfaction
and comfort.
A template is provided by the GBCSA for the survey.
Points are awarded for the following:
a) Occupant survey; and
b) Occupant satisfaction level.
Acoustic Quality
This credit aims to encourage operational practices that monitor and maintain indoor ambient noise
levels from building services and all outside sources at an appropriate and comfortable level, to mitigate
problems created by transference of sound to adjacent spaces, and to control the noise impact from the
operations of the existing building on the immediate surrounding environment.
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Daylight and Views

This relates to naturally lit spaces where occupants of the regularly occupied space are provided with
appropriate daylight to conduct activities.
Points can be achieved for the following:
a) Daylight access and glare control; and
b) Views and lines of sight.
Indoor Pollutant Management

This credit aims to prevent the build-up of indoor pollutants such as Volatile Organic Compounds, CO
and CO2. Points are achievable as per the following:
a) Indoor air quality manager: Appointment of IAQ manager; and
b) Regular IAQ Testing: Measurement of CO and CO2 levels.
4.1.2.3 Energy
The focus is to reduce the energy consumption in turn reducing the greenhouse gas emissions while
looking at alternate forms of energy. This also involves metering and monitoring to focus on the more
energy intensive areas.
Energy Consumption (GHGe)

This credit assesses the GHGe related to the buildings operations during a stipulated performance
period, normally 12 months. The GHGe is calculated against a benchmark i.e. Energy and Water
Benchmarking tool. Points are awarded for percentage improvements based on the benchmark.
There are 4 compliance paths that one can follow:
a) GBCSA Energy and Water Tool;
b) SANS 204;
c) Comparable building data; and
d) Historical building data.
Peak Electricity Demand

Points can be achieved through initiatives that reduce the peak demand from electricity supply.
There are 2 compliance paths that can be followed to determine benchmarks and improvements:
a) SANS 10400-XA; and
b) Own historical data.
4.1.2.4 Transportation
This credit aims to measure and assess transportation modes of regular building occupants and
promote/encourage green travel plans for commuting and as a result reduce pollution and land
development impacts from automobile use.
Alternative Transportation
Points in this credit can be achieved through;
a) Transportation modes survey;
b) Green Travel Plan (GTP) for regular occupants and visitors; and
c) Follow-up on surveys.
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A comprehensive template is provided in the GBCSA Existing Building Technical Manual (Informative
references).
4.1.2.5 Water
The Water category assesses and rewards reductions in potable water use through efficient building
services, water reuse and substitution with non-potable water sources, such as rainwater or greywater.
Potable Water
The aim of the credit is to recognise efficient potable water use associated with building operations, thus
reducing the burden on potable water supply and wastewater systems.
2 compliance paths are suggested for determining benchmarks and improvements:
a) GBCSA Water Benchmarking Tool; or
b) Establish historic baseline for efficiency comparison.
In making use of non-potable water sources or using impacted potable water due consideration must be
given to the elements contained in the water source to ensure that it has no impact on any equipment or
infrastructure of pipework. In the case of were impacted water (reused water, rainwater, greywater) is
treated for potable purposes then the water produced and distributed by such a treatment system shall
comply with the requirements of 240-55864764, Chemistry Standard for Potable water. The design of the
water treatment system and the provision of advice on the use of non-potable or impacted water in
systems will be informed by the Chemical CoE.
4.1.2.6 Materials
The Materials category focuses on the materials that go into – or come out of – a building during the
operational phase of its lifecycle. These are the materials that are required for building operations, not
the materials from which the building is constructed. The Materials credits assess issues such as
sustainable procurement and purchasing (materials in) and the management of waste (materials out).
Procurement & Purchasing

This credit aims to recognise procurement and purchasing practices which encourage use of products
that are environmentally preferable.
Points are available for:
a) Sustainable procurement policy;
b) Sustainable procurement of operational consumables;
c) Sustainable procurement of construction materials, building refurbishment, alterations and
extensions;
d) Sustainable procurement of furniture and movable equipment; and
e) Life cycle assessment.
Solid Waste Management

The aim of this credit is to reward operational practices that reduce the amount of solid waste going to
landfill. Such waste may be from typical building operations, including on-going and durable goods, and
from refurbishments, construction or demolition works.
Points are available for:
a) Solid waste and materials management policy;
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b) Waste stream audit of ongoing consumables and development of an operational waste and
materials management plan;
c) Waste to landfill diversion: Operational waste and materials;
d) Waste to landfill diversion: Movable and/or electronic goods; and
e) Waste to landfill diversion: Construction waste – churn and alterations.
4.1.2.7 Land Use and Ecology

The credits allocated within the Land Use and Ecology Category of the Green Star SA rating tools
promotes initiatives to improve or reduce impacts on ecological systems and biodiversity. The term
‘biodiversity’ is used to describe the variety of life in an area, including the number of different species,
the genetic wealth within each species, the interrelationships between them, and the natural areas where
they occur.
Ecological and Site Management

The aim of this credit is to recognise and encourage practices that maintain the ecological value, reduce
negative environmental impact and enhance the provision of ecological services of the site.
Points are achievable as follows:
a) Minimum requirement: Ecological assessment must be undertaken to be eligible; and
b) Ecological policy and management plan is created and implemented.
Grounds-Keeping Practices
The aim of this credit is to encourage environmentally sensitive landscape, hard surfaces and building
exterior maintenance practices that reduce the environmental impact and improve ecological value.
Points are awarded for creating and implementing the following:
a) Landscape management plan;
b) Hard surfaces and building exterior management plan;
c) Integrated pest management plan; and
d) Site maintenance plans.
4.1.2.8 Emissions
The Emissions category focuses on reducing pollutants from buildings and building services (excluding
greenhouse gas emissions which are dealt with in the Energy category) both to the atmosphere and
local waterways, on site and beyond site boundaries.
Refrigerants
The aim of this credit is to encourage operational practices that minimise the environmental impacts of
refrigeration equipment.
Points can be achieved by identifying;
a) Ozone depleting potential; and
b) Global warming potential.
Legionella
The aim of this credit is to recognise and encourage implementation and utilisation of a water
management process with the intention to minimise risks associated with Legionnaires’ disease.
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Points can be achieved by implementing:

a) Risk management process; and
b) Control of Legionella in water systems.
The implementation method for the risk management process and for control of legionella in water
systems can be found in 240-123919938 Legionella Control and Management in Water Systems.
Storm Water Watercourse Pollution

This credit recognises site-related practices that limit the disruption of natural hydrology, pollution and
site deterioration.
Points available for the following:
a) Storm water management plan;
b) Storm water run-off reduction; and
c) Storm water quality.
4.1.2.9 Innovation
This credit recognises the building for exceeding GBCSA practices. There are 3 categories for reward:
a) Innovative strategies and technologies;
b) Exceeding GBCSA benchmarks; and
c) Environmental initiatives.
4.2 NEW BUILDINGS
4.2.1 General Considerations

The GBCSA Office Technical Manual will provide all required information relating to obtaining points for
credits described in this section.
Site planning - This includes sustainable site planning, for example during the end of life or removal of
one building or multiple buildings, other buildings can still be built or assembled at the same location.
Energy - This includes aspects which would reduce power consumption through the use of natural light,
ventilation, thermal insulation and correct orientation of the building. Appropriate selection of HVAC
equipment and building systems controls are critical to the efficiency of any buildings.
Material - Green building compliance can minimize the environmental impact by correctly selecting low
carbon footprint materials, salvaged materials, renewable materials, recycled materials and materials
sourced close to site. Attempts will be made to minimise the use of materials such as concrete in the
basic design phase.
Indoor Environment - Quality sustainability includes short and long-term health of occupants. Thus
green building compliance typically incorporates measures to improve the air quality inside the building
by selecting materials that do not release hazardous chemicals or compounds and providing adequate
ventilation, temperature, humidity and lighting.
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The green building categories are the same as for existing buildings, but with varying scores:
Figure 2: Various Green star ratings and associated outcomes for new buildings (GBCSA)
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Figure 3: Credit summary for new buildings (GBCSA)
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4.2.2 New Building Categories
4.2.2.1 Management
The management category ensures that the planning and operation of a building is carried out by trained
professionals and that each green measure implemented is done so according to the standards set.
Green Star SA Accredited Professional

Professional designation follows the completion of the Green Star SA Accredited Professional courses
and passing of an examination. Green Star SA Accredited Professionals have a comprehensive
knowledge and understanding of the Green Star SA rating system, both in content and practical
application during the building design and construction process. Project teams that include an Accredited
Professional from the beginning of the project are awarded additional points toward their Green Star SA
certification score.
Commissioning Clauses
Management must be informed on the green design goals for the building, including energy and
environmental strategy, details on monitoring of targets, and building services. Management must be
able to operate and maintain the green features and systems.
Building Tuning
Management should be involved with the verification that systems perform optimally, the optimisation of
time schedules and alignment of operation of systems. Management is involved in putting together a
Building Tuning Report. Management should be part of the building tuning team.
Independent Commissioning Agent

The commissioning agent should communicate with management during the fine-tuning process and
final commissioning of the building.
Building Users’ Guide

The Building Users’ Guide addresses the current use of building facilities and management must have
control over this.
Environmental Management
The contractor must implement a comprehensive, project-specific Environmental Management Plan
(EMP) for the construction works in accordance with those requirements which form part of the
Environmental Impact Assessment (EIA). The Contractor should also have a valid ISO 14001[84]
Environmental Management System (EMS) accreditation prior to and throughout the duration of the
project.
Waste Management
Construction management practices should incorporate the minimisation of the amount of construction
waste earmarked for disposal. The contractor should implement a Waste Management Plan (WMP) and
retain waste records and issues which form part of quarterly reports to the building owner. A percentage
greater than 30 % of all demolition and construction waste should be of such a nature that it may be
reused or recycled.
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Airtightness Testing
Measures to reduce air leakage in buildings, verified through relevant test methods, and should be
implemented to achieve an adequate level of airtightness. An air test will be carried out on the completed
building in accordance with CIBSE TM23:2000 [79] to assess leakage rates. A leakage rate of less than
15 m3/ hour/m² should be achieved at a relative pressure of 50 Pa. The testing process should allow for
corrective sealing procedures and re-testing if required. This credit shall be the responsibility of the Low
Pressure Services discipline.
4.2.2.2 Indoor Environment Quality

The IEQ category takes into account the quality of the internal well-being of the occupants and the
methods taken to achieve these levels should utilise the most efficient “greenest” approach.
Ventilation Rates
Ventilation designs will provide for sufficient amounts of suitable quality outside air to counteract build-up
of indoor pollutants. Where buildings are to be mechanically ventilated:
Outside air is provided at rates greater than the requirements of SANS 10400-O [46] and the position of
intakes must be within the prescribed minimum distances from exhaust outlets for 95% of the occupied
space.
Air Change Effectiveness

This parameter encourages and recognises the provision of response monitoring of CO2 levels to ensure
delivery of optimum quantities of outside air. For mechanically air-conditioned buildings, the ventilation
system will be designed such that 95% of the occupied space achieves an air change effectiveness
(ACE) greater than 0.95, the measurement thereof will be taken in the breathing zone in accordance with
ASHRAE 129-1997 [78]. This credit shall be the responsibility of the Low Pressure Services discipline.
Carbon Dioxide Monitoring and Control

Response monitoring of CO2 levels is required to ensure the delivery of optimum quantities of outside air.
Mechanically air-conditioned spaces require carbon dioxide (CO2) monitoring and control systems with a
minimum of one CO2 sensor per zone or a maximum of 100 m² in 95 % of the nominated area. The other
alternative is that the HVAC systems provide 100% outside air with no recirculating component. This
credit shall be the responsibility of the Low Pressure Services discipline.
Daylight
This section encourages building designs to provide good levels of daylight for building users. Points are
awarded depending on the nominated area that has a daylight factor of at least 2% or daylight
illumination of at least 250 lux as measured at the floor level under a uniform design sky.
Daylight Glare Control

This category encourages and recognises buildings that are designed to reduce the discomfort of glare
from natural light. Points are awarded where it is demonstrated that glare from daylight is reduced
through any combination of the following:
a) Each typical glazing configuration or atrium or fixed shading device that shades the working plane
1.5m in from the centre of the glazing from direct sun at desk height 720 mm for 80 % of standard
working hours;
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b) Where blinds or screens are fitted on all glazing and atria as a base building provision, and meet the
following criteria:
 Eliminates 95% of direct sun penetration;
 Have a visual light transmittance (VLT) of <10 %; and
 Can be controlled by all affected occupants within each floor or area.
High Frequency Ballasts

An increase in workplace amenity will be achieved by avoiding low frequency flicker that may be
associated with fluorescent lighting. This is achieved when high frequency ballasts are installed in a
minimum of 95% of the fluorescent luminaires for the nominated area.
Electric Lighting Levels

To ensure that lighting is not over designed, the electric lighting levels are assessed and points awarded
where the office lighting design achieves a maximum maintained illumination. This credit shall be the
responsibility of the Electrical discipline.
External Views
Designs that provide occupants with a visual connection to the external environment can be awarded
points if a significant portion of the nominated area has a direct line of sight to the outdoors or into an
adequately sized and day-lit atrium.
Thermal Comfort
This section will reward buildings that achieve a high level of thermal comfort. Points are awarded where
a high level of thermal comfort is achieved for 95% of the nominated area which is naturally and
mechanically ventilated. Points are also awarded if the Predicted Mean Vote (PMV) levels are calculated
in accordance with ISO: 7730[33].
Individual Thermal Comfort Control

Identify that buildings are designed to have individual user controls for building heating, cooling and
ventilation systems. Points are awarded where user controls are provided every 15 m2 to 30 m2 of usable
area.
Hazardous Materials
This credit aims to recognise actions taken to reduce health risks to the buildings occupants from the
presence of hazardous material through comprehensive hazardous materials survey.
Internal Noise Levels

This credit looks at identifying buildings that are designed to maintain internal noise levels at an
appropriate level and provide indoor acoustics for occupants to effectively communicate. Points are
awarded where 95% of the project’s nominated area does not exceed the maximum internal noise levels,
recommended in SANS 10103-2008 [52].
For spaces that are not provided in SANS 10103-2008 [52], a sound level of 45 dB shall not be
exceeded.
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Volatile Organic Compounds

Specification of interior finishes that minimise the contribution and levels of Volatile Organic Compounds
(VOC) in buildings are awarded points. The various finishes used in the project must meet the
benchmarks as follows:
a) With Paints, at least 95% of all painted surfaces must meet the Total Volatile Organic Compounds
(TVOC) Content limits and must not contain any added lead in the form of driers or pigments; or
where no paint is used in the project.
b) With adhesives and sealants, at least 95% of all adhesives and sealants must meet the TVOC
Content limits; or where no adhesives or sealants are used.
c) For meeting carpet requirements where:
 All carpets meet the TVOC emissions limits; or
 Where no carpet has been installed in the project and projects wish to use low-VOC flooring.
Formaldehyde Minimisation
Formaldehyde is a colourless gas with a pungent odour having the systematic name methanol. This
category encourages and recognises the specification of products with low formaldehyde emission
levels. Points are awarded where all composite wood products (including exposed and concealed
applications) and any other formaldehyde containing products either have low formaldehyde emissions
or contain no formaldehyde.
Mould Prevention
Designs of services that eliminate the risk of mould growth and its associated detrimental impact on
occupant health are required. Points are awarded where it is demonstrated that for 95% of the
nominated area the mechanically air-conditioned ventilation system maintains humidity levels at no more
than 60% relative humidity in the occupied space and no more than 80% relative humidity in the supply
ductwork. This credit shall be the responsibility of the Low Pressure Services discipline.
Exhaust Riser
Dedicated exhaust riser that is used to remove indoor pollutants from printing and photocopy rooms are
awarded points, where a reserved room for print/ photocopy is provided and all print/ photocopy room(s)
are exhausted to a dedicated exhaust riser. The exhaust riser must have the following characteristics:
a) Provide at least 3 air changes per hour for 100% of the print / photocopy room(s); and
b) The exhaust system is not recycled and is discharged outside of the building.
This credit shall be the responsibility of the Low Pressure Services discipline.
Environmental Tobacco Smoke (ETS) Avoidance Energy

Points are awarded where the air quality in the building benefits the occupants by prohibiting smoking
inside the building. In this case, smoking is not allowed inside the building and no provision should be
made for smoking areas inside the building. There must be clear signage indicating that smoking indoors
is prohibited and outside smoking areas clearly identifiable if provided.
4.2.2.3 Energy
In order to achieve green efficiency it is required to minimise the quantity of energy used and emission
given off during the on-going operation of the buildings. The sections below define the measures to be
taken in order to be energy efficient.
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Greenhouse Gas Emissions

Designs that minimise the greenhouse gas emissions associated with operational energy consumption
will also maximise potential operational energy efficiency of the base building. The design must comply
with all of the SANS 204-2008 [69] 'deemed to comply' clauses regarding building fabric and building
services.
Energy Sub-metering
Electrical energy sub-metering will be able to facilitate on-going management of electrical energy
consumption and should be considered for installation for this credit. Points are awarded where it is
demonstrated that sub-metering is provided for substantive energy uses within the building, (all energy
uses of 100 kVa or greater), including separate meters for all tenancies. There must also be an effective
automated mechanism for monitoring energy consumption data. Additionally points are awarded where it
is demonstrated that sub-metering is provided separately for lighting and separately for power for each
floor. For the additional point to be awarded there must also be an effective automated mechanism for
monitoring energy consumption data from all energy sub-meters.
This credit shall be the responsibility of the Electrical discipline.
Lighting Power Density

Lighting power density is the total amount of energy which will be consumed by the lighting systems in a
space and it includes the lamps, ballast, current regulators and control devices. The total is arrived at by
adding the energy used and then dividing it by the floor area of the room.
Lighting Zoning
This refers to lighting practices that offer greater flexibility for light switching which makes it easier to light
only occupied areas where required. Points are awarded for the following:
a) All individual or enclosed spaces can be switched on/ off individually;
b) The size of individually switched lighting zones does not exceed 100m² for 95% of the unoccupied
area; and
c) Switching is clearly labelled and easily accessible by building occupants.
An additional point is awarded where the above is ensured and it is demonstrated that an individually
addressable lighting system is provided for 90% of the unoccupied area.
Peak Energy Demand Reduction

Points are awarded if the design will reduce the maximum demand on electrical supply infrastructure and
where it is demonstrated that the building has reduced its peak electrical demand on the utility's
electricity infrastructure.
4.2.2.4 Transport
The transport category encourages the careful planning of traffic flow and the use of different modes of
transport which minimise emissions that negatively impact the environment.
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Fuel Efficient Transport

This credit aims to encourage and recognise developments that facilitate the use of more efficient
vehicles for staff and visitors/ students travelling to the site. Points are awarded when the following
criteria are met:
a) A minimum of 5% of all parking spaces are designed and labelled for mopeds, scooters and/ or
motorbikes, and all of these must be located in preferred parking locations; and
b) A minimum of 5 % of all parking spaces solely for use of hybrid or other alternative fuel vehicles, and
all of these must be in preferred parking locations and be designed and labelled for the intended
vehicles.
Where the share of staff parking is greater than 30% of all parking spaces, a minimum of 3% of staff
parking spaces should be dedicated solely for the use by car-pool and car-share vehicles, and all of
these must be in preferred parking locations. Signage and labelling must be provided for the intended
users.
Cyclist Facilities
The use of bicycles by staff and visitors is encouraged.
Points are available if it can be demonstrated that safe, convenient cycling routes are provided between
on-site buildings and the adjacent street network. Points are achievable as follows:
a) where cyclist facilities are provided for 3% of the building staff and bicycle storage is provided for 3
% of daily visitors; and
b) where cyclist facilities are provided for 6% of the building staff and bicycle storage is provided for 6
% of daily visitors.
Commuting Mass Transport

This credit considers the use of mass transport for staff and visitors travelling to the site and which is
incorporated in the transport planning.
Points are awarded for the quality of mass transport options available to building staff and visitors. The
points are awarded based on the Green Star Mass Transport calculator which depends on the following
inputs:
a) The type of mass transport services are available within 1000m of facilities;
b) The number of routes served; and
c) The average interval between services during weekday peak hours.
Further, a transport information point having a dedicated area provides information about local public
transport, cycling and walking facilities. The dedicated area must:
d) Be in a location that is accessible to all building users, ideally in a main reception or lobby area; and
e) Be signposted at its location and throughout appropriate areas of the site indicating its existence,
purpose and location.
The data at the information point is presented using a lockable noticeboard or electronically.
Local Connectivity
Points can be awarded for identifying and demonstrating that safe, well-lit, dedicated pedestrian facilities
are provided between the development and the adjacent street network. Points are achievable as
follows:
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a) for facilities such as banks, supermarkets and restaurants being located less than 400m from the
development;
b) for a minimum gross density of 35 du/ha, for the entire area within 400m of the development.
Electric Vehicles
The electric vehicle is slowly becoming accessible to the public, as the National Utility, it will be
imperative to include facilities that promote the use of electric vehicles. This can be executed through the
adoption of Electric Vehicle Charging Stations, ultimately increasing electricity revenue as more charging
stations will increase adoption as the economics and environmental factors of EVs are fast becoming
greatly attractive.
4.2.2.5 Water
Water is a resource which must be used sparingly. To achieve the objective of minimising the quantity of
water consumed during the operation of the buildings, various measures mentioned below are required
to be applied.
Occupant Amenity Water

This credit looks at the building reticulation design reducing the potable water consumption by building
occupants. Points are awarded where the predicted potable water consumption for sanitary use within
the building has been reduced against a ‘best practice’ benchmark. The points can be determined by the
Green Star SA Potable Water Calculator.
Water Meters
This credit looks at the building reticulation system monitoring and managing water consumption
throughout building. Points are awarded where:
a) it is demonstrated that water meters are installed for all major water uses in the development;
b) there is an effective automated mechanism for monitoring water consumption data, which performs
leak detection on the reticulation system; as well as the development of a metering and verification
strategy for the project; and
c) it is demonstrated that solenoid valves are installed on the water supply to each ablution area in the
building. The flow of water through the water supply is controlled by a link to either:
 Infra-red movement detectors within each toilet facility, or
 Sensors or switches placed at or on entry doors to each facility.
Landscape Irrigation
Points are awarded
a) where, potable water consumption for landscape irrigation has been reduced by 50%; and
b) where, potable water consumption for landscape irrigation has been reduced by 90% or plants
chosen require no additional watering once established (i.e. xeriscaping).
If there is no landscaping, or the total landscaping represents less than 1% of the site area, these points
are ‘Not Applicable’ and are excluded from the Points Available used to calculate the Water Category
Score.
Heat Rejection Water

Points are awarded for the reduction of potable water consumption from the heat rejection systems.
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Fire System Water Consumption

A reduction in the consumption of potable water for the building's fire protection and essential water
storage systems is catered for. Points are awarded where there is sufficient temporary storage for a
minimum of 80% of the routine fire protection system test water and maintenance drain-downs. The
water is reused on-site; and each floor fitted with a sprinkler system has isolation valves or shut-off
points for floor-by-floor testing.
4.2.2.6 Materials
The materials required for the construction of the structure are sourced such that there is a minimal long
term impact on the environment. This is achieved by ensuring that where possible recycled material
could potentially be used and that virgin material used is manufactured, transported and stored using the
“greenest” approach achievable.
Recycling Waste Storage

This credit looks at storage space that facilitates the recycling of resources used within buildings and that
such is incorporated in the building design thus reducing waste going to disposal. Points are awarded for
the following:
Waste and Recycling Management Plan: where a comprehensive Waste and Recycling Management
Plan is developed for the reduction of the building’s overall operational waste.
Recycling Storage Space: where a dedicated storage area for the separation and collection of
recyclables is provided and sufficiently sized. The area is able to handle the collection and sorting of all
waste streams for the following recyclables as a minimum:
a) Cardboard;
b) Paper products;
c) Glass;
d) Plastics;
e) Metals; and
f) Where kitchens are present: grease, used cooking oil, and organic compost material.
Building Re-use
Points are awarded where a proportion of the total existing façade of the building, by vertical area, is
reused and where a proportion of the existing major structure, by gross building volume, is reused.
Where the site contained no buildings at the time of purchase or the total GFA of the original building(s)
is less than 20% of the GFA of the new building that replaces it, this credit is ‘Not Applicable’ and is
excluded from the Points Available, used to calculate the Materials Category Score.
Re-used Materials
Points are awarded where at least 1% of the project’s total contract value is represented by reused
products/materials and where 90% of the UA (Usable Area) of the project is delivered as any
combination of shell and core or integrated fit-out.
This credit excludes materials specifically addressed by other credits (i.e. steel, concrete, PVC and
timber); neither does it address the reuse of the original building(s) on the site (addressed in Mat-2
‘Building Reuse’).
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Concrete
This credit looks at the reduction of embodied energy and resource depletion occurring through the use
of concrete in designs. Points are awarded where the project has reduced the absolute quantity of
Portland cement, as an average across all concrete mixes, by substituting it with industrial waste
product(s) and/ or oversized aggregate as follows:
a) 30% for in-situ concrete, 20% for precast concrete and 15% for stressed concrete; or
b) 60% for in-situ concrete, 40% for precast concrete and 30% for stressed concrete and
c) 10% of all aggregate used for structural purposes is recycled (Class 1 recycled concrete aggregate
in accordance with Australian standard HB155-2002 [10] or slag aggregate); and
d) No virgin aggregates are used in non-structural concrete uses (e.g. building base course, sub-grade
to any car parks and footpaths, backfilling to service trenches, kerb and gutter).
Steel
The use of virgin steel is kept to a minimum so as to reduce the embodied energy and resource
lessening associated with its use. Points are awarded if in a predominantly structural steel building, the
average post-consumer recycled content of the structural steel, by mass, is at least 24% (60% of the
structural steel has a recycled content of 40%).
If the building is predominantly a reinforced concrete building, the average post-consumer recycled
content of the steel reinforcing, by mass, must be at least 54% for the point to be achieved (60% of the
steel reinforcing by mass has a recycled content of 90%).
Additional points are awarded where the average post-consumer recycled content of all major steel
applications, (total of structural steel, steel reinforcing, and building envelope), by mass is at least 54%
(60% of the total steel has a recycled content of 90%).
PVC Minimisation
This refers to the use of Poly Vinyl Chloride (PVC) products in buildings, considering points awarded
where 30% of the total cost of PVC content is reduced through replacement with alternative materials.
Sustainable Timber
This credit aims to encourage and recognise the specification of reused timber products or timber that
has certified environmentally-responsible forest management practices.
Design for Disassembly

This credit looks at the designs of the buildings being completed by minimising the embodied energy and
resources associated with demolition. Points are awarded where 50% (by area) of the structural framing,
roofing and façade cladding systems are designed for disassembly or 95% of the total façade is
designed for disassembly.
If the material cost of the structural framing, roofing, and façade cladding systems represent less than
1% of the project’s total contract value, this credit is ‘Not Applicable’.
Dematerialisation
This credit considers the design process such that the structural systems of the buildings produce a net
reduction in the total amount of material used. Points are awarded where it is demonstrated that when
compared to a structure with conventional steel, concrete or timber framing:
The building’s structural requirements and integrity have been achieved using 20% less structural steel
(by mass), or
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a) 20% less concrete and reinforcing/ stressing steel (by mass), or

b) 20% less timber (by volume).
The above is achieved without changing the load path to other structural components.
Local Sourcing
Environmental advantages are gained, in the form of reduced transportation emissions, by using
materials and products that are sourced within close proximity to the site. Points are awarded as follows:
a) where 20% of the total contract value is represented by materials or products (used in the
construction of the project) that have been sourced from within 400 km of the site; or
b) where 10% of the total contract value is represented by materials or products (used in the
construction of the project) that have been sourced from within 50 km of the site.
Only materials or products that are permanently installed in the building are eligible and must have been
extracted, harvested, recovered, as well as manufactured within the above noted radii of the site in order
to qualify for the credit.
Mechanical, electrical and plumbing components and specialty items such as elevators and equipment
are to be excluded from the calculations of both local materials and total contract value.
4.2.2.7 Land use and ecology

The land use and ecology category relates to the ecosystem of the site, and is concerned with how the
various components of the ecosystem, human and environmental, interact with one another. The green
star measures listed below will ensure the minimisation of any negative effects on the ecosystem of the
site by the design, construction and operation of the buildings.
Topsoil
Points are awarded where all topsoil impacted by the construction works is separated and protected from
degradation, erosion or mixing with fill or waste. The following criteria must be met:
a) Protected topsoil is spread over the relevant impacted areas to a minimum depth of 200 mm and a
maximum depth of 600 mm;
b) At least 75% of all protected topsoil ('free air' volume) remains on site. Any remaining protected
topsoil is transported to the nearest land holding of the same soil classification that requires
rehabilitation and is deposited under the supervision of an ecologist; and
c) Where protected topsoil remaining on site is used productively.
Re-Use of Land
Points are awarded as follows:
a) If the project is a refurbishment or a building extension; or
b) If at the time of the site purchase, 75% of the site had been previously built on.
An additional point is awarded if the site is located within a municipally approved urban edge.
Reclaimed Contaminated Land

Points are awarded as follows:
a) The site was contaminated at the time of purchase; and
b) The developer has undertaken full remedial steps to decontaminate the site prior to construction.
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This credit is ‘Not Applicable’ for projects that are refurbishments or building extensions, and is excluded
from the Points Available, used to calculate the Land Use & Ecology Category Score.
Change of Ecological Value

This credit aims to encourage and recognise developments which maintain or enhance the ecological
value of their sites. Points are awarded where for the Greenfield site:
a) No threatened or vulnerable species or sensitive ecological units are negatively affected;
b) There is no net reduction of native vegetation;
c) There is no change in sensitivity class through transformation of, or reduction in extent of,
threatened vegetation types; and
d) The ecological value of the site is either not diminished, or is enhanced beyond its previously
existing state.
4.2.2.8 Innovation
This credit recognises the building for exceeding GBCSA practices. Points are available in the following
3 categories:
d) Innovative strategies and technologies;
e) Exceeding GBCSA benchmarks; and
f) Environmental initiatives.
5. AUTHORISATION
This document has been seen and accepted by:
Name & Surname Designation
Dawie Naude Substation Engineering
Denise Govender Structural and Civil Design CoE, Civil Engineer
Francisco De Freitas Control and Instrumentation CoE
Galia Dudenska Structural and Civil Design CoE, Senior Manager
Justin Varden Chemical CoE
Kamir Lala Structural and Civil Design CoE, Civil Engineer
Navash Brigman Electrical CoE
Phera Rakeketsi Electrical CoE
Sibonelo Sibiya Architect Structural Design CoE
Mapula Majola Manager: Engineering
Dieter Huppe Manager: Engineering
Mbali Mtshali LPS CoE
Anasen Pillay; LPS CoE
Zama Luswazi Manager: LPS CoE
Marlize Andre; LPS CoE
Justin Padiachy Engineering Structural Design CoE
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6. REVISIONS
Date Rev. Compiler Remarks
November 2012 0 CS Pretorius Draft Document for review created from 200-26680
June 2013 1 CS Pretorius Final document for Publication
August 2014 1.1 D Govender & K Lala Revision of document by the assigned Work Group:
Conversion of standard into design manual and addition of
green building compliance requirements
October 2014 1.2 D Govender & K Lala Draft Document for Comments Review (Rev 1.2)
October 2014 1.2 D Govender Comments incorporated
October 2014 2 D Govender Final Document for Authorisation and Publication (Rev 2)
March 2018 2.1 K Lala Draft Document for Comments Review process in SC
March 2018 2.2 K Lala Final Draft for Business Review Process
March 2018 2.3 K Lala Final Draft after Business Review Comments concluded
April 2018 3 K Lala Final Rev 3 Document for Authorisation and Publication
7. DEVELOPMENT TEAM
The following people were involved in the development of this document:
 Kamir Lala
8. ACKNOWLEDGEMENTS
None
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APPENDIX A

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Manual Technology

Title: Architectural Design and Unique Identifier: 240-56364535

Area of Applicability: Engineering

Documentation Type: Manual

Next Review Date: March 2023

Disclosure Classification: CONTROLLED

Compiled by Functional Responsibility Authorised by

………………………………….. ………………………………….. …………………………………..

PCM Reference : 240-53573084, Perform Structures and Buildings Engineering

4.1.2.5 Water ............................................................................................................................................... 21

2.2 NORMATIVE/INFORMATIVE REFERENCES

[16] ASHRAE 55, Thermal Comfort for Human Occupancy

Management (Green Building) Internal management of the building during operation

2.3.1 Disclosure Classification

2.5 ROLES AND RESPONSIBILITIES

2.6 PROCESS FOR MONITORING

2.7 RELATED/SUPPORTING DOCUMENTS

3. ARCHITECTURAL DESIGN REQUIREMENTS

3.1.5 Room and building sizing

3.1.7 Lighting and Ventilation

3.1.9 Stormwater disposal

3.1.10 Public Safety and Safety

3.1.11 Facilities for persons with disabilities

3.1.12 Fire Protection & Detection

3.1.13 Provision for wire-ways

3.2 ARCHITECTURAL DESIGN FOR POWER STATION BUILDINGS AND ROOMS

3.2.1 Power Station Battery Rooms

3.2.2 Power Station Control Suites

3.2.3 Power Station equipment rooms housing computer control equipment

3.2.4 Commercial buildings

3.3 CORPORATE IDENTITY REQUIREMENTS

3.4 SECURITY DESIGN

3.6 REFURBISHMENT OF EXISTING BUILDINGS

3.7 DRAWING STANDARDS

3.8 ROOM DATA SHEET

3.9 DESIGN DURATION AND REVIEW

3.10 SUBMISSION OF DRAWINGS TO THE LOCAL AUTHORITY

3.11 CERTIFICATES OF OCCUPANCY

4. GREEN BUILDING COMPLIANCE REQUIREMENTS

4.1 EXISTING BUILDINGS

4.1.1 General Considerations

Table 1: Credit summary for existing buildings (GBCSA)

Category Credit Description Points

Category Credit Description Points

Innovation Inn-01 Innovative 10

4.1.2 Existing Building Categories

Green Cleaning Performance

Fit-out requirements include:

Management & operational requirements include:

On-going Metering and Monitoring

4.1.2.2 Indoor Environmental Quality

Indoor Environmental Quality

The system attributes should also include:

Occupant Comfort Survey

Daylight and Views

Indoor Pollutant Management

Energy Consumption (GHGe)

Peak Electricity Demand

Procurement & Purchasing

Solid Waste Management