Redefining SUSTAINABILITY GOALS

In August this year, Redefine Properties announced that it had added three new Green Building Council South Africa (GBCSA) Net Zero Carbon: Level 2 – Building + Occupant Emissions (Measured) building certifications to its portfolio. The addition of the Alice Lane offices, Ballyoaks office park and the CTICC Convention Tower brings their total number of net zero carbon accreditations to nine.

REDEFINE’S VISION

Head of ESG at Redefine Properties, Ursula Mpakanyane, explains that the REIT’s commitment to sustainability is rooted in its mission to “deliver the smartest and most sustainable spaces” and guided by its purpose “to create and manage spaces in a way that transforms lives”. She adds that Redefine’s goal is to “unlock long-term resource efficiency by reducing energy use, conserving water and minimising waste”, while also growing a portfolio that is “highly attractive to tenants, resilient to climate risk and aligned with global standards”.

Mpakanyane says that Redefine is targeting net zero operational carbon for all its new buildings by 2030, while working towards achieving net zero carbon operational certifications on its full existing portfolio by 2050.

NET ZERO CARBON

“GBCSA’s Net Zero Carbon tool provides a way to measure, verify and certify whether a building achieves net zero carbon emissions,” explains Marloes Reinink, Director of Solid Green Consulting, the Accredited Professionals for the new certifications. “Accreditation is awarded when a building demonstrates that its annual operational carbon emissions are reduced as much as possible through efficiency and renewable energy, and any remaining emissions are balanced by verified carbon offsets.”

GBCSA’s tool offers two types of Net Zero Carbon ratings: Modelled ratings require simulation software to predict the building’s performance – available to new build projects. Measure ratings are applicable to existing buildings that are operational, and where actual data can be used to measure the building’s performance. The rating further distinguishes between two levels: Level 1 deals with base building emissions. Level 2 measures both the base building and occupant emissions.

All three of Redefine’s latest accreditations underwent a Green Star Existing Building Performance (EBP) certification first and have now achieved measured, Level 2 certifications. The certifications are valid for three years and will then need to be renewed. These three, measured during 2023–2024, join six other properties that were certified in 2023 and 2024.

Project nutshell

ALICE LANE

Alice Lane is a three-phase office development around a piazza in Sandton, Johannesburg. The first two phases, completed in 2013 and 2014 respectively, were acquired by Redefine Properties in 2016. Phase 3 was completed in 2017, and a Phase 1 upgrade concluded this year. Phase 1 includes 8 office and 6 parking levels. Phase 2 houses 6 office levels and 7 parking decks. The most recent phase, which received a Green Star Office V1 Design certification, comprises 18 office levels and 7 parking levels. The combined total GFA of 77 824m² has been accredited as Net Zero Carbon: Level 2 – Building – Occupant Emissions (Measured), including purchased carbon offset.

Operationally, there is a focus on user comfort and health, with indoor air quality being carefully monitored and controlled, and there are glare control measures in place. Stormwater is managed, energy and water usage is benchmarked against similar buildings, and R22 refrigerant is being phased out. Policies are in place that ensure eco-friendly procurement, reduce solid waste and promote recycling, and ensure sustainable cleaning, pest control, and landscape maintenance, as well as guide building users on sustainable operating procedures.

Ballyoaks Office Park encompasses five separate office blocks, connected by a central café, and is located in Bryanston, Johannesburg. The precinct was purchased by Redefine Properties in 2016. It is easily accessible by road, and a pleasant environment in which to work and collaborate. The complex has both standby water and power, and emphasises natural light in all its offices. It achieved Net Zero Carbon: Level 2 – Building + Occupant Emissions (Measured), which included a purchased offset component. The sustainable building features and policy framework are similar to those implemented at Alice Lane.

Project nutshell

CTICC CONVENTION TOWER

The CTICC Convention Tower is an AAA-Grade office tower, nestled between the two Cape Town International Convention Centre buildings in Cape Town’s Foreshore. It is home to Webber Wentzel and was acquired by Redefine Properties in 2006. The building already had a 4-Star Green Star rating and has now added a Net Zero Carbon: Level 2 – Building + Occupant Emissions (Measured) accreditation for measured building emissions, including purchased offsets. The building has a greywater recycling system, as well as a Preventative Maintenance Management plan that prescribes eco-friendly maintenance materials. Water and energy-efficient fittings are installed throughout, occupant comfort and wellness are prioritised, and management plans are in place for all building operations.

Project nutshell

CARBON OFFSETS VS WHEELING

The Net Zero Carbon certification allows for a percentage of a building’s operational carbon to be “offset” by purchasing certified carbon credits. Reinink explains that there is a pyramidal structure to the processes of assessing and reducing operational carbon emissions. The first, and largest, section involves collecting the data associated with the building’s operations through monitoring systems. You cannot reduce what you can’t quantify. At the second stage, energy efficiency can be implemented by focusing on building optimisation – for example, effective building management systems and controls that ensure equipment and services are switched off or scaled down when not needed. Next, on-site renewables can be implemented; however, it can prove difficult to produce a building’s full power requirements from renewables on site, particularly in the case of tall buildings with limited roof space for PV panels. In that case, the balance of the power requirements can be built up from off-site renewables (Step 4), or by carbon offsets (Step 5).

“Carbon offsets are almost unavoidable at this stage, as very few buildings are able to generate enough on-site renewable energy to fully match their consumption,” says Reinink. “However, in South Africa, wheeling – the procurement of off-site renewable energy – is rapidly developing and will soon become a viable mainstream alternative to offsets.” According to Reinink, wheeling offers a more effective and sustainable solution, and its growing availability is a promising step forward for the industry.

According to Mpakanyane, Redefine Properties purchased carbon offsets under the Verified Carbon Standard (VCS), governed by VERRA, which is a leading standard in the voluntary carbon credit market and is recognised by GBCSA. Reinink adds, “Redefine is actively exploring wheeling as part of its strategy, and we expect that for the next round of net zero re-certifications (required every three years), this approach will allow us to replace a significant portion of offsets with renewable energy procurement.” Reinink emphasises, “Expanding the use of wheeling will further strengthen the credibility and impact of Net Zero claims by reducing reliance on carbon offsets and balancing them with direct renewable energy solutions.

NET ZERO CHALLENGES

“You don’t necessarily need ground-breaking innovation to achieve net zero,” says Reinink. It is more about disciplined monitoring and operational control, and acquiring reliable data and managing performance in real time is key.

Mpakanyane says, “The most difficult and often most expensive aspects of achieving net zero carbon status relate to energy-efficiency upgrades for existing infrastructure, installation of renewable energy solutions, implementing water-efficient technologies, and advanced waste management services.” She adds, “Replacing or optimising large, central building systems such as HVAC is also quite expensive.” In addition to that is the investment in data infrastructure and continuous monitoring. “Reliable metering, smart controls and management platforms are essential to track emissions accurately and ensure ongoing performance, but they require both technology spend and skilled operational support.”

JOINING THE JOURNEY

For building owners, starting on your journey to an improved carbon footprint is not necessarily a large capital investment, explains Reinink. “Many owners actually don’t have any idea how their buildings perform compared to similar assets or a net zero benchmark,” she says. So, the first step is to do an operational audit to find out about the actual energy usage and inefficiencies. From there, you can target “quick wins”.

According to Reinink, this could include control adjustments, and system setting fine-tuning. Mpakanyane includes installing LED lighting, HVAC optimisation and water-saving retrofits. She adds that tenant engagement is also an important aspect, as behavioural shifts amplify the impact of any upgrades.

Once the basics have been optimised and an effective monitoring system has been put in place, Reinink suggests that larger investments can be considered, such as HVAC upgrades, solar PV or other renewable energy solutions. “This staged approach ensures you get maximum benefit from every rand spent and build a strong foundation for long-term net zero performance,” she says.

“Improving your carbon footprint is not just an environmental imperative, but also a strategic business advantage that reduces operating costs and protects asset value and financial performance over time,” contends Mpakanyane. Efficient energy and water use reduces utility costs, enhancing occupant health increases productivity and retains quality tenants, and improving your carbon footprint allows access to green finance. “At the same time, owners stay ahead of tightening regulations, rising energy prices and growing stakeholder expectations around sustainability,” she adds.

“Ultimately, success lies in setting a clear roadmap to net zero,” encourages Mpakanyane. “Every step taken, no matter how small, builds momentum and positions your building to remain resilient, competitive and sustainable in a low-carbon economy.”