In a ground-breaking move and first for South Africa, Nedbank and Development Bank of Southern Africa (DBSA) agreed to collaborate on funding sustainable green housing in the affordable housing market.
On Monday, representatives of Nedbank Corporate and Investment Banking (NCIB) Affordable Housing Development Finance division and the Green Fund which is managed by DBSA on behalf of the National Department of Environmental Affairs (DEA), concluded an agreement to jointly fund the development of approximately 400 affordable green housing units in the Western Cape and Gauteng Provinces.
This will be achieved through creating an earmarked R120 million concessionary loan funding pool administered by Nedbank.
The agreement between Nedbank and DBSA’s Green Fund will enable the development of sustainable green housing in the affordable housing market. The agreement also includes the monitoring of energy and water consumption in green affordable housing units to verify the actual savings.
“Green affordable housing combines social and environmental sustainability to promote access of lower middle income individuals to better quality housing units with lower running costs. This captures the spirit of Nedbank’s Fair Share 2030 initiative, recognising that to be a thriving bank, we need to operate in a thriving society,” says Manie Annandale, Head of Affordable Housing Development Finance at NCIB.
The 400 families across the Gauteng and Western Cape Provinces will not be the only beneficiaries of this collaboration. Local industries will be stimulated through the increased demand for green housing technologies such as insulating materials, efficient lighting, heat pumps and solar water heaters, thus leading to the potential of creating new jobs.
“Funding initiatives such as this partnership are meant to support South Africa’s efforts to move towards a greener economy which is a priority focus area for the DBSA’s Green Fund. A partnership with Nedbank’s Affordable Housing Unit makes it possible to fund innovative affordable housing projects which contribute to achieving the objectives of the National Development Plan,” says Mohale Rakgate, General Manager for Project Preparation Development unit at the DBSA.
Whilst environmental sustainability might seem like a luxury in the affordable housing market, lower lifecycle costs make green homes particularly attractive to this segment. A typical household in this market earns up to R20 000 per month, purchasing a home for under R620 000 or occupying a rental unit costing up to R6 500.
“Utility bills amount to 10-20% of rental or bond instalment, pushing a household’s accommodation-related expenditure up to 40-50% gross income, and placing pressure on affordability. Above-inflation increases in electricity tariffs will erode affordability further in years to come. Meaningful savings in electricity and water bills can reduce the likelihood of default on rentals or bond payments, and help to improve access to housing for new market entrants,’’ notes Annandale.
In South Africa, the new benchmark for environmentally sustainable housing is the EDGE (Excellence in Design for Greater Efficiencies) tool. This tool was developed by the International Finance Corporation (IFC) for application in developing economies, and recently adopted locally by the Green Building Council of South Africa (GBCSA) as the basis for a new green housing certification system.
Compliance requires savings of at least 20% in each of three categories namely; energy, water and building material embodied energy. It is anticipated that a family of four living in a new two bedroom unit compliant with EDGE and SANS 10400-XA could save as much as R350-450 per month compared to an older conventional unit with no energy efficiency features.
Once savings are demonstrated, it is anticipated that property developers will be able to recover the green construction premium from residents by sharing in the operational savings, either through marginally higher selling prices or rentals. In the case of housing sales, mortgage lenders will play a critical enabling role by taking into account the likelihood of lower operational costs in their assessment of home loan applications relating to units in green developments.
Fair Share 2030 is Nedbank Group’s business response to a series of economic, social and environmental challenges that threaten society’s long-term success. It represents an annual flow of money to be lent in a way that contributes to meeting eight major long-term goals for the future.
The goals relate to provision of affordable energy services while containing carbon emissions; sustainable clean water and sanitation; improved employment rates; savings and investments that support national development objectives; and good, cost-effective health and educational outcomes. These goals address socioeconomic and environmental issues, and their interplay.
SA IS missing out on huge job opportunities and the creation of new industries that would arise if the country was to invest in waste management, says the director of the Recycling and Economic Development Initiative of SA (Redisa), Stacey Davidson.
With SA generating 108-million tonnes of waste per year, and R17bn worth of other waste products being buried at landfills, recycling offered immense opportunities. “We need to build our recycling industry across all commodities because waste will be the only place where we will get resources from in future.”
Nonprofit Redisa has helped create 216 small businesses and 2,900 permanent jobs through waste tyre management alone over the past two years.
The company’s establishment followed the decision by the Department of Environmental Affairs in 2012 that the tyre industry be the first in SA to develop an industry waste management plan.
In 2012 only 4% of waste tyres were being recycled, with the rest ending up at landfills or burnt. The rate has since risen to 35% as at the end of August. An estimated 200,000 waste tyres are generated every year in SA.
Department of Environmental Affairs deputy director-general for chemical and waste management Mark Gordon conceded that waste management was a “big area of opportunity for SA” and could generate as much as R50bn per year.
Industry waste management plans for paper, plastic and electronics were under consideration.
“We hope these plans will be finalised by the end of the year and we also hope to create in excess of 50,000 jobs within the next few years.”
Tyre dealers register with Redisa as collection points for worn-out tyres, which are then collected, stored and processed by the small businesses created through the programme.
With 44% of South African households not serviced for waste collection, emulating the success in the waste tyre industry in others, such as plastic, paper and glass, could benefit the economy.
“As you build up these industries, jobs will be created, which will drive up your taxpayer base and improve your fiscus and the gross domestic product,” Ms Davidson said.
The officials have moved in and President Jacob Zuma has officially opened the Department of Environmental Affairs’ new “green” building headquarters.
It’s the first government building to achieve a 6 Green Star rating from the Green Building Council of SA and is regarded as a landmark in energy efficiency.
It’s a public-private partnership between the department and Imvelo.
The developer is Imvelo Concessions, which comprises Old Mutual, Kagiso Tiso Group, Wiphold and Aveng Grinaker-LTA. The facilities manager is Imvelo Facilities Management – a joint venture between Old Mutual Property and Dijalo Property Group.
Construction started in July 2012 and finished in May this year, the department moved in in August and the official opening was last month.
The new building is on the corner of Soutpansberg and Steve Biko roads in Pretoria.
Photovoltaic cells line the roof; grey water is treated on site to use in the air-conditioning system, toilets and for watering the gardens; lights automatically light up or dim when people move in or out of an area; automatic sensors open and close windows depending on the temperature; there’s a huge “green wall” of plants at the entrance; and the department’s electric cars can be plugged into a solar power station to recharge.
The building provides 30 654 square metres of space.
Overall energy consumption is expected to be less than 115kWh per square metre a year (any higher than that is for the private partner’s cost), and solar power provides about 10 percent of the power and the City of Tshwane the rest.
At last month’s opening, Green Building Council chief executive Brian Wilkinson welcomed the new structure, saying green building was possible and made commercial sense. He said the building was one of only three 6-star buildings in South Africa.
Wilkinson said green buildings saved on average 34 percent on electricity bills, 48 percent on water and 50 percent on waste to landfill sites.
Zuma said the building showed a commitment to lower emissions and a commitment to the green economy.
“The Department of Environmental Affairs is walking the green talk,” Zuma said, adding this should encourage others to follow suit.