IMPLEMENTATION OF INNOVATIVE BUILDING TECHNOLOGIES IN

HUMAN SETTLEMENTSJ Mahachi, Pr.Eng, Pr.CPM

National Home Builders Registration CouncilEmail : jeffreym@nhbrc.org.za

Sunninghill, South Africa

Presentation Outline

• Government Vision for Sustainable Human Settlements

• Challenges in Housing Delivery

• Housing Typologies

• Promoting IBT

• The Future of Human Settlements in South Africa

• Initiatives Undertaken by NHBRC

• Challenges in Implementing IBT

• Implementation Strategy

• Way Forward

Government’s Vision for Human Settlements

The strategy incorporated in the Government’s vision for

Sustainable Human Settlements is to:

•accelerate delivery (1.5 million housing opportunities),

•use housing provision as a job creation strategy,

•ensure access to property and home loans by all,

•leverage economic growth, combat crime, reduce duality within

the housing market, and

•develop integrated and sustainable human settlements.

Challenges in Housing Delivery

Current challenges in housing delivery include:•Limited physical production capacity;

•Availability of funds, land etc.;

•Most popular method of construction is “Brick and Mortar” – Reliable

Technology & Meets technical standards;

•However, pitfall of Brick & Mortar – Rate of delivery, which will impact on

cost.

Need to promote Innovative Building Technologies to take advantage of shorter per unit construction periods- No compromise on quality & integrity of house

NHBRC’s Contribution to Sustainable Human Settlements

Who is the NHBRC?Legislated entity established in terms of the Housing Consumers Protection Measures Act.

Mandate of NHBRC•3(b) “to regulate the home building industry”;•3(d) “to establish and promote ethical and technical standards in the home building industry”; and•3(e) “to improve structural quality in the interests of housing consumers and the home building industry”.

5

NHBRC’s Contribution to Sustainable Human Settlements

NHBRC’s involvement in:

Contributing to Government’s national policy on Sustainable

Human Settlements;

Designing and production of project documentation of housing

typologies and sustainable housing solutions for the subsidy &

social housing sector;

Developing standards that ensure sustainability of houses;

and

Providing a warranty on all enrolled houses.

HOUSING TYPOLOGIES:WHERE ARE WE COMING

FROM?

House Built Pre - 1994

o “Match” Box houses were built.

o Size of houses were 12 to 17m2.

o No standards existed.

o Poor quality houses.

Post 1994 to 2004 Subsidy Houses

o Government’s approach was mainly to provide land.

o Little emphasis was placed on top structure.

o Size of houses increased to 30m².

o Regulations for the subsidy (social) houses introduced in 2002.

o Quality slightly improved.

Post 2004 – 2009 40m2 Breaking New Ground

o NHBRC engaged by government to assist in delivery of better quality products.

o Minimum of 40m2 houses introduced.

o Government introduces a variety of housing typologies.

2009 – 2014 Sustainable Human Settlements (SHS)

o Government moves from provision of houses to SHS.

o Promotes innovation: Energy efficiency; Affordability; Constructability (easy to

construct); Sustainable construction

principles; Quick to construct; Low maintenance; and Easy to have additions

or alterations to the houses.

Housing is not about Houses

The houses:

•Are planned and designed in terms of energy efficiency principles before construction;

•Located in a neighbourhood that facilitates the sustainable use of resources;

•Just large enough to satisfy demand and built with materials with minimum embodied energy; and

•Have windows that allow for cross ventilation for cooling.

2014 to the Future Embracing Green Building Technologies

NHBRC view on Innovative Housing Systems?

Product• Use of new materials in building houses.

Process

• New ways or methods of applying ‘traditional’ materials;

• Improvements in designs to enhance functionality of a

housing.

Hybrid of Products (Conventional & New), or processes.

Promoting Innovative Building Technologies

Why Promote Innovative Building Technologies?

Anticipated Benefits:Sustainable, durable materials;Good thermal properties;Reduction in carbon footprint;Social acceptability;Cost effectiveness;Fast track construction processes (time saving = cost saving);

andBankability and resale value.

Assist Government in delivering good quality homes and reducing the current backlog

NHBRC and Agrément Approval of IBTs

Structural SafetyResistance to static and dynamic actions, both individually and in combination, impacts, intentional and unintentional abuse, accidental actions.

Structural ServiceabilityResistance to loss of function, damage and avoidance of user discomfort.

Structural DurabilityPerformance retention of the structure.

Approval of IBT…

Fire SafetyEgress, fire suppression, fire resistance, risk of outbreak of fire and of spread of fire, physiological effects (smoke control and ventilation), and evacuation time (escape routes).

Constructability (Quality Assurance)Transportation to site, erection procedures, quality control, health and safety.

Approval of IBT…

Energy EfficiencyThe extent to which the building envelope optimises the amount of energy required to achieve a required level of indoor climate control.

Condensation Depending on area.

AcousticsPerformance.

The Future of Human Settlements

Choice of Site:

The site is chosen in order to reduce costs of living through:• Living close to amenities;• Easy access to transport; • Nearby work opportunities;• Growing own vegetables;

and• Paying less for electricity

and water.

Economic Consideration

• Reduction of internal boundaries;

• Housing units that are modernistic reflect South Africa’s appreciation for nature by its abstract application of natural materials, warm colours and textures; and

• Design of walk-ups to reduce the use of land.

Social Considerations

The built environment is directly and indirectly responsible for:-

• Consumption of the earth’s resources (especially energy),

• Generation of polluting toxins (e.g. coal burning) and waste,

• Creation of conditions leading to loss of soils and biodiversity, and

• Interference with life support systems (e.g. water cycle, soil systems and air quality)

It is estimated that 60% of all energy consumed on earth goes towards manufacturing of building materials, physical building of structures, their operation throughout their life span, and eventual demolishing and recycling.

Green Economy Considerations

Features Considered in the Energy Efficient Design of the Houses

Planned and designed in terms of energy efficient principles;

Just large enough to satisfy demand (Looking at the possibility of increasing the footprint to 60m2);

Minimum specification of social houses to be 2 Bedroom, a lounge, kitchen & bathroom.

Features Considered in the Energy Efficient Design of the Houses

Design Perspective:-Maximise the advantages of correct orientation first, prevailing wind directions second, and lastly aesthetic natural views.

Using low – embodied and innovative building materials.

Have large windows on the northern side, placed to maximise natural light and restrict the use of artificial light during the day.

Have high and sloping ceilings to allow ventilation during the evening.

Features Considered in the Energy Efficient Design of the Houses

Designed to have floors constructed of high thermal mass materials in order to collect heat from the winter sun and releasing it slowly thus heating the houses at night.

Houses painted in light colours internally and externally, internally to maximise light and externally to reflect heat.

Rain water harvested through the provision of water tanks and used for vegetable garden.

Houses to have solar water heaters to supply the kitchen and bathroom.

INITIATIVES UNDERTAKEN BY NHBRC TO PROMOTE IBT

Product Innovation:Innovation in Foundation Solutions

The Modulo System Designed for Strength• Foundations built using a

permanent formwork in recycled polypropylene that creates a system of pillars and arches that will permanently support the ground floor slab once concrete is poured on.

Innovation in Foundations

Innovations in Foundations

Product Innovation:Use of Lightweight energy panels

• Walls consist of a 150mm thick expanded polystyrene (EPS) beaded concrete core encapsulated both sides with a 4,5mm calcium silicate board

• Walls are fixed together using an interlocking tongue and groove method between the panels and the use of mortar sizing liquid to bind and seal.

• Internal walls are made of a similar panel but 120mm thick

• The roof consists of light gauge, structural steel trusses.

• Ceilings are always fitted as part of the system and are insulated

Interlocking EPS walling system

Product Innovation:Use of re-cycled concrete blocks

Recycled concrete blocks• Concrete masonry units

produced using recycled concrete have a lower embodied energy.

• The blocks are manufactured using 70% recycled material.

• Has same properties as quarried materials and comparable compressive strengths.

Construction Process Improvementthrough the use of recycled concrete

Hybrid Innovation:Use of lightweight steel frames & Innovative Panels

• Lightweight structure made of galvanized metal profiles

• Exterior walls are cladded with cement boards 15mm thick whilst the interior walls are cladded with a double layer of gypsum boards 15mm thick

• The cavity is filled with insulation material and electrical and water lines are laid in this cavity.

Gypsum Boards with infill of insulationmaterial

Innovation Hubs

Innovation Hubs have been established in the following areas :• Soshanguve (Eric Molobi Housing Innovation Hub)• Wellington (Cape Town)• Blue Downs (Cape Town)

Hubs have provided invaluable info on:- Quality Assurance Construction methodology Performance of as-built houses (Durability, strength

etc).

Wellington Innovation Hub

Eric Molobi Housing Innovation Hub

Challenges in Implementing IBT

NHBRC is in progress of performing research, and prelim research outcomes highlights following challenges:Fixed price model (subsidy quantum) deters industry participants from adopting innovations because they want to minimise risks;The boom-bust cycles in the industry lead to low investment in employees and training to prepare them for innovation;Dominance of the housing industry by small and medium size homebuilders means that few have resources to invest in innovation;The fragmented nature of the industry slows information sharing and innovation acceptance.

Challenges in Implementing IBT Misunderstanding of cost, i.e. cost of construction vs Life Cycle

Costing. Life Cycle Costing – initial design, construction, maintenance

(operation) and decommissioning. High Initial Capital Outlay is required and yet:

• Financial institutions unwilling to provide finance where are no guaranteed projects; and

• Developers (Municipalities and PDoHS) unwilling to provide projects with no assurance of local productivity.

For conventional construction, in order to comply to standards, additional items such as the ceiling, roof insulation, energy efficient glass and window frames and the solar water heater are required.

Challenges in Implementing IBT

38

Misunderstanding the benefits• Cost savings in the long-term;• Reducing energy poverty;• Improving health and productivity;• Creating jobs;• Mitigating climate change; and• Ensuring that sustainability is achieved.

Support a move from 40m2 to 60m2 – With most IBTs, costs (per m2) are reduced for a much bigger footprint.

Implementation Strategy

1) Enhancing research activities by• Sustaining support for applied research;• Identify innovative housing systems that meet the

necessary requirements;• Research on implementation of IBTs and the uptake

thereof;• Develop the policy and the framework implementation of

IBT; and• Review the Rational Designs of the IBT, where

necessary.2) Strengthening the knowledge base by coordinating

government efforts, disseminating information and supporting education and training;

Implementation Strategy

3) Supporting product development by providing technical support, explaining the regulatory process and linking innovators with Agrèment Board of South Africa;

4) Improving market linkages through identification of market trends and opportunities, supporting product performance monitoring and evaluation and recognition of innovations;

5) Fast-track the project and home enrolment process; and

6) Provide quality assurance (inspection) services.

Implementation ProcessEstablishment of IBT database

Agrèment SA

NHBRC database

Developer PHD /

Municipality

NHBRC

Innovative Building

Technology

Performance Assessment

Rational Design Assessment

Non-compliance reject

WAY FORWARD

•Ring-fencing a percentage of the Provincial HSDG budgets be reserved for implementation of IBT projects;•A policy on the implementation of IBT; •A framework guidelines, which include technical guides and procurement guides to be developed; and•All Provincial Human Settlements Departments and Municipalities to utilize data base for sourcing service providers to be contracted for the implementation of any IBT projects.

WAY FORWARD

Explore the concept of the Innovation Hubs to be extended on a larger scale Housing developments not less than a 1,000

units; Innovation to include infrastructure (road

networks); 100% Green technology concepts to be

explored; and Use of alternative toilet systems.

Thank You