resource efficiency criteria for development in cape town
TRANSCRIPT
Resource efficiency criteria for development in Cape Town
1. Introduction, purpose and how to use this document 2
2. Resource efficiency criteria 4
2.1 Site selection 4 2.2 Transportefficiency 8 2.3 Construction materials 11 2.4 Energyefficiency 12 2.5 Waterefficiency 19 2.6 The natural environment 26 2.7 Waste management 30
3. Summary of regulation and policy-related resources 34
3.1 Site selection 34 3.2 Transportefficiency 34 3.3 Construction materials 34 3.4 Energyefficiency 35 3.5 Waterefficiency 35 3.6 Natural environment 36 3.7 Waste management 36 3.8 StrategicintentoftheCityofCapeTownregardingresourceefficiency 36
Contents
1
June 2016
Pleasenotethatthisdocument(andthecontent/requirementsitcontains)willbeupdated overtime.ChecktheCityofCapeTown’swebsiteformoreupdatedversions:
www.capetown.gov.za/ResourceEfficiencyCriteriaProducedbythePlanningandBuildingDevelopmentManagementDepartment(PBDM)
andtheEnvironmentalResourceManagementDepartment(ERMD)oftheCityofCapeTown.
AllphotographscourtesyofCityofCapeTown,unlessotherwiseindicated.Copyrightofall photographsremainswiththeoriginalphotographers.
Althoughbasedonlaw,theinformationprovidedinthisdocumentispresentedinaninformal andplainlanguageformatforthepurposesofprovidingadviceandguidanceon
developmentmattersandprocedurestocustomersandmembersofthepublic.Shouldtherebeanydiscrepancywithprovisionsintheunderlyinglegislation,theactuallegislationtakesprecedenceandshouldbeconsulteddirectly.Alternatively,pleaseobtainindependent
professionaladviceonthematter.TheCityofCapeTowndoesnotacceptanyliabilityforanyactiontakenonthebasisoftheinformationcontainedherein.
Forqueriese-mail:[email protected]
Quick reference to colour-coded icons
DevelopmentproposalsshouldcomplywiththesecriteriaastheyareentrenchedinCitypolicyorstrategy.Non-compliancewiththesecriteriamayresultintherejectionofabuildingorlanduseapplication.
Thisspecifiesaprocess,standardsorstandardoperatingprocedure thatdevelopmentsorproposalsmustcomplywithforapproval.
Thesecriteriaare(voluntary)bestpracticeanddemonstrateinnovation.Itislikelythattheseguidelinesmayinfuturebeincorporatedinlegalinstrumentsorpolicyanditisthereforeadvisablethatdevelopments aimtoadheretothesecriteria.
Developmentproposalsmustcomplywiththesecriteriaastheyare entrenchedinanactofparliament,municipalby-laworregulation. Thesecriteriaarelegallyenforceableandnon-compliancemayresult in severe penalties.
Thedocumentcoverssevencategoriesofenvironmentalresource-relatedareas,namely:• SiteSelection• TransportEfficiency• ConstructionMaterials• EnergyEfficiency• WaterEfficiency• TheNaturalEnvironment• WasteManagement
Decisionsmadeineachoftheseareashaveahighenvironmentalandsocio-economicimpact.Itstartswiththenatureandlocationofdevelopment,whichhasimportantconsequencesforCapeTown’surbanformandforthepeoplewholiveandworkhere.TheCityofCapeTownrecognisesthatresourceefficiencyiscriticaltoeconomicgrowthandincreasesacity’scompetitivenessandresilience.ThisisreflectedintheCity’sEnergy2040Vision’sgoals4,whichincludesa37%reductionincarbonemissions,with22%comingfromenergyefficiencyalone.Followingabusiness-as-usualtrajectorywouldresultinadoublingofenergycosts by2040,andothernegativeimpacts.
Tobecomealowercarbon,moreresource-efficientandequitablecity,CapeTownneedstoberemodelledwithincreaseddensificationandmixeduseinareasofeconomicactivity,withmodalshiftstopublictransportandmoreefficientprivatetransport(e.g.higherpassengeroccupancy),increasedwaterandenergyefficiencyanduseofrenewableenergy.
Foreachofthecategories,theguidelines,policyandlegaldirectivesarecolour-codedaccordingtotheirlegallybindingnature:
Developmentproposalsmustcomplywiththesecriteriaastheyareentrenchedinanactofparliament,municipalby-laworregulation.Thesecriteriaarelegally
enforceableandnon-compliancemayresult in severe penalties.
Developmentproposalsshouldcomplywith thesecriteriaasthey areentrenchedinCitypolicyorstrategy. Non-compliancewiththesecriteriamayresult
intherejectionofabuildingorland use application.
These criteria are (voluntary)bestpracticeanddemonstrateinnovation.Itislikelythattheseguidelinesmayinfuturebeincorporatedin
legalinstrumentsorpolicyanditisthereforeadvisablethatdevelopmentsaimtoadheretothese criteria.
Thisspecifiesaprocess,standardsorstandardoperatingprocedurethatdevelopmentsorproposalsmustcomplywithforapproval.
TheCityofCapeTownhasthelegalcompetencyandauthoritytoregulate,enforceandmanagedevelopmentandlanduse.TheCityhasalsomadesignificantcommitmentstosustainabilityandresourceefficiencyinthebuiltenvironment.Notably,resourceefficiencyandaneco-friendlycityregionaretwoofthetopgoalsofthelong-termCityDevelopmentStrategy1(October2012).Ensuringthatgrowthisenvironmentallysustainableinthelong-termisoneofthefivestrategicareaswhichtheCity’sEconomicGrowthStrategy(July2013)2 is focusedonandformspartofthecurrentfive-yearIntegratedDevelopmentPlan(IDP)3.
ThisResourceEfficiencyCriteriaforDevelopmentdocumentisareferenceguidetoalargenumberofpolicyandlegaldirectivesandguidelinesthatformpartoftheCity’s
overallsustainabilityframeworkrelatedtothebuiltenvironment,andpresentsthemconveniently inonedocument.Collectively, thesearecriteriafordevelopment inabroadsense.
Whilesomearestillvoluntaryandsomearemandatoryand requirecompliance,theyareallconsideredimportantbytheCityofCapeTown ascriteriafordevelopment.
Theaimistofacilitatemoreresource-efficientdevelopment amongst landownersanddevelopersandtheirteamswhowanttoputforwardproposalsfornewdevelopments, andforthosewhowanttoimprove theefficiencyoftheirexistingbuildings,landscapesandinfrastructure(aretrofit).
Itprovidesdevelopers,architects,draughtspersonsandplanningprofessionals(andthebuildingsectoringeneral)withtheinformationandguidancerequiredtocomplywithnationalregulationsandCitypolicyandlegalrequirementsrelatedtoresourceefficiency.Ithasrelevanceinbuildingplan,sitedevelopmentplanandland-usesubmissionprocesses.
1. Introduction, purpose and how to use the document
1 City’sDevelopmentStrategy(2012):https://www.capetown.gov.za/en/IDP/Pages/city_development_strategy.aspx2 City’sEconomicGrowthStrategy(2013):https://www.capetown.gov.za/en/IDP/Documents/EconomicGrowthStrategy.pdf3 City’sIntegratedDevelopmentPlan(IDP):https://www.capetown.gov.za/en/IDP/Pages/default.aspx 4 City’sEnergy2040Visionpresentationandbrochure:http//www.capetown.gov.za/environment
ThecriteriaarepresentedinFAQ-format(frequentlyaskedquestions) withtheintentionofmakingitasuser-friendlyaspossible.
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REGULATION
‘The aim is to facilitate more resource-efficient development amongst land owners and developers .’
POLICY
BEST-PRACTICE
PROCESS
2.1 Site selection2.1.1DoestheCityconsiderwhethertheproposed developmentisabrownfieldorgreyfieldsite?
TheCity’sDensificationPolicy5providesthatthedevelopment andzoningofgreenfielddevelopmentswillbeguidedbythetargetedaveragegrossbasedensityandthedensitydecision-makingframework.Thepolicygivespreferencetotheredevelopmentofgreyfieldandbrownfieldsites.
TheDensificationPolicystatesthatgreyfieldandbrownfieldsitesrepresentahugeopportunitytorealisegreatersocio-economicurbanintegration.Thepolicyalsostatesthat‘theCitywill proactivelypursuethereleaseofspecificCity-ownedgreyfield andbrownfieldsitesforredevelopment’.
TheCity’sSmartBuildingHandbook6promotesgreyfield7andbrownfield8redevelopmentandtheavoidanceofdevelopment ofgreenfield9 sites.
2.1.2Howcompactshouldurbandevelopmentbe?
TheCity’sSpatialDevelopmentFramework10includesarangeof policystatements,guidelinesandstrategiesaimedatimproving thecompactnessofCapeTown’sspatialform.Manyoftheseapply toproposednewdevelopments.TheSpatialDevelopmentFrameworkpromotes:
• Developmentconcentratedinaccessibleandhigh-opportunity locations
• Landuseintensification(higherdensity)acrossthecity
• Landuseintensification(higherdensity)withinareaswellserved bypublictransport
• Publictransport-orientateddevelopment • Landuseintensification(higherdensity)withinareasclosetowork
andsocialfacilities • Growthmanagementthroughurbanandcoastaledges11 • Mixed-usedevelopment
2. Resource efficiency criteria
2.1.3DoIhavetodevelopwithintheurbanedge?
TheCitydelimitedanurbanedgeandcoastaledgeinordertophaseandmanagethedevelopmentoflandsuitabletourbandevelopmentoverthemediumtolongterm.NewdevelopmentmustaccordinglybesituatedaccordingtheCity’surbanandcoastaledgeandcomplywiththeCity’sDevelopmentEdgesPolicy11andSpatialDevelopmentFramework12.TheCityhasalsoestablishedanurbanedgemanagementzone,whichisabufferareaoneithersideoftheurbanedgewherelandusesaretobemanagedtoprotecttheintegrityoftheurbanedgeline.
IntermsofCitypolicy,inthemediumterm(next15years),newurban developmentmusttakeplacewithintheexistingurbanedge.Nourbandevelopmentshouldbeencouragedbeyondtheurbanedgeunlessexceptionalanduniquecircumstancesexist.
5 DensificationPolicy:https://www.capetown.gov.za/en/Policies/Pages/AllPolicies.aspx6 City’sSmartBuildingHandbook:www.capetown.gov.za/greenbuilding7 Agreyfieldsiteisanysitepreviouslydeveloped,withatleast50%ofthesurfaceareacoveredwithimperviousmaterial.8 Abrownfieldsiteisapropertyofwhichtheexpansion,redevelopmentorreusemaybecomplicatedbythepresence orpotentialpresenceofahazardoussubstance,pollutantorcontaminant.9 Greenfieldsitesarethosethathavenotbeenpreviouslydevelopedinanyway.10 TheCTSDFhasbeenapprovedintermsoftwodifferentsetsoflegislation.Ithasbeenapprovedasacomponentofthe City’sIntegratedDevelopmentPlanintermsofsection34oftheMunicipalSystemsAct,Act32of2000(MSA)and section4(6)ofLandUsePlanningOrdinance15of1985(LUPO).TogetherwiththeProvincialSpatialDevelopment Framework(PSDF),itisthespatialplanningdocumentapplicabletothemunicipalareaofCapeTownwiththe highest legal status.11 NotethattheDevelopmentEdgesPolicyisnowintegratedintothe2012SpatialDevelopmentFrameworkundersection6.12 SpatialDevelopmentFramework: https://www.capetown.gov.za/en/Planningportal/Pages/SpatialDevelopmentFramework.aspx
Urban edge concept Coastal edge concept
Urban edge development
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New nodal areaCoastal flood risk zoneCoastal edgeCoastal protection zone
Urban edge
Urban edgemanagement zone
2.1.5HowdoestheCityassessapplications accordingtodensificationcriteria?
IntermsoftheCity’sDensificationPolicy,decisionsinthisregardwillbeguidedbya‘densitydecision-makingframework’andwillbebalancedbyresourcelimitationsandinfrastructureavailability.TheCity’sdecisionsondensificationareinformedbyarangeofcriteriarelatedtothelocation,form,extent,scale,heightandorientationofdensification.TheCityofCapeTownDevelopmentManagementScheme(DMS),whichispartoftheCityofCapeTownMunicipalPlanningBy-law(2015)14,densityguides,localdensityplansandspatialdevelopmentplansallinformdensitycriteria.Moreover,particularareasaretargetedfordensificationandcontainassociateddensityparameters.Contextualinformantsofdensitydecisionsinclude:thenaturalenvironment,heritage,infrastructure,transportimpactassessment,socialfacilitiesandsocio-economicconditions.Criteriathatinformdecisionsinclude:
• Accesstopublictransport
• Proximitytoplacesofemployment,servicesandfacilities
• Proximitytoopenspaces
• Infrastructurecapacity
2.1.4ArethereanydensificationcriteriaIneedto followforaproposeddevelopment?
ProposednewdevelopmentsneedtoalignwiththeCity’sDensificationPolicy13.AnystakeholderplanninganewdevelopmentshouldcarefullyscrutinisethecontentsoftheDensificationPolicytoensurethattheproposeddevelopmentisinlinewiththeCity’spolicyobjectives.Inbrief,thepolicystates:
• TheCityaimstoachieveaminimumaveragegrossbasedensity of25du/hainthenext20to30years.
• TheCitywillpromotedensificationinallareas.However,an approachof‘onesizefitsall’willnotguidedensitydecisions.
• Higherlevelsofdensificationwillbeencouragedatspecific spatiallocations,particularlyinareaswithgoodpublictransport accessibility,atconcentrationsofemployment,commercial developmentand/orsocialamenities,andinareasofhighamenity.
• Theintensificationofalltypesoflanduses,notonlyresidential landuses,willbeencouraged,andabettermixoflanduseswill besupported.
• Avarietyoferfanddwellingsizesaretobepromotedwithinany onearea.Onsmallererven,theurbanratherthansuburbanmodel ofdevelopmentwillbeencouraged.
• TheCitywillproactivelyencouragedensificationindensity priorityzones(DPZs)andurbancivicupgradeareas.
13City’sDensificationPolicy:https://www.capetown.gov.za/en/Policies/Pages/AllPolicies.aspx14CityofCapeTownMunicipalPlanningBy-law2015: http://www.capetown.gov.za/en/Planningportal/Documents/MPBL/prov-gazette_Extra_7414.pdf
High-density development – Bo-Kaap
Proximity to open spaces – a smart park in Site C, Khayelitsha
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2.2 Transport efficiency2.2.1Shouldaproposeddevelopmentbeinclose proximitytopublictransport?
TheCity’sSpatialDevelopmentFrameworkprioritisesdevelopmentclosetopublictransportopportunitiesanddevelopmentcorridors15
anddirects:
• Landuseintensification(higherdensity)withinareaswellserved bypublictransport.
• Landuseintensificationonandadjacenttotheaccessibilitygrid, particularlytheprimaryaccessibilitygrid(corridorsandroutes), toestablishthethresholdsrequiredforsustainable,cost-effective andefficientpublictransportandtogenerateaccessible economic opportunities.
• Economicdevelopment(bothformalandinformal)andhigher densityformsofresidentialdevelopmenttolocateinareaswell servedbypublictransport.
• Publictransport-orientateddevelopment.
TheCityintendstoplaceover85%ofthecity’spopulationwithinonekilometreofahigh-qualitypublictransportsystem.Newdevelopmentsneedtoaligntothisgoal.
TheCity’sSpatialDevelopmentFrameworkrequires‘provisionofandaccesstopublictransporttobeadequatelytakenintoconsiderationintheassessmentofdevelopmentapplications’.
15Developmentcorridorsarebroadareasofhigh-intensityurbandevelopment,focusedpredominantlyon activityordevelopmentroutesservicedbymassrapidpublictransportservices(railorBRT). 16Non-motorisedTransportPolicyandStrategy:http://www.tct.gov.za/en/uap/nmt/
Public transport – MyCiTi bus service
2.2.2Whataboutnon-motorisedtransport?
TheCity’sNon-MotorisedTransport(NMT)PolicyandStrategy(2005)16requireintegratedlandusedevelopmentappropriatelysuitedfornon-motorisedtransport.Thepolicyandstrategyprovidethefollowingpolicystatementsapplicabletonewdevelopments:
• NMTistobegivenproperconsiderationinthedesignofbuildings
• NMTneedsandrequirementsmusttakepriorityinthe developmentandmanagementofresidentialareasandopen spacenetworks
• NMTconsiderationsshouldbeaddressedinalldevelopmentsin CapeTownthroughintegratedplanning
TheCity’sSpatialDevelopmentFrameworkrequiresnewdevelopmentstointegrate‘walkingandcyclingasessentialcomponentsoflanduseplanning’.
TheCity’sUrbanDesignPolicy2013requiresthatnon-motorisedtransportfacilitiesbeconsideredfromcommencementofthedesignprocessfordevelopmentsthatarelikelytoattractpublicpatronage(shoppingcentres,publicfacilitiesandpublictransportinterchanges).Thefacilitiesprovidedmustcaterforthedifferentneedsofendusers(residents,staffandvisitors)andshouldincludecycleparking,changeandshowerroomsandstoragefacilities.Thelocationofthesefacilitiesmustensuresafeandconvenientaccess.Furthermore,theUrbanDesignPolicyrequiresnewdevelopmentstocomplywiththefollowingcriteria:
• Mustachievegreaterlevelsofintegration,spatialcontinuityand improvedpermeabilityforpedestriansandcyclists.
• Mustprovidelinkagesandgeneroussidewalksaroundandto importantdestinationsthatattracthighlevelsofpedestriantraffic.
• Mustensureuniversalaccesstoallbuildingsandtransport facilitiesandaccessalongpopularpedestrianroutes.
Non-motorised transport
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2.3 Construction materials2.3.1Arethereanycriteriaforthetypeofmaterials tobeusedinadevelopment?
Locally sourced:TheCity’sSmartBuildingHandbook19 promotes theuseoflocallysourcedmaterialsandlocallabourfornewdevelopments.Productsandmaterialssourcedandmanufacturedinthevicinityofadevelopmentreducetheenergyembodiedintransportingmaterialsoverlongdistancestothesite.
Robust:TheCity’sDesignandManagementGuidelinesforaSaferCityencouragetheuseoflocallysourcedandrobustmaterialssothatalocalitymaintains‘itsphysicalqualityovertime’.Inalifecycleassessmentapproach,theuseofrobustmaterialsreducescarbonemissionsandembodiedenergy.
Natural building methods:TheCity’sSmartBuildingHandbookencouragestheuseofnaturalbuildingmethodssuchasstraw-baleconstruction;cob,adobeandmud-brickconstruction;rammed-earthconstruction;stoneconstruction;andthatchedroof.
‘Green’ materials: Thereareusefullocalguidelinesandresourcesavailableformaterialswhichhelpachievemoreenvironmentallysustainablebuildings.GreenCape’sCatalogueofGreenBuildingMaterials(2013)isaguidetowardsSANS10400XAComplianceinthe Western Cape20.Ecostandard21isacertificationbodywhichsetsenvironmentalstandardsofexcellencetomeasureandrateproducts,manufacturersand/orserviceproviderswithinthebuildingsectorinSouthAfrica.SeetheirwebsitefortheportfolioofcertifiedandratedproductswhichhavebeenawardedwithanEcoProductlabelfortheirtransparencyandoutstandingenvironmentalpractice.Ecospecifier22isaneco-productsknowledgebaseprovidinginformationtoassistthedesignofeco-preferablebuildings,interiors,infrastructureandlandscapes.
2.2.3Arethereanylimitationsonthenumberofparkingspacesinadevelopment?
TheParkingPolicyfortheCityofCapeTown17supportsdensificationbyidentifyingminimumparkingstandardsinareasservedbypublictransportandbyintroducingmoreappropriateparkingstandardsforvisitorparkingandparkinginlow-incomeareas.TheCityofCapeTownMunicipalPlanningBy-law,2015(MPBL)andtheCityofCapeTownDevelopmentManagementScheme18(DMS)providesfortheintroductionofoverlayzonesthatmayindicatewhereminimumparkingprovisionscanapply.TheCity’sDensificationPolicyprovidesstandardstoinformparkingcriteriafornewdevelopments.
TheCity’sSpatialDevelopmentFrameworkdirects‘reductionsinparkingrequirementsinareasdeemedtobewellservedbypublictransport’andseekstoalignthisoverallCitypolicywith‘applicablepoliciesandthezoningscheme(nowcalledtheDevelopmentManagementScheme)’.Therefore,newdevelopmentslocated inthedefinedPT1and2(PublicTransportareas),shouldaim toreduceallowableparkingintermsoftheDevelopmentManagementScheme.
17ParkingPolicyfortheCityofCapeTown:https://www.capetown.gov.za/en/Policies/Pages/AllPolicies.aspx18CityofCapeTownDevelopmentManagementScheme(DMS)whichispartoftheCityofCapeTownMunicipal PlanningBy-law,2015:http://www.capetown.gov.za/en/Planningportal/Pages/Legislation.aspx
Joe Slovo housing project, Langa
19City’sSmartBuildingHandbook:www.capetown.gov.za/greenbuilding20GreenCape’sCatalogueofGreenBuildingMaterials(2013): http://greencape.co.za/news/green-building-material-catalogue-published-by-greencape/21EcoStandard:www.ecostandard.co.za22Ecospecifier:www.ecospecifier.co.za
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2.4.2Whatmandatoryenergyefficiencycriteria arerequired?
Building envelope: AccordingtoSANS10400-XA(whichreferstoSANS204)thebuildingenvelopeneedstocomplywiththespecificationsoftwotableswhichoutlinethemaximumenergydemandandmaximumannualenergyconsumption,relatedtodifferentbuildingtypesandclimaticzones/locations.Buildingswhicharecoolerinsummerandwarmerinwinterbringgreaterthermalcomfortandreducetheneedforexpensiveheatingandcooling.Relatedtothebuildingenvelopearethefollowingkey areaswhichhaveanimpactonenergyefficiencyintheCapeTownarea.(Notethatthesearenotthefullsetofrequirements,whichshouldbereadintheSANS10400-XAandSANS204):
Orientation: AccordingtoSANS204,thebuildingshouldbecompactinplanwithroomsthatareusedmostandthemajorareasofglazingplacedonthenorthernsideofthebuildingtoallowsolarheattopenetratetheglazingduringthewintermonths.
Themajoraxisofthebuildingshouldruneast-westandtheroofoverhangshouldprovideshadingtothewindowsfromthemiddaysummer sun.
Floors: ExposedslabsshouldbeinsulatedtotheRvaluesspecified in SANS 204.
External walls: Conventionalconstructionhasa‘deemedtocomplyruling’,whilstnon-conventionalconstructionneedstocomplytoaminimumRvalueforeachclimaticzone(usinginsulationand/orcavity)tomoderateheatlossandgain.Theappointedcompetentprofessionalshouldadviseonhowbesttoachievecompliance.
Fenestration: Ifafloorofabuildinghaswindowswhicharetheequivalentofmorethan15%ofthenetfloorareainsize,thenspecialrequirementsaresetinSANS204whichneedtobemettoreducetheimpactofenergylossesandgainsthroughwindowsandglazeddoors.Theseincludetheglazing/glass,framesandshadingofthewindow/dooropening.Theseadditionalrequirementsandchecksarerelatedtoconductanceandsolarheatgain.
Roof assemblies: ThecombinationoftheroofandceilingarerequiredtoachieveaminimumRvaluesetoutinSANS10400fordifferentkindsofbuildingsindifferentclimatezones.InCapeTown’stemperatecoastalzone,themainheatlossesarethroughtheroofsothatisthebestplacetoinsulate.Theobjectiveistoreduceheatgaininsummerandheatlossinwinter.
2.4 Energy efficiency2.4.1WhatdoIhavetodotocomplywiththe SANS10400-XA?
Note that the SANS 10400-XA building regulation23 referred to here is the 2011 Edition 1 version, which will be updated over time. Energy efficiency standard SANS 10400 Part XA is mandatory, whereas SANS 204 is currently a voluntary standard (although some of it incorporated in 10400 XA). SANS 204 contains performance levels that are higher than SANS 10400-XA and defines the minimum requirements that must be adhered to. It is anticipated that within 3-5 years the performance level in SANS 10400-XA will be increased to SANS 204 levels and it is therefore advised that future buildings are designed to SANS 204.
IntermsoftheNationalBuildingRegulations24andBuildingStandardsAct,PartXA(EnergyUsageinBuildings),allnewproposedbuildingworks,includingextensions,arerequiredtobedesignedandconstructedsothatthey:
a. areenergyefficientwhilstfulfillinguserneedsinrespectof thermalcomfort,lighting,hotwaterandverticaltransportand
b. haveabuildingenvelopeandserviceswhichfacilitatetheefficient useofenergyappropriatetotheirfunctionanduse,internal environmentandgeographicallocation,intheassessmentof developmentapplications.Compliance: Buildingworkwillcomplywiththeseregulationsiftheyfollowoneofthefollowingprocesses:
a. Adheretoa‘deemed to satisfy’processbyfollowingSANS10400. Inthiscasethecompetentperson(trainedintheSANS10400 PartXAcontent)appointedbytheownermustensurethat:
• TheorientationofthebuildingisinaccordancewithSANS204; • Thefenestrationisinaccordancewiththerequirementsof
RegulationXAorSANS204; • Thebuildingenvelope,includingtheroofassemblyisin
accordancewithRegulationXAorSANS204; • Hotwaterproductionisinaccordancewiththerequirements
ofRegulationXA. b. Acompetentpersonpreparesandsubmitsa‘rational design’
that‘demonstratesthattheenergyusageofsuchbuildingis equivalenttoorbetterthanthatwhichwouldhavebeenachieved bycompliancewiththerequirementsofSANS10400-XA’.
c. Thebuildinghasatheoreticalenergyusageperformance, determinedusingcertifiedthermalcalculationsoftware,less thanorequaltothatofareferencebuildinginaccordancewith SANS10400-XA.
23SANS10400-XA:http://sans10400.co.za/download-regulations/24NationalBuildingRegulations:https://www.capetown.gov.za/en/Planningportal/Pages/Legislation.aspx
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2.4.4DoesSANS10400-XAapplytosubsidyhouses?
InresponsetotheintroductionofSANS10400-XA,theDepartmentofHumanSettlementsintroducedamendmentstothe‘NormsandStandardsfortheConstructionofStandAloneResidentialDwellings’and‘AdjustmentoftheHousingSubsidyQuantum’.ThenewstandardswerebasedontherequirementsoftheSANS10400-XA,whichrequiretheadditionofmeasurestoimprovethethermalperformanceofdwellings.
2.4.3WhattypeofdevelopmentdoesSANS10400- XAapplyto?
Applicationsfornewbuildingwork,includingextensionsinthefollowingbuildingcategoriesmustcomplywiththeserequirements:entertainmentandpublicassembly,theatricalandindoorsport,placeofinstructionandworship,exhibitionhall,museum,placeofdetention,hospital,otherinstitutional(residential),hospital,healthcare,largeshop,smallshop,wholesaler’sstore,offices,hotel,dormitory,domesticresidence,dwellinghouseandhospitality.
Hot water requirements: IntermsofSANS10400-XA,50%ofthehotwaterrequirementsofabuildingmustbeheatedbymeansotherthanelectricalresistance.Thetwoalternatemeansaresolarwaterheatersandheatpumps.Anyadditionalhotwaterrequirementsforextensions(i.e.bathroomsandkitchens)willalsoneedtocomply.
Propertyownersanddevelopersinsearchofqualitysolarwaterheatersinstalledwellbyreputable,trust-worthysupplierscanconsulttheAccreditedServiceProviderswhicharepartofthetheCity’sSolarWaterHeaterProgramme25.
Notethatifarenovationoradditionisrequiredforabuildingwhichisolderthan60yearsorwhichislocatedinaheritageprotectionoverlayzone,adviceonhowtopositionasolarwaterheatershouldbesoughtfromheritageofficialsattheCityofCapeTown’sEnvironmentalResourceManagementDepartment.
Reference documents: SANS 10106 and SANS 6210
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Solar water heating programme – Khayelitsha
Roof and ceiling typical R-value of 0.35-0.40
R-value directed by Part XA: 3.7
Heat loss
Insulation with minimum R-value of 3.3Heat
gain
Heat gain
25SolarWaterHeaterProgramme:http://savingelectricity.org.za/pages/water_heaters.php
2.4.4DoesSANS10400-XAapplytosubsidyhouses? (continued)
Accordingly,allsubsidyhousesnowrequire:
• Theinstallationofaceilingwithaprescribedairgapforthe entiredwelling;
• Theinstallationofabove-ceilinginsulationcomprisinga130mm mineralfibreglassblanketfortheentirehouse;
• Speciallow-emissivityclearandemissivityopaquesafetyglass26 forallwindowtypes;
• Plasteringoftheinternalwalls;
• Renderingonexternalwalls;
• Smallersizewindows;
• Public-transport-orientateddevelopment.
26Low-emissivityglassisahigh-techproductwithenhancedenergyefficiencyandincludesasilverormetal oxidecoatingappliedtoonesurfaceofclearfloatglass.
16
Low-emissivity glass
2.4.5ShouldIinstallasmartmetertoimprove abuilding’senergymanagement? Intermsofnationalelectricityregulations27,proposeddevelopments whichhavealargetheoreticalenergyusage(monthlyconsumption ofl000kWhandabove)musthaveasmartmeterinstalled.
TheCity’sSmartBuildingHandbook28promotestheuseofreal-time monitoring.Intermsoftheguidelines,‘theeffectiveoperation ofbuildingsrequiresanenvironmentrichindataonbuilding performance.Real-timefeedbackonbuildingperformanceis theonlywayforfacilitiesmanagerstobealertedtopoorly performingsystems’.
2.4.6ArethereanyproceduresIneedtofollowforinstallingenergyefficiencytechnologies?
Solar photovoltaic systems: ApplicantswishingtoinstallasolarphotovoltaicsystemmustcomplywiththeCity’sPlanningandBuildingDevelopmentManagementStandardOperatingProcedure,whichreadsasfollows:
• Nobuildingplansarerequiredtobesubmitted,providedthe panel(s)initsinstalledpositiondoesnotprojectmorethan 1,5metres,measuredperpendicularly,abovetheroofand/ornot morethan600mmabovethehighestpointoftheroof.
• Fullbuildingplans,includinganengineer’sendorsement,are requiredifthepanel(s)initsinstalledpositionprojectsmore than1,5metres,measuredperpendicularly,abovetheroofand/ ormorethan600mmabovethehighestpointoftheroof.Note thatadeparturefromtheCityofCapeTownDevelopment ManagementSchememayalsoberequired.
• Installationsontheground:Nobuildingplansneedtobe submitted,providedthepanel(s)initsinstalledposition doesnotprojectmorethan2,1metresabovethenatural/finished groundlevel.Fullbuildingplansarerequiredwhereanypartof theinstallationprojectsmorethan2,1metresabovethe groundlevel.
27ElectricityRegulationsforCompulsoryNormsandStandardsforReticulationServices: www.gov.za/documents/latest 28City’sSmartBuildingHandbook:www.capetown.gov.za/greenbuilding
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Outside Inside
Internal heat
Free solarheat gain
Ceiling with air gap
Photo Credit: Wim Orban, Isotherm
2.5 Water efficiency2.5.1Arethereanywaterconservationcriteriathatneedtobeincorporatedintoadevelopment?
TheCity’sWaterBy-law(2010)34containsarangeoflegallyenforceablerequirementsthatshouldbefullyincorporatedintothedesignandmanagementofbuildings.IntermsoftheWaterBy-law,nopersonmaynegligently,purposefullyorwastefully:
1.Permitpipesorwaterfittingstoleak;
2.Usewaterfittingsthatareincorrectlyadjustedordefective or permit such use;
3.Inefficientlyusewaterorallowaninefficientuseofwatertopersist.
Accordingly,newdevelopmentsmustensurethatanyequipment orplantconnectedtothewaterinstallationuseswaterinan efficientmanner.
Moreover,applicantsseekingtoinstallsmall-scaleembeddedgeneration(solarphotovoltaic,micro-hydroorwindturbines)systemsmustcompletetheCity’sApplicationFormandSupplementalContractforInstallationofSmallScaleEmbeddedGeneration(SSEG)29andcomplywiththeCity’sGuidelinesforEmbeddedGeneration.30
Aninformationbookletaboutsafeandlegalinstallationofrooftopphotovoltaic(PV)systemsinCapeTownhasalsobeencompiledbytheCity.31
Small-scale wind turbines:Windturbineinfrastructureislistedasaconsentuseinanumberofzones32 intheCityofCapeTownDevelopmentManagementScheme.33 This means that the installationofwindturbineinfrastructurerequirespermissionfromtheCity.
Solar water heaters:TheinstallationofsolarwaterheatersisguidedbySANS10106.Newdevelopmentsshouldfullycomplywith thesestandards.
29Conventionalhousing,grouphousing,incrementalhousing,communityzone2(regional),intermediatebusiness, localbusiness,generalbusinesssubzone,mixed-usesubzone,generalindustrysubzone,riskindustryzone,utilityzone, transportuse,publicroadandpublicparking,environmentalconservation,publicopenspace,agriculturalzone,ruralzone30CityofCapeTownDevelopmentManagementScheme: http://www.capetown.gov.za/en/Planningportal/Pages/Legislation.aspx31SafeandLegalRooftopPhotovoltaicInstallations–CommercialorResidentialinCapeTown: http://savingelectricity.org.za/pages/pv_and_renewables.php32City’sApplicationFormandSupplementalContractforInstallationofSmallScaleEmbeddedGeneration: http://www.capetown.gov.za/ElecServiceForms33GuidelinesforEmbeddedGeneration:UnderResourcessectionathttp://www.capetown.gov.za/ElecServiceForms
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The installation of solar water heaters is guided by SANS 10106
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2.5.2WhattypeofwaterfittingsshouldIusefor mydevelopment?
TheWaterBy-lawhasarangeofwaterconservationanddemandmanagement35legalrequirementsthatrelatetonewdevelopments,including:
Hosepipes(usedtoirrigateagarden,park,orsportsfield)connectedtoapotablewatersourcemusthaveacontrollingdevice,suchasasprayer,attachedtothehoseendandmustbefittedwithanautomaticself-closingdevice.
Developersmaynotuseautomatictop-upsystemswithafloatvalvefedfromapotablewatersourcetosupplyswimmingpoolsandgardenponds.
Handbasinsprovidedinpublicfacilitiesmustbefittedwithdemand-typetaps.Themaximumflowratefromanytapinstalledinahandbasinmaynotexceedsixlitresperminute.
Showersprovidedatpublicfacilitiesmustbefittedwithdemand-typevalves.Themaximumflowratefromanyshowerheadmaynotexceed10litresperminute.
34WaterBy-law(2010): https://www.capetown.gov.za/en/ByLaws/Pages/Promulgated-by-laws-wef-15-December-2000.aspx35Schedule1oftheCity’s2010WaterBy-law
Photo Credit: Green Building Council South Africa, My Green Home.
2.5.2WhattypeofwaterfittingsshouldIusefor mydevelopment? (continued)
Whereanewirrigationsystem,whichistobesuppliedfroman existingdomesticconnectionoranotherexistingirrigation connection,isinstalled–
a.ThesizeoftheexistingconnectionmustbereviewedbytheCity; and
b.AllmaterialsusedinthesystemmustcomplywithSABS requirements.
Terminalwaterfittingsinstalledoutsideanybuildingsotherthanaresidentialdwellingmust–
a.Incorporateaself-closingdevice;or
b.Havearemovablehandleforoperatingpurposes;or
c.Becapableofbeinglockedtopreventunauthoriseduse;or
d.Beofademandtypethatlimitsthequantityofwaterdischargedin each operation.
Waterclosetcisternsmaynotexceed9,5litresincapacity.Allautomaticflushingcisternsfittedtourinalsmustbereplacedwitheithermanuallyoperatedsystemsornon-manualapparatuswhichcausestheflushingdevicetooperateonlyaftereachuseofsuchurinal.Noautomaticcisternortippingtankmaybeusedforflushingaurinal.
Pipesandwaterfittingsinawaterinstallationmust:
a.BearthestandardisationmarkoftheSABSinrespectofthe relevantSANSspecificationissuedbythebureau;
b.BearacertificationmarkissuedbytheSABStocertifythatthe pipeorwaterfittingcomplieswithanSABSmarkspecification oraprovisionalspecificationissuedbytheSABS,providedthat nocertificationmarksmustbeissuedforaperiodexceeding twoyears.
2.5.3DoestheCityhaveapolicyonwater conservationanddemandmanagementto guideconsiderationsforanewdevelopment? TheCity’sWaterConservationandDemandManagementStrategy36 outlinesparticulargoalsandpoliciesforwaterconservationand demandmanagementrelevanttonewdevelopments,including:
• Ensuringtheefficientuseofwaterinnewconnectionsand developments
• Promotingalternativewaterresourcesandtechnologies
• Promotingtheefficientuseofwatertoconsumersandcustomers
Inachievingtheabovepolicygoals,theCitywillprioritise ‘alternativewaterresourcessuchasgreywaterreuse,rainwater harvestingandwater-wisegardeningpracticesinaneffortto conserveourvaluablepotablewater’innewdevelopments.
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36WaterConservationandDemandManagementStrategy: https://www.capetown.gov.za/en/Water/Pages/Documents.aspx
Water-wise gardening practices
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2.5.4Whataboutgreywatersystems?
Greywaterisdefinedaswaterfrombaths,showersandhandbasins.Wastewaterdischargedbykitchensinksandwashingmachines(exceptifenvironmentallyfriendlylaundrydetergentsareused)isexcludedduetoitshighsolidcontentandthenegativeimpactofsoftenersandotherundesirablechemicalsontheenvironment.
TheCitypromotestheinstallationofgreywatersystemsinnewdevelopmentsforgardenandlandscapingirrigationandtoiletflushing.Therearemanygreywatersystemsavailableonthemarket,someofwhichareveryeconomicalandeasytoinstall.
TheCity’sWaterandSanitationDepartmenthaspublishedapamphletforfurtherinformationoninstallinggreywatersystems.37
2.5.5Whataboutrainwaterharvesting?
TheCityencouragestheinstallationofrainwaterharvestinginnewdevelopments.Rainwaterharvestingisaninsurancepolicyfordevelopmentsagainstshort-termwateroutages.
Arainwatertankmaybeconnectedfortheuseofgardenirrigation,washing,cleaningandtoiletflushingortoppingupthepool.Rainwatertanksmayalsobeplumbedtofeedtoiletcisternsandsoreducetheconsiderableamountofwateruseddailyforflushing.
Onecanobtain500ℓofwaterif5mmofrainiscollectedona100m2 roof.A5000ℓtankusedprimarilyforflushingthetoiletinwinterrainfallareascouldsaveupto15%annually.
TheCity’sWaterandSanitationDepartmenthaspublishedapamphletforfurtherinformationonrainwaterharvesting.38
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38City’sWaterServicesDepartment’spamphletonRainwaterHarvesting(inEnglish): http://www.capetown.gov.za/en/KeepSavingWater/Documents/Alternative_Water_Resources_Rainwater_English.pdf
Rainwater harvesting
2.5.6HowdoIinstallstoragetanks?
IntermsoftheWaterBy-law,anypersonwhoinstallsastoragetankmustinstallitinsuchapositionthatitsexteriorandinteriorcanreadilybeinspected,cleanedandmaintained,unlessitisaconcretereservoirthatisburiedorpartlysunkintothegroundandhasbeendesigned,constructedandtestedinaccordancewiththerelevantstandardset,whereonlytheinteriorisaccessibleforinspectionandcleaning–SANS10100-1andSANS1200-Gorasamended.
Photo credit: Green Building Council South Africa, My Green Home
Greywater system
37http://capetown.gov.za/en/KeepSavingWater/Documents/AlternativeWaterResourcesGreywaterEnglish.pdf
2.5.6 (a)Shouldthelandscapingofadevelopment bewater-wise?
Landscapesshouldbeplantedwithindigenousshrubsandflowersthatwillrequirelesswaterandalmostnofertilisersorpesticides.Plantsthatcanwithstandprolongedperiodswithoutwateringshouldbegroupedtogether.Generally,water-wiseplantscanberecognisedbytheirleaves.Plantsthatneedlesswaterhavegrey,waxyorhairyleavesandhave lots of oil in their leaves.
Landscapesshouldbewateredwithgreywaterorrainwaterwithaproperlydesignedirrigationsystemthatcanbeoverriddenifitrains.
Mulchingandcompostingshouldbeusedinlandscapestoconservesoilmoistureandreducetheevaporationofwater.Straw,barkchips,gravel,pebbles,exposedaggregate,nutshellsandleavesareothermaterialswhichcanbeusedformulching.
TheCity’sWaterandSanitationDepartmenthaspublishedapamphletforfurtherinformationonwater-wisegardening.However,whileitisbeingupdatedthereareotherusefulresourcesonline.39
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2.5.6 (b)Whataboutwastewaterandindustrialeffluent?
TheCity’sWastewaterandIndustrialEffluentBy-law40 contains a range oflegallyenforceablerequirementsthatshouldbefullyincorporatedintothedesignandmanagementofbuildings.Thefollowingdirectivesoftheby-lawareofrelevancetonewdevelopments.
EveryownerofpropertyshallonreceiptofwrittennoticebytheCouncil:
a.Constructaprivatesewerinstallationonthepremises;
b.Connectaprivatesewerinstallationtothemunicipalsewer,whether directlyorindirectlyasrequiredbytheCouncil;
c.Enlargethecapacityofaprivatesewerinstallationtoaccommodate agreaterdischarge;or
d.Reconstructaprivatesewerinstallationtocomplywiththe requirementsoftheCouncil;
e.Submitandimplementawastemanagementplanincluding, interalia,awasteminimisationschedule;
f. Submitandimplementachemicalmanagementplanincluding, interalia,aninventory.
Noownerofpropertymayallow:
a.Theingressofgroundwaterorstormwaterintoaprivatesewer installationonhisorherpremises,or
b. Theseepageofwastewaterfromaprivatesewerinstallationonhis orherpremises,or
c. Theingressofstormwaterintoaprivatesewerinstallationonhisor herpremises,exceptwiththewrittenconsentoftheCounciland subjecttosuchconditionsasitmayimpose.
Nopersonshall,exceptwiththewrittenconsentoftheCouncilandsubjecttosuchconditionsasitmayimpose:
a. Construct,erectorlayanybuilding,structureorotherthingoveror insuchapositionorinsuchamannerastointerferewithorendanger anymunicipalsewer;
b. Excavate,openuporremovethegroundabove,nextto,underor nearanymunicipalsewer.
Restaurantsandoffice/institutionalkitchensshouldinstallandappropriatelymaintaingreasetrapssinceoilsandfatscancauseblockagesofthesewerreticulationnetworkandthuscontribute tosewageoverflows.Greasetrapsmustbeconnectedtothe sewernetwork.
Carwashingareasandfacilitiesmustnotdraintothestormwaternetwork.
39http://www.stodels.com/index.php/waterwise-gardening40WastewaterandIndustrialEffluentBy-law: https://www.capetown.gov.za/en/ByLaws/Pages/Promulgated-by-laws-wef-15-December-2000.aspx
Landscapes should be planted with indigenous shrubs and flowers
Precipitation
Swale
Porous paving with reduced run off
French drain
Vegetatedbuffer
Rehabilitated watercourse or wetland
2.6 The natural environment2.6.1Whataresomeofthegeneral‘natural environment’considerationsIhavetotake intoaccountinmydevelopment?
TheCity’sUrbanDesignPolicy41requiresnewdevelopmentstoprotect,valueandenhancethenaturalenvironmentthroughsustainabledesign.Theserequirementsstipulate,interalia,thatdevelopmentsmust:
• Protectandenhanceenvironmentalresourcesandecologically sensitiveareas,ensurethatthesearesuitablyintegratedintothe designofnewdevelopmentswithsuitablesetbacksandbuffers andensurethatbuildingsrelatepositivelytoopenspacesystems throughthearrangementofbuiltformandthedesignofits interfacewithitsassociatedlandscape.
• Ensurethecontinuityofthecity’sopenspacenetworkby arrangingdevelopmentandnewopenspacesinsuchawaythat theybecomeviableandmeaningfulspatialconnectionswhich supportbiodiversity.
• Respondpositivelytoenvironmentalconditionssuchas orientation,rainandwindpatterns.
• Startthedesignprocessbyunderstandingandworkingin harmonywiththenaturaldrainagepatternsofthesiteandapply theprinciplesofwater-sensitiveurbandesign(WSUD)soasto arriveatalayoutthatiswatersensitiveandspaceefficient, minimisesthedisruptionofthenaturalhydrologicalcycle andworkstogetherwithotherrelatedgravitysystemssuch assewerage.
Newdevelopmentsshouldseektocombineandconnectopenspaceuseslikesustainableurbandrainagesystems(SUDS),playgroundsandallotmentgardenstousespacemoreeffectivelyandincreaseshareduse.
41CityofCapeTown’sUrbanDesignPolicy2013: https://www.capetown.gov.za/en/Planningportal/Documents/Urban%20Design%20Policy.pdf42ManagementofUrbanStormwaterImpactsPolicy:https://www.capetown.gov.za/en/Policies/Pages/AllPolicies.aspx
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2.6.2Whataboutstormwatermanagement?
TheCity’sManagementofUrbanStormwaterImpactsPolicy42 requiresnewdevelopmentsaboveacertainsizetousesustainableurbandrainagesystemprinciplesintheirdesigntomanagetheirstormwaterrun-offonsite.Anywaterpassingoutofadevelopmentareamustnotflowfasteroratgreatervolumesthanbeforedevelopmentcommenced.Measurestoencourageinfiltrationandreducewaterpollutionalsoneedtobeincluded.Thefollowingareessentialmeansfordevelopmentstoapplysustainableurbandrainagesystemprinciples,asentrenchedintheManagementofUrbanStormwaterImpactsPolicy:
• Minimisehardenedsurfacesbyusinggravel,glassblocks,lawnor porouspavingasparkingareasanddriveways
• Directguttersintoflowerbeds,lawnsorwatertanksinsteadof intodrains
Responsible approach to stormwater management
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Precipitation
Transpiration
Evaporation
Water table
Infiltration Ground water rechargeWetland
Precipitation
Piped stormwater
Extensive surface hardening
Lower water tableConcrete canal
Increased run off volumes& rates
Stormwater management without regard for nature
Natural hydrological system
2.6.6WhatshouldIdoifmyproposednew developmentisadjacenttoaconservationarea?
Applicationsfornewdevelopmentsadjacenttoconservationareasmustminimisehabitatfragmentationbyplacingdevelopmentatdegradedportionsofhabitat.Stormwaterfacilitiesshouldnotbelocatedinacriticalbiodiversityareaorecologicalsupportareas.Newdevelopmentsadjacenttoconservationareasmustbe designedtotakefireintoconsiderationandflammablematerialsshouldbeavoidedinnewdevelopments.Fireproofdesignshould beutilised,whichmayincludenon-flammableroofandguttersor fire-resistantlandscaping.TheCity’sVeldfireRelatedPlanningGuidelines(2004)46 providepracticalwaystolowertheriskof veldfiredamagetoinfrastructureanddevelopment.
Developmentsadjacenttoconservationareasshoulduselocalindigenousspeciesinlandscapingandmaynotintroduceinvasivealienplantspeciesinthelandscaping47.LargerdevelopmentsarerequiredtoformulateanOperationalPhaseEnvironmentalManagementPlan(OEMP),whichincludesspecificrulesandregulationsaswellasenvironmentaleducationfeatures.
2.6.2Whataboutstormwatermanagement?(continued)
TheCity’sStormwaterManagementBy-law43 contains a range of legallyenforceablerequirementsthatshouldbefullyincorporatedintothedesignandmanagementofbuildingsandthegreaterdevelopmentsite.Intermsofthisby-law,nopersonmay:
• Dischargeorpermitanythingotherthancleanstormwatertoenter thestormwaternetwork
• Damageanypartofthestormwaternetwork
• Infillorobstructtheflowofwaterthroughthestormwaternetwork
• Undertakeanyactivitythatwillincreasefloodlevelsorpotential floodrisk
2.6.3Whatifmybuildinginterfaceswiththenatural environment?
Afootpathisthepreferredinterfacebetweenanopenspaceandhousingdevelopmentasitfacilitatesaccessformanagementandmaintenanceandinsomecasesdoublesasafirebelt.Thefootpathensuresthatthereareconstantmovementandactivityalongtheedgeoftheopenspace,bringinglifeandeyesintothespacethroughouttheday.Inmanyinstancesitwillbeappropriatetorestrictaccesswiththeinstallationofavisuallypermeablefence,whichmustbedesigned,specifiedandinstalledappropriatelyinrelationtolocationandhabitat.
2.6.4Shouldthedevelopmentdesignaimto consolidateecologicalareasandopenspaces?
TheCity’sDesignandManagementGuidelinesforaSaferCity44 statethatinplanningnewdevelopments,ecologicalareasshouldbeconsolidatedintolargerareasandvulnerablespeciesrelocatedwherethevegetationtypeallows.Specialattentionneedstobepaidtotheinterfaceoftheareaswithdevelopment.
43City’sStormwaterManagementBy-law: http://www.capetown.gov.za/en/ByLaws/Promulgated%20bylaws/Stormwater%20Management%20By-law.pdf44CityofCapeTown’sDesignandManagementGuidelinesforaSaferCity: https://www.capetown.gov.za/en/Planningportal/Pages/Policiesandguidelines.aspx
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2.6.5Shouldadevelopmenthaveecologicalbuffersaroundriversandwetlands? TheCity’sFloodplainandRiverCorridorManagementPolicy45 requiresallnewdevelopmentstoensurethatadjacentrivers, wetlandsandvleisareprovidedwithadequatebuffers.Bufferwidths mayvarybetween10mforsmallstreamsorconcretecanals,upto 40mforriversand70mforwetlands.Recommendedbufferareas havealreadybeensetformanyofthelargerriversystemsinthe city.Wheretheyhavenotbeendeterminedforaparticularsystem, awetlandorriverspecialistwouldneedtobeconsulted.
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45FloodplainandRiverCorridorManagementPolicy: https://www.capetown.gov.za/en/Policies/Pages/AllPolicies.aspx46CityofCapeTown’s2004VeldfireRelatedPlanningGuidelines: www.capetown.gov.za/biodiversitymanagement47NotethatthisincludesSouthAfricanspeciesfromanotherareathatarepronetohybridise withthelocalspecies.
2.7 Waste management2.7.1Arethereanycriteriapertainingtowastethat Ishouldconsiderinmyapplication?
TheCity’sIntegratedWasteManagementBy-law48 has a range ofdirectivesthatapplytoboththegenerationanddisposalofconstructionwasteandresponsiblewastemanagementduringtheoperationofabuilding.Theby-lawcontainsarangeoflegallyenforceablerequirementsthatshouldbefullyincorporatedinto thedesignandmanagementofbuildings.Intermsofthesaidby-lawanywastegenerator49,includingageneratorofconstruction waste,must:
a. Avoidthegenerationofwaste
b.Separatewastewiththeaimofminimisingwasteandits impacts on the environment
c. Reuse,recycleorrecoverwastewhereverpossible
d.Storerecyclablewasteseparatelyfromnon-recyclablewaste
e.Separateindustrialwasteintoliquids,componentsandmaterials thatcanbetreatedforrecyclingorreuse
f. Managewastesothatitdoesnotendangerhealthorthe environment or create a nuisance
g.Maintainsuitablecleanlinessandhygienestandardson their premises50
h.Disposeofrecyclablewastebycontractingwithanaccredited serviceprovider(recyclingfacility)ordeliveringittoalicensed wastedisposalfacilityandensurethatwasteistreatedor disposedofinanenvironmentally-sensitivemanner
i. Ensurethatrefusebinstorageareasfordevelopmentssuch asshops,restaurantsandresidentialcomplexesareisolated fromthestormwaternetwork,asbinwashingcangenerate seriouspollutionwhichmustnotbewashedintothestormwater network.
48City’sIntegratedWasteManagementBy-law: https://www.capetown.gov.za/en/ByLaws/Pages/Promulgated-by-laws-wef-15-December-2000.aspx49Obligationsofwastegenerators.50AsrequiredbytheCity’sEnvironmentalHealthBy-law.
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2.7.2 ShouldIsetupsystemstorecycleandreuse wasteduringtheoperationofabuilding? AccordingtotheIntegratedWasteManagementBy-law,new developmentsshouldincorporatemechanismsforreuse,recycling andwasteminimisationby,forexample:
•Providingdesignated,coveredstorageandrecyclingspacein buildingsanddevelopments
•Providingfacilitiesforseparationatsourceintothefollowing wastecategories:recyclable(glass,tin,metal,paperandplastic), compostable,construction,e-wasteandgeneralwaste
•Providingandusingwastecompactors
•Enteringintoagreementswithlocalrecyclers
•Establishingformalwasteminimisationclubs.Insuchacase,the clubmayapplytotheCityforspecialdispensationasanenhanced serviceassociatedwithwasteminimisationintermsoftheCity’s TariffBy-Law51andTariffPolicies52.
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51City’sTariffBy-Law: https://www.capetown.gov.za/en/ByLaws/Pages/Promulgated-by-laws-wef-15-December-2000.aspx52TariffPolicies:https://www.capetown.gov.za/en/Policies/Pages/AllPolicies.aspx
Reuse, recycle or recover waste wherever possible
2.7.3ShouldIrecycleandminimiseconstructionand demolitionwaste?
TheCity’sIntegratedWasteManagementBy-lawhasanumberof directivesaimedatmanagingbuildingwaste,including:
• Buildingwasteshould,wherepossible,bereusedandrecycled (includingbricks,windowframes,doorsandrubble);
• Buildingwastemaynotbestoredincontainersprovidedbythe Cityforresidentialwasteordepositedinapubliclitterbin;
• Buildingwastemaynotbedumpedontoanypublicplace, municipaldrain,land,vacantland,stream,watercourse,street, road,wetland,coastlineoranyplacetowhichthepublichasaccess;
• Buildingwasteshouldberemovedanddisposedofatalicensed crushingplantoranyotherlicensedbuildingwastedisposalfacility;
• Contaminatedbuildingwastemustbedepositedatalicensedwaste disposalfacilityforthetreatmentanddisposalofhazardouswaste;
• Developersarerequiredtohaveaweighbridgecertificateas proofthatthefullmassofbuildingrubblewasdisposedofata licensedwastedisposalfacilityforthatcategoryofwaste,priorto anoccupancycertificateoranyfinalapprovalsbeinggranted;
• Incertaincircumstances,anintegratedwastemanagementplanis requiredfordevelopments,whichincludesplanstominimisewaste andlandfilling.
2.7.4Whataboutorganicwaste?
Newdevelopmentsshouldprovidefacilitiesforthecompostingoforganicwaste.TheCity’sIntegratedWasteManagementBy-lawdirectsthat‘gardenwasteshould,wherepossible,becompostedontheproperty,oritmaybestoredinacompostheap’.
2.7.5DoIneedtoproviderefusebinsforadevelopment?
Provision of bins:Developmentsshouldprovidebinsinappropriatelocations(forexample,atthestartandendoffootpaths)intermsoftheCity’sDesignandManagementGuidelinesforaSaferCity53.Binsfortheseparationofrecyclablewasteandnon-recyclablewastearepreferable.
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2.7.6Whataboutwastemanagementplans?
IntermsoftheCity’sIntegratedWasteManagementBy-law54,developersoflandandbuildingsmustprovideforwastemanagementinfrastructureaccordingtotheCouncil’sguidelines,andmustsubmitasustainablewastemanagementplanaspartoftheCouncil’splanapproval process.
Applicationsfordevelopinghigh-densitybuildingsmustensurethatadequatewastemanagementfacilities(e.g.wasteroomsthatincluderecyclingfacilities)areincludedinplanssubmittedtotheCouncil for approval.
DevelopersshouldestablishwasteminimisationclubsinaccordancewiththeCity’sspecialrequirementsandtariffs.TheseclubsmayapplytotheCouncilforaspecialdispensationasan‘enhancedservice’,togetherwiththesubmissionofawastemanagementplan.
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53City’sDesignandManagementGuidelinesforaSaferCity: https://www.capetown.gov.za/en/Planningportal/Pages/Policiesandguidelines.aspx54 City’sIntegratedWasteManagementBy-law: https://www.capetown.gov.za/en/ByLaws/Pages/Promulgated-by-laws-wef-15-December-2000.aspx
Sustainable waste management
Up to 1 500 kg (1,5 tons) of non-hazardous builders’ rubble or recyclables, or garage or garden waste can be dropped off on any day of the week at any of the City’s 24 drop-off sites.
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3. Summary of regulation and policy-related resources
3.1 Site selection • CapeTown’sSpatialDevelopmentFramework(2012):
www.capetown.gov.za/en/Planningportal/Pages/ SpatialDevelopmentFramework.aspx
• City’sDensificationPolicy: www.capetown.gov.za/en/Policies/Pages/AllPolicies.aspx
3.2 Transport efficiency • ParkingPolicyfortheCityofCapeTown:
www.capetown.gov.za/en/Policies/Pages/AllPolicies.aspx
• CityofCapeTownDevelopmentManagementScheme: www.capetown.gov.za/en/Planningportal/Pages/Legislation.aspx
• City’sDensificationPolicy: www.capetown.gov.za/en/Policies/Pages/AllPolicies.aspx
• City’sNon-motorisedTransportPolicyandStrategy: www.cityenergy.org.za/uploads/resource_197.pdf
• City’sSpatialDevelopmentFramework: www.capetown.gov.za/en/Planningportal/Pages SpatialDevelopmentFramework.aspx
• City’sUrbanDesignPolicy: www.capetown.gov.za/en/Planningportal/Documents/Urban%20 Design%20Policy.pdf
3.3 Construction materials • City’sDesignandManagementGuidelinesforaSaferCity:
www.capetown.gov.za/en/Planningportal/Pages/ Policiesandguidelines.aspx
3.4 Energy efficiency National policies, regulations and guidelines • NationalBuildingRegulations: www.capetown.gov.za/en/Planningportal/Pages/Legislation.aspx
• NationalSANS10400-XA(2011): http://sans10400.co.za/download-regulations/
City of Cape Town policies, regulations and guidelines • City’sIntegratedDevelopmentPlan(IDP): www.capetown.gov.za/en/IDP/Pages/default.aspx
• City’sApplicationFormandSupplementalContractforInstallationof SmallScaleEmbeddedGeneration(SSEG): www.capetown.gov.za/ElecServiceForms • GuidelinesforEmbeddedGeneration:underResourcessectionat: www.capetown.gov.za/ElecServiceForms • City’sSmartBuildingHandbook: www.capetown.gov.za/greenbuilding
• City’sSolarWaterHeaterProgramme: http://savingelectricity.org.za/pages/water_heaters.php
• CityofCapeTownDevelopmentManagementScheme,partof MunicipalPlanningBy-law2015: www.capetown.gov.za/en/Planningportal/Pages/Legislation.aspx
3.5 Water efficiency • City’sFloodplainandRiverCorridorManagementPolicy:
www.capetown.gov.za/en/Policies/Pages/AllPolicies.aspx
• City’sWaterBy-law(2010): www.capetown.gov.za/en/ByLaws/Pages/Promulgated-by-laws-wef-15- December-2000.aspx
• City’sWaterConservationandDemandManagementStrategy: www.capetown.gov.za/en/Water/Pages/Documents.aspx
• City’sWastewaterandIndustrialEffluentBy-law: www.capetown.gov.za/en/ByLaws/Pages/Promulgated-by-laws- wef-15-December-2000.aspx
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3.6 Natural environment • City’sDesignandManagementGuidelinesforaSaferCity:
www.capetown.gov.za/en/Planningportal/Pages/Policiesandguidelines.aspx
• City’sManagementofUrbanStormwaterImpactsPolicy: www.capetown.gov.za/en/Policies/Pages/AllPolicies.aspx
• City’sUrbanDesignPolicy: www.capetown.gov.za/en/Planningportal/Documents/Urban%20 Design%20Policy.pdf
3.7 Waste management • City’sDesignandManagementGuidelinesforaSaferCity:
www.capetown.gov.za/en/Planningportal/Pages/Policiesandguidelines.aspx
• City’sIntegratedWasteManagementBy-law: www.capetown.gov.za/en/ByLaws/Pages/Promulgated-by-laws- wef-15-December-2000.aspx
3.8 Strategic intent of the City of Cape Town regarding resource efficiency
• CityDevelopmentStrategy(October2012): www.capetown.gov.za/en/IDP/Pages/city_development_strategy.aspx
• City’scurrentEconomicGrowthStrategy(July2013): www.capetown.gov.za/en/IDP/Documents/EconomicGrowthStrategy.pdf
• City’scurrentIntegratedDevelopmentPlan(IDP): www.capetown.gov.za/en/IDP/Pages/default.aspx
