GAUTENG DEPARTMENT OF INFRUSTRUCTURE

DEVELOPMENT

ENVIRONMENTAL ASSESSMENT REPORT

FOR THE

CORNER HOUSE

August 2014

Preliminary assessment of the environmental status of : Corner House – Johannesburg :

corner of Fox Street and Sauer Street

CURRENT STATUS A twenty storey building, includes two basement levels, seventeen office levels, as well as a roof

level.

Physically , the building is in a fair condition and is currently functioning as an office building.

A number of floors are currently being renovated.

The façade is intact and in a fair condition, requires a good clean.

The entrance is significantly affected by renovating activities.

The office of the Gauteng Department of Infrastructure currently occupies the building.

Structurally the building is in a good condition and will require only minor repairs / replacements.

Only some of the store rooms will require intervention to restore it to its previous functionality.

ENVIRONMENTAL ASSESSMENT

Natural Environment : Observation / Recommendation : Despite being operational, the building does not display any significant natural environmental elements. Stretching beyond the boundaries of the building footprint, typically to the Central Business District of a major city, there are very limited natural environmental features in the immediately surrounding area.

The vision of the Architect is to incorporate an environmental element in the design, and can be achieved by introducing innovative environmental ideas, as per the principles of the Green Star SA (but will be governed by the restrictions of the Heritage Assessment). See Architect’s Report for more information. A holistic approach may consider tree dotted walkways connecting the different buildings of the precinct, landscaped gardens with benches and formalised, ‘themed’ trading areas for street traders.

Built / Working Environment : Observation / Recommendation : This building is constructed within the built environment of Johannesburg city, which refers to the structures and infrastructure made by man. Built environments provide the basic necessities for human life as we know it, and therefore must be functional and healthy for all. A ‘built environment’ includes all structures created by people, including infrastructure elements like streets, sidewalks, water and sewer lines, and electric and other utilities.

The building is existing and operational.

Outdated electrical infrastructure has a high impact on the overall energy consumption, and old fashioned air-conditioners significantly contributes to Greenhouse gasses.

Ineffective wet services (toilets and washbasins) can cause considerable water losses.

Poor ventilation negatively affects the working environment and performance.

Ineffective work space and interior layout will negatively affect work satisfaction.

Socio - Economic Environment : Observation / Recommendation : From a socio-environmental point of view, the building offers a safe workspace with acceptable

Minor refurbishments are suggested by the various Specialist, which will add to a pleasant and

conditions to its employees. Basic necessities are well catered for with pleasing surroundings. The location of the building represents a very significant economic environment, due to the established surrounding landuses and accessibility from the main arterials bordering the southern section of the city centre. Having the support of the Municipality with regard to the proposed landuses earmarked for the area, will aid in the establishment of a supportive and sustainable economic precinct, significantly improving the economic environment of the area.

effective work space environment. Minor restoration work will reinstate the building to its former functionality, and has the potential to present an impressive ‘sense of place’. Economic upliftment of the area will stimulate further growth and improve consumer confidence, subsequently contributing to the successful functioning of a this landuse, and will encourage employment generation and a decrease in unemployment figures.

Health and Safety Aspects Observation / Recommendation : No significant health or safety risks were identified within the building footprint, however, renovation works should be done in accordance to .

With reference to the Fire Safety Investigation, the implementation of those recommendations are encourage to ensure compliance with the relevant safety regulations of the building.

Recommendations from the Mechanical Engineer regarding the installation of effective cooling and circulation equipment are supported.

Subsequent to the replacement of all air-conditioners, it is important to ensure the accurate removal and safe disposal of these electrical units, as per the relevant legislation.

Relevant Legislation : Currently, the onus is on the Land Owner to ensure that the building complies with the relevant By Laws

of the Johannesburg Municipality, regarding :

safety and security aspects,

prevention of pollution,

prevention of fire hazards,

prevention of vandalism and unauthorised destruction,

preventing the occurrence of illegal and criminal activities.

Should the decision be made to continue with the refurbishment of the building,

the following (not limited to) important legislation (environmentally related) must be considered and

adhered to :

Ensure the zoning requirements and development controls relevant to the property are in

accordance to the Johannesburg Metropolitan Municipality, as per the Zoning Scheme.

With regard to Fire Prevention and Fire Protection measures, all requirements of the CoJ

Emergency Services Bylaws (published in provincial gazette extraordinary no 179 dated 21 may

2004 under notice no.826) must be adhered to - refer to Specialist Report.

The removal and safe disposal of any general waste / electrical waste and hazardous

substances are subject to the regulations of the National Environmental Management : Waste

Act.

Implementation of the National Environmental Management Act, (107 of 1998) is largely governed by

the set of Listing Notices, detailing a number of Activities for which formal Authorisation from the

Provincial Environmental Department (GDARD) is necessary.

Considering that this building is existing, and no additional ‘transformation’ of pristine environment is

likely to occur during the re-instatement / refurbishment / upgrading of the building, the activity is not

subject to formal authorisation. The activity will be exempt from obtaining authorisation due to the

following definitions contained in the legislation :

"construction " means the bui ld ing, erection or establ ishment of a fac i l i ty , s tructure or

infrastructure that is necessary for the undertak ing of a l is ted or specif ied activ i ty but exc ludes

any modif ication , a l teration or expansion o f such a fac i l i ty , s tructure or infra structure and

exc luding the reconstruction of the same fac i l i ty in the same location , with the same capacity

and foo tpr int .

“Expansion " means the mod if ica tion, extension, a l teration or upgrading o f a fac i l i ty , s tructure

or infrastructure at which an activ i ty takes place in such a manner that the capacity of the

fac i l i ty or the footpr in t o f the activ i ty is increased;

Heritage Assessment

With reference to the findings of the Heritage Consultant, this building offers a wealth of

opportunities to enhance its cultural heritage.

RECOMMENDATIONS : Based on the findings of the Consulting Engineers and the Architects, it is understood that the building’s physical structure is still intact, and that only minor renovation and restoration work is necessary to re-instate the building to a potentially functional workspace. The proposal to restore and renovate is supported. A few recommendations regarding the improvement of the working environment :

With regard to the removal of old dysfunctional electrical equipment Possible hazardous waste, such as old diesel generators/equipment, broken air-conditioning

systems, etc. will require special attention to secure the safe removal and disposal of that waste. Any construction / restoration activities will be strictly governed by the provisions of the relevant

Building Legislation.

The proposed introduction of energy efficient installations and the possibility of generating electricity through a number of methods, will be encouraged. It will be necessary to determine whether the total capacity of the (combined) energy features

exceeds the limits of the relevant Listed Activities of the NEMA Legislation, in which case a Basic Assessment Report will have to be submitted to the GDARD for authorisation.

The necessity of diesel storage to facilitate any of the new energy devises must be determined and storage regulations must be adhered to.

The necessity of gas (LPG) storage to facilitate any of the new energy devises must be determined and storage regulations must be adhered to.

It is highly recommended that a representative Waste Management System be incorporated into the final product before implementation. An effective waste Management System distinguishes between :

Paper waste

Plastic waste,

Glass waste,

General domestic waste,

Wet waste,

Electronic waste,

Hazardous waste, (batteries, cleaning materials etc.)

(The addition of a secure shredding facility for confidential documents will be suggested.)

Waste management also includes the safe disposal of all the different waste streams, and encourages the recycling of material where feasible. A demarcated area must be provided to ensure the successful sorting of waste.

Prior to any construction or restoration work commencing, it is a requirement that a Health & Safety Plan be formulated in accordance to the regulations of the Occupational Health and Safety Act 1993 - Construction Regulations 2003 and Client Health and Safety specifications, ensuring the protection of the health and wellbeing of personnel during worksite activities and ensuring that safety is the prime consideration during the project execution.

On all levels of building construction, albeit electrical, mechanical, general etc, and during the operational phase of the building, the principles of a safe working environment for all employees and the public sector, must be adhered to.

INNOVATIVE ENVIRONMENTAL ISSUES TO CONSIDER

Lured by the prestige of meeting the Green Star SA requirements, the refurbishment of a building

provides a unique opportunity to implement a few innovative ‘green’ ideas to raise the awareness of

‘green building benefits’.

The categories in the GREEN STAR SA rating tools range from :

Management / Energy / Transport / Water / Material / Emissions /

Innovation / Landuse and Ecology / Indoor Environment Quality.

While the implementation of efficient energy resources, glazed window fittings and an effective waste

management system should be a standard consideration for the building, the following innovative ideas

could be considered :

Roof Gardens are very popular and small scale container gardening can be maintained at a low

cost, but will significantly add to the social character of the building if a few small benches are

incorporated to provide seating.

The installation of water tanks to harvest rainwater / storm water, to be used for flushing toilets,

or it could be used for the irrigation of vegetation on site.

The establishment of ‘green living walls’ is a significant statement with regard to environmental

consciousness and should fine water misters be incorporated in the design, it provides a very

effective cooling appearance.

The subtle introduction of alternative wall cladding, such as natural stone or slate, will

compliment a green (vegetative) focal point, and more so the inclusion of a water feature to add

to the atmosphere. The installation of a Grey-water system. Grey water is water that has been used in one or two

applications, but is still of sufficient quality to use for another purpose, usually toilet flushing or

irrigation, for example, water from your hand basins.