A guide to energy management in public buildings 160508Managing energy in buildings has multiple benefits including a reduction in monthly expenses, improved productivity and marketing

A Guide to Energy Management in

Public Buildings

Western Cape Department of Environmental Affairs

and Development Planning

May 2008

A Guide to Energy Management in Public Buildings

Page 1 of 106

Overview of the Guide

Section A:

What is Energy Management in

Buildings?

This section gives you a broad outline of Energy

Management as it relates to buildings and in particular

the type of buildings the public sector have control over.

It considers the role of the public sector in energy

management. And it also gives you a proposed

framework of how to implement energy management in

buildings owned by provincial and local government.

Section B:

Energy Management Actions

This section covers specific actions for implementing

energy management in:

• Residences

• Offices

• Schools & Community/Sport Centres

• Hospitals & Clinics

Section C:

Tools & Tips to help implement

your Energy Actions

This section provides further resources & references on

financing energy interventions, training for various

stakeholders, working with people and sourcing products

& technologies. This section includes guidance on how to

do an energy audit and a summary of SAEDES. In addition • Glossary of Terms

• Web & Literature Resources

• Appendices

Developed as part of a series to support:

THE WESTERN CAPE SUSTAINABLE ENERGY STRATEGY AND

PROGRAMME OF ACTION

• A Guide to Energy Management in Public Buildings (2008)

• Guidelines for Integrated Energy Planning in Property Development (2008)

• Cleaner Production in the Tourism & Hospitality Industry (2006)

• Energy Scenarios for the Western Cape (2006)

• Initial Status Quo & Gap Analysis – Towards an Integrated Energy Strategy in the Western

Cape (2005)


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Table of Contents

SECTION A: WHAT IS ENERGY MANAGEMENT IN BUILDINGS?. ..................................................... 4

1. Introduction to Energy and Energy Management .............................................................................. 4 2. Why a focus on Energy Management in Public Buildings? ............................................................... 5 2.1 Energy management in public buildings makes business sense....................................................... 5 2.1.1 Primary benefits of Energy Management in Buildings for the public sector are: ....................... 6 2.2 Energy Management in public buildings makes broader economic, social & environmental sense... 6 2.3 Meeting national and local energy efficiency policy targets relating to buildings ............................... 7 3. What role can the public sector play in Energy Management?.......................................................... 8 3.1 Lead by Example .............................................................................................................................. 9 3.2 Transform the market through Green Procurement ........................................................................ 11 3.3 Raise Public Awareness ................................................................................................................. 11 4. Challenges for Energy Management in public buildings.................................................................. 12 5. Planning for Energy Management in public buildings...................................................................... 13 6. Some considerations for new, existing or the renovation of public buildings ................................... 17 6.1 Efficient New Building Design & Construction ................................................................................. 17 6.2 Building Renovations ...................................................................................................................... 17 6.3 Energy-saving Retrofits for Existing Buildings................................................................................. 18 6.4 Equipment Purchase & Replacement ............................................................................................. 18

SECTION B: ENERGY MANAGEMENT ACTIONS................ ................................................................ 19 1. Understanding Energy Use in Buildings.......................................................................................... 19 1.1 Office Buildings ............................................................................................................................... 19 1.2 Residential Buildings....................................................................................................................... 22 1.3 Schools & Recreation Centres ........................................................................................................ 28 1.4 Hospitals & Clinics .......................................................................................................................... 30 2. Energy Management Checklists ..................................................................................................... 33 2.1 Office Building Checklist ................................................................................................................. 35 2.2 Residential/Household Checklists ................................................................................................... 49 2.3 School & Community/Sports Centre Checklists .............................................................................. 58 2.4 Hospital/Clinic Checklists ................................................................................................................ 70

SECTION C: TOOLS & TIPS TO HELP IMPLEMENT YOUR ENERGY ACTIONS................................ 83 1. Introduction ..................................................................................................................................... 83 2. Working with People ....................................................................................................................... 83 2.1 Create incentives for behaviour change.......................................................................................... 83 2.2 Improve communication within the organisation.............................................................................. 83 2.3 Gain management support ............................................................................................................. 84 3. Building Capacity and Raising Awareness...................................................................................... 84 3.1 Increase general energy awareness ............................................................................................... 84 3.2 Improve facility energy awareness .................................................................................................. 85 3.3 Training relevant stakeholders in public building energy management ........................................... 86 4. Knowledge and Management Information Systems ........................................................................ 86 5. Sourcing Products & Technologies ................................................................................................. 86


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6. Energy Audits ................................................................................................................................. 86 6.1 Overview......................................................................................................................................... 86 6.2 Data collection ................................................................................................................................ 87 6.3 Data analysis .................................................................................................................................. 87 6.4 Option generation ........................................................................................................................... 88 7. Financing Energy Interventions....................................................................................................... 89

GLOSSARY ............................................. ............................................................................................... 91

APPENDICES......................................................................................................................................... 94 A: CaBEERE & DME Resources, 2005 (on CD version only) .............................................................. 94 B: SAEDES (on CD version only) .......................................................................................................... 94 C: Examples of Information and Reminder Signs ............................................................................. 95 D: Example of Energy Management Plan for Public Buildings........................................................ 98 E: Renewable Energy Options for Buildings .................................................................................... 102 F: Energy Audit of Western Cape Departmental Buildings (on CD version only) ........................ 105 G: Web Resources ............................................................................................................................ 106

LIST OF CASE STUDIES

Case Study 1: Singapore’s Building Energy Efficiency Master Plan ........................................................ 17

Case Study 2: Ekurhuleni Germiston Buildings Audit Findings................................................................ 20

Case Study 3: Parow Admin block pilot project ....................................................................................... 21

Case Study 4: The BP Office Building in Cape Town .............................................................................. 21

Case Study 5: The Rambler Road House, Diep River, Western Cape. ................................................... 27

Case Study 6: Balebogeng School CCP Project ..................................................................................... 30

Case Study 7: Heidelburg Hospital Energy Audit Reveals Potential for Energy Savings ......................... 33

LIST OF FIGURES

Figure 1: Turning energy consumption on its head..........................................................................................................4

Figure 2: Western Cape Sustainable Energy Strategy and Programme of Action: Objectives, Outputs and Actions for buildings……………………………………………………………...……………….……………………..……………………..8

Figure 3: Energy use by energy service for the Western Cape commercial and government sectors 2004..................9

Figure 4: Energy use by end use/fuel type for the Western Cape commercial and government sectors 2004...........10

Figure 5: Cumulative costs and savings for the lighting scenario in the government buildings in the Western Cape .10

Figure 6: Process Plan for an Energy Management Policy in Public Buildings ............................................................13

Figure 7: Typical Energy Consumption Pattern in an Office..........................................................................................19

Figure 8: Typical Energy Consumption Pattern in a middle to high income household................................................23

Figure 9: Typical Energy Consumption Pattern in a middle to high income household................................................23

Figure 10: More ideal Energy Consumption Pattern in a middle to high income household ........................................23

Figure 11: More ideal Energy Consumption Pattern in a middle to high income household ........................................24

Figure 12: The role of roof overhangs in houses ...........................................................................................................25

Figure 13: Typical Energy Consumption Pattern in a middle to a well resourced school .............................................28

Figure 14: Typical Energy Consumption in a Hospital ...................................................................................................31

Figure 15: Poster at a public building showing savings .................................................................................................85


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SECTION A: WHAT IS ENERGY MANAGEMENT IN

BUILDINGS?

1. Introduction to Energy and Energy Management

We use energy throughout the development of buildings. We use it during the:

• pre-construction phase - to manufacture and transport materials;

• construction phase;

• operational phase – usually where the most energy is consumed over the lifetime of the

building, depending on how it is constructed; and finally in the

• demolition phase of buildings – including transportation and landfilling of discards.

During operation we use energy in buildings for:

• Heating (of space, water, food)

• Cooling / refrigeration (of space, food)

• Illumination (light)

• Telecommunication (telephones, computers)

• Movement (lifts, escalators)

The aim of Energy Management in buildings is (throughout every phase) to use the least amount

of energy from a source that has the least amount of negative effect on the immediate and

long-term health status of people and our planet (Figure 1).

Figure 1: Turning energy consumption on its head

(Source: SEA)

Figure 1’s upside down triangle indicates that energy management plans in buildings should be

based on reducing energy demand, using energy more efficiently and then satisfying the

remaining demand for energy with cleaner sustainable alternatives.


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Energy management is an approach that considers the energy-related impacts and

interactions of all building components, including the building site; its envelope (walls, windows,

doors, and roof); its heating, ventilation, and air-conditioning (HVAC) system; and its lighting,

controls, and equipment.

An energy efficient building can therefore be defined as one that provides the intended

service, while at the same time minimising/reducing the buildings lifetime energy operating

costs (Energy Efficiency : Energy and Demand Efficiency for Commercial Buildings Final Report

(CaBEERE, September 2005 – Appendix A).

Energy management in buildings achieves greater success when considered from the start of

the process of designing new buildings or when renovating. In practice, energy management

would consider the integration of the external envelope (walls, windows, doors, and roof) design

and internal systems to maximise energy efficiency while optimising occupant comfort through

a combination of strategies. It would also take into consideration:

• embodied energy in building materials (how much energy it took to manufacture and

transport that material);

• thermal efficiency of building materials (will the materials used ensure indoor comfort so that

no additional heating or cooling is required);

• orientation of the building on site to the sun;

• impact of colour of internal & external walls;

• optimising the use of natural ventilation and daylighting; etc.

• Site selection which can have significant impact on energy use should also be considered

For example locating a building close to public transport facilities can significantly reduce

energy use (in the form of transport fuel) for the building occupants;

• Considering using existing disused or underutilised buildings that can perform the same

function before building new, is also important.

In both new and existing buildings, in practice, energy management might mean choosing

energy-efficient technologies within an existing building-frame. This can include replacing:

• existing incandescent light bulbs with energy efficient light bulbs or

• electric geysers with solar water heaters.

In practice energy management should make both technical solutions and behavioural

change possible.

2. Why a focus on Energy Management in Public Build ings?

Energy is a variable cost that can be controlled. Energy management within buildings generally

results in an absolute reduction in the use of energy. The interventions can save energy, reduce

costs, and preserve natural resources while reducing environmental pollution. There are not

only immediate benefits for the building owner and user but long-term public benefits when

energy consumption is managed better for buildings. Energy management therefore makes

business sense as well as broader economic, social and environmental sense. For these reasons,

local and national governments have set energy efficiency targets related to buildings. Energy

management benefits are cumulative over time. Each day opportunities to save energy and

minimise the energy demand are lost without realising these benefits if energy management is

not implemented.

2.1 Energy Management in Public Buildings makes business sense

Managing energy in buildings has multiple benefits including a reduction in monthly expenses,

improved productivity and marketing opportunities.


Page 6 of 106

2.1.1 Primary benefits of Energy Management in buildings for the public sector are:

Financial related yields

• Substantial savings in energy bills for the public sector as well as more stabilised controllable

energy use and therefore costs in buildings.

• Reduction of heating, cooling, and lighting loads; and in turn, smaller, less costly systems

including maintenance operations are needed.

• Energy savings for existing buildings result in economic savings that have an increasing rate

of return on investment as energy prices continue to rise.

Productivity increase

• Certain energy management interventions lead to better indoor air quality, comfort levels

and increased natural lighting. Case studies suggest that this ‘healthier’ environment which

leads to happier staff and increased workplace performance and productivity. This has

resulting economic value.

• A building that has good energy management practices is more likely to continue to

function on a basic level and remain habitable even when systems experience unexpected

downtime. This will lead to maintained productivity.

Marketing opportunities

• The improved public perception that, by its own example, the public sector is helping to lead

the construction industry toward a more responsible and sustainable future.

• It can be shown that by using public funds for cost-effective measures that reduce operating

costs, the public sector is performing these tasks in a responsible and frugal manner.

Both of these reasons have marketing opportunities or spin offs and the energy management

practices can be documented in external and internal media as well as being nominated for

sustainability awards internationally.

Green financing

• Buildings that use less energy and contribute less to air pollution from the burning of fossil-fuels

and reducing the greenhouse effect can be eligible for carbon-based funding.

Typically cost effectiveness is the primary criterion for evaluating the business case for energy-

efficient building technologies. However, energy related decisions are better evaluated on a

life-cycle basis, rather than solely on an initial-cost basis such as construction costs. Higher initial-

costs of energy-efficient design can often be avoided or greatly minimized by anticipating and

incorporating these strategies at the outset of the planning process.

2.2 Energy Management in public buildings makes broader economic, social & environmental sense

Buildings are resource intensive. Over a building’s life cycle – through planning and

construction, building use and management, maintenance and renovation, and finally

dismantling or demolition – resource consumption and waste production together trigger a

number of environmental problems. Sustainable or environmentally conscious construction

addresses these negative effects. Because energy-efficient buildings reduce both resource

depletion and the adverse environmental impacts of pollution generated by energy

production, it is often considered to be the cornerstone of sustainable or environmentally

friendly design.

Production and use of energy throughout the world causes harm: there are social and

environmental costs that are currently not being acknowledged or paid for by users and

suppliers of energy. Concerns are growing about the environmental and social impacts of the


Page 7 of 106

consumption of fossil fuels which include air pollution, global warming, waste disposal problems,

land degradation and the depletion of natural resources. Furthermore, cheap supplies of oil

appear to be running out. These trends are likely to continue and accelerate throughout the

21st century. As a consequence of these concerns, attention has been focused on ways of

saving energy in both supply and use. There is clearly room for improvement together with a

choice as to how we produce and use energy.

As high consumers of energy, buildings add significantly to the depletion of existing fuel

resources, especially fossil-fuels. The cement industry, which feeds the construction market, is

one of the highest energy consuming industrial processes. Power generation plants and direct

consumption of energy, such as household coal fires and coal-fired boilers for hospitals, emit

pollutants including greenhouse gases which have a negative impact on the environment and

contribute to climate change. Climate change leads to increased weather related disasters

and changes in rain regimes leading to drought. Air pollution affects the health and well-being

of the immediate population.

Poorly designed construction that incurs high operating costs over its life is an economic and

environmental burden. While South Africa has a relatively moderate climate, our houses and

buildings, both old and new, do not make use of this innate advantage. Many of our houses are

cold in winter, hot in summer, and make little use of natural lighting. Heating and cooling

devices are often installed to improve comfort at great initial cost and with an ongoing cost in

terms of purchasing fuel and the indirect costs incurred by pollution – whether electricity, coal or

paraffin. The provision of a well-insulated house reduces the high proportion of income spent on

energy to warm or cool a house. For low-cost residential developments typically funded by the

public sector, better insulation and passive solar design (designing with the sun in mind) can

lead to reduced use of hazardous fuels in these homes and then reduced public health costs for

the public authority. The use of hazardous fuels such as coal, wood fires and paraffin to heat

homes leads to local air pollution, fires and poisoning.

The primary public interest and long term benefits of practising better energy management in

publicly owned buildings are:

• Lower government operating costs, especially significant over the long-term.

• Slower national and regional energy demand growth.

• Freeing up of capital and electricity capacity for economic growth.

• Reduction in pollution and greenhouse gases.

• Possible reduction in prices for technologies as volume & competition grows.

• Job creation through business development to support new energy management

products and services needs.

• New technology development and innovation.

• Less demand on electric utility systems; and significantly reduced energy consumption

during peak load periods.

• Reduced dependence on imported oil and better energy security.

2.3 Meeting national, provincial and local energy efficiency policy targets relating to buildings

It was forecasted that a peak electricity demand deficit should occur in 2007 and that a base

load deficit should follow after that. The National Department of Minerals & Energy (DME)

developed a suite of policies and strategies that aimed to address renewable energy & energy

efficiency issues.

The DME developed energy-efficiency guidelines for commercial buildings in 1999 (SA Energy &

Demand Efficiency Standard for existing and new Commercial Buildings or SAEDES – Appendix

B) in preparation for SABS approved standards SANS 204 (Efficiency standards for artificially

vented buildings). Efficiency standards for naturally vented buildings or for housing SANS 283 is

also in process and is planned to be incorporated into the National Building Codes.


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Additionally, the DME released the National Energy Efficiency Strategy in 2005 (Appendix A). The

strategy has targets for each sector; the commercial and public sectors needing to reduce final

energy demand in buildings by 15% by 2014. The DME has also committed to provide training

and support to these sectors to achieve this target.

The Western Cape Province is also leading the way by being the first province in South Africa to

develop a Sustainable Energy Strategy for the region. The strategy aims to promote a more

sustainable energy path for the province by promoting energy efficiency and renewable

energy.

Under the strategic objective: stimulating the market for renewable energy and energy

efficiency, the Sustainable Energy Strategy has the following objectives, outputs and proposed

actions related to buildings (Figure 2):

Objective Output Action

Energy Audit and

Retrofit

Programme

• Conduct an Energy Audit of all

provincial government buildings.

• Retrofit the Provincial Parliament

Complex in Cape Town for energy

efficiency (including solar water heating

and energy from a photo-voltaic

system).

Incentive

Programme for

Energy Efficiency

• Initiate a study into incentives around

energy efficiency together with the City

of Cape Town and the Provincial

Treasury.

• Support establishment of either feed-in

tariffs, renewable energy obligations, or

similar for key consumer classes (REA2).

Reduce energy consumption and

carbon dioxide emissions from buildings

in the commercial and government

sectors through energy efficiency

behavioural changes, and building

retrofitting.

PGWC Pilot Solar

Programme

• Implement pilot solar hot water heater

programme with local government

partner.

Develop &

Implement Green

Design

Programme

• Work with industry partners to develop

guidelines for energy efficient design.

• Develop the new Provincial

Government Complex in George

according to green design principles.

• Develop the new hospital in Khayelitsha

according to green design principles.

• Work with developers to showcase five

energy efficient developments in the

Province.

• Investigate setting a 10% on-site

renewable energy generation

obligation for all new buildings over a

certain size.

Ensure that new buildings in the

commercial and government sectors

are energy efficient

Green

Procurement

Policy

• Adopt a green procurement policy

based on the recommendations of the

Waste Management Directorate of the

D:EA&DP.

Figure 2: Western Cape Sustainable Energy Strategy and Programme of Action: Objectives, Outputs and

Actions for Buildings (Source: DEADP Sustainable Energy Strategy and Programme of Action 2008)

3. What role can the public sector play in Energy M anagement?

The public sector by virtue of its size is well positioned to be a role model of energy efficiency

measures and create the necessary public awareness.


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Government-related facilities are large energy users and

government is a large buyer of energy-consuming products

and services. The public sector therefore presents great

untapped energy savings potential. Their energy savings

potential is significant due to a relatively old building stock and-

-compared with private industry--a longer financial horizon for

efficiency investments and typically lower requirements for

return on investment. Government in-house energy

management programs can provide an important and highly

visible example to other energy users, and by directing its purchasing power, governments can

become important agents for market transformation. There are a host of possible strategies for

such programs. These can be voluntary or mandatory approaches including: policies for

purchasing or leasing of energy-efficient equipment, technology procurement, informational

programs, standards, training, energy audits, demonstration projects, common performance or

savings targets, and various financing methods.

When all areas of government — national, provincial and local levels, as well as entities such as

public schools and universities, and government-owned enterprises (e.g. public utilities or

transport authorities) — are considered together, their proportion of total economic activity and

in turn the potential to impact the energy landscape of our country is striking.

3.1 Lead by Example

Government leading by example can be a powerful force to shift the market toward energy

efficiency. Government sector buying power and active, visible leadership offer a powerful non-

regulatory means to stimulate demand for energy-efficient products and services. Focusing

government design and construction practices, facility operations, and procurement on

energy-efficient products and services can create a strong, sustained, buyer-led shift in the

market toward energy efficiency and renewable energy.

The government sector’s buying power and example to others can generate broader demand

for energy-efficient and renewable energy products and services, creating entry markets for

domestic suppliers and stimulating competition in providing high-efficiency products and

services.

Western Cape Energy Scenarios for commercial & government buildings

Lighting and HVAC (heating, ventilation and cooling) in commercial and government buildings

are the highest uses of energy (Figure 3) in the Western Cape (Energy Scenarios for the Western

Cape, Heinrich & Borchers 2006).

Figure 3: Energy use by energy service for the Western Cape commercial and government sectors 2004 (Source: Heinrich & Borchers, 2006)

“Good Energy Management

starts from the top. If the public

sector leads, the architects,

engineers, manufacturers – and

ultimately the public – will

follow.” – David Garman,

Assistant Secretary, Energy Efficiency & Renewable Energy, US DOE

Lighting22%

VAC36%

Space heating

11%

Water heating

12%

Cooking2%

Other12%

Refrigeration5%


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Electricity is the dominant end use in commercial and government buildings in the Western

Cape with coal and liquid fuels making up the remainder (Figure 4).

LPG6%

Electricity82%

Diesel1%

Coal 7%

Kerosene1%

Fuel Oil3%

Figure 4: Energy use by end use/fuel type for the Western Cape commercial and government sectors 2004

(Source: Heinrich & Borchers, 2006)

Commercial and government buildings use both fluorescent tubes and incandescent lighting.

Incandescent lamps can be replaced by the more efficient compact fluorescent light bulbs

(CFLs) and standard fluorescent tubes.

A modeling programme used in the Heinrich & Borchers study to simulate the energy saving

potential in government buildings in the Western Cape for lighting suggested large savings for

government in excess of R70 million over 20 years. The scenario assumes that incandescents

make up 100% of regular lighting in the base year and as 10% of fluorescent lights already

showed efficiency in 2004, all lighting in commercial and government buildings would shift to

CFLs and efficient fluorescents by 2024. The figure below reveals the results of the model:

cumulative costs and savings for the lighting scenario in the government sector relative to the

reference case

0

10

20

30

40

50

60

70

80

2004

2005

2006

2007

2008

2009

2010

2011

2012

2013

2014

2015

2016

2017

2018

2019

2020

2021

2022

2023

2024

Mill

ion

rand

Cumulative Electricity savings Light replacement savings

Cumulative total savings Cumulative capital cost

Figure 5: Cumulative costs and savings for the lighting scenario in the government buildings in the Western Cape (Source: Heinrich & Borchers, 2006)


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The combination of the energy savings from using more efficient devices and the light bulb

replacement savings from the longer lifespan of the CFLs compared to the incandescent light

bulbs far outweigh the higher cost of the CFLs as displayed in Figure 5.

The potential for saving energy in the City of Cape Town Government buildings through

implementing energy-efficient lighting was also calculated using the energy modelling

programme. The results indicate a significant savings potential of R14 million over 15 years. Audits in the government and commercial sectors has shown that improving efficiency of HVAC

use by 10% through user behaviour change can relatively easily be achieved (CCP Parow Pilot

Project Report, SEA, 2004). Using the same model, cumulative energy savings of over R180

million in the commercial sector and R21 million in the government sector by 2024 was

achievable if total HVAC consumption was reduced by 10% by 2024.

3.2 Transform the market through Green Procurement

"Green" procurement is a process where purchasers take into account environmental elements

when buying products or services. A large amount of money is spent by public authorities in

public procurement. It therefore makes sense to use that money to help achieve environmental

goals.

Green Public Procurement is specifically mentioned in the Plan of Implementation of the WSSD

(World Summit on Sustainable Development), encouraging "relevant authorities at all levels to

take sustainable development considerations into account in decision-making " and calling to

"Promote public procurement policies that encourage development and diffusion of

environmentally sound goods and services".

Procurement of energy-efficient products and services for buildings is a very effective option of

Green Procurement that has both environmental and economic benefits. Green procurement

in terms of energy means that contracting authorities take into account energy-efficiency

elements when procuring goods, services or works. Examples include:

• energy efficient computers,

• energy efficient buildings,

• environmental friendly public transport,

• electricity from renewable energy sources,

• white goods/appliances that have an A-grading in terms of the South African Energy

Efficiency Appliance labeling grading system

• air conditioning systems complying with environmental principles, etc.

3.3 Raise Public Awareness

Public buildings are, by their very nature, used by many members of the public. If energy-

efficiency and renewable energy actions in public buildings are actively promoted, this raises

awareness amongst the general public who spend time in these buildings. A new building, such

as a school or hospital designed for energy-efficiency can be promoted significantly to the

public. Retrofitting in schools can be highly effective in raising awareness around energy-

efficiency and renewable energies, which can spread into the scholars’ homes over time,

thereby impacting the wider community. In implementing energy management in buildings,

and communicating the actions taken and the results of that action, the authority demonstrates

that action in this area is possible, and that it leads to concrete results. As mentioned in section

A2, increased public awareness has many marketing spin offs.


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4. Challenges for Energy Management in Public Build ings

• Lack of experience, lack of technical know-how and human resource capacity has been a

significant barrier. Although capacity is limited within the public sector, the situation is

improving in South Africa. There are now an increasing number of specialised energy-

efficiency and renewable energy technology and service providers as well as architects

with energy-efficient design know-how. In addition, there are a number of NGOs with

significant technical expertise. It may be useful for Public Authorities to form Public Private

Partnerships for implementing energy management in buildings. Information and training

within relevant departments of the public authority are relatively low-cost measures, but will

be less efficient if they are not combined with other measures.

• Owner/maintenance/occupant disjuncture. The occupants of public buildings, who may

carry the operational energy costs, are typically not involved in the design/construction of

the building or in the long term maintenance of the building. Several responsibility

disjunctures exist resulting in long term or upfront-cost energy interventions not being

implemented. Developers of new buildings may wish to save costs in the short term or in

capital expenditure which results in the long term operational burden passing on to the

occupants. For example if the Department of Public Works needs to build a certain number

of schools on a limited budget they may drop insulating the buildings and pass the

subsequent electricity consumption used to heat or cool the building on to the school

administration. Another disjuncture is that maintenance departments responsible for

ensuring efficient operation of energy equipment in a building may not have the budget for

improved maintenance, while another department is paying the price as energy costs rise

due to inefficient operation. Devolving energy management down to the occupants of the

buildings might encourage more efficiency at the end use and a call for more efficient

buildings at the outset. Setting up interdepartmental teams for building energy

management can have significant benefits in addressing these issues. Full-cost accounting

will also be important in addressing this. It is important to note that the environmental costs

of bad energy management in all cases get passed on to the state.

• Low level of sustainable technology availability. This has been true particularly for renewable

energy technologies, such as solar photovoltaics and solar water heaters. As mentioned in

A3, a simple and low-cost measure to address this is to use the power of government

purchasing. Relatively little funding is needed to leverage government purchasing as a

powerful tool for market transformation. By setting up energy efficiency targets for specific

products it buys, the collective purchasing power of the government could help create

markets for efficient products for the rest of the society. Guidelines and recommendations

could be made mandatory or at least actively promoted within the government sector (E.g.

the National DME SAEDES/SANS 204 building standards.)

• Theft/vandalism in public buildings. Solar panels in schools may be subjected to vandalism.

Energy-efficient light bulbs may be subject to theft. This problem needs to be considered in

e.g. where the equipment is stored, located, how they are installed, etc.

• Lack of funding & political support. Building energy management programs require a certain

infrastructure in terms of energy consultants, skilled personnel, a set of standards, etc. They

also need high-level political support in terms of funding and leadership. In many cases, the

very fact that there is a government sector program could help build energy management

infrastructure for the rest of the economy. Available government funding may be very

scarce (the funding opportunities that do exist are briefly covered in Section C), there are,

however, many “low- and no-cost” opportunities that are likely to pay off well if recognized

and utilized. If a longer-term horizon is considered, funding can become available through

savings achieved from no- and low-cost energy saving measures.


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5. Planning for Energy Management in Public Buildin gs

A structured approach to managing energy is recommended in order to gain maximum and

co-ordinated benefits. The process proposed here could be applied by

• single or sets of provincially owned or rented buildings

• individual departments within the Western Cape Province,

• the Public Works Department across buildings and departments.

The principles behind the process could also be applied within households.

The proposed 11-step process to better energy management is explained in Figure 6:

1. Form a dedicated building/ departmental/ interdepartmental energy team

2. Gather data to assess performance and set goals

3. Institute an overall policy /vision statement / goals (energy savings goals, green building

policy, green procurement policy)

4. Create an Action Plan (Building Energy Management Plan)

5. Identify funding needs and sources

6. Provide information and training to staff/ building occupants (continuous)

7. Implement the Plan

8. Evaluate progress towards goals

9. Recognize & report on achievements

10. Re-assess performance (continuous)

11. Commit to continuous improvement

Incorporating a strategic approach can lead to permanent changes in energy-related

practices within the public sector. When energy management considerations are routinely

included within relevant practices and decision-making, energy-related costs can be

substantially reduced. A strategic approach to energy management requires top-level

commitment and organization-wide involvement. The steps of identifying, evaluating and

implementing specific energy-management projects and activities are important steps, and so

are gathering information and data, and establishing goals and objectives.

The 11-Step ProcessGather data to asses performance and set goals

2Institute an

overall policy / vision statement / goal (eg energy savings goals, green building policy, green procurement policy)

3 Create an Action Plan (Building Energy Management Plan)

4

Identify funding needs and sources5

Implement the Plan7

Evaluate progress towards goals8

Re-assess performance (continuous)

9

Provide information and training to staff/ building occupants (continuous)

6Recognize & report on achievements (continuous)

10

Form a dedicated building / departmental / interdepartmental energy team

1

Commit to continuous improvement

11

Orange arrows indicates iterative process

Figure 6: Process Plan for an Energy Management Policy in Public Buildings (Source: SEA)


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To obtain full value from energy management activities, it is important to be strategic,

incorporating energy management within relevant departmental policies and procedures.

However, it may not be practical to immediately engage top management and obtain their

commitment to a comprehensive approach. It may be more appropriate to start with some

specific projects and activities, using the results to demonstrate value and lay the foundation for

a more strategic approach with top management commitment and buy-in.

The step by step process to developing an energy management policy for buildings (as

displayed in Figure 6) is:

1. Form a dedicated building/ departmental/ interdepartmental energy team

• Appoint an Energy Champion – who sets goals, tracks progress, and promotes the energy

management program.

• Establish an Energy Team which executes energy management activities across different parts of

the department and ensures integration of best practices.

2. Gather data to assess performance and set goals

• Do an energy audit of your building, floor or department. A basic guide can be found in the Tools

section (Section C). An Energy Services Company or ESCO may be employed to conduct an

audit for you. The information gathered here should give you a good picture of your energy use

(how much energy, what kinds of fuels, on what activities). From this information you can develop

your goals and interventions.

3. Institute an overall policy /vision statement / goals (energy savings goals, green building policy,

green procurement policies)

• The policy provides the foundation for setting performance goals and integrating energy

management into an organization's culture and operations. The policy can be a stand-alone

energy management Policy for Buildings or form part of larger policies such as Green Building

Policy or similar.

• Performance goals drive energy management activities and promote continuous improvement.

Setting clear and measurable goals is critical for understanding intended results, developing

effective strategies, and reaping financial gains. Well-stated goals guide daily decision-making

and are the basis for tracking and measuring progress. Communicating and posting goals can

motivate staff to support energy management efforts throughout the organization.

The Energy Champion in conjunction with the Energy Team typically develops goals by:

1. Determining the scope through the identification of organizational and time parameters for

the goals.

2. Estimating the potential for improvement by reviewing baselines, benchmarking to determine

the potential and order of upgrades, and conducting technical assessments and audits.

3. Establishing clear, measurable goals, with target dates, for the entire organization/ facilities,

and other units.

Setting goals helps the Energy Champion:

• Set the tone for improvement throughout the organization

• Measure the success of the energy management program

• Help the Energy Team to identify progress and setbacks at a facility/building/department level

• Foster ownership of energy management, create a sense of purpose, and motivate staff

• Demonstrate commitment to reducing environmental impacts

• Create schedules for upgrade activities and identify milestones

4. Create an Action plan (Building Energy Management Plan)

• With goals in place, your organization/department/building is now poised to develop a roadmap

to improve energy performance. Successful organizations use a detailed action plan to ensure a

systematic process to implement energy performance measures. Unlike the energy policy, the

action plan is regularly updated, most often on an annual basis, to reflect recent achievements,

changes in performance, and shifting priorities.

• A strategy or action plan is required to achieve an objective; actions are specific steps to be

taken. It identifies the “whom” and “when” of implementing a strategy. This level of detail is

critical. It is a road map for what needs to be done and holds specific departments and


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individuals responsible for obtaining results.

While the scope and scale of the action plan is often dependent on the organization, the steps

below outline a basic starting point for creating a plan.

• Define technical steps and targets

• Determine roles and resources

• Get buy-in from management and all organizational areas affected by the action plan before

finalizing it. Work with the Energy Team to communicate the action plan to all areas of the

organization.

Creating an inclusive strategy that establishes roles and actions throughout the organization can help

to integrate good energy management practices. When developing an action plan, consider:

• Brainstorming with various departments to identify ways they can contribute.

• Holding a competition to seek ideas for energy efficiency from across the organization.

• Gathering recommendations from the Energy Team and other key personnel.

It is recommended to develop an Energy Management Plan for all buildings. This could be part of a

larger Integrated Environmental Management System, or Energy Management Plan on its own.

5. Identify funding needs and sources

• There is funding available for energy efficiency and renewable energy in South Africa, for

example Demand Side Management funds from Eskom and the Cleaner development

Mechanism funds. Departmental funds exist if motivated for properly.

6. Provide information and training to staff/building occupants (continuous)

• People can make or break an energy program. Gaining the support and cooperation of key

people at different levels within the organization is an important factor for successful

implementation of the action plan in many organizations. Reaching your goals frequently

depends on the awareness, commitment, and capability of the people who will implement the

projects defined in your action plan. Actions for involving people are outlined in Section C. A

minimum of 10% energy saving can be achieved directly with an information campaign.

7. Implement the Action Plan

• Procedures for implementing the technical aspects of your action plan for different building types

are included in Section B of this document.

Tips for Action Plan

Start with easier targets:

• Office equipment

• Building lighting

• Operations & maintenance

Within each of these three areas, significant opportunity exists; and for those that develop and

implement aggressive management strategies focused on all areas, the returns will be significant. The

challenge is to identify where these areas of opportunity can best be applied first within your facility

or facilities to achieve your goals and objectives:

• Optimise performance of existing systems and equipment: Make the most of what you have by

optimizing the performance of existing systems and equipment. The savings are less costly than

capital projects, and help assure that the benefits of facility upgrades are accurately assessed.

• Integrate facility upgrades and equipment replacement: Identify opportunities to upgrade

systems and equipment at the time of natural replacement or through retrofit projects (early

retirement). Take maximum advantage of different buying situations to continue to improve

performance

• Capitalise on new construction and facility expansion plans: Do it right from the start. The

opportunities are greater and the benefits increase. Advanced design and construction

practices reduce total cost of ownership and contribute to meeting other strategic initiatives.


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10. Recognize & report on achievements

It is important to communicate results to both internal & external stakeholders. Recognising

achievements builds momentum and commitment. Results of the Energy Management Plan can

be reported in relevant existing departmental publications, over the intranet or e-communication.

See Section C for more help on how to do this.

11. Commit to Continuous Improvement

No matter the size or type of organization, the common element of successful energy

management is commitment. Organizations need to make a commitment to allocate staff and

funding to achieve continuous improvement.

An example of the City of Tshwane Metropolitan Municipality’s Building Management Plan can be found as Appendix C.

ISO14001 is an Environmental Management System (EMS) that also considers energy conservation. The EMS model is based on “Plan, Do, Check, Feedback” cycle that is primarily concerned with the process an organisation uses to incorporate environmental concerns into routine operations and not the

8. & 9. Evaluate Progress & Re-assess performance (continuous)

Monitoring & Setting Targets

Energy management is not a once-off activity. Rather, it is a continuous process, where targets

must be set, monitored and then re-assessed on a regular basis. To assist in all areas of energy

management it is essential to monitor key performance indicators and to set targets that can be

met and improved upon. Setting up monitoring systems will have the biggest impact on savings,

for that is how the areas of inefficiency are identified and awareness is raised as to the potential

for improvement. To do this you will have to:

• Conduct periodic reviews

• Identify necessary corrective actions

Evaluate Progress

Evaluating progress includes formal review of both energy use data and the activities carried out

as part of the action plan as compared to your performance goals. Evaluation results and

information gathered during the formal review process are used by many organizations to create

new action plans, identify best practices, and set new performance goals.

Key steps involved include:

• Measure results - Compare current performance to established goals.

• Review action plan - Understand what worked well and what didn't in order to identify best

practices.

Regular evaluation of energy performance and the effectiveness of energy management

initiatives also allows energy managers to:

• Measure the effectiveness of projects and programs implemented

• Make informed decisions about future energy projects

• Reward individuals and teams for accomplishments

• Document additional savings opportunities as well as non-quantifiable benefits that can be

leveraged for future initiatives.

Measure Results & Benchmark

Gather energy use data and compare results to goals to determine accomplishments. Key steps

in measuring results include:

• Review energy use and cost data (capital and operating expenses).

• Analyze energy efficiency achievements based on your established performance metrics.

• Compare energy performance to baselines.

• Compare performance against established goals for:

o environmental performance

o financial savings.

• Compare energy performance to peers to establish a relative understanding of where your

performance ranks.


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operations themselves. If your organisation uses Iso14001 energy management can easily be incorporated into the system.

Case Study 1: Singapore’s Building Energy Efficiency Master Plan The national government of Singapore has a Building Energy Efficiency Master Plan (BEEMP,

2000), which was formulated by the Building & Construction Authority (BCA). It details the various

initiatives taken by the BCA to fulfill these recommendations. The plan contains programmes

and measures that span the whole life cycle of a building. It begins with a set of energy

efficiency standards to ensure buildings are designed right from the start and continues with a

programme of energy management to ensure their operating efficiency is maintained

throughout their life span. The BEEMP will be reviewed and updated annually to incorporate the

latest plans and changes necessary to keep building energy efficiency in Singapore a

sustainable goal.

Source: http://www.bdg.nus.edu.sg/buildingEnergy/energy_masterplan/index.html

6. Some considerations for new, existing or the ren ovation of public buildings

As mentioned in A.1 energy management applies to

• new construction;

• buildings to be renovated as well as;

• buildings under operation & maintenance.

Energy management for each stage of a building has different requirements.

6.1 Efficient New Building Design & Construction

New buildings offer the greatest potential for energy savings as the whole building can be

designed from the start with energy-efficiency in mind. To ensure that the relevant departments

within the public sector responsible for new building construction have the incentive and

capacity for including energy-efficiency as a priority in new buildings, it will be necessary to

establish relevant policies and action plans.

When building new, one also should consider the embodied energy in the building materials.

Embodied energy is the energy used in the life-cycle from raw material extraction, through

manufacture, transport and construction of the material. For example, cement & steel that has

been made using a high-energy process and transported as heavy loads over long-distances

using large volumes of petrol, constructed using heavy machinery, will have a much higher

embodied energy than e.g. locally-available wood and sun-baked clay-bricks.

6.2 Building Renovations

The relevant green-building policy for new buildings should include an aspect related to

building renovations. Renovating and reusing a building makes it energy-efficient and

sustainable in another very important way. Much less energy is needed to produce construction

materials and deliver them to the site when the building’s basic shell is being reused. Older

buildings in particular, often make excellent candidates for energy-efficient design that utilizes

their mass, higher ceilings, and narrower building form.

Building remodels and facility expansion projects can be a good time to upgrade existing

systems and equipment, and assure optimum integration of new and existing infrastructure.

Architects and design engineers may not be aware of existing system problems or limitations,

and addressing these issues is generally not included in their work scopes.


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6.3 Energy-saving Retrofits for Existing Buildings

There are significant opportunities to improve the operating performance of existing systems

and equipment, with 5 to 15 percent energy savings often available for a modest amount of

capital investment. Opportunities to improve the operating performance of existing systems and

equipment can be identified and implemented by in-house staff, contractors, or a combination

of the two. A combination can work well. In-house staff have a good understanding of the

existing systems and equipment, what the operating problems are and where potential

opportunities may be. Outside contractors and consultants can bring specific expertise, broad-

based experience across different buildings and facilities, and the ability to support

implementation of solutions.

Facility retrofits, or the early replacement of equipment based on improved operating

efficiencies, makes sense when the financial benefits are significant or when other operational

considerations come into play.

6.4 Equipment Purchase & Replacement

Purchasing decisions that influence energy use and facility operating performance are

continually being made.

Establish procurement standards and specifications for energy-related equipment and supplies

purchased on a routine basis. Ideally, these standards influence equipment choices far in

advance of actual equipment failure or replacement, impacting bulk purchasing decisions,

vendor inventories, and stocking practices for equipment and supplies kept on hand. Lighting

and motors are two examples where standards and specifications can be employed. Energy-

efficient appliance labelling has been introduced by the DME. Adopting a policy for purchasing

new and replacing equipment that is labelled to a certain-level of energy efficiency is an

effective way forward for public authorities at all levels. Lifecycle costing can be used to

minimize costs, with procedures and appropriate sign-offs to assure organizational policies are

implemented.


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SECTION B: ENERGY MANAGEMENT ACTIONS

1. Understanding Energy Use in Buildings The Western Cape Provincial Government deals with the following building types:

o Offices

o Residences

o Schools & Community/Sport Centres

o Hospitals & Clinics

Understanding how energy is used in these buildings will help identify energy management

interventions.

1.1 Office Buildings

1.1.1 Use of Energy in Office/Administration buildings

Typically, the biggest energy user in an office (usually in an artificially ventilated building) is the

Heating, Ventilation and Air Conditioning (HVAC) system, followed by lighting and office

equipment. Office buildings are often referred to as internal-load-dominated buildings because

a large portion of their energy use is in response to the heat gains from building occupants,

lights, and electrical equipment. Cooling is required not just because of the climate, but to

reduce the heat-load from all the equipment used within the offices. Elevators can also be

significant energy users in multi-story buildings. Water heating is generally only used for

bathroom basins and office kitchens, so is a relatively small contribution. It often is too simplistic

to think of a building with offices as simply an office building. The structure is also likely to have a

lobby and circulation spaces, a cafeteria, a computer room, meeting rooms, and other spaces

that have environmental needs and thermal characteristics that are very different from those of

offices. Other areas for energy use in an office include office cafeterias, auditoriums, security

systems, etc. An energy profile for a typical public-sector office building is shown in the diagram

below.

Lighting37%

HVAC44%

Other appliances

19%

Figure 7: Typical Energy Consumption Pattern in an Office (Source: Cape Town Futures 2004)

1.1.2 Savings potential of Energy for Office/Administr ation buildings

Because offices use considerable quantities of energy, they offer significant potential for action

to achieve noteworthy savings. In new office buildings, it is economically realistic to reduce

energy costs by 30% or more below typical figures if an optimum mix of energy-efficient design

strategies is applied. Moreover, energy-efficient design does not necessarily have to result in

increased construction costs. Indeed, one of the key approaches to energy-efficient design is to


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invest in the building’s form and enclosure (e.g. windows, walls) so that the heating, cooling,

and lighting loads are reduced, and in turn, smaller, less costly heating, ventilating, and air

conditioning systems are needed. In existing office buildings, energy savings from between 10-

20% are easily achievable, depending on the current level of energy management in the

building.

The range of technical solutions is not too large as the nature of energy service demands in

offices is relatively homogeneous. The key is to engage the significant stakeholder groups.

Energy saving reminder signs for offices are available in Appendix D.

1.1.3 Energy saving options for New Office/Administration b uildings

The energy-efficient design process begins when the occupants’ needs are assessed and a

project budget is established. The proposed building is carefully sited and its programmed

spaces are carefully arranged to reduce energy use for heating, cooling, lighting and transport

energy related to use of the building. Its heating and cooling loads are minimized by designing

standard building elements— windows, walls, and roofs—so that they control, collect, and store

the sun’s energy to optimum advantage. These passive solar design strategies also require that

particular attention be paid to building orientation and glazing. Taken together, they form the

basis of integrated, whole-building design. Rounding out the whole-building picture is the

efficient use of mechanical systems, equipment, and controls. Finally, by incorporating building-

integrated photovoltaics into the facility, some conventional building envelope materials can

be replaced by energy-producing technologies. For example, photovoltaics can be integrated

into window, wall, or roof assemblies, and spandrel glass, skylights, and roof become both part

of the building skin and a source of power generation (see Appendix E).

For a summary of the range of technical energy saving options to consider in new office

building designs refer to the checklist for new office buildings included in this section.

1.1.4 Actions for Energy Management in Existing Office/ Administration buildings

For an existing office building, there are many

options for energy savings that require the

participation of relevant stakeholders. The

building manager/owner will need to set up a

system to ensure responsibility is allocated for

different aspects of energy management

within the existing office building:

o Office/building managers will have

responsibility to measure & monitor energy use and ensure the energy savings plans

are implemented. They will be required to ensure that new and replaced office

equipment and systems are energy-efficient.

o The office users can reduce their energy use through responsible use of energy

equipment & systems.

o Office maintenance staff will be required to ensure energy-using systems and

equipment are performing at optimum efficiency. The energy manager can allocate

tasks to maintenance staff or include it in performance contracts.

An example of an energy audit of two Western Cape Provincial buildings and the results,

potential savings and recommended interventions are available in Appendix F.

Case Study 2: Ekurhuleni Germiston Buildings Audit Fi ndings An audit of the Germiston Civic Centre & East Germiston Services Centre buildings indicated

that together they could save approximately 770 megawatt-hours electricity per year. A saving

of approximately R 285 000 and 860 tons of CO2 per year through low-cost options with a

payback period of less than 4 years could be made.

“There is the belief that continuously operating

fluorescent lights is cheaper than turning them

off for brief periods of time. Actually, turning off

fluorescent lights saves energy, extends overall

lamp life and reduces replacement costs.

Turning off one fluorescent tube for ½ hour each

day saves enough money in energy over the life

of the tube to pay for the tube.”


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Case Study 3: Parow Admin block pilot project The City of Cape Town reduced the electricity bill in the Parow municipal building by 22%

through the following measures:

o Efficient lighting (CFLs)

o Solar water heater installation

o User behaviour information dissemination (affecting air conditioner use mainly)

The average monthly electricity consumption

was 57 507 kWh prior to the implementation of

the project. The diagram adjacent shows that

most electricity was being used for the air-

conditioning systems and lighting.

The Energy Audit completed by the Energy and

Development Group identified savings

opportunities that could achieve a total of 34%

savings. This Pilot Project achieved a saving of

12 000 kWh (21-22%) as indicated in the table

below.

Approximately 14% in savings was

achieved in the technical phase and

approximately 8% in the ‘staff

participation’ (behaviour change)

phase.

The results of the behaviour change campaign were mixed. The following was found in an

informal survey at the end of the project:

• About 50% of staff leave lights on in office whether there or not

• Almost all switch off lights when going home

• A few people switch air conditioning off when not needed and most staff leave on all the

time

• Almost none turn off computers when out of the office, even for extended periods

The total reduction in carbon dioxide emissions was 158.4 tons per year, the total rands saved

over the year was R38 880 and the total electricity saved was 144 000 kWh per year . The

payback period for the project was estimated at two years, including consulting fees.

Case Study 4: The BP Office Building in Cape Town This ultra-modern facility, with its open spaces, large windows and airy

interior, was officially opened in May 2005. This latest addition to the

V&A Waterfront's property portfolio bristles with the latest in eco-friendly

technology and creature-comfort design features, all with a view to

improving productivity by presenting employees with the best possible

working conditions.

"The building has been designed to make the most efficient use of

energy," said facilities manager Deon Sims of the management

company Johnson, which is contracted to BP. "For example, the

lighting is automatically regulated according to the natural light from

outside. On a dark, rainy day, the lights inside the building go brighter

to make up for the reduction in natural light coming from outside. But

as the day brightens, the interior lights will dim to save energy."

The building has a series of unique, pyramid-shaped skylights and large double-glazed windows

that are set back into the outer walls. Each window has a horizontal solar deflector that

prevents too much direct sunlight from entering the building, while letting through plenty of

natural light. The fact that direct sunlight is kept to a minimum has two obvious advantages.

Total Savings Savings / month Savings / annum

KiloWatt hours 12 000 144 000

Tons eCO2 13.2 158.4

Rands 3240 38 880

Fax/Photocopiers (1.20%)Printers/Scanners (1.45%)

Computers (4.40%)

Lighting (30.57%)

Lifts (5.27%)Other Elec equip (2.38%)

Aircons (40.12%)

Kitchens (3.89%)Halls (10.73%)

Monthly avg Electricity UseTotal Monthly Elec Use = 57508.11kWhrs


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Firstly, radiated heat is excluded, allowing the air-conditioning in the building to work optimally

at low energy levels. Secondly, the natural light entering the building is effective, without being

too bright. And the last person to leave at the end of the day does not need to go around

switching off lights - movement sensors switch them on and off, so no power is wasted by lights

left burning.

The building's air conditioning is, as far as possible, supplemented by natural systems to reduce

energy use to as little as possible - all for the sake of reducing the building's contribution to the

release of carbon dioxide into the atmosphere. A special panel in the entrance hallway shows

that since the building's completion at the end of February, the system has "saved" 17,5 tons of

carbon dioxide. To aid the air conditioning, special bulbous extractor fans on the roof use wind

power to help remove stale air through ducts leading from the interior. While working mainly on

the principle of hot air rising, the fans are also turned by Cape Town's well-known south-easter,

north-wester or south-wester breezes to speed up the extraction of stale air. The skylights also

have exit points for stale air, and fans can be run on electricity to speed up extraction,

especially in the event of a fire, when smoke or gases have to be removed rapidly.

But if the idea is to save energy, one should be making some of your own, too. That is why the

building boasts the largest solar panel farm in the southern hemisphere, located on its roof. This

solar energy production unit can generate enough

electricity to power the building's lower underground

parking area if needed, but instead the power is fed into

the building's grid to supplement mains power. Different

types of panels are used, including a flat panel that is

incorporated into a special grid that forms an

architectural feature above the main entrance. Also on

the roof are several solar panels used for heating water

for showers in the building.

Architect Pedro Roos of the firm KrugerRoos said the building was "definitely" a first for South

Africa. " Final figures are still being compiled but at the moment it seems we have managed to

stay within a premium of five percent above the price of a normal building. "Standard buildings

use about 250 to 300 kilowatts of power for every square metre a year, but this building will use

about 115, which turns out to be a huge power saving."

(Source: Page 16, Cape Argus May 31, 2005)

1.2 Residential Buildings

1.2.1 Use of Energy in Residential Homes & Apartments

A typical middle-income household electricity use profile is shown in Figure 8 and 9. In most

cases, the electric geyser is the largest energy consumer (particularly if there is more than one).

Lights and general household electrical appliances for cooking & refrigeration are also

significant consumers. In winter, heating generally consumes significant amounts of energy. In

homes with air conditioning systems, the energy use for cooling is significant, particularly for

apartments with larger or multiple air-conditioning systems. Residences with pools also use

energy for swimming pool pumps and sometimes pool heating. The best way to obtain a profile

of energy use for residences is to audit the consumption of energy (ie through its energy systems

& equipment). When designing new residences it is important to consider the potential energy

use in advance, and to design a residence that can use far less energy.


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Lighting14%

Cooking19%

Space heating

10%

Water heating

50%

Refrigerat ion 7%

Figure 8: Typical Energy Consumption Pattern in a middle to high income household (Source: Cape Town Futures 2004)

End use Electricity consumption per end use for middle to high income households

Lighting 108.3 kWh / month

Cooking 148.2 kWh / month

Space heating 80.9 kWh / month

Water heating 380.8 kWh / month

Refrigeration 55.9 kWh / month

Total 774.1 kWh / month

Source: Cape Town Energy Futures 2004

Figure 9: Typical Energy Consumption Pattern in a middle to high income household

Figure 10 and 11 show a more ideal energy consumption pattern for middle to high income

households with using more efficient light bulbs, installing a solar water heater and some ceiling

insulation.

End use

Electricity

consumption per end

use for middle to high

income households

Electricity consumption per end

use after typical energy

efficiency interventions

Possible Savings

Lighting 108.3 67.7 kWh / month 37.50%

Cooking 148.2 148.2 kWh / month 0.00%

Space heating 80.9 72.8 kWh / month 10.00%

Water heating 380.8 228.5 kWh / month 40.00%

Refrigeration 55.9 55.9 kWh / month 0.00%

Total 774.1 573.1 kWh / month 25.97%

Figure 10: More ideal Energy Consumption Pattern in a middle to high income household (Source: Cape Town Futures 2004)


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Lighting12%

Cooking26%

Space heating

13%

Water heating39%

Refrigeration10%

Figure 11: More ideal Energy Consumption Pattern in a middle to high income household

(Source: Cape Town Futures 2004)

1.2.2 Savings potential of Energy for Residential Homes & Apartments

For most new residential buildings, where energy efficiency is considered at the design phase,

an operational energy-use reduction of 50% is achievable. Savings of 70% or more are possible

for buildings which have considered efficiency from the start, although achieving such

significant reductions can be challenging in light of the demands occasioned by budgeting

constraints and cost-effectiveness criteria.

In existing residential buildings, where one has to retrofit or retool, savings of 30% are achievable

and becoming increasingly more cost-effective and beneficial for the occupant as energy

prices rise. Typical mid-income households spend R 170 to R300 per month on electricity or 500

to 800 units or kilowatt-hours (kWh). Most households could save 20 - 30% of this easily.

1.2.3 Energy saving options for New Residential Homes & Apar tments

When planning a new house or housing complex or block of flats there are many opportunities

to incorporate energy saving options. The developers of housing complexes as well as the

provincial and city housing departments need to ask themselves these guiding questions:

To reduce transport related energy consumption:

Does the location of the project provide residents with opportunities?

- Is the project proximate to economic and employment centres?

- Is the project proximate to socio-cultural opportunities?

Does the project have easy access to affordable public transport?

- Is the project located proximate to key transport routes?

- Does the design of the settlement cater for a mix of pedestrian vs vehicular transport?

Does the project contribute higher densities?

- How many units per stand?

- Is there provision for transformation or densification over time?

To reduce household energy use:

Have housing units been designed for greater passive thermal control?

- Do houses have a northerly orientation with overhangs for summer shading (Figure 12)

- Are houses on adjoining stands contiguous?

- Do houses have a ceiling or ceiling insulation?

- Do houses have wall insulation?


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- Do floors have a thermal mass?

- Have openings been made weather tight?

- Has there been micro-climate control in the settlement through units layouts and

landscaping/ tree planting?

Figure 12: The role of roof overhangs in houses

(Source : The Energy Book for Urban Development, Ward 2002)

Energy efficiency/ renewable energy - Has provision been made for energy efficiency in the

lighting, heating or cooking facilities?

- Have solar water heating mechanisms been used?

- Have CFL lighting fixtures been used?

- Has any provision been made for solar cooking?

- Has provision been made for the efficient combustion of fuels during cooking or the

efficient use of electricity?

- Were vertical geysers used instead of horizontal?

- Have geysers and hot water pipes been lagged?

- Are the geysers located close to the places where hot water will be used (kitchens and

bathrooms)?

To reduce embodied energy:

Have measures been taken to reuse or recycle construction waste?

- Have opportunities been created for the re-use of bricks in walls?

- Have opportunities been created for using demolition waste in fill?

- Have timber or roof structures, doors and glazing been reused?

- Has there been any use of reprocessed waste?

Before beginning the design process, make use of the checklist in this section to ensure a

structured approach to implementing energy management in new building design projects is

followed.

1.2.4 Actions for Energy Management for Existing Resident ial Homes & Apartments

For an existing residential building, there are many options for energy savings that require the

participation of the owner and the occupant and those responsible for maintenance. These

household energy saving tips are adapted from

http://www.dme.gov.za/publications/cabeere_project.html (August 2002)


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• Reduce the temperature of your geyser to around 55 degrees so that you don’t

need to add too much cold water when you shower or do the dishes.

• Better still, put in a solar water heater to supplement or replace your electric geyser.

• Insulate your geyser, wrap newspapers, old blankets or insulating materials around

the geyser and the hot water pipes.

• Use a timer to switch off your geyser during low/no use periods

• It will save energy and water to have a shower not a bath….

• Try to boil only water you need instead of boiling a full pot or kettle every time.

• The size of the pot should match the size of the stove plate- this can save you up to

25% electricity while cooking.

• Remember to keep lids on the pot when you cook to conserve heat and energy.

• Always try to use appropriate cooking utensils when cooking, e.g Use pots and pans

with a flat bottom, it consumes up to 50% less energy.

• Use a hotbox when simmering food, it will save 60% energy and your food will not

burn.

• Soak beans, samp and other related dry food over night- it will save time, money

and several hours of cooking.

• Install insulation in the ceiling

• Draft proof your house

• Reduce the temperature on the heater from full heat to a comfortable level only.

• Close the windows and doors when the heater is on.

• Use the right energy for the right purposes e.g. use heaters for space heating rather

than hotplates, use electrical kettle for water heating rather than an ordinary pot on

the stove. You will save around 50% less electricity.

• Note: Electricity is good for electronic but gas is more efficient for heating and

cooking

• Use energy saving light bulbs they last much longer and uses less electricity-it pays in

the long run.

• Switch off the lights, fans, computers and other energy consuming appliances when

leaving the rooms.

• Turn off all stand-by modes every time you leave the house and before going to

bed.


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• Repair faulty and damaged energy consuming appliances, they tend to consume

more energy.

• Close the refrigerator door every time you have taken things out and also check

that the seal closes well.

• Skip the pre-wash if your clothes are not particularly dirty-this will save up to 20% of

the electricity

• Save water and electricity: wash your bed linen at 60 degrees instead of at 90

degrees, it will still be clean.

• Better still cold water wash your clothes and sun dry it

• Share your energy consumption information with your neighbours discuss your

electricity bills!

• Check you electricity or gas meter at regular intervals and take keen interest in your

energy consumption level. Note down your meter readings.

Case Study 5: The Rambler Road House, Diep River, Wes tern Cape.

Sustainable Energy Africa conducted a water and energy retrofit for Matthew Walton at his

Rambler Road house in Diep River in October 2004. Nine conventional light bulbs were replaced

by compact fluorescents, a geyser timer was installed and an old, unused geyser switched off.

Energy readings were taken to establish an average for the months preceding the retrofit

process. The energy savings are calculated against electricity bills unit purchase post retrofit.

Greater accuracy would be achieved with measures over a longer post retrofit time period.

Preliminary results are still a useful indicator and point towards substantial savings of 42%. Details

are provided in the tables below.

Energy

Pre retrofit units/month 3 122KWh

Pre retrofit cost/month R1 218

Post retrofit units/month 1 795KWh

Post retrofit cost/month R700

Unit savings/month 1 327KWh

Rand savings/month R517.60

% Unit savings/month 42%


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% Rand savings/month 42%

Cost of retrofit R738

Payback period 6 weeks

1.3 Schools & Recreation Centres

1.3.1 Use of Energy in Schools & Recreation Centres

School energy costs are associated with the operation of a variety of equipment. School energy

end-use is very sensitive to the climate of the region. Cooling, heating and lighting usually

represent the majority of energy consumption by schools, and therefore the largest

opportunities for savings. Water heating can also be a big energy consumer for schools. Figure

13 depicts primary energy used for typical well resourced schools in temperate climates like in

South Africa. However, the majority of schools in South Africa have no air conditioning/heating

systems and are designed for natural ventilation. Schools may make use of fans in summer and

heaters in winter which can be significant energy users but lighting will remain the biggest

consumer of energy.

Community recreational facilities and sports centres typically use energy for lighting (including

field lighting), swimming pool operation, air conditioning, hot water, and general and sports-

related electrical equipment.

Heating14%

Lighting30%

Cooling41%

Miscellaneous7%

Hot water8%

Figure 13: Typical Energy Consumption Pattern in a middle to a well resourced school

1.3.2 Savings potential of Energy in Schools & Recreatio n Centres

Energy management for schools and recreation centres cuts energy bills, reduces annual

maintenance costs, conserves finite resources, improves indoor air quality and reduces green-

house gas emissions associated with energy generation. Every rand that is not spent on energy

could be directed back to cleaning and maintaining schools. Schools built with energy efficient

designs will cost less to operate, offering continuous savings and leaving more money for

education. New high-performance schools—designed to save energy—can cost 50% less to

operate than traditionally designed schools. Many of the same improvements that help to lower

a school’s energy consumption also serve to improve the classroom environment, removing

noisy, inefficient heating and cooling systems, inadequate lights, and ventilation systems that


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don’t restrict indoor contaminants. In fact, studies show a connection between the use of

daylighting and improved student performance. As an added bonus, teachers can

incorporate their school’s energy features into their curriculum, providing students with hands-on

learning opportunities about energy and the environment. Energy efficiency at community &

sports centres can also serve as key points for raising awareness and educating the general

public on practical energy efficiency options.

For immediate savings in existing buildings, no-cost or low-cost solutions can be implemented

and realize savings of 10% or more. Even simple changes like turning off lights and computers in

unoccupied rooms, establishing regular preventive maintenance schedules for building systems,

or turning equipment off over holiday breaks can make a significant impact on a school’s

energy bills. Installing energy-efficient options, such as improved daylighting and insulation can

lead to better learning environments. Savings from these systems are proven to typically reduce

annual utility costs by an average of 20%. By implementing energy-efficient operations and

maintenance strategies, schools & community/sports centres can generate substantial energy

cost savings, extend the life of equipment, and improve the overall physical environment in their

school facilities.

1.3.3 Energy saving options for New Schools & Recreation Ce ntres

The best way to have an efficient building is to design and construct it that way. Over the next

few years, significant resources will be expended for new building construction and major

renovation projects in this sector. This presents an important window of opportunity to influence

the energy-efficient design and equipment specified. Because poor building shell is typically

responsible for 10%–20% of the total energy consumed in a building, focusing on this area of

design can help reduce energy consumption in the school or community buildings. The useful

life of building materials, systems, and equipment incorporated in such buildings can vary

considerably, so the building shell design will impact the first cost of the school/centre as well as

the long-term costs associated with operation, maintenance, and replacement. Many new

schools and recreation centres being built today do not consider energy efficiency in their

design. Many of these designs could be improved with little or no additional expense. This

section provides technical assistance to the public works architectural and engineering team

early in the design phase, before the plans are finalized. The savings accumulate from the first

day of operation! Resources are traditionally scarce in this sector but there are green financing

opportunities that can achieve dual aims of improved school facilities and more efficient

buildings.

1.3.4 Actions for Energy Management for Existing Schools & Recreation Centres

Substantial energy savings can be achieved from improved operation and maintenance

practices without significant capital investments. Many schools & recreation centres target their

most inefficient systems first, and then use the energy savings to fund additional capital

improvements. Schools & community/sports centres can also implement energy awareness

programs to encourage facilities staff, faculty, students or community members to change their

energy behaviour. Energy savings reminder signs are available in Appendix D.

Eskom DSM launched the first outcomes based education energy efficiency school programme

in September 2002 in Johannesburg. Known as the “Counting the Cost of Energy” programme,

teachers are supported in integrating environmental themes with their curricula, especially in

the natural sciences and technology subjects. The programme provides learners with critical

knowledge to manage their own electricity use wisely, thereby reducing costs to their

households and minimising environmental impacts. Counting the Cost of Energy was developed

in accordance with Curriculum 2005 and was piloted in 30 Gauteng schools prior to the regional

roll-out of 700 schools in Gauteng during 2003 and the national roll-out in 2004. An interactive

industrial theatre programme has been devised to introduce the Eskom DSM school programme


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to 25 schools in the Western Cape, Eastern Cape, North West, Mpumalanga and Gauteng”,

available from http://www.un.org/esa/agenda21/natlinfo/countr/safrica/energy.pdf

Case Study 6: Balebogeng School CCP Project

In October 2005 to Balebogeng School implemented the following energy interventions with

the assistance of the Tshwane Municipality and an international donor:

Lighting: After the energy audit a plan for retrofitting with appropriate technology was drawn

up. ESKOM asked for tenders from Black Economic Empowerment (BEE) companies to tender

for the retrofitting of lights at Balebogeng School. The company appointed was first trained by

ESKOM to implement the contract according to ESKOM’s specifications.

Roof insulation & painting: The insulation of the ceilings and painting of the roofs with reflective

paint can play a significant role in the reduction of energy use. The reflective paint controls

indoor temperature so that there is little need for heating or cooling. This paint can make a

difference of up to 8 Degrees Celsius. After several quotations were gathered, “Think Pink”

insulation was installed in the administration office block of the school. DMF Lighting Services, as

registered vendor administered this process.

Solar water heater: Balebogeng School makes use of a feeding scheme where meals are

served to the underprivileged learners of the school every day. Although the meals are

government subsidized, energy must still be used at the schools expense if they want to serve

hot meals. The meals are prepared and served by community members. A new washing

basin was installed in the food preparation room of the school. The company SunTank

installed a solar panel and geyser system that heats water up to 65 degrees Celsius. This

system reduced energy use for the heating of water for the food preparation that was

previously done by means of gas burners.

This project had an annual CO2 emissions reduction of ±19.698 tons (@ 0.8 kg/Kwh), a total

energy saving per year of 24 622.9 Kwh and a financial saving of R 7879.33 per annum. The total

expenditure from the ICLEI grant, excluding sponsorships was calculated at R48 480.40

The commitment and participation of the community was essential in achieving these

objectives. Community workshops were organized to introduce the project to the community

from the start.

(from Sam Mutswari – Tshwane Municipality)

1.4 Hospitals & Clinics

1.4.1 Use of Energy in Hospitals & Clinics

Energy use in hospitals is dominated by water heating and space heating/cooling (Figure 14).

General and specialized hospital electrical equipment added together also consume a high

portion of energy. Lighting is also a significant energy user. Office equipment for administration is

relatively low but offers many opportunities for improved energy efficiency. Hospitals typically

consists of administration offices, patient wards, theatres, physiotherapy departments, boiler

house and workshops, kitchen and dining halls and laundry rooms, X-ray departments and a

mortuary. Transport energy surrounding the use of a hospital is also usually significant.

Hospitals and clinics are challenged both to reduce operating costs and to improve patient

care and comfort. Health care energy costs are high and can be significantly reduced through

improved energy management. Many existing health care facilities have aging, poorly

insulated buildings that are subject to air infiltration and heat loss and gain. These buildings often


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house older equipment that consume more energy and require a higher level of maintenance

than new equipment. Rising health care costs make it difficult to prioritize the capital

investments needed to reduce energy consumption and operations and maintenance costs.

Water heating

28%

Space heating

23%

Lighting16%

Office equipme

nt6%

Other27%

Figure 14: Typical Energy Consumption in a Hospital

Benefits of Saving Energy in Hospitals & Clinics

• Hospital managers face a continual challenge meeting the core mission of the hospital

while keeping an eye on the bottom line. Facility managers are certainly aware of these

challenges and have been called upon to examine opportunities to reduce operating costs

or absorb budget cuts.

• The positive impact on the bottom line from reducing energy-related costs and increasing

productivity are simply too great to ignore. High-performance hospitals deliver superior

energy, economic and environmental performance, benefiting patients, staff and the

bottom line. As these benefits become more apparent to hospital managers, facility

managers will get the support they need.

• Healthcare is a labour-intensive industry. A physical environment that increases operational

productivity and reduces staff turnover can have a big impact on the bottom line. In

addition to providing a pleasant atmosphere, high performance building practices

contribute to employee productivity, reduced absenteeism and increased staff retention-

traits highly valued by physicians and hospital executives.

• High performance building practices can positively impact the quality and outcome of

patient care. Some hospital planners are now looking to incorporate more natural light and

improve ventilation in facilities, and the reasons have nothing to do with reducing energy

costs. Recent research has found that sunlight may ease surgical pain and contribute to

saving millions of dollars in hospital pharmacy costs; and improved ventilation can help

reduce the presence of airborne pathogens and lower the risk of infection.

Example: A 2004 study by the University of Pittsburgh showed that patients in rooms with lots of natural light

took less pain medication than equally ill patients assigned to darker rooms. This resulted in a reduction in

medication costs of 21 percent for the hospital. The patients in day lit rooms reported lower stress levels

and less pain both the day after surgery and at discharge.


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1.4.2 Savings potential of Energy in New Hospitals & Cl inics

Many new hospitals and clinics being built today do not consider energy efficiency in their

design. Many of these designs could be improved with little or no additional expense. This

section provides technical assistance to the public works architectural and engineering team

early in the design phase, before the plans are finalized. The savings accumulate from the first

day of operation!

Hospital systems are finding that investing in energy savings is a great prescription for cost

containment—with fast paybacks, ongoing returns, and no compromising of patient care.

Through performance-based contracting, some are realizing savings with no upfront capital

outlay at all. Performance-based contracting enables hospitals and medical centers to use

project-related savings to pay for energy improvements. These improvements are reducing their

energy consumption and operating costs by 25% or more.

Typical energy improvements to health care facilities range from energy management systems

and high-efficiency lighting to air handling units, boilers, chillers, efficient motors, and variable

speed drives. Contracts for comprehensive performance-based retrofits are often structured to

target the most inefficient systems first, so that other capital repairs and improvements—such as

deferred maintenance, repairs to power plants, boiler or chiller housings—can be funded by

initial project savings.

Retrofitting old, inefficient systems not only reduces energy consumption and costs, but also

overall maintenance needs and related costs. In health care facilities, most maintenance work

orders are unplanned, conducted on an as-needed basis. The combination of new equipment,

scheduled maintenance, and energy management systems that provide constant monitoring

and control of energy operations helps facility managers to reduce maintenance costs.

As an added bonus, many health care facilities are finding that the same measures that reduce

their energy consumption also serve to increase patient comfort and staff productivity, and can

even improve indoor air quality. More comfortable facilities help attract patients and retain

hospital staff.

1.4.3 Energy saving options for Existing Hospitals & Clini cs

Substantial energy savings can be achieved from improved operation and maintenance

practices without significant capital investments. Hospitals & clinics can target their most

inefficient systems first, and then use the energy savings to fund additional capital

improvements. Hospitals & Clinics can also implement energy awareness programs to

encourage facilities staff to change their energy behavior.

For an existing building, there are many options for energy savings that require the participation

of the building manager, the occupants and those responsible for maintenance. The building

manager/owner can make the necessary technical changes, but will need to ensure that the

occupants and maintenance staff are aware of their responsibilities for energy savings.

• Building managers/owners will have responsibility to measure & monitor energy use and

ensure the technical energy savings options are implemented. They will be required to

ensure that new and replaced electrical appliances and systems are energy-efficient.

• The hospital staff can reduce their energy use through responsible use of energy appliances

& systems.

• Maintenance staff will be required to ensure energy-using systems and equipment are

performing at optimum efficiency. The energy manager can allocate tasks to maintenance

staff or include it in performance contracts.


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Case Study 7: Heidelburg Hospital Energy Audit Reveal s Potential for Energy Savings

A walk-through audit of Heidelburg Hospital in Gauteng identified a number of options for

saving energy. Opportunities in the general hospital energy equipment and systems included:

Equipment or Existing

Operation

Energy efficiency opportunities

Boiler Plant

Condensate return pipes Insulate condensate return pipes to reduce heat losses

Flue gas system Install economiser to recover heat and preheat boiler

feedwater

Boiler blowdown Convert to continuous and recover heat from flash steam

Combustion & exhaust

fans

Convert to variable speed to match load variations with

fan energy usage

End Use of Steam

Clorifiers (steam operated) Potential to replace these with solar water heating units.

Air conditioning units

Wall type air conditioning

units

Raise awareness of efficient use of these, e.g. close doors

and windows when air conditioner is operating.

For lighting saving options included:

• replacement of existing lights with energy efficient ones

• switching off lights when they are not needed, e.g. toilets and offices when no one is

using them.

The cost-benefits analysis of these measures is under way. Initial energy saving estimates are as

follows:

1. Preliminary estimated electrical energy reduction 128 MWh/yr

2. Preliminary estimated percentage savings of energy 15%

3. Preliminary estimated electrical power reduction 9.4 kW

4. Preliminary estimated greenhouse gas (CO2) reduction 123.2 ton/yr

2. Energy Management Checklists

Section B is a compilation of checklists designed to improve sustainable energy management in

public buildings. The checklists cover a number of building categories including offices,

residences, schools, community halls and community sports centres, and hospitals and clinics.

Different aspects of buildings are covered, among them building layout, building insulation,

lighting infrastructure, and infrastructure for heating, cooling and ventilation.

The checklist contained here is for the normal case of building use. Special uses of the buildings,

for example rooms with special climates such as those used as science laboratories, would

require special interventions, although the basic principles remain the same, that is, minimising

energy use, maximising energy efficiency, and where an energy supply is necessary, effort

made to use sustainable energy sources. This approach is outlined in figure 1: ‘Turning energy

consumption on its head’, in section A of this guide.

The answers should be guided by the items in the ‘Ideal Status’ column, which notes the

qualities of an ideal building. The ‘Best Practices’ column has specific examples of aspects of a

more ideal building in terms of energy management. In answering the questions, with a sad

face ‘�’ means the building is not close to the ideal status, ‘�’ means that the building shows

some of the required characteristics, but lacks others. ‘☺’ means the building has many of the

required characteristics. The comments column allows problems and possible improvements to


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be suggested. Comments can be used for continuous improvement, even in the case where a

particular characteristic of a building is a ‘☺’.

The checklists are to be used by different types of users, including the developer, the

renovator/retrofitter, maintenance staff and building users.

List of Checklists contained in the following pages of this section:

- Checklists for an office building

- Checklists for house/apartment block

- Checklists for school & community/sports centre

- Checklists for hospitals/clinics

For each type of building, the review/checklist looks at the embodied energy and the

operational energy. The operational energy review/checklist looks into the following categories:

- passive solar qualities,

- efficient lighting,

- water heating,

- cooking,

- other appliances, and

- renewable energy generation.

The relative contribution of each aspect of a building to energy sustainability varies according

to the type of building.


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2.1 Office Building Checklist

Type of Building: Office Building Building Aspect: Embodied Energy

Note: embodied energy of buildings in Southern African climates is often equivalent to operating energy

over entire building lifetime.

Checklist Point Response Best Practices Comments

��

��

1. Is it possible to adapt or

renovate an existing

building instead of

constructing a new one?

☺☺☺☺

-Renovation and re-use of existing buildings – e.g. old factory shells,

houses etc.

Decisions here need to consider that

old buildings may have poor thermal

performance which would increase

operating energy.

��

��

2. Are the materials used

in the construction of the

building sourced locally

where feasible?

☺☺☺☺

-Preferential selection of materials that are sourced and/or

manufactured near the building site.

-Use of available on-site raw materials – e.g. sand, rock, wood

(including for landscaping).

��

��

3. Can recycled materials

be used in parts of the

building?

☺☺☺☺

-Substantial use of recycle materials such as timber beams or

flooring, windows, doors, and bricks with recycled content. Typically

at least 10% of building material can be recycled content, and 50%

has been achieved in ‘green’ commercial buildings.

It is seldom that some element of

recycled materials cannot be

included in new buildings (e.g.

reconditioned Oregon timbers, SABS

approved bricks with recycled

content, etc).

��

��


in the building low in

embodied energy?

☺☺☺☺

Minimise use of materials with high embodied energy: aluminium*,

steel, zinc, plastics etc.

Maximise use of materials with low embodied energy: tiles, clay

brick, local timber, recycled aluminium, steel, other recycled

materials, etc.

* - the use of aluminium is debatable

– although it has high embodied

energy, it has very low maintenance

requirements and is highly recyclable

after building demolition.


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Type of Building: Office Building Building Aspect: Access to Transport Services


��

��

1. Is the site accessible to

the public transport

system?

☺☺☺☺

-Building position chosen so within easy walking distance of

public transport system.

Employees will consume one tenth the

energy by taking a train to work, and

about one quarter taking a bus, compared

with single occupant private vehicle.

��

��

2. Is the site as close as

possible to the homes of

workers in the building?

☺☺☺☺

-Locate building within walking or cycling distance of living

areas of bulk of existing or potential employees.

��

��

3. Does the building

accommodate

employees cycling to

work?

☺☺☺☺

-Reserve space for bicycle parking at work, and supply

bicycle lock-up infrastructure.

- Consider cycling- and walking-friendly infrastructure in

building site choice (e.g. cycle-lanes, sidewalks).

- Provide showers for cycling employees.


Page 37 of 106

REDUCING THE OPERATING ENERGY OF BUILDINGS

TARGET: Efficient design of office buildings should result in operating electricity consumption below 150kWh/m2/year. A small, efficient office can

achieve 50kWh/m2/year or less through considering efficiency in design and operation. An office building that has ignored efficiency will typically

consume at least 300kWh/m2/year, and 600kWh/m2/year or more is not uncommon.

Type of Building: Office Building Building Aspect: Efficient Heating, Ventilation and Cooling (HVAC) via Passive Solar Design


��

��

1. Building concept - does the overall

building bulk and concept allow for

adequate passive solar design?

☺☺☺☺

Preference for smaller, low-rise building units (large, hi-rise, monolithic buildings

significantly limit the ability to utilise solar gain to warm the building, and the use

of natural ventilation, as well as reducing daylighting potential substantially).

��

��

2. Orientation – is the north-facing

building aspect maximised to take

advantage of solar gain?

☺☺☺☺

Maximum north-facing building area, with windows on north face, and

relatively ‘shallow’ internal spaces (i.e. reducing the internal area not under the

influence of solar gain).

��

��

3. Window shading/overhangs – does

window shading angle protect from

summer sun but allow in winter sun?

☺☺☺☺

Roof or other shading over windows exposed to significant sunshine is designed

and positioned to shade out the higher summer sun but allow in the lower

winter sun (a good rule of thumb is that at midday on the equinoxes the

shading should be midway on the height of the window).

Adjustable or removable shading installed to enable full solar exposure in winter

and full shading in summer (internal blinds can perform this function to some

extent).

Planting of deciduous trees (e.g. vines) to shade windows in summer and allow

sunshine through in winter.


Page 38 of 106

Type of Building: Office Building Building Aspect: Efficient Heating, Ventilation and Cooling (HVAC) via Passive Solar Design (contd.)


��

��

4. Window area balancing – does

window area balance ability to

draw on solar warmth but not

compromise building thermal

envelope (ability to maintain

internal temperatures)?

☺☺☺☺

Window area based on thermal modelling – avoid extremes of ‘glass

fascade’ and minimal fenestration.

Daylighting also needs to

be considered when

assessing window area

(dealt with later)

��

��

5. Thermal envelope – does the

building thermal envelope

adequately maintain internal

‘coolth’ in summer and warmth in

winter?

☺☺☺☺

Thermal envelope optimised, considering the following factors (typically

best done via thermal modelling):

- roof well insulated - ceiling as well as internal insulation with high

thermal resistivity (preferably >2.0 m2.oC/W) (and roof light in

colour to reduce heat gain).

- wall thermal resistivity high – e.g. double skin brick with airgap,

added insulation in airgap, insulated block wall.

- balancing window area to enable suitable solar gain and

daylighting without compromising thermal envelope (see earlier).

- low emissivity glass or double-glazing to allow solar gain and

daylighting yet significantly reduce heat or coolth loss through

windows

- excessive air leakage through doors, windows minimised through

tight fit or use of weather strips


Page 39 of 106

Type of Building: Office Building Building Aspect: Efficient Heating, Ventilation and Cooling (HVAC) via Passive Solar Design (contd.)


��

��

6. Thermal mass – does the

building use thermal mass to

maintain internal temperatures to

best advantage?

☺☺☺☺

Building materials used which ‘hold’ heat or coolth to help maintain

internal temperatures, such as concrete slab or brick (or sometimes a water

mass is used for this purpose) – used in conjunction with solar gain

considerations - sun shines directly onto thermal mass in winter (effective

thermal mass is best assessed using thermal modelling software).

��

��

7. Natural ventilation – does the

building specifically use natural

ventilation in the HVAC design?

☺☺☺☺

- Opening windows with adjustable settings able to be controlled by

users and adjusted for different temperatures and wind conditions.

- Natural thermal ventilators installed to expel hot air from internal

spaces during summer (e.g. ‘whirlybird’ or ‘mushroom’ ventilators) –

these should be adjustable so they can be deactivated in winter.

- Air vents positioned to draw air from cool, shaded external spaces

during summer (used in conjunction with ventilators to expel hot

air).

Notes:

• In warmer climates ‘flushing’ of internal spaced with cool nightime air in summer is worth considering (used in combination with thermal mass).

• Trombe walls and ‘rock heat/coolth stores’ (i.e. dedicated thermal mass) are feasible in some circumstances, but are generally not considered

core aspects of passive solar design in the Western Cape due to their limited cost-effectiveness.

• Solar under-floor heating is usually not appropriate in the Western Cape because there is little sunshine when the heating is most needed - during

cloudy winter days. This is more suited to areas with sunny winters.


Page 40 of 106

Type of Building: Office Building Building Aspect: Active Heating, Ventilation and Cooling (HVAC)


��

��

1. Is use of active HVAC

system energy

requirement minimised

through passive solar

design? ☺☺☺☺

(see passive solar design checklist earlier)

��

��

2. Is HVAC system

efficiently designed?

☺☺☺☺

Use economiser – AHUs (air handling units) maximise use of outdoor

air.

Variable speed drives for AHU fans, chiller compressors and cooling

tower pumps.

Use of heat pumps in place of resistive heaters where feasible.

Use of cool/warm air outputs from one process as input to another

process and visa versa (e.g. use cool air from boiler heat pumps as

input to HVAC system)

Water re-use on cooling towers.

System is carefully commissioned to optimise operational efficiency.

Consider use of evaporative coolers* in suitable circumstances.

* - evaporative cooling is often not

adequate in the Western Cape as

the air is often relatively humid (it is

however effective in hot, dry

climates).

��

��

3. Is user behaviour

optimised in HVAC system

design?

☺☺☺☺

Decentralised control for different zones, and easily adjustable

thermostat settings by individual users.

Timers to switch off HVAC outside working hours (7 day timers

preferable to take weekends into account, or part of BMS – building

management system).

��

��

4. Is HVAC system regularly

maintained?

☺☺☺☺

Regular maintenance programme in place for filters,

condenser/evaporator coils, leak checking, and pipe insulation

checking.


Page 41 of 106

Type of Building: Office Building Building Aspect: Lighting


��

��

1. Is daylighting

maximised in building

design?

☺☺☺☺

Use of windows, skylights, clerestoreys, ’light wells’, glass

bricks etc such that daylight penetrates maximum

internal spaces.

Building designed with minimum deep spaces (difficult for

daylight to reach).

Daylighting percentages of 30% are

considered easily achievable in most buildings.

Some smaller offices have achieved over 90%.

��

��

2. Is lighting system

energy efficient?

☺☺☺☺

-Use Fluorescent and compact fluorescent lighting (CFL)

(minimise the use of incandescent lights).

-Fluorescent lights use efficient tubes with electronic ballasts.

‘Fluorsave’ or equivalent fluorescent energy saving system

installed.

-Use LED lighting where suitable, such as for outdoor signage.

-Use CFLs or LEDs for indoor downlighters (or, at very least, use

efficient halogen downlighters).

- Use efficient luminaries for all light fittings (distribute light

effectively).

-Use metal halide, sodium or halogen lamps for outside spot

lights.

- Decorative/display lighting (where necessary) uses LEDs

wherever possible.

Inefficient lighting adds significantly to the heat

loads of buildings – increasing the HVAC

cooling energy required.

��

��

3. Are the building’s

light switches

accessible to users?

☺☺☺☺

- Light switchs are decentralised, and control small,

functional spaces.


Page 42 of 106

Type of Building: Office Building Building Aspect: Lighting (cont)


��

��

4. Is the lighting in the

building only in use

when required?

☺☺☺☺

-Install timers to turn lights off when building is not in use (7-day

timers necessary to account for weekends – but needs user

friendly ‘override’ function).

-Install occupancy sensors to determine if building areas are in

use and switch lights accordingly.

-Have light- and motion-sensitive switch for outside lighting

-Building users and security to use lighting only as necessary

(behavioural training)

- Install intelligent lighting controls to adjust artificial lighting

according to changes in daylighting intensity.


Page 43 of 106

Type of Building: Office Building Building Aspect: Water heating services


��

��

1. Is solar energy used

to heat water?

☺☺☺☺

Solar water heaters used for all hot water requirements (with standard

electrical backup).

Timers used in conjunction with solar water heaters (to avoid electrical

backup ‘kicking in’ before solar energy starts peaking)

Building layout can result in

the use of solar water heaters

not being feasible, or feasible

only for hot water in selected

parts of the building.

��

��

2. Is the building’s

water heating system

as efficient as possible?

☺☺☺☺

- Use heat pumps rather than resistive heating (for substantial water heating

requirements).

-Water pipes between water heater and point of water use should be as short as

possible.

- Set hot water cylinder temp to 55 deg (can’t be lower than 50 deg – legionaries

disease)

-Install geyser timer to prevent unnecessary water heating and high ‘standing losses’,

as well as unnecessary heating at times when there is no use of the water (weekends)

– a 7-day timer may be necessary for this purpose.

-Insulate hot water pipes well between water heater and point-of-use – pay

particular attention to where water pipes leave heating cylinder.

-Wrap thermal insulation (blanket) around hot water cylinder where applicable

(many modern cylinders are well insulated so don’t need additional blanket).

-Use instant water heaters in kitchens.

- Use insulated urns for tea/coffee (e.g. hydroboil)

-Check geyser for element calcification and maintain as required.


Page 44 of 106

Type of Building: Office Building Building Aspect: Water heating services (cont)


��

��

3. Is the hot water

requirement of the

building minimised?

☺☺☺☺

-Use efficient shower heads to reduce the required amount of hot water.

- Install aerators/flow reducers on hot water taps.

- Don’t install hot water taps in toilet hand basins.

-Have regular inspection of water taps for leaks.

-Hot/cold settings on mixer taps should be clearly marked (to avoid having

to run taps to determine ‘hot’ setting).


Page 45 of 106

Type of Building: Office Building Building Aspect: Kitchen energy efficiency


��

��

1. Is the cooking

energy-efficient?

☺☺☺☺

-Use ‘hotboxes’ for cooking rice, beans, stews etc where feasible.

-Ovens are energy efficient (green procurement)

-Use undamaged cooking pots, pans etc (flat base for maximum

cooking efficiency).

��

��

2 Are refrigerators as

efficient as possible?

☺☺☺☺

-Purchase an efficient refrigerator (see energy efficiency label where

available).

- Avoid purchasing larger units than required.

-Set refrigerator temperature correctly.

-Ensure all door seals in good order.

-Check refrigerant gas charge periodically.

-Clean condenser coils periodically.

-Ensure space for air flow behind 'moveable' fridge units.

��

��

3 Is other kitchen

equipment efficient?

☺☺☺☺

Extractor fans have ‘delay-off’ switch installed to avoid being left on

unnecessarily, or intelligent, variable speed extractors installed.

Dish/glasswashers are energy efficient models (green procurement).

Dish/glasswashers are switched off in evenings (often have hot water

storage which keeps water hot in preparation for washing).


Page 46 of 106

Type of Building: Office Building Building Aspect: General office equipment and appliances


��

��

1. Are appliances

efficient?

☺☺☺☺

- Appliance purchase considers energy efficiency (green

procurement)

-Computers, copiers etc have time activated sleep/standby

mode, and this setting is activated.

��

��

2. Do staff use

equipment efficiently?

☺☺☺☺

-Information distributed to staff regarding switching off of

appliances, and periodic monitoring.

- Appliances on ‘standby’ mode are switched off when not to

be used for period of time (e.g. nighttime or weekends)


Page 47 of 106

Type of Building: Office Building Building Aspect: Renewable Energy Generation or Backup System


��

��

1. Are there

opportunities for

renewable energy to

provide a portion of

building electricity

supply?

☺☺☺☺

-Install a grid-connected solar photovoltaic electricity

generation system.

-Install a grid-connected wind electricity generator*.

Renewable electricity is currently more

expensive than normal ‘grid’ electricity, but

is clean and has important demonstration

value.

* - although it is better to have the

generator on as high a mast as possible for

maximum wind speed, local area

constraints may limit the height of mast that

can be used.

��

��

2. Does the backup

generator use a

cleaner, renewable

energy source? ☺☺☺☺

-Have a biofuel powered backup electricity generator

instead of a diesel or petrol one.

Biodiesel is the most widely available fuel,

and is easily interchangeable with normal

diesel. Ethanol may become more

available in future.


Page 48 of 106

Type of Building: Office Building Building Aspect: General Energy Management


��

��

1. Is effective energy

management

institutionalised in the

organisation/building?

☺☺☺☺

- A suitably senior staff member (e.g. building manager) is

formally designated as being responsible for energy

management, and included in the job description.

- An energy management policy/strategy is developed.

��

��

2. Is a Building Energy

Management System

(BMS) installed?

☺☺☺☺

BMS installed to schedule loads and promote efficiency,

including:

- Shedding HVAC or water heating loads to limit peak

- Switching off lighting circuits when not needed

- Switching off water heating over weekends, holidays

- HVAC optimising via temperature monitoring

��

��

3. Do staff contribute to

the energy efficiency

of the building in their

behaviour?

☺☺☺☺

- Develop and disseminate relevant information to staff, hold

seminars etc.

- Set targets for efficiency, monitor performance, and have

accessible visual displays to track progress.

- Regular reportbacks to staff.


Page 49 of 106

2.2 Residential/Household Checklists

Type of Building: House/ apartment

block

Building Aspect: Embodied Energy


��

��



building instead of


☺☺☺☺

-Renovation and re-use of existing buildings.




operating energy.

��

��




where feasible?

☺☺☺☺




(including for gardens/landscaping).

- On-site brick-making.

��

��



building?

☺☺☺☺



at least 10% of building material can be recycled content.






content, etc).

��

��



embodied energy?

☺☺☺☺




brick, sun-baked clay brick, low cement content brick, local timber,

recycled aluminium, recycled steel, other recycled materials, etc.







Page 50 of 106


block

Building Aspect: Access to Transport Services


��

��



system?

☺☺☺☺

-Position chosen so within easy walking distance of public

transport system.

Employees will consume one tenth the

energy by taking a train to work, and

about one quarter taking a bus, compared

with single occupant private vehicle.

��

��

2. Is the site as close as

possible to areas of

employment?

☺☺☺☺

-Locate building within walking or cycling distance of

potential employment areas.


Page 51 of 106


TARGET: Efficient mid-income house should use no more than 10kWh/day, although figures upwards of 30kWh/day are common where efficiency

has been ignored.

Type of Building: House/ apartment block Building Aspect: Efficient Heating and Cooling via Passive Solar Design


��

��




☺☺☺☺

Preference for smaller, low-rise apartment building units, (large, hi-rise,

monolithic buildings significantly limit the ability to utilise solar gain to warm the

building, and reduce daylighting potential substantially), or houses laid out such

that solar gain and daylight can penetrate throughout.

��

��




☺☺☺☺




��

��




☺☺☺☺




shading should be midway along the height of the window).



extent).




Page 52 of 106


block

Building Aspect: Efficient Heating, Ventilation and Cooling (HVAC) via Passive Solar Design (contd.)


��

��


window area balance ability to draw

on solar warmth but not compromise

building thermal envelope (ability to

maintain internal temperatures)?

☺☺☺☺

Window area based on thermal modelling – avoid extremes of ‘glass facade’

and minimal fenestration.

Daylighting

also needs to

be considered

when assessing

window area

(dealt with

later)

��

��



adequately maintain internal ‘coolth’

in summer and warmth in winter?

☺☺☺☺

Thermal envelope optimised, considering the following factors (typically best

done via thermal modelling):


thermal resistivity (preferably >2.0 m2.oC/W) (and roof light in colour to

reduce heat gain).

- wall thermal resistivity high – e.g. double skin brick with airgap, added

insulation in airgap, insulated block wall, timber with insulation and

internal cladding.

- balancing window area to enable suitable solar gain and daylighting

without compromising thermal envelope (see earlier).



windows.

- excessive air leakage through doors, windows minimised through tight

fit or use of weather strips.


Page 53 of 106


block

Building Aspect: Efficient Heating, Ventilation and Cooling (HVAC) via Passive Solar Design (contd.)


��

��

6. Thermal mass – does the building

use thermal mass to maintain internal

temperatures to best advantage?

☺☺☺☺

Building materials used which ‘hold’ heat or coolth to help maintain internal

temperatures, such as concrete slab or brick – used in conjunction with solar

gain considerations - sun shines directly onto thermal mass in winter (effective


Notes:






Page 54 of 106


block

Building Aspect: Lighting


��

��

1. Is daylighting


design?

☺☺☺☺

Use of windows, skylights, ’light wells’, glass bricks etc such

that daylight penetrates maximum internal spaces.

Designed with minimum deep spaces (difficult for

daylight to reach).

��

��


energy efficient?

☺☺☺☺

-Use compact fluorescent lighting (CFL) (minimise the use of

incandescent lights).

-Use CFLs or LEDs for indoor downlighters (or, at very least, use

efficient halogen downlighters).

- Use efficient luminaries for all light fittings (distribute light

effectively).

��

��



when required?

☺☺☺☺

- -Install occupancy sensors to determine if building areas are in

use and switch lights accordingly.



Page 55 of 106


block

Building Aspect: Water heating services


��

��


to heat water?

☺☺☺☺

Solar water heaters used for all hot water requirements (with standard

electrical backup).

Solar water cylinder positioned in apex of roof so external heating panel can

be placed at lower level on roof (+300mm below cylinder) for effective

thermo-siphon.

Timers used in conjunction with solar water heaters (to avoid electrical backup

‘kicking in’ before solar energy starts peaking)

��

��




☺☺☺☺

-Water pipes between water heater and point of water use should be as short

as possible.

- Set hot water cylinder temp to 55 deg (can’t be lower than 50 deg –

legionaries disease)

-Install geyser timer to prevent unnecessary water heating and high ‘standing

losses’.



-Wrap thermal insulation (blanket) around hot water cylinder where

applicable (many modern cylinders are well insulated so don’t need

additional blanket).

-Use instant water heaters in kitchens, and potentially for bath/shower.

��

��

3. Is the hot water

requirement

minimised?

☺☺☺☺





Page 56 of 106


block

Building Aspect: Household appliance energy efficiency


��

��

1. Is the cooking

energy-efficient?

☺☺☺☺


-Ovens are energy efficient

-Use undamaged cooking pots, pans etc (flat base for maximum cooking efficiency).

��

��



☺☺☺☺

-Purchase an efficient refrigerator (see energy efficiency label where available).






-Ensure space for air flow behind fridge units.

��

��

3 Are other appliances

efficient?

☺☺☺☺

Dishwashers are energy efficient models.

Computers have sleep/standby mode, and settings are activated.

Washing machine is horizontal axis and efficient.

Aircon unit (where needed) are energy efficient, or have efficient settings.

��

��

4. Is appliance

‘standby’ energy use

minimised?

☺☺☺☺

Appliances with standby modes are switched off or unplugged when not required for

extended periods – e.g. overnight (cellphone chargers, TV, decoders etc).


Page 57 of 106


block

Building Aspect: Renewable Energy Generation or Backup System


��

��

1. Are there

opportunities for

renewable energy to



supply?

☺☺☺☺


generation system.





value.





can be used.


Page 58 of 106

2.3 School & Community/Sports Centre Checklists

Type of Building: School &

Community/Sports Centre

Building Aspect: Embodied Energy


��

��



building instead of


☺☺☺☺





operating energy.

��

��




where feasible?

☺☺☺☺





- On site brick-making.

��

��



building?

☺☺☺☺


flooring, windows, doors, and bricks with recycled content.

Typically at least 10% of building material can be recycled content,

and 50% has been achieved in ‘green’ buildings.






content, etc).


Page 59 of 106



Building Aspect: Embodied Energy (cont)


��

��



embodied energy?

☺☺☺☺




brick, local timber, brick with low cement content, sun-baked brick,

recycled aluminium, recycled steel, other recycled materials, etc.








Building Aspect: Access to Transport Services


��

��



system?

☺☺☺☺



��

��

2. Does the building

accommodate cyclists?

☺☺☺☺

-Reserve space for bicycle parking, and supply bicycle lock-

up infrastructure.

- Consider cycling- and walking-friendly infrastructure in

building site choice (e.g. cycle-lanes, sidewalks).

- Provide showers for cyclists.


Page 60 of 106


Type of Building: School & Community/Sports Centre Building Aspect: Efficient Heating, Ventilation and Cooling via Passive Solar Design


��

��




☺☺☺☺

Preference for smaller, low-rise buildings laid out such that solar gain and

daylight can penetrate throughout.

��

��




☺☺☺☺




��

��




☺☺☺☺




shading should be midway on the height of the window).

Adjustable or removable shading installed to enable full solar exposure in

winter and full shading in summer (internal blinds can perform this function to

some extent).




Page 61 of 106



Building Aspect: Efficient Heating, Ventilation and Cooling via Passive Solar Design (contd.)


��

��






☺☺☺☺

Window area avoids extremes of ‘glass facade’ and minimal fenestration

(can fine-tune optimum window area via thermal modelling).

Daylighting also

needs to be

considered when

assessing window

area (dealt with

later)

��

��





☺☺☺☺

Thermal envelope optimised, considering the following factors (typically

best done via thermal modelling):


thermal resistivity (preferably >2.0 m2.oC/W) (and roof light in colour

to reduce heat gain).


added insulation in airgap, insulated block wall, timber with

insulation and inner cladding.





windows




Page 62 of 106



Building Aspect: Efficient Heating, Ventilation and Cooling via Passive Solar Design (contd.)


��

��




☺☺☺☺

Building materials used which ‘hold’ heat or coolth to help maintain

internal temperatures, such as concrete slab or brick (or sometimes a

water mass is used for this purpose) – used in conjunction with solar gain

considerations - sun shines directly onto thermal mass in winter (effective


��

��




☺☺☺☺







during summer (used in conjunction with ventilators to expel hot

air).

Notes:







Page 63 of 106



Building Aspect: Lighting


��

��

1. Is daylighting


design?

☺☺☺☺

Use of windows, skylights, clerestoreys, ’light wells’, glass bricks etc

such that daylight penetrates maximum internal spaces.

Building designed with minimum deep spaces (difficult for daylight

to reach).


considered easily achievable in most

buildings, and over 50% should be easily

attainable in schools/community/sports

centres.

��

��


energy efficient?

☺☺☺☺

-Use Fluorescent and compact fluorescent lighting (CFL) (minimise the use

of incandescent lights).


‘Fluorsave’ or equivalent fluorescent energy saving system installed.


-Use CFLs or LEDs for indoor downlighters (or, at very least, use efficient

halogen downlighters).

- Use efficient luminaries for all light fittings (distribute light effectively).

-Use metal halide, sodium or halogen lamps for outside spot lights.

��

��


light switches


☺☺☺☺

- Light switchs are decentralised, and control small, functional

spaces.

��

��



when required?

☺☺☺☺

-Install occupancy sensors to determine if building areas are in use and

switch lights accordingly.


-Building users and security to use lighting only as necessary (behavioural

training)


Page 64 of 106



Building Aspect: Water heating services


��

��


to heat water?

☺☺☺☺

Solar water heaters used for all hot water requirements (with standard electrical

backup).

Timers used in conjunction with solar water heaters (to avoid electrical backup

‘kicking in’ before solar energy starts peaking)

Solar energy used for heating pools, or for pre-heating water for heat pumps

where year-round heating is required.

��

��




☺☺☺☺


possible.

- Set hot water cylinder temp to 55 deg (can’t be lower than 50 deg – legionaries

disease)

-Install geyser timer to prevent unnecessary water heating and high ‘standing

losses’, as well as unnecessary heating at times when there is no use of the water

(weekends) – a 7-day timer may be necessary for this purpose.



-Wrap thermal insulation (blanket) around hot water cylinder where applicable

(many modern cylinders are well insulated so don’t need additional blanket).

-Use instant water heaters in kitchens.



Page 65 of 106



Building Aspect: Water heating services (cont)


��

��

3. Is the hot water

requirement of the

building minimised?

☺☺☺☺



- Don’t install hot water taps in toilet hand basins.


-Hot/cold settings on mixer taps should be clearly marked (to avoid having to run

taps to determine ‘hot’ setting).


Page 66 of 106



Building Aspect: Kitchen energy efficiency


��

��

1. Is the cooking

energy-efficient?

☺☺☺☺

-Use ‘hotboxes’ for cooking rice, beans, stews etc where

feasible.


-Use undamaged cooking pots, pans etc (flat base for

maximum cooking efficiency).

��

��



☺☺☺☺

-Purchase an efficient refrigerator (see energy efficiency label

where available).








Page 67 of 106



Building Aspect: General office equipment and appliances


��

��

1. Are appliances

efficient?

☺☺☺☺


procurement)



��

��

2. Do staff use


☺☺☺☺






Page 68 of 106



Building Aspect: Renewable Energy Generation or Backup System


��

��

1. Are there

opportunities for

renewable energy to



supply?

☺☺☺☺


generation system.





value.





can be used.

��

��

2. Does the backup

generator use a

cleaner, renewable









Page 69 of 106



Building Aspect: General Energy Management


��

��


management



☺☺☺☺

- A suitably senior staff member (building manager) is formally

designated as being responsible for energy management,

and this is included in the job description.


��

��




behaviour?

☺☺☺☺


seminars etc.





Page 70 of 106

2.4 Hospital/Clinic Checklists

Type of Building: Hospital/Clinic Building Aspect: Embodied Energy


��

��



building instead of


☺☺☺☺





operating energy.

��

��




where feasible?

☺☺☺☺





��

��



building?

☺☺☺☺



at least 10% of building material can be recycled content.






content, etc).

��

��



embodied energy?

☺☺☺☺




brick, local timber, recycled aluminium, recycled steel, other

recycled materials, etc.







Page 71 of 106

Type of Building: Hospital/Clinic Building Aspect: Access to Transport Services


��

��



system?

☺☺☺☺




Page 72 of 106


Type of Building: Hospital/Clinic Building Aspect: Efficient Heating, Ventilation and Cooling (HVAC) via Passive Solar Design


��

��




☺☺☺☺

Preference for smaller, low-rise building units (large, hi-rise, monolithic buildings

significantly limit the ability to utilise solar gain to warm the building, and

reduces daylighting potential substantially).

��

��




☺☺☺☺




��

��




☺☺☺☺




shading should be midway along the height of the window).



extent).


Page 73 of 106

Type of Building: Hospital/Clinic Building Aspect: Efficient Heating, Ventilation and Cooling (HVAC) via Passive Solar Design (contd.)


��

��






☺☺☺☺

Window area based on thermal modelling – avoid extremes of ‘glass

fascade’ and minimal fenestration.

Daylighting also

needs to be

considered

when assessing

window area

(dealt with later)

��

��





☺☺☺☺

Thermal envelope optimised, considering the following factors (typically best

done via thermal modelling):


thermal resistivity (preferably >2.0 m2.oC/W) (and roof light in colour

to reduce heat gain).


added insulation in airgap, insulated block wall.





windows




Page 74 of 106

Type of Building: Hospital/Clinic Building Aspect: Efficient Heating, Ventilation and Cooling (HVAC) via Passive Solar Design (contd.)


��

��




☺☺☺☺

Building materials used which ‘hold’ heat or coolth to help maintain internal

temperatures, such as concrete slab or brick (or sometimes a water mass is

used for this purpose) – used in conjunction with solar gain considerations -

sun shines directly onto thermal mass in winter (effective thermal mass is best

assessed using thermal modelling software).

��

��




☺☺☺☺







during summer (used in conjunction with ventilators to expel hot air).

Notes:







Page 75 of 106

Type of Building: Hospital/Clinic Building Aspect: Active Heating, Ventilation and Cooling (HVAC)


��

��

1. Is use of active HVAC

system energy

requirement minimised

through passive solar

design? ☺☺☺☺

(see passive solar design checklist earlier)

��

��

2. Is HVAC system

efficiently designed?

☺☺☺☺

Ensure HVAC system is not oversized.

Use economiser – AHUs (air handling units) maximise use of outdoor air.

Variable speed drives for AHU fans, chiller compressors and cooling tower pumps.

Use of heat pumps in place of resistive heaters where feasible.

Synergistic HVAC/water/steam heating system design - use of cool/warm air

outputs from one process as input to another process and visa versa (e.g. use cool

air from boiler heat pumps as input to HVAC system, or HVAC warm expelled air

used as pre-heat for water heating system)

Water re-use on cooling towers.

System is carefully commissioned to optimise operational efficiency.

Consider use of evaporative coolers* in suitable circumstances.

* - evaporative cooling

is often not adequate in

the Western Cape as

the air is often relatively

humid (it is however

effective in hot, dry

climates).

��

��

3. Is user behaviour

optimised in HVAC system

design?

☺☺☺☺

Decentralised control for different zones, and easily adjustable thermostat settings

by individual users, or disaggregated monitoring of individual zones and automatic

adjustment.

��

��

4. Is HVAC system regularly

maintained?

☺☺☺☺

Regular maintenance programme in place for filters, condenser/evaporator coils,

leak checking, and pipe insulation checking.


Page 76 of 106

Type of Building: Hospital/Clinic Building Aspect: Lighting


��

��

1. Is daylighting


design?

☺☺☺☺

Use of windows, skylights, clerestoreys, ’light wells’, glass bricks etc

such that daylight penetrates maximum internal spaces.

Building designed with minimum deep spaces (difficult for daylight to

reach).


considered easily achievable in most

buildings.

��

��


energy efficient?

☺☺☺☺

-Use Fluorescent and compact fluorescent lighting (CFL) (minimise the use of

incandescent lights).


‘Fluorsave’ or equivalent fluorescent energy saving system installed.


-Use CFLs or LEDs for indoor downlighters (or, at very least, use efficient

halogen downlighters).

- Use efficient luminaries for all light fittings (distribute light effectively).

-Use metal halide, sodium or halogen lamps for outside spot lights.

Inefficient lighting adds significantly

to the heat loads of buildings –

increasing the HVAC cooling energy

required.

��

��


light switches


☺☺☺☺

- Light switches are decentralised, and control small, functional

spaces.

��

��



when required?

☺☺☺☺

-Install occupancy sensors to determine if building areas are in use and

switch lights accordingly.


-Building users and security to use lighting only as necessary (behavioural

training)

- Install intelligent lighting controls to adjust artificial lighting according to

changes in daylighting intensity.


Page 77 of 106

Type of Building: Hospital/Clinic Building Aspect: Water heating services


��

��


to heat water?

☺☺☺☺

Solar water heaters used for all hot water requirements (with standard electrical

backup) or as pre-heat to bulk heating system.

Building layout can result

in the use of solar water

heaters not being

feasible, or feasible only

for hot water in selected

parts of the building.

��

��




☺☺☺☺

- Use heat pumps rather than resistive heating.


possible.

- Set hot water system temp to deliver minimum temperature necessary for end

user (can’t be lower than 50 deg – legionaries disease)



-Ensure hot water cylinders are well insulated to minimise standing losses.


-Check geyser for element calcification and maintain as required.

��

��

3. Is the hot water

requirement of the

building minimised?

☺☺☺☺



-Have regular inspection of water system and taps for leaks.

-Hot/cold settings on mixer taps should be clearly marked (to avoid having to run

taps to determine ‘hot’ setting).


Page 78 of 106

Type of Building: Hospital/Clinic Building Aspect: Kitchen & laundry energy efficiency


��

��

1. Is the cooking

energy-efficient?

☺☺☺☺



-Use undamaged cooking pots, pans etc (flat base for maximum cooking

efficiency).

��

��

2 Are refrigerators

/freezers as efficient as

possible?

☺☺☺☺

- Ensure refrigeration room is well insulated

- Condenser pipes well insulated and adequate air flow around consers

- Ensure fridge/freezer sizes correspond to needs (not oversized).

-Set refrigerator/freezer temperature correctly.


-Fridge curtain used.



-Automatic lighting in fridge/freezer rooms to ensure lights not on unnecessarily.



Page 79 of 106

Type of Building: Hospital/Clinic Building Aspect: Kitchen & laundry energy efficiency (cont)


��

��

3 Is other kitchen

equipment efficient?

☺☺☺☺

Extractor fans have ‘delay-off’ switch installed to avoid being left on

unnecessarily, or intelligent, variable speed extractors installed.

Dish/glasswashers are energy efficient models (green procurement).

Dish/glasswashers are switched off in evenings (often have hot water storage

which keeps water hot in preparation for washing).

��

��

4 Is laundry equipment

efficient?

☺☺☺☺

Washing machines are energy and water efficient (green procurement).

Machines use ‘last rinse’ water from previous cycle for ‘first rinse’ of current cycle.


Page 80 of 106

Type of Building: Hospital/Clinic Building Aspect: General office equipment and appliances


��

��

1. Are appliances

efficient?

☺☺☺☺


procurement)



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2. Do staff use


☺☺☺☺






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Type of Building: Hospital/Clinic Building Aspect: Renewable Energy Generation or Backup System


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1. Are there

opportunities for

renewable energy to



supply?

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generation system.





value.





can be used.

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2. Does the backup

generator use a

cleaner, renewable









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Type of Building: Hospital/Clinic Building Aspect: General Energy Management


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management



☺☺☺☺

- A suitably senior staff member is formally designated as

being responsible for energy management.


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2. Is a Building Energy

Management System

(BMS) installed?

☺☺☺☺

BMS installed to schedule loads and promote efficiency,

including:

- Shedding HVAC or water heating loads to limit peak

- HVAC optimising via temperature monitoring

��

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behaviour?

☺☺☺☺


seminars etc.





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SECTION C: TOOLS & TIPS TO HELP IMPLEMENT YOUR

ENERGY ACTIONS

1. Introduction

Energy saving in buildings will be achieved through a combination of technological and

behavioural interventions. This section will look at these energy savings interventions and ways

to support and finance them. It will explore approaches to, and resources for, training and

awareness raising amongst building stakeholders (including owners, managers, users/occupants

and maintenance staff). Some direction in terms of sourcing products and technologies will also

be provided. An overview on conducting an energy audit of a building, the foundation of

energy savings interventions is also given.

2. Working with People

Any successful energy management system is significantly influenced by the level of

involvement of the people using and managing a building. A positive contribution to building

energy performance is effected by a greater awareness and involvement by the users and

those managing the various aspects of a building, including those involved in retrofitting,

renovating and maintenance. Some ways to achieve this are covered below.

2.1 Create incentives for behaviour change

All too frequently unfortunately, an organisation abounds with systems, requirements and

objectives which promote energy inefficiency. A procedure to centrally turn on lighting and air

conditioning systems regardless of whether the building is occupied is one of them.

A way to improve practices to become more efficient would be to make energy switches more

accessible, and to give a better rating or other incentive rewards to a department or division of

the organisation that uses less energy to achieve the required lighting, air conditioning and

other services.

Some ways of providing and gaining recognition include:

• Providing internal recognition- to individuals, teams, and facilities within your

organization.

• Receiving external recognition - from government agencies, the media, and

other third party organizations that reward achievement.

Energy efficiency and renewable energy achievements can be promoted through rewards, for

example through awards, certificates, financial or other means.

2.2 Improve communication within the organisation

Communication within an organisation can help to reduce much inefficiency. Appendix D has

examples of energy saving reminder signs. There is often a wealth of information within an

organisation which can be used to reduce energy consumption. These include operating

instructions and recommendations for machinery, published by a manufacturer, the flexibility of

an organisation to change certain practices and behaviours in order to become more energy

efficient, among others.


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Building occupants need to be informed of the benefits of saving energy in the building and

trained in the methodology of implementing the necessary changes. If people do not

understand what they are doing and why they are doing it, energy management will not be

successful. All levels of occupants within a building need to be trained in energy management

practices.

2.3 Gain management support

Frequently, managers who are not directly involved in energy management are not aware of

how energy use effects the organization. Increasing the awareness of managers can help to

build support for energy management initiatives.

Keys steps include:

• Identify key audiences, such as:

o Executive management

o Facilities managers

o Operations managers

o Purchasing officers and procurement staff

o Communications and marketing staff

• Tailor the information to address the chief concerns of each audience, such as cost of

energy per product, or cost per square meter of building space.

• Determine the most effective way to communicate with each audience. This could range

from a presentation, to a memo, or an informal meeting.

Maintain regular contact to keep managers up-to-date on progress or changes in

performance.

3. Building Capacity and Raising Awareness

Investing in training and systems to share successful practices helps ensure the success of the

action plan by building the overall organizational capacity. Many organizations have found

that informed employees are more likely to contribute ideas, operate equipment properly, and

follow procedures, helping to guarantee that capital investments in energy improvements will

realize their potential.

Everyone has a role in energy management. Effective programs make employees, managers,

and other key stakeholders aware of energy performance goals and initiatives, as well as their

responsibility in carrying out the program. Communications strategies and materials for raising

awareness of energy use, goals and impacts should be tailored to the needs of the intended

audience.

3.1 Increase general energy awareness Most people are unaware of how their everyday actions and activities at home and work affect

energy use and impact the environment. Increasing overall awareness can be an effective way

to gain greater support for energy initiatives. Increasing general awareness of energy use can

be accomplished through:

• New employee orientation programs - Provide basic information on organizational and

individual energy use to new employees.

• Poster campaigns - Develop attractive and informative posters for break rooms, bulletin

boards, etc, that discuss energy use.

• Earth Day events - Earth Day or similar events can provide an appropriate context for

increasing awareness of the environmental impacts from energy use and how to reduce

these impacts through everyday actions at work and home.

• Intra and Internet sites - Publish information on energy use, environmental impacts, and

energy-saving options geared towards a general audience on your organization's web site

or intranet site.

• Pay statement mailers - Include energy-savings tips and energy efficient product information

with pay statements.


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• Fairs and summits - Conduct an energy fair or summit oriented towards employees with

information on energy saving activities and products.

3.2 Improve facility energy awareness

Individuals working in or even managing a facility may have little understanding of the energy

performance of the facility or its impact on the organization and environment. Targeted efforts

designed to increase awareness of facility’s energy use can help build support for energy

management programs.

Like general awareness efforts, facility-oriented energy awareness can take many forms. In

developing facility energy awareness programs, consider using the following types of

information:

• Summary statistics - Use general facility energy facts and figures, such as overall energy

costs, costs to operate equipment, environmental information related to energy use, and so

on.

• Sources of energy - Many people do not know how the energy they use is generated.

Providing information on the sources of energy used at your facility along with the

associated pollution that results from its use could increase awareness of the environmental

aspects of energy use.

• Energy use of equipment - Provide information on the energy performance of equipment or

processes that employees regularly use as part of their jobs. For example, most employees

probably do not know how much energy their computer uses during the day and how

much it costs the organization when it is on, but not in use.

• Scorecards - Develop charts and graphics that illustrate energy performance across your

organization or compare it to a national standard

Such awareness raising initiatives were carried out in the Parow Administration Building in Cape

Town. The following poster (Figure 15) raising awareness was installed in a central section of the

building for all occupants to see:

Figure 15: Poster at a public building showing savings

25% saving realised


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3.3 Training relevant stakeholders in public building energy management

Using training to help staff understand the importance of energy performance provides the

information necessary to make informed decisions. Training also provides an excellent

opportunity for gathering employee feedback and evaluations.

The type and nature of training will vary by organization and your specific action plan. Common

training programs include:

• Operational and procedural training - Provides instruction on new operating methods or

procedures designed to reduce energy use. Such training is typically targeted towards

specific audiences, such as facility managers, operations, and maintenance staff.

• Administrative training - Includes reporting, monitoring, data collection, and other

administrative efforts that support energy management.

• Specialized training - Gives specific instructions on using and maintaining equipment or tools

to ensure more efficient operation.

It is important to support certification of energy management credentials and other continuing

education opportunities.

Occupant Education & Training protocols for persons operating, maintaining or servicing both

existing and new commercial buildings are included in the South African Demand and Demand

Efficiency Guidelines (SAEDES) document (included as Appendix B)

4. Knowledge and Management Information Systems

Computer-based information systems provide a robust means for sharing information on best

practices, technologies, and operational guidance. While these systems can range from

complex databases to a simple intranet site, they are a centralized and accessible place to

store and transfer energy management information within an organization. Knowledge and

Management Information Systems are usually organization-specific. They typically include

information on:

• Best practices - Catalogues successful and effective practices for energy management

within an organization.

• Technologies - Contains information on known, used, or recommended technologies,

equipment, lighting, HVAC, and so on.

• Procedures - Houses up-to-date information on specific procedures and operating

practices.

5. Sourcing Products & Technologies

A vast array of products for energy-efficient buildings are increasingly available from suppliers of

traditional building materials as well as from manufacturers of specialized technologies, such as

PV systems. Because passive solar buildings are design intensive, it also is useful to know how to

locate design professionals with special expertise in energy-efficient building design (see

Appendix G).

6. Energy Audits

6.1 Overview

The objective of Energy Auditing is to analyse thoroughly the energy consumption and demand

of a building and determine if viable energy savings can be made.

In order to ascertain at an early stage whether the building is consuming above or below

average, a Preliminary Audit is carried out. This first phase of the Auditing Process gathers a

minimal amount of data and compares energy indices to benchmark figures. The comparison

of these benchmark figures indicates if the building is already energy efficient, in which case no

extra effort needs to be put in to determine if energy savings can be made. The Auditing


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process will only proceed to the second phase (Detailed Audit) if there is energy efficiency

potential.

During the Detailed Audit, all facets of energy savings are checked in a systematic way. Cost of

implementation and predicted savings of every proposed strategy are calculated, which gives

the payback time.

Auditing forms an integral part of the total process of energy saving. It is the first step and

therefore the basis of all future works to obtain real savings. Because auditing is the foundation,

calculations and assumptions need to be transparent, so checking should easily reveal errors, if

any were made.

Auditing is not a once-off exercise. Energy prices are increasing and new technologies are

being developed, making more and more energy management opportunities viable every

year. It is recommended that Auditing takes place every 3 years.

This section provides only a brief overview of the process required, as there are many reference

sources for undertaking energy audits, or energy services companies that can do this on your

behalf. The SAEDES guidelines include methods for energy surveys (audits) for commercial

buildings. It is recommended that you refer to these and other energy audit reference

documents such as the CaBEERE Building Energy Audit Manual, which is detailed and is a good

South African reference (Appendix A). Appendix F is an example of an Energy Audit in two

provincial buildings in the Western Cape.

6.2 Data collection

This stage involves collecting energy data from all areas of the building. The following

information is required:

• Energy bills for consumption figures & costs

• Obtain floor areas

• A list of all energy-using equipment and rate of use (no. in use, hours in operation, rate of

replacement i.e. for lightbulbs)

The key focus of this step is to obtain a good inventory of the current state of energy use for the

building, identifying the energy-using equipment and activities, and quantifying the energy

consumption and costs related to each. To do this, the building manager needs to:

• Obtain a set of building plans/ drawings

• Identify building design/architectural features that have energy implications (i.e. insulation,

shading, north-facing, open-plan, etc.)

• List all energy-using equipment & activities through a walk-through audit

• Obtain an indication of hours in operation through interviews with relevant building

staff/occupants (e.g. security staff for lighting, office staff for computers & printers, resident

for use of hot-water geysers, etc.)

• Assign costs to energy consumption through investigation of energy bills, taking into account

energy demand values as well (mainly electricity costs, but could also be gas, other?).

• Make note of areas where obvious energy-wastage is taking place (e.g. leaking

compressors, lights/aircon on when areas not in occupation, etc.)

The data collected at this stage will be useful as the benchmark for evaluation of energy

efficiency improvements once energy management measures have been implemented.

6.3 Data analysis

Using the data collected, begin to put together preliminary energy balances. In this process, it is

often helpful to set up a spreadsheet or computer model to analyse the data. It is generally

advisable to employ a specialised energy consultant as the experience they have will ensure

that this is done effectively. It is advisable for a team member to assist the consultant in a

process of knowledge-transfer over time, especially if there are many buildings to be audited.


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The data analysis can provide a useful summarised energy picture for the building in the form of

an ‘energy profile’ for the current status of the building as indicated

in the graph adjacent.

6.4 Option generation The purpose of the next step, option generation, is to create a vision

on how to save energy. A brainstorming exercise with all relevant

parties concentrating on a specific energy issue is a very good way

to develop “less obvious” options of energy-saving measures. This is

particularly relevant to identify behaviour-change options that could have significant impacts

thereby avoiding the need to invest in technology. Employ an energy consultant to identify

technology options or familiarise yourself with the range of technology options available and

select those most suitable for the building. After the options have been identified, they are

evaluated following the same procedure used to evaluate other investments or technical

innovation options.

In identifying the potential options, the five following process parameters should be considered:

• Supply changes (away from fossil-fuels to direct use of renewable energy i.e. SWHs or solar

gains/shading)

• Good operating practices and good housekeeping (leaving equipment off when not in use,

opening windows instead of aircons, setting different temperatures for aircons)

• Changes in technology and equipment (improved efficiency rating or renewable energy)

• The redesign or renovation of building (architectural features for shading/ passive solar

performance, improved insulation, installing ceilings)

• Internal re-use or recycling of energy (applicable for HVAC systems or making use of heat

exchangers for large buildings, etc).

Proposed work Procedure for Energy Audits in Buildings (CaBEERE Manual, Appendix A)

1. Start audit by contacting persons responsible for the building and make arrangements

for the walk through audit

2. Do a preliminary audit. This consists of the acquisition of information and physical

investigation of the design and layout of the building as well as the equipment in the

building. Documentation and information required includes:

- Energy accounts and other maintenance cost records for a period of at least 1 year

- Check availability of architectural and engineering drawings and gather the

relevant drawings must be gathered.

- Check specifications of control systems against actual operation and acquire

specifications of control systems and schedules (temperature, switching on/off of

equipment, operation after hrs & during weekends, seasonal variations, etc.)

- Establish the pattern of usage in building – hours occupied and hours of operation of

equipment for different areas, and energy consciousness of occupants & staff

- Assessment of building structure characteristics – thermal qualities including insulation

& materials of walls/floors/partitions; window orientation, shadowing, number &

whether can be opened.

- Assess standards of maintenance of equipment (insulation, leakages, dirty filters)

from inspection of equipment and maintenance/repair records.

Instrumentation required include:

- kWh and kVA and power factor measuring device

- voltmeter

- air velocity meter

This is followed by an analysis of the information acquired. Analyse energy records and

calculate the specific energy index. The objective is to gather enough information of the

building equipment and energy consumption to estimate and evaluate whether savings

in energy and costs can be achieved and whether it is feasible to do detailed study for

the next phase of the project. Possible savings include:


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Lighting

- fittings are not energy efficient

- lights are on during night

- potential use of natural light instead of artificial light

Air conditioning

- set internal temperature higher to maximum acceptable level

- the fresh air cycle can be improved

- on and off switching can be improved

3. Prepare a comprehensive preliminary report and determine where a detailed audit is

necessary.

4. Proceed with detail audit - quantifying energy consumption in the building, determine

potential energy savings and determine capital cost in Rands

5. Prepare a detail audit report and present to building manager with reference to actions

required.

6. Develop an energy management system for these buildings that can be extended to all

buildings. Roll-out obvious options to all buildings (e.g. replacing all incandescent lights

with CFLs) and otherwise set up audit system for all buildings and a roll-out of

implementing feasible technical retrofits and behaviour-change programmes.

7. Monitor energy use against initial audit benchmarks for all buildings at central point

(appoint responsible person to coordinate and possibly one responsible person in each

building). Determine savings in energy and economic savings and use to motivate for

more expensive technical options (such as implementing solar PV), or use as motivation

for setting up projects for other buildings.

7. Financing Energy Interventions

While available government funding is very scarce, there are still some “low-effort” opportunities

that would be likely to pay off well if recognized and utilized. Such possible programs would

include rather simple measures. These decisions could include the following components:

• Life-cycle cost analyses and transfer of funds. A central decision for the government to

apply life-cycle cost analyses for investments would help identify the best opportunities for

energy efficiency investments and provide an unambiguous means for measuring progress.

If these efforts are combined with measures that allow the transfer of funds from energy and

maintenance budgets to efficiency investments, the problems with capital shortage can be

relieved. Life-cycle cost analyses could also be coupled with a deliberate decision to

extend the acceptable pay-back period for efficiency investments.

• Third-party financing. Energy-Service Companies (ESCOs) and Energy-Service Performance

Contracting (ESPC) offer another way to overcome budget constraints (and other

constraints such as low availability of trained staff, etc.). By using public buildings as a first

market for these services, the public sector can be a competent and important agent in

creating a sustainable market for ESCOs for the whole economy.

• Demand Side Management funds from Eskom: Eskom will fund 100% of electricity load

management projects, through an ESCO (Energy Services Company) that is registered with

Eskom. It will also fund 50% of the capital cost of electricity energy efficiency projects.

Information on DSM can be obtained from the Eskoms website (www.eskom.c.za).

• CDM funding: “The Cleaner Development Mechanism (CDM) allows industrialised countries

with emission reduction commitments, to meet part of their commitments by investing in

projects in developing countries that reduce greenhouse gas emissions whilst contributing to

the local sustainable development needs of the host country”

(http://www.dme.gov.za/cdm/main.htm). CDM can be used to fund a project with

measurable and significant carbon emissions reductions resulting from it. The credits for the

carbon reductions are sold, obtaining funding for the energy efficiency or renewable


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energy investment. Information on setting up such a project can be obtained from the

Department of Minerals and Energy (www.dme.gov.za).

• REFSO: The Renewable Energy Finance and Subsidy Office (REFSO) will fund investments in

renewable energy, starting at 1 MW capacity. The subsidy is for up to 20% of the required

funds, at a set rate per kW capacity (R250/kW for electricity generation). Information on

REFSO can be obtained from the Department of Minerals and Energy (www.dme.gov.za).

• GEF, REEEP & other international aid: The Global Environment Facility (GEF) has as part of its

mandate to “…make the connection between local and global environmental challenges

and between national and international efforts to reduce the risks of climate change…”

Among other types of projects, it helps to fund investments in renewable energy and energy

efficiency, visit www.theGEF.org. International funds can also be secured through donors or

development aid. The province has partnerships with Germany and Denmark, ask your top

management for more information. The Renewable Energy and Energy Efficiency

Partnership (REEEP) funds projects which promote renewable energy and energy efficiency.

Website www.reeep.org. It has regional offices, information on which can be obtained at

the website.

• TRECs (Tradeable Renewable Energy Certificates). TRECs are a system of verifying that

energy has indeed been produced in a renewable way. The certificates (TRECS) are then

tradeable. They can be sold by an entity that has earned them. They can be used to

finance installations of renewable energy such as solar water heaters, solar photovoltaic

panels and wind generator installations. This and/or a feed in tariff to encourage renewable

energy into the grid is being developed by the Department of Minerals and Energy so keep

an eye on their website (www.dme.gov.za).


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GLOSSARY

Biomass Energy Energy from the burning of agricultural, forestry, and other organic

material (including landfill gas, digester gas, and municipal solid

waste).

Building Envelope (Used in HVAC, see HVAC) A collective term for all the components

of a building that enclose its conditioned space and separate

conditioned spaces from unconditioned spaces (e.g. an unheated

garage) or from outside air.

CFL Compact Fluorescent Lamp – relatively efficient lightbulbs, using

about 25% of the power of incandescent lightbulbs, for the same

light output. It typically screws into a standard light socket.

Coal Thermal Power

Plant/Station

A power station that generates electricity through the burning of

coal.

Co-generation The simultaneous production by means of a single source of useful

energy (usually electricity) and heat (eg process steam) than can

then be recovered for use as additional energy.

Climate change A statistically significant difference noted either in the mean state of

the climate or in its variability persisting for an extended period of

time. Presently, climate change is thought to be caused by human

activity, the most prominent being the generation of energy.

DME The National Department of Minerals and Energy in South Africa.

Electricity Grid The electricity supply line system.

Embodied Energy All the energy required to bring a product or building to its present

state.

Energy A measure of the ability to do work. E.g. energy is required to lift a

bucket of water 10 metres, and a certain amount of energy is

required to keep a light bulb alight for 1 hour. Basic unit of

measurement is the Joule (J).

Energy Audit A process whereby the energy use profile of an entity is determined

i.e. amounts of energy used, types of energy used etc.

Energy Efficiency Using less energy to achieve the same objective, e.g. an energy

efficient air conditioner uses less energy to achieve the same

cooling.

Energy Conservation Measures to avoid the use of energy services.

ESCO Energy Services Company. A company that specializes in energy

efficiency measures under a contractual arrangement in which the

company shares the value of energy savings with the customer.

Fossil Fuel A fuel such as coal, oil, natural gas, produced from the

decomposition of ancient plants and animals.

Fossil Fuel Power

Station/Plant

A power station that generates electricity through the burning any

fossil fuel.

Global Warming An overall rise in the global temperature presently thought to be

faster than the natural rate, due to human activity (see Climate

Change).


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Glossary (continued)

Green Building A green building, also known as a sustainable building, is a structure

that is designed, built, renovated, operated, or reused in an

ecological and resource-efficient manner. Green buildings are

designed to meet certain objectives such as protecting occupant

health; improving employee productivity; using energy, water, and

other resources more efficiently; and reducing the overall impact to

the environment. A green building is then energy efficient and uses

renewable energy.

Hydrocarbons Another name for fossil fuels such as coal, oil and natural gas. They

contain hydrogen and carbon.

HVAC Heating, Ventilation and Air Conditioning infrastructure in large

buildings.

Insulation A material with a high thermal resistance (see thermal resistance).

LEAP Long-term Energy Analysis Package. A tool for long-range energy

forecasting.

LED Light emitting diode. A very efficient lightbulb technology. At

present, the colour and the intensity of the light produced by them

are not yet to the standard required for normal room lighting. This

may change soon.

Lumen A measure of the light intensity of a light source. When replacing

lightbulbs with more efficient ones (like CFL and LED), it is vital that

the lumen rating of the types of lightbulbs is compared, not the

power input.

Mini Grid One electricity supply system between a number of households, not

connected to the main electricity grid.

Motion sensor A fitting that gives an electrical signal when it senses motion. It is

usually used as a switch to, for example, turn lights on.

Off Grid system A power supply system that is not connected to the Electricity Grid

(see ‘electricity grid’).

NGO Non-governmental Organisation. Examples are charities, advocacy

groups and other non-profit entities.

Passive solar design Structural design and construction techniques that enable a building

to utilize solar energy for heating, cooling, and lighting by non-

mechanical means.

Power The rate at which work is done. Energy used in a unit time. Units are

Watts (W). A bigger power supply can supply more energy in a given

time.

Renewable Energy Energy resources that is naturally regenerated over a short time scale

and either derived directly solar energy or indirectly from the sun

(hydropower, biomass, wind and wave pwer)

Solar photovoltaic

panels

Panels usually mounted on the roof of a building, that generate

electricity directly from sunlight.

Solar thermal

technology

Technology for harnessing the sun’s heat for energy e.g. solar water

heating and concentrated solar power.

Skylight Window in the roof of a building which lets sunlight in for lighting and

warming.

Small Hydro Power Electricity generated by harvesting the falling energy of water. A

dam is usually constructed to facilitate this. Small hydro power is


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defined as less than 30 MW.

Solar water heating Heating water using sunlight, present practice is to use either flat

plate technology or the newer evacuated tube technology.

Thermal Blanket A cover/blanket placed over a geyser/hot water cylinder or other

structure to minimise heat loss from it.

Thermal Power Plant An electricity generating plant that uses

Thermal Resistance The ability of a substance to prevent heat transfer. The quantity is

obtained by dividing the temperature difference across the surfaces

of the body divided by the rate of heat transfer.

Timer Switch A switch that turns electrical power on and off to an appliance or

section of a building at pre-set times.

UPS Uninterruptible power supply. Installed to prevent immediate loss of

power to vital systems e.g. computers in the case of a power outage.

Wind Power (electricity) Electricity generated using modern windmills.


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APPENDICES

A: CaBEERE & DME Resources, 2005 (on CD version only)

CaBEERE was a programme in the National Department of Minerals and Energy which aimed to

develop capacity and resources with in the department to promote energy efficiency and

renewable energy in South Africa.

• PDF copy of Energy Efficiency: Energy and Demand Efficiency for Commercial Buildings Final

Report : a reflection on SAEDES

• PDF copy of CaBEERE Building Energy Audit Manual : a detailed and good South African

reference.

• PDF copy of the South African National Energy Efficiency Strategy

These documents can be found on www.dme.gov.za.

B: SAEDES (on CD version only)

The South African Energy and Demand Efficiency Guidelines (SAEDES) is a guide containing

technical and performance provisions for new and existing commercial buildings. It is a

“National Mode of Acceptable Practice for Cost, Energy and Environmentally Effective Building

Design, Construction, Operation and Maintenance Products, Systems and Professional Service”.

The key sections of the document, which complement this publication, include:

• Building Design Requirements--General Conditions

• The Building Envelope

• Interior Equipment Systems

• Building Design Requirements--Performance Evaluation and Analysis

• Building Design Requirements--Utilisation of Renewable Resources

• Building Operation and Maintenance

• Training and Education

• An Energy Service Company (ESCO)

• Commercial Building Commissioning

• Energy Audit Procedure

The document also contains the following features:

• Definitions, abbreviations and acronyms.

• South African climatic data useful for building design.

• PDF copy of SAEDES is the efficiency guidelines that will become SABS standard SANS 204 for

artificially ventilated buildings:

SANS 204, the successor to SAEDES, is available from the South African Bureau of Standards

(SABS), at http://www.sabs.co.za. There is a Cape Town regional office at: Liesbeek Park Way,

Rosebank, Cape Town, Tel: 021 681 6700.


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C: Examples of Information and Reminder Signs

These are examples of reminder signs that could possibly be used in offices. You could make

similar ones, or at the very least make copies of these and stick them next to lights, computers, &

other electric equipment to remind office users about energy efficiency.

GENERAL LIGHTING

Lighting an empty office overnight wastes enough energy to make about 100 cups of coffee

Always remember to switch off lights when

leaving offices

Energy Saver Lamps (CFLs)

They use 80% less electricity than ordinary bulbs and last about 10 times longer

They cost more than normal incandescent lamps ‘bulb’ (R20 to R40 as opposed to R3), but money spent is saved very quickly in reduced electricity payments and light replacement costs. Payback period is normally just a few months.

Remember CFLs should be used at home too. They can cut your lighting bills by about 75% !

AIR CONDITIONERS

Huge savings are possible here!

Try setting the aircon to 25 oC during summer and 19 oC in winter, this will still be comfortable.

By turning the thermostat (temperature setting) down 1 oC in winter and up 1 oC in summer…

...you will save 10% off the air conditioner electricity bill!


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1. COMPUTERS

A typical computer uses around 100 – 120 watts continuously, irrespective of activity.

Switch the monitor or computer off if you are not using it for an hour or

more.

By turning off your monitor reduces computer energy consumption by around 50%.

A monitor left on overnight wastes enough energy to laser print about 800 A4 copies!

2. PHOTOCOPIER

A photocopier left on overnight wastes enough energy to make about 1600 copies

Remember to switch them off when leaving work.


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These signs are used by Eco-Schools in Canada. You could make similar ones for the schools, or

at the very least make copies of these and stick them next to lights, computers, & other electric

equipment to remind users about energy efficiency.


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D: Example of Energy Management Plan for Public

Buildings

CITY OF TSHWANE INTERNAL ENERGY MANAGEMENT PLAN Goal

Promotion of the CTMM as the leading municipality in meeting its energy needs in a sustainable

way and thus fulfilling its constitutional obligations and global responsibilities with regard to

Municipal Facilities.

Scope

The program, based on energy conservation, is generic in nature and should be integrated into

the Environmental Management System (EMS) of each department, developed by the

Environmental Resource Management section in conjunction with the SEED program. The

programme is applicable to all actions of all employees where energy is consumed and

disposed.

General Energy Management Plan


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Selecting a program coordinator

A successful Energy Management Plan requires an enthusiastic coordinator (Environmental

Management Representative) who can foster a sense of teamwork and enlist the support of all

employees.

- The EMRep will be identified by the Environmental Management Section in coordination

with management of each relevant department.

- The ERM will be trained by the ERM section to carry out his/her duties in terms of this

document.

- The responsibilities of the EMR include the basic implementation of the plan above as

well as education of fellow employees thereon.

Energy Management Strategies

The energy conservation measures shall be aligned to the SEED program and the EMM Energy &

Climate Change Strategy. Strategies applicable to CTMM building operations are as follows:

ACTION TIMEFRAME RESPONSIBLE PERSONS

1. Select and train Environmental Management

Representative (EMRep)

Continuous as

per roll-out per

department

Environmental

Resource

Management

2. Investigate means and install equipment if

necessary to monitor total electricity consumption

on the premises

1 month EMRep

3. Monitor electricity consumption on a monthly

basis making use of Internet-based metering

Continuous EMRep

4. Investigate (through energy audits) and install

appropriate energy saving technologies eg.

Timing systems

Continuous

EMRep

5. Provide appropriate electricity saving

equipment when existing equipment requires

replacing

Continuous

when

replacements

are done

EMRep & Stores

6. Provide appropriate electricity saving

equipment in new buildings

Continuous

when new

buildings are

built (Project

Schedules)

EMRep, & Stores

7. Support opportunities to design new buildings

to utilize natural light and ventilation (Passive solar

design), as well as to minimise embodied energy &

maximise thermal mass & insulation.

Continuous

when new

buildings are

built (Project

Schedules)

SEED Advisor

& Department

responsible for new

buildings

8. Designate personnel to ensure electricity

savings in each building and provide related job

specific training

Designation:

Short-term 3

months

Training: 1

month

(External –

Environmental

Management)

SEED Advisor

9. Compile and train all personnel on “Green

Office Tips” to ensure electricity savings linked to

day to day activities (part of broader resource

savings training)

1 month and

continuous

thereafter for

new employees

(induction)

Environmental

Management

(External –

Environmental

Management)

10. Promote the use of renewable energy

technologies

Continuous SEED Advisor


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Energy Audits

EMRep to conduct energy audit of building with help of a team. The energy audit team should

comprise people with a sound knowledge of management operations, engineering and

finance. It is wise to have the support of both an electrical and mechanical engineer. The

electrical engineer will handle control systems and distribution systems while the mechanical

engineer will deal with mechanical systems design and heat transfer problems. Audit can be

done in phases:

Phase 1: Preliminary audit

- data collection

- walk through audit

- analysis of results

- calculation of specific energy consumption profile for the building

- conclusion and recommendations

Phase 2: Detail audit

- collection of detail information

- energy recording over specific period

- analysis of results

- identification of saving potential

- quantification of energy savings and related capital cost

- recommendations

Phase 3: Recommendations in respect of

- energy management actions (behavioural)

- technical retrofits

- measuring of results achieved and the relevant control measures necessary for ongoing

energy management

Technical Strategies

Buildings

• Insulation installed without heat bridging.

• Reflective foil roof-liners and tile under-lays with correctly sealed joints such as to avoid dust

ingress and preventing the unwanted ventilation of ceiling spaces

• Methods of avoiding cold spots caused by heat transfer from roof to walls and sealing the

designed gaps between the same

• The correct stage of vapour barriers for damp climates to prevent condensation and make

porous insulation products more effective

• The potential of perimeter or foundation insulation to prevent heat loss from the floor of

buildings

• Significant energy savings can be achieved by careful building design or by retrofitting

existing buildings

• Design long life, durable and adaptable buildings.

Interior lighting

• Operate lights only when required

• Use of an efficient light source

• Lighting systems require regular maintenance

• Regular maintenance programs including cleaning of windows enables the following

advantages:

• Light quality of the built environment is maintained

• Tendency to add more light fittings because of falling light levels will be avoided

• Bulk lamp replacement facilities recycling through a special lamp crusher. Lamps that

are replaced individually end up as landfill where the mercury they contain contributes

to environmental contamination.

• ‘Light’ furnishings

• Light coloured walls, ceilings and furnishings reflect more light to working areas and so

need less artificial lighting to achieve required luminance.


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Office Equipment

Energy use can be influenced through :

• Specifications established for new equipment

• The extent to which energy saving features are utilized.

Kitchen Equipment

Installing a timer, so that hot water systems are turned on early in the morning and off in the

evening would result in reduced electricity consumption and will repay the cost of purchase

quite quickly.

Streetscaping and Urban Forestry

• Trees and other vegetation can shade buildings, pavements, parking lots and roofs, and

naturally cool a city by releasing moisture into the air through evapotranspiration.

• By protecting buildings from wind, trees can reduce heating costs in winter, and through

direct shading and evaporative cooling, can contribute to reductions in air conditioning use

in summer.

• Strategically placed vegetation and the use of reflective surfaces will not only help cool

cities during summer months, but also lower energy bills by reducing energy use (a hot roof

translates into much higher air conditioning costs). This in turn reduces greenhouse gas

emissions and ultimately improves air quality.

Behavioural Strategies

• Inkjet printers can be used for draft printing. Whilst laser printers produce higher quality

images they use 5-10 times more energy when printing and idling.

• Turning a photocopier off when not in use reduces its annual electricity use by over 60%.

Making sure that computers, printers, fax machines and photocopiers are tuned off at the

power point during extended inactive period of time can further reduce electrical

consumption.


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E: Renewable Energy Options for Buildings

There are various renewable energy technologies suitable for buildings. They are summarised

here:

Solar water heating (SWH) systems use solar energy to heat

water. Solar water heating is, in most sunny countries, a more

cost effective means of heating water than just using electricity.

While SWH system capital costs are higher than a conventional

electrical water heating geyser/cylinder, operation costs are

vastly reduced because very little electricity or other energy

source is necessary to heat the water, and thus capital costs

are recovered over several years through such savings. Systems

comprise a flat black panel (called the ‘solar collector’)

through which water flows to be heated, and an insulated storage tank where hot water is

stored for use at any time of day or night. The systems are usually placed on the roof of a

building, to pre-heat water that will be used in sinks, showers and other hot water

applications.Water temperatures achieved are as high as, or higher than normal electrical

geyser/cylinder temperatures. SWH systems are suitable for a range of applications, from small

households with piped water through to large institutions such as school boarding houses,

industrial uses and residential flats. Maintenance requirements of SWH systems are minimal, but

in some areas factors such as the chemical content of the water need to be considered to

avoid operating problems (e.g. where calcium levels are very high).

Solar power panels (photovoltaics or PVs) Solar

photovoltaic (PV) systems provide electricity from

sunlight, and are often used in rural areas where no

other electricity supply is available, or where people

prefer using renewable energy rather than dirty coal-

generated Eskom power. Systems capabilities vary

depending on their size, from small, simple systems to

power a few lights in a house, to large, more

complicated systems for larger applications such as

hospitals, schools, or other buildings. Solar PV is also very

effectively used for water pumping in remote areas.

System components include the solar PV panels (which

convert sunlight into electricity), battery bank (to store electricity for use when the sun isn’t

shining), and power conditioning equipment (this prevents the batteries being damaged by

overcharging or over-discharging, and may convert the direct current (DC) generated by the

PV panels and batteries into alternating current (AC) used by many appliances). PV is a well

established and mature technology internationally, and components and systems provide a

reliable source of electricity if properly installed and maintained. Although it is a low-

maintenance technology, some maintenance is nevertheless necessary, and batteries need to

be replaced every 3 to 8 years (depending on battery type used).

Normally, because solar PV systems have a relatively high capital cost (and low operation and

maintenance costs), large electrical demands such as cooking or heating are not supplied with

solar PV, but rather by an alternative power source such as gas.

Solar PV systems can be fitted to buildings in a variety of different ways, such as bolt-on panels

and roof tiles. They use daylight to create an electric current, which can be used to power

buildings or can be exported to the grid. Integrating PV into the building envelope can replace

conventional building envelope materials and their associated costs. For example, spandrel

glass, skylights, or roofing materials might be replaced with architecturally equivalent PV

modules that serve the dual function of building skin and power generators. By avoiding the

cost of conventional materials, the incremental cost of PV is reduced and its lifecycle cost is

improved.


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Wind turbines use the energy from the wind to turn a generator, which

produces electricity. South Africa has relatively low average wind speeds,

and so wind electricity from small scale independent generators is

generally more expensive than solar electricity. Wind speeds along the

coast are best (often around 5 or 6m/s on average, as opposed to 3m/s

or less average inland speeds). However, wind speed is very site-specific,

and exposed sites can have speeds much higher than the average for

the area. There is a range of different small-scale wind generators available in South Africa,

with very different output characteristics. They are often used in conjunction with solar PV

panels, as they complement each other well - the sun is more reliable than the wind, but when

the wind howls it can generate huge amounts of energy. A wide range of sizes is available.

Small scale hydro power

This option is feasible where the site has a permanent and substantial flow of water. Normally,

electricity is generated by running the water through a small turbine attached to a generator

(you can use a car alternator). A pump, run backwards, can be used in place of a custom

hydro turbine. As a rough estimate, about half of the energy in the water flow can be

converted to electricity. The simplest way to use the electricity generated is for heating water.

Here the frequency of the power isn’t important. For other uses where a set frequency is

required (most AC appliances) expensive power conditioning may be needed.

Biogas

Biogas can be generated from human and animal waste. The gas is then used for cooking or

heating, or even to generate electricity. This technology is little used in Southern Africa, partly

because of the high concentration of humans and animals needed to obtain enough waste.

To set up a small home system is not demanding, however, and can be done by do-it-yourself

enthusiasts.

Biomass heating can either be stoves or boilers that use biomass instead of traditional fossil fuels

such as oil and gas. Biomass refers to any fuel material derived from living organisms, but in most

cases the fuel will be wood that is either the waste product from another activity (e.g. tree

surgery) or has been grown for the purpose.

Biomass Combined Heat and Power (CHP). A CHP plant is an installation where there is

simultaneous generation of usable heat and power (usually electricity) in a single process. It

may use biomass as fuel. This is usually only applicable to buildings in cold climates.

Ground sourced heating uses underground pipes or boreholes to absorb heat from the ground,

which is then upgraded to a useful temperature and used to provide space heating and to pre-

heat domestic hot water.

Ground sourced cooling/borehole cooling involves using the ground or groundwater for cooling

of offices and other non-domestic buildings. As the temperature of the ground remains fairly

constant, and in summer is well below peak air temperatures, a system working on the same

principle as a ground sourced heat pump can be used to replace conventional cooling in

offices and other buildings.

In addition to the renewable energy technologies mentioned above, architects can make use

of passive solar design. The aim of passive solar design is to plan the orientation and layout of

buildings and plots and vegetation on and adjacent to buildings to take advantage of

available daylight and to either use or avoid heat gain, depending on heating or cooling

requirements of the building.

Grid-fed systems - Renewable energy systems can either be tied to the available utility grid or

they may be designed as stand-alone, off-grid systems. One of the benefits of grid-tied systems

is that on-site production of power is typically greatest at or near the time of a building’s peak

loads. This provides energy cost savings through peak load shaving and demand-side

management capabilities.

Green power refers to utility-scale electricity resources that are in some way environmentally

preferable to conventional system power. The terms green and clean are often used


Page 104 of 106

interchangeably to describe this type of electricity. Green power supplied from the utility grid

may be comprised of electricity from one or more types of renewable sources. The term

renewable power refers to electricity generated from one or more of the following types of

resources:

•Wind—generated from wind-powered turbines, often grouped together into wind farms

• Solar—typically generated from photovoltaic (solar cell) arrays, often placed on rooftops

• Geothermal—generated from steam captured from below the earth’s surface when water

contacts hot, underground rock.

• Biomass—burning of agricultural, forestry, and other by-products (including landfill gas,

digester gas, and municipal solid waste).

• Small hydroelectric—generated from dams with a peak capacity of less than 30 megawatts

(MW).

As part of a whole-building energy management strategy, purchasing bulk green power

resources complements many building-specific measures. Through a holistic approach to

building design and operation, incorporating green power resources can further decrease the

environmental impacts already minimized through the specification of energy efficiency and

renewable energy measures in the design process. Minimizing electrical load requirements, and

then meeting these requirements with clean electricity resources, is at the core of a whole-

building IEM strategy.

Costs of renewable energy systems

Costs are variable, depending on the type of system being installed, and the site location.

Some examples of easily available systems are given below for information:

System description System size Approximate cost (including

installation) - 2002

Small solar PV system to provide power

for 2 lights for 3 or 4 hours per day.

1 x 60W panel

(output about 0.36kWh/day) R 3000 – R4000

Small solar PV household system to

power 2 lights for 4 hours and a small

B&W TV for 2 hours

2 x 60W panels

(output about 0.72kWh/day) R 4000 - R 6500

Solar PV water pumping system to

supply 1000 litres per day (50m head).

1 x 60W PV panels

(output about 0.36kWh/day) R 7 000 – R10 000

Solar water heater for a typical family 150 litre geyser R 6 000 - R 10 000

Small wind generator – for household

application 400W (rated at 10m/s)

Daily output about 2kWh (at 20km/h

average wind – i.e. coastal wind

conditions)

R 9 000 (excl battery storage)


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F: Energy Audit of Western Cape Departmental

Buildings (on CD version only)

An Energy Assessment for the Department of Environmental Affairs and Development Planning

on the Utilitas, Property Centre and Leeusig Buildings was conducted in February 2006 the results

and recommendations are contained in this:

• PDF copy of the Energy Assessment of the of the Utilitas, Property Centre and Leeusig

Buildings


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G: Resources

International Web & Literature Resources

• Promoting an Energy-Efficient Public Sector (PEPS) (www.pepsonline.org)

• Municipal Network for Energy Efficiency (MUNEE) (www.munee.org/)

• Public Internal Contracting (PICO) (www.iclei.org/ecoprocura/PICOLight/

or www.eceee.org/library_links/prost.lasso)

• U.S. Federal Energy Management Program (FEMP)

(www.eere.energy.gov/femp/)

• Canada Federal Buildings initiative

(www.oee.nrcan.gc.ca/fbi/home_page.cfm)

• ‘Buildings Topics’, part of ‘EERE (Energy Efficiency and Renewable Energy)

Information Center’, the United States Department of Energy –

(www.eere.energy.gov/EE/buildings.html )

• The USA government’s ‘Energy Star’ programme for energy efficiency:

“ENERGY STAR is a government-backed program helping businesses and

individuals protect the environment through superior energy efficiency” –

(www.energystar.gov/)

South African Web-based Resources:

• Western Cape Department of Environmental Affairs and Development

Planning Energy Strategy and other related documents

(www.wcapeenergy.net)

• The Department of Minerals and Energy (www.dme.gov.za)

• Sustainable Energy Africa (www.sustainable.org.za), Cape Town, South

Africa.

• Earthlife Africa (www.earthlife.org.za), South Africa

• ESCO’s (Energy Supply Companies) are companies which can help any

organisation to better utilise energy services (www.eskom.co.za)

• Eskom SWH subsidy programme (www.eskomdsm.co.za)

• Green Building Council of South Africa (www.greenbuilding.co.za)

Documents

A guide to energy management in public buildings 160508Managing energy in buildings has multiple benefits including a reduction in monthly expenses, improved productivity and marketing