Environmental regulations are an important factor in residential development.
Pawlowski (2010: 2) states that humankind and the environment are closely connected. However, this close coexistence has not always been peaceful and human beings are prone to causing environmental disasters (Pawlowski, 2010: 2).
According Nahman, Wise and de Lange (2009: 350) “… all nations face the challenge of simultaneously meeting two imperatives: developing their economies to meet the needs of their people, and ensuring that the productivity and viability of the underlying ecosystems and ecosystem services are maintained at healthy levels over time”. Nahman et al. (2009: 350) further explain that imperatives mentioned in the study are enshrined in the concept of sustainable development, which can be defined as “… the integration of social, economic and environmental factors into planning, implementation and decision-making so as to ensure that development meets the needs of the present without compromising the ability of future generations to meet their own needs,” (Willaims, 2000: 6; van Wyk, 2007: 60;
Pawlowski, 2010: 15; Botha, 2013: 25). According to Earle (2006: 323), the notion of sustainable development is a highly charged topic that has received global attention in the early 21st century. The 1987 World Commission on Environment and Development (WCED) and the 1998 National Environmental Management Act (NEMA) fashioned a definition, mentioned by Williams (2000: 6); van Wyk (2007:
60); Pawlowski (2010: 15); Botha (2013: 25) and Reed et al. (2015: 275) for sustainable development that has gained broad acceptance (Earle, 2006: 323). An alternative definition of sustainability, as provided by Reed et al. (2015: 277), was produced by the World Business Council for Sustainable Development (WBCSD):
“Sustainable development involves the simultaneous pursuit of economic prosperity, environmental quality and social equity. Companies aiming for sustainability need to perform not against a single, financial bottom line but against the triple bottom line”.
As Reed et al. (2015: 277) explain there are similarities between the earlier version of the definition provided by the WCED 1987 and the newer version produced by WBCSD. Both these definitions refer directly or indirectly to social, economic and environmental aspects of society (Reed et al., 2015: 277). One aspect of development mentioned by Williams (2000: 5) can be seen as improving the well-being of people. The statement of Williams (2000: 6) on sustainable development contributes to that of Nahman et al. (2009: 350) and mentions that sustainable development can be seen as development that lasts, because in addition to an economic component, there are social and environmental components (Kotzé, 2003: 86; Reed et al., 2015: 277). Therefore, sustainable development must be a
pro-active strategy to develop sustainability (Willaims, 2000: 6). The sustainability aspect of development which is explained by Pawloski (2010: 14), mentions that it is expressed in a structural aspect of a given system and means reaching a state of balance between its components, e.g. the actions taken within separate fields of sustainable development must not lead to degradation of the bio-social system (Pawlowski, 2010: 14). In 1998, the National Environmental Management Act (NEMA) was introduced as framework legislation to regulate the environment with principles of sustainable development at its core (van Wyk, 2007: 60). Sustainable development is a recurring theme in land use and environmental planning, demanding a holistic approach to land development so that the long-term negative impacts of current land use or development decisions can be minimised (van Wyk, 2007: 60). Sustainability also means durability, which main characteristic is measured in time (Kotzé, 2003: 86; Pawlowski, 2010: 14). A system is durable in time if it was functioning in the past, is presently functioning and nothing indicates it could be damaged. Time is also an important factor when it comes to the devastation caused by human beings on the environment (Pawlowski, 2010: 14).
Sustainable building and construction is a sub-set of sustainable development – namely about meeting the needs and aspirations of people (especially the poor) in a manner that does not impede future generations from being able to meet their own needs and aspirations (Gilbert, Girardet, Stevenson and Stren, 2009; Department of Public Works, 2014: 2). The three components of sustainability are:
Environmental sustainability, which requires that natural capital remain intact. This means that the source and sink functions of the environment should not be degraded. Therefore, the extraction of renewable resources
should not exceed the rate at which they are renewed and the absorptive capacity of the environment to assimilate wastes should not be exceeded.
Furthermore, the extraction of non-renewable resources should be minimised and should not exceed agreed minimum strategic levels.
Social sustainability, which requires that the cohesion of society and its
ability to work towards common goals be maintained. Individual needs, such as those for health and well-being, nutrition, shelter, education and cultural expression should be met.
Economic sustainability, which occurs when development, which moves
towards social and environmental sustainability, is financially feasible (Gilbert et al., 2009; Department of Public Works, 2014: 2).
As van Wyk (2007: 60) states, NEMA stresses this issue again where it provides that development must be environmentally, socially and economically sustainable.
The idea of integration is central, the NEMA principles providing that all elements of the environment are interrelated and the effects of decisions on all aspects of the environment and people in the environment must be considered (van Wyk, 2007:
60).
Property developers are faced with enormous tasks when it comes to the development of residential projects, especially in context with the latest environmental considerations and regulations. Nsibande (2011: 17) explains that the environment has become a central issue for consideration in granting permission for developments (Cameron, 2011: 9). Larsen (2003: 92) shares the same opinion as Nsibande (2011: 17) and mentions that environmental regulations are of importance
to real estate development and many environmental regulations are being enacted at all levels of government. Larsen (2003: 92), Nsibande (2011: 17), Reed et al.
(2015: 172) and Cameron (2011: 9) all share the same opinion and state that a full environmental impact assessment (study) (EIA or EIS), consisting of the environmental statement (ES) required to be produced by a developer must be included in the development package submitted to the planning commission of regional government, requesting permission for the development project on that particular site. This document shows the expected impact of the development on the total environment, including air quality, employment, energy consumption, noise levels, vegetation, vehicular traffic, wildlife and population density (Larsen, 2003:
92). The environmental impact assessment is given a lot of importance by many governments and takes centre stage in determining if entitlement will be granted for a development. Without a positive environmental impact assessment, there is no chance of success for a development (Nsibande, 2011: 17).
In addition to this, there are many organisations around the world, which often object to new developments in sensitive areas, viewed as a threat to the natural environmental (Nsibande, 2011: 17). These organisations are often well organised and pose great resistance in preventing developments in sensitive areas. A developer must consult with environmental consultants earlier on in the process, in conjunction with an architect and/or engineer to avoid making plans to develop a sensitive area (Nsibande, 2011: 17). This matter is discussed further on in this chapter, including the requirement of a residential developer to appoint a competent architect and/or engineer to ensure the approval of plans.
According to Nsibande (2011: 17), another aspect that needs to be taken into consideration are the different phases, which form part of the environmental impact assessment and is completed prior to commencement of the development. For the purpose of this study, the first two phases of the three phases of the environmental impact assessment will be discussed. The Phase I Environmental Assessment, as explained by Shields (2013: 1) is a due diligence screening tool designed to highlight environmental liability associated with real property through research and observation. At a minimum, a Phase I performed in accordance with American Society for Testing Materials (ASTM) and the SANS 10400 and Sans 204 standards should consist of the following:
Inspection of the property, including all structures, to identify possible sources
of contamination such as asbestos, electrical equipment containing PCBs, and hazardous substances or wastes.
Inspection of the property for evidence of possible contamination from leaking storage tanks, old disposal areas, chemical containers or drums.
Investigation of past spills or illegal disposal of hazardous substances, which can be evidenced by observing stained soil or stressed vegetation.
Interviews with individuals familiar with the property and its history to identify past events and uses that may have created conditions that could lead to environmental compliance problems.
Search of available federal, state, county and municipal records to identify
possible sources of contamination on or near the site. Often the company conducting the Phase I will sub-contract a company to perform a state and federal environmental database search, given specified distance radii around the subject property.
Search of title records for previous 50 years to identify past owners and uses of the property.
Review of available historical aerial photographs of the site to identify its past
uses and any evidence of large-scale past waste disposal on the property (Shields, 2013: 2).
If a Phase I assessment reveals contamination on the property, the contracted company should recommend the performance of a Phase II investigation to identify specific chemical contaminants, as well as vertical and aerial extent. In situations where available records or previous activity on the property suggest a high probability of existing contamination, Phase II activities can be conducted concurrently with the Phase I assessment to save time and expense (Shields, 2013:
2). Depending on conditions at the property, a Phase II investigation typically includes surface or sub-surface soil sampling and possibly groundwater sampling.
The type or extent of sampling activities is dependent on the contaminant source identified. From a cost standpoint, Phase II field activities are typically more expensive than Phase I. Higher costs are justified primarily by increased planning, equipment, personnel, analytical and health and safety concerns. However, a
residential developer should not pay for a more extensive investigation than what is required (Shields, 2013: 2). To this end, it is recommended that the residential developer obtain several proposals from environmental companies for a given project, if for no other reason than to see how each approaches a given pollution condition. The residential developer should not feel ‘locked in’ with the Phase I company making recommendations for additional environmental activities (Shields, 2013: 2).
Therefore, a developer has to take the above-mentioned factors, combined with the latest SANS (South African National Standards) 10400 regulations into consideration for a plan to be viable for approval. Basically, these regulations are compelling all new buildings and alterations to be a lot more environmentally safer than before (Gorgeousgreenhouse, 2013). Nsibande (2011: 17) explained that building would not occur unless approval is granted - “… entitlement will be granted for development or not …” SANS 10400 needs to be read in conjunction with SANS 204 and they cover everything about building from safety, glazing, lighting, ventilation structural design etc., (Gorgeousgreenhouse, 2013). SANS 10400 part XA and SANS 204 (minimum energy requirement) can be bought online from the SABS (www.sabs.co.za) and any projects currently being designed and not yet submitted for municipal approval must understand and apply these standards to their project (Property24, 2011). As Gorgeousgreenhouse (2013) explains, many professionals in the building industry have been caught unawares. Non-compliance may result in delays in plan approval, construction being postponed and in some instances halted, while all parties involved familiarise themselves with the requirements (Cameron, 2011: 9; Gorgeousgreenhouse, 2013). It seems that the
South African government’s invitations to consultative processes were largely ignored so the new standards were implemented with little flourish (Gorgeousgreenhouse, 2013). It is only now that non-compliance is being identified by the authorities, that architects, designers, builders and suppliers of goods and services to the industry are fast tracking their knowledge and skills. These standards, while very complicated (Gorgeousgreenhouse, 2013) are not a South African invention. In fact, much of the science has been gleaned from international advancements (Gorgeousgreenhouse, 2013). Such regulations have transformed the built environment in countries such as Germany, where their first standard was introduced in 1975 (Property24, 2011). These standards may seem very onerous but when one considers that 17% of national energy is used in residential buildings and 10% in commercial buildings, it is imperative that building processes correlate with these requirements (Gorgeousgreenhouse, 2013). It is also quite sobering to learn that buildings globally are responsible for a third of carbon dioxide (CO2) emissions contributing substantially to climate change, either in their construction or lifespan (Gorgeousgreenhouse, 2013; Reed, Sims and Cadman, 2015: 275)
To ensure the approval of plans with the latest SANS 10400 regulations and for on-time approval without any delays, a residential developer needs to appoint a competent and well-known architect and/or engineer who knows how to design a home that conforms to SANS 10400 regulations. Gorgeousgreenhouse (2013) raises a good point and states that it is imperative that a residential developer contracts an architect and/or engineer who have been accredited by the Building Control Authority (BCA). Professional architects and engineers are listed on this website: http://www.buildingcontrol.co.za/page34.html and it is essential to enlist
their services in the issue of competency and to avoid delays (Gorgeousgreenhouse, 2013). The best option would be for a developer to appoint a professional who is suitably qualified, knowledgeable and appropriately accredited.
(Gorgeousgreenhouse, 2013).
As Nsibande (2011: 17) explains, global warming is now a central point of discussion and many countries have realised the importance of maintaining the natural environment. Nsibande (2011: 17) further explains that developers who wish to develop residential projects in specific areas of interest such as wetlands or even areas that have inhabitants (wildlife), need to approach these with great caution.
Often these areas are protected and recorded with local conservation authorities (McKenzie et al., 2011: 517; Nsibande, 2011: 17). Nsibande (2011: 17) further explains that there is a formal process of application for environmental impact assessment, which is submitted to government for approval and certification. A qualified environmental impact assessment consultant must be consulted to prepare and complete this process. The process also involves public participation and consultation of interest groups prior to permission and certificates being issued (Nsibande, 2011: 17). Due to the sensitive nature of the environmental impact assessment and also the latest SANS 10400 regulations, it is advisable to complete this process and to submit the plans to the local authority with the correct designs that conform to the SANS 10400 regulations in conjunction with the SANS 204 (minimum energy requirement) to obtain the Green Star SA certification for the residential development (Nsibande, 2011: 17; Property24, 2011). It is therefore evident from a literal interpretation of the above-mentioned principles, that
sustainable development, environmental studies and all of the regulations required by local authorities for a new development to be viable go hand in hand.
3.8. CONCLUSION
In this chapter, the literature suggests that effective project management plays a vital role in the delivery of residential development projects and if a residential development project is not properly managed, unnecessary delays and cost implications for a development project can occur. Other variables causing delay for projects include: economics; political influences; legislation issues; technology and environmental regulations. Other significant hurdles in residential development include: property cycles indicating a downturn in the property market; political unrest such as government decreasing the availability of credit; a new residential development project listed too late on the internet, causing the developer to stop production from insufficient funds required from prospective buyers or building plans not approved because they have not been properly designed with the SANS 10400 and SANS 204 specifications in place. As a result, the literature suggests that the above mentioned variable have some effect on the residential development sector and influences the ‘on-time’ delivery of residential projects. The evident variables included in the theoretical framework are operationalised in Chapter 4.
CHAPTER FOUR
OPERATIONALISATION OF VARIABLES
4.1. INTRODUCTION
The background to the present study, the research problem and formulated objectives were presented in the previous chapters. The evident variables included in the theoretical framework are operationalised in this chapter. Consequently, the following variables were operationalised: political influence; economy; social changes; technological changes; environment; legal; mortgage bonds and project management.
Various decisions were taken regarding the measurement of the research constructs. The principles underpinning the arguments and choices about the design or selection of measurement instruments were:
Respondents' performance in terms of the main variables had to be assessed
by applying more than one method or instrument in each case. Such a multi-method evaluation enabled the cross validation of measuring instruments.
A trade-off had to be found between the effort (time, ease and cost) of
applying the instruments and the quality of data generated. The latter aspect had to do with both the completion of the measurement instruments in terms of providing honest and accurate answers and the return rate of completed
The findings (analysis of data) had to be comparable and ensure optimal continuity with previous research findings, constructs, conceptualisations, operational aspects and statistical procedures.
4.2. CONCEPTUAL LEAD-TIME MANAGEMENT FRAMEWORK