Developed by Legaro Properties, the three-storey project is situated on a brownfields site and is well connected to local amenities and existing public transport infrastructure. The design incorporates strong minimalist geometries, with shading louvres acting as a dynamic facade element and passive shading device. The building is elevated above street level, gently interfacing with the ground through a small glass box which will house the main circulation core and a concierge service.

More in-depth information about 78 Corlett Drive can be found here.

Energy Strategies for the building contributing to the Net Zero Carbon Level 1 Certification:

• Sub-metering of major energy consuming systems is in place. Gathering information is key to understanding and managing building systems and to assess opportunities for energy savings.
• Minimisation of Greenhouse Gas Emissions associated with operational energy consumption is reduced. An energy model of the building was generated and in the design stages of the building compared to a notional building model. The building design showed an improvement of 100% (net zero operating emissions base building) over a SANS 10400 notional building.
• Provision is made to ensure all individual spaces or enclosed spaces are individually switched. This will offer greater flexibility for light switching, making it easy to light only occupied areas.
• The buildings peak electrical demand is actively reduced by the use of Photo voltaic system
• The project saves energy by  providing office lighting that is not over designed. This is achieved as the office lighting  design achieves an average maintained illuminance level of no more than 400 Lux .
•  The  office lighting design ensures the use of artificial lighting with minimal energy consumption as the energy use of 1.5W/m² per 100 Lux was set for the office lighting power densities.
• Hot water is efficiently provided through the use of small high performance electric under-counter geysers installed in each bathroom. This alleviates the need for long runs of insulated hot water pipes. Geyser electric requirements to be supplemented by photo-voltaic array installed on roof
• A 55 kWp photo-voltaic array installation with an annual output of 92 000 kWh is included in the project.

Sustainable building features include:

• Sub-metering of major energy consuming systems is in place. Gathering information is key to understanding and managing building systems and to assess opportunities for energy savings.
• Minimisation of Greenhouse Gas Emissions associated with operational energy consumption is reduced. An energy model of the building was generated and in the design stages of the building compared to a notional building model. The building design showed an improvement of 100% (net zero operating emissions base building) over a SANS 10400 notional building.
• Provision is made to ensure all individual spaces or enclosed spaces are individually switched. This will offer greater flexibility for light switching, making it easy to light only occupied areas.
• The buildings peak electrical demand is actively reduced by the use of Photo voltaic system
• The project saves energy by providing office lighting that is not over designed. This is achieved as the office lighting design achieves an average maintained illuminance level of no more than 400 Lux .
• The office lighting design ensures the use of artificial lighting with minimal energy consumption as the energy use of 1.5W/m² per 100 Lux was set for the office lighting power densities.
• A direct visual connection to the external environment is provided for 80% of the Office Useable Area.
• A high level of thermal comfort is ensured by addressing the internal operative temperatures through modelling and ensuring they are within the ASHRAE Standard 55-2004 Acceptability Limits for at least 98% of occupied hours
• Tobacco smoke is prohibited inside the building to ensure air quality benefits to the building occupants.
• All selected gaseous and fire suppression systems and thermal insulants used for the development have an Ozone Depleting Potential (ODP) of zero, to eliminate any contributions to long-term damage to the earth’s stratospheric ozone layer.
• A project specific Environmental Management Plan was developed and implemented throughout the duration of construction to establish guidelines to follow to minimise the environmental impact associated with construction activities.
• A project specific Waste Management Plan was developed and implemented to minimise the contribution of waste going to landfill. And reduce the environmental impact of the project.
• Evaporative cooling towers or other evaporative cooling systems that creates the risk of legionella disease are eliminated from the design of the building.
• The building achieves a savings through the use of water efficient fittings that limit the occupant water usage to 0.52 L/day/m2
• Sub-metering of major water consuming systems is in place. Gathering information is key to understanding and managing building systems and to assess opportunities for water savings.
• The building does not make use of a fire sprinkler system. This helps to reduce potable water wastage. And the development is designed to minimize storm water run-off to, and minimize the pollution of the natural watercourses.

Building Information:

Address: 78 Corlett Drive, Melrose North, Johannesburg, 2196
Total gross floor area: 2167 m²
Total commercial office area: GFA: 2167 UA: 1508
Car parking area: 1731 m²

Project team:

OWNER: Legaro Properties
ELECTRICAL ENGINEER: Rawlins Wales PTY LTDt/a PWP Taemane Consulting Engineers
QUANTITY SURVEYORS: Deheyder, Noppe and Partners and Legaro Properties
ARCHITECTS: Daffonchio & Associates Architects
MECHANICAL ENGINEER: Graeme Page Consulting Engineers
MAIN CONTRACTOR: Legaro Properties
PROJECT MANAGER: Legaro Properties
SUSTAINABLE BUILDING CONSULTANT: SOLID GREEN CONSULTING
WET SERVICES: AJC Plumbing
STRUCTURAL ENGINEERS: Kantey & Templer
FIRE ENGINEER: IFE SA International Fire Engineering
LIFT SPECIALIST: KONE Elevators South Africa (Pty) Ltd
ENVIRONMENTAL CONSULTANT: LEAP Landscape Architect Environmental Planner
WASTE CONTRACTOR: Kendis Bhekamina Demolishers

Certificate: