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iKusasa demonstrates Sustained Sustainability
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iKusasa demonstrates Sustained Sustainability

The iKusasa building, situated in Johannesburg’s Oxford Parks Precinct, is the first in developer Intaprop’s portfolio to achieve a 6-Star Green Star As Built Rating, which was officially awarded in May 2024.


This achievement follows their prior achievement of a 6-Star Design rating, confirming the execution of their sustainability promises. The building has also received Net Zero Carbon Level 1 and 6-Star Interiors certifications.

A Sustainable Mixed-Use Precinct

When Intaprop began implementing the Oxford Parks Precinct back in 2017, their vision was to create a sustainable, mixed-use development prioritising the public, pedestrian realm, and non-motorised transport. As an extension of Rosebank, the precinct comprises offices, retail, and residential apartments. The buildings were given generous setbacks (with all parking underground) to allow plenty of space for landscaped areas including pedestrian paths, cycle lanes, and linear parks.

Also at the heart of Oxford Park’s sustainable vision was for each building to achieve a minimum 4-Star Green Star rating, to ensure high efficiency and compliance with best-practice sustainable standards. The first building in the precinct was 199 Oxford Road, tenanted by BP in 2019, which achieved a 5-Start Design rating.

Minimum 6-Star Green Star Rating

A few years later, Intaprop decided to up the ante and make sure that every new building achieves both 6-Star Green Star and Net Zero Carbon ratings. iKusasa, meaning ‘future’ in Zulu and the home of Anglo American’s Global Services division, is the first building in the precinct to reach this 6-Star milestone. Opening its doors in March 2022, iKusasa was designed by GLH & Associates Architects with flexibility to accommodate single or multiple tenancies.

Solid Green, the Green Star Accredited Professional on the project, developed various plans to ensure environmental sustainability, such as:

  • Waste Management Plan: Reducing landfill waste during construction and operations.
  • Environmental Management Plan: Protecting site ecology during construction.
  • Hazardous Waste Management Survey: Addressing existing buildings’ hazardous waste.
  • Building Users’ Guide: Educates the building users.

Innovative Design Features

To undertake the tight 12-month construction period, the building was constructed using modular pre-made panels, which facilitated quick assembly. They can also be easily disassembled if needed.

Green building principles and technologies include:

  • Passive Design Principles: Ideal orientation to optimise sunlight, and shading devices.
  • Solar Energy: 421 PV panels providing 385,500 kWh annually.
  • Energy and Water Management Systems: Highly efficient and state-of-the-art.
  • Natural Daylight and Fresh Air: Enhanced indoor environmental quality, outside views for 80% of all work spaces, and a high-tech HVAC system.
  • Meters and Sensors: Measuring and monitoring all systems to identify savings and check for anomalies.
  • Building Management System: A system that manages the entire Oxford Parks Precinct, monitors and controls electrics, water, meters, HVAC, and more.
  • Waste Recycling: A dedicated recycling storage facility in the basement.

More information on the 6-Star Design rating is available here.

The Road to As Built

While an As Built rating is not a current requirement for all buildings in the development, it was requested by Ikusasa’s tenant, explains Bain Fowler from Intraprop.

A Green Star Design rating is awarded during the design stage of a project and indicates that the design of the building is destined for a 6-Star rating, but the final proof happens when the building is complete and all systems are tested. This is the purpose of the As Built certification. For a tenant, it gives them confidence that the ‘building does what it says it can do’. As more corporates are becoming conscious of their sustainable impact and its influence on their ESG ratings, being able to occupy a proven green building provides advantages.

With regards to the process of achieving the As Built rating for iKusasa, Fowler says that it was fairly straightforward owing to the fact that the Design rating was done well, and closely followed during construction of the building. This is testament to strong collaboration and an experienced team of consultants who have been working together on the various projects in the precinct since 2017.

“iKusasa is our first project in the Oxford Parks Precinct to be ‘tested’ with an As Built rating,” Fowler adds.

We look forward to applying these learnings in future projects and we plan to keep raising the bar and pushing the boundaries of green, to ensure a sustainable future for all.

At Solid Green, we’re committed to helping our clients design and build buildings that meet their sustainability promises. If you need help making your green building goals tangible, reach out to us today.

Project Team

OWNER: Intaprop/ Oxford Parks Pty LTD
ACCREDITED PROFESSIONAL: Solid Green
ARCHITECT: GLH & Associates – Base Building
INTERIOR ARCHITECT: Paragon
ELECTRICAL ENGINEER: RWP Consulting Engineers
FIRE ENGINEER: WSP
LIFT SPECIALIST: Schindler Lifts (SA) (Pty) Ltd
MECHANICAL ENGINEER: Adaptive Resource Engineers
QUANTITY SURVEYORS: Gro2 Consulting
STRUCTURAL ENGINEERS: Pure Consulting
SUSTAINABLE DESIGN REVIEW: Solid Green
SUSTAINABLE BUILDING CONSULTANT: Solid Green
WET SERVICES: Izazi
MAIN CONTRACTOR: Concor
PROJECT MANAGER: Morta Project Management
INTERIOR DESIGNER: Paragon
LANDSCAPE DESIGNER: Insite Group
BMS SYSTEMS PROFESSIONAL: Adaptive Resource Engineers

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