In phase 1, Newton has a total of 119 dwellings ranging from 1 to 3-bedroom units across a total dwelling rentable area of 10,348m², while Kepler houses 151 dwellings ranging from 1 to 4-bedroom units over a total dwelling rentable area of 11,655m².

Nico Barnard, City Planner for Attacq, says:

As part of Attacq’s Environmental, Social and Governance (ESG) strategy, sustainability is a key focus area for the group in developing Waterfall City. Our vision is to develop Waterfall City as a safe, sustainable, mix-use city that provides a vibrant and healthy living environment.

One of the key benefits of developing Waterfall City as a greenfield site is the opportunity to plan every aspect of the city, taking into consideration green and sustainable principles in order to create a node that truly prioritizes the most critical asset of the development – the people.

Jean Paul van Huffel, Project Manager at Tricolt, comments, “As property developers, we recognise that the construction sector has a harsh impact on the environment. It is our responsibility to build more sustainably, and we are extremely proud of this milestone, Tricolt’s first Green Star certification.

I am pleased with the solutions that we were able to incorporate which include removing backfill and rubble for separation and recycling, and ensuring that 70% of the reinforcing used on site was recycled. Externally, we introduced a lot of water sensitive planting to reduce demand on irrigation, and up-lighting has been eliminated to reduce light pollution.

Designed by multidisciplinary design studio, dhk Architects, the elegant form of the towers will deliver a highly recognizable landmark in the heart of Waterfall City. Claudia Mela, Senior Associate at dhk, says:

The architecture is both bold and discreet, featuring a striking facade of glass and solid panels that allow the buildings to be presented as a singular, legible architectural form. The design moves away from simple all-glass towers and will be recognized as an enduring and site-responsive addition to Waterfall City. The carefully designed podium, which will house leisure and lap pools, verdant gardens, and The Luna Club, will engage residents and create a sense of community, providing further quality to this unique development.

Ellipse Waterfall is strategically situated next to the Mall of Africa and is well connected to local amenities and existing public transport infrastructure. The towers are located within 400m walking distance of a number of local amenities including a pharmacy, laundromat, restaurant, shops, cinema, ATM/bank, hospital, offices and a school – all of which helps to reduce emissions associated with private transport. Open active play areas and outdoor exercise stations will also promote an active lifestyle.

Annelidé Sherratt, Head of Department: Green Building Certifications at Solid Green, explains that Green Star energy points were achieved by using thermal comfort modelling to demonstrate that the units are comfortable without mechanical ventilation. In addition, the super basement that runs below the scheme over two levels is entirely naturally ventilated except in the event of a fire.

Because gathering information is key to understanding and managing building systems as well as to assessing opportunities for energy savings, all major energy and water consuming systems are sub-metered. Several energy efficiency measures were implemented, including good levels of daylight within dwellings; occupancy sensors for all individual or enclosed spaces; the provision of hot water by heat pumps that are supported by a hot water storage tank; and the use of energy efficient appliances that are provided to each unit. These will all result in a minimum 75% improvement in energy consumption (kwh/year) over a notional building without green initiatives.

Materials were also carefully chosen. All steel used in the project has a post-consumer recycled content of at least 54%, and 20% of the project‘s total contract value is represented by materials or products that have been sourced from within 400km of the site. NFX bricks with 21% perforation were used for all brick applications to reduce the embodied energy and resource depletion associated with virgin materials used in masonry units.

The Building Users Guide compiled for the towers recommends that new construction should aim for a 30% reduction of the quantity of Portland cement as an average across all concrete mixes, and a 60% recycled content of all steel by mass. Where timber is used, 50% (by cost) of all timber products used in the building and construction works should be Forest Stewardship Council (FSC) Certified Timber, reused or recycled timber.

As part of the rapidly developing Waterfall City, Ellipse Phase 1 continues the precinct’s vision of a vibrant destination that embraces a more sustainable approach to urban living.

Learn more about this project.

Project Team

Owner: Attacq and Tricolt
Accredited Professional and Sustainable Building Consultant: Solid Green Consulting
Architect: dhk Architects
Electrical Engineer: Aftek Consulting Engineers
Fire Engineer: Sutherland Engineers / Crossfire
Lift Specialist: Kone
Mechanical Engineer: Spoormaker & Partners
Quantity Surveyors: Tricolt
Structural Engineers: Arup
Wet Services: Sutherland Engineers
Main Contractor: Barrow
Project Manager: Echo Project Managers
Environmental Consultant: Seaton Environmental
Landscape Architects: Green Inc.

The post Multi-unit residential rating for iconic Waterfall Ellipse I appeared first on Solid Green Consulting.

On this project, Clive Jearey, architectural director at LYT Architecture, comments that he particularly enjoyed being able to consider the whole block as an opportunity to create an interconnected series of buildings, with shared landscaping and street furniture that contribute to a compelling urban fabric. Each block is designed as sectional title and offices are arranged around open, landscaped courtyards that allow the buildings to connect to nature.

Render credits: LYT Architecture (Pty) Ltd

Jearey adds that work among the professional team has been a highlight on this project. The client, Barrow Properties, and main contractor, Barrow Construction, were an active part of the process from the time the architects started designing. Says Jearey:

It’s a live project that allows for immediate feedback. This kind of constant collaboration unlocks very practical ‘buildability’ benefits.

The Green Premium

The project is targeting innovation points for financial transparency and the quantity surveyors at Barrow Construction estimate that the green premium was as little as 2.44%. Jearey explains that being able to affordably achieve the Green Star rating comes as a result of sound upfront design and incorporating green principles as a matter of good practice.

According to the latest annual MSCI Green Property Index, Green Star certified properties have provided better capital growth and higher incomes over the last three years of analysis. There are also substantially lower vacancy rates in certified buildings, which indicate links to tenant retention. “We understand the importance of the Green Star certification from a commercial perspective,” says Barrow Construction MD, John Barrow.

Clients are very definitely asking for this kind of independent verification to assess green credentials.

In addition to improved performance in the energy, water and waste sectors, health and wellness and improved productivity benefits are major perks for both employers and employees. These advantages are attained through prioritising improved indoor environmental quality (IEQ) with ample natural light and views, fresh air, and healthier material choices.

Transport, Energy and Water

Thanks to the Gautrain servitude, which runs below Oxford road, the buildings are set far back from the street. Rather than privatising the space and closing it off to the public, the developer chose to include green spaces and coffee shops to boost opportunities for passive surveillance and enjoyment of the urban environment.

Render credits: LYT Architecture (Pty) Ltd

Sherratt explains that the OxGlen precinct is near a number of residential developments and amenities, such as Rosebank Mall, The Zone, Oxford Corner, Rosebank Fire Station, Rosebank Towers, Vantage, The Bolton, The Galleria, The Tyrwhitt, The Median and the Netcare Rosebank Hospital; as well as the Gautrain and bus systems. Cyclist facilities and lockers have been provided for staff and visitors; and electric, hybrid and fuel-efficient vehicles and motorbikes have been given preferential parking bays in the basement.

Sherratt adds that energy modelling was done on Block 3 and Block 4 during the design phase to ensure optimum efficiencies, and the buildings surpass South Africa’s mandated energy efficiency standards (SANS 10 400 Part XA), showing a 45% improvement compared with a conventional notional building. Energy efficiency was ensured through heat pumps for water heating, and the use of LED light fittings and occupancy sensors throughout. Balancing the maximum use of natural light and views, while mitigating glare through good green office design, also has health and wellbeing benefits for office workers.

Water-efficient sanitary fittings were specified for all bathrooms to reduce daily consumption of this precious resource. Water-wise landscaping and irrigation systems will reduce the anticipated water consumption by about 50% through using smart technology such as rain and moisture sensors, drip irrigation and smart controllers.

A Unique Focal Point

Taking pride of place in the courtyard of one of the new buildings is a majestic Pin Oak tree, which is estimated to be over 100 years old and had to be protected. Jearey explains that respect for the tree played a large part in the design of the precinct, and it forms the focal point for sightlines and walkways through and around the buildings. Preservation of the tree also extended underground, where its ancient roots meant that the entire basement had to be designed around it. “This wasn’t always easy,” adds John Barrow. “The site shares a common super-basement and making the various levels work posed a complicated but interesting challenge to the professional team.”

Ordinarily trees are celebrated for their beauty and ability to produce the oxygen we breathe as well as the social and psychological benefits they bring. In Johannesburg, especially, they are even more treasured as the city prides itself on being one of the largest man-made urban forests in the world.

While sometimes posing challenges to development, the Oxford-Glenhove precinct has revered its history and heritage. During phase 1, a historic trigonometrical beacon that had become covered by grass and rubble, was exposed and restored. While it may simply look like an old round concrete pillar to most, it dates back to around 1897 when it was erected to mark the intersection of three of the historic farms of Johannesburg, namely Braamfontein, Klipfontein (now Houghton) and Syferfontein (now Melrose). It now forms a prominent part of the landscaping of the precinct along Oxford road and is even a geocache location.

“OxGlen is a large, iconic development within the Johannesburg cityscape,” concludes Sherratt.

A Building Users Guide was developed for Blocks 3 and 4, which aims to contribute to optimal operational efficiency by informing building users on how to use systems effectively, which will in turn improve their own experience within the building. The Guide will also inform the way forward in terms of implementing green principles for any refits and expansions. By incorporating green building principles from the outset, OxGlen is helping to emphasise sustainability as the new ‘business as usual’.

Professional team:

Developer: Barrow Property Group
Main Contractor: Barrow Construction
Architect & Principal Agent: LYT Architecture
Sustainability Consultant: Solid Green Consulting
Structural & Civil engineers: Kantey and Templer
Electrical Engineering: One Zero
Mechanical Engineering: Adaptive Resource
Fire Consultant: TWCE Plantech
Quantity Surveyor: Barrow Construction

The post Newest Oxford-Glenhove buildings target Green Star rating appeared first on Solid Green Consulting.

Zendré Compion, Sustainable Building Consultant at Solid Green says:

Menlyn Maine is dedicated to having all its buildings Green Star certified; and encourages sustainability initiatives that go beyond the green building features that have become a standard part of building practice. In this instance, the collective experience of the architect, contractor and the rest of the professional team – who had all previously worked on several Green Star rated buildings – contributed greatly to achieving the rating.

An important principle that has been incorporated in both this building and the precinct as a whole is that of ‘Beyond the Green Star Office rating’. This includes the adoption of Crime Prevention Through Environmental Design (CPTED) principles. While it is sited on the busy January Masilela Avenue, this building’s entrance is on Mercy Avenue, where the design of the precinct is at a human scale. The building entrance steps straight off the sidewalk instead of being positioned behind multiple barriers. This entrance is slightly elevated, a good ‘designing out crime’ principle, while large shopfronts allow passive surveillance from the reception to the street. There is regular pedestrian traffic past the building as the precinct is quite dense, with numerous offices and a residential tower building across the street.

Compion explains that the building was awarded 10 out of the available 10 Green Star Innovation points. One point was awarded under the tool’s ‘Innovation 1 – Innovative Strategies and Technologies’ credit for making use of a fire suppression gas with a Global Warming Potential (GWP) of 0. Due to there not being a local regulation or standard for phasing out gasses with high GWP in the fire suppression industry, this is substantially contributing to the broader market transformation towards sustainable development in South Africa.

Another point was awarded under ‘Innovation 2 – Exceeding Green Star Benchmarks’, as the building is located within walking distance of more than 8 amenities. An additional 8 points were achieved under ‘Innovation 3 – Environmental Initiatives’ for having achieved the following ambitious targets:

• The project met the Financial Transparency Innovation Challenge by sharing its financial information on the cost of Green Building items compared to standard building costs, and in this way contributed to ongoing research on the cost of green building;
• 10 individuals on the project team have completed the full Green Star Accredited Professional (AP) course or at least the online course;
• The project registered for more than one certification (Design and As Built);
• The installation of Learning Resources, in this case a screen in the building foyer with a live display of the building’s energy and water performance, as well as educational material about the Green Star rating;
• For incorporating materials that have a high recycled content, in this case aluminium window frames with a recycled content value greater than 2% of the contract value. Other strategies regarding construction materials included reducing the cement content in the concrete used by 30%; and the average post-consumer recycled content of reinforcing steel in the building is at least 54% (by mass).

To reduce the possibility of immediate tenant refits, the new office was developed with 100% of the Useable Area as an integrated fit-out. All thermal insulants used for the development have an Ozone Depletion Potential (ODP) of zero; and at least 95% of the interior finishes (such as paints, carpets, adhesives and sealants) minimize the contribution of Volatile Organic Compounds.

A number of energy efficiency and environmental initiatives were implemented. These include modelling the building during the design stage, achieving a reduction of 50% in Greenhouse Gas Emissions associated with operational energy consumption compared to a notional building model. Sub-metering and an effective mechanism for monitoring energy consumption were also provided, for ongoing management efficiencies. In addition, light pollution is minimized by ensuring that all light fittings are positioned so that there is no upward light spillage into the night sky.

Compion adds that Menlyn Maine, together with the project team, should be commended for water saving initiatives – including only having cold water supplied to ablutions, waterless urinals, and rainwater flushing in most of the buildings in the precinct. She says:

While some developers are still averse to sustainable initiatives that have management implications, these systems have become standard in this precinct. This is a great precedent and demonstrates the importance of planning, design and management for real sustainability in the built environment.

A Building Users’ Guide was developed to contribute towards optimising operational efficiency by informing relevant parties about how to use the building systems effectively. Recommendations made in the Guide also aim to ensure that all future alterations, additions and program changes are consistent with the intent of the Guide and the health of the environment.

The Guide also provides information on public transport options and routes, to encourage the use of public transport. The development is served by the Gautrain bus service, connecting to the Hatfield Gautrain station. An A Re Yeng bus station is currently being developed on the adjacent Atterbury road, linking to Hatfield and through to the West of the city, and to Mamelodi in the east. The Tshwane bus service and taxis also serve the precinct and its surrounds.

In order to reduce the number of automobile trips by the building occupants, the office development has a well-lit dedicated pedestrian network to adjacent buildings that gives easy access to Menlyn Central Square shopping centre, hotels, a gym, entertainment facilities and restaurants.

The precinct will be occupied both during the day and at night, with the mall, Sun Arena and residential building already attracting evening visitors, while the offices and mall are occupied during the day. These elements contribute to the sustainability and vibrancy of the precinct and bode well for the future.

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