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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Adaptable Workspace Concept

5 Parks is designed to cater to the evolving needs of the modern workforce. Tenants can configure various workspaces, ranging from private offices to collaborative areas. This adaptability ensures that employees have diverse options for optimising their work environment, fostering productivity and innovation.

A Timeless Architecture

The architectural design prioritises longevity through a combination of simple, clean lines and a contemporary aesthetic. The intention was to create a structure that stands the test of time both functionally and visually.

5 Parks seamlessly integrates with the pedestrian-friendly streetscape established by the adjacent 7 Parks building. While maintaining consistency with the surrounding environment, the design also has distinctive characteristics along Parks Boulevard. This ensures a sense of continuity while allowing the building to assert its individual identity within the urban landscape.

Louise O’Raw, Director at GLH Architects, says that a paramount consideration was the selection of materials that exhibit durability and require minimal maintenance. For instance, tiled panels that look like timber provide an aesthetically pleasing appearance without the maintenance demands associated with timber.

The building incorporates a thoughtfully selected glazing solution, particularly evident on the main façade. The use of transparent glazing maximises the penetration of natural light, which both enhances the occupant experience and aligns with energy efficiency goals by reducing reliance on artificial lighting during daylight hours.

Louise explains that an automated blind system, which incorporates the potential for very precise programming and controls, has been added to the clear glass facades. She says, “The system is currently set to have simple but effective control but can be reprogrammed in future to be more interactive, possibly even including light harvesting where appropriate.

We designed a solar panel pergola as an architectural feature for the 4th floor terrace which incorporates bi-facial PV panels that we hope to realise sometime in the future for additional energy generation. We would also like to see the introduction of vertical gardens to the facades, which could really enhance both the indoor and outdoor environment and expand the project’s greenscape. I feel that, with the measures taken to achieve these certifications, 5 Parks Boulevard upholds the philosophy of the precinct to create a desirable urban lifestyle that will stand the test of time.

Resource efficiency strategies

Environmental strategies have been implemented to enhance the wellbeing of users such as ample fresh air, access to external views, and plenty of natural daylight.

Thato Molapo, Modelling & Simulation Consultant at Solid Green, explains that advanced modelling techniques were leveraged to generate an energy model of the building during the design stage, comparing the building to a SANS 10400 notional building model. This helped to inform the building design to ensure high performance from a building envelope perspective.

Building Glazing Performance modelling was conducted, and performance values were agreed with the architect and mechanical engineer. Energy modelling also facilitated an assessment of internal operative temperatures, ensuring compliance with ASHRAE Standard 55-2004 Acceptability Limits for at least 98% of occupied hours, guaranteeing a high level of thermal comfort.

Jennifer Dean, Sustainable Building Consultant, adds that 5 Parks’ roof is high enough for the footprint to be fully maximised for PV panels without being overshaded by adjacent buildings. A solar installation boasting a capacity of 217,1kW generates 340.9MWh annually, significantly reducing the building’s reliance on energy derived from coal and lowering the project’s carbon footprint.

Resource efficiency measures include equipping individual or enclosed spaces with occupancy sensors, providing precise control and minimising energy consumption. Office lighting was intentionally designed to avoid over-illumination, maintaining an average illuminance level of no more than 300 lux. Furthermore, water efficient fittings have been specified that limit occupant water usage to 0.54L/day/m2. Sub-metering of major energy and water-consuming systems is in place.

Limiting Emissions and Waste

All selected gaseous and fire suppression systems, refrigerants 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.

The implementation of a project-specific Waste Management Plan during construction guides activities to minimise environmental impact. Additionally, the building incorporates a waste recycling storage area, meeting Green Star sizing requirements and facilitating recycling of paper, cardboard, plastic, glass, and metals, thereby reducing waste to landfill during building operations.

Through sustainable practices, careful material selection, a commitment to creating a healthy indoor environment, and integration with the surrounding environment, the building embodies responsible and forward-thinking design practices in the contemporary urban landscape.

Project Team

Owner: Intaprop
Accredited Professional: Solid Green Consulting
Architect: GLH Architects
Electrical Engineer: RWP Consulting Engineers
Fire Engineer: WSP
Lift Specialist: Schindler
Mechanical Engineer: Adaptive Resource Engineers
Quantity Surveyors: Agora Africa
Structural Engineers: Pure Consulting
Sustainable Design Review: Solid Green Consulting
Sustainable Building Consultant: Solid Green Consulting
Wet Services: Izazi Consulting Engineers
Main Contractor: Concor
Project Manager: Morta Consulting
Landscape Management Company: Insite Group
BMS Systems Professional: Adaptive Resource Engineers
Photography: Philip Schedler Photography

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The site is surrounded by green spaces and features a network of walking and cycling paths, providing a seamless connection between the building and its surroundings. This location has enabled the design of a workspace that not only prioritises adaptability but also promotes a healthy and active lifestyle.

Renders credit GLH Architects

Wellbeing Matters

The open-plan layout of 5 Parks provides a flexible workspace that can be adapted to the needs of the modern workforce. The building features a range of workspaces, from private offices to collaborative spaces, providing employees with a variety of options for how they work. The design of the workspace encourages collaboration and communication, promoting a sense of community and belonging among employees.

The building also incorporates a range of amenities, including showers for staff cyclists and a rooftop terrace, offering people spaces to relax and recharge, and encouraging an active lifestyle.

The indoor air quality and lighting system of the building have been designed to prioritise occupant comfort and wellbeing, with an impressive fresh air supply rate and a focus on natural lighting. At least 95% of the nominated area is supplied with fresh air at a rate of 10l/s/per person, which is a significant 33% improvement over the per-person requirements of SANS 10400-O:2011.

“Studies have shown that increased reliance on artificial lighting negatively impacts occupant health and wellbeing,” says Jennifer Dean, Sustainable Building Consultant at Solid Green Consulting.

The building integrates daylighting methods and external views so that occupants can have a visual connection to the outside environment and potentially reduce eye strain or other related health issues.

Renders credit GLH Architects

Reflecting on Materials

The building incorporates aluminium windows and doors as one of the numerous products manufactured with post-consumer recycled content. The benefit of working with suppliers who use less virgin material in their manufacturing process means less strain on the environment and natural resources, as well as extending the useful life of products that would otherwise go to landfill.

Renders credit GLH Architects

Resource efficient systems and Renewables

According to the GBCSA’s Technical Manual, a net zero carbon building is described as:

A building that is highly energy-efficient, and the remaining energy use is from renewable energy, preferably on-site but also off-site where absolutely necessary, so that there are zero net carbon emissions on an annual basis (Net Zero).

The building features a solar PV installation with a capacity of 217.10 kWp and an annual energy production of 340 900 kWh. Energy efficient LED lighting was specified in the design and motion sensors will ensure maximum energy efficiency of lighting systems.

Water efficient sanitary fittings and landscape irrigation systems have been installed, reducing the building’s reliance on the mains water supply.

Smart Solar Control

The building’s solar control system has been meticulously designed to provide a comfortable and productive environment for occupants while reducing energy consumption. To ensure maximum efficiency, Solid Green carried out detailed modelling, taking into account the overshadowing from neighbouring buildings, primarily on the eastern facade. Factors such as floor, tenancy, and placement of windows were taken into consideration during the zoning process.

Performance glazing was carefully chosen to control the bulk of the solar gains, and automated blinds have been strategically zoned and grouped to ensure optimal solar control. These blinds have been designed to work seamlessly with sun sensors and internal lux meters, enabling them to determine the ideal slat angle throughout the day, ensuring that occupants are not affected by glare. Both wireless and hardwired base building switches have been provided for override, providing full control to occupants.

Renders credit GLH Architects

Targets and Monitoring

The project entails a comprehensive approach towards minimising the ecological footprint of the building. Targets have been set to achieve maximum efficiency in resource consumption.

Energy and water consumption and peak demand figures are measured using smart meters that are connected via an impact interface to the building management system (BMS). The BMS provides real-time monitoring, including system failures and sudden increases of consumption beyond a certain level, enabling quick detection and resolution of any anomalies. It also facilitates analysis of consumption over time so that irregular usage patterns can be identified. The BMS monitors and manages all services, with a focus on HVAC, electrical metering, PV monitoring, generators, water supplies, tank levels, backup pumps, and smoke detectors.

In addition, the project aims to divert 70% of waste generated during construction from landfill by implementing effective waste management strategies. Waste recycling within the building will be encouraged through infographics displayed in the foyer, outlining the items that can be recycled and providing information on ways to recycle and reduce landfill impact. The tenants will be motivated to participate in the waste management programme to ensure maximum sustainability of the building.

Renders credit GLH Architects

Integrated design = Success!

“In addition to our ambitious Green Star and Net Zero certification targets, Oxford Parks’ 5 Parks sets a new benchmark for modern workplaces,” says Bain Fowler, Development Director at Intaprop.

With an innovative design approach that prioritises sustainability together with occupant wellbeing and adaptability, we believe that we have succeeded in creating not only a workspace but also a community where employees can work, relax, and connect – with each other and the surrounding environment.

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The Oxford Parks vision was to build on the strength and unique energy of Rosebank to develop a dynamic, vibrant urban lifestyle with a strong pedestrian focus, located close to public transport offerings such as the Rosebank Gautrain.

Bain Fowler, Development Manager at Intaprop, explains that the phase 1 development covers an area of 34,000sqm, and that the entire Oxford Parks precinct will eventually cover 300,000sqm. “8 Parks Boulevard carries forward the evolving development process that began with the BP building at 199 Oxford,” says Fowler.

We realised that if we involve the green building consultants early enough, the perceived premium cost of incorporating sustainability measures is disproved.

Xavier Huyberechts, director at GLH and Associates Architects, explains that the architecture of 8 Parks Boulevard is largely defined by its site on the strong diagonal extension of Oxford Road running north from the Johannesburg CBD. “When we developed the larger urban design framework for the first phase, we extended the Oxford Street axis into a pedestrian street that cuts the original site into two triangles. This building sits on one of the triangle points. We also slightly cut back the southeast section to create a piazza, with retail and restaurants at ground floor level to activate the street at the pedestrian intersection.

“Each of the four floors can be subdivided for two tenants with direct access off the lift lobbies, and terraces have been provided for each tenant. As the building is oriented east-west, we reduced the fenestration on these facades and opted for punch-out windows rather than full glazed sections. We have also broken the facade into different elements to give the building a playful energy, which is accentuated by using different materials.”

Annelide Sherratt, head of department for Green Building Certifications at Solid Green, says that the base building strategy incorporated indoor environmental quality initiatives to ensure increased staff productivity for tenants. “Intaprop prides itself on implementing sustainable development that improves the surrounding areas and ensures a tangible benefit for its tenants,” she comments.

Studies from the World Green Building Council have shown that sufficient fresh air contributes a 15% improvement to staff productivity; external views contribute 18%; and correct lighting levels for tasks contribute 23%.

The developer wanted a cost-effective 5-star strategy, so we looked at implementing innovation points for exceeding Green Star benchmarks related to local connectivity, financial transparency, online accreditation of Green Star professionals, and implementing reused and recycled materials.

Other sustainable features include sub-metering of major energy and water consuming systems to allow facilities managers to better understand and manage building systems and to assess opportunities for resource savings. An energy model of the building was generated in the design stages and the building design showed an improvement over a SANS 10400 notional building. And a high level of thermal comfort has been 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.

A project specific Environmental Management Plan was developed and implemented during construction to establish guidelines that minimise environmental impact; and a project specific Waste Management Plan was developed and implemented to minimise the contribution of waste going to landfill. In addition, the development was designed to minimise both storm water run-off and the pollution of natural watercourses.

By implementing green building principles from the outset, 8 Parks Boulevard has carried through the precinct’s commitment to positive change and urban regeneration in the Rosebank area.

Project Team

Owner: Intaprop/Oxford Parks Pty Ltd
Sustainable building consultant and accredited professional: Solid Green Consulting
Architect: GLH and Associates Architects
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
Wet services: IZAZI Consulting Engineers
Main contractor: Concor
Project manager: Duncan Clark Project Management
Landscape architect: Insite group
BMS professional: Adaptive Resource Engineers

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Janet Glendinning, Development Manager at Intaprop, says:

As the developers of Oxford Parks, we feel that it is important to ensure that buildings are both healthy and environmentally friendly, especially taking into consideration the recent global pandemic. With people now working from home as a preference, healthy spaces will be essential moving forward in order to attract quality tenants. WDB House is superbly well-located and easily accessible, and the carefully considered design has resulted in a multi-tenanted building of a comfortable scale that feels like home.

Responding to its urban context

Because the site is on the periphery of the Oxford Parks precinct rather than right at its heart, the zoning dictated height restrictions, and there was a significant building line on the south of the site to create breathing room between the neighbouring houses and the new office. Kathleen Western, Project Architect for GLH, explains that the Gautrain escape shaft to the east imposed a number of physical and bureaucratic constraints – but this, together with the reopening of the Cradock Avenue link to Dunkeld, allowed the architects to borrow the visual amenity of space, creating a landscaped foreground to WDB House.

A striking, carefully considered design

The brief for the building was a bespoke own-door office building with a striking identity that would allow WDB to consolidate several departments. The client also wanted additional space for the possibility of future growth or current use by related start-up firms.

In responding to both the brief and the various site parameters, Western explains that the architectural response was to create a strong and identifiable presence for the building on the busy street intersection. Efficiency was a primary consideration in terms of structure, space, costs, and the use of resources. The wings of the office space flank a central atrium and, together with the central circulation and service core, create a simple U-form in plan.

The corner of the building is articulated with a setback balcony and overhanging pergola which, together with building volumes in contrasting materials and colours, shape the building’s identity. Part of the parking level was used to create an approach podium to the new building, which obviated the need for mechanical ventilation or a fire sprinkler system in the basements – thus saving the developer capital and operational costs, and reducing the environmental impact of the building.

Good passive design contributes to IEQ

“It is good architectural practice to address sustainability criteria as part of your basic building design,” says Western.

In this case, construction was already underway when it was decided to pursue a formal GBCSA rating. Fortunately, as the building already combined a sensible passive design approach coupled with selected active technologies, it was a relatively simple exercise to document what had been done and to then achieve the rating.

The building faces north and sits squarely on its site. The façade glazing strategy takes into consideration this orientation, views, glare, and thermal comfort; and, together with a process of iterative energy and daylight modelling, shading, window sizing and the glazing specification were refined to ensure a beautiful and optimally performing building. The balcony and terrace feature larger windows, while smaller ‘punch out’ windows on the east and west façades respond to their orientation and provide a rhythm that contrasts with the stone and plaster walls.

Windows are openable, offering individual choice and immediate access to fresh air and a sense of outdoor temperature. Blinds are individually operated, and lighting is individually controlled with occupancy sensors. Lighting power density was limited, and efficient light fittings were installed. A high level of thermal comfort was ensured by addressing the internal operative temperatures through modelling. Priority parking was proposed for LEV, HEV, electrical, and carpool vehicles as well as motorbikes.

Resource efficiency and robust materials

Annelide Sherratt, Sustainable Building Consultant at Solid Green, explains that resource efficiency was a part of the design strategy.

The project has a 14.5kWp Solar PV system with an annual yield of 24.63Mwh installed on the north-east building wing roof; and the building’s HVAC system was efficiently designed and modelled. Potable water consumption was reduced through the use of water efficient sanitary fittings; and through the landscape design and selection of waterwise plants that minimise the need for irrigation.

Materials were chosen to be elegant, robust and long wearing, ensuring value for money in the operational phase of the building’s life. Recycled material components were specified in steel and concrete, and concrete additives were used to reduce noxious materials needed for waterproofing.

All gaseous and fire suppression systems and thermal insulants chosen for the building and façade insulation and pipe and duct lagging have an Ozone Depleting Potential (ODP) of zero. All finishes to the base building areas are low-VOC and, where applicable, were sourced through sustainable stewardship. In addition, a project specific Waste Management Plan was developed and implemented to minimise the contribution of waste going to landfill; and space has been provided for operational waste separation and storage.

This carefully considered building responds well to both its urban context and provides flexibility for the changing needs of people and their workplaces; while taking into account the increasing need for both resource and operational efficiency as building owners face a rapidly changing business reality.

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Oxford Parks is targeting a 4-Star Green Star Sustainable Precinct Pilot Rating, and is envisaged to be a sustainable, secure and cosmopolitan medium-density urban environment.

Mitchell explains:

We are looking at the precinct holistically with the intention of making an exceptional intervention into the existing city structure. The vision is to create a sustainable public environment that will assist in supporting the longevity of the investment by making an attractive, pedestrian-friendly precinct with well-managed infrastructure.

Considering the Public Realm

Marloes Reinink, founder and director of Solid Green, the green building consultants on both Oxford Parks precinct and the Phase 1 building, observes:

In order for cities to grow in a sustainable manner, developments must take the opportunity to move green design beyond the building scale into the public realm. We are excited to be involved with this development, which is intended to contribute positively to the existing urban fabric of the Rosebank-Dunkeld area.

Scaling of the public environment and active building interfaces was extremely important, and pedestrian-level lighting contributes towards a quality experience for pedestrians and cyclists alike. Moving from Oxford Road towards Cradock, there is a hierarchical progression of streets with the friction of road surfaces increasing so that cars are forced to slow down and be more mindful of pedestrian and cyclist activity.

Security was a concern from the outset as the development has no fences in order to seamlessly integrate into the city fabric. Passive surveillance design techniques have been used so that the wellbeing of pedestrians is considered at all times.

According to Mitchell, the precinct is run by a Property Owners’ Association, which will become a City Improvement District over time, tasked with ensuring that the vision of the development is adhered to.

Building heights will range from four to six storeys, with building uses envisioned at one-third residential to two-thirds offices. The residential component will comprise between 2,000 and 2,700 units, bringing in 4,000 to 5,000 residents; while the offices are expected to bring in 10,000 to 14,000 office workers. Hotel offerings, high-street type retail at ground floor level and various leisure activities are expected to generate a 24-hour vibrancy for the precinct.

In addition to its own amenities, Oxford Parks is close to a range of services within walking distance including schools, day care facilities, a gym, medical facilities, pharmacies, dry cleaners, banks and restaurants – which reduces the need for private car trips and provides convenience for precinct users.

The Precinct is also perfectly located from a public transport perspective. The Rosebank Gautrain Station is within easy walking distance, as are a number of bus routes on Oxford Road as well as the newly revamped Rosebank taxi rank.

Phase 1 targets 5 Green Stars

The first building in the precinct, Oxford Park Phase 1, also developed by Intaprop, has been registered with the Green Building Council South Africa (GBCSA), targeting a 5-Star Green Star Office v1.1 Design Rating.

Located on the corner of Jellicoe and Oxford Roads in Rosebank, the first building in the precinct has been registered with the GBCSA for a 5-Star Green Star Office v1.1 Design certification.

Located on the corner of Jellicoe and Oxford Roads, the project comprises 6 floors with a gross floor area (GFA) of 10,035m² excluding car parking areas. Rather than pursuing an As-Built certification, Intaprop has decided to implement commissioning and building tuning by an Independent Commissioning Agent and the project engineers, which provides a better return on investment and ensures that the building is operating optimally right from the start.

Environmental strategies are being implemented to enhance the wellbeing of the building’s users such as ample fresh air, access to external views, and plenty of natural daylight. As salaries are the biggest cost to companies, enhanced work performance and an improvement in working quality and quantity equate to direct cost savings.

Being able to analyse consumption data is key to understanding and managing building systems and to assessing opportunities for savings. Accordingly, sub-metering of major energy and water consuming systems is in place. Water efficient fittings are also being installed that limit occupant water usage.

In addition, to minimise greenhouse gas emissions associated with operational energy consumption, an energy model of the building was generated during the design stage, comparing the building to a SANS 10400 notional building model. This energy model has helped to inform the building design to ensure a high performing building from a building envelope perspective.

Modelling also enabled internal operative temperatures to be assessed to ensure that they are within the ASHRAE Standard 55-2004 Acceptability Limits for at least 98% of occupied hours, thus ensuring a high level of thermal comfort. Building Glazing Performance modelling was also carried out and performance values were agreed with the architect and mechanical engineer to assist with specification of glazing.

In terms of reducing energy consumption, provision has been made to ensure that all individual or enclosed spaces are individually switched with occupancy sensors. The project also saves energy by providing office lighting that is not over designed, with an average maintained illuminance level of no more than 400 lux.

All selected gaseous and fire suppression systems, refrigerants 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.

In terms of Green Star, three main requirements had to be met before the project commenced with demolition and construction – a Waste Management Plan (WMP), an Environmental Management Plan (EMP), and a Hazardous Waste Management Survey on existing buildings.

NEMAI Consulting was appointed to compile both the Waste Management Plan and the Environmental Management Plan, which have been signed off by both the Bulk Earthworks Contractors and the Main Contractor. COH Consulting Occupational Hygienist was appointed to conduct hazardous material surveys of all the existing buildings that were on site, and Safe Disposal Certificates were required to ensure that any hazardous materials reported in the survey were safely disposed of by the demolitions subcontractors.

To reduce waste to landfill during building operations, a waste recycling storage area has been provided in the basement within 20m of the exit. This dedicated area meets the Green Star sizing requirement, and will accommodate paper and cardboard; plastic, glass and cans; and metals.

The project is also targeting the Watercourse Pollution credit, which deals with stormwater runoff. It is important that a development like this tries to capture the stormwater and reuse it within the building or within the precinct. The system has also been designed so that minimal pollutants and trash are diverted to municipal stormwater channels.

Annelide Sherratt, Sustainable Building Consultant at Solid Green and the Accredited Professional on the project, says, “We are developing a Building Users Guide and Community Users Guide to enhance knowledge and understanding of the sustainability attributes implemented for the buildings and precinct. Additionally, an education facility will be provided within the precinct to provide education materials and examples of sustainable strategies used in the planning, design and construction of the project.

The aim of the Building Users Guide is to inform occupants and users of all the building’s incorporated service and management systems, to optimise the building’s environmental performance and minimise its environmental impact; and to ensure that all future alterations, additions and program changes are consistent with the intent of the green building aims and the health of the environment.

As green building principles extend into the public realm in alignment with market demand, developments like Oxford Parks are becoming significant catalysts for positive change and urban regeneration.

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