How it started…

… How its going

While we could focus on that here, you’d miss out on all the fun had in between. Empty spaces were filled, plans re-adjusted, plants flourished, and lessons were learnt. And yet it’s still a work in progress that will, hopefully, continue to evolve over time.

A church bench repurposed, along with second hand office furniture

We have consistently prioritised alignment with our company’s mission, vision, and values, ensuring that our actions mirror our principles. In the selection of furniture, we have a number of second-hand and locally sourced gems that work really well, proving that you don’t always have to purchase new to experience quality, style, and functionality. It’s a testament to the sustainability of reusing and repurposing, extending the life of an item, and also showcasing that value and character can be found in pre-owned pieces. And if we didn’t like the colour the furniture came in, well… what else is paint for?

Locker doors painted and decorated by staff

Colour was explored within the established Solid Green colour palette, and low VOC paint was used both to highlight and enhance certain features or elements. The lockers, once a dull shade of beige, have been transformed (with the help of chalk paint) into colourful individual, personalised storage spaces. The splash of colour in bathrooms coincided with covering up the patching of settlement cracks that occurred – we’re nothing if not deliberate!

Hand towel – sun dried

Passive lighting design was given a chance to shine – quite literally, through the introduction of skylights in the bathroom and kitchen areas. A quirky result of this is the repositioning of the hand towel ring onto the “sunnier” wall, using the sun shining through the aforementioned skylight to aid with passive drying. Talk about practising what you preach!

Space has been utilised more efficiently while still offering a variety of spaces for different uses such as standing vs seated desks, quiet break away zones and spaces for retreat. Hot-desking has been one of the most successful strategies that was implemented, with research showing that employees can focus on work without the distraction of a cluttered desk space and, at the same time, gain access to new ideas when working next to different team members.

As people are often creatures of habit, it’s been interesting to see how mini office neighbourhoods have naturally formed over time. Of course, it was fun to watch the competition that ensued when vying for the “hot spots” in winter, but all was fair on a “first come first serve” basis. And the opposite is true in summer, especially with the recent series of heat waves. A set of fans on opposite ends of the office have offered some relief, and investigations are currently underway by our modelling team to improve the thermal comfort of the space. We live and learn!

Other improvements include the addition of raised access timber flooring (for the ventilation system); installing a pump to facilitate irrigation using rainwater from our large tank; and smart plugs on all appliances with an app to make our energy management even easier. Future plans include recycled skirtings and painted feature walls.

View from garden to the office interior

The journey in transforming the office serves as a powerful visual representation of our progress and transformation over the course of the last year, allowing us to explore our commitment to sustainability and the built environment. Our office is a work-in-progress; an evolving, regenerative space for working in. And, if our year end office celebration was anything to go by, well… let’s just say that rumour has it that weddings could be held in it too!

Our second-hand sofa once had white legs!

The post Our Office Chapter 12: Far from Yesteryear appeared first on Solid Green Consulting.

Resource efficiency

Energy modelling was carried out by Solid Green in the early stages of the project. This allowed energy efficiency to be achieved through passive design, optimum shading, and an efficient lighting design. The design provides optimum daylighting, while minimising heat gains and catering for daylight glare control, and gives building users good visual access to external views while working.

Although the building’s roof area is not large enough to accommodate a solar installation to cater for 100% of the building’s energy demand, a 92 kWp PV system has been installed. This will significantly reduce the building’s dependence on fossil fuels, minimising both operational utility costs and greenhouse gas emissions.

Water is an increasingly valued resource. Rainwater will be harvested and treated to supplement water used in the bathrooms, and low-flow sanitary fittings have been specified. These measures reduce both consumption and operational costs.

Reducing emissions

To create a healthier and more production space for building users, fresh air is being supplied without recirculation of extract air. Provision has been made for indoor pollutants to be extracted from printing and photocopy areas, while paints, adhesives, sealants, carpets and flooring with low volatile organic compounds have been specified for interior spaces.

 Other emissions have also been reduced through the use of refrigerants and insulation materials with Zero Ozone Depleting Potential. Furthermore, secure bicycle storage areas and cyclists’ showers have been provided to encourage the use of non-motorised transport and reduce emissions from vehicles.

Management, Operations and Monitoring

 During construction, the main contractor was required to implement an approved Environmental Management Plan, along with a Waste Management Plan which guaranteed that at least 70% of the waste generated on site be diverted from landfill through recycling.

Energy and water sub-metering, building tuning contracts and the provision of a Building User Guide will guide monitoring and operational practices post-construction. The intention of the building contracts is to ensure that all building services operate as designed; and sub-metering will enable the facilities management team to monitor consumption and detect any abnormalities in consumption patterns. In addition, a waste collection facility has been provided for waste separation and storage on site prior to collection by recycling companies.

Kagiso Sebetso, Green Buildings Manager at Time Projects, says:

This Green Star achievement is a first for the Zambian construction sector and would not have been possible without First Capital Bank’s commitment to building sustainability and environmental integrity, a call by the Zambian government. We acknowledge the hard work and determination of the professional team in ensuring that the building meets its Green Star targets – their skills and expertise have made this journey a successful one.

First Capital Bank will have two buildings as a direct result of the dedication and commitment to green building that will support the bank’s ESG efforts. The first building is anticipated to be completed by September 2023 with the other building, which will be available for lease, scheduled for early 2024.

The post First Capital Bank: Zambia’s first Green Star rating appeared first on Solid Green Consulting.

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.

The post New 4-Star home for Women’s Development Bank appeared first on Solid Green Consulting.

A new steel and glass structure hovers over the old single storey, providing an eye-catching new image for the building.

Vaughan Hattingh, director at MDA, played an active role in the project’s design and construction and commended the professional team.

The philosophy and design of MDA’s new office centres around a respect for the natural environment and a clear understanding of our business needs. The project has surpassed our expectations both in terms of its execution and Net Zero certification, and firmly positions us as a thought leader in our sector, in terms of sustainability.

The site is xeriscaped to reduce the need for irrigation.

Activate’s approach was to re-orientate the building to allow a view and frontage over the M1 highway, and to add a floor to the building to bring the gross floor area up to 912sqm. “The new addition is a steel structure hovering over the old single storey portion of the project,” explains Michael Magner, director at Activate. “This design allowed us to create a large open-plan space without adding loads to the structure below, while providing an eye-catching new image for the building. It also enabled a fairly time- and cost-efficient construction process.”

The original timber staircase was restored as a reminder of the building’s past life.

Vivien Yun, project architect, adds:

The office boasts various spaces to work privately and collaboratively, and to interact socially. The intention was to enhance the essence of the 100-year old house while adding a new, modern intervention to reflect MDA as a forward-thinking organization.

The addition is a separate steel structure that accommodates a large open-plan office space without adding loads to the structure below.

Chilufya Lombe, director at Solid Green, explains that, when designing a building for Net Zero, it is crucially important that passive design and energy efficiency features are incorporated before renewable energy systems are even considered. He says:

Due to this design approach, the MDA building is three times more efficient than a standard office building in South Africa. Johannesburg is a signatory to the Net Zero Carbon Buildings Declaration and, as such, is aiming for all new buildings to be Net Zero by 2030. The MDA building has demonstrated that, with foresight and commitment, it is indeed possible to achieve Net Zero.

The space planning allows for various spaces to work privately and collaboratively, and to interact socially.

Energy efficiency and generation were the underlying principles that will result in the building producing more energy than the base building consumes. “The office areas are designed to be naturally lit for a significant portion of the year thereby reducing reliance on electrical lighting, and high-performance double glazing has been used for all curtain walls,” Lombe says.

The passive design principles for this building were optimised so that, even though the building has an air conditioning system, it only has to be used on really hot days. Staff can make use of openable windows for fresh air and comfort.

Efficient LED lighting is provided throughout most of the building, and the lighting system also features occupancy lighting controls to minimise consumption. And, thanks to the client’s vision, an extensive photovoltaic (PV) system was installed on the roof above the new floor, completely offsetting the building’s electrical needs.

The office areas are designed to be naturally lit for a significant portion of the year, and high-performance double glazing has been used for all curtain walls.

To further reduce dependency on natural resources, the building was fitted with a rainwater harvesting system which will be used to offset potable water use in the tenancy. Water-efficient sanitary fittings were installed throughout the building, and the site is xeriscaped to reduce the need for irrigation.

From an operational perspective, submetering and monitoring systems for water and energy facilitate ongoing management of the use of these resources; while a waste recycling storage area was provided to encourage the recycling of resources used within the building in order to reduce waste to landfill.

A new steel and glass structure hovers over the old single storey, providing an eye-catching new image for the building.

In order to encourage users to adopt alternative means of transportation, the building contains cyclist facilities for both occupants and visitors. Chosen for its central location, the site is within 600m walking distance of bus and taxi services and close to several local amenities such as gyms, restaurants and shops.

MDA Attorneys’ new office demonstrates commitment to a more resource efficient way of being, which will ultimately enhance the workplace experience of the building’s occupants and stand the business’ bottom line in good stead during the operational portion of the building’s lifecycle.

Project Team:

• Owner, Quantity Surveyor and Project Manager: MDA Property Holdings (Pty) Ltd
• Sustainable Design Review: Solid Green Consulting
• Sustainable Building Consultant: Solid Green Consulting
• Architect: Activate Architecture
• Electrical and Mechanical Engineer: Izazi Consulting Engineers
• Structural Engineers: Struxit Projects
• Main Contractor: Radon Projects

The post New MDA Office is Net Zero Carbon early adopter appeared first on Solid Green Consulting.

The GBCSA’s 11th Green Building Convention took place in October 2018 under the theme ‘Race to Zero’. Having attended the very first conference ten years before, Chilufya Lombe (director at Solid Green Consulting) admits that attending the event had become something of a habit. However, the inspirational 2018 edition was different.

Lombe says:

For years in the green building industry we have been striving to make achievements in helping to create building that have less impact on the environment than a normal building. This has always led to debate around how to define a normal building, and whether we should even be basing comparisons on buildings that have led to 40% of the world’s carbon emissions. Or should we have loftier goals?

Read the article on page 60 of the Positive Impact below.

The publication is also available here.

The post Exploring Net Zero Carbon appeared first on Solid Green Consulting.