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

The post 5 Parks Boulevard: a contemporary and adaptable workspace appeared first on Solid Green Consulting.

Quite a lot has changed since our last update in May. We have installed glass window and door panes to reduce noise nuisance from the road, and to keep the winter chill out. The floor was also still unfinished and, as it was getting colder, we had to do something quickly as the concrete was not very comfortable. With tight budgets, we looked for options.

I had done some research into green flooring options and the ultimate green option would be linoleum (not to be confused with vinyl). Linoleum is made of linseed oil and is therefore a renewable material. This product has a bad branding as hospital flooring but a lot has changed over the years and there are some attractive linoleum products available on the market including a liquid version! However, we decided on a more budget-wise option with the intention of installing our linoleum floor sometime in the future.

We opted for a B-grade carpet option (a carpet which has some manufacturing faults and cannot be sold). We worked with the Belgotex Foundation to find a woman-owned business to install the carpet in our office, thus contributing to the development of a women entrepreneur. Theresa Noluthando of Tamto Dimazana Investments was great and it was a pleasure to work with her. We were obliged to work with the available faulty carpet, but are now happy with our new black, red and blue flooring tiles. Something different from our standard approach to green.

The large sliding doors on the office’s north side open onto a sizeable garden area, and this really does make a huge difference. There is one big evergreen tree which gives shade throughout the year – great in summer! And a porch that receives the winter sun and warms you up in between meetings. We are working on a WIFI extender, which will allow us to take conference calls in the garden, as it is usually so much nicer to sit outside. In the medium- to long-term, we will need to think of a heating solution in the office for winter. Although, at the moment, it’s not an issue as there are not many people in the office at any given time and we have placed desks next to the windows – the sun is the greenest heater.

We are currently working on making the garden “spring” ready by getting rid of building rubble that had mixed with the soil, and enhancing the soil with compost. We are creating a summer hangout spot and a winter sunspot, so we can move through the garden as the seasons change. Obviously, there is going to be a veggie patch and some fruit trees. We discovered a beautiful orange tree in the garden. However, the tree did not get enough sunlight to produce sweet oranges but, by trimming the larger tree, we created more sunlight for it.

I cannot wait till spring comes and life becomes a bit more green again!

The post OUR NEW OFFICE: CHAPTER 7! appeared first on Solid Green Consulting.

We left the two structures, converted the main building into the main office space (with kitchen and ablutions) and designed the outbuilding at the back of the property as a multi-purpose space with a large boardroom which could also function as a yoga/exercise or chill space. We started demolition in early 2020 and, when COVID hit, there wasn’t much of the structure left; and it took a while before we were allowed to continue building the structure up again. So, how has COVID made us rethink the spaces we were building?

Building Structure

Early on in the specification process, we decided to pioneer a Cross Laminated Timber (CLT) structure for the roof, instead of using a concrete coffer slab. This was done to reduce the building’s embodied energy, and because it is much lighter and therefore helped to reduce the amount of strengthening and modification that the foundations required.

However, a CLT roof is quite expensive and it was a considerable cost in our budget. Lockdown hit and we were all working from home for a number of weeks. Our successful transition to remote working helped us to realise that a phased approach might work. So, we decided against constructing the CLT roof immediately. We installed the glulam timber beams for a future CLT roof, but opted a more economical roofing solution. When we eventually get the rights for a second floor, and if we need it, we will close the office for a couple of weeks and make the adjustment in the future.

Need for smaller meeting rooms/phone booths

With the move to online and remote working, the space planning allows for maximum flexibility and churn in terms of how power is supplied, and the old ablutions have been transformed into phone/meeting booths to meet the need for video conferencing.

Initially the kitchen and the ablutions were located within the main office building, and we planned a mostly open space office plan. During COVID we realised that we need smaller meeting rooms where staff can take a video call with their project teams. So, we transformed the toilet rooms and the kitchen into smaller meeting rooms, and the ablutions and kitchen moved to the multi-purpose room in the back of the building.

Working from home to the max

Solid Green has always had a “working from home” policy and staff were working from home 2 to 3 days a week. The idea with the new office was that we wanted to create an office environment for flexible working with no allocated desks/workspaces. We had 20 workstations in our old office and decided to only take 8 desks to the new office. The remainder of the desks were donated to Streetlight Schools. This was good forward thinking!

Energy Neutral Building

We always had the goal that our office would be extremely energy efficient, while still thermally comfortable. Over the December holidays, most of the things lying on site were taken away by more needy people. Then, in early January, our Distribution Board was stolen from the site. And, as if that was not enough, a week later the municipal electricity meter was also taken! We quickly installed the solar system with inverter and battery system, and we are up and running. In fact, we ran all the construction activities (including grinders) with solar power and we are now running on 100% solar in the office and are no longer connected to the municipal supply.

Flooring options

We researched the most sustainable flooring option for the office. Due to a height difference, this would have required putting in a raised floor system and we wanted to have a linoleum floor on top of that. Most people will pull up their nose at Linoleum as it is seen as a “hospital product”. However, the product has evolved over time and it is really a beautiful product in different finishes. And now linoleum is made from all-natural materials, including wood flour, rosins, ground limestone, powdered cork, pigments, jute and linseed oil. It really is one of the most sustainable flooring options available.

Linoleum is still our preferred flooring option, but due to COVID we had to look for a more economical option. We are currently investigating upcycling used carpet tiles (more about this in the next newsletter) as a temporary solution.

Recycling – Upcycling

During demolition, we aimed to ensure that there was limited waste going to landfill. Most of the materials, including timber and bricks, were reused or recycled somewhere. The old Oregon pine roof timbers which were cleaned up, inspected and reused as the outside decking. And the interior fitout is going to be put together from mainly recycled, reused or upcycled materials.

A renovation always takes more time than you think and never progresses according to the planned schedule, especially when it is interrupted by a global pandemic! There is still some work to be done on our dream office. The back buildings still need to be renovated and transformed, and we intend to build an attenuation pond/wetland system so that we do not have to release any stormwater into the municipal system. And, over the coming months, we are going to upgrade the landscaping, plant a veggie garden, create an outdoor seating area, and make our space comfortable with fitting and soft furnishings. That being said, we are already loving our new home and are looking forward to developing it further this year!

The post OUR NEW OFFICE: CHAPTER 6! appeared first on Solid Green Consulting.

Enzo Oosthuizen, Property Development Manager at the Attacq Group, explains that the hotel’s certification was initiated in line with Attacq’s large sustainability footprint. Located within close walking distance of the Mall of Africa, public transport facilities and at least eight types of local amenities, The Nexus Waterfall site will also accommodate four office buildings, ranging in size from 4500 sqm to 7000 sqm.

Annelide Sherratt of Solid Green, sustainability consultant and Green Star AP on the project, says that the project has a safe, well-lit pedestrian walkway and a cyclist sidewalk that encourages building users to reduce carbon emissions through the use of non-motorised transport. Six parking bays for fuel-efficient and hybrid vehicles and six dedicated motorbike parking spaces have also been provided in the building’s basement.

Indoor Environmental Quality was a priority, and the design aims to optimise daylight and minimise potential health issues by specifying materials with a low VOC content, and ensuring that all selected gaseous and fire suppression systems and thermal insulants used for the development have an Ozone Depleting Potential (ODP) of zero.

To reduce the hotel’s operational energy consumption, an energy model of the building was generated in the design stages, which demonstrated a 48% improvement over a SANS 10400 notional building. A high level of thermal comfort is ensured by addressing the building’s internal operative temperatures through modelling; and sub-metering of major energy consuming systems was implemented to accurately monitor energy consumption and assess opportunities for energy savings. To reduce energy consumption associated with major appliances, two energy efficient appliances are provided within the scope of the main contract for each room – the TV and minibar fridge, both of which are Energy Star rated at level A.

Sub-metering of major water consuming systems is also in place, which enables automated leak detection to ensure that little to no water is wasted. Water efficient fittings were specified to ensure that occupant water usage is limited; and savings of approximately 30% are anticipated. Smart landscape irrigation measures have been implemented and it is expected that the installed water efficient irrigation systems will achieve a 70% reduction of potable water for irrigation.

A project specific Waste Management Plan has been developed to minimise the contribution of waste going to landfill. A dedicated waste recycling storage area is situated in the building’s basement to allow for storage of paper and cardboard; plastic, glass and cans; metals; and general waste. A monthly waste saving of 60% recycling and reuse is targeted.

Recommendations have also been made for the future choice of materials for expansions and refits. New construction should aim to reduce the quantity of Portland cement by 30% as an average across all concrete mixes; to ensure at least 60% recycled content of all steel by mass; and to ensure that at least 50% (by cost) of all timber products are specified to be Forest Stewardship Council (FSC) certified timber, reused or recycled timber.

And, in the interests of encouraging responsible resource consumption by building users and hotel guests, a Live Metering LCD display is intended to raise awareness on both current and historical resource consumption; and a Building Occupant Guide has been compiled to provide information that enables building management and users to optimise the building’s environmental performance.

As the first hotel to be Green Star certified in the Attacq portfolio, The Courtyard Hotel Waterfall City sets a new benchmark for the company’s future leisure developments.

The post Custom certification for The Courtyard Hotel Waterfall City appeared first on Solid Green Consulting.

Image credit Pareto.

Well Mind & Restorative Spaces

Makhosazana Mthethwa, Sustainable Building Consultant at Solid Green, explains,

The design promotes mental health through strategies that influence cognitive and emotional wellbeing. Mental health is a state of wellbeing in which individuals are able to live to their fullest potential, cope with the normal stresses of life, work productively and contribute to their community.

As work-induced fatigue is common among office workers, the spaces are designed to promote restoration and encourage relief from mental fatigue and stress. The Pareto offices provide a meditation room for individuals to step away from the stress of the office environment, in order to recharge and refocus – a space that can be used by individuals with a wide variety of beliefs, religions and traditions. This allows people to mentally distance themselves from work and engage in restorative activities that are linked to overall well-being, higher life satisfaction, improved mood, maintained workplace performance, lower burnout and fewer health complaints.

Image credit Pareto.

The office also provides opportunities for employees to take short naps during the day. Insufficient sleep is associated with a number of chronic adverse health outcomes, including weight gain and obesity, diabetes, hypertension, heart disease, stroke, depression, impaired immune function, increased pain and anxiety, impaired performance and productivity, increased errors and greater risk of accidents. The ‘sleep pod’ is a private quiet room with a comfortable bed. Employees are encouraged to use this room to take power naps of 20 to 30 minutes to re-energise during working hours if necessary.

Image credit Pareto.

Children’s Playroom

On-site childcare facilities help working parents balance family needs and work demands; and knowing that they can bring their children to work when necessary can help reduce employee anxiety. Positioned conveniently for passive surveillance, the children’s playroom is located adjacent to the open plan office space and next to the break area. The room is designed to child-scale, is fitted with appropriate furnishings, and houses children’s books and other sensory stimulating toys.

Image credit Pareto.

Sustainability Features

The interior material palette reflects the brand’s banner of growth with the inclusion of timber, natural textures and soft furnishings. Designed with the Biophilia framework in mind, greenery has been incorporated in the spaces, and natural daylighting reduces the need for artificial lighting. Fresh air is supplied at a minimum rate of 12.5l/s/person for 100% of the usable area; all adhesives, sealants and carpets have low VOC emissions; and furniture, fittings and flooring have been responsibly sourced.

The majority of lights have been fitted with motion sensors which helps to prevent energy waste and light pollution as internal lights automatically switch off when the office is unoccupied. Very little hot water is supplied to the office; and all water closets, urinals and tap fixtures were specified to reduce water consumption – with the intention being to reduce the consumption of potable water by at least 30%. An integrated BMS system records and logs all energy and water usage within the building and is displayed in real time at their reception area. This display helps to educate the office occupants on the environmental initiatives undertaken in their fit-out, and identifies any energy and water consumption irregularities timeously.

Image credit Pareto.

A waste recycling storage area was provided to encourage recycling of resources used within the building to reduce waste going to landfill for paper and cardboard, plastic, glass and cans, general waste, electronic equipment, mercury-containing lamps and batteries, and durable goods and furniture. Waste is collected from the tenancy by the Sandton City Centre Management on a daily basis. This is then taken to the central waste facility for Sandton City where it is sorted by the appointed waste collection company into general waste, glass, paper, plastic and metal, and then sent for recycling.

Image credit Pareto.

Mthethwa says that a comprehensive Occupant Users’ Guide was developed for the office, which aims to identify and describe green initiatives that ensure an environmentally responsive and resource efficient building; inform occupants and users about the project’s service and management systems in order to optimise the building’s performance; and ensure that all future alterations, additions and program changes are consistent with the intent of the purpose of the project.

Image credit Pareto.

Accessibility

Located within easy walking distance of the Sandton Gautrain Station, bus and taxi links, the building encourages cycling as opposed to vehicle commuting by offering storage for 45 staff bicycles and 30 visitor bicycles in a convenient location on parking Level 2 close to the central lobby. Cycle routes have also been demarcated from the main vehicle entrance on 5th street.

Dedicated parking areas within the existing Sandton City development have been allocated for the Atrium on various levels, with access to each area controlled by means of automatic boom gates. 35 bays have been demarcated for the use of hybrid vehicles and 35 motorbike bays have been provided on Level 7 in preferential areas closest to the core.

Responsive Design

This year, health and productivity have taken centre stage for company owners, alongside environmental concerns. The Pareto Head Office responds to these demands with a holistic design approach that demonstrates sector-leadership and due concern for employee wellbeing.

Image credit Pareto.

The post 5-Star rating for new Pareto Interior Fitout appeared first on Solid Green Consulting.

Kamogelo Mmutlana, CEO: Barloworld Automotive & Logistics, explains that their new home aligns to the company’s growth ambitions of being a modern, future-focused and fit-for-purpose organisation. The sculptural, contemporary building, which is designed to accommodate 380 staff members over four floors, rests on a podium formed by two naturally ventilated basements. In contrast to Barloworld’s previous offices, the building design incorporates a flexible, open plan working environment that allows for improved productivity.

Barloworld Automotive and Logistics Head Office in Centurion has recently been awarded a 5-Star Green Star SA Design Rating v1.1.

A viable implementation strategy

“Resource efficiency was a major consideration for both the owners and tenant,” says Simon van Helsdingen, Property Development Manager at Abland.

During the past three years, the Centurion and Irene areas have experienced regular water interruptions. And, in keeping with best green building practice worldwide, passive energy design and energy efficient mechanical systems were required from the outset. The inclusion of sustainability features meant that we could target a 5-Star rating during the design process, as opposed to the initially anticipated 4-Star rating.

The 5,860sqm building accommodates meeting rooms, a gym, a coffee shop and cyclist facilities for staff and visitors, among other amenities and is enclosed in a highly transparent envelope that gives access to views over the surrounding urban context. P.W. Hattingh, project architect at Nsika Architecture & Design, says, “From the inception of the project the design team and developers were like-minded that this project would try to achieve a high level of energy efficiency that will benefit the end-user. Best practice principals such as effective building envelope design, efficient energy use and good indoor environmental quality, were paired with commercially effective design and a viable implementation strategy.”

A vertical aerofoil louvre fin structure was chosen for the eastern and northern envelope, acting as a ‘permeable jacket’ to keep the building cool in summer and warm in winter.

Carefully considered façade design

The concept focused on creating a simple floor plate form allowing for a high rentable ratio efficiency so that resources could be channelled into a strongly aesthetic envelope. “The superstructure, as well as the choice of façade system and glazing type, were major design consideration,” Hattingh explains.

The idea was to create a permeable glass envelope that would sit lightly on a naturally ventilated basement. Time was spent to optimize the structural design in relation to the building material weight, and to create a good glazed-to- solid façade ratio. This allowed for a market-related structural design on very difficult soil conditions while also achieving optimal natural internal lighting quality with ample external views.

Both the northern and western facades are double-glazed, to improve internal thermal conditions and address acoustic challenges arising from the adjacent highway. With a ratio of more than 80:20 between glass and solid façades, several shading design options were investigated. A vertical aerofoil louvre fin structure was chosen to wrap around 42% of the building’s eastern and northern envelope. The louvres act as a ‘permeable jacket’ to keep the building cool in summer and warm in winter. This is achieved by optimizing the aerofoil fin spacing and angle of the fins for each façade orientation.

The development is situated in Irene Link, a 75,000sqm precinct located along the N1 highway.

Resource efficient systems

Due to the recent water interruptions, it was decided from the outset to minimise water use in the building and to provide effective and safe back-up water supply. Dash Coville, Sustainable Building Consultant at Solid Green, explains:

The building makes use of water efficient sanitaryware fittings as well as water-wise landscaping and irrigation to support the water consumption reduction strategy. A rainwater storage and filtration system was also introduced into the building. The system collects rainwater from the roof and purifies it to a potable level for use throughout the building. These initiatives have led to a major reduction in municipal potable water consumption.

In terms of energy efficiencies, a large 120kW photovoltaic system was designed by Barloworld Power. The system is expected to reduce the building’s annual energy consumption by 200MWh. In addition, 100% of the building’s light fittings are LED, which are connected to motion sensors.
A Thermal Energy Storage (TES) system, which enables a levelling out and reduction of the building’s peak energy demand, has also been incorporated into the building’s design. This is achieved by ‘charging’ thermal storage tanks containing glycol-water during off-peak periods when electricity is cheaper and the country’s energy demand is low. During normal operating conditions, the charged TES tanks then supply additional cooling energy to the building, reducing the municipal energy demand. This process reduces the designed HVAC system’s full load by up to 50%.

Energy and water sub-metering have been employed, which will enable the building to be effectively managed and the outcomes of the implemented sustainable initiatives realised. The meters are connected to a system which presents live data on a visual display, which is located in the reception area of the building and supplies real-time consumption information to building users and visitors.

The design intention was to create a permeable glass envelope that sits lightly on a naturally ventilated basement.

A benchmark for Irene Link

Barloworld Automotive & Logistics Head Office is joining the global community in combating the negative effects of climate change and preserving our planet. In doing so, it sets a high standard for future buildings in the precinct and contributes to driving best practice principals in the commercial building sector.

Water-wise landscaping and irrigation in the surrounding outdoor spaces support the water consumption reduction strategy.

Project Team:

Developer: Abland (Pty) Ltd
Owner:  Abland (Pty) Ltd, Giflo Developments and SOM
Accredited Professional: Solid Green Consulting
Architect: Nsika Architecture & Design
Electrical Engineer: Taemane Consulting Engineers
Fire Engineer: Ronald Koekemoer & Associates Fire Protection Engineering Consultants
Mechanical Engineer: C3 Engineering
Quantity Surveyors: Quanticost
Structural Engineers: DG Consulting Engineers
Sustainable Building Consultant: Solid Green Consulting
Wet Services: GK Pereira Consulting
Main Contractor: WBHO
Project Manager: Abland (Pty) Ltd
Landscape Management Company: Insite Landscape Architects

The post 5-Star Certification for new Barloworld Automotive & Logistics Head Office in Centurion appeared first on Solid Green Consulting.

A strict process of waste, erosion and sedimentation control was implemented during construction – a process that proved to be new for the main contractor and the earthworks contractor, and therefore challenging in terms of compliance and documentation.

With a floor area of just under 310sqm, the project uses 31.5% less water than a baseline building through the use of low flow fittings and efficient kitchen equipment. A third of the site is dedicated to vegetation, which does not have any permanent irrigation systems installed. The project had originally looked at using captured rainwater for irrigation, but xeriscaping turned out to be a more efficient design decision as it avoided the need for water tanks, controls and pumps required for an irrigation system.

There was a 33% energy saving over a baseline building, which was achieved using efficient lighting and HVAC systems. These systems were optimised using a ‘whole building’ design approach that included a highly reflective roof and shading to minimise solar heat gain. The project also has water tanks on the roof and a generator to ensure continuity of operations during service disruptions such as water-cuts or load-shedding.

“The operation of all the systems were verified through the appointment of an independent commissioning agent who checked the design and conducted on-site audits during the commissioning stages,” says Gavin Westbrook, sustainability consultant at Solid Green.

This process revealed that some of the lighting did not achieve the required brightness levels as required by both KFC and LEED. More and brighter lighting was added to the project after occupation and tested again to confirm compliance. This was one of the lessons learned, which will be applied to the base KFC design for other projects.

The project has higher than baseline delivery of fresh air into the occupied spaces and utilises low VOC (volatile organic compound) finishes. Gavin explains that an Indoor Environmental Air Quality Plan was implemented during construction to ensure the healthiest indoor air quality for occupants. LEED requirements also ensure that no smoking happens in the building or in the immediate vicinity. “These are actually less rigorous than the legal requirement in South Africa, but the signage requirements are more stringent so we needed to add more signage around the exterior of the building after completion, in addition to the signage at the entrances, in order to achieve compliance.

All the operational waste from the restaurant and kitchen will be sorted on site for recycling or disposal, including packaging, food waste and cooking oil.

“The project was a challenge for the design team as they needed to go through an iterative design process and get into the details of the materials specified far more than they are normally required to do,” Gavin concludes.

We believe that this has been a positive experience and will guide the implementation of sustainability principles and processes in KFC’s branches moving forward.

The post KFC Newmarket receives LEED Retail certification appeared first on Solid Green Consulting.

50 architecture and engineering student teams from 28 countries presented their projects in four pitch sessions to an international jury including representatives of the Dubai Municipality, architects and experts. The first prize was awarded to Vahin Parmananda and Mthokozisi Sibisi from University of KwaZulu-Natal in South Africa.

Vahin Parmananda and Mthokozisi Sibisi receiving their awards.

Marloes Reinink, one of the competition jurors and founding director of Solid Green Consulting, observed:

This competition is a great platform for students to be exposed to a real-life situation, where they get a chance to incorporate sustainable principles in their proposals. A great number of creative ideas were presented at the South African judging day, and both teams that went to Dubai to compete – from UJ and UKZN respectively – put forward well-considered designs. I was impressed by the students, who did a lot of investigation to create good architecture that integrated sustainability in their designs.”

For more information, please see the press release below or download it here.

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The office park is designed to be a flagship of 21st century conurbation lifestyle, focussing on sustainable values and quality of life where professional, private and social needs are met within an inclusive community that has a genuine local spirit and cosmopolitan flavour. Located within convenient proximity to the SSR International Airport, its cargo logistics, Freeport zones, and the business-oriented Holiday Inn hotel, Mon Trésor Business Gateway specifically serves airport-related business and transits.

Mon Trésor Business Gateway

As part of the Mon Trésor Smart City, the office park is developed around a ‘live-work-play’ concept, incorporating environmental and sustainable practices from design through to construction. The building compromises a basement level, a podium level and three office blocks, all complete with roads, infrastructure, external works, hard landscaping, and related facilities. The nearby Airport Mall provides convenient access to facilities such as a pharmacy, gym, bank, cinema, post office, retail outlets, hair salon, convenience store, restaurant and playground.

Because consumption information is key to understanding and managing building systems efficiently, and to assessing opportunities for energy savings, the building was fitted with an integrated BMS system to record and log all energy and water usage within the building. This data can be displayed in real time. Sub-meters, linked to the BMS for the monitoring of energy consumption, were installed for substantive energy uses of 100kVA or more and separately for lighting, power and HVAC in each distribution board on each floor.

Energy strategies were implemented to reduce overall energy consumption and its associated cost, together with greenhouse gas emissions associated with operational energy consumption. An energy model of the building was generated in the design stage, which showed an improvement over a SANS 10400 notional building. The HVAC system, the most efficient available at present, is a cooled air system making use of minimal water usage.

With occupant wellbeing in mind, a high level of thermal comfort was ensured by addressing the internal operative temperatures through modelling. Due to the local climate, no heating was required, and the HVAC system provides temperature control to individual delimited areas. No hot water is provided, further reducing energy consumption.

The whole building is equipped with low consumption LED lights with light intensity and motion detector sensors, and fixed shading equipment for luminosity control. The sensors allow the building management team to set the general light level in the office space or to individually set a specific light intensity in a specific zone.

Water closets, urinals and tap fixtures were all specified to be water efficient with a low flow flush rate to reduce and control water consumption. This consumption is effectively monitored by water meters for all major water uses and an effective automated mechanism for monitoring water consumption data. This monitoring system will also be able to detect leaks and alert the FM team accordingly, ensuring that little to no water is wasted.

Water for irrigation purposes is sourced from an existing sewerage treatment plant (STP) located at the nearby Holiday Inn Hotel. In addition, the development was designed to minimize storm water run-off and the pollution of natural watercourses.

In terms of encouraging non-motorised transport, 48 secured bicycle bays and changing facilities with 58 lockers were provided for staff, as well as 16 visitor bicycle bays. Convenient cycling routes were identified between the office development and the adjacent street network, marked with specific signage. 20 parking bays were reserved for fuel-efficient transport, and 20 for 2-wheeled vehicles.

Finally, a waste recycling storage area was provided to encourage recycling of resources used within the building to reduce waste going to landfill – for paper and cardboard; plastic, glass and cans; metals; and general waste.

With this certification, the Mon Trésor Business Gateway has succeeded in setting a new benchmark for commercial developments in Mauritius. Annelide Sherratt, the Accredited Professional on the project from Solid Green Consulting says:

It is a great privilege to be part of a project that is a first in its country, demonstrating leadership in sustainability. Through their effective relationship, Solid Green Consulting and local partner Enerxis Solutions where able to ensure that the project achieved it’s targeted 4-Star Green Star SA Office v1.1 Design rating. We look forward to commencing with the As Built certification.

For more information about this project, see the project page for Mon Trésor Business Gateway.

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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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