Tlokweng Road Gaborone – early Green Star adopter in Botswana
The Tlokweng Road Commercial Development in Gaborone, a modern office development, is currently targeting a 4-Star Green Star New Build Office Design certification. The project is only the third development to target this certification in Botswana.7
The development is adjacent to a motor dealership and covers approximately 2800m² GFA over four storeys. The ground floor level accommodates staff and disabled access from the parking area as well as staff shower rooms; and the remaining three floors house the reception and offices with two external terraces.
“Employees spend a majority of their daytime in the office,” comments Morné van Zyl, Development Manager at Safland Property Group. “In the green building design process, we strive to create spaces that promote health and comfort, which also drive market and client demand because improving office users’ health and wellbeing is a key priority for all stakeholders involved. This latest addition to Botswana’s landscape is a testament to the continued commitment and leadership of the Botswana property sector in sustainably transforming the country’s built environment.
The tangible benefits may not be easily recognisable to tenants or visitors but, through sustainable design, development and operations, green buildings are reducing carbon emissions, energy and waste. They also conserve water, promote the use of safer materials and lower our exposure to carbon emissions. The Botswana property sector and leaders like The Motor Holdings Botswana (Pty) Ltd are continuing to innovate this sector and are leading the way for a better future for generations to come.
Elri Syfert, Sustainability Consultant at Solid Green, says, “The development is one of the early adopters of the Green Star New Build Office Tool in Botswana. As such, it serves as a precedent study for other projects, and it also encourages market transformation by demonstrating success in attaining its goal of implementing sustainability features.”
Jürgen Genth, Project Architect at SVA International, comments:
The site’s angular footprint allowed the building volumes to be addressed as billboard elements, while the use of glass rendered specialist plaster and concrete, together with discrete vertical shading elements, accentuates the contemporary architectural approach. Raising the building by a level also meant that the effect of the distinct, iconic architectural language was accentuated, while providing better views from inside the building to the surrounding areas. The design also ensured that best views are from the terrace on the angular corner of the top level, which is directly connected to the entertainment areas.
During construction, the building targeted over 70% of demolition and construction waste for reuse or recycling. Contractors on the project were also conscious of the materials used, making use of concrete with reduced Portland cement and reinforced steel comprising 92% recycled content.
An energy model of the building was generated in the design stages of the building. The predicted carbon emissions were compared with a baseline office in the same location, demonstrating that a 30% reduction in annual electrical energy use is predicted.
The development has energy efficient lighting throughout with motion sensors provided in all rest rooms and storage areas. All external lighting is controlled via photocells, so lights are activated only when necessary and automatically turned off once there is sufficient ambient natural light. A solar panel geyser with electrical back up was installed for the ground floor showers; and there are no pause areas or tea kitchens in the building which require hot water.
Other resource efficient measures targeted waste and water. Through awareness programmes and tracking of waste, the project aims to achieve a waste diversion rate from landfill of 75% and, to this end, a waste recycling storage area encourages recycling of resources used. By using water efficient fittings that limit the occupant water usage, potable water consumption was reduced from 663kL per annum to 356kL per annum. The water consumption will be effectively monitored by water meters for all major water uses.
The project is targeting innovation points for a GSSAAP team (Green Star SA Accredited Professionals) where five professional team members and four members from the main contractor successfully completed the online Green Star New Buildings course.
By integrating sustainability concerns into the project process from the outset, and responding to its context, the Tlokweng Road Commercial Development is helping to lead Botswana’s building sector towards a more regenerative approach to building design, construction and operations.
Owner: Motor Holdings Botswana (Pty) Ltd
Accredited Professional: Solid Green Consulting
Architect: SVA International
Electrical Engineer: AR Edwards Engineering
Fire Engineer: CKR Engineering
Lift Specialist: CKR Engineering
Mechanical Engineer: CKR Engineering
Quantity Surveyors: Equate
Structural Engineers: ADA Consult Engineers
Sustainable Design Review: Solid Green Consulting
Sustainable Building Consultant: Solid Green Consulting
Wet Services: CKR Engineering
Main Contractor: Stefanutti Stocks
Development & Project Manager: Safland Property Group
Environmental Consultant: Arid Environmental Consulting
Occupational Health & Safety Manager: Stefanutti Stocks
Waste Contractor: Skip Hire
Electrical Contractor: Sharps Electrical
Lift Specialist Sharps: Electrical
Pest Management Contractor: Sands Civil
Recycling Contractor: Harris Metal
Fire Protection Systems Contractor: Vidac