ILLOVO EDGE PHASE 3. Following the successful development of the award winning Illovo Edge Phase 1 and PROJECT FEATURE

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1 PROJECT FEATURE ILLOVO EDGE PHASE 3 ILLOVO EDGE PHASE 3 Illovo, Johannesburg DEVELOPERS Mont Blanc Projects & Properties PROJECT MANAGERS Profica Project Management ARCHITECTS Bentel Associates International QUANTITY SURVEYORS IBP Construction Consultants CIVIL & STRUCTURAL ENGINEERS Gerrard Consulting ELECTRICAL ENGINEERS KKA Consulting Electrical Engineers WET SERVICES Green Planet Engineering Services SUSTAINABILITY CONSULTANTS Aurecon South Africa LANDSCAPE ARCHITECTS Earth LIFT & ESCALATOR ENGINEERS TÜV SÜD South Africa Real Estate Services IT AND SECURITY BMS System Consultancy MAIN CONTRACTOR Mont Blanc Construction PHOTOGRAPHY Philip Mostert Photography Following the successful development of the award winning Illovo Edge Phase 1 and 2, Mont Blanc Projects and Properties (MBPP) undertook the development of the Illovo Edge Phase 3, a premium grade office building of approximately 7,400m 2 gross floor area. From the outset, the MBPP team commissioned the project on the basis that the finished building will set the premium standard for commercial office space in South Africa. The brief was simple yet definitive in that the project team had to deliver on a product that is to be the differentiator in the highly competitive commercial office space environment. MBPP requested that the final product be able to compete with the very best of similar buildings in Europe. The project team successfully achieved the developer s stringent expectations and delivered on the European specification within budget and programme. Located in the cosmopolitan suburb of Illovo, the building will attract high profile international and local tenants seeking leafy ambiance while in close proximity to the major business hubs of Sandton, Rosebank and Hyde Park. Design Brief The design brief to the professional team, led by Bentel Associates International, was to create a contemporary building with identical style to Phase 1 & 2 and a design that will render it sustainable, resource-efficient, occupant-friendly and aesthetically attractive. A grand entrance staircase provides access into the courtyard directly from the street 42 Illovo Edge

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3 WEST ELEVATION At the very inception of the project, Aurecon was appointed as the Environmentally Sustainable Design (ESD) Consultant to assist the professional team with the integration of various sustainability strategies and initiatives during the design and construction phases. The collaborative effort between developer, professional team and contractor during the 24 months of design and construction activities has resulted in the building achieving a 5 Star Green Star SA Design Certification by GBCSA. Yovka Raytcheva-Schaap, ESD Consultant and Project Manager from Aurecon, says that the achievement is a testimony to the team s positive approach to design integration, learning and commitment to environmental protection, prudent resource use and occupant wellbeing. Green building projects are fundamentally about contribution, negotiation of design, collaboration and constant pushing of the boundaries. Being involved in a project that turns into reality with all its green credentials, is a hugely satisfying experience and this is certainly the case with Illovo Edge Phase 3. Louwna Joubert, an Interior Architect and ESD Consultant from Aurecon adds that special emphasis was given to the design of the interior of the building and the selection of products and finishes. As a result of that, occupants will enjoy ample daylight, external views and have access to well fitted pause and entertainment areas. Design Architecturally, Illovo Edge Phase 3 comprises two interconnected buildings designed in two L shapes which define a common courtyard and interconnect at the one corner to form a common entrance. The building to the west of the site is three levels in height, whilst the building to the east consists of 4 levels. A grand entrance staircase provides access into the courtyard directly from the street. Roof 44 Illovo Edge

4 Two inter-connected buildings designed in two L shapes define a common courtyard SOUTH ELEVATION areas with xeriscape landscaping provide spaces for respite with expansive views over Sandton to the north and Johannesburg CBD to the south. The design and construction of the building incorporate various sustainable features; however it is the architectural approach that has brought about the striking appearance of natural stone in combination with azure and green shades of expansive glazing. Project Architect Tommy Bosch from BAI (Bentel Associates International) said that Illovo Edge Phase 3 had to conform to the architectural language of the Illovo Edge precinct, but also needed to have its own character. The solution was to reflect the same finishes and elements used in Phases 1 & 2 in general, whilst introducing the new design in a subtle manner, resulting in a building with its own character to complement the overall precinct. Some of these feature elements include the use of stone-cladd feature walls and fins with LED lighting on the façade. Illovo Edge Phase 3 is the only building in the precinct with three basements, due to the fall of the natural ground. Cross ventilation was created for the first and second basements, whilst the third required mechanical ventilation and automatic fire sprinkler protection, necessitating water storage, which was located under the ramp. A central courtyard was designed with accessibility and visibility to all tenants with Illovo Edge 45

5 The office component, consists of four floors with balconies and a roof garden with endemic plants and trees endemic plants and trees. The office component, consists of four floors with balconies and a roof garden with endemic plants and trees. We created an office environment that would ensure every tenant would have breath-taking panoramic views from every corner of the building, including a cityscape of Johannesburg to the South, Sandton to the North, Bedfordview to the East and the Magalies mountain range to the West, creating the illusion of one being part of the surrounding environment. As Johannesburg has the biggest man made forest in the world, why not make use of the beautiful views? Façade The façade of the building, manufactured by Seveme in Portugal, constitutes a structurally glazed curtain wall system, creating a flush glass surface by avoiding the use of external cover caps. The glass is bonded to the aluminium sub-frames. Those are then fixed on the basic substructure of the system and offer a solution for combinations of fixed or opening panels in both straight or facetted applications. Sustainability Due to the Client s request for the building to achieve a 5 Star Green Star SA Design Certification, the following had to be considered in the design of the building, in addition to many other requirements mentioned elsewhere in this article: a high performance double glazed façade was required to ensure the comfort levels of the tenants as well as facilitate low energy output levels. glare and heat build-up due to direct sunlight were to be restricted without impacting on the visibility. the internal finishes, external lighting and landscaping were designed to comply with the relevant requirements. safe, easy-access cyclist facilities. a rain water harvesting system contributes to the efficient water performance of the building. 46 Illovo Edge

6 Roof areas with xeriscape landscaping provide spaces for respite with expansive views over Sandton to the north and Johannesburg CBD to the south Energy According to the energy performance simulation carried out during the design phase, the expected energy consumption of the building is kwh/year. This represents a 34% reduction in energy consumption in comparison to a notional SANS204 compliant building. The following initiatives contribute to the energy efficiency of the building: Efficient lighting throughout the interior, basements and the exterior of the building. Occupancy sensors in all occupied areas The area-weighted average lighting power density is 1.62W/m² per 100Lux for 99% of the Usable Area. A heat recovery variable refrigerant flow (VRF) system, most suitable for this size of building and its multitenancies arrangement. Illovo Edge 47

7 BASEMENT 1 GROUND FLOOR FIRST FLOOR Photovoltaic (PV) installation on the roof adds energy from renewable sources to the energy mix of building. High performance glazing and air tight façade with thermal breaks. Metering of major energy uses and separate metering of power, lighting and air conditioning use for each tenancy. Indoor Environment Quality Indoor environment quality is one of the key aspects of green buildings. Research shows that the quality of the indoor environment is directly proportional to the productivity and wellbeing of the buildings occupants. Illovo Edge Phase 3 features the following: Fresh air is provided at a rate higher than 12.5l/s/p, exceeding minimum regulatory requirements of SANS O. Ample access to day light for all occupied areas. More than 80% of the usable areas have a direct line of sight to the outdoor environment, i.e. the building provides extensive external views outwards and into the courtyard. Daylight glare control fixed external shading is incorporated in the building where necessary. High frequency ballast are provided for 100% of Usable Area (UA). Smoking is prohibited inside the building. Specified paints, adhesives and sealants, and carpets with low or no Volatile Organic Compounds (VOC). Specified composite wood with low formaldehyde emission levels. Water Potable water reduction strategies include: Efficient sanitary fittings in all ablutions and dual flush WC mechanisms. Rain water harvesting with storage capacity of 10,000 litres. Sprinkler pumps test water is recirculated through the fire water tank. Sub-metering of major water uses in the building is provided and meters are ILLOVO EDGE PHASE TWO ILLOVO EDGE PHASE THREE 48 Illovo Edge

8 SECOND FLOOR THIRD FLOOR ROOF connected to monitoring system for water consumption management and leak detection. Xeriscaping landscape in the perimeter of the building, the courtyard and the roof require potable water for irrigation only during the period of establishment (first 12 months after planting). Transport In an effort to encourage the building users to make use of alternative means of transport, the parking at the Illovo Edge Phase 3 building have been kept at a minimum in terms of local authority requirements. Provision has also been made for 16 parking bays for fuel efficient vehicles and 18 parking bays for motorbikes or scooters. Well fitted cyclist facilities including dedicated showers are also provided in the basement of the building. Environmental Protection Waste Management Implemented Environmental Management Plan (EMP) for pre-construction and construction phases. HVAC refrigerants have Ozone Depletion Potential (ODP) of zero. All thermal insulants have zero ODP in both manufacture process and composition. Due to the use of efficient sanitary fittings the discharge to sewer is reduced by 61%. Contractually required Waste Management Plan for construction phases. 70% of construction waste re-directed from landfill to be re-used or recycled. Provision of recycling waste storage on basement level 1. Conclusion Illovo Edge Phase 3 represents the completion of the vision for a top quality precinct whose buildings inter-relate to form a cohesive development, whilst still retaining their own individuality and style. ILLOVO EDGE PHASE ONE Illovo Edge 49