NORTH WEST ELEVATION
A significant portion of the building occupants
will have a direct line of site to the outdoors. This
means that people can adjust the focus of their
eyes beyond the building, helping to prevent
eyestrain. Research has shown that these micro-
breaks can improve concentration. The extensive
glass façade as well as internal atriums also
allow ample natural light to enter the building,
resulting in a reduced need for artificial lighting.
Glass façades often come with the downside of
daylight glare which can be very uncomfortable
for building occupants seated where direct sun
shines onto the workspace. Blinds are installed to
FIRST LEVEL PLAN (Typical)
PODIUM LEVEL PLAN
30
all offices floors to mitigate the above and optimal
occupant comfort is ensured. Care has been taken
to ensure that all interior finishes have low Volatile
Organic Compounds (VOCs). By implementing this
initiative the risk of adverse health complications
due to toxic fumes which often off-gas within
enclosed spaces is minimised.
Energy saving light fittings have been installed
throughout the building. Office floors and meeting
rooms have also been fitted with occupancy
sensors with lighting zones no greater than
100m 2 . This minimises the energy consumption
for lighting purposes by a large extent, turning
off lights in unoccupied zones. Together with
an energy efficient chiller and other power
systems the building is approximately 47%
more efficient when compared to a conventional
building. This also means that operational costs
attributed to energy usage decreases and this
in turn contributes as return investment towards
incremental costs incurred by the developer at the
initial implementation stage.
All water use and major energy consuming
equipment is metred and connected to the BMS
for real-time monitoring, allowing for timeous
reporting and response on all faulty systems.
This ensures that the building operates as per the
intended design.
The interior of the building is finished with
materials that provide building users with a
desirable acoustic environment. Multiple roof
layers contribute towards the reduction of external
noise pollutants travelling into the workspace.
These include steel roof-sheeting, slip-sheet roof,
layers of gypsum plaster and acoustic ceiling tiles.
The project was encouraged to use materials with
little to negative environmental impact promoting
the use of reused material such as steel. The
concrete used on the project has low embodied
energy when compared to 100% OPC mixes as
it has been mixed with a considerable amount of
alternative material such as flyash. Where possible
the procurement of materials sourced within the
local markets was encouraged to support the local
economy and small business.
Tremendous commitment and effort from the
multi-disciplinary project team has ensured that a
high quality and aesthetically pleasing development
with sound green building principles is delivered.
The development achieved a 4 Star Green Star
Certification in March 2017 and is currently
pursuing an As Built certification by year-end.
BCX