The eventual solution was to create an external skin for the building from the top down . This retained the watertightness of the structure and kept dust and debris out of the building , allowing floors to be skinned externally and then have the windows removed at night internally and new cills and soffits installed as the work progressed . This was an interesting reversal of the conventionally bottom up construction process . A by-product of this process has been the reduction in damage to the new façade due to work being carried out below the finished façade rather than above it .
The process requires strong communication with tenants to keep them informed of the process and to manage their interface with the programme of the works . Redefine worked closely with all the stakeholders to produce a comprehensive tenancy handbook that would ensure limited disruption for the tenants .
Façade Lighting When QDP Lighting and Electrical Design were approached to be a part of the team to upgrade the existing building , one of the main objectives was to create a modern building with integrated façade lighting . The lighting solution was to be both bold yet conservative and take cognisance of the green building requirements , whilst also retaining the historical story of the older buildings in Cape Town and the natural surrounds .
Further to this , aspects such as ease of maintenance , low running costs and longevity of the installation also needed to be taken into account .
After many design sessions , it was apparent that the answer to the above was to use low wattage LED strip lights , mounted into aluminium channels which were in turn clipped onto the edge of each ‘ image depicting ’ fin . The fins were specifically designed to accommodate the LED channels , as well as providing integral wireways to LED strips further along each fin . This fin design allowed the reduction of the profile size of each LED channel - in turn making the installation barely visible during the day .
By using LED ’ s in lieu of other lamp sources , the installation deals with most of the design criteria which QDP set out to achieve . These include longer lamp life , lower wattages , high luminous intensity and defined beam angles . The result is a high impact , low energy design with minimal spill light . To conform to Green Building requirements , the fins are also angled slightly downwards , preventing the LED ’ s from creating sky glow .
Due to the ‘ clip-in ’ installation method , the LED strips can easily be replaced if need be ( there are no mechanical fixings on the outside of the building ). The power suppliers which feed the LED strips are all housed remotely within the central lobbies on each floor of the buildings . This results in ease of access as the life span of the power supplies are sustainably less than that of the LED ’ s .
Lastly , the aim of the installation was to accentuate and complement the various façade images being portrayed . The layout of the LED ’ s was therefore dictated by the outline of each image , so that the ‘ story ’ being told can be appreciated during the day as well as at night .
Landscape Architecture In exchange for developmental rights above a significant urban square in the city which was in need of upgrade and replacement , Redefine appointed Square One Landscape Architects to redesign this public open space as an ‘ urban sanctuary ’ within the exposed Foreshore environment .
Within the square , Square One explored the design of sustainable urban drainage systems as the structuring elements for public place-making while facilitating convenient pedestrian movement and connections to the public transport network . The detailing of the square evokes a marine / wharf environment , referencing the geology and landscape that existed before the Foreshore was reclaimed .
Above the square , rainwater is harvested from the roof of the parking garage , stored in tanks and used to irrigate the expansive green façades that span the sides of the building . Overflow water is directed down the enormous columns within the square and into relaxation chambers to dissipate the energy from the fall . The water is then channelled into bio-filtration basins , where it sustains indigenous wetland species and is able to percolate into the groundwater , minimising the burden on the city ’ s stormwater infrastructure . Polished concrete flooring beautifully reflects the filtered sunlight streaming through the vast urban pergola
388 The Towers