Architect and Builder
SAPOA PROPERTY PUBLICATION OF THE YEAR - 2017 JUNE 2017
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SAPOA PROPERTY PUBLICATION OF THE YEAR - 2017
CONTENTS JUNE 2017
OUR COVER: BOSJES ESTATE
IMAGE: ADAM LETCH
10 NEWS WATCH 14 PROJECT WATCH 82 INTERIOR WATCH 90 ADVERTISERS
ADVERTORIALS 32 INTERSPRAY 68 BEKA
NEXT ISSUE If you were involved on any of the projects / features in our next issue and would like to advertise or contribute material please contact
PROJECTS 22 ALICE LANE PHASE 3
The building, developed by Pivotal Property Investment Fund and Abland, is the final of three buildings, designed by Paragon Architects.
36 MENLYN SHOPPING CENTRE REDEVELOPMENT
Menlyn Shopping Centre opened for trading in November 2016 following 36 months of intensive redevelopment and reconfiguration, becoming the largest shopping mall in Africa with 173,500mÂ² of retail and 500 stores.
48 WATERWAY HOUSE
The newly completed Waterway House is the first phase of the new mixed-use Canal District. The Canal District creates a gateway for the V&A Waterfront and aims to integrate it with adjacent city neighbourhoods.
58 BOSJES ESTATE
The project includes a unique chapel structure with symbolic biblical gardens, a wine tasting room and bistro and the refurbishment of the Manor House and old sheds into a family home and new luxury guest suites.
us on 021 712 0570 or visit our website: www.archibuild.co.za
UPCOMING PROJECTS Amrod
Ballito Junction Time Square TMM Lofts Radisson Blue, Cape Town - Interior
2017 SAPOA Innovative Excellence in Property Development Awards
BOOKING DEADLINE Friday 28 July 2017 Contents
FEATURES 70 2016 COROBRIK STUDENT AWARDS
INTERIORS 84 BRIDGE PARK OFFICES
dhk thinkspace worked closely with a leading bank on the interior fit-out to accomplish an amalgamation of the entire building to suit their requirements. 7
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he SAPOA Convention is always an interesting event for me to attend. This year’s theme of #Disruption certainly raised some eyebrows, shattered a few comfort zones and sparked vigorous debate. As with every industry, the Built Environment sector should constantly be challenging itself and reinventing the way it does business in order to accommodate continually changing economic, political and social factors. The topics discussed at the SAPOA Conference this year have hopefully given us all the wherewithal to make the best decisions for our businesses. The Conference highlight is of course the Gala Dinner and Awards ceremony. Architect and Builder was thrilled to be awarded Property Publication of the Year for the 2nd year running. We are honoured that all our hard work has been recognised but we wouldn’t be able to produce such a high calibre publication without South Africa’s amazing development, design and construction industry that punches above its weight by world standards. When the SAPOA Awards for Innovative Excellence are announced it is always exciting to see which buildings we have featured over the last year have been announced the winners. Unsurprisingly to many, Sasol took the top honours, but it certainly did not overwhelm a very strong list of winners in the other categories. Many of the winners I was familiar with, but as is the case most years, a dark horse entry takes a category and I am pleasantly surprised that here is a new project to discover that I had been unaware of. Our annual SAPOA Awards feature in our August issue will hopefully do justice to each of the winning projects. Our projects this issue include: Bosjes Estate: When I first saw an image of the chapel featured on our cover I was so struck by its unique design. The entire estate project is visionary as well as paying homage to our past. Menlyn Shopping Centre: One of SA’s best known shopping malls has undergone a redevelopment, making it the largest mall per square feet in the country. Alice Lane Phase 3: The final piece of the Alice Lane Precinct puzzle and home to Bowmans. Waterway House. A striking addition to the V&A Waterfront that serves to anchor the new canal precinct under development. Bridge Park Offices Interior: We take a look at the vibrant Cape Town offices of a leading financial services provider, based at Century City. On a final note, we bid farewell to Shelley Woode-Smith who is exploring new horizons (look out for her book in the future!). Diana Woode (Shelley’s mom, who passed away in January 2017) and Shelley are at the heart of Architect & Builder’s success over the last 25 years and they will be forever be embedded in the DNA of the magazine. Thank You!
THE 2017 SAPOA PROPERTY PUBLICATION OF THE YEAR Editorial
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NEWSWATCH THE LATEST NEWS AND PRODUCTS FROM THE BUILDING INDUSTRY
BOSCH INTRODUCES ‘SMART’ LEVELLING WITH TWO NEW LASER LEVELS
NEWSWORTHY WSP GLOBAL UNVEILS NEW IDENTITY WSP Global Inc. (“WSP”) has unveiled its new brand identity, represented by the introduction of a new logo that marks its growth and transformation, and celebrates the culture built on the coming together of over 85 companies in the last five years. The
of WSP’s strong and forwardlooking identity. Engineering is about asking questions, looking at complex problems from different angles, and finding solutions that break
brand speaks to the complexity and intelligence of engineering, while
endless possibilities driving the
Bosch has introduced the concept of ‘smart’ levelling with its launch of the GCL 2-50 C (red laser technology) and GCL 2-50 CG Professional (green laser technology), which allows hands-free remote control via smartphone, in addition to a motorised mount for precise positioning of the laser lines. An innovative Bluetooth connection means that these combi lasers can be controlled not only hands-free via a smartphone, but also remotely over longer distances. In addition, both combi lasers can be combined with the RM3 Professional multifunctional mount. This motorised mount enables the laser lines to be precisely positioned. The GCL 2-50 CG Professional allows for supreme visibility, as well as an array of ‘smart’ functions to enhance its connectivity. Features include horizontal and vertical laser lines, and two centred plumb points with optimal visibility. Precise positioning of the laser lines around the plumb points is possible via motorised positioning with the optional RM3 Professional, using an app or remote control, or manual positioning with the RC2 Professional infrared remote control. This has the option of three available speeds, namely normal, fast, and step-by-step. While traditional green laser products used colour-conversion technology to generate the green laser beam from a red laser diode, Bosch’s latest GCL line-up boasts a genuine green laser diode, which not only increases effectiveness and robustness, but offers the best visibility possible. The high visibility of the green horizontal and vertical laser lines ensures a working range of 20m without a receiver, while a working range of 50m is possible with the optional LR6 or LR7 Professional receiver. A pendulum lock ensures safe transport, while there is an added benefit of a dual power source in the form of either 12 V-LI-ion battery or standard alkaline batteries. www.bosch.co.za
work of its 36,000 employees around the world. “We are proud to represent this forward-thinking, organisation
“Our local business is home to international standard expertise, while we are able to access global thinking when our clients need it. At the same time, we understand
This new brand represents our organisation as what we are, and what we strive to be.” www.wsp.com
FWJK SCOOPS TOP PMR.AFRICA AWARDS National
FWJK, has been awarded the top honour for business excellence in
SAINT-GOBAIN GYPROC PLEDGES R1 MILLION TO RHINO CONSERVATION Saint-Gobain Gyproc South Africa has announced a three-year sponsorship of the SANParks Honorary Rangers aimed at furthering efforts to protect rhinos and augment anti-poaching strategies. Despite extensive efforts by anti-poaching organisations, 5,000 known rhino have been poached in South Africa over the last eight years. Saint-Gobain Gyproc, manufacturer and marketer of gypsum-based plasters, ceiling systems and interior walling systems for the residential and commercial markets, will donate R1 million each year over the next three years, as well as a percentage of sales from its RhinoBoard and RhinoLite products, furthering its contribution to safeguarding the rhino population. “We know that although the rhino is a symbol of strength for today, it may be gone forever tomorrow. That is why we want to make a difference and we hope that by supporting the SANParks Honorary Rangers and communicating the importance of its cause to our customers, we can add Saint-Gobain’s voice to conversations about rhino conservation in South Africa,” says David Anderson, Saint-Gobain Sub-Saharan Africa General Delegate and CEO. Despite the valiant efforts of SANParks to stop the brutal slaughter of South Africa’s rhinos, the safety of rhinos is still in jeopardy. The latest sponsorship from Saint-Gobain will go towards training and buying much-needed equipment in the field for rangers, and for support of the Air Wing and Veterinary Wildlife Services of SANParks to combat the threat of rhino poaching. “We are honoured to have Saint-Gobain’s support in our efforts to fight rhino poaching in South Africa. Everything we can add to our current projects goes towards increasing our endeavours in the rhino conservation space and we are grateful for Saint-Gobain’s longterm commitment to and involvement with SANParks,” says Louis Lemmer, Chairperson of SANParks Honorary Rangers. To find out more about Saint-Gobain Gyproc SA’s conservation commitment, visit the @GyprocSA Facebook page or tweet them at @GyprocSA using the hashtag #GyprocLovesRhinos. To support the cause, purchase any Saint-Gobain Gyproc RhinoBoard and RhinoLite product and look out for the SANParks Honorary Rangers endorsement logo to ensure you are buying an original product and contributing towards rhino conservation.
Arrow Award recognises FWJK’s achievement in establishing its place as the country’s most innovative real estate developer. Rhys Rocke, Regional Director of FWJK Developments, said, “The drive to innovate, add value and ensure client satisfaction are at the core of the firm’s culture. The at
allows investors and end-users to participate in the profit as co-developers has proved irresistible
market. Our competitiveness can be attributed to the emphasis we place on design efficiency in our own developments and on the elimination of wasteful design elements
property development.” FWJK also collected the Golden Arrow Award for its architectural division and the Silver Arrow Award for its quantity surveying division. Rocke
nation of maintaining architectural, quantity surveying and project management services within the firm had enabled turnaround times to be measured in weeks and not months. “Our competitive edge results from the ability to produce financially
projects without the need for extensive and time consuming
From left to right: Ian Winroth (Saint-Gobain Gyproc), John Turner (SANParks) and David Anderson (Saint-Gobain Gyproc)
revisions to the scheme.” www.fwjk.co.za
GRAPHISOFT SA OFFERS WORLD’S FIRST MARKET DESIGNED ARCHICAD BIM LICENCE Graphisoft SA is proud to announce it’s first market designed ARCHICAD offering supporting the business environment present in South Africa. This unique BIM licence offering is a worldwide first, affording architects, interior designers, landscape architects and town planners an easier way
to adopt BIM workflow without a big upfront investment profile. With this new cost effective introduction, Graphisoft is yet again showing commitment to supporting the South African design industry with this unique market offering that provides support for business to scale and maneuver the market based workload. “This is an important step in building a strong footprint across South Africa to support the roll-out of solutions which can help local businesses compete on a global scale,” comments Dean Naidoo, Graphisoft SA Business Manager.” Although ARCHICAD is a direct service between an end-user and Graphisoft SA, we see huge potential for businesses to add layers of value and services on top of BIM offering, which in many markets are a legal requirement.” Building Information Modelling A current innovation that is transforming the engineering industry is building information modelling (BIM), originally a collaborative digital process used to design buildings using a coherent system of computer models rather than separate sets of drawings.
Today, BIM is fast becoming the international standard for the design, construction and operation of buildings, roads and rail, utilities, process plants, oil platforms, ships, factories and mines, amongst others. “Furthering the growth of BIM and making it easily accessible is at the core of what we do,” Naidoo continues “We listen to our clients and are proud to be able to offer this new flexible service as a first worldwide. We understand that clients are requiring more versatility and we have listened to this feedback. We care about the market and want to be a part of enabling local architects achieving more success and it is vital for us to show loyalty to them as they do to us”. One of Graphisoft’s biggest success stories has been the recent conversion on to the ARCHICAD BIM solution of the world’s most successful architectural company Bjarke Ingels Group (BIG) in Denmark. This shows that the solution is at the forefront of innovation which is needed for South African firms to make an overwhelming presentation when entering highly competitive international markets. www.archicad.squarespace.com
HIFSA PROJECT RECEIVES FIRST EDGE CERTIFICATION IN AFRICA The Housing Impact Fund South Africa’s (HIFSA) Fourleaf Estate in Port Elizabeth is the first residential project in Africa to receive EDGE certification. EDGE (Excellence in Design for Greater Efficiencies) is simultaneously a software, a standard and a green building certification system. The International Finance Corporation (IFC), a member of the World Bank Group, created EDGE and worked together with Green Building Council of South Africa (GBCSA) to tailor EDGE to the South African environment to account for local climatic conditions, the standard of local building materials and local development costs.
Fourleaf Estate is the first project to reach final certification in South Africa since EDGE was launched in the country in September 2014. HIFSA, managed by Old Mutual Alternative Investments’ Development Impact Funds (DIF) team, aims to deliver a marketrelated, risk-adjusted return on investment to investors and to create new affordable housing stock to address the housing shortage. For investors, EDGE certification provides a tangible indicator of green environmental performance. DIF therefore believes it’s imperative to integrate green efficiencies in housing design, especially for the affordable market segment. By obtaining EDGE certification, developers could benefit from being able to market their houses as ‘green homes’ for either the sales or rental market. In an increasingly competitive market, a home with reduced utility costs would be a significant incentive for new homeowners or tenants. As such, the DIF team registered their pilot project, Fourleaf Estate, for EDGE certification at the end of last year. DIF considered the Fourleaf developer, Similan, an ideal candidate because of their innovative and attractive designs within the affordable price bracket, as well as their
attention to designing cohesive communities within a housing development. Fourleaf offers residents potential energy savings of up to 29% through initiatives such as heat pumps for hot water and low-flow
taps that reduce the hot water consumption through aeration. Water savings of up to 25% were achieved through the use of water efficient fittings such as low-flow shower heads and dual-flush toilets. Similan’s design in their choice of building materials, such as cored bricks, cellulose roof insulation and clay roofing tiles, resulted in a potential saving of up to 43% in the embodied energy. www.oldmutual.co.za News Watch
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PROJECTWATCH PROPOSED, CURRENT AND FUTURE PROJECTS FROM SOUTH AFRICA AND ABROAD
PROJECTVIEW PRAN BOULEVARD, UMHLANGA RIDGE Located
Umhlanga, this will be Paragon Architects’ first building in Durban. The project comprises two wings with
Building One will be occupied by KPMG while Building Two has been designed for either a KPMG extension or for other tenants. The interiors of Building 2 will be designed by Paragon Interface. The design of the project is an extension of the lessons learned by
modeling, combined with a building envelope that responds to the site, the views and the climate. The structural system is concrete with a glazed and clad envelope. www.paragon.co.za Developer: Shree Property Holdings Local Architect: Zadar Studios Architect: Paragon Architects QS: Brian Heineberg & Associates Project Managers: Orion Structural Engineers: L&S Consulting Electrical Consultant: Tesla Mechanical Consultant: Mahesh Khoosal and Associates Wet Services Consultant: Redline Consulting Fire Consultant: Umlilo Environmental: Triplo4 Green Consultant: AECOM Traffic: RMC Landscape Architects: The Ochre Office Main Contractor: Trenco
RIDGE 7, RIDGESIDE PRECINCT, UMHLANGA Ridge 7, as its name suggests, is the seventh sectional title office block to be developed by FWJK Developments in Tongaat Hullet’s Ridgeside Precinct in Umhlanga. Designed by FWJK Architecture, this 12-storey office building is comprised of three basement levels of parking, a ground floor entrance urban court with café, four levels of structured parking above ground and seven office levels positioned above the parking levels. The major driver behind the design was to create an architecture that responded to the site and the future built context of the precinct. A typical office floor-plate designed to accommodate multiple occupants was orientated to maximise the sea views towards the Durban harbour and the Umhlanga ocean. The architectural form was ordered in such a way as to create a seamless transition between the parking and offices levels. The building aesthetic aspired to read as one form instead of a parking podium with top structure offices above. Nicole Richards, a director of FWJK Architecture, outlined her endeavour, which was to create an elegant and lightweight sense to the building by using slim, white slab edges and a muted palette of grey and charcoal tones. The building’s strong identity is expressed in the alternating interspersed play of white solid panels and void glazed panels throughout the façade. This sophisticated office development opens into an urban court and addresses a street spine which is tipped to become the new ‘Palm Boulevard’ of Umhlanga Ridge. The construction contract for Ridge 7 commences in August 2017 and has been awarded to Rubro Construction and will be complete at the end of the first quarter of 2019. www.fwjk.co.za Project Watch
SABLE PARK, CENTURY SQUARE A new development of 16,300m2 of premium grade offices, which will include new regional offices for Discovery, is to be built on a prime gateway site at Century City. Being developed by the Rabie Property Group at a cost of R460 million, Sable Park will comprise two four storey buildings of 8,000m2 and 8,300m2 respectively, each with two levels of underground parking. The buildings are each split into two wings with a central core and full height atrium bringing light into the centre of the expansive floorplates. Discovery’s Cape Town staff, who will be relocating from elsewhere at Century City due to their existing lease expiring, will be occupying the larger of the two buildings. The second building, which is ideally suited for a large user looking to make a strong corporate statement, is being designed to be flexible, and if needs be, could be subdivided to accommodate smaller users, says Rabie director, Colin Anderson. Each building is set on a green podium with sunken amphitheatre creating an active public space, with shared basement parking below. The buildings actively engage with both Sable Road and Bridgeways, as well as each other and the new developments planned for either side of the site, and enjoy high visibility as well as panoramic views towards Table Mountain and Table Bay. The twin buildings are designed as a series of shifting volumes along the linear site. The ground floor façade is set back, so that the three office levels above appear to float. Two office levels are enclosed in a vertically articulated façade with recessed glazing creating a delicate veil that serves as passive solar control. Within this layered envelope, protected walkways and terraces have been created to the north and south, capitalising on the differing views and seasonal changes. A further office floor takes the form of a fully Project Watch
glazed crystalline white box that floats on a shifted axis. This building form is reversed on each wing of each building creating dynamic arrangement along the length of the site. Sable Park has been designed targeting 5-Star Green Star SA rating. David Pierre-Eugene, head of Group Facilities at Discovery, said: “With our existing leasing commitments coming up for renewal, we were on the look out for new premises whereby we could be consolidated into one building and have options for future growth. “As part of our assessment for new premises, we surveyed other developments outside of Century City and found
that from a location, convenience and amenities point of view, Century City was still the best location to meet our requirements.” Sable Park is situated in the all-green Bridgeways precinct which has become the new hub of Century City. www.rabie.co.za | www.dhk.co.za Developer: Rabie Property Group Architects: dhk Quantity Surveyors: RLB Pentad Civil and Structural Engineers: Aurecon Electrical Engineers: QDP Consulting Mechanical Engineer: BVI Main Contractor: WBHO Construction
PEBBLE BEACH, SIBAYA Pebble Beach lies in the Sibaya Coastal Precinct, with uninterrupted views of the Indian Ocean and overlooking a lush forest buffer zone. The development offers 160 apartments, with state-of-the-art security, direct access to the beach, shops, cafes and restaurants, recreational facilities including rooftop swimming pools and deck, fully landscaped gardens, play areas and swimming pools. The units include luxury studios, 1, 2, and 3-bedroom apartments and penthouses. Design Concept The building makes use of a zigzag parti in two volumes around an inner courtyard. The taller rear overlooks the lower forward
volume while providing sufficient density at an urban scale to activate the community facilities meaningfully. The parti further picks up on neighbouring geometry to form a part of a bigger city scale. This is tempered by a human scale on street edges facilitating a sense of urbanity. Edge and Scale The building provides a public, activated edge. Human scale is provided by a colonnade, beneath which restaurants and retail enliven the environment. This edge is scaled below the private residential space and forms a ‘base’ to the building, anchoring it into the site through the use of stone gabions, the residential elements are set
off from the street edge. The continuity of this ‘city’ edge is only broken on corners of the site where parks are granted to the public realm. The scale increases towards the entrance, while the park opens up as one climbs the gradient. Public bicycle parking is provided for the precinct encouraging nonmotorised transport. Developer: New Cruise Investments Project Architect: COA Quantity Surveyor: Est QS Project Managers: SiVEST Engineering Disciplines: SiVEST Landscape Consultant: Uys & White Main Contractor: Construction ID
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TRELLIDOR, PORT ELIZABETH Muse Architects were approached by the client for the design of their new showroom and workshop in Walmer, Port Elizabeth. The new building will be located on Walmer Main Road, a developing node with a number of new
TEMBALETU SCHOOL SPORTS CENTRE, GUGULETHU dhk architects has unveiled an ambitious new sports project for a disabled school in Gugulethu, designed in partnership with OCAL Global, a non-profit focused on empowering ‘differently abled’ people. Tembaletu School for Learners with Special Educational Needs (LSEN) was founded in 1974 to cater for children with physical disabilities in the townships of Cape Town. The school caters for around 200 students. OCAL Global has partnered with dhk architects with the aim to create a world class sports facility for the school, providing a purpose built space for both the learners and the wider disabled community. The new sports centre will house a fully accessible fourcourt sports hall and gym with an elevated running track that doubles up as spectator seating for the courts below. A translucent wraparound façade exposes the movement within and allows light into the space while creating a glowing beacon at night. www.ocalglobal.com www.dhk.co.za
boutique businesses and shops. The brief asked for a building that could function as both showroom and workshop and be flexible enough that it could be used by different or multiple tenants in future. Other requirements were to use as much of the existing dwelling as possible and to showcase the products of the client throughout the building. The original walls of the dwelling were retained and another floor added using lightweight materials with heavily insulated walls and roof. The added floor simplifies the existing footprint and allows for a flexible letting space. The new roof allows for harvesting of rainwater as well as the future installation of photovoltaic panels. Apart
products in the building, another design element was using a laser
ONE ON WHITELEY, MELROSE ARCH Amdec has commenced construction on the latest phase of the iconic Melrose Arch mixed-use precinct with the striking One on Whiteley. The development of One on Whiteley is already well underway, confirms Nicholas Stopforth, MD of Amdec Property Development. “We are delighted to be building the next phase of Melrose Arch. We have appointed Group 5 as the main contractor and construction has begun on One on Whiteley’s basement, retail, hotel and residential components,” says Stopforth. Building is forging ahead for the first two Marriott-branded properties in South Africa -the signature brand Johannesburg Marriott Hotel Melrose Arch and the Marriott Executive Apartments Johannesburg Melrose Arch. Amdec has also released its final phase of exclusive residential apartments for sale. The first phases of One on Whiteley apartments are already sold out amid high levels of interest from investors. Enjoying continued strong demand, with the release of the final phase of apartments for sale, this means that 70% of its total 241 new residential apartments are now sold. Melrose Arch is a privately owned, maintained and operated precinct with its own excellent infrastructure. Located in the heart of Johannesburg’s leafy green northern suburbs, it is a complete lifestyle experience in an immaculate city with an unlimited choice for everyday needs. Its New Urbanist design is people-friendly and environment-friendly. The development of One on Whiteley distinguishes Melrose Arch even further and adds to its unique collection of international boutique lifestyle brands, especially the variety of its hotel, hospitality, restaurant and entertainment. www.amdec.co.za
cut trellis as a sunscreen as well as the dynamic angles to create an eye catching façade. The façade is further softened by introducing timber to reduce the scale and to add warmth. A number of other issues informing the primary design response were: i) Urban Fabric; the area, although changing, still has a residential scale and it was therefore imperative that the new building is sensitive to its surroundings ii) Environmental; recycling of the existing structure and control of north light as well as maintaining views to the outside. www.muse-arch.co.za
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CELEBRATING OUR 15 YEAR ANNIVERSARY 20
Abland DEVELOPER AND PROJECT MANAGERS 011 510 9999 email@example.com www.abland.co.za
Paragon Architects ARCHITECTS 011 482 3781 firstname.lastname@example.org www.paragon.co.za
Quanticost QUANTITY SURVEYORS 011 705 2505 email@example.com www.quanticost.co.za
L & S Consulting STRUCTURAL ENGINEERS 011 463 4020 firstname.lastname@example.org www.lsgauteng.co.za
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Taemane Consulting ELECTRICAL ENGINEERS 011 608 5000 firstname.lastname@example.org www.taemane.co.za
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ALICE LANE PHASE 3
ALICE LANE PHASE 3 ALICE LANE PHASE 3 Sandton CLIENT Pivotal Property Investment Fund Alice Lane Trust DEVELOPER & PROJECT MANAGERS Abland ARCHITECTS Paragon Architects QUANTITY SURVEYORS Quanticost COMMISSIONING AGENTS Cardinal Commissioning Services STRUCTURAL ENGINEERS L & S Consulting
lice Lane Phase 3 is a mixed-used, 35,000m2 development located on Alice Lane & Fifth Street in the heart of Sandton’s CBD. The building, developed by Pivotal Property Investment Fund and Abland, is the final of three buildings, designed by Paragon Architects. Alice Lane 3 completes the Alice Lane precinct which was under development for approximately 10 years. Each of the three buildings complements the development as a whole by contributing an individualistic yet unified aesthetic. Inspired by the concept of a piazza, the precinct offers a much needed publicly accessible square in the heart of fast-paced Sandton. With the completion of Phase 3 the piazza edges are now clearly defined and Alice Lane 3 acts as a gateway leading into the piazza. Phase 1 tenants include Marsh, Bloomberg, Standard Bank and Virgin Active’s new flagship gym. Phase 2 accommodates Sanlam and Santam. Phase 3 comprises offices, designed around anchor tenant Bowmans, showrooms, retail elements and concept stores.
ELECTRICAL ENGINEERS Taemane Consulting MECHANICAL ENGINEERS C3 Climate Control Consulting Engineers FIRE ENGINEERS IFESA WET SERVICES MGBS - Mike Gough Building Services GREEN BUILDING CONSULTANTS Solid Green Consulting LANDSCAPE ARCHITECTS The Ochre Office INTERIOR ARCHITECTS Design Effects International MAIN CONTRACTOR WBHO Construction PHOTOGRAPHY Tristan McLaren Infrastructurephotos
The building, developed by Pivotal Property Investment Fund and Abland, is the final of three buildings, designed by Paragon Architects
Unique Opportunity Working on the three phases offered Paragon an opportunity to explore the interstitial quality of the three buildings and challenge the notion that Sandtonâ€™s pavements are alienating. The rare opportunity to work on an entire city block allowed them the scope to extend their contribution from architecture through to urban planning and design. Important in the creation of this urban jigsaw puzzle was to constantly bear in mind how these buildings would work together and how those working in the precinct would experience the environment. There are common threads that run throughout the precinct, but each building has a subtle change of evolutionary design. The design language used throughout the three phases ties the buildings together whilst the individuality of the buildings is expressed through the use of different materials. The glazing showcases the latest glass technology
and expression in terms of light and dark and also day and night experiences. Phase 3 Design In this final phase of the Alice Lane development, the butterfly-shaped plan allows for the generation of two wings. Working with generated site line analyses and sun studies, the conceptual design was specifically created to allow sunlight into the public space, essentially using sunlight to chisel form. The operational needs of the tenant, Bowmans, were carefully considered. Typically law firms require a higher cellular office to floor plate ratio. Further requirements included external views and windows in each cellular office. An optimised H-shaped floor plate serviced by a single, centralised core allows for easy subdivision of the floor plate and offers panoramic views of Johannesburg. There are 1,500 parking bays
provided which contribute to the Alice Lane Precinct super-basement of 3,500 cars in total. Façade Four types of glass were used on the façade: 1. Flush double glazed vision panel (blue glass): Main façade glass – cool lite st120 low e safety glass. The external face is clad with highly reflective glass assist with thermal performance and internal comfort.
2. Flush double glazed vision panel (white glass): Fritted glass (30% ‘dot’ coverage) – solar e plus grey solar control low e safety glass. The seemingly white panels defining the end corners of the office plates consist of 6mm toughened safety glass covered with a dense, white dotted frit. Lines of varying sized dots were printed onto glass panels. The undulating streaks are suggestive of water running down a smooth surface, and no two panels are alike.
3. Flush double glazed vision panel: External atrium and pod glazing – solar e grey solar control low e. Offsets and visually separates the office wings from the atrium and pods. 4. Flush double glazed vision panel: Pod glazing – solar e plus clear solar control low e safety glass In plan the organically shaped ground floor retail pods offset the linear office plates. Dark glass on the pods highlights this distinction in elevation. The selected glass have a lower u-value as well as a lower solar absorption percentage. This relates to a lower glass surface temperature which results in a reduced radiant temperature. Blinds assist with glare and thermal comfort. In terms of Green Star requirements two IEQ-8 ( External Views) points were targeted and achieved, as more than 80% of the usable area has a direct line of sight to the outdoors.
Sustainability Due to the relatively narrow floorplates of the north and south wings, it was possible to give over 80% of the usable area a visual connection to the external environment. The building’s form also provides good levels of daylight for building users, with over 30% of the usable area having a daylight illuminance of at least 250Lux. This also made it possible to design a lighting power density of under 2W/m2 per 100 Lux in the usable area.
Interiors An imported stretched ceiling product, Barrisol, provides lighting on every floor. Repeating bands of light on the atrium bridge ceilings are visible from ground floor all the way to the 15th floor, drawing the eye upward and accentuating the slender verticality of the atrium. At night this effect is even more powerful, and the building’s spatiality becomes legible from the outside. The auditorium seems deceptively simple. The faceted ceiling and acoustic panels are a result of intense workshopping and refining of complex geometries that echo the building design. The two service cores include 13 lifts, with six in each. Six of the total lifts are full scenic lifts and all travel at 3m/s. There are two dedicated Bowmans visitors lifts which carry clients directly to the reception on the 14th floor; which travel at 1,5m/s. There is one dedicated Firemans’ / Goods Lift. Alice Lane
To minimise solar heat gain through the floor plates, a high performance double glazed unit was used throughout. Internally, visible glazing was cut to 50% by creating a solid spandrel that spans from window sill level through to the ceiling below. In order to gain efficiencies on both heating and cooling, a 4-pipe chilled water HVAC system with air-cooled chillers was installed with heat pumps â€“ a system that is three times more efficient than one requiring electric resistance reheating. Water and energy meters were installed and connected to a Building Management System to support proper facility management of water and energy consumption. Water efficient fittings for toilets, mixers and showers were installed
throughout the building, with drip irrigation to all landscaping on the piazza. In terms of management, a commissioning agent was appointed so that all systems would be installed, commissioned and used in line with CIBSE (Chartered Institution of Building Services Engineers) commissioning requirements. An Environmental Management Plan was developed for Phase 3 and an internal auditor appointed to ensure environmental compliance during construction. A 70% reduction of waste to landfill was targeted. As a lot of material was recycled from the demolished Standard Bank building, this figure will probably be surpassed in the final calculations.
GROUND FLOOR PLAN
All steel offcuts were sent for recycling and a lot of the reinforcing used had recycled content. Sustainability Features • Interactive urban precinct • Drip irrigation to landscaping • Over 80% of the usable area has visual connection to the external environment • High levels of day lighting • Lighting power density of under 2W/m2 per 100 Lux in the usable area • Highly efficient HVAC system • Water and energy meters connected to a BMS • Water efficient fittings for all toilets, mixers and showers • Commissioning in line with CIBSE requirements
• Over 70% reduction of waste to landfill during construction Overseen by Solid Green Consulting, this building has been awarded a 4 Star Green Star SA – Office v1 rating. LANDSCAPE ARCHITECTS’ REPORT Designed by The Ochre Office, the landscaping design went through many twists and pinches but at the core of each development was the search to allow the precinct to open itself to the street edge and welcome in users from all directions. Abland wanted the ground level of all three buildings to be an active zone - a place for people to be able to eat, rest, work and play throughout the day and into the evening. There was always a push from the Developer to ensure that every corner of the precinct was accessible and appealing and able to accommodate multiple uses.
FIRST FLOOR PLAN
8TH FLOOR PLAN - TYPICAL
CORE LANDSCAPING CONCEPTS
Fluidity of Design With the brief encouraging that the piazza space spill between core and edges, the lines on the ground naturally interpreted paths of movement, bleeding and sweeping below the buildings. Users of the precinct can walk freely between and underneath the building structures and the piazza sweeps through.
Open Edges The development required open edges to the street that allowed free flow of pedestrian movement, pulling visitors inwards – welcoming and inviting. Gateway The landscape needed to differentiate itself, announcing your arrival into the precinct – ‘gateway’ and ‘threshold’ became important elements. Active Core The three buildings accumulate around a central zone – the heart of the piazza – and the team worked with the architects to ensure that the functions that gathered around this core would activate the space and allow opportunity for gathering and business (cafés and restaurants spill out towards a central space that in turn can be used for functions and exhibitions).
Simplification of Aesthetic Common design language, construction-type and materiality were key but each zone of the precinct required various alignments/ combinations of those elements to differentiate the spaces and allow for interest in the design. Five years worth of ideas had to be harnessed, broken down and merged into a cohesive whole. CONCLUSION The completion of Alice Lane Phase 3 marks the end of a 10 year journey towards redefining an entire city block in the heart of Sandton. It sets the benchmark for development in South Africa’s premier commercial real estate node.
Interspray: Painters of Choice on Leading Projects Established in 1971, Interspray has become known as the painting contractor of choice on many of the most prestigious commercial developments in South Africa.
MALL OF AFRICA
nterspray’s MD, Kevin Pitout, learned the painting contracting trade from the ground up and has built the business into the industry leader it is today. Starting out in Durban, the company carried out work for construction firms such as Keen & Hodge and Wilson Bayley Homes (now WBHO). Experience gained in Durban lead to Interspray expanding into the Johannesburg market and further afield to Botswana. Interspray is also active in Ghana and has recently completed the painting of four shopping malls in Accra, where they are also now commencing work on a new office block. Kevin’s partner, Paul Lutchman, is responsible for the contracts in Johannesburg, whilst Kevin concentrates on tenders and the marketing side of the business. Specialising in new work, Interspray uses their own teams of skilled painters on all projects. Key to a successful painting contract is the ability to drive quality and productivity. With tight schedules on most commercial projects, getting the job done on time is essential. With many years of experience as painting contractors, Interspray is able to handle large scale
painting contracts. The size of the project is not as important as the time period over which the job must be completed and it is this which poses the biggest challenge and of which Interspray is well aware. Interspray has the resources, controls in place and labour planning expertise to ensure even the largest contract is completed on time. Completed Projects Include: • Alexander Forbes • Alice Lane Precinct • Greenstone Shopping Centre • Lynwood Junction • Mall of Africa • Morningside Shopping Centre • Nicolway Bryanston • OR Tambo Airport Redevelopment • Podium at Menlyn • Rosebank Towers • StatsSA • The Zone Rosebank Tel: 031 465 4058 Kevin: 082 454 8751 E-mail: firstname.lastname@example.org Paul: 083 301 1870 E-mail: email@example.com Advertorial
PODIUM ON MENLYN
ALICE LANE PHASE 3 AUDITORIUM
INTERSPRAY Painting contractors since 1971
PAINTING CONTRACTORS OF CHOICE ON THE ALICE LANE PRECINCT ALICE LANE PHASE 1
ALICE LANE PHASE 2
Tel: 031 465 4058 / 082 454 8751
ALICE LANE PHASE 3
Sasol Place, Sandton
If you can dream it, we can make it happen. Photography by Tristan McLaren
flexible LED solutions by Cape Town: +27 21 464 4661 . Johannesburg: +27 11 262 5179 Pretoria: +27 12 663 5921 . Namibia: +264 61 40 0339
Origin Project Management PROJECT MANAGER AND PRINCIPAL AGENT 011 706 0615 firstname.lastname@example.org | www.ghcafrica.co.za
Aurecon CIVIL, STRUCTURAL & MECHANICAL IN A JV, GREEN CONSULTANTS 012 427 2000 email@example.com | www.aurecongroup.com
BILD Architects ARCHITECTS IN COLLABORATION 012 346 1295 firstname.lastname@example.org | www.bild.co.za
Nala Consulting Engineers ELECTRICAL ENGINEERS IN A JV 012 460 9552 email@example.com | www.nalace.co.za
Terra Ether Architects ARCHITECTS IN COLLABORATION 011 486 2477 firstname.lastname@example.org | www.terraether.co.za
Green Planet Engineering Services WET SERVICES 011 646 6354 email@example.com | www.greenplanetholdings.net
MDSA Project Management TENANT CO-ORDINATOR 012 343 6866 firstname.lastname@example.org | www.mdsapm.co.za
Building Code Consultants FIRE PROTECTION ENGINEERS 011 454 3735 email@example.com
Landmark Studios LANDSCAPE ARCHITECTS 011 052 8700 | firstname.lastname@example.org www.landmarkstudios.co.za
Solutions for Elevating LIFT CONSULTANT 086 122 2556 email@example.com | www.s4e.co.za
MENLYN SHOPPING CENTRE REDEVELOPMENT
SHOPPING CENTRE REDEVELOPMENT
MENLYN SHOPPING CENTRE REDEVELOPMENT Pretoria CLIENT Pareto Limited PROJECT MANAGERS Origin Project Management ARCHITECTS IN COLLABORATION BILD Architects Terra Ether Architects QUANTITY SURVEYORS BTKM Pretoria Quantity Surveyors Lindile Mteza & Associates TENANT CO-ORDINATOR MDSA Project Management CIVIL & STRUCTURAL JV Aurecon NDK Consulting Engineers ELECTRICAL JV Nala Consulting Engineers Risimati Engineers
enlyn Shopping Centre, owned by Pareto Limited, opened for trading in November 2016 following 36 months of intensive redevelopment and reconfiguration, culminating in a R2.2 billion expansion and refurbishment, becoming the largest shopping mall in Africa with 173,500m² of retail and 500 stores. The GLA of the existing centre prior to redevelopment was 117,940m². Site Menlyn Shopping Centre is situated in one of the fastest growing nodes in the east of Pretoria on a site comprising 26,8 hectares. The site is adjacent to the N1 highway with access to two off-ramps, flanked by Atterbury, Lois and Garstfontein Roads. The centre has a total of five vehicular entry points. Menlyn forms an integral part of this premier corporate node in Tshwane and is the western gateway into this precinct. The site is surrounded by various mixed-use developments comprising hotels, specialist retail, corporate offices and motor car showrooms. New high-density residential units are currently being constructed in the area. The site enjoys high visibility from the highway and the surrounding multi-level office developments and is on the major TRT, Gautrain, Council bus and mini-bus taxi service routes.
MECHANICAL JV Aurecon AOS Consulting Engineers FIRE PROTECTION Building Code Consultants WET SERVICES Green Planet Engineering Services GREEN BUILDING CONSULTANTS Aurecon LANDSCAPE ARCHITECTS Landmark Studios INTERIOR ARCHITECTS BILD Architects INTERIOR DESIGNER Spegash Interiors (on selected aspects) HEALTH AND SAFETY AGENTS Frontier SHEQ Services LIFT CONSULTANT Solutions for Elevating MAIN CONTRACTOR Murray & Roberts Construction PHOTOGRAPHY Infrastructurephotos
Menlyn Shopping Centre
Design Menlyn trades over four levels of retail with the Ground Floor being the dominant footprint. It is flanked by a seven level parkade on the southern side, a three level parkade on the eastern side and a new three level parkade on the northern side facing Atterbury Road. The key to unlocking the expansion potential of the site was the relocation of Checkers Hyper (built in the 1970â€™s) to the additional land acquired to the west of the original site. The expansion and redevelopment of Menlyn occurred over two construction phases. Phase 1 Phase 1 consisted of the relocation of the Hyperama and House & Home on the lower first floor level and the establishment of a Pick â€˜n Pay and Food Loversâ€™ Market on the level below. Some additional structured parking feeding into the
Menlyn Shopping Centre
grocery tenants and limited new line shops were also constructed. Total GLA for this portion of new retail was 32,100m2. The second component of Phase 1 was the redevelopment of the old open-air Events Arena on the eastern side of the existing retail into a covered Food Court accommodating 15 fast food outlets arranged in an oval shape with communal seating for 520 patrons and a large Fun Company family entertainment tenant below. A large, suspended circular electronic screen forms the focal point in the double volume atrium and is used for advertising purposes and the transmission of promotional, cultural and sporting events linked to DSTV channels. The space vacated by the fast food tenants was reconfigured into an extension to the high fashion node under the iconic tent structure, which was erected during the 2000 refurbishment.
The final component of Phase 1 was the creation of an 8,300m2 temporary retail mall within the existing P5 parking level to accommodate the smaller tenants around the old Hyperama box which had to be accommodated on a temporary basis while the redevelopment was in progress. This â€˜Retail Villageâ€™ provided a seamless trading link between the new Hyperama and the remainder of the existing retail in the old centre. Three smaller projects; namely an Energy Centre allowing for 100% stand-by power, a large underground water reservoir for 2,5 days of water storage and a Welcome Centre for tourist
buses and park-and-ride facilities were designed and completed at the same time as the Phase 1 development. The refurbishment of the existing malls (mall tiling, mall ceilings, general lighting and existing public toilets) commenced towards the tail end of Phase 1. Phase 2 Phase 2 consisted of the creation of 58,700mÂ˛ of additional retail arranged over two levels connecting the existing centre and the Phase 1 retail. The existing east/west malls at ground and lower first floors were extended to create
Menlyn Shopping Centre
very large racetrack mall configurations, with the Grocery Avenue tenants anchoring on the western side and the existing tenants (i.e. Woolworths, Edgars and Truworths) anchoring the development on the eastern side. A host of new international tenants are also accommodated in this phase. A three-level parking structure was added on the northern side to increase the parking count to a total of 8,250 bays. Incorporated within this structure is an access controlled, dedicated VIP Parking area and VIP Lounge. Architectural Aesthetic BILD Architects were also involved in the 2000 refurbishment as â€˜Architects of Recordâ€™ for a design created by DDG Architects in Baltimore in USA (Architect and Builder - March 2001 issue). Although the mall design was cutting edge at the time it had become tired and 15 years later was due for a complete overhaul. The architects opted for a neutral colour palette of greys with black and white as accent colours, both internally and externally. Red is used selectively as the signature colour. The purpose-made loose mall furniture and fixed mall seating follows the same colour scheme, with the introduction of stained timber on planters and some floor finishes. Large areas of rooflight were introduced as well as the simplification of the mall configuration around new reference points to improve visibility and circulation through the malls. The total length of malls over the four levels is just over 3,4 kilometres. The introduction of keyhole malls at the lower retail level further allows for a visual link with the ground floor retail and allows natural light to penetrate to this level of retail. The central racetrack mall is anchored by four slanted glass Menlyn Shopping Centre
rooflights with brightly coloured carpet finishes allowing for distinctive nodes to assist in wayfinding. Coloured LEDâ€™s in the coved lighting at the four slanted rooflights add another element of colour to the neutral palette. Plasterboard mall ceilings echo the pattern of the porcelain mall tiles with perforated acoustic plasterboard introduced in all double volume rooflight ceilings to assist with the acoustics. The final development is centred around several signature spaces namely the Food Court and Fun Company entertainment node to the east, the retention of the central Cavendish Court
quadruple space under the tensile roof structure, a ‘park-in-the-sky’ called Central Park which is surrounded by restaurants and focused around a large, interactive fountain plus a covered stage area to be used for community, exhibition and cultural events. A new curved entrance building to Menlyn was built creating a front door with restaurant tenants and a Hard Rock Café as the anchors. The curved focal building is approached via a large traffic circle and external fountain anchoring the main access point. Four ‘Fives Futbol’ pitches were created on the top level of the existing southern parkade.
Façades Due to the scale of the existing centre’s façades it was decided that these façades were mostly going to be repainted in three shades of grey with red accent elements in very selected areas only. The new elevations are mostly plaster and paint with the introduction of some lightweight Etics portals around signage elements rendered in the red accent colour. The external façade to the new Food Court consists of a large east facing flush glazed façade flanked by the oval shape of the Food Court incorporating crisscross bands of LED colour to add interest to this portion of the façade.
Menlyn Shopping Centre
Menlyn Shopping Centre
The existing movie box on top of the old parkade was repainted in a chequerboard pattern by applying lightweight Etics faรงade panels over the existing crisscross plastered faรงades. The same chequerboard colours were used to repaint the existing precast panels of the old parkade elevations. The use of exposed steel was exploited at the new focal entrance building, the mall rooflights, as well as the structural steel elements
within Central Park. Architectural steel was used in combination with flush-glazed elements. Signage and Graphics All of the internal and external signage elements were revisited and refreshed to tie in with the new corporate identity of the centre. This included the rebranding of all of the parkade floors with redesigned graphics and colours and a simple
Menlyn Shopping Centre
but bold navigational system to get you from your vehicle to the retail and vice versa. Externally, large free-standing ‘Menlyn’ letters were applied to the façades as identifying elements. On the north-east corner a 45m high helix-form structural steel signage pylon was erected as a distinctive, way-finding element identifying Menlyn during the day, but more specifically, at night when it is illuminated.
Menlyn Shopping Centre
Landscaping The new landscape to the Menlyn Mall Complex offers the shopper a unique experience of relaxation spaces on a central park podium with alfresco restaurants spilling out onto a piazza area. Large Plane trees create shade to the fringes of the park with random clumps of extra-large multi-stem Pride of India trees. The purple and pink hues of these trees and the cascading mauve Bougainvillea
to upper roof planters wrapping around the Park give a strong connection to the Jacaranda City. The incorporation of a childrensâ€™ interactive maze water feature, climbing frames and mirror spheres create fun elements to the space. All ground level landscaping follows a waterwise indigenous planting theme, with strong interventions of contemporary straight lines through low stone gabion walls and shade trees. A large circular water feature on the traffic circle with its numerous nozzles, coloured lights and central geyser jets adds visual impact.
CENTRAL PARK LAYOUT PLAN
LOWER GROUND FLOOR PLAN
HVAC For the purposes of the Green Star credit requirements, energy consumption had to be reduced by Âą50% when compared to a reference building with design properties as stipulated in SANS204, which would also contribute to lower greenhouse-gas emissions. To achieve this a number of energy saving initiatives were employed. The chilled water air-handling units run on a 100% full outside air economy cycle when the conditions are favourable and have CO2 monitoring for demand controlled outdoor air, which results in a massive reduction in energy usage by the building and ensures that the air in the centre is always fresh enough for building occupants. Large fans and chilled water pumps make use of variable speed drives which allows only the optimum quantity of air and water to be delivered in order to meet minimum building demands, which reduces unnecessary motor energy consumption. Thermostatically controlled variable air volume dampers in turn deliver only the necessary quantity of air required by the shop based on the heat load which prevents over supply of air into the shops. Cooling towers are provided with variable speed driven fans and simultaneous unloading to improve fan efficiency at part load conditions. The cooling towers are also sized for lower condenser water temperatures to increase chiller efficiency. A central energy centre was designed with a combination of varying capacity chillers to optimise on part load efficiencies, redundancy and runtimes. Night time cooling is incorporated using the intelligence on the BMS.
GROUND FLOOR PLAN
Menlyn Shopping Centre
Green Initiatives In 2016, Menlyn Reconfiguration Phase 1 achieved a 4 Star Green Star SA Retail Centre Design rating by GBCSA. Phase 2 of the development was designed and constructed in line with the same sustainability principles and will target the same certification later in 2017. Since the very inception of the project, the Developers and the Professional Team have aspired to realise a building that is designed and constructed in line with sustainable principles. These include efficient energy and water use, improved wellbeing of occupants and visitors as a result of ample daylight and connection to exterior and careful selection of internal finishes. In addition, the development provides facilities for alternative transport â€“ dedicated cyclist parking and showers, preferential parking for fuel efficient vehicles as well as integration of the development into the regionâ€™s Mass Public Transport system. Construction And Documentation The entire project was produced within a BIM process with all consultants and specialist subcontractors (i.e. structural steel) using the BIM models for documentation and services coordination. The 3D modelling assisted in explaining, inter alia, complex steel details and connections to all of the role-players. Murray & Roberts had a plotter and printing facility on site whereby all consultants issued all documentation electronically to site for distribution to the relevant parties. This assisted with the speedy electronic delivery of construction documentation to site considering the extremely tight programme and ensured that the contractor was at all times working with the latest revision to any drawing.
LOWER FIRST FLOOR PLAN
Conclusion The redevelopment has had a positive economic impact, creating many additional jobs and introducing new tenants into the Menlyn node. The development of the new Menlyn Shopping Centre has met the ownerâ€™s requirements in all aspects - namely scale, size, status, yield and longterm strategic placing in the market place. UPPER FIRST FLOOR PLAN
Menlyn trades over four levels of retail with the Ground Floor being the dominant footprint. It is flanked by a seven level parkade on the southern side, a three level parkade on the eastern side and a new three level parkade on the northern side facing Atterbury Road.
Menlyn Shopping Centre
V & A Waterfront CLIENT 021 408 7500 firstname.lastname@example.org www.waterfront.co.za
dhk ARCHITECTS 021 421 6803 email@example.com www.dhk.co.za
Matrix Consulting Services INDEPENDENT COMMISSIONING AGENT 021 701 1301 firstname.lastname@example.orgÂ www.matrixconsulting.co.za
BTKM Quantity Surveyors QUANTITY SURVEYORS 021 423 6160 email@example.com www.btkm.co.za
Nadeson Consulting Services CIVIL & STRUCTURAL ENGINEERS 021 418 4988 firstname.lastname@example.org www.nadeson.net
SolutionStation Consulting Engineers ELECTRICAL ENGINEERS 021 531 0051 email@example.com www.solutionstation.co.za
Machoy Acoustics ACOUSTIC ENGINEERS 021 531 4452 firstname.lastname@example.org www.machoyrsa.com
Savile Row Tailored Environments INTERIOR DESIGNER - ERNST & YOUNG 011 234 8191 email@example.com www.savilerow.co.za
NMC MAIN CONTRACTOR 021 551 2640 firstname.lastname@example.org www.nmc.co.za
WATERWAY HOUSE WATERWAY HOUSE V&A Waterfront, Cape Town CLIENT V&A Waterfront PROJECT MANAGERS & PRINCIPAL AGENTS AECOM ARCHITECTS dhk QUANTITY SURVEYORS BTKM Quantity Surveyors COMMISSIONING AGENTS Matrix Consulting Services CIVIL & STRUCTURAL ENGINEERS Nadeson Consulting Services ELECTRICAL ENGINEERS SolutionStation Consulting Engineers MECHANICAL ENGINEERS NAKO Triocon Consulting Engineers FAÇADE ENGINEERS LH Consulting Engineers TRAFFIC ENGINEERS GIBB SUSTAINABILITY CONSULTANTS AGAMA Energy
aterway House is a substantial new office development located at the gateway to Cape Town’s V&A Waterfront, the city’s premier tourist attraction and new business address of choice. The newly completed Waterway House is the first phase of the new mixed-use Canal District. The Canal District creates a gateway for the V&A Waterfront and aims to integrate it with adjacent city neighbourhoods – both via the canal running from the CTICC to Alfred Basin and new pedestrian movement routes along Dock Road and into Prestwich Street. Development in this district will also include Battery Park; a new city park around the remnants of the historic Amsterdam Battery, with canal side shops and cafés, as well as residential apartments. Situated on Dock Road, Waterway House sits on a narrow linear site just over 200m long and around 45m wide, between the road and the canal. The new building is an unashamedly long linear building, following the shape of the site – its architectural articulation, both in terms of spatial form and tectonic modulation, mitigate and reinforce this linearity, while the breaks in the façade enable strong visual links from Dock Road back to the canal and Signal Hill beyond. Heritage The V&A Waterfront is rich with heritage, with several significant historical structures ranging from remnants of early Dutch coastal fortifications from the 18th century to the Grain Silo complex which dates from the early 20th century. The Waterway House site is adjacent to the remaining fragment of the Amsterdam Battery, originally constructed in c. 1781 and now a protected National Heritage Resource. The building design serves to protect the visual connection between the Battery and
ACOUSTIC ENGINEERS Machoy Acoustics HEALTH & SAFETY CONSULTANTS Eppen-Burger & Associates GEOTECH ENGINEERS Kantey & Templer Consulting Engineers PORT AND COASTAL ENGINEERS PRDW LANDSCAPE ARCHITECTS OVP Associates INTERIORS InHouse Brand Architects (BAT) Savile Row (EY) MAIN CONTRACTOR NMC PHOTOGRAPHY Wieland Gleich Adrian Shields (EY Interiors)
the sea, as well as the Noon Gun on Signal Hill, with the development split into two buildings along this sightline. Visibility of the Battery structure from Dock Road has also been maintained. The preservation of the Amsterdam Battery itself forms part of the Battery Park project, currently under construction, and will provide a new urban park and connection to the city, as well as underground parking for the Canal Precinct. The Tenants Waterway House South is the new home of British American Tobacco SA (BAT), who have moved to the V&A Waterfront from Stellenbosch where the
company had been based since its formation in 1904. They now occupy the full extent of 8,080m2 of rentable area over three office floors. The ground floor retail space is occupied by Shift Coffee, along with Bulthaup, Porsche and Ducati showrooms. Waterway House North is the new Cape Town address of financial services firm EY, who have taken up just over 3,600m2 on the 3rd floor and part of the 2nd floor. Of the remaining 5,400m2 of office space, Scatec will occupy a portion of the 2nd floor, and there are currently further negotiations in place with other prospective tenants. Ferrari, Grohe, Limeline & Minotti have located their showrooms in the ground floor retail space.
The Composition The building sits on a basement, which accommodates parking and primary building services. This basement required the excavation of almost the entire site, with contractors picking through an area of 190 x 35m, down to Âą7m deep almost entirely into Malmesbury Shale. The resultant two level parking basement provides the required 350 parking bays. The roof of the basement forms a common podium over which the building is then divided into two halves. As Dock Road dips towards the mid-point of the site, the podium appears to elevate itself out of the ground, a condition which
also occurs consistently along the canal edge. Rock that was excavated out of the basement has been used to clad the raised podium along the canal edge. Although actually separate structures, these two buildings share a common design language and have similar, mirrored floorplates â€“ which are adapted at each end to the particular constraints of the north and south site boundaries. The two buildings are coupled at the centre of the site by a suspended and semi-transparent link bridge on the second and third floors. This bridge, and the space below, allows a view corridor from Table Bay to the Noon Gun on Signal Hill.
THIRD FLOOR PLAN - TYPICAL
GROUND FLOOR PLAN
Directly below the bridge is the vehicular access to the parking basement, and beyond this is a bridge over the canal to connect Waterway House to the rest of the Canal District. Each building is also fragmented by generous entrances recessed into their respective façades along both Dock Road and canal sides, thus breaking the buildings up into two further segments. The final articulation is reminiscent of a train with a series of carriages, reducing its apparent mass and length. The parapets of both buildings are crowned by a steel framed aluminium ‘eyebrow’ that not only unifies the two buildings tectonically, but also has a practical function, concealing the anchor system for rope access window cleaners. The retail space on the ground floor is set back from the office floors above, creating a more hospitable pedestrian environment and
also contributing to the perception of the office space floating above the ground. Retail spaces are contained within continuous full height shopfronts with a clear height of 4.5m, while slim perimeter columns are externalised on the Dock Road and the far end façades. Entrance atria to North and South buildings are seemingly identical, with only the reception joinery and various tile selections differing through tenant interventions. Each building is serviced by a bank of three lifts traversing from the parking basement via securitised lobbies up to all office floors. A further bank of two shuttle lifts link the parking to the podium externally. The Façade The façade to the office floors is made up of a crystalline double glazed curtain wall, which adds to the buildings’ sense of lightness, and animates with reflected activity, particularly of the water on the canal frontage. Significantly, it is the product of an intricate analysis of the east/west orientation of this building, and the corresponding play of light during the course of the day. The integrated façade system deploys two different approaches – for the short sides facing north and south, and for long sides facing east and west. The short sides of the buildings, as well as the reveals to the entrances, are simply glazed with Solar E Grey glass to both the continuous vision panels as well as the horizontal spandrel panels. This creates a neutral offset to the complexity of the Dock Road and the canal façade design. At both far ends of the building terraces are provided to each floor providing breakaway spaces for the offices, with spectacular city views to the south and harbour views to the north. The balustrades are formed of frame-less glass panels, fixed onto steel channels which in turn are Waterway House
cast into the concrete slab edges. This detail is repeated internally at the office floor lift lobby edges, as they overlook the building entrances. On the east and west elevations however, each of the façade modules is projected outwards and framed with a band of clear glass incorporating 100% white frit onto the outer face. This frame in turn, holds the complex matrix of staggered horizontal and vertical elements, comprising a combination of fully transparent “vision” panels and semi-transparent vision panels, which utilise a 60% frit pattern to contribute to the reduction of heat load, as well as vertical spandrel panels which have an insulated core. Together they allow maximum natural light penetration into the offices within the allowable heat load design. The required fire rating between floors is incorporated into the horizontal spandrel panels extending around the slab edges. These horizontal spandrels are matched to either the vision panels above or below them. A series of vertical grooves are also incorporated into the façade to further break the horizontal lines of the building. These grooves incorporate top hung openable window sections to provide some
natural ventilation, if desired. Layered onto the curtain wall, are staggered aluminium fins which assist to further reduce solar heat gain and glare. The Bridge The North and South buildings are 15m apart from each other, with further 4.5m wide slab cantilevers along these edges. The challenge of linking the two buildings is solved by suspending the joining double deck bridge from the roofs. This is achieved by forming concrete cantilever beams onto the roofs, which extend outwards up to the parapets and provide the load capacity to carry the entire bridge. The bridge itself is then formed as a steel structure, with the primary girders spanning between parapets of the North and South buildings. Suspended from these girders via tensile steel rods are the third and second floors. These suspended floor slabs are constructed of concrete cast into a steel pan system, resting in turn on a slim steel beam grid. The curtain wall is then layered over the structure as for the rest of the building. Due to the anticipated movement of the North and South
buildings relative to each other, the bridge is positively fixed only to the North building, with a slip joint formed at its junction to the South building. Sustainability Waterway House achieved a 5 Green Star SA Design office certification, as administered by the Green Building Council of SA (GBCSA), and is currently targeting the 5 Star As-Built certification. The overall strategic sustainability focus throughout the design process was on reduction of potable water use, overall energy reduction, and the creation of a superior indoor environment for building occupants.
The façade was designed to allow increased levels of daylight to penetrate the floor plate while at the same time provide remarkable external views. Fresh air to the building is around 67% greater than the normal standard. In addition, the building’s acoustics have also been addressed. All of these factors contribute towards a superior indoor environmental quality, improving building user experience, and in turn increasing productivity and reducing staff turnover. Potable water usage has been reduced by approximately 60% through the provision of low flow fittings and rainwater harvesting and storage for use in toilets. An energy efficient air cooled air-conditioning system with motion sensors, together with double glazed high performance glass in the façade, reduces energy consumption by around 25%. Photovoltaic panels have been installed on the roof which provide clean energy to the building. All energy and water systems are monitored to provide real-time information for management of the building and in order to improve efficiencies. Cyclist facilities for both staff and visitors, including shower and changing facilities, have been provided, as well as preferential parking bays for alternative fuel vehicles. The site’s proximity to public transport routes further encourages efficient and viable alternatives to private car use. In addition to best practice in terms of architectural design, sustainability features such as these deliver financial benefit to tenants due to reduced operating costs, user experience and increased productivity. Waterway House
THIS SPREAD: EY Interiors Working closely with Ergoform, Savile Row developed custom workstations in order to achieve the vibrant yet comfortable workspace that EY envisioned
EY INTERIORS With the bustling Waterfront dock on one side, and an open vista of the mountain on the other, EY’s new workplace is firmly rooted in Cape Town’s thriving business hub. When they decided to move out of their downtown offices EY were clear they wanted their new home to be a comfortable, welcoming, flexible and inspiring space. A workplace that accurately reflected the EY personality and their position as an innovative leader in their industry. Savile Row design director Adrian Davidson explains: “The client brief over and above implementing EY’s global new ‘Ways of Working‘ principles, was to encourage us as the Interior Architects, to push the design in terms of a non-corporate look and feel. As a practice when planning we usually work using metrics, data, best practice etc. On EY we had lots of workplace user data, and we designed spaces based on the numbers. However the problem with the measurable is it can become generic and you end up with space that doesn’t represent anybody. As a studio our strength is that we constantly remind ourselves that the spaces we create are for people, so to us it’s more than getting the metrics right, its about creating a balance between the cool head and warm heart – the measurable and immeasurable.” Savile Row’s aim was to make the work environment pleasurable and not just address functions, but create spaces people feel good in. So they designed the space as somewhere that reflects different psychosocial needs: there are places to relax, recharge, work, Waterway House
learn, celebrate. With flexibility in mind, Savile Row designed the Harbour Terrace with full height sliding doors so the whole area can become one flowing indoor/outdoor entertainment space. To create easy interaction between the two floors, a central staircase was introduced, with its overhead skylight flooding light into the area. The distinctive design aesthetic was achieved through mixing and contrasting textural finishes and tones to achieve an effective balance between laid-back industrial and refined comfort. The client and design team are thrilled with the result, and the lively work atmosphere bears witness to the success of the design.
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Bosjesman Valley Farm Western Cape
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BOSJES ESTATE BOSJES ESTATE Breede Valley DESIGN ARCHITECTS Steyn Studio PROJECT AND LEAD ARCHITECTS TV3 Architects and Town Planners QUANTITY SURVEYORS De Leeuw Group TOWN PLANNERS TPS Land Use Planners CIVIL & STRUCTURAL Henry Fagan & Partners ELECTRICAL & MECHANICAL SolutionStation Consulting Engineers LAND SURVEYORS Riding & Watt LANDSCAPE ARCHITECTS cndv landscape architects HERITAGE CONSULTANT Dr Elzet Albertyn HEALTH & SAFETY CONSULTANTS Wesbron INTERIOR DESIGNER Liam Mooney Studio MAIN CONTRACTOR Longworth & Faul PHOTOGRAPHY Adam Letch
osjes Estate is situated in the heart of the Breede Valley. The project includes a unique chapel structure with symbolic biblical gardens, a wine tasting room and bistro and the refurbishment of the Manor House and old sheds into a family home and new luxury guest suites. Site The site is surrounded by majestic mountains on a grand scale which adorns the area with the nickname of ‘Little Switzerland’. Typically, Cape Dutch Manor houses, such as those found in Stellenbosch and Cape Town, set up a dialogue with these types of environments. Within the immediate context of the site, the valley is ‘held’ on either side by two mountain ranges which set up a spatial dialogue on a grand scale - which also occurs on a ‘micro’ level between the Manor House development node and the Chapel development node; across the vineyards and gardens. Estate Components The Chapel (Bosjes Kapel) & Gardens Simplistic in form, yet incredibly challenging from a construction point of view, the Bosjes Chapel and gardens will become a distinctive feature on many wedding photos. The Wine Tasting & Bistro (Bosjes Kombuis) This simplistic, shed-like structure constructed out of glass and steel, with stone and timber accents, presents a very low impact, scale sensitive and contemporary interpretation of the surrounding rural architecture. A large outside deck constructed around a beautiful oak tree creates a welcoming and enjoyable experience for the whole
THIS SPREAD: The Chapel (Bosjes Kapel)
family, with breath-taking views of the valley and surrounding mountains as backdrop. The Manor House (Bosjes Herehuis) Built in 1790, it is believed to be one of the first farm houses in the Breede Valley. All obtrusive structures that did not form part of the original design were removed and the Manor House was restored to its former splendour. Additional accommodation was respectfully extended as an annex to the back of the house, completing the H-plan form. The â€˜voorkamerâ€™ was restored to the classic entrance vestibule it was years ago and is now utilised for dining or small day conferences.
The Guest Suites (Die Skuur) The old wine cellar and sheds were transformed into a convivial homely experience for guests. The renovation includes a lounge & dining room, four luxury suites, a new family suite, and a swimming pool with a deck, all set in a private courtyard with spectacular vistas. Hard/Soft Landscaping This was a very unique landscaping contract, which included numerous water features of which the most impressive is the parting sea. These water features created many waterproofing and circulation challenges besides the
almost 300m of stainless steel ribbon required to the perimeter.
with the detailing of the various components on paper as well as with physical samples.
From Concept to Completion As the principal agent and lead architect, TV3 Architects documented and detailed these very distinctive buildings, as well as managed the building contract. Their main responsibility was to successfully translate the bold conceptual ideas envisaged by the client and design architect, Coetzee Steyn of Steyn Studio, into architectural masterpieces. After the design, town planning, and heritage approval processes, they immediately commenced
The Bosjes Chapel in Detail Designed by London based architectural practice, Steyn Studio, the chapel development reflects, in microcosm, one half of which already exists within the scale of the valley as a whole in terms of its sculptural relationship, and as currently exists between the Manor House and the Waaihoek Mountains. The development profile, architectural form and massing responds sculpturally to the natural configuration of the mountain backdrop.
THIS SPREAD: The Wine Tasting & Bistro (Bosjes Kombuis)
Design Inspiration - Psalm 36:7 Similarly the text of Psalm 36:7 – “We find protection under the shadow of Your wings” - is also considered as an important informative from a poetic point of view and its interpretation, architecturally, as a structure which ‘floats/glides’ and has motion, although physically static. In order to achieve the visual ‘lightness’ of the roof, the structure had to be simple, unifying and as structurally efficient as possible. It was
therefore decided that the roof could also become its own supporting structure through the walls/ columns. To realise this the architect investigated parabolic/hyperbolic arches and surfaces and there use in thin shell concrete structures. This translated into the sculptural form which emulates the surrounding mountains as well as the poetic motion sought. This lightness and motion is further emphasised by means of a strategically placed reflection pond.
Holbol Gable The form is further refined by means of the interpretation of the baroque ‘Holbol’ gable in the edge profile and the roof shape. The main characteristic of this style of gable is that of the combination of outward and inward curvatures, which results in a series of ‘peaks’ and ‘valleys’ within the roof itself. Similar to Mission Churches it has no vertical elements and the form is generally horizontal. As with the gables present on these churches, the identifying element on the Chapel is that of its roof.
on the centre line. Apart from a 3D model, TV3 also produced 130 drawing-sections through the chapel roof. The intricate shape and curves of the Chapel roof were formed by using props and 584 purpose made timber trusses. 3,13km of timber battens were installed on the trusses for the formwork and this, in turn, was clad with timber plywood that was soaked in water for 24 hours to enable it to follow the curves. 8,175kg of steel/rebar was
Missionary Churches Apart from investigating the local history of the farm the architects also looked at Moravian Missionary Stations as inspiration. The aim of the chapel is also to reflect the following qualities present in the historic missionary churches of Mamre, Elim and Wupperthal: Utilitarian simplicity of its plan as an assembly space; Scale; Cultural reference; Tranquility of the white lit interiors; and ‘tactileness’ of the undulating whitewashed walls. However, whereas these churches are mostly inward looking and spiritually reflective, the proposed chapel is a more ‘open’ space which invites one in, as well as expands its intimacy to the valley and mountains beyond, raising the awareness of God’s creation in the immediate surroundings. Chapel Roof A 1:2 scale sample of a section of the roof was constructed at PERI Cape Town for the team to workshop all the relevant details and finishes. The whole structure was divided into eight sections, of which four were identical quarters and mirrored Bosjes Estate
THIS PAGE: The Manor House (Bosjes Herehuis)
used to form the reinforcing for the shotcrete. The smooth exterior finish was created with Sika Monotop, which was painted. Although it gives the appearance that the Chapel roof lightly touches the ground at four points, the complete roof is actually supported by four hidden reinforced concrete buttresses and the vertical load on each of these supports is close to 50 tonnes. Challenges The biggest challenge was the construction methodology and detailing of the Chapel roof and glass faรงades. Early research found that such an intricate shape had never previously been
constructed in South Africa. A viable construction solution had to found that would be suitable for the Worcester climate and TV3 had to be realistic regarding skill and workmanship in the South African building sector. They realised hat it would be a challenge for the team to ensure that the design, together with the pre-contract documentation and detailing, were successfully transferred into building form and within the budget. Construction Challenges Main Contractors, Longworth & Faul, experienced some construction challenges unique to the design of the chapel:
THIS PAGE: The Guest Suites (Die Skuur)
Formwork: As there is no benchmark or similar structure for this unique shape/form, all the formwork for this project was purpose made. The entire formwork structure was designed as a truss-system and all trusses were pre-manufactured and assembled on site. The formwork process took almost five months to construct on site. Reinforcing: Due to this unique form, each reinforcing bar (top and bottom) had to be individually cut and hand bent / shaped to fit. Concrete / Shotcrete: All the shotcrete / concrete work had to be done from mobile
platforms. Extreme weather conditions were experienced during the shotcrete process and there were many delays due to strong winds and rain. As a result the entire shotcrete process took almost six weeks compared to the original allowance of two weeks. Conclusion The Bosjes Estate, in particular the Bosjes Chapel, stands as testament to the vision of the architect, the support of this unique design by a brave client and the expertise and willingness to push the boundaries of the entire professional team.
steyn studio (UK) DESIGN ARCHITECTS email@example.com www.steynstudio.com tV3 Architects and town Planners PROJECT AND LEAD ARCHITECTS 021 861 3800 firstname.lastname@example.org www.tv3.co.za solutionstation Consulting engineers ELECTRICAL & MECHANICAL ENGINEERS 021 531 0051 email@example.com www.solutionstation.co.za cndv landscape architects LANDSCAPE ARCHITECTS 021 810 7799 firstname.lastname@example.org www.cndv.biz Longworth & Faul MAIN CONTRACTOR 021 862 2120 email@example.com www.longworthfaul.co.za
PROUD TO BE MAIN CONTRACTOR OF BOSJES
BEAUTY IN COLLABORATION BOSJES FARM • WESTERN CAPE
It takes expertise, the right partners and a vision to create a heavenly space.
An hour from Cape Town, tucked away in the Breedekloof Valley, is the spectacular Bosjes Boutique Hotel. A vision like this requires expert execution and like-minded collaborators. Interior Designer guru, Liam Mooney’s vision was to transform the 18th Century Manor House into a modern ode to luxury. So we all got to work. Italtile was tasked with supplying products for 5 en-suite bathrooms in the guesthouse, the Manor house and the public bathrooms as well as tiling the Disabled WC’s. Susan Munro was the Cape Town based Commercial Representative of Italtile. With her skills, the following products were used to finalise the amazing spaces of this venue: The Sanitaryware: Laufen Pro S range, Laufen urinals; Betta & Dado Baths. The Brassware: Zuchetti Bath Mixers, Tivoli, Idral. The Tiles: Blanco Brillo; Settecento Rustic Blanco; Marvel Calacatta Lappato; and Super Black NanoPolished. Other partners we are proud to stand alongside in making this beautiful idea a reality are Longworth & Faul (a trusted, respected construction company) TV3 Architects, Waterloo Plumbing, Mijlof Tilers and Coetzee Steyn of Steyn Studio.
MAIN VISUAL: The spectacular Chapel designed by Steyn Studio of London, overlooking the majestic Waalhoek mountain range. TOP LEFT TO RIGHT: A Beautiful Bathroom, a relaxing Guest Room, The Manor House where continental breakfast is served.
For more, please visit: https://www.italtile.co.za/commercial-completed-projects/bosjes-farm
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BEKA Schréder illuminates the Rea Vaya BRT Bridge over the M1 Highway Africa’s leading manufacturer of energy efficient luminaires, BEKA Schréder, has recently completed lighting the BRT Bridge on the M1 highway.
ea Vaya’s new route will form the backbone of Johannesburg’s Louis Botha Development Corridor, connecting Alexandra not only to central Johannesburg but also to its neighbor, Sandton. When BEKA Schréder was approached to do a lighting design for the BRT Bridge, we learned that the bridge was not only going to be used by buses, but it would also have a pedestrian walkway. “The approach employed to illuminate the bridge was to make the bridge iconic and interesting, and maybe also incor-
porate colors that are relevant and in line with the city’s theme. We furthermore needed to ensure that we design the lighting such that we cater for the safety and security of the pedestrians and buses using the bridge,” says Retief Coetzer, senior lighting design engineer at BEKA Schréder. Due to these requirements, we have had to design special LEDbeam luminaires which were used in conjunction with the OMNIstar floodlight. A DMX controller was used to control the lighting and colors for different colour schemes. The
BEKA Schréder LED luminaires illuminate this iconic new bridge in Johannesburg
side rails, cable structure and the top of the bridge were lit in such a way that it creates an iconic look while providing safety at the same time. CITEA LED luminaires illuminate the BRT route and pedestrian walkway. “LED luminaires were the light source of choice, and BEKA Schréder was tasked to do the lighting design, and to select the best luminaires for the application. It all came together after the electrical installation by RJJ Projects for an awesome lighting effect”, says Dawid Janse van Vuuren from Royal HaskoningDHV. Hatch was the consultant for implementing agent, Johannesburg Development Agency, explains Cliff Weideman, who is the Project Manager and Contracts Engineer on-site for Hatch. Colleen Luh, the BEK A Schréder Senior Sales Representative and Willie Opperman, the Regional Manager, have been involved in the design and conceptualisation of this project from the beginning. A number of presentations were made to the involved consultants and architect, as well as JDA and City Power to ensure that the illumination and colour changing makes the BRT Bridge one of the iconic bridges in Johannesburg. We are proud of our association with the electrical consulting engineers, Royal HaskoningDHV, and the electrical contractors, RJJ Projects, in providing a stunning decorative lighting solution for this prestigious project. For more information, please contact Colleen Luh at 011 238 0000 or firstname.lastname@example.org.
Architectural Student of the Year Awards
he Corobrik Architectural Student of the Year Awards, which has spanned three decades, has seen considerable changes in how young professionals in the architectural profession approach the built environment. Today, technological advances and sustainability imperatives are driving creativity. Innovation with a view to lightening the built environment’s environmental footprint, together with an innate understanding of social and cultural imperatives within South Africa, are just some of the reasons why this year’s judges singled out the winner for 2016. Corobrik Managing Director, Dirk Meyer, thanked this year’s judges for their invaluable input.
The Judges • Andre Eksteen, multi-award winning co-director at Earthworld Architects & Interiors; • Tunde Oluwa, sustainable development guru and founder of Odyssey Architects SA; and • Tanzeem Razak, who is passionate about spatial transformation in South African cities and director and founding partner of Lemon Pebble Architects in Johannesburg. Awarded a prize of R50,000, the winner, JeanPierre Desvaux De Marigny, was one of eight regional winners from the country’s major universities who were chosen during 2016. Each winner became a finalist who competed for the national title.
JEAN-PIERRE DESVAUX DE MARIGNY - NATIONAL WINNER UNIVERSITY OF KWAZULU-NATAL Design for [bio] – Diversity JP’s thesis explored the potential of architecture for ecological conservation; proposing an environmental awareness and water research facility in the context of Springfield industrial park / uMgeni River catchment area in Durban. Research revealed that human existence relies heavily on bio diverse ecosystems to survive. How-
ever, as population increases, urbanisation and industrialisation occurs, resulting in natural areas often being exploited and degraded, most critically affecting the earth’s fresh water systems. De Marigny’s proposed architectural solution aimed to draw an analogy between the machine-dominated environment of the Springfield industrial park and the
natural ecosystems found within the uMgeni river. This was achieved through the concept of viewing architecture as similar to that of a mechanical prosthetic device, so that the architecture (industrial machine) could begin to act as a natural life support system in the context in which it exists (ecology). Attaching to an existing 440m long pedestrian walkway bridge spanning the width of the river, the facility hosts minimal ecological footprint - in addition to providing direct access to the water body to ecologically filter both surface (plastics, rubbers, geo-polymers) and subsurface (human, industrial, agricultural) water pollutants that are accumulated as the watercourse passes through habited areas before reaching Durban’s coastline. As a result, both the technological and ecological solutions used allowed the architecture to act as a positive hybrid energy contributor, provide space for rehabilitation processes and are able to consistently produce and provide the public, tourists and researchers with fresh fish, vegetables, plants, seeds, flowers, biogas, fertilisers and clean water.
They then have the option to relax and enjoy an organic meal while overlooking the river, or take part in the various ecotourism and research programs facilitated on site. Supervisor and lecturer, Bridget Horner, said that the highlight of the winning thesis was the location of the site and its potential vista towards the sea and into Durban. “The project impressively straddles one of Durban’s most beautiful rivers, the uMgeni River, as well as the existing pedestrian bridge. The architecture is a machine that filters dirt from the river and draws water up into its water purification plant - filtering water so that, in the process of moving over the infrastructure, the purification of water as a process is visible to the pedestrian,” she explained. She noted that the project drew its architectural language from the cranes and containers that occupied the Durban harbour. This was in keeping with the architecture’s role as a mechanised prosthetic device supporting the river in flushing out its impurities before they meet the sea.
KENNETH MAIN UNIVERSITY OF CAPE TOWN Urban Acupuncture: Architecture as a catalyst for environmental and water conservation in the context of the Kilimanjaro Informal Settlement In his thesis, Kenneth Main attempts to establish an approach to dealing with the issue of waste contamination and water conservation in the natural and urban landscapes of the riverbed, its edges and man-made peripheries. The research locates itself at the northern boundary of the city of Windhoek along a stretch of polluted riverbed in the Kilimanjaro Informal Settlement (KIS). In the creation of an architectural approach ‘urban acupuncture’ is explored to create architecture that has the potential to influence areas beyond its physical boundaries. In addition, it can re-establish and re-imagine the value of the river for its unseen influence in shaping Windhoek as rapid urbanisation is taking place. Aspects of environmental degradation,
water conservation and lack of basic infrastructure form a basis of inquiry to which an urban framework is proposed. Most simply, this framework acts to establish an alternative and more efficient system which collects, stores, filters and reuses wastewater for both drinking and irrigation purposes through a series of four contextually assigned architectural devices. Utilising the ‘bi-products’ of this urban framework (Reedbed filtered water & potable water), the KIS Agricultural Learning Centre is proposed. The centre provides a point of exchange for both in-situ filtered drinking water and fresh produce that is grown at the centre establishing a link between this infrastructural insertion and its public and social constructs.
YVONNE BRUINETTE UNIVERSITY OF PRETORIA ‘The Heritage Portal: An Experiential Narrative’ based at Westfort in Pretoria Hidden in the western outskirts of Pretoria lies the remains of what used to be the protector of the West, known as ‘Westfort’. Just before the outbreak of World War II, the fort was dismantled, stripped down for its steel and left to fall into ruin (Van Vollenhoven 1998:25 ). The dissertation addresses the ongoing process of ruination and isolation within highly contested continuums of change. By rehabilitating this forgotten ruin, Westfort might awaken mysteries of the past and evoke a need to tell stories about it. The site, Westfort, is situated in the western outskirts of Pretoria and just before the outbreak of World War II, the fort was dismantled, stripped
for its steel and left to fall into ruin. The site also includes the former Westfort Leper Institution, which since its closure in 1997, has been illegally occupied by informal settlers. Today, it still functions as a segregated community and together with the Fort, illustrates the consequences of ruination and isolation over time. The Heritage Portal will act as the mediator in celebrating the continuity of our collective and continuous South African heritage through the experience of narration. The intention of the project is to protect the heritage significance of the Westfort precinct, secure its future value, and introduce continuity through experiential architecture.
KIM GELDENHUYS TSHWANE UNIVERSITY OF TECHNOLOGY A community food production facility in Alexandra, Gauteng The dissertation investigates the potential of architecture to be a device/instrument of knowledge and skills transfer. The user is placed at the centre of the design exploration and becomes the main design generator and informant of the architectural investigation. With its vibrant street life, strong sense of community and complex informal urban fabric, the Alexandra Township in Johannesburg faces many socio-economic challenges and infrastructural shortcomings. This design investigation addresses increased concerns of food-security and lack of communal, open space in Alexandra due to high population densities and overcrowding.
The needs of the user informs the creation of a place for the farming, distribution and consumption of fruits and vegetables. Based on community involvement, the architectural response aims to encourage ownership, adaptability and mutual skills exchange. The issues to be investigated include: • addressing the separation between places of food production and cities • architecture as a means of knowledge transfer and education • principles of responding to the kinetic city • principles of materials, local skills and construction methods suited to adaptability
DARREN SAMPSON UNIVERSITY OF JOHANNESBURG The Light House The Light House is an architectural proposition that uses light and dark to produce what the Swiss architect Peter Zumthor calls an ‘experience’: an all-encompassing, sensory mood that relies on the sophisticated manipulation of light and dark to convey a number of ideas about site, presence, beauty, harmony and nature. The project relies on the treatment of light and dark as form, material, substance, and mood. It investigates the relationship between performance and form and the relationship between architect and user which is taken from Jonathan Hill’s reading of
the ‘two occupations of architecture: the activities of the architect and the actions of the user’ which is of importance in the project since everyone who visits it constructs it differently. The project is situated along the edge of a light ‘territory’ that is created twice every six seconds by the light emitted from the Farol De Dona Maria Pia, an existing lighthouse on the edge of Praia. Two sites, Site #1 - Sea, Land, Light and Site #2 - Ocean, Sky, Light have been articulated, but should be read as a single ‘site’ for the entire project.
KATHERINE DEWAR UNIVERSITY OF WITWATERSRAND Hyper-embodiment, A jewellery creation hub + community for women Katherine Dewar’s thesis is entitled Hyperembodiment and is an approach to discussing the interface between spaces for women [in Johannesburg’s inner-city] and jewellery as a connector of the body to place. She proposes the jewellery hub be situated in New Doornfontein, a space that is male dominated and where women are present but seem to be largely excluded, unsafe and vulnerable, and which is also full of vibrancy and activity. This area has the potential for a positive and radical cultural change, but currently remains disconnected and uninclusive for all people.
“By looking at spaces for women, as well as jewellery being a “location” between the body and architecture, I aim to take an architectural design approach that solves issues of making space for women, and for jewellery practices in Johannesburg,” says Dewar. Three multi-storey connected buildings on the main pedestrian route on Albertina Sisulu road will be used for the hub and community centre. The ground floor to offer community spaces and jewellery galleries, and floors above for classrooms and workshops, that embrace, and introduce a space for women to learn, create and engage with each other.
LANA BRAMLEY UNIVERSITY OF THE FREE STATE Art Gallery questioning topographic and institutional edges by sculpting inhabitable thresholds Lana questioned topographic and institutional edges by sculpting inhabitable thresholds. The gallery is placed on the periphery of campus to allow visitors from the university and access to the public. The building negotiates the edge of the campus by addressing the public realm and current prohibited access.
The form of the gallery was manipulated through the way natural light is allowed inside the building for art viewing. The gallery consists of several masses with breathing pockets in-between. These pausemoments allow the visitor a time of reflection. The gallery captures a place that allows the art to breathe upon its enclosure.
MARIO VAN WYK NELSON MANDELA METROPOLITAN UNIVERSITY, PORT ELIZABETH ‘Horror in Architecture’, a romantic exploration of the Exquisite Corpse analogy As a by-product of previous modes of planning in today’s urban environment we are left with open undefined spaces between developed areas (known as SLOAP or “Space left over after Planning”). Here, infrastructure such as storm water channels, railway lines, and ruins of old industrial buildings remain; overgrown with the incursion of wild nature. These kinds of spaces create urban barriers and breeding grounds for criminal activities. In his treatise van Wyk identifies a site of this nature in Uitenhage. He then uses the analogy of a corpse, which facilitates infestation, to develop this site over a period of several years. What emerges is a revitalised ecosystem where the relationship between humans and nature are harmoniously re-defined in what is conceptualised as an “Exquisite Corpse”. In this process the inherent functional and sensory qualities of the site are used as starting points for infestation/development. For example, storm-water channels (traces of the existing water reticulation system of the site) are reconfigured to make pleasant waterways that feed agricultural lands which in turn activate “reef points” - or points which facilitate the emergence of a variety of human activities. These ultimately contribute to the development of a new way of inhabiting the new productive landscape with an innovative housing model; all a function of the emergence of the “Exquisite Corpse”
Example of Use
INTERIORWATCH THE LATEST NEWS AND PRODUCTS FROM THE COMMERCIAL INTERIOR INDUSTRY
NEWSWORTHY 100% DESIGN SOUTH AFRICA From being a fledgling show in 2014, 100% Design South Africa has matured into Africa’s premier exhibition and sourcing platform for high-end contemporary design. 100% Design South Africa takes place at Gallagher Convention Centre alongside Decorex Joburg from 9-13 August 2017. Gregor Jenkin,
David Krynauw, James Mudge and Source IBA are on the bill, alongside major design brands such as Crema Design, MONN and ErgoForm. As ever, visitors can expect an extensive
stretching across the many mediums and styles that encompass the wide world of interiors, textiles, architecture, furniture and product design.
areas include a dedicated office zone and a significant pavilion of winning works by the PPC Imaginarium, the most supportive arts and design competition in
HERMAN MILLER AND NAUGHTONE TEAM UP TO BRING YOU COMMERCIAL COMFORT Herman Miller has partnered with contemporary British design company naughtone to offer a range of beautifully designed and well-crafted furniture, set to add a stylish touch to any office reception, meeting, breakout or café area. Naughtone is all about keeping things simple and creating “useful, beautiful furniture”. The company’s entire team is passionate about design and maintaining the excellent quality of their products, and this is proven by its astounding client list including international companies such as Google, Barclays, BMW and Coca-Cola. All Office, sole distributors of Herman Miller products in South Africa, are now stocking a number of products from the exciting naughtone range. Among them are stylish seating options like the Always Lounge and Hush chairs as well as the Busby chair, which has the look of a luxurious booth. Then there’s Pollen, an award-winning collection of small hexagonal furniture pieces that can be used as seats, tables or side tables, along with beautifully constructed table sets including the Dalby, Trace and Riley, a fresh take on a pull-up table. For more information about the naughtone range, visit All Office’s showrooms in Cape Town (021 440 7700 ) and Johannesburg (011 262 5792) or visit www.alloffice.co.za.
the country. On the whole, talents across
and international design are all given time in the limelight, with exceptional
and ingenuity as the recognised hallmarks of the event. 100% Design South Africa 2017 boasts
focused days, taking place on 10 and 11 August 2017. www.100percentdesign.co.za
NEWSWORTHY BATHROOM SERIES NOW ADORNED WITH THE GEBERIT LOGO From
catalogue in South Africa has for the first time also included a Geberit bathroom series comprising ceramic sanitary appliances and bathroom furniture. The series sold solely with the Geberit logo in Southern Africa will include: Geberit Citterio, Geberit Xeno2, Geberit iCon, Geberit Smyle and Geberit Abalona. With this step, Geberit customers will be able to take advantage of products
WHY A BUSINESS WORKSPACE ALSO NEEDS TO MOVE WITH THE TIMES TO REMAIN RELEVANT As we head closer towards 2020, a year that has a definite futuristic ring to it, companies whose offices are designed for the previous century’s workforce are more likely to feel the effects of a changing world than their peers who are evolving with the interior times. So says Grant Johnson of Conduit Interior.
that combine perfect design and sophisticated functionality in a unique way. The Geberit name is synonymous with good design, outstanding functionality, first-class quality and a system approach. Professionals have come to appreciate uncom-
New Generation, New Design Millennials are filling office spaces with a heightened sense of independence and of self. Not only do early 20s employees demand flexibility, mobility and accessibility, they are searching for a working environment that allows for interaction, social activity and sharing. The need to invest in updating interior office layouts is becoming just as important as investing in new technologies and business processes. “Offices that encourage cross-communication and banish silos, as well as offer communal gathering hotspots that breed shared experiences and ‘water-cooler’ communities are necessities among those born after 1982, and companies that are slow adopters of openeverything are feeling the pinch in both performance and retention,” says Johnson. Remaining Relevant While implementing energising interiors that pop with colour and incorporate common cafés for ad-hoc interactions are ways in which companies can keep employees upbeat, a less expensive solution can be as simple as ensuring proper ventilation or modernising the lighting. Hot-desk style seating, where staff rotate time in office and operate remotely either from home or connected coffee shops, are also quicker fixes. “With traffic congestion at an all-time high in urban areas, allowing employees to choose where and when they work is becoming increasingly popular, and is a competitive asset,” says Johnson. www.conduitinterior.co.za
promisingly high standards when it comes to the sanitary products from
expect the same from the Geberit bathroom series. The bathroom series, which are manufactured entirely in Europe, are designed for both private bathrooms and public sanitary facilities. “Thanks to the Geberit bathroom series, it is now possible to offer our customers a comprehensive range of products both in front of and behind the wall that meet Geberit’s high quality standards,” comments
Head of Marketing at Geberit. www.geberit.co.za
BRIDGE PARK OFFICES INTERIOR DESIGN: DHK THINKSPACE
PHOTOGRAPHY: WIELAND GLEICH
his financial services client recently moved into their new flagship Western Cape offices at Bridge Park, Century City. Consolidating 14 regional offices under one roof, this new location allowed the client to make creative use of the latest trends in office design and space planning and provide their staff with a workplace for the future. Originally designed by dhk Architects, Bridge Park was built for multiple tenants and consists of an east and west wing. Interior Architects, dhk thinkspace, worked closely with the client on the interior fit-out to accomplish a successful amalgamation of the entire building to suit their requirements. The original architectural design of the building has been carried through into the interiors, creating a seamless flow. The initial challenge was to open up the buildings and provide a link between the two. Originally the building was designed with an inner core light well, with passages radiating off the lift lobby on each floor. Passages have now been converted and each floor opened up to benefit from the views around the central atrium space. The ground floor of the east block caters for interaction with clients, with executive suites providing work lounges and meeting spaces for private clients. Here, finishes reflect a
classy, high-end atmosphere, with a high acoustic specification to ensure privacy. A Different Approach Guido Tagge, director of dhk thinkspace, says that the staff were used to working in a more closed office culture so this move required a change of thinking with regards to operational and meeting spaces and the removal of a traditional office set-up. The client wanted to break away from their standard corporate look and feel and this new design is not a ‘one size fits all’ type of interior common to many corporate environments. Open Space The office design is entirely open plan, with no individual offices or desks. Quiet zones have been created across all floors. Some take the form of free-standing joinery meeting pods; others are small rooms; allowing for a quiet, more private work environment or also conducive to one on one meetings. Each floor has a central, dedicated pause area and is based on the principle of the kitchen being the ‘centre of the home’. Centrally located directly behind the ablution core and with access
to both wings, the positioning of the on-floor pause-areas also visually break up the open floor-plan, making a large space feel more intimate and collaborative. The on-floor pause areas are not meant to replace the main canteen on the ground floor but rather serve as an opportunity to grab a coffee or a light snack from the vending machines whilst also acting as an informal interactive communication hub for staff. Agile Environment Whereas in the past, a senior position came with a large private office, the move was now to an egalitarian open plan environment across all levels of staff. In a first for the client, this is an â€˜all agile environmentâ€™, with no fixed seating. There are some
exceptions to the rule where more traditional computer set-ups are required - e.g. the Trading department. Space Planning The emphasis was placed on variety and options within an interesting desking landscape. Seating is made up of resident desks and three other types of agile seating. Guido says that after a short period of time, the benefits of the agile environment are already being felt. There is more flexibility and more free-flowing communication between the teams and tasks that either took a long time or felt impossible now seem easy. This was achieved by specifying four different desk types with three worktop finishes - creating an exciting and varied visual landscape.
Certain staff are more desk-bound than others and the designers have responded to that in the form language of different work stations. Staff who handle a large amount of paperwork have access to larger desks with storage close by. Others, working only on laptops without the need for a large work space, have other more flexible workspace options. These include grouped hexagonal desk arrangements for group work, more organic wave desks configurations, high desks and bench seating against the slated timber feature wall, allowing for more privacy. Many staff within the building are laptop-enabled and the majority of telecommunications is by means of cell phones. This enables staff to take advantage of the flexible seating options
without being limited by technology. Lockers allow for staff to securely store belongings in strategic areas and are colour coded for each floor as personal storage at desks was omitted from the design. A central requirement of the space planning was also to provide each member of staff with access to as much natural light as possible. Most work stations are set out perpendicular to the perimeter walls to maximise the natural light. Closed meeting spaces are located nearer the core of the building and draw light from the atrium. Desks are also positioned away from walls to allow for better air circulation and temperature consistency. The placement of certain departments was determined by factors such as security, public access and storage needs,
although one of the key requirements of the design was that it be flexible at any time in the future. The access flooring also facilitates the easy adaptation of the space at any time without extensive retrofitting of electrical and data cabling. A Reflection of Cape Town Heather Chilcott, senior designer at dhk thinkspace, says that the client wanted Bridge Park to reflect the unique culture of Cape Town, the city in which it is based. The qualities of the city are expressed visually and allow this regional head office to separate itself from other offices locally and internationally. The key themes of forests and gardens, beaches, mountains and cityscapes have been colour coded to assist with wayfinding and provide each floor with an individual look and feel. The
colour coded and themed wayfinding was carried through in signage, wall art and fabric. Fabrics were mixed and matched, using complimentary colours to reflect the colour scheme of the particular floor. Meeting rooms are named in accordance with the theme for the floor rather than purely numerically, allowing for easy identification and wayfinding. Materials Although wall space was limited, some areas have received custom wallpaper treatments reflecting the specific Cape Town themes and internal columns were accented with the relevant floor colour. Timber accents have taken their cue from the existing finishes such as walnut panelling in the atrium and lift lobby and also serve to provide vertical height and screening. Carpeting is in a neutral grey palette for practical reasons as well as to
Tel: 021 638 3121 E-mail: email@example.com Web: www.scheltema.co.za Scheltema is a leading provider of roofing, ceilings and partitioning in Southern Africa. Much of the success of the company can be attributed to its passion for building, pride in its work, and commitment towards building strong relationships in the marketplace. The result is a powerful and streamlined organisation, and extended supply chain, that effectively integrates staff, customers and suppliers.
offset the contrasting range of furniture. Three different colour vinyls are laid in the main canteen to create a clearly contrasting environment to the office floors above. Staff-centered Environment The Bridge Park offices were designed to maximise the staff experience; not just the work spaces, but opportunities to eat, meet and relax. Besides the on-floor pause areas, there is a main canteen on the ground floor which caters for 300 staff and also converts into a ‘town hall’ meeting space that is able to accommodate the entire staff complement. The look and feel of the space contrasts strongly with the operational floors above. The design is more edgy and industrial, with exposed services and open ceilings. Here again, the variety of seat options provide opportunities, from a quiet meal through to larger group meetings. The carefully selected food offerings are extensive and all food is freshly prepared on-site in the industrially specified catering kitchen. Designed to look like individual eateries, with clearly defined signage and varied finishes, staff can choose from a smoothie bar, bakery, pizza and burger bar or meal of the day. Located in both atriums of the east and west blocks, you will find a ‘light bites’ area, consisting of a coffee shop and snack bar, which brings life to the centre of the buildings. A variety of furniture allows for a number of working and meeting opportunities. Some are raised tables with stools allowing for a quick cup of coffee; others are more traditional tables and chairs and there are also booth seats allowing for more privacy. These spaces engage staff immediately when they enter the building and encourage in-house communication and relaxation.
RABIE PROPERTY GROUP Tel: 021 550 7000 E-mail: firstname.lastname@example.org Web: www.rabie.co.za
Bridge Park, the new regional offices for the client in Century City, were developed in a JV between Growthpoint Properties and the Rabie Property Group. The two four-storey buildings set over a shared three level parking basement and podium, have been awarded a 5-Star Green Star Office – v1 rating from the Green Building Council of South Africa.
TURNER & TOWNSEND
Tel: 021 421 7001 E-mail: email@example.com Web: www.turnerandtownsend.com Turner & Townsend’s approach to project, programme and cost management is to drive better outcomes for developers of real estate, natural resources and infrastructure capital assets. Throughout a project we: provide clarity to help teams collaborate better; raise delivery standards; safeguard against risk; maintain schedules and budgets. We are proud to be a Level 1 B-BBEE contributor.
Shirley: 079 504 7901 Email: firstname.lastname@example.org Web: www.kbacflooring.co.za A leader in its field, KBAC flooring has showrooms, offices, warehouses as well as distribution and installations operations in Johannesburg and Cape Town. The company specialises in commercial and domestic flooring and represents some of the world’s major flooring producers locally. Kingspan Raised Access Flooring and Belgotex Mod Design, Cirrus were installed by KBAC for the client.
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