COMPANY PROFILE
2014
V&A
Waterfront
A big green success for No.1 Silo
company profile
A big green success for No.1 Silo Editorial: Harriet Pattison Production: Chris Bolderstone
Attracting more than 23 million visitors to its restaurants, shopping destinations, museums and historic harbour, it’s no wonder the V&A Waterfront is South Africa’s most visited destination and the selected site for the exciting No.1 Silo development. Located in Cape Town, the V&A Waterfront stands as one of South Africa’s most significant landmarks. In June 1858 serious winter storms wrecked over 30 vessels. As a consequence, Lloyd’s of London refused to cover ships wintering in Table Bay. On a sunny September 17th, 1860 Midshipman HRH Prince Alfred, Queen Victoria’s second son, tipped the first load of stone to start construction of the breakwater for Cape Town’s first harbour. In November 1988, Victoria and Alfred Waterfront (Pty) Ltd (V&AW) was established as a wholly-owned subsidiary by Transnet Ltd to redevelop the historic docklands around Victoria and Alfred Basins as a mixeduse area with a focus on retail, tourism and residential development, with the continued operation of a working harbour. It was sold to Growthpoint and the PIC in the largest South African property transaction to date in 2011.
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Situated between Robben Island and Table Mountain and set against a backdrop of sea and mountain views, it offers a variety of shopping and entertainment options to visitors, intermingled with office locations, hotels (such as the historical Breakwater Lodge - once a 19th-century prison) and luxury apartments in the residential marina. It houses the Nelson Mandela Gateway which offers boat trips to Robben Island, the Two Oceans Aquarium and Chavonnes Battery museum as well as the V&A’s very own Amphitheatre with free live shows and entertainment. The SAS Somerset is used as a museum and moored within the inner basin.
THE NO.1 SILO DEVELOPMENT The V&A Waterfront is a truly mixed-use destination. It is also unique in the fact that it is the developer, and has rights to still develop approximately 200,000m² of bulk. The first of these developments, a commercial head office
V&A Waterfront
for a large financial institution, was announced shortly after the change of ownership- No. 1 Silo. IndustrySA speaks to David Green, V&A Waterfront CEO and asks why the area is such a special location for the No.1 Silo development. “The V&A Waterfront is one of the most sought after business addresses in South Africa.” Green adds that the aim was “to develop a bespoke building encapsulating the V&A’s vision for a 21st century corporate headquarters office within the historic context of the working harbour.” Construction of No.1 Silo began in 2011. It is South Africa’s largest ‘green’ office building and the first commercial building of this scale to receive the 6-Star Green Star rating in Cape Town. When you consider the size of the project, you realise how impressive and significant this accolade really is. Completed in July 2013, Green explains this has now “positioned the V&A Waterfront as leaders in sustainable development.”
CHALLENGES ALONG THE WAY A construction project of this size will of course present challenges. “Working within a historical context, the building needed to be unique, exciting and thought provoking, but at the same time respectful, responsible and appropriate to its context... a difficult balancing act at times.” Anya van der Merwe from Van der Merwe Miszewski Architecture, tells us. Perhaps the biggest challenge, however was “managing a complex engineering project within a living, working, public, heritage and tourist environment - with all the logistical, communication and technological challenges that the site presented” Green explains; because it was essential that “engagement and communication to all neighbours, owners, public and stakeholders throughout the project was achieved successfully.” Mace Management, Project Managers of the construction, was there to ensure that the V&A site
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company profile remained “a living, working, public, heritage and tourist environment.” Andy Robertson, at Mace, tells us that a number of points had to be considered throughout the development to ensure this: “Firstly, the removal of contaminated soils, secondly ensuring that all car parks, pedestrian accesses, roadways and bus routes remained open at all times and also the successful removal and re instatement of heritage items (track sheds, tipplers, cyclone, accumulator pitons and rams).” Asked why being a ‘green’ building was so important to the V&A Waterfront CEO, David Green explains that “sustainable development and green operations are fundamental to the V&A Waterfront’s overall development strategy.” To help implement this, “environmental and sustainability measures and initiatives are at the forefront of all our business practices” says Green. “This is core to our business ethos and ensures we remain the benchmark for world class waterfront developments.”
A GREEN STAR RATING The Green Star rating, which was first established
in 2008 by the Green Building Council of South Africa (GBCSA), aims to evaluate the potential environmental performance of buildings. Brian Wilkinson, CEO of the GBCSA, explains that a “6-Star Green Star SA rating signifies ‘world leadership’ and further affirms the V&A Waterfront’s bold leadership and continued commitment to environmental sustainability in the development of this iconic precinct.”
“The V&A Waterfront is one of the most sought after business addresses in South Africa” In order to achieve such a prestigious rating, a ‘green’ building should be energy efficient and environmentally friendly and the design, construction and operational elements must help to eliminate any negative impact on the environment. Green explains that “the aim of a continues on page 46...
Grain Silo
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Mace
Building for the future in Cape Town The No.1 Silo office building at the V&A Waterfront is only the second building in South Africa to be awarded a 6-star Green rating from the Green Building Council of South Africa. Mace Management Services can add the project to a growing list of successful projects in southern Africa and they are understandably of theof development. Mace works with aproud number major clients in both North and
sub-Saharan Africa, supporting their needs to deliver projects and
There are some major construction projects around “While Mace has been involved with similar regeneration programmes to going the onrequisite high standards. South Africa, as we have discussed in past issues and as we projects overseas, this was certainly the most technically will see in our upcoming issues. These types of project are challenging project the team in South Africa has had to deal Acting as project manager and principal agent, Mace delivered No. 1 & 2 Silo, important for economic development and whilst they help with,” he says. partconstruction of the Victoria & aAlfred Waterfront from feasibility through to develop the country’s reputation on global scale, “Thedevelopment, challenges presented by the excavation, retention, construction andto completion. they also bring beauty and magnificence local residents; sealing against sea water ingress, piling and underpinning prior something which is unequivocally welcomed. the initial ground slabs being poured were enormous, and all With green technology sitting at theto core of the design, the project received The No.1 and 2 Silo projects at the V&A Waterfront within an existing working harbour environment.” the Green Building Council South Africa 6-star Green Star rating for best (V&AW) managed to achieve attractiveness while remaining But nevertheless, Mace succeeded with much aplomb and practice in King, green design – making will it one of to South first buildings environmentally friendly and Rory Associate Director continue look forAfrica’s ‘green’ ideas to the industry as to Nick achieveforsuch a high technological accolade. at Mace, project managers the development, says that a Demain, Director Sub-Saharan Africa explains: ‘green’ building was the intention from the beginning. “We believe that sustainability is a sensitive balance between In continuing the success of No. 1 & 2 Silo, V&A Waterfront has appointed “From the outset of the No. 1 Silo project, the client V&AW commercial success and a responsibility to society and the Mace project anda principal agent the next phase ofgrowth. and their tenant stated theiras Green Star SAmanager ambitions, setting environment so itfor is core to our future business development, which is comprised of“This theapproach Grain Silo and building minimum goal of 4-star,” he says. “By the sod turning ceremony can bebuilding witnessed in our work and business in September 2011 they had committed to achieving a 5-star culture where we follow a sustainability framework across our No’s 3, 4 and 5 Silo. rating so to achieve a 6-star rating in the end was a significant organisation, the environment, our people, our clients, our achievement for the team who had adopted rigorous green supply chain and the communities we work within.” For further information please contact: construction and sustainable design principles, and the efficient In South Africa alone, opportunities continue to present use of natural andNick energy Demain resources for the value it offers in themselves and Demain says that clients can benefit from terms of life cycle costing. Mace’s integrated service offering across consultancy and Director sub-Saharan Africa “To achieve these outstanding results is a reflection of the construction, which can be applied to property or infrastructure t +27 (0)10 591 0222 commitment of the whole team to find a better way of designing challenges, no matter what their size or complexity. “Also by and constructing the development, and having the insight to see combining our local, on-the-ground knowledge with our global these ideas through.” experiences, clients can take advantage of our shared insights Mace, well known for its international consultancy and and best practices for the betterment of their project,” he says. construction offerings, achieved such great success with No.1 So what is on the horizon for Mace in SA? Demain explains and 2 Silo projects (both of which saw practical completion in that projects across a range of industries are already in the Aug2013) and has since gained more business in Cape Town as planning stages. King explains: “Mace has been awarded a further appointment “We have various commercial, hotel and leisure, and mixedwith the V&AW. The next phase of development comprises the use projects in the pipeline in both South Africa and across the extension of the super, two level deep basement by a further African continent. 1000 car parking spaces, all perimeter utility and road upgrades, “In the infrastructure sector we are pursuing opportunities and the redevelopment of the historic Grain Silo complex to in transport, aviation, oil and gas and mining. Beyond that we house the Zeitz Museum of Contemporary Art Africa (MOCAA).” are also looking at residential schemes to insure we maintain a There were significant challenges with the Silo projects and diverse portfolio and expertise that lends itself to most sectors,” King suggests that the development was one of the more he says, confirming that this company is one to watch in SA testing the company has faced in SA. construction in the coming years.
company profile
Raising the bar in green building excellence No. 1 Silo, Cape Town, South Africa
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V&A Waterfront Goba
Mace works with a number of major clients in both North and sub-Saharan Africa, supporting their needs to deliver projects and programmes to the requisite high standards. Acting as project manager and principal agent, Mace delivered No. 1 & 2 Silo, part of the Victoria & Alfred Waterfront development, from feasibility through to construction and completion. With green technology sitting at the core of the design, the project received the Green Building Council South Africa 6-star Green Star rating for best practice in green design – making it one of South Africa’s first buildings to achieve such a high technological accolade. In continuing the success of No. 1 & 2 Silo, V&A Waterfront has appointed Mace as project manager and principal agent for the next phase of development, which is comprised of the Grain Silo building and building No’s 3, 4 and 5 Silo. For further information please contact: Nick Demain Director sub-Saharan Africa t +27 (0)10 591 0222
Port of Ngqura
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company profile ...continued from page 42 green building is to use resources more efficiently and to address climate change whilst creating healthier and more productive environments for people to live and work in.” Secondly, a ‘green star’ building must help to promote a healthier environment, address climate change and use its resources as efficiently as possible. For the V&A Waterfront, Green reports that throughout the construction of No.1 Silo there was “a rigorous approach to green construction and sustainable design principles and the efficient use of natural and energy resources.”
WHAT ARE THE ‘GREEN’ CREDENTIALS? The No.1 Silo development became internationally recognised for having 70% of its construction waste recycled. In materials, it used 60% less concrete and ensured the timber and paints used were from environmentally friendly
sources. Green explains that due to the unique harbour-side position of No. 1 Silo, it allowed them “to use the sea water displacement system which had a knock-on effect on other green features such as the re-use of portable water.” Sensors are in place to reduce light emissions, ensuring they are only on when they need to be and energy efficient frequency ballasts are used for florescent fittings. Heat produced from the IT room now helps to generate warmth in the reception area and there is a private roof garden to enjoy the stunning views and a small herb garden provides ingredients for use in the building’s kitchen. There is just one tenant, Allan Gray, who previously occupied two buildings on the property but “had been looking for a suitable site on the property where they could be sufficiently accommodated.” The V&A Waterfront has also been the recipient of many other ‘green’ awards. In 2012 it was upgraded to a gold level of the Heritage Environmental Rating Programme and also received two prestigious awards for energy efficiency:
No.1 Silo Main Atrium
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V&A Waterfront
No.1 Silo Typical Open Plan
the Eskom 2012 ETA Award in the Commercial Category and the Energy Efficiency Forum Award for Commercial Buildings. There is no doubting the success of the No.1 Silo development, not only for the V&A Waterfront but for South Africa too. According to the findings of an impact study which was carried out for the V&A Waterfront, Green tells us how “the total number of direct and indirect jobs in the province as a result of the Waterfront’s existence increased from 22,766 in 2002 to 33,136 in 2012. The total direct as well as indirect jobs throughout South Africa created by the V&A Waterfront increased from 33,522 in 2002 to 47,909 in 2012.”
NO.2 SILO With the continued success of No.1 Silo, a residential element has now been introduced with No.2 Silo. With
22,000m² between the two of them, No.1 Silo won the category for the Office Development in South Africa in 2013 at the International Property Awards. No2 Silo was awarded a 4 star Green Star SA rating for design. It was the first residential building to be assessed using a new rating tool. It comprises of 31 apartments over an impressive seven floors; creating stunning views across the harbour. With the first owners having moved in from August last year, it appears that ‘green’ success for the V&A Waterfront is just getting started.
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“The aim of a green building is to use resources more efficiently and to address climate change whilst creating healthier and more productive environments for people to live and work in” MAR 14 PAGE 9
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