BUILDING USER GUIDE
Understanding your Building This guide is aimed to serve as an easy reference for users of the building for a better understanding of the fundamental operations, amenities, and health and safety measures employed by the building’s management team. Sustainability strategies have been implemented in order to provide occupants of the building with a comfortable, and productive working environment. This handbook should serve as a guide to help users optimise the building’s environmental and operational performance.
To view this guide online visit www.zenprop.co.za or www.tiber.co.za and follow the link to ‘Tenant Login’
15 ALICE LANE TOWERS
t: 011 430 7700 f : 086 502 2404 e: firstname.lastname@example.org
© 2013 Zenprop Proper ty Holdings. This document has been prepared by Zenprop Property Holdings and may not be published, distributed or adapted in whole or in part without written consent from author.
INDEX | 1. Building Amenities 1.1) Reception 6 1.2) Parking 7 1.3) Security & deliveries 8 1.4) Canteen 10 1.5) Accessing the building 11 1.6) Disabled access 13
2. Electrical Services 2.1) 2.2) 2.3) 2.4)
Lighting Access control Power sources Back-up power
18 18 19 19
22 24 25
28 29 34
38 38 39 39
Design initiatives Building Management System Air-conditioning Indoor environmental quality Lighting Waste & recycling Transport options: Getting to work Tips for sustainability
42 44 45 46 47 47 48 52
3. Mechanical Services 3.1) Lifts 3.2) Air-conditioning 3.3) Fire detection & services
4. Occupational Health & Safety 4.1) Evacuation procedures 4.2) Fire marshalls 4.3) Health & safety representatives
5. General House Rules 5.1) 5.2) 5.3) 5.4)
Smoking areas Tampering of technical equipment Emergency & maintenance work Useful contact numbers
6. Sustainability 6.1) 6.2) 6.3) 6.4) 6.5) 6.6) 6.7) 6.8)
1. BUILDING AMENITIES 1.1 RECEPTION NORTON ROSE FULBRIGHT & GENERAL RECEPTION DESKS There are two reception desks on Ground Floor: one run exclusively for the use of Norton Rose Fulbright, and the other serving for all other tenants of the building.
Visitors are asked to approach the relevant reception desk in order to gain access to the upper floors of the building. The receptionist on-duty will contact the tenant using the intercom system to announce any visitors. Tenants may either meet their visitor on ground floor and escort them up to their offices. As an alternative, security may grant access to the visitor upon approval from the tenant, and then send them up to the relevant floor. The foundation of any physical protection system are the elements of detection, communication, delay and response. These elements are equally important and none of them can be eliminated or compromised if an effective system is to be achieved. Should any security concern arise, please contact the security control room at: 011 783 4373
1. BUILDING AMENITIES 1.2 PARKING Each tenant has a specific number of parking bays allocated to them in terms of their lease. Each bay is identified with the specific tenant’s name, either above or in front of the bay. Tenants may only park in those bays allocated to them. Only an equivalent number of access cards corresponding to the number of allocated bays will be issued to each tenant. Tenant’s vehicles must clearly display an identification sticker linking the vehicle to a particular tenant. Tenants may access the parking via Alice Lane or at Fredman Drive; B4 or B6. Basement floors are not waterproofed, hence the landlord discourages washing of vehicles in the basements. The landlord accepts no responsibility for water-related damage caused to vehicles.
VISITORS PARKING Visitors will enter via Alice Lane only where they will be given a dashboard card, that is to be displayed inside their vehicle. These will identify which company the visitor is seeing and ensure that visitors only make use of parking bays which have been allocated as the respective tenant’s visitors bays. Visitors will either be directed to the open parking deck or alternatively to designated visitors parking on basement level B1.
SPEED LIMIT The speed limit in the basements is 20km p/h which must be strictly obeyed at all times.
1. BUILDING AMENITIES 1.3 SECURITY & DELIVERIES 1.3.1 CCTV Cameras are placed strategically in the precinct. These monitor entrances to parking areas, visitorâ€™s reception, common areas, lobbies etc. The monitoring of these cameras is done by security at the Security Control Room on level B1.
1.3.2 Deliveries All deliveries must be directed to Fredman Drive to level B4, as well as delivery vehicles parked outside the entrance. Security personnel will advise the relevant tenant of delivery arrival and make arrangements for the tenant to accompany delivery from the level B4 goods lift area to the specific tenanted floor. Delivered goods may be transported only via the goods lift. Delivery procedure will be as follows: The security officer at the entrance of level B4 (Fredman Drive) will request that the delivery vehicle sign in, and then direct them to park. Security will inform the Control Room on level B1, via the intercom system, of the delivery. The Control Room will (via intercom) advise Ground Floor Visitors Reception desk, who will in turn, advise the relevant tenantâ€™s reception desk (via intercom) of the delivery and request that the tenant arrange to meet and accompany the delivery from the B4 Goods Lift area. Please note that the height restriction of 2200mm is applicable inside basements.
1.3.3 Physical Security Presence
Alice Lane Entrance
This entrance is open 24 hours, 7 days a week.
There will be 2 guards stationed here.
This entrance serves as a point of entry for:
ALL visitors at ALL times; tenant entrance depending of basement parking allocation; as well as afterhours entry point in the event of closures of the B4 and B6 entry points.
The precinct is protected by electric fencing linked to ADT Armed Response. All security points are also in possession of remote panic buttons to summon ADT, should the need arise.
SECURITY CONTROL ROOM B1 - CONTACT NUMBER: 011 783 4373
1. BUILDING AMENITIES 1.3 SECURITY & DELIVERIES (continued) 2.
Fredman Drive Entrance B4
This entrance is open from 05h00 - 21h00, 5 days a week, weekdays only.
There will be 2 guards stationed here.
This is the point of entry for:
All goods deliveries and tenant entry depending on one’s basement parking allocation. Please note that in the event of a closure, the Alice Lane entrance/exit is to be used. Prior arrangements are to be made with the landlord regarding deliveries scheduled outside of operating times.
Fredman Drive Entrance B6
This entrance is open from 05h00 - 21h00, 5 days a week, weekdays only.
There will be 1 guard stationed here. Please note that outside of the above times, the Alice Lane entrance/exit is to be used.
c. This entrance serves as the point of entry for tenants only. Tenant parking is dependent on one’s basement parking allocation.
There are 3 patrolling guards in the basements.
The guards will be using a Sedgeway mobile unit while on patrol.
Main Entrance G1
a. The Visitors Reception desk on the ground floor is manned 24 hours per day, 7 days a week. b.
There will be one guard stationed here.
c. All guards are in contact with all entrances, the Security Control Room and Visitor’s Reception counter by means of intercoms or two-way systems. d.
The guard is linked to the various tenants’ receptions via intercom.
Security Control Room B1
This Control Room is operational 24 hours per day, 7 days a week.
There will be 2 guards stationed here.
1. BUILDING AMENITIES 1.4 CANTEEN PANETTONE CAFE The building accommodates two canteens for tenants of 15 Alice Lane Towers. The Norton Rose canteen, positioned on Ground Floor is for the use of Norton Rose staff only. Panettone Cafe, located on Level G0, is for the use of all other tenants of the building. The canteens operate using a swipe card cashless system, whereby tenants use a pre-loaded card to purchase any items at the canteen.
P a n e t t o n e C a f e
Panettone Cafe accept credit cards ONLY to load the Plankomat System swipe cards. To top up your card with credit you may do so manually using the cash loader system. If you need to upload credit using a credit card only management can assist with this. Panettone Cafe offers catering for meetings. If tenants would like to order Halaal/Kosher food, the cafe will order this upon request. The cafe kitchen is not Halaal/Kosher but pork is prepared separately from all other meat.
OPERATING HOURS Panettone Cafe Breakfast: 7:30 -10 am, Lunch: 11 :30- 14:30 Call Orders & Coffee Bar: 7:30- 15:30 Times may vary on certain days.
For any enquiries, please contact: Panettone Canteen: 011 025 4677 email@example.com
1. BUILDING AMENITIES 1.5 ACCESSING THE BUILDING AS A VISITOR
1 2 3
Upon arrival to the premises, persons will be stopped at the guardhouse where they will be asked to sign in, and thereafter shown where to park. They will be given an A5 laminate card indicating which tenant they will be visiting. This card is to be left visible on the dashboard of the vehicle. Specific parking bays have been allocated to the various tenants. Please ask your visitor to park at the relevant bay as courtesy to your fellow tenants. Visitors will be directed to park either on the deck or on level B1. In that case, they will be asked to drive down the ramp to access level B1 and follow signage posted to specified visitors parking. Visitors may take the stairs directly into the building from the deck or take the lift from B1 to G1 (upper ground floor). They will be asked to sign at either the Norton Rose or general reception desk., and will thereafter be directed to the lift lobby (refer to page 6 for further details).
1. BUILDING AMENITIES 1.5 ACCESSING THE BUILDING
AS A TENANT Alice Lane Entrance
Upon arrival to the premises, tenants will turn left before approaching the guardhouse on the deck level. Each tenant is to display his/her access card at the scanner at the entrance to the basement parking in order to gain entry. Tenants are asked to park in the correct allocated bay as courtesy to your fellow tenants. Tenants may take the lift at the main lift lobby to access their desired floor. (For more info regarding the Compass Destination Control Lifts, see page 22.)
TYPICAL BASEMENT LEVEL
1. BUILDING AMENITIES 1.6 DISABLED ACCESS Wheelchair access to the building may be gained from any of the basement levels (B5 B1). There are a minimum of two disabled parking bays on each basement level (see red bays below). Visitors are requested to park on level B1 in order to gain access to the lifts. Paraplegic tenants will have allocated bays located closeby to the lift lobby on the same floor designated to their respective company.
13 TYPICAL BASEMENT LIFTS LOBBY
1. BUILDING AMENITIES The building is designed in strict accordance with disabled access regulations. Each floor of the building accommodates a disabled ablution facility in the restrooms, and all doorways and lifts are designed to accommodate wheelchairs.
TYPICAL FLOOR PLAN - PARAPLEGIC ABLUTION FACILITY
PARAPLEGIC ABLUTION FACILITY
2. ELECTRICAL SERVICES 2.1 LIGHTING Only low energy CFL or LED lamp technology may be used and not incandescent lamps. Changing of used lamps inside tenanted areas will be the responsibility of the individual tenant; common areas will be attended to by the landlord. Used lamps may not be disposed off with general office waste, but must be handed in at the landlordâ€™s facility situated on level B3 for proper disposal.
The Building Management System controls the lighting operational times. These are switched on an agreed schedule with each tenant to conserve energy, but system allows for override should an individual tenant require operation outside of agreed times.
2.2 ACCESS CONTROL Entry into the precinct is controlled using an access card which grants one entry into designated areas and will allow access to specific parking areas, lift lobbies and common areas of the building. Access control allowing entry to and within a tenantâ€™s specific office environment will be arranged by each individual tenant.
2. ELECTRICAL SERVICES 2.3 POWER SOURCES Power points are assigned to all floors according to the area that a tenant occupies. Should the need arise for the installation of additional power points, please approach the relevant representative in your office to contact the Facilities Manager who will advise the necessary process and costs required to upgrade you power sources. The same steps must be taken should a tenant request the installation of an independent UPS system (Uniterruptible Power Supply).
Did you know? Your workstation is equipped with two types of power outlets: red dedicated socket for your PC which is fed from a supply backed up by generators; and a normal socket for other equipment you might use.
TYPICAL WALL PLUG UNIT
2.4 BACK-UP POWER The building is supported by back-up generators which ensure that essential services such as critical lighting, power outlets and the operation of designated lifts are restored within 60 seconds, in case of a power outage. Please note that the operation of the airconditioning installation will be affected in the case of a power outage. The buildings UPS system is designed to support critical components and equipment only. The installation and operation of a UPS system is dependent on each tenantâ€™s requirements, and such installations remain the responsibility of the tenant. Should any emergencies arise please contact the Emergency Control Room at: 011 783 4373 or ask your company representative to email: firstname.lastname@example.org All emails must be sent by the relevant company representative only. This is to ensure that the same complaint is not logged twice and that any maintenance-related services are not overcharged to the tenant.
3. MECHANICAL SERVICES 3.1 LIFTS COMPASS–DESTINATION CONTROL OPERATING INSTRUCTIONS The elevator lobby button panel or touch screen provides the means for entering your required floor to which you want to travel. The unit not only tells you but also gives you visual information as to which elevator car will be assigned to take you to that floor.
At the lobby button or touch screen enter the floor that you would like
to travel to (e.g. Lower Ground “G0” first press “G” followed by number “0”. Upper Ground “G1” first press the letter “G” followed by the number “1”. For First floor simply press the number “1” and for the 14th floor press the number “1” followed by the number “4”). Please enter your required destination only once.
The screen on the key pad/touch pad will indicate and also tell you which
elevator the passenger must use to go to and wait for the car to arrive; this will be alphabetical from A to F. The letters either A, B, C, D, E or F are affixed to that particular elevator entrance. When the assigned elevator doors open, ready to accept passengers, a screen on both sides of the elevator entrance will indicate which floors are designated for the waiting passengers.
No further actions are needed once the passenger is in the elevator car, the
car position indicator will inform the passengers where the car is travelling and also announce the designated floor arrival.
Should the waiting passenger enter the incorrect floor number, they can
re-enter their correct floor number. Please note this is if the passenger has not yet entered into the elevator and is still waiting at the elevator lobby.
3. MECHANICAL SERVICES 3.1 LIFTS (continued) 5.
Should the passenger change his/her mind whilst travelling in the elevator. The
passenger would need to continue travelling to the designated floor. Upon reaching the floor, the passenger will need to exit the elevator and re-enter his/her new designated floor on the key pad/touch pad on that floor. The screen on the key pad/touch pad will indicate which elevator to wait for to dispatch the passenger to his/her new designated floor.
If the passenger requires further time to get to the assigned elevator car then
the elongated button at the bottom of the lobby call panel with the wheelchair sign must be pressed, this will extend the time that the car doors take to close once it has decided to dispatch from that particular floor.
NOTE: Compass-Destination Control lifts are designed to optimise efficiency in terms of time taken to reach your destination, as well as prioritising groups of people at a time, as opposed to one individual at a time. Users are advised to enter their desired floor at the control panel, regardless of whether the floor has been requested already. The lift system will prioritise access to floors which have been requested by the highest number of users.
COMPASS-DESTINATION CONTROL PANEL 23
3. MECHANICAL SERVICES 3.2 AIR CONDITIONING Each room has an individual room controller. Open plan areas are zoned and the controllers are secured in service areas. Following the guide below, a room occupant may adjust the environment. If open plan areas need to be adjusted, please ask your company representative to contact the Maintenance & Management team to arrange this.
Occupancy sensors are provided in each space. When unoccupied, sensor will turn off lights and change air conditioning unit to standby mode. When occupancy sensor senses motion, lights will be turned on and air-conditioning unit will engage either cooling or heating mode depending on demand setting on controller.
The Building Management System controls the air-conditioning operational times. These are switched on an agreed schedule with each tenant to conserve energy, but system allows for override should an individual tenant require operation outside of agreed times.
AIR-CONDITIONING WALL CONTROLLER OPERATING INSTRUCTIONS
3. MECHANICAL SERVICES 3.3 FIRE DETECTION & SERVICES The parkade and office areas have been fitted with a sprinkler system. The building has smoke ventilation and a hydrant hose reel system. The fire sprinkler system comprises of a reticulation of pipe work with sprinkle heads strategically positioned throughout the building, with one sprinkler servicing a maximum of 12m2 of floor area. In the event of a fire, a fire hose reel or a fire extinguisher is utilized as first aid fire fighting equipment, by either the area fire marshal or, if the building is evacuated, the fire department. Should a fire occur in the vicinity of the sprinkler, the rise in temperature will cause the glass bulb, forming part of the sprinkler, to shatter, distributing water over the fire condition.
TYPICAL FIRE SPRINKLER FITTING
OCCUPATIONAL HEALTH & SAFETY
4. OCCUPATIONAL HEALTH & SAFETY 4.1 EVACUATION PROCEDURES The evacuation alarm is a voice based system; there are no sirens or bells. Alarm notifications will be given in a staged manner as follows:
If a signal is detected that may indicate an emergency situation a PA announcement will be made, “We are investigating an emergency alarm. Stand by for further instructions”. This will only sound on the specific floor from where the alarm trigger was detected. Security will investigate the situation and escalate if required. If no need for an evacuation is found, such as a system malfunction, the alarm will be silenced and no further action will be taken.
If an emergency situation is found the alarm will be upgraded to, “There is an emergency situation. Evacuate the building via the nearest fire escape route”. This will only sound on the floor where the emergency situation exists. On the floor below and on the two floors above the announcement, “We are investigating an emergency alarm. Stand by for further instructions” will be broadcast.
If a definite alarm is raised such as a fire break glass unit being activated the announcement, “There is an emergency situation. Evacuate the building via the nearest fire escape route” will immediately be heard. On the floor below and on the two floors above the announcement, “We are investigating an emergency alarm. Stand by for further instructions” will be broadcast.
If instructed to do so evacuate the building via the nearest stairway. Do not attempt to use the lifts and do not attempt to remove vehicles from the basement. Proceed as quickly as possible to the assembly area for your floor and make sure you report to your particular roll call officer. Obey the instructions of the fire marshals and emergency service officers at all times.
Floor plans showing escape routes, and emergency contact numbers are displayed on each floor in the lift lobby.
It is the tenants’ responsibility to ensure adequately trained and staffed
evacuation marshalls are appointed as per their specific requirements.
4. OCCUPATIONAL HEALTH & SAFETY Make sure that you know who the evacuation officials are for your floor, the evacuation plan for your floor, where the escape routes are and where your assembly point is.
BASEMENT LEVEL -B1
29 LOWER GROUND
4. OCCUPATIONAL HEALTH & SAFETY
4. OCCUPATIONAL HEALTH & SAFETY
LEVELS 2 - 12
LEVELS 14 - 15
4. OCCUPATIONAL HEALTH & SAFETY In the event of an emergency, tenants are asked to please congregate at the assembly point on the parking podium/lower ground entrance.
PARKING PODIUM ON LOWER GROUND FLOOR
The landlord will conduct an annual planned evacuation drill to test and improve the effectiveness of evacuation procedures and systems. Over and above this, tenants are required to conduct at least one planned evacuation drill annually to test their own procedures, the competence of the appointed evacuation marshalls, and arrange
training up to the required standard.
4. OCCUPATIONAL HEALTH & SAFETY 4.2 FIRE MARSHALLS It is the responsibility of each tenant to appoint fire marshalls to help assist with the evacuation of the company’s employees from the office floor in the event of a fire. It is in the tenant’s best interest to ensure that these appointed fire marshalls are aware of the necessary measures that need to be taken should the need arise. The building’s Management Team will conduct the overall evacuation of the building. Depending on the nature and severity of the emergency situation, one of two public announcements will be relayed over the intercom system. Should a potential emergency situation exist, message 1 will be relayed as follows: “Attention, attention. We have an emergency and are investigating, please stand by for further instructions.” Please note: this will be relayed only on the floor where the potential emergency exists. Should the emergency situation dictate, or should the potential emergency as described above escalate, message 2 will be relayed on that particular floor only: “We have an emergency, please evacuate the building via the nearest fire escape. Do not use the lifts.” Message 1 will be relayed on the floor directly below as well the two floors directly above the affected floor. Floor plans showing escape routes, and emergency contact numbers are displayed on each floor in the lift lobby.
The design philosophy behind the staged announcements is to evacuate the building in an orderly and planned staged manner.
4. OCCUPATIONAL HEALTH & SAFETY 4.3 HEALTH & SAFETY REPRESENTATIVES It is the responsibility of each tenant to appoint health & safety representatives to help assist with any minor injury or health risk that an employee may encounter. It is in the tenantâ€™s best interest to ensure that these appointed health & safety representatives are trained and equipped to handle First Aid procedures. Health & safety representatives should be aware of the position of the First Aid box in the office environment and ensure that it the box is well-stocked with all essential items. Fore more information email: email@example.com
ESSENTIAL FIRST AID KIT - CONTENTS Wound cleaner / antiseptic (100ml) Swabs for cleaning wounds Cotton wool for padding (100g) Sterile gauze (minimum quantity 10) 1 pair of forceps (for splinters) 1 pair of scissors (minimum size 100mm) 1 set of safety pins 4 triangular bandages 4 roller bandages (75mm x 5m) 4 roller bandages (100mm x 5m) 1 roll of elastic adhesive (25mm x 3m) 1 Non-allergenic adhesive strip (25mm x 3m) 1 Packet of adhesive dressing strips (10 assorted sizes) 4 First aid dressing (75mm x 100mm) 4 First aid dressings (150mm x 200mm) 2 Straight splints 2 Pairs large and 2 pairs medium disposable latex gloves 2 CPR mouth pieces or similar devices
GENERAL HOUSE RULES
5. GENERAL HOUSE RULES 5.1 SMOKING AREAS In compliance with The Tobacco Products Control Act of 1993 smoking is not allowed in any of the buildings making up the campus. This prohibition extends to and includes the basement parking areas. Smoking is restricted to smoking rooms and open garden and terrace areas, provided it is at least 20m away from any door or window opening. The landlord will enforce changes to legislation as and when it becomes applicable. The onus is on tenants to ensure that their staff adheres to applicable legislation and signage prohibiting smoking. Any transgression will be viewed as the individual accepting responsibility for any possible penalties/ fines imposed by authorities. The landlord will not be held liable for any transgression.
5.2 TAMPERING OF TECHNICAL EQUIPMENT Any tampering of technical equipment is strictly prohibited and is subject to a penalty. Should you wish to report an incident of such nature, please email: firstname.lastname@example.org
5. GENERAL HOUSE RULES 5.3 EMERGENCY & MAINTENANCE WORK All maintenance calls are to be logged with the Tiber call centre on email@example.com, to facilitate the required action to be taken. This process also ensures that records are kept of your request and that the necessary resources are allocated.
5.4 USEFUL CONTACT NUMBERS Security Control Room (Manned 24 Hours)
011 783 4373
Medical Emergency NETCARE 911
Medical Emergency ER24
JHB Metro Police
011 375 5911
011 375 5911
Sandton Central Control Room
011 884 3619
Sandton Central Management Office
011 784 8400
6. SUSTAINABILITY 6.1 DESIGN INITIATIVES 15 Alice Lane Towers have been designed to provide a comfortable, healthy and productive working environment for itâ€™s occupants. It also has an overall environmental strategy which encompasses transport, health, energy, water and waste. The
form or silhouette of the building is that of two towers whose north and south faces are defined by irregular curves, resulting in a canyonlike atrium space between the towers. This atrium is about six metres wide at its lowest point and eleven metres wide at its widest. The dramatic vertical space is enlivened by a series of precast concrete link bridges, in a fanshaped arrangement in plan, which spiral upwards through this space.
SITE & ORIENTATION
15 Alice Lane Towers was the overall winner and top in the office development category at the South African Property Owners Association (SAPOA) Innovative Excellence in Property Development Awards 2011.
6. SUSTAINABILITY 6.1 DESIGN INITIATIVES (continued) Due to the fact that the Green Star Building rating tool was only launched in November 2008 and construction on 15 Alice Lane commenced in March 2008, with 4 months prior design and development, it was not possible to register it as a Green Building Project and achieve a design rating.
However, designers of the building did have access to the pilot version of the tool and were able to draw from a number of the initiatives and implement them into the design. It was decided that the main focus of the buildingâ€™s sustainability would be to optimize the Indoor Environmental Quality of the building and reduce the required power consumption. In order to achieve these objectives a number of initiatives were implemented.
6. SUSTAINABILITY 6.2 BUILDING MANAGEMENT SYSTEM The 15 Alice Lane Towers have a fully integrated Building Management System, which is a computer-based control system that controls and monitors the buildingâ€™s mechanical and electrical equipment such as ventilation, lighting, power systems, fire systems, and security systems. The benefits of a Building Management System include: - good control of internal comfort conditions - increased staff productivity - effective monitoring and targeting of energy consumption - enhanced control of the building - effective response to HVAC-related complaints - computerized maintenance scheduling - early detection of problems
Did you know? The South African government estimates that an average of 20% of household water is lost due to undetected leaks.
15 Alice Lane Towers received an award for Unique Design Aspects at the Fulton Awards for Innovative Technologies 2011. The prestigious awards for excellence in the use of concrete are made every two years by the Concrete Society of Southern Africa (CSSA), with the Cement & Concrete Institute (C&CI).
6. SUSTAINABILITY 6.3 AIR CONDITIONING Measures taken to optimise air-conditioning usage and lessen dependency thereof include:
1. Well insulated non-vision panels, with 40mm isoboard. 2. All air-conditioning is set on motion-sensing control. 3. The highest efficiency air cooled chillers were used for the air-conditioning. 4. Coupling off the chiller, we have installed heat-recovery units. Expelled heat is captured and used to heat water before it runs into the geysers, thus reducing the energy required to get water to accepted heat levels. 5. Multi-stage evaporative cooling of the atrium space. As a result of this, no mechanical refrigeration is required.
Did you know? That office areas of the building are ventilated with fresh air at a rate of 2.5litres per second per person.
6. SUSTAINABILITY 6.4 INDOOR ENVIRONMENTAL QUALITY With regards to the Indoor Environmental Quality of the building, the following initiatives were also incorporated in the building’s design:
The large central atrium and shallow set floor plates allow space planners to maximize every occupant’s views of the outdoors.
The atrium and skylights ensure that substantial volumes of natural lighting is brought in.
Landscaping has been maximized on a number of levels to firstly, give occupants pleasant breakaway space from the office environment and secondly, to increase heat absorption.
A large number of water features have been used both internally and externally with additional indoor planting to increase the building’s natural elements.
Ventilation and air changing rates are at an optimum level, promoting increased productivity.
Smoking is strictly prohibited within the building.
Approximately 40% of the vision panels on the North and South facades, have a frit-pattern edging to reduce glare. The space planners can then plan the placement of desks behind these frit panels, reducing the need to have blinds drawn all the time.
Did you know? Motion sensors have been installed in the building to detect the amount of physical movement in your zone. Motion sensors are integrated into the lighting system so that if there is no-one occupying the zone, the lights automatically switch off once the pre-
determined time setting has lapsed.
6. SUSTAINABILITY 6.5 LIGHTING In order to achieve our energy efficiency goal of 80kVA/m2, a number of strategies were incorporated within the design of the building. These include: 1.
Building orientation: the building is orientated North South in order to maximise natural lighting, minimum glare and minimize heat gain.
Very minimal glazing was placed on the East and West heat dominant facades, reducing glare and heat gain. This glazing is also deep set in the faĂ§ade to increase shading.
The facades have limited vision panels (approx. 40%) and all vision panels are double-glazed using performance low-E glass. This glass allows only 55% of solar heat to enter as opposed to the conventional 95%.
High efficiency lighting, approx. 10W/m2 for 350 lux.
All lighting is on motion-sensing control.
6.6 WASTE & RECYCLING The buildingâ€™s design and management aims to produce less waste from buildng operations. The main strategies for achieving this are to: - REDUCE: bring less material into the building that can/will become waste - REUSE: wherever possible reuse materials such as paper - RECYCLE: recycling waste storage is located in the basement - RETHINK: consumption patterns need to be thought about and changed to reduce waste Recycling procedure entails the collection of all waste from office areas and the removal to the waste area. all waste collected within the waste area is then sorted into general and recyclable waste prior to collection by dedicated service providers. The landlord acknowledges the effort by some tenants to sort waste generated at source into different classes, but recommends that all tenants follow this practice.
6. SUSTAINABILITY 6.7 TRANSPORT OPTIONS : GETTING TO WORK Transport is one of the biggest contributors to green-house gas emissions in the world. The 15 Alice Lane development aims to increase the use of alternatives, such as the Gautrain train and bus service, as opposed to single-user car travel. In addition to reducing green-house gas emissions, this will help reduce peak traffic volumes to the site and help to alleviate traffic congestion.
LANDMARKS IN THE SANDTON PRECINCT
6. SUSTAINABILITY SURROUNDING BUSINESSES 1. 15 Alice Lane Towers 2. Absa Capital 3. Standard Bank 4. Werksmans Attorneys 5. Routledge Modise 6. Discovery 7. JSE 8. Nedbank 9. RMB 10. Investec 11. Cliffe Dekker Hofmeyr 12. The Chambers 13. IDC 14. Peregrine 15 Zenprop 16. Bowman Gilfillan
17. Crowe Horwath 18. SAB 19. Sun International 20. Edward Nathan Sonnenberg 21. Citi Bank 22. Netcare 23. Mercantile Bank 24. Merrill Lynch 25. Alexander Forbes 26. 1 Sandton Place
6. SUSTAINABILITY 6.7 TRANSPORT OPTIONS : GETTING TO WORK GAUTRAIN The Gautrain Sandton Station is located deep beneath Rivonia Road with a pedestrian entrance on the corner of Rivonia Road and West Street, and a vehicle parkade entrance on West Street. Sandton Station is conveniently located near shops, banks, hotels and office complexes, including 15 Alice Lane.
source: www.gautrain.co.za, 1 January 2013
6. SUSTAINABILITY www.gautrain.co.za, 1 January 2013
GAUTRAIN BUS ROUTES Rivonia Route
(for other routes visit: www.gautrain.co.za) Note: There is a Gautrain bus Pick-up & Drop-off point on Alice Lane outside the 15 Alice Lane entrance.
6. SUSTAINABILITY 6.8 TIPS FOR SUSTAINABILITY 1. Avoid idling vehicles for more than one minute Instead of letting your car idle, turn off the ignition. It uses less petrol and emits less CO2 to stop and restart your car than to let it run. In fact, idling uses twice as much petrol as driving.
2. Maintain your vehicle Keeping your vehicle in top shape will save fuel and help the environment. Keep tires inflated: Just one tire under inflated by six psi can increase fuel consumption by three per cent and wear up to 40 per cent faster. Replace the plastic cap on the tire’s air valve with a steel cap, which seals much better than the standard issue cap. This is the best tool to keep your tires inflated and generally costs less than one Rand. Align tires: A misaligned tire will use around two per cent more fuel and cause premature tire wear Use appropriate fuel: Read your owner’s manual before heading to the pumps and use the recommended type of fuel. Keep tank full in winter: Keeping your petrol tank full can end up saving you big. When the petrol tank isn’t full, the moist air in the petrol tank condenses against the inside wall of the tank. This water affects the quality of the fuel, causing starting problems, fuel not being burned efficiently, engine misfiring, and adding strain to the engine.
6. SUSTAINABILITY 6.8 TIPS FOR SUSTAINABILITY (continued) 3. Conserve Energy Use fluorescent bulbs: Changing just one traditional incandescent light bulb to a compact fluorescent bulb (CFLs) results in savings of over 80% during its lifetime. Each bulb uses 20% of the energy of an incandescent bulb, lasts up to 10 times longer and the energy saved keeps CO2 out of the atmosphere. Lights out: A computer left on to run 24 hours a day can increase the electricity bill by R75 –R150 yearly. By putting the computer into standby mode, this amount is reduced to only R15 per year.
4. Conserve Water Most common water wasting culprits: Leaking toilets are the most common cause of a high water bill. Repair leaks immediately, as a small drip quickly amounts to litres of water wasted. Water meters can help detect a leak.
For those building users who are interested in finding out more, here are some links to useful sites with more information on the following: Energy conservation: International Institute for Energy Conservation - www.iiec.org Water conservation: Water Use it Wisely: Ways to Conserve Water - www.wateruseitwisely.com Indoor air quality: US EPA Guide to Office Users - www.epa.gov/iaq/pubs/occupgd.htm Sustainability: • Urban Sprout (www.urbansprout.co.za) • Enviropaedia (www.enviropaedia.com)
ÂŠ 2013 Zenprop Property Holdings The landlord reserves the right to amend this user guide at its sole discretion. Information contained is accurate to the best of the landlords knowledge and should be read in conjunction with any existing rules and regulations, as well as Terms and Conditions of the tenants lease agreement. This document has been prepared by Zenprop Property Holdings and may not be published, distributed or adapted in whole or in part without written consent from author.
USER MANUAL | 15 ALICE LANE JUNE 2013
011 430 7700 086 502 2404 www.tiber.co.za
011 217 7700 011 217 7701 www.zenprop.co.za