Project Nutshell
The clean-lined, understated presence of 5 Parks Boulevard in Dunkeld, Johannesburg, belies the strong contribution it makes to the expanding Oxford Parks precinct, a forerunner in the realm of sustainable urban development, and an extension of the well-established Rosebank node.
This vibrant, privately managed precinct comprises offices, bespoke retail outlets and an array of residential developments and hotels, and is close to the city’s core business, leisure and transport hubs. It already boasts a number of industry-leading Green Star-rated buildings, generously set back from wide landscaped pavements accommodating cycling paths and lanes, piazzas and parks.
Green spaces surround the site, which features a network of walking and cycling paths, providing a seamless connection between the building and its surroundings.
Striking visual impact
Enveloped by a flush glazed and stone-clad facade, 5 Parks Boulevard comprises four basement levels and five office levels, providing approximately 9 200m2 of gross leasable area (GLA). The triple-volume atrium extends upwards from the ground floor, maximising natural light and creating a striking visual impact. The interior of the atrium echoes the curved line on the building facade in various features, from the floor pattern through to the feature lights and balconies.
The inside of the building offers a range of flexible options to meet the needs of the modern workforce, from private offices through to shared spaces, all designed to enhance collaboration and promote a sense of community among employees. Outdoor spaces such as balconies and a rooftop terrace further encourage integration and provide a relaxed environment in which to recharge. These design aspects intentionally feed into the sustainability principle of well-being, approaches that help improve the health of a building’s occupants.
In this vein, the indoor air quality and lighting systems of 5 Parks Boulevard have been designed to prioritise comfort, with 95% of the nominated area being supplied with fresh air at a rate of 10 litres/second/per person and a focus on natural lighting, given the negative impact of reliance on artificial lighting. Offering sweeping views across Johannesburg’s urban forest, the building ensures that occupants maintain a visual connection to the outside environment (shown to potentially reduce eye strain and other related health issues).
The elegant building has been designed with a combination of glazed and stone facade. Balconies offer occupants views and access to the outdoors.
The building comprises four basement levels and five office levels, providing approximately 9 200m2 of gross leasable area (GLA).
ZERO CARBON EMISSIONS
In order to meet the requirements of a net-zero carbon rating (a building that uses a highly efficient design to reduce its energy needs, and then meets that reduced demand via renewable sources), an energy model of the building was generated during the design stage, to minimise greenhouse gas emissions associated with operational energy consumption. This model compared the building to a SANS 10400 (South African National Building Regulations) notional building model, and helped inform its design to ensure a high-performing building from a building envelope perspective.
The building makes use of a solar photovoltaic (PV) installation with an annual energy production of 340 900kWh, reducing its reliance on energy produced from coal, and thus the organisational carbon footprint. In terms of illumination, LED lighting and motion sensors ensure maximum energy efficiency – all the individual or enclosed spaces are fitted with occupancy sensors. The project also saves energy by supplying office lighting that is not over-designed, with an average maintained illuminance level of no more than 300 lux.
A solar control system has been constructed off the back of the detailed energy modelling, taking into account overshadowing from nearby buildings, primarily on the eastern facade. Building Glazing Performance modelling was also carried out and performance values were agreed with the architect and mechanical engineer. Performance glazing was selected to control the bulk of the solar gains, with automated blinds strategically zoned and grouped to maintain optimal solar control. The blinds work seamlessly with sun sensors and internal lux meters, determining the ideal slat angle to minimise glare throughout the day.
Modelling also facilitated the assessment of internal operative temperatures to ensure they are within the ASHRAE (American Society of Heating, Refrigerating and Air-Conditioning Engineers) Standard 55-2004 Acceptability Limits for at least 98% of occupied hours, providing a high level of thermal comfort.
Water-efficient sanitary fittings and landscape irrigation systems have been installed, reducing the building’s reliance on the mains water supply. The water efficient fittings limit occupant water usage at 0.54L/day/m².
In order to measure energy and water consumption, smart meters are connected via an impact interface to the building management system (BMS). The BMS provides real-time monitoring, including system failures and sudden increases of consumption beyond a certain level, enabling the quick detection and resolution of any issues. It also allows for an analysis of consumption over time, so that irregular usage patterns can be identified. The BMS monitors and manages all services, with a focus on heating, ventilation and air conditioning (HVAC), electrical metering, PV monitoring, generators, water supplies, tank levels, backup pumps and smoke detectors.
The Oxford Parks precinct, which is home to 5 Parks Boulevard, preserves and extends Rosebank’s distinctive walkable character and its densely treed urban context.
The triple-volume atrium extends upwards from the ground floor, maximising natural light and creating a striking visual impact.
APPROACHES TO WASTE
Waste management is an integral part of a 6-Star Green Star-rated building – 5 Parks Boulevard has a programme in place, along with infographics displayed in the foyer, to motivate tenants to recycle and reduce landfill impact. The project had a lofty goal to divert 70% of waste generated during construction from landfill by implementing effective waste-management strategies. A waste recycling storage area has been provided for in the basement of the building, as well as in the Oxford Parks Precinct, with a total required waste recycling storage area of 32m². This dedicated area meets the Green Star sizing requirement, and accommodates paper, cardboard, plastic, glass, cans and metals.
All selected gaseous and fire suppression systems, refrigerants and thermal insulants used for the development have an ozone depleting potential (ODP) of zero, to eliminate any contributions to long-term damage to the earth’s stratospheric ozone layer.
Concrete supplied by bulk concrete supplier AfriSam reduces the overall CO₂ footprint of the structure, incorporating more fly ash in the mixes, and reducing cement levels by 30%. The building’s aluminium windows and doors are an example of a number of products manufactured with post-consumer recycled content. This puts less strain on the environment and natural resources and extends the life of materials that would otherwise go straight to landfill.
Parks Boulevard is perfectly positioned in the heart of the precinct, near the Radisson RED hotel and the Ikusasa Oxford parks building – both Green Star-certified.
Sustainability has been at the forefront of the design approach, with every aspect of the building carefully considered to reduce the building’s impact on the environment.
A HEALTHY LIFESTYLE
Green spaces and walking and cycling paths surround 5 Parks Boulevard, connecting the building to its surroundings, and promoting a healthy and active lifestyle that capitalises on its location within 400m of more than five distinct amenities. Staff cyclists make use of showers in the building and its convenient location makes it easily accessible via a number of transport nodes – another important sustainability consideration.
“In addition to our ambitious Green Star and Net Zero certification targets, Oxford Parks’ 5 Parks Boulevard sets a new benchmark for modern workplaces,” says Bain Fowler, Development Director at Intaprop, the building’s developer.
“With an innovative design approach that prioritises sustainability together with occupant well-being and adaptability, we believe that we have succeeded in creating not only a workspace, but also a community where employees can work, relax and connect – with each other and the surrounding environment,” says Thato Molapo of Solid Green Consulting.
