In February this year, 110 Oxford in Johannesburg achieved a 4-Star Green Star Office Design v1.1 certification



The 5 000m² gross leasable area (GLA), P-grade development by Barrow Properties, 110 Oxford, is located in the vibrant neighbourhood of Rosebank, Johannesburg. Its position affords high profile and visibility, and is within walking distance of the Rosebank Mall and Gautrain Station.

Dayne van Rensburg, Project Manager at Barrow Properties, says, “By targeting and successfully obtaining a Green Star design certification, 110 Oxford has demonstrated its adherence to rigorous sustainability standards. This certification acknowledges our efforts to incorporate environmentally friendly practices into the design and construction of the project, ensuring that it aligns with principles of resource efficiency, reduced environmental impact, and improved occupant well-being.

The team

A notable achievement that contributed to the certification was the formation of the GSSAAP Team, consisting of five professional team members and four members from the main contractor. This team’s successful completion of the online Green Star New Buildings course showcases the project’s commitment to fostering knowledge and expertise in sustainable building practices, and allowed them to optimise the project’s sustainability features and performance.

The achievements

Under the Green Star tool, the project targeted an Innovation point for Financial Transparency and has completed calculations, which indicate that the Green Building Cost Premiums are as little as 2.65%.
To guarantee an indoor environment conducive to user well-being and productivity, a direct visual connection to the external environment was provided for 86% of the Office Useable Area. Furthermore, a high level of thermal comfort was ensured by addressing the internal operative temperatures through modelling and ensuring they are within the American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) Standard 55-2004 Acceptability Limits for at least 98% of occupied hours.

The efficiencies

Energy, water, and environmental initiatives implemented in the building include the following:
• Reduction of greenhouse gas emissions: The operational energy consumption associated with the building has been minimised to decrease its carbon footprint. An energy model was created during the design phase, allowing a comparison between the building’s energy performance and that of a notional building based on SANS 10400 standards. The design of the building demonstrated an improvement over the notional building model.
• Individual space switching: To enhance flexibility and energy efficiency, each individual space or enclosed area is equipped with occupancy sensors that control the lighting, ensuring that only occupied areas are illuminated.
• Energy-efficient office lighting: The lighting design for the office spaces prioritises minimal energy consumption. The power density for office lighting was set to be less than 1.5 W/m² per 100 Lux, ensuring efficient use of artificial lighting.
• Water efficiency: To help conserve water resources, the building incorporates water-efficient fittings and all major water-consuming systems are equipped with sub-meters. This allows for the collection of detailed information on water consumption, facilitating better understanding and management of the building’s water systems.
• Smart metering and water-wise plant selection: Potable water consumption for landscape irrigation has been reduced through the use of smart metering technology, soil moisture sensors, drip irrigation and the selection of water-wise plants. This combination enables efficient monitoring and management of water usage, as well as a significant reduction in water used for irrigation.
• For the duration of the construction period, a project specific Environmental Management Plan was developed and implemented to establish guidelines in order to minimise the environmental impact associated with construction activities. A project-specific Waste Management Plan was also developed and implemented to reduce the contribution of waste going to landfill.
• The project has provided a total waste recycling storage area of 42m² to encourage building users to recycle all waste where possible, to further reduce the waste going to landfill sites.

Reflecting on the experience of working on this project Sustainable Building Consultant at Solid Green Cebisa Mafukuzela says, “For the team at Solid Green, successes like the 110 Oxford certification reinforce our dedication to prioritising both environmental and human well-being, and inspire us to continue pushing the boundaries of sustainable design and construction.”

Contact Solid Green Consulting for more information:
011 447 2797 or