+IMPACT Magazine Issue 25

CASE STUDY 110 OXFORD
CASE STUDY 110 OXFORD
Shaping a more
RESILIENT AND
SUSTAINABLE FUTURE
In February this year, 110 Oxford in Johannesburg achieved a 4-Star Green Star Office
Design v1.1 certification – a testament to the project team’s commitment to sustainable
development that benefits both people and the environment.
WORDS & IMAGES SOLID GREEN CONSULTING
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.
• S m a r t 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 projectspecific
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 www.solidgreen.co.za
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.
50 POSITIVE IMPACT ISSUE 25
POSITIVE IMPACT ISSUE 25
51