+IMPACT MAGAZINE ISSUE 27

PROJECT
PROJECT
Comprising 429 homes, Northridge Coastal Estate
(NCE) was designed to preserve biodiversity and
enhance community interaction, promoting an
active and sustainable lifestyle among residents.
The project was planned by historic Cape Town development
company Garden Cities, as a further phase of its flagship
Cape West Coast suburb, Sunningdale. Having been
featured in + Impact magazine in the past, in this issue, we
revisit this innovative development for a progress update…
“Regrettably, Covid-19 and its ripple effects resulted in
a delay in the Northridge Coastal Estate project kicking
off, with the first housing scheme commencing only in May
2022,” says Renier Smith, Group Manager: Engineering and
Planning, Garden Cities NPC. “As of November 2023, we
had delivered the first 92 houses – now occupied – together
with the community & education facility [clubhouse], the
administration building, conservation area [dune thicket
with boardwalk] and various landscaped open-space areas,”
he says. “In terms of the Green Star rating and the credits
targeted, we have achieved some very easily, while others
are posing more of a challenge. We have credits in hand
across various spheres spanning governance, liveability,
economic prosperity, environment and innovation.” Smith
says that the Sustainable Precincts Rating (SUP) tool) has
provided upfront, clear guidance as to how to achieve
these goals.
The sustainable building features on the project include
more than 30% of the annual energy need being met through
on-site power generation systems, LED infrastructure
lighting and external lighting with an upward light output
ratio of less than 5%. In terms of water savings, there
are rainwater harvesting tanks, and non-potable water is
used for irrigation. The downstream stormwater retention
facilities achieve a 1-in-2 year Average Recurrence Interval
(ARI) event discharge (being able to handle big storm
events occurring on average every two years). Through
roofing and vegetation that has a solar reflectance index
(SRI) of less than 35, there is a reduction of the heat island
effect. Heat islands are urbanised areas that experience
higher temperatures than outlying areas, as structures
such as buildings, roads and other infrastructure absorb
and re-emit the sun’s heat more than natural landscapes
such as forests and water bodies.
NCE boasts open green spaces with a conservation
area of approximately seven hectares, leading to the site’s
enhanced ecological value. Footpaths and cycling facilities
enable residents to walk and ride around the estate, with
amenities such as food and retail services available within
a walkable distance. A rich community life is cultivated
through a community centre and food garden, together
with a dog park and sports facility.
The Sustainable Precincts Rating (SUP)
tool has provided upfront, clear
guidance as to how to achieve
the project’s goals.
Northridge Coastal Estate became
Africa’s first 4-Star Green Star
sustainable precinct in 2019.
A DEDICATED EFFORT
“The challenges on the Green Star process were limited,
with perhaps only the Climate Adaption Plan (CAP)
posing some difficulty, owing to the fact that a CAP
was something new in the context and size of what was
encapsulated in the NCE precinct,” Smith says. “Some of
the risks had to be revisited, assessed and included into
the design responses, which will be submitted as part of
the recertification process.”
Footpaths and cycling facilities
enable residents to walk
and ride around the estate.
A rich community life is cultivated through
a community centre and food garden.
The estate’s clubhouse
provides a community
and educational facility.
The estate has been designed to preserve
biodiversity, with a conservation area created
to protect the dune thicket vegetation.
A community garden allows residents
to consume their own produce.
Smith says some other minor challenges were overcome
in the following areas:
• Recycling: Privatising the recycling of 429 units
was problematic from a financial and sustainability
perspective, but through successful engagement with
the City of Cape Town, NCE was included within the
municipality’s recycling scheme.
• Water sources: While alternative water resources
were targeted as part of the project’s sustainability
approach, with very saline groundwater resources and
limited access to treated effluent supply resources
(and not wanting to place an added burden on potable
water supply), Garden Cities undertook bulk-treated
effluent supply projects to unlock treated effluent
water supply sources with the support of the City of
Cape Town, to ensure and facilitate sustainable supply
to this end.
• Environmental management: This part of the process
included educating and training sub-contractors and
the complete supply chain, in order to align and utilise
the newly created Environmental Management Plan.
• Safe Places credit: This credit is a new target, where
Garden Cities has incorporated “designing out crime
principles”, which includes various security solutions,
interventions, technologies and an all-encompassing
app to manage and engage with residents.
“The process of achieving and maintaining a Green
Star Sustainable Precinct is administratively intense, and
requires a great deal of effort and patience on the side of
Residents are encouraged to get to
know their neighbours and spend
time living together in community.
Through roofing and vegetation that has a
solar reflectance index (SRI) of less than 35,
there is a reduction in the heat island effect.
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