Introducing the - Redefine Properties

Introducing the
intelligent building.
Now letting to
like-minded tenants.
90 Grayston: a functional, multi-faceted sculptural
form which harmonizes perfectly with its surrounds.
Centrally located on Grayston Drive and on the
approach from West Road South.
With 19 343m2 of office space on nine floors and 946
parking bays, this development is as practical as it is
commanding.
The cubes and rectangles of the exterior are dressed
in glass, stone and planting, all wrapped in a unique,
dramatic swooping façade, creating an unmistakable
and authoritative presence in the heart of the business
district.
The offices rest on a giant podium which dramatizes
the frontal aspect and lifts the office floors to provide
stunning views of the surrounding area.
100 SANDTON
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Balalaika
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Radisson Blu
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Radisson Blu
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Sandton City
Sandton
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Sandton Sun
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Hilton
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23 SANDTON
Nedbank
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GAUTRAIN
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Sandton City
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US Embassy
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The striking architectural design gives this north facing building significant impact
on the Grayston Drive frontage which, combined with its exceptional access to
major routes, makes this stylish development an eminently suitable location for your
corporate HQ.
RMB
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Central
Primedia
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First
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Fedgroup
Pfizer
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IDC
Intercontinental
The surrounding areas are well supplied with extensive world class amenities such
as banking, retail stores, hotels, healthcare services, gymnasiums, schools and new
residential developments.
Crowne Plaza
Sandton
Investec
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90
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Old
Mutual
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Sinosteel
Construction
Construction
Bank of China
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11T
PARKMORE
WILLIAM NICOL DRIVE
RANDBURG
The site is located squarely in the financial hub of Sandton, a fast
growing corporate, commercial and residential centre with easy
access to the freeway and main arterial routes, and the Sandton
Gautrain station.
Shanduka
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Benmore
Gardens
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Intelligently positioned
in the heart of Sandton’s CBD.
ER
LOW
Sandown
High School
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M9 RIVONIA RD
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BUS ROUTE
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Inanda Club
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ROSEBANK
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JOHANNESBURG CBD
COPYRIGHT © 2013 REDEFINE PROPERTIES
Intelligent lifestyle features
provide security and comfort.
Visitors are received at a central security facility as soon as they
emerge from the parking elevators. This, combined with the
destination control system, eliminates the problem of unsupervised
access.
Because no one is fully productive if they can’t relax occasionally, we’ve provided
a bright, airy bistro with seating for around 30 people. This flows effortlessly to a
spacious wrap around terrace where colleagues can socialize in comfort.
An intelligent building that
respects the environment.
A combination of passive design principles and appropriate active
technologies helps to minimize the impact of this building on the
environment.
It has been frequently demonstrated that sustainable buildings – despite a slightly
higher development cost – can be more economical to run and maintain.
Using ammonia chillers for air conditioning, harvested rainfall for flush toilets and
energy saving ReGen drives in the elevators helps this building to achieve its 4-Star
green rating.
An intelligent double façade that
allows the building to breathe
naturally.
The double-skin façade was first explored and tested by Le Corbusier,
one of the pioneering architects of the 20th Century.
The building’s two outer skins are positioned so that air flows naturally through
the cavity between them. As the warm air rapidly rises, it draws cooler air from
ground level. This continuous natural ventilation improves the energy performance
of the building all year round and helps 90 Grayston to achieve its exceptional
environmental credentials.
While conserving energy, the double façade also provides more insulation than
conventional types so inside everyone stays comfortable even during extreme weather
conditions.
The high resolution decorative glazing on the façade was designed by Gerhard
Marx. The effect is realized through a ceramic fritting process that bonds to the
glass, creating a permanent artistic flourish without the need for sandblasting or silk
screening.
The delicate filigree patterns were arranged by the artist to reflect the airflow of
the southerly breezes that caress the Sandton skyline, especially during the summer
months.
Intelligent blinds that follow the sun.
For a comfortable workspace, reduced
energy costs and improved productivity.
Research has shown that a relatively small increase in ambient
temperature can have a dramatic effect on productivity. An
American study recorded a 15% decrease in work performance
when the temperature increased from 24.8°C to 26°C. (Fiederspiel
et al, 2002)
In 90 Grayston, sensors track the movement of the sun and guide the blinds to
provide optimum protection from the heat and glare so the interior stays comfortable
whatever the weather. This helps to maintain productivity and to conserve the energy
required to operate the air conditioning system.
An intelligent destination control
system. It knows where you’re going
and it helps you get there.
An advanced, high speed elevator management system swiftly delivers
everyone to their chosen stop, conserving energy as well as time.
Passengers simply input their destination on the touch screen and the system assigns
a specific car to each one. By grouping passengers according to their common or
nearby floors, the number of unique stops is minimized. There are six lifts serving the
office component and four dedicated to the parking levels.
Intelligent lighting that reflects
the building’s changing moods.
At night, a profusion of LED lighting provides a dense wash of
colour over the glazed façade. Against the night sky, the building
glows like a distinctive urban landmark.
The lighting management system can be programmed to represent the colours of
your corporate identity or be arranged in exuberant free flowing swathes like a giant
work of postmodern abstract art. The glazed vertical lobby appears as a dramatic
light shaft on the building’s corner and the planted wall is studded with delicate
starlights.
Inside, the intelligent concept translates into movement controlled lighting that helps
to conserve energy.
An intelligent climate control system
makes everyone comfortable, even in
the parking areas.
For the first time in South Africa, ammonia-based water chillers
linked to a full building management system provide year round
comfort and conform to the highest attainable standards of energy
efficiency.
Fresh air is provided at almost double the rate required by local regulations and, in
the parking areas, a variable ventilation system keeps carbon monoxide levels below
safe limits even in peak times. At night, the building is flushed with cool, clean air so
everyone starts their day freshly motivated and clear headed.
Intelligent floor plans that help you
maximize the productivity and comfort
of your employees.
Shown here are just a few of the planning options available at
90 Grayston.
With nine levels of office space varying between 1400m2 and 1900m2, each with
three different potential entrances, the emphasis is on efficiency and flexibility.
Whatever your staffing and equipment ratios, we’re confident you’ll fit comfortably
into this stunning development. If you have specific space planning challenges, our
architects will gladly advise and assist.
Atrium level
First floor
Second floor
Fourth floor
Seventh floor
Entrance level parking
An intelligent gathering place
where light café meals are served
throughout the day.
Fresh Culture Café serves a range of premium Italian coffees and
simple hand-fare for those in a hurry from 6am until evening.
If you have time to talk, you can sit down and enjoy classic bistro menu which
includes croissants, toasted sandwiches and pizza.
Company profile
PROPERTY OWNER OF CHOICE
Redefine Properties is one of the leading listed property companies
in South Africa with extensive experience and capability in property
development, management and real estate investment.
ENTREPRENEURIAL AND INNOVATIVE
Internally managed by a proven team of experienced property and financial
professionals, Redefine is committed to exceeding the expectations of our tenants,
partners and investors. Our property assets under management are valued at over
R26 billion (29 February 2013).
A DIVERSE LOCAL AND INTERNATIONAL PORTFOLIO
Our portfolio of 263 properties located in South Africa is valued at over R21 billion.
We also hold a R5,6 billion portfolio of strategic listed property securities. Redefine
is internationally diversified by way of 182 offshore properties valued at R10,3
billion held through Redefine Properties International Limited and its 71.71%
owned subsidiary, Redefine International P.L.C., which are listed on the JSE and the
London Stock Exchange respectively.
Our portfolio is managed internally to improve tenant relations and enhance the
flow of accurate property management information at a reduced overall cost.
Fresh, natural light spills into the atrium.
CUSTOMISED AND CREATIVE DEVELOPMENT SOLUTIONS
We offer customised and creative development solutions for office, retail, or industrial
properties, either through improvements to existing premises or through greenfield
developments which are designed and developed according to our client’s specific
requirements.
The development team collaborates closely with clients to ensure all their requirements
are properly understood and fulfilled. Our inclusive style allows us to develop the
most appropriate solutions in every circumstance.
Our strong links to the resources, customs and culture of South Africa provides
clients with a unique fusion of international knowledge and technology coupled
with local expertise and insight.
TEAM DYNAMICS
Redefine is a vertically integrated business with its various departments seamlessly
geared to undertake every aspect of property investment and development,
incorporating asset management, property and facilities management, and all
relevant corporate, financial, legal, regulatory and compliance issues. Partnering and
joint venturing is also facilitated and managed.
IMPRESSIVE TRACK RECORD
The highly skilled and experienced team at Redefine is renowned for being at the
cutting edge of property investment and development. Energy efficient, cost effective
and environmentally sustainable buildings are the benchmark criteria for all future
developments.
Redefine is committed to the principles of integrity and accountability and is focused
on creating long-term sustainable growth for all its stakeholders. Redefine acts as a
responsible citizen in its social, environmental and economic interactions.
WE’RE NOT LANDLORDS. WE’RE PEOPLE.
Our product is property, but people are our business. We strive at all times to provide
exceptional service to our tenants and all other stakeholders. We have redefined the
nature of our key business relationships. So we’re not simply landlords or developers,
we’re key business partners.
Cross section
90 Grayston Drive rental schedule
90 Grayston Drive area schedule
Net rental
R134.05/m2
Estimated operating costs
R19.68/m2
Estimated rates and taxes
R26.29/m2
Estimated gross rental
R180.02/m2
StoreroomR70/m2
Terrace (open)
R80/m2
Terrace (covered)
R80/m2
Parking rental R950/basement bay
Parking ratio
4.89 parking bays/100m2
Tenant installation R1000/m2 (over and above base building a/c,
allowance
ceilings, lighting and electrical)
Lease term
5 years minimum
Available July 2014
Green Star Rating
4 Star
Atrium level
Office level 1
Office level 2 Office level 3 Office level 4 Office level 5
Office level 6
Office level 7
Office level 8 Office level 9
1 485.93m2
1 481.51m2
1 873.66m2
2 062.53m2
2 056.13m2
2 073.69m2
2 135.56m2
2 156.50m2
2 070.85m2
2 083.00m2
Total office GLA 19 479.36m2
Please note that this schedule is subject to change.
Storeroom359m2
Terrace (open)
148m2
Terrace (covered)
428m2
Please note that this schedule is subject to change.
AT LAST, POWER WITH INTELLIGENCE
90 Grayston has been designed for optimal power efficiency by incorporating
fundamental design principles with local standards, regulation and good engineering
practice.
Intelligence is a synergy
of many parts.
Power generation: The development will draw 1700 kVA council supply backed up
by 2 x synchronised diesel generators providing 100% standby power. These are fed
by two bulk diesel tanks that allow 24 hours standby power without being refilled.
A cast resin transformer located on the roof will supply the mechanical cooling
chillers, minimising maintenance and increasing electrical efficiency.
GREEN IS AN INTELLIGENT CHOICE TODAY
90 Grayston was conceived with the internationally recognised
Green Star building rating system in mind.
This system rewards buildings located in central urban hubs that deliver outstanding
energy efficiency, minimal water consumption and offer a healthy and comfortable
working environment.
This is intelligent because studies internationally have shown that a better work
environment can make a significant contribution to improved productivity.
Our professional team has designed 90 Grayston as a 4-Star GBCSA green-rated
building with the added benefit of exceptional style, quality and convenience.
Lighting: The lighting plan for 90 Grayston was the subject of a number of design
studies to achieve an intelligent balance between a comfortable and productivity
conducive environment for tenants and the Green Star requirements to achieve a
credit rating.
Motion sensors will be fitted in the parking areas, common areas and rest rooms
to activate lighting when these areas are in use. This allows for maximum energy
efficiency with reduced maintenance and operational costs.
Water: We will use VSD (Variable Speed Pumps) for all four sets of water pumps.
VSD pumps only use the electrical load as required whereas conventional on/off
pumps use the full electrical load every time they start.
VSD pumps will save up 60% of the energy normally used by conventional pumps.
Hot water is generated from the HVAC plant which does not use conventional
heating elements which are not energy efficient. This system meets all XA regulations
and offers excellent energy savings.
Access control: All entrances are access controlled to restrict movement within the
building and this is supplemented with strategically placed, motion sensor activated
closed circuit television cameras with seven days recording storage.
The building will harvest rain water into tanks that can store up to 70 cubic metres
which will be used primarily for toilet flushing. The tanks will be located to allow for
gravity outflow from overflow negating the need to use pumps.
Power management: 90 Grayston will have a dedicated Building Management
System that will schedule the operation of connected equipment to achieve optimum
performance and energy saving.
Added savings will come from an optimised rainwater discharge design; a roof
siphonic system that minimises material costs and water efficient fittings, Mepla
water piping, HDPE storm water and sewer piping.
The system will monitor the operation of energy intensive equipment such as chillers
and air handling units to eliminate energy wastage. It will promptly notify users
about failures or breakdowns to minimise downtime and improve service.
Well located service shafts will allow easy access to fittings and shut off valves.
In addition, the following systems will interface with the Building Management
System: Electronic Blinds Controller (Head-End) with override; Facade Lighting;
Generators and UPS Operation; Vertical Transportation; CCTV and the Fire Alarm
with Audio Visual on GUI.
ENGINEERING NEW STANDARDS OF INTELLIGENCE
Creativity, design and technology are being synergistically engineered to set new
standards of environmental sustainability and efficiency at 90 Grayston. Add to
that, style, build quality, workplace comfort and you have the new “Go to” office
development of our time.
Water usage: Water is a critical resource. The only intelligent option for 90 Grayston
was to create a system that uses water wisely and reduces waste to the barest minimum.
To achieve this, we applied new thinking and state-of-the-art technology to engineer
a water management system that treats the resource with the respect it deserves.
Potable and not potable water storage will allow for a two day consumption
requirements of each without being connected to council supply.
Lastly, all water consumption will be metered and monitored through the Building
Management System.
Air conditioning: The condition of air in any working environment plays a major
role in productivity. People working in 90 Grayston will benefit from the most
intelligent technology and engineering developments available in the HVAC system.
To start with, the air-condition system utilises ultra energy efficient, environmentally
friendly air-cooled ammonia based water chillers located on the roof. These offer the
highest efficiencies available and are the first to be used in South Africa.
Variable Volume Swirl Diffusers provide low noise, draught free comfort with
individual temperature control on each diffuser.
Benefits include: flexibility and ease of use; fresh air delivered at almost double the
rate required by local regulations and night flushing with cool fresh air at night using
free cooling available outside on mild days.
Additional chilled water is available on all office floors to provide cooling for
computer servers and racks when required. Also, free domestic hot water will be
generated by means of heat recovery from the chillers.
Basement parking areas will have an energy efficient ventilation system that varies
the ventilation rate to keep carbon monoxide levels below safe limits at all times.
Finally, the entire air conditioning system will be linked to the Building Management
System for optimal control and early reporting of malfunctions.
The system utilises a Regen Drive System, customised lift interiors, emergency power
back-up and Fireman’s operation. It also complies with the Disability act.
Fire: It’s one of the greatest threats to any development. Intelligent thinking offers
two approaches. Prevent it. And deal with it.
At 90 Grayston, we have married tried and tested practices with new technology and
new ideas to engineer maximum protection against fire happening in the building.
And we have created ultra fast and effective methods of dealing with it.
Lifts: People go up and people go down in lifts. How much more intelligence can
one apply to this? Quite a lot actually. And it’s all done by managing the process.
To start with, there will be six passenger lifts servicing the office section. One of
which is the Fireman’s Lift serving all floors, office levels and basement levels. Four
parking shuttle lifts will service the parking levels to the Atrium.
Here’s the intelligent part. Each passenger inputs his or her destination before
entering the lift, the Lift Management System then assigns a specific car to each
request. The passenger enters the lift and goes to his or her chosen level. The system
groups passengers going to common or nearby floors to the same lift.
The result is an advanced lift system that delivers passengers to their chosen floors
quickly and efficiently. With minimum unique stops. And maximum energy savings.
Fire Prevention: The building is designed and engineered to meet and exceed
all South African safety and fire prevention standards as well as local authority
requirements.
Key factors are: to provide for safe evacuation of occupants in an emergency; to
ensure structural stability of the building in a fire situation; to limit the spread of fire
within the building and to surrounding buildings; to minimise the generation and
spread of smoke; to create an independent and totally self-sufficient fire water system
and to provide sufficient quality equipment to detect, fight, control and extinguish
a fire.
Fire Alarm: Quick reaction to fire will come from a bespoke analogue based fire
alarm system designed specifically for 90 Grayston. The system links to the central
command centre/control room and has a direct Remrad link to Sandton Fire Station.
Redefine Place, 2 Arnold Road, Rosebank, Johannesburg, South Africa 2196
P O Box 1731, Parklands, South Africa 2121 | Telephone +27 (0)11 283 0000
Property Management Contact Centre Telephone +27 (0)11 283 0110
Redefine’s Customer Care Centre 0860DEFINE
www.redefine.co.za