PORTSIDE

PORTSIDE
FORESHORE, CAPE TOWN
68,940 m2
TOTAL GROSS FLOOR AREA (GFA):
COMMERCIAL OFFICE GROSS FLOOR AREA (Office GFA):
67,227 m2
TOTAL COMMERCIAL OFFICE USEABLE AREA (Office UA):
40,055 m2
SITE AREA:
6,634 m2
CONSTRUCTION PHASE:
Under construction
BUILDING TYPE:
Commercial Office and Retail
Rev A – June 2013
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INTRODUCTION
The Portside Development is one of the tallest buildings on the Cape Town Foreshore, consisting of
34 levels. It is the tallest building in South Africa to achieve a 5 Star Green Star SA Design
certification, which was achieved in June 2013. On completion, the project will aim at achieving a 5
Star GSSA Office As Built rating.
SITE LOCATION AND HISTORY
The Portside Development is located on the Cape Town Foreshore, it is bordered by Buitengracht
Street, Hans Strijdom Avenue, Bree Street and Mechau Street.
Old Mutual Properties (OMP) purchased the garage site (Brian Porter) in 1984, and the car park site
in 2008. The site was consolidated in October 2008, and subsequently FirstRand Bank (FR) purchased
50% of the development rights to construct Portside in partnership with OMLACSA in July 2011.
Demolition of the existing buildings was completed by the end of 2008.
Bulk excavation works commenced late 2011, and the development is aiming to complete the
basebuild works by early 2014.
The following environmental initiatives have been included in the project:
MANAGEMENT
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Comprehensive pre-commissioning, commissioning, and quality monitoring will be carried
out to ensure that all building services will operate to optimal design potential;
Comprehensive building tuning will be implemented for a 12 month period following
handover. This will include monthly monitoring, quarterly reporting a full re-commissioning
at the end of the period;
An experienced Independent Commissioning Agent has been appointed to provide advice on
commissioning & maintenance issues to the building owner and the design team;
A simple and easy-to-use Building Users’ Guide, which includes information relevant for the
building users, occupants and tenants’ representatives, has been developed to enable
building users to optimise the building’s environmental performance;
The contractor has implemented a comprehensive, project-specific Environmental
Management Plan (EMP) for the works, to minimise the significant impacts [i.e. noise, dust,
energy use etc.] that arise from the construction process;
75% (by mass) of all construction waste is reused or recycled.
INDOOR ENVIRONMENT QUALITY
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The fresh air rates are designed to be provided at 150% improvement over the requirements
of SANS 10400-O, at 12.5 L/S/per person;
Air change effectiveness has been designed to effectively deliver optimum air quality to any
occupant throughout the occupied space.
Carbon dioxide monitors will be installed at all return air points on all floors to ensure good
quality air for all office Usable Areas (UA);
Over 30% of the UA has a measured Daylight Factor (DF) of not less than 2.0%;
Blinds are fitted on all glazing as a base building provision, to reduce the discomfort of glare
from natural light;
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LED lights are installed in all the UA areas which avoid the low frequency flicker that may be
associated with fluorescent lighting;
Over 60% of the office UA areas has a direct line of sight to the outdoors;
A good level of thermal comfort is provided throughout the building and measured by the
Predicted Mean Vote (PMV) of between -1 and +1. This means that up to 75% of occupants
will feel comfortable in the building;
The building is designed to maintain internal noise levels at an appropriate level (i.e. to not
exceed the maximum internal noise levels recommended in SANS 10103: 2004);
Low Volatile Organic Compounds (VOC) paints, carpets and sealants have been specified;
All composite wood products (including exposed and concealed applications) have been
specified to have either low formaldehyde emissions or contain no formaldehyde;
The building has been designed with a general exhaust riser that can be used by tenants to
remove indoor pollutants from printing and photocopy areas;
The building is a non-smoking building, and no provision has been made for smoking areas
inside the building.
ENERGY
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The building has incorporated multiple strategies to minimise the greenhouse gas emissions
associated with operational energy consumption, and maximises potential operational
energy efficiency of the base building (including AHU fitted with economy cycle; high
performance chilled water plant; naturally ventilated parking levels; intelligent BMS
monitoring system; energy metering and controls; energy efficient lighting and zoning; high
performance building facade etc.);
The incorporation of these energy efficient strategies results in a 45% reduction in carbon
emissions (when the Portside building is compared to a SANS 204 compliant Notional
Building - as per the Green Star Energy Calculator);
Sub-metering is designed for substantive energy uses within the building (i.e. all energy uses
of 100kVA or greater);
The lighting power density has been designed to be <1.5W/m² per 100 Lux at 720mm above
FFL;
The lighting is zoned (i.e. controlled) to offer greater flexibility for light switching, making it
easier to light only occupied areas and thereby save energy. Further, an individually
addressable lighting system is provided.
TRANSPORT
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Over 5% of the parking spaces are designed and labelled for mopeds scooters and
motorbikes. A total of 73 motorcycle bays have been located in preferential areas;
A total number of 227 bicycle spaces are to be provided internally for the use of both staff
and visitors. 170 lockers and 21 showers are dedicated to the cyclists and located in close
proximity to the cycle spaces;
Further, an additional 32 bicycle spaces will be provided externally at ground level for
additional visitors as well as for the greater community;
The site’s location (in the CBD) ensures good access to public transport and provides an
alternative means of transport for staff and visitors than private cars; specifically the
Portside building staff and visitors can make good use of the MyCiTi buses, the Golden
Arrow Buses and the Metrorail Trains as all of these are within close walking distance to the
site (less than 900m);
The building is in the centre of the CBD and the public entrance to the building is within
400m of many local amenities; some examples are:
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Gym,
Convenience grocery/supermarket,
Pharmacy,
Restaurant
WATER
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The building has been designed with the latest in water saving technology; all the sanitary
fittings are low flow and water efficient to reduce the overall water consumption of the
building occupants;
In addition to water saving sanitary fittings, the Portside building has also been specified
with water recycling systems (both rainwater harvesting and greywater recycling) for use in
toilets to further reduce the overall potable water consumption of the building occupants;
The combination of low flow sanitary fittings and water recycling systems results in a 72%
reduction in potable water consumption per year when compared to a notional building of
the same size (as per the Green Star Water Calculator);
Water meters are to be installed for all major water uses in the project and an automated
effective mechanism for monitoring water consumption data is to be installed [BMS];
The building is designed to recycle 100% of the fire system test water, thereby further
reducing consumption of potable water.
MATERIALS
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A dedicated storage area is provided for the separation and collection of office consumables
and recyclable waste;
The project is reducing the absolute quantity of Portland cement by 55% as an average
across all concrete mixes (in situ, precast and stressed), by substituting it with industrial
waste product(s);
All reinforcing steel has been specified to have a minimum post-consumer recycled content
greater than 90%; resulting in 95% of all steel in the project specified to have a postconsumer recycled steel content of at least 60%;
Over 30% of the total cost of Poly Vinyl Chloride (PVC) content is to be reduced through
replacement with alternative materials to reduce the use of PVC;
Over 95% of the total façade is designed for disassembly; this reduces consumption of
construction materials through reusing, redesigning or recycling of the glazed façade.
LAND USE & ECOLOGY
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The site on which the project is being built is not on land of high ecological value, defined as:
o Prime agricultural land,
o Primary vegetation or land within 100 m of primary vegetation,
o Class 1 ridge or land within a defined buffer,
o Land with confirmed presence of Red Data species or habitat for Red Data species,
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o Land within 100 m of a wetland or river;
The development is being constructed on land that was previously built on and within a
municipal approved urban edge;
The site was contaminated at the time of purchase (through the operation of a service
station) AND the developer has undertaken full remedial steps to decontaminate the site
prior to construction.
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EMISSIONS
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All HVAC refrigerants and gaseous fire suppression systems are specified to have an Ozone
Depletion Potential (ODP) of zero;
All thermal insulants in the project are specified to have no ozone-depleting substances
associated with either their manufacture or the composition;
The development has been designed to not increase peak storm-water flows for rainfall
events of up to a 1-in-2 year storm;
The building outflows to the sewerage system have been reduced against an averagepractice benchmark by >70% (as per the Green Star Sewage Calculator);
The development has been designed to minimise light pollution into the night sky; all light
beams are designed to fall onto the building and not into the night sky; the Façade lighting
produces an average building luminance of no more than 10 candelas/m2 and the outdoor
spaces project downwards and do not exceed minimum standard requirements.
INNOVATION
The project includes several new and innovative environmental initiatives that can be considered as
going beyond the Green Star requirements. These innovative initiatives include:
1ST DESIGN FOR DISASSEMBLY
• The development is the first tall building to be designed so that over 95% of the total façade
can be disassembled; this reduces consumption of construction materials through reusing,
redesigning or reconsidering conventional approaches to building; the double glazed and
aluminium support elements are unitised throughout the façade and can be individually
removed and reused or recycled;
• This is especially innovative as Portside is an extremely tall building at 141m [34 floors] and it
is significantly more difficult to achieve this in a high rise project.
UNOCCUPIED SPACES
• The Portside project has undertaken an environmental initiative to minimise and eliminate
energy use in spaces when they are unoccupied. This is achieved by firstly reducing the
space’s supply air flow to the minimum setting when the space is unoccupied for a preset
period of time; and then shutting down the supply air flow to the space completely if that
space remained unoccupied for another preset period of time.
1ST COMMERCIAL BUILDING TO HAVE ALL LED LIGHTING SCHEME
• The Portside project is the 1st commercial building in SA to have a majority LED lighting
scheme; over 99% of all the lighting (including UA, common areas, parking & external) are
LED fittings.
• By designing the building with LEDs the project team has ensured significant environmental
benefits such as energy savings, maintenance savings, waste savings, and disruption to office
workspace while lamps are changed.
• The energy saving from replacing fluorescent light fittings with LED fittings, in the office UA
areas alone, results in a saving of 10,713 tons of CO2 over the lifetime of the building.
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In addition it is anticipated that approximately 47 000 fittings will be saved through the use
of LEDs – saving in manufacturing (reduced carbon emitted and embodied energy) as well as
reducing wastage.
1ST COMMUNITY BICYCLE FACILITY
• 32 additional cycle racks have been provided on Bree and Buitengracht Streets aimed at
encouraging alternative means of transport for business people, personal use, tourist and
couriers in the lower CBD region.
• The Community Bicycle Facility is in support of the City of Cape Town’s (CoCT) NonMotorised Transport strategy, the CoCT Travel Smarty Programme and the Ride your City
initiative which highlights cycle lanes (painted) and cycle ways (segregated) in the CBD
around the Portside site.
• The Community Bicycle Facility assists in market transformation by increasing public
awareness and accessibility to cyclist facilities and infrastructure.
PROVISION OF ELECTRIC CAR CHARGING AND ELECTRIC BICYCLE CHARGING POINTS
• The Portside project has provided electric car and electric bicycle charging points to reduce
the transport CO2 associated with liquid fuel powered vehicles and to encourage more
building users to cycle, by:
• fitting 16 of the 72 hybrid vehicle bays with electric car charging points and wiring a further
26 of the hybrid bays for the future installation of electric car charging points, to promote
and encourage the use of completely electric cars.
• providing 24 cycle battery charging points located in the cycle facility changing room lockers,
to promote and encourage the use of electric bicycles, aimed at building users who would
not normally cycle traditional bicycles but would use the less physical electric bicycles and in
the process avoid CO2 emissions associated with vehicle use.
AGAMA Energy
June 2013
AGAMA: Portside Development
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