ICON - DESIGN REPORT The proposed design for the project at 72 Grayston Drive represents, for both client and architect, a radical departure from conventional thinking and practice. The design is radical in that it rethinks certain conventions of design, and takes informed risks. Urban Design report The architectural design is based on a well-informed understanding of mandates and design principles that are informed by the wider context of the location of the site on the periphery of Sandton Central. Creating a Landmark � Prominent intersection � Gateway to Sandton � Visible landmark � Instantly recognisable silhouette Activating Street Frontages � �Eyes on the street� � Caf� & restaurant on the Piazza � Retail facing onto Taxi Facility Extending Public Realm onto the Site � Give the building an address and a front door � Public Piazza atop the Plinth � Pedestrian access through and around the site Reconnecting Pedestrian Routes � New pedestrian connection from Sandown Valley Crescent to Grayston Drive � Easy connection to Benmore Gardens Shopping Centre � Pedestrian entrance to building from West Street Integrating with Public Transport � Integral Taxi Facility on Western edge � Bus and Taxi Routes along Grayston Drive � Gautrain and BRT Stations a 10 minute walk away An ICON representing Innovation and Energy This project is conceived as a place for innovative companies to locate themselves. As such, it will have an iconic identity. The companies housed in the building will be identified with the innovation embodied in the design on a daily basis. In terms of energy efficiency and the potential to improve triple-bottom-line reporting, the ICON will be the preferred location for companies positioned at the forefront of best-practice business culture on a global level. Community We think of the ICON as a working community, before we think of it as a building. A community with energies of both internal and external change. Communities are built on joint aspirations, shared values, and working communication structures. These values inform the architecture as a first set of generating principles, much as the architecture is also shaped by the external influences of Sandton as project location. IDEA DRIVERS: GENERATING DESIGN FROM FIRST PRINCIPLES The design enquiry is structured under the following headings: RIGOUR: Structural Logic The design process is driven by the tight site, limited access, and maximisation of parking grids under a restricted site. This generated the structural logic. Overlaid onto this is a second set of structural geometries. This decision gives us freedom to shape the building above ground to the best possible orientation for the location and climate of Sandton, while making best use of the site footprint. ORGANISATION: Planning The building is planned for multiple tenancies. Penthouse offices are located on the top two floors, linked vertically to the �sky suites� with grand city views. The ground floor is designed as a �Plaza� with reception and public functions. The remainder of the building is designed as flexible, sub-divisible office space for long-term rental value. The floor plate width is varies between 12 and 18 metres, with an average area of 1900 sqm per floor. The basic planning model solution provides: � Good north and south exposure. � Good floor plate width, striking a balance between natural light penetration and planning efficiency. � Good average floor plate size, suitable for substantial sub-letting to diverse sizes of tenants where required. � Up to three different tenants per floor plate can easily be accommodated. � West fa�ade designed to exclude heat build-up. � Efficient internal communication and circulation. GREEN MACHINE The building has been designed so as to be able to achieve certification for a four or five star rating from the Green Buildings Council of South Africa. Building Envelope: Shape, Orientation and Design The shell of the building has been designed to optimise environmental efficiency. The Northern and Southern facades have been optimised in length whilst the eastern and western elevations have been reduced providing an optimal efficiency with regards to heat gain. The external facades are double glazed to reduce heat gain and loss. Louvers have been used on the northern and western facades. The louvers reduce the amount of sunlight and glair entering the building. The eastern facade is protected by a ventilated facade. This facade has an outer glazing skin which has a Low-E type coating and 50% frit pattern. This reduces sunlight passing into the building whilst still permitting views to the outside. The outer glazing skin is separated from the inner skin by means of a 600mm air gap forming a ventilated facade. Lighting The floor plates have been designed to ensure that there is no �deep space�. An atrium has been introduced into the plate ensuring that natural light is never more that 8 meters away from the deepest part of the plate. The floor to ceiling heights have been increased to 3 meters providing for increased natural light to the plate. Environmental Control Evaporative cooling will be used as a means of regulating the air temperature, allowing the building to make use of 100% fresh air. Increased floor to ceiling heights allow trapped heat from the offices to sit at a higher lever thus increasing the inversion level. Water Management The building will make use of a grey water system. The Building will harvest water from the roof/podium and from the wash hand basins/showers. This water once treated will be used in the flushing of the toilets/urinals and to water the gardens. Green Footprint and Landscaping The buildings terraces and podium will be substantially greened. The greening of these elements coupled with the planted roof will replace the current hard footprint of the current building. Only indigenous plant and trees will be used, which will further reduce the water required to maintain the green areas. The Roof Garden, as an active amenity space for people, is planted. It reduces heat loads and direct heat transmission by day, adding mass and thermal resistance value. At night, the planted surfaces assist cooling through evaporation.