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SPECIAL REPORT CLEARWATER MALL

TOP: Photos © Clearwater Mall (www.clearwatermall.co.za) COVER IMAGES: Photos © BAI

WHERE THERE’S A DEMAND, THERE’S AN ARCHITECTURAL SOLUTION

CLEARWATER MALL:

The award-winning Clearwater Mall, one of the preferred shopping destinations in the northwestern suburbs of Johannesburg, has expanded to accommodate the growing demand for further retail space at this popular shopping centre. With the first earthworks starting late last year, the project has now been completed with the extension seeing the footprint size of the property increase from its current size of 70 000 m2 to 95 000 m2 – by converting existing parking area into mall space.

By Stacey Rowan

Developed by Attfund Property Investment Ltd,

for the first time pays proper attention to the fact

Clearwater Mall’s success bears testimony to the

that Johannesburg has one of the best climates in

design expertise of Bentel Associates International

the world. In keeping with the tribute to outdoors,

(BAI), the architects responsible firstly for the orig-

the park-like center is complete with trees, grass

inal architecture of the building and secondly for

and even the occasional bull-bull. A strong use of

the new expansion. BAI’s holistic design expertise;

stone and natural materials throughout the mall en-

sustainable approach to architectural design and

hance this out-door theme, together with 6-meter

the company’s visionary and innovative approach

high ceilings, higher than normal, and 4-meter shop

enables them to produce functional aesthetic plans

fronts made of glass, which act as receptors for

that ensure the long-term success and commercial

light and airiness.

viability of the buildings they design. The company continues to maintain an innovative approach to aesthetic but functional visual design solutions that are flexible and which respect the environment and context within which a building is sited. Clearwater Mall, having been no exception to this, follows in line with BAI’s architectural language. Built in 2004 on a 17.3 hectare site at the junction of Christiaan de Wet and Hendrik Potgieter Roads, in a rapidly expanding residential node, Clearwater Mall is a tribute to Johannesburg’s highveld weather. Boasting a highly innovative and bold design, together with a large retractable sliding roof, Clearwater incorporates an indoor/outdoor theme that TOP: Diners can enjoy eating outside on the restaurants’ patios. Rendering © BAI BOTTOM: A selection of the restaurants Photos © Clearwater Mall (www.clearwatermall.co.za)

Varied range of tenants Clearwater Mall boasts a diverse selection of prime tenants, with the major anchors including Pick ‘n Pay, Woolworths and Edgars being augmented by a variety of main street boutiques and specialty shops. An entertainment court has a full cinema Nu Metro complex and several restaurants, fast food tenants and coffee shops. With direct shopping access down through the atrium from the entertainment area, this allows for shortened access distances and provides unusual traffic flows in through the middle of the complex. The mall is configured in a three-legged triangular format with an anchor tenant at each point of the triangle. The court is central to the triangle with access to each of the three major tenants. The configuration of the mall allows parking surrounding the building on all sides with convenient access

to all shops. One of the six entrances has direct access to the entertainment court and includes a drop-off zone. “The 23 000 m2 expansion enables some of the anchor tenants to meet their expansion requirements – double storey, and will also introduce an additional anchor tenant – Game – with 5 300 m2 of space. A selection of fashion and electronic brands have been included in the extension,” says lead architect on the project and BAI director, Pieter Jooste. Some of the new stores include: Bellagio, Bellissima, Big Blue, Bogart, Café Rousee, Canterbury, CharnLee’s, Cuppuchino’s, Dischem, DME, X-Plosion @ Cajees, Fantasea, FCUK, Forever New, Gillani, Ginger Lili, Halaal Delhi, Hi-Fi Corporation, H&T, Juicy Lucy, KFC, Le Creuset, Maneki, Marcels, Migato, Mirabella Lifestyle Boutique, Musica, Nashua Mobile, Nihon, Nine West, Ola Milky Lane, Old Khaki, Pandora, Reebok, Regalo, Reggies, Roman’s Pizza, Skecher’s, Sxy, Tekkie Town, The Space, Timberland, Tsonga and Unique Lingerie, amongst others. A variety of shops, banks, cinemas, restaurants, fast food outlets and other services ensure that Clearwater Mall is a convenient mall catering to a diverse range of shopping, service and entertainment requirements.

More parking cars, more shoppers It is known that the amount of shoppers within a mall is dependent on the amount of parking bays available. Increase the parking bays and therefore increase the shoppers. This is exactly what BAI did, having added an additional 1500 extra parking bays in a new parking garage on the front portion of the mall. The front of the centre currently has on-grade parking. Another new deck on top of that was built and now provides on-grade parking to the first floor level. BASF Construction Chemicals was able to contribute in strengthening the concrete decking at Clearwater Mall. Explains Sue Posthumus of BASF Construction Chemicals: “Changes to the structure saw one end of the concrete deck at parking level removed. This meant the post tensioning cables would be lost and so, also the support they provided. As an air conditioning unit was to be mounted on the deck, its load bearing capacity needed to be increased. We proposed our MBrace® Laminate system.”

MBraceLaminate is a ready-to-use pultruded carLEFT: Clearwater, with its open air design receives maximum light.

bon fibre laminate that provides a high tensile strength and is excellent for supplemental flexural reinforcement of concrete with the MBraceÂŽ FRP Laminate System. It makes use of extremely

RIGHT: A strong use of stone and natural materials enhance the out-door theme

light materials to replace the traditional technique of plating with steel plates, increases load-bearing capacity, reduces deformation to working loads (increase in rigidity); increases fatigue strength and limits or covers cracking states (providing increased durability). â&#x20AC;&#x153;The MBraceÂŽ FRP Laminate enables the amount of reinforcement to be calculated and placed in relation to the performance required, or the stress flow. It also ensures less and faster maintenance, thereby reducing costs. Furthermore, it increases the durability of the structure by protecting it

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against the aggressive action of chlorides, and freezing and thawing cycles.” MBrace® met engineering specifications and Mndeni Structural Services, a trusted BASF application partner, did the implementation. Says Posthumus: “BASF’s Carbon Fibre systems are employed around the globe in high-profile applications. We are pleased to have been able to contribute to securing the structure of this prestigious mall in South Africa in conjunction with Mndeni.” Apart from the new deck, the design of Clearwater Mall also now includes space for a link to the future rapid transit system and a taxi rank with 45 parking bays.

A unique feature At the center of the triangular design is an oval atrium some 60 m across, covered by a retractable sliding roof, one of the unique features of Clearwater mall. In inclement weather this can be closed to cover the entire central piazza area but expectation is that it will remain open most of the time, allowing shoppers to feel as if they are in an open-air retail space. At least 30 percent of the overhead structure is static glass, so even when the roof is closed, light is not an issue. In addition to this roofing feature, which is situated in the old building, the new extension roofing also received

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attention. “We coated the roof, in the new extension and some of the old building, with thermal insulator coating. This coating helps keep the building cool, without the need for air conditioning,” says Robert Crick, proprietor, Cosmo-Dec. The procedure involved preparing the roof first by cleaning it and repairing minor roof problems. A bonding liquid was then applied to the galvanised iron of the roof, thereafter applying one coat of the ‘Snow-Coat’ paint. This coating, a paint in its composition and form, is white coloured and was applied on the exterior façade of the roofing. “Applying the coating on the exterior side of the roof stops the roof sheets from heating up. It also protects the roofing, ensuring longevity. The coating keeps the roof at an even temperature, decreasing ‘excessive breathing’ – when roof sheets shrink and expand in accordance to the temperature.” Besides cooling, Cosmodec’s thermal insulator SnoCote also has added benefits, making it the perfect product for the Clearwater Mall roof. “Not only is it aesthetically pleasing, but it is also rust resistant TOP: Another new parking deck was built in the front of the centre. MIDDLE: An additional 1500 extra parking bays were added to the mall, surrounding the mall. BOTTOM: Clearwater mall is configured in a three-legged triangular format.

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Cosmodec, providers of waterproofing, rust proofing, flooring, roofing, walling, timber, steel, fire retarding, mortar modification, cooling, adhesion, sealing and decorative construction chemicals, were given the opportunity to work with one of the preferred shopping destinations in the north western suburbs of Johannesburg, Clearwater Mall. “We coated the roof, in the new extension and some of the old building, with a thermal insulating coating. This coating helps keep the building cool, reducing the need for air conditioning,” says Robert Crick, proprietor, Cosmo-Dec. The procedure involved preparing the roof first by cleaning it and repairing minor roof problems. A bonding liquid is then applied to the galvanised iron roof, thereafter applying one coat of the 'Sno-Cote' paint. This coating, a paint in its composition and form, is white coloured and is applied on the exterior façade of the roofing. “Applying the coating on the exterior side of the roof stops the roof sheets and structure from heating up. It also protects the roofing, ensuring longevity. The coating keeps the roof at an even temperature, decreasing 'excessive breathing' - when roof sheets shrink and expand in accordance with the temperature.” Besides cooling, Cosmo-Dec's thermal insulator Sno-Cote - also has added benefits, making it the perfect product for the Clearwater Mall roof. “Not only is it aesthetically pleasing, but it acts as rust inhibitor and has excellent waterproofing properties. Without having the need to spend excessively on electricity for air conditioning, this product saves you money and pays for itself in no time.”

Cosmo-Dec was commissioned to apply Sno-Cote to the roof of Clearwater Mall as depicted above. This coating, manufactured by Cosmo-Dec at their factory in Pretoria has the unique ability to offer customers multiple solutions to roofing problems such as rust protection, waterproofing, thermal shock reduction - resulting in significantly longer roof lives beautification, comfort cooling and huge electricity cost savings for air conditioned structures, paying for itself in only months. With electricity costs rising, this technology should become standard practice, not only for new and existing developments as this, but for any roof. Norval Wentzel and Steinberg Quantity Surveyors approachedCosmo-Dec after evaluating the abilities of Sno-Cote requesting the Clearwater Mall roof to be coated. The process is well under way and will be completed shortly. Electricity cost savings of thousands per day are achievable for air conditioned buildings coated with Sno-Cote. On structures where air conditioning is not possible Sno-Cote offers an inexpensive alternative to other methods of cooling.

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and has waterproofing properties. Without having the need to spend excessively on electricity for air conditioning, this product also saves the client money.â&#x20AC;? In line with the open-air feel, particularly in the food court area, the new portion of the wall encompasses skylight features and wide walk ways.

Challenges tackled The architectural team found the design of the extension challenging, particularly in terms of the fact that the project was on a very tight budget and there were power usage restrictions. It was not possible to obtain extra electricity permissions for the added space at Clearwater Mall. This necessitated innovative design plans which incorporated several sustainable options, especially in terms of increasing the amount of natural light in the extension. Another challenge that was tackled head on was that the current mall had to remain operational to shoppers whilst the mall was undergoing major construction.

LEFT: The park-like centre is complete with trees, grass and even the occasional bull-bull.

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