12 minute read
MIXED-USE DEVELOPMENTS
Going Green
The Barloworld Automotive & Logistics Head Office was the first building to be completed in Centurion’s new mixed-use Irene Link precinct, and achieved a 5-Star Green Star SA Design Rating. By
TREVOR CRIGHTON
The Barloworld Automotive & Logistics building forms part of a larger precinct within the Irene Link development, which has a green focus. The precinct will eventually extend along the N1, up to the Botha Avenue off-ramp and adds a new, vibrant centre of economic growth alongside the established Irene residential area.
Developed by Abland Property Developers, together with Giflo and Som, the 5 700m² development accommodates 380 staff over four floors, and the building’s position offers staff both easy highway access and walking-distance retail, recreational and entertainment facilities. The office space also includes boardrooms, a canteen, gym, coffee shop and cyclist facilities.
Consciousness around the use of water in the building played a major role in the building’s design and was one of the top-scoring sections in the assessment for its Green Rating. “A lot of time was spent optimising the effective collection of runoff water, storing and cleaning of the harvested supply,” says Abland’s Simon Van Helsdingen. “Water is collected from roofs and balconies, solids are removed and the water is stored in basement reservoirs. It’s then filtered and treated before being recirculated into the building as potable water, with a two-day backup supply.”
Green credentials were top of mind for the architects, who balanced those requirements with creating an aesthetically-pleasing space – the near-360-degree views of Irene and Doringkloof also allow ample natural light penetration and its distinctive organic curves make the building easy on the eye. Double-glazing benefits both internal thermal and acoustic conditions, photovoltaic panels supply 25 per cent of the building’s electricity needs and a custom thermal energy storage (TES) system boosts off-peak cooling.
“The concept was always to design a building that acknowledged its locality and communicated an architectural character that could be acknowledged in the rest of the precinct,” says Van Helsdingen. “The design team decided on ‘bestpractice’ development principles based more on effective commercial design and viable implementation than the traditional elements”.
Smarter and more diverse developments
The convenience of mixed-use developments is peerless - and the implementation of Smart City technology and green building practices adds additional appeal
SMART CITY NODE, LANSERIA
President Cyril Ramaphosa announced the development of the Lanseria Smart City node development during SONA in February. The president said that the precinct will not only be smart and 5G-ready, but also a benchmark for both continental and international green infrastructure. Plans include developing the area into an ICT, training, and research centre, with tourism and leisure attractions, while it will also become a manufacturing, logistics and business hub. It will use Lanseria International Airport as a hub and boost the area’s infrastructure significantly.
“The initial draft masterplan for the new Smart City node is now completed and is currently being reviewed by the relevant municipal governments,” says Dr Kgosientso Ramokgopa, head of the investment and infrastructure office in the presidency. “It will be released in September to developers and other interested parties through bilaterals and in November to the wider public through a range of channels.”
Dr Ramokgopa says that the masterplan lays out the blueprint for the Smart City node so that the various private sector investments fit into a coherent City design, and to ensure all the economic and social impact multipliers kick in. “Beyond this, the master-planning approach directly supports the inclusion of green and smart infrastructure in public sector infrastructure at regional node level, including green sewage, embedded generation and microgrids, grey water re-use systems, waste-to-energy approaches and smart infrastructure management,” he says. ›
DID YOU KNOW? The Lanseria Smart City node development will eventually host over 850 000 households and make it home to more than 2.5 million people, with commercial and office space on more than 1 000 hectares of land.
Source: The Investment and Infrastructure Office in the Presidency.
NORTH POINT BALLITO
Situated at the centre of one of South Africa’s fastest growing wealth areas, North Point Ballito comprises 51 serviced sites on a secure, landscaped and architecturally themed business estate. With few zoning restrictions in place, the development can accommodate enterprises of almost any size and industry.
“North Point Ballito’s location is one of the factors that make it quite unique in terms of all the industrial space on the North Coast,” says lead developer James Hesse. “North Point Ballito is set up within the Ballito town limits, so it offers plenty of lifestyle opportunities and a massive pool of talent from Empangeni, all the way down to Durban.” The development is located within 15 minutes of King Shaka
Oxford Parks,
Johannesburg
work-from-home is the new normal
OXFORD PARKs, JOHANNESBURG
Oxford Parks runs along Oxford Road from Jellicoe Avenue to Bompas Road in Dunkeld, adjacent to Rosebank. The precinct will, at completion, house 300 000m 2 of offices, bespoke retail and an array of residential apartments, with an emphasis on a high-quality public environment.
With four highway access points, proximity to the Rosebank Gautrain Station and bus routes, walkability on the Parks Boulevard and a variety of other excellent public transport options, Oxford Parks is ideally located for the live-workplay lifestyle.
By implementing the latest building technology, with an emphasis on 4-5-Star Green Ratings with back-up power and International Airport, 40 minutes from Durban and 90 minutes from Richards Bay, so it caters for an array of enterprises with import-export, logistics, cold storage and warehousing requirements - and more.
Hesse says that the development’s 51 serviced sites cover 380 000m 2 and water, the precinct will fit in seamlessly with the ‘urban forest’ that makes up the surrounding suburbs.
“The development of Oxford Parks is managed by a suite of City of Johannesburg (COJ) policy documents that capture the urban development vision for this significant intervention,” says Intaprop director Carollyn Mitchell. “Oxford Parks is one of COJ’s flagship policies to restructure the city in response to the expectations and needs of its citizens. The development of Oxford Parks is a co-ordinated, planned approach to growth in the city addressing infrastructure upgrades, housing provision, proximity to public transport, and more.”
provide plenty of variety for investors. “The development offers spaces from R2-million for a mini-factory or courier service, for example, all the way to massive platforms with incredible roadside visibility on the R102 and N2,” he says. “There are
Why invest in mixed-use?
Mixed-use developments offer tremendous flexibility for live-work-play, especially in a post-COVID-19 world where
plenty of price points and lots of flexibility.”
Steyn City, Johannesburg
STEYN CITY, JOHANNESBURG
Steyn City presents the ultimate live-workplay lifestyle, with a number of outstanding recreational facilities, AAA-grade offices, a forward-thinking school campus and scheduled retail development all on site.
“While always desirable, demand for such mixed-use developments has increased considerably in the wake of the coronavirus pandemic and its impact on the way we live,” says Lambert Bezuidenhout, Steyn City sales manager. “Now that working remotely has become the norm, people are looking for a mix of
“Now that working remotely has become the norm, people are looking for a mix of convenience and comfort.” – Lambert Bezuidenhout, sales manager, Steyn City
convenience and comfort - and the 2 000 acres of parkland at Steyn City means that they can enjoy the convenience of a home office with stunning vistas. The parkland area also offers plenty of outdoor activity options, including a 45km running and cycling track and outdoor gym stations.”
For those who prefer to keep their home life separate from the office, the commercial premises available at Steyn City’s Capital Park are a real boon, thanks to their proximity. Capital Park will comprise 10 uniquely designed office buildings, with construction on the second building currently underway along the R511 from Sandton, through to the N14 highway.
“Ultimately, there is little to rival the sheer convenience offered by mixed-use developments - and when an invigorating, outdoor- and family-oriented lifestyle is part of the package, so much the better,” says Bezuidenhout .
The Old Cape Quarter
Renovations to the Old Cape Quarter in De Waterkant, Cape Town.
Reviving the Old Cape Quarter
Demand for mixed-use developments within the Cape Town CBD continues to grow - and Old Cape Quarter is set to add a luxurious option in trendy De Waterkant
The Cape Town CBD has many faces, with so many pockets of distinctive style and atmosphere. De Waterkant is among the most vibrant areas, packed with restaurants, clubs and hotels - and the new R500-million Old Cape Quarter development is set to add more residential and retail properties over 5 floors, around the existing Cape Quarter development.
Bounded by Dixon, Waterkant and Hudson Streets, Old Cape Quarter pays tribute to the existing architectural language of the suburb. Bruce Rogerson, asset manager at developers Tower Property Fund, says that the development seeks to take the now-ubiquitous livework-play theme to a new level by adding a sense of community and neighbourhood “togetherness”. “Old Cape Quarter is a new breed of development, which adds wellness aspects and forms a symbiotic relationship with the existing Cape Quarter development,” he says. “We understand that we’re establishing this development in a unique neighbourhood with a strong history and aesthetic - and a strong sense of community. Plenty of the retail space in the area is owner-run, and that fosters the sense of community involvement that we’re paying tribute to.”
At completion, Old Cape Quarter will comprise two blocks with 70 residential units - the first block is home to 55 luxury one- and two-bedroom apartments, and three-bedroom penthouses. “There’ll be two to three floors of retail space, one floor of office space, four floors of residential apartments and three floors of parking,” explains Rogerson.
Luxurious fittings are a hallmark at Old Cape Quarter, with each unit boasting double-glazed floor-to-ceiling windows, timber flooring, air-conditioning, Miele appliances and Hansgrohe brassware. The building is designed by Cape Town architectural stalwarts DHK and will be clad in Rheinzink cladding, up to penthouse level. www.oldcapequarter.co.za
“We understand that we’re establishing this development in a unique neighbourhood with a strong history and aesthetic.” – Bruce Rogerson, asset manager, Tower Property Fund
THE NEW RENTAL ECONOMY IN A POST-PANDEMIC ERA
The rental market has to stay fresh and fi nd new approaches to meet tenant needs
The 2020 COVID-19 pandemic has changed the commercial and residential rental markets, possibly forever. The business of renting offi ce space or rooms or homes, or anything shared, was suddenly not a business at all. People recoiled. The market reacted. Household names such as Airbnb, Hertz, Sandton City and the V&A hit the headlines as the virus hit them hard. And, in the case of Hertz, permanently. Now, as restrictions ease and markets slowly recover, the commercial and residential property markets are facing a new future; one that has to adapt to thrive in a post-pandemic world.
“In a world and market defi ned by uncertainty, the property industry is not alone in looking for sustainable answers to complex questions,” says Michael Franze, managing director at Citiq Prepaid. “Rental rates and occupancy have all dropped signifi cantly. This is further complicated by an increase in vacancies and rental arrears. Even though these numbers are slowly starting to change, the market is in dire need of fresh ideas and approaches.”
The challenge is not just in recouping the losses from arrears and lost business, but also in meeting the changing needs of a market that’s rethinking how it lives, works and consumes. On the one hand, retail spaces such as Sandton City and the V&A have seen a loss of earnings due to the impact of the lockdown on tenants. Late payments, lower rental agreements, limited footfall have all led to reduced income. On the other hand, tenants are changing the way they approach rental and spend in both the commercial and residential space.
NEW NORMAL WITH NEW DEMANDS
“The zeitgeist of the 2020 pandemic is defi ned by change, awareness and accountability,” says Franze. “People have recognised that there are things they don’t actually need or want in their lives. Spending patterns have changed, approaches to personal safety and wellbeing have fundamentally altered movement and behaviour. It’s the new normal and this means that rental markets have to fi nd a new way of doing business.”
The commercial space of the future is going to be defi ned by new parameters. Tenants want minimal contact, they want to limit their movement in the world, and they want access to reliable services and solutions. They don’t want to have to expose themselves or their employees to multiple touchpoints, which could expose them to the virus. They need their premises to be clean, accessible and safe for everyone. This introduces a new dynamic to the market – how can properties reduce admin and contact while still delivering reliable services?
“One of the areas where people struggle to manage their payments and their usage is utilities,” says Franze. “This is particularly relevant in the commercial space where multiple tenants share a single utility meter and usage has to be divvied up every month. The manager has to physically deliver the statements and manage payments. If there’s confl ict or dispute, this can escalate into timeconsuming engagements affecting everyone involved. Utilities are already a hot topic in
“One of the areas where people struggle to manage their payments and their usage is utilities.” –Michael Franze, MD at Citiq prepaid
South Africa so the one area where a property can change the dynamic is in its approach to utility management.”
Properties should consider looking at solutions such as prepaid submeters that allow for tenants to manage their own payments and budgets. These can be installed in multiple areas on one property and reduce the risk of fraud, dispute and physical contact. Most solutions are completely digital and add that extra edge of effi ciency to any given rental space.
The world has changed. People are changing. The market has to stay fresh and fi nd new ways of solving tenants’ problems. That way the mark left by the pandemic is one of innovation, not dissolution.
For more information:
087 551 1111 Citiq Prepaid, Mahai Close, Howick Gardens, Waterfall Park, Midrand www.citiqprepaid.co.za
