Portside – Cape Town
Presented by Ralph Thomas of BFBA Consultants (Pty) Ltd to the EE Forum 30 July 2014
Concept and Appointments
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First Tall Building in CBD for 20 years
Tall and Green
Target a minimum of GBCSA 4 star
Achieved GBCSA Office V1 Design 5 star
Old Mutual Property – BFBA/Ifindo
First Rand - CAI
Portside – Electrical Services
GBCSA Credits
• Conditional Requirements
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Management
Indoor Environment Quality
Energy
Transport
Water
Materials
Land Use & Ecology
Emissions
• Innovation
Ene
Eco
Man-1 to Man-8
IEQ-1 to IEQ-17
Ene-1 to Ene-5
Tra-1 to Tra-5
Wat-1 to Wat-5
Mat-1 to Mat-11
Eco-1 to Eco-4
Emi-1 to Emi-9
Inn-1 to Inn-3
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Lighting Credits
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IEQ-6 High Frequency Ballasts
IEQ-7 Electric Lighting Levels
Ene-3
Lighting Power Density
Ene-4
Lighting Zoning
Emi-7
Light Pollution
Inn-1
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Design for dis – assembly
Un-occupied spaces
Additional cycle bays
Electric car and cycle charging
Use of LEDs
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IEQ-6.pdf
IEQ-7.pdf
Ene-3.pdf
Ene-4.pdf
Emi-7.pdf
Design process - Fluorescent
• Base Line - Budgets
- Designs
• Parking areas
• Foyers & Public Areas
• Old Mutual – Mellow Light
• First Rand – Low Brightness
• Exterior
• Control
Portside
• Emergency and Escape Lighting
• 100% on Generator
• Portion on UPS
Portside – Electrical Services
Portside – Electrical Services
Vapourlume
T5 single Lamp
“Corridor Function”
LED Evaluations
• Mock – ups
• Designs
• Cost
Portside – Parking Areas
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From 80W T5 to 65 W LED
Individual Sensors
BMS Control
Corridor Function
Portion always on at reduced level
Portside – Garage LED solution
Portside – Electrical Services
Portside – Foyers
• Light types – Downlighter
- Cove Lights
- Feature light
• Sensor
• UPS
• No dimming
• Part of Base Line
– Energy Efficiency
– Long Burning Hours
• Stairways
– 50% UPS
– 100% Generator
– Horizontal & Vertical circuits
Portside – OM Office Areas
• Baseline – T5
• Mellow light / LBR debate
• Local Control
– Presence Detection
– Daylight Harvesting
• Motivation for DALI
– Individual Control
Old Mutual Portion
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True white technology
Life time
Energy
Power Factor
The Hard Yard
• Include in enquiry
– When to get onto the LED “ride”
– To What Extent
• Cost Justification
– Presentations by Green Building Specialist
• Mock-ups
– At Mutual Park
– At Triangle House
• Light Quality – Working under LED
Reference
Challenges
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Local / Single Suppliers
Scale of Project
Imported Components – RoE / Duties
Replacement
Burning during construction
Warrantees
Continual Development
Delivery of “Up to Minute” building
Zero Emission Transport
• Bicycle bays
• Battery Charging in bicycle lockers
• Car Chargers – 26 Bays additional 42 planned
Missed Opportunities
• BIPV (Building Integrated Photo Voltaic)
• Control of Natural Light – Automatic Blinds
Thanks
• Colleges
• Clients
• Suppliers & Contractors