Office Buildings

Client : Johor Corporation
MENARA JLAND or JLand Tower is the latest addition to the skyline of Johor Bahru city which has been stagnant for 30 years. Sitting atop the well-known Johor Bahru City Centre or JBCC (formerly known as Plaza Komtar), the tower is designed in an asymmetrical form with a contemporary styling which appears a modern urban sculpture to be appreciated from many different angles.

The tower design presents a unique visual phenomenon to the Johor Bahru city residents and is a “gateway” to Jalan Wong Ah Fook and downtown areas to the south. The geometric appeal and sheer height makes the tower visible from both land and sea. Maximizing the height provides another opportunity: the inclusion of a public observatory, roof top restaurants, sky garden and sky walk. The observation deck offers a stunning SKY BRIDGE presented as a curved cantilevered glass object and a first of its kind-structure to offer an impressive vista of the city at 150m above ground, thus creating a new tourist attraction for Johor Bahru.

Green Certification
GBI Gold

Design Assessment (DA)
GBI - 78 Points

ACTIVE DESIGN FEATURES

• High Frequency T5 Ballast
  Usage of high frequency T5 ballast throughout the project optimises efficiency and reduces running costs.
• Photometric Sensors
  Efficient lighting strategy adopted with photo-sensors placed at strategic window areas to be switched on/off when required.
• Highly Efficient ACMV System
  Selection of high efficient ACMV system, cooling towers, VSD pumps, Air Handling Units (AHU) with high efficient motors. The Office building achieved BEI of 89 kwh/m2/year compared to conventional BEI for office tower of 220 kwh/m2/year.
• Lighting Levels
  Lighting designed in compliance to MS1525 lux levels, providing only the necessary lighting required. Alternate circuiting with timer provided to ensure only necessary areas in used are lighted up.
• Condensate Water Recovery
  Condensate water collected from at least 50% of the AHU’s which will be recycled for the use of the cooling tower.
• Efficient Building Management System
  To impose Energy Monitoring System for the conventional Building Management System (BMS) used; for immediate detection on irregular energy and water consumption, with maximum demand limiting programme.
• Metering & Leak Detection System
  Sub-meters for both electrical and digital water meters are placed at all major branches for detection and connected to the BMS for monitoring purposes.
• Regenerative Lifts
  The building’s lift system is equipped with regenerative drive to harvest the energy generated from the movement of the lift.

PASSIVE DESIGN FEATURES

• Recycling Of Construction Waste Material
  Encourage environmental friendly construction method to reduce landfill waste by 76%.
• OTTV
  Usage of low E, double glazed facade treatment for the office tower, achieved OTTV of 43.90 W/m2K.
• Rainwater Harvesting
  Utilise the whole roof area as rainwater catchment to reduce potable water consumption.
• Grey Water Recycling
  To collect and treat water from the ablution area to be channelled back for toilet flushing use which reduces water dependency by 11%.
• Water Efficient Fittings
  Water efficient fittings selected for the whole development to reduce water consumption by 63% in comparison to conventional fittings.
• Low VOC Material
  Selected low VOC paints and adhesives during construction, to ensure healthy indoor air quality during pre and post occupation.
• Selection of Green Materials
  Selected environmentally friendly pre and post-consumer products and materials to be used to construct and finish the building. Eg. Green Cements, green-labelled products.

Client : eTiQa Insurance Berhad
eTiQa Insurance Berhad’s 38 storey office tower sits on a humble 1.15 acre site in the coveted area of Bangsar. An uprising jewel in the city, the imminent corporate paragon represents a symbolic landmark through its diamond shaped design which glistens within the city’s skyline. Sitting between Jalan Bangsar and Jalan Bangsar Utama, the prestigious construction addresses the dual frontage opportunities which help activate the entire site; encouraging seamless public connectivity by acting as a pedestrian node linking the existing eTiQa building at Dataran Maybank, the UOA Tower as well as the neighbouring shop lots surrounding the area.

The façades of eTiQa Tower boast a huge green wall that wraps one corner of the parking podium, providing a refreshing feature for passersby of Jalan Bangsar. Its green-rated crystal grey curtain wall extends down to the ground offering visual continuity while the shimmering PVDF coated aerofoil louvers provide shade and screening for the parking podium. While the corporate tower ticks the checklist of a Grade A office building standards, it also meets the requirements of a Gold rated Green Building Index (GBI) and GreenRE Platinum rated sustainable development. By optimising green materials and adopting enviromentally-responsible design practices, the development encourages the monitoring of energy and water use analysis, maintaining indoor thermal comfort and optimum standard of indoor air quality for the wellbeing of its occupants.

ACTIVE DESIGN FEATURES

• High Frequency T5 Ballast
  Usage of high frequency T5 ballast throughout the project optimises efficiency and reduces running costs.
• Photometric Sensors
  Efficient lighting strategy adopted with photo-sensors placed at strategic window areas to be switched on/off when required.
• Highly Efficient ACMV System
  Selection of high efficient ACMV system, cooling towers, VSD pumps, Air Handling Units (AHU) with high efficient motors. The Office building achieved BEI of 87 kwh/m2/year compared to conventional BEI for office tower of 220 kwh/m2/year.
• Lighting Levels
  Lighting designed in compliance to MS1525 lux levels, providing only the necessary lighting required. Alternate circuiting with timer provided to ensure only necessary areas in used are lighted up.
• Condensate Water Recovery
  Condensate water collected from at least 50% of the AHU’s which will be recycled for the use of the cooling tower.
• Efficient Building Management System
  To impose Energy Monitoring System for the conventional Building Management System (BMS) used; for immediate detection on irregular energy and water consumption, with maximum demand limiting programme.
• Metering & Leak Detection System
  Sub-meters for both electrical and digital water meters are placed at all major branches for detection and connected to the BMS for monitoring purposes.
• Regenerative Lifts
  The building’s lift system is equipped with regenerative drive to harvest the energy generated from the movement of the lift.

PASSIVE DESIGN FEATURES

• Recycling Of Construction Waste Material
  Encourage environmental friendly construction method to reduce landfill waste.
• OTTV
  Usage of low E, double glazed facade treatment for the office tower, achieved OTTV of 47.41 W/m2K.
• Rainwater Harvesting
  Utilise the whole roof area as rainwater catchment to reduce potable water consumption.
• Grey Water Recycling
  To collect and treat water from wash basins to be channelled back for toilet irrigation to reduce water dependency by 12%.
• Water Efficient Fittings
  Water efficient fittings selected for the whole development to reduce water consumption by 58% in comparison to conventional fittings.
• Low VOC Material
  Selected low VOC paints and adhesives during construction, to ensure healthy indoor air quality during pre and post occupation.
• Selection of Green Materials
  Selected environmentally friendly pre and post-consumer products and materials to be used to construct and finish the building. Eg. Green Cements, green-labelled products.

Client : Khor Joo Saik Sdn Bhd
Menara Binjai office tower is located in the KLCC area, next to the Ampang LRT station. The office tower comprises 29 storeys of office spaces, 8 car park levels and 2 levels of penthouse for the owner's family. The Jalan Ampang frontage is sheathed in a transparent frameless glass curtain wall, affording generous views.

Ascending sky gardens at the edge of the building barely concealed by permeable glass walls provide relief to the office spaces. The west facing entrance façade is etched with deep vertical fins to accentuate the height of the building. The residence of the family is lifted 35 storeys above the original site, an eyrie perched on the crown of the building and the house of a bygone era is brought into the 21st century in a continuation of the site's history.

Status: Completed 2024

United Overseas Bank (Malaysia) Bhd's UOB Plaza 1 in Kuala Lumpur has achieved the prestigious BCA Green Mark (Platinum) Award under the BCA-HPB Green Mark for Healthier Workplaces (GM HW: 2018) scheme. This recognition highlights its distinction as the first building in Malaysia to receive this accolade. The building's exemplary performance was made possible through input from the VESB team, which conducted energy efficiency studies and emphasized daylighting, indoor air quality, and healthier workplace design