CASE STUDY: MIRVAC SCHOOL OF SUSTAINABLE DEVELOPMENT BUILDING, GOLD COAST,

Henry Anning1

INTRODUCTION This article provides a case study of the sustainability journey of the Bond University Mirvac School of Sustainable Development (MSSD) building, with a particular focus on the use of the Green Building Council of Australia Green Star Education PILOT tool. The building was awarded a 6 Star rating under this tool, the highest rating possible and representing “World Leadership” in sustainable development. The article does not aim to outline the entire process of the building, program, design, and construction; however, it focuses on the sustainability aspects of the design, the sustainability process, the sustainability features, and initia- tives and the relevant lessons learned. Bond University’s Mirvac School of Sustainable Development is one where planning, property, project manage- ment, construction management, and quantity surveying are integrated in a school of the urban environment in the context of sustainable development. The School is the fi rst designated institute to fully integrate environmental, urban planning, property development, quantity surveying, construction management, and facilities management disciplines with the practical issues of managing economic and social viability with societal expectations. Unlike most other property planning schools around Australia that have evolved over the last 50 or so years, this School started with a blank canvas. Its philosophy is to look at where we see the built environment—the urban development—being in the future rather than where it was in the past. The goal was to blend together the three aspects: eco- logical sustainability—indoor environment quality, trans- port, water, materials, emissions, land use and ecology— closely linked to economic and social sustainability. There was a desire from Bond University and Mirvac for a world class sustainable building as the home of the Mirvac School of Sustainable Development. This article will talk through the process using sustainable building features that were incorporated to deliver on this objective.

INTRODUCTION TO THE BUILDING versity School of Sustainable Development partner- Bond University’s Mirvac School of Sustainable De- ship , the building’s optimum orientation maximises velopment building embraces the world’s best prac- solar gain and the capture of prevailing breezes. The tice sustainable processes, and includes an interactive three-storey building with central corridors on offi ce “Living Laboratory” for sustainable education. The fl oors has light wells and natural ventilation. The building is the fi rst in Australia to achieve a 6 Star orientation of the building is on a long axis east– Green Star-Education PILOT Certifi ed Rating for west. This is the optimum orientation to maximise design by the Green Building Council of Australia. natural daylight and capture prevailing breezes. The Designed by Mirvac Design and partly funded by construction is a lightweight façade. The building Mirvac as an element of the Mirvac and Bond Uni- spaces consist of three studios, one CAD/GIS room,

1Senior Sustainability Consultant, Arup Sustainability, [email protected].

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JGB_V4N4_a05_anning.indd 39 12/18/09 4:18:42 PM two research rooms, 32 offi ces, four meeting rooms, GENERAL BACKGROUND one “Living Laboratory,” covered outdoor teaching, About Bond University and recreation spaces. Bond University was the fi rst private university es- The Living Laboratory concept supports sustain- tablished in Australia.[2] Bond also differs from able education not only for Bond students, but also other Australian universities as it schedules three for the wider community. The Living Laboratory semesters each year, commencing in January, May centre and Self-Guided Tours offer a unique learning and September, allowing a six-semester degree to be experience for students, school groups, industry, and completed in two years, instead of three, without in- guests. The building minimises energy consumption creasing semester workloads. In August 2007, Bond through an innovative design that makes maximum University received top marks in 10 categories of use of natural light and mixed mode ventilation. the Good Universities Guide 2008, more than any Water tanks and a grey water recycling system means university in Australia. The university has approxi- less reliance on the local water supply, and the build- mately 3500 students including both postgraduate ing achieves a signifi cant reduction in carbon emis- and undergraduate students. sions. The design also made extensive use of recycled On May 15, 1989, Bond University welcomed its materials, including recycled timber and loose furni- fi rst cohort of 322 students at its brand new, state- ture, as well as low-emission paints and environmen- of-the-art campus on Queensland’s Gold Coast. tally friendly carpet. By going green the building not Modelled on the traditions of the world’s most only reduces its environmental impact, it also reduces elite educational institutions, the vision for Austra- long-term operating costs, and provides students and lia’s fi rst private, not-for-profi t university was to pro- teachers with healthy and safe surroundings that vide an exclusive educational experience of the high- maximise their learning potential. The partnership est international standards, under the tutelage of the between Bond University and Mirvac refl ects a long- country’s leading academics. term investment in the next generation of students When those foundation students graduated as who will develop an invaluable understanding of the Class of ’91, they were quickly recruited by some of growing importance of sustainability. Australia’s largest corporations, and their subsequent achievements in the workplace fi rmly established the The Building at a Glance Bond reputation for excellence. • 1400m2 building double loaded 3 storey build- Over 20 years of challenges and changes, Bond has ing, with a separate Living Laboratory building. adapted to the needs of the workplace, liaising with • AUD$11 million construction cost, 5–7 year key employers in all fi elds to develop programs that payback on sustainability features expected. refl ect the current technological, theoretical and psy- • First in Australia to achieve a 6 Star Green Star– chological practicalities of the corporate environment. Education PILOT Certifi ed Rating for design by Bond University’s vision is “To produce uniquely the Green Building Council of Australia. identifi able graduates who are leaders and thinkers, • Interactive “Living Laboratory” where students imbued with initiative, the spirit of free enterprise, and the community can learn more about the and a continuing quest for intellectual inquiry, chal- future of development and book a Self-Guided lenge, and opportunity. tour. • Energy consumption is minimised through the use of natural light and mixed mode ventilation. • Water tanks and a grey water recycling system means less reliance on the local water supply. • Extensive use of recycled materials, including re- cycled timber and loose furniture, as well as low- emission paints and environmentally friendly carpet.

40 Journal of Green Building

JGB_V4N4_a05_anning.indd 40 12/18/09 4:18:42 PM About Mirvac planning, design, construction and marketing pro- Mirvac Group (“Mirvac” cess, from concept to completion. or the “Group”) is a lead- Mirvac’s vision for the building has been clearly ing integrated real estate articulated by Nick Collishaw, Managing Director, group, listed on the Australian Securities Exchange Mirvac Group. (“ASX”) with activities across the investment and “Our partnering with Bond University to estab- development spectrum. lish the Mirvac School of Sustainable Development Established in 1972, Mirvac has more than 37 is an Australian fi rst. It refl ects a long-term invest- years of experience in the real estate industry with ment in the next generation of students who will a reputation for delivering quality products and ser- develop an invaluable understanding of the grow- vices across all of its businesses. ing importance of sustainability and will bring that Mirvac is committed to the continual delivery of knowledge into the business world. high quality products and services across all of its The students who graduate from this School will operating divisions. be industry leaders in implementing responsible and practical sustainability management initiatives and Investment will help build a national focus on this very impor- As at 30 June 2009, Mirvac’s Investment Division tant topic.” had a diverse portfolio of 58 investment grade assets valued at more than $3.7 billion. General Information about the Site The portfolio includes a mix of commercial The building is located at Bond University on the offi ces, retail centres, industrial properties and a Gold Coast, Queensland. Bond University. Bond hotel, leased to quality tenants, including leading University is set on a 49.86 hectare campus at Ro- Australian and international companies. bina on Queensland’s Gold Coast. Mirvac’s integrated business approach includes a The original Master Plan and design of the Uni- specialised in-house asset management team respon- versity was developed by Daryl Jackson and Robyn sible for all asset leasing and management across Dyke, Architects and Planners, who designed a the portfolio and in-house design, development and number of the University buildings on site, includ- construction expertise to improve and expand exist- ing the Faculty of Business and Law buildings, and ing assets and evaluate new asset acquisitions. the Student and Recreation Centre. Development However, in keeping with the international focus Mirvac is one of the leading brands in the Austra- of the University, the University Advisory Coun- lian development and construction industry and has cil appointed Arata Isozaki, a Japanese architect of a proven track record of delivering innovative and international repute, who designed the Arch build- quality products that exceed customers’ expectations ing, which houses the Library and the Faculty of and lead the market. Humanities and Social Sciences in two wings. The Mirvac’s Development Division has also been re- West and East Wings are linked by a two storey sponsible for some of Australia’s most awarded mas- arch, housing the School of Information Technology terplanned communities, including The Peninsula and administration offi ces. The building looks out in Burswood, WA; Newington in , NSW; onto Lake Orr, a man-made lake. Waverley Park in , VIC; and Waterline at The major axis of all the original buildings is Bulimba in , QLD. east-west. This is not the preferred orientation for a Mirvac’s integrated approach to delivering proj- sustainable approach to design. The design team for ects means the Group applies in-house expertise the MSSD building had the opportunity to deter- from planning to after sales service in pursuit of mine the exact site and orientation for the new build- project excellence. The Group’s team ensures ab- ing within a pre-defined area. So the new MSSD solute quality control over the entire development had to re-orientate the axis of the new building to process through the implementation of a thorough north–south, a much more sustainable approach.

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JGB_V4N4_a05_anning.indd 41 12/18/09 4:18:43 PM At the time the project commenced in early 2006, These processes are not based around the typical South East Queensland was in the middle of a very design and construction phases of concept design, bad drought, and water supply and security was an schematic design, detailed design, and construction issue. As such water conservation and reuse became documentation. The processes are based around the a critical feature of the building. sustainability elements. On the climatic side of the campus, the climate is subtropical, with a mean maximum temperature Workshop of 25.0°C (77°F), a mean minimum temperature A two-day workshop was held as the offi cial com- of 15.3°C (60°F), and average annual rainfall of mencement of the design elements of the project. 1,428.6 mm (56.2 in). This workshop was attended by all members of the One of the key fi gures that Bond University pro- design team as outlined below. vided early in the design process was that 80% of their spaces are empty 80% of the time. This was a key Client: Bond University driving force for a number of elements of the design Project Manager: Lattison Pty Ltd of the building, particularly how to sense that spaces Architect: Mirvac Design were unoccupied, and how to shut them down so that unnecessary resource consumption was minimised. Builder: ADCO Constructions Pty Limited Sustainability Consultant: Arup SUSTAINABILITY PROCESS Structural Engineer: Qantec McWilliam The process and program for the design, construc- Consulting Engineers tion and achievement of Green Star Rating took Services Engineer: Bassett Consulting Engineers over two and half years (30 months) and the major stages are shown in Table 1. Hydraulics Consultant: Steve Paul and Partners From day one Bond University embraced sustain- Landscape Architect: Aspect Studios Pty Ltd able development with a triple bottom-line focus: a A key focus for this workshop was defi ning the main platform of ecological sustainability combined sustainability objectives for the project, and then ex- with social and economic sustainability. ploring ways of achieving these objectives. Prior to The process had a number of key steps. These this workshop, a signifi cant amount of background included: work was done and each attendee was provided with 1. Prework and workshop and site tour a workshop folder. This folder included 16 case stud- 2. Action plan ies of best practice education facilities from around 3. Design analysis the world, documents on rating tools, articles on sus- 4. GBCA process tainable education buildings, and reference materi- 5. Documentation als. These case studies provided a number of bench- 6. Construction marks that guided the design team in the absence of 7. Operation a suitable Green Star rating tool at the time.

TABLE 1. The Process and Program.

Activity Time Period Activity Time Period Research + Consultant Briefing Feb 2006 Construction commenced June 2007 Sustainability and Concept Workshops March 2006 Green Star Round 1 submission Oct 2007 Design Development complete Oct 2006 Green Star Round 2 submission May 2008 Construction Documentation commenced Nov 2006 Construction complete June 2008 Site works commenced Jan 2007 Green Star Education PILOT 6 Star June 2008 Green Star Education PILOT released May 2007 Handover and Occupation July 2008

42 Journal of Green Building

JGB_V4N4_a05_anning.indd 42 12/18/09 4:18:43 PM The key objective for the building, from day one, Action Plan was for “a world’s best practice sustainable edu- A Sustainability Action Plan was developed based cation facility.” This became the guiding sustain- on the initiatives identifi ed from the rating tool gap ability vision for the whole project. It was critical to analysis, and ideas from the design team generated defi ne what this meant, how it could be achieved, at the workshop. This action plan was used to track and how it could be demonstrated to students, pro- targets, initiatives, responsibilities, and status of ac- spective students, and the public. tions. The action plan was utilised and circulated to The workshop included a number of design the design team at weekly design meetings. activities; however, the architect refrained from establishing a form for the building for as long as Design Analysis possible. From a sustainability perspective, team There were a number of steps for analysis of the de- members were encouraged to think outside the sign from a sustainability perspective. This included square, and then get pulled back by practicality, a number of workshops, with the entire design team cost, and approvals, rather than to think of BAU or with specifi c members such as the architect and and tinker at the edges. One example of this is the services engineers. Formal services reviews were also water systems, which started as blackwater treat- undertaken at each key project stage. ment systems; however, regulations dictated that ADOPTING A BUILDING these be changed to greywater treatment only. Not RATING PROCESS for want of trying, with numerous workshops held There was a desire from Bond University to utilise a with the local government and state approvals bod- recognised building rating process to achieve a cer- ies in the effort to have the blackwater treatment tifi ed, market recognised system. Green Star is the system installed. As an aside, even though all water primary rating tool utilised in Australia. and reduced fl ow to sewer points in the Green Star system were achieved, Bond’s objective was to push About Green Star the boundaries. Green Star is a voluntary environmental rating sys- A site tour was also undertaken to view a number tem for buildings in Australia. It was launched in of facilities in Sydney. 2003 by the Green Building Council of Australia. Launched in 2002, the GBCA is a national, not-for- Rating Tools profi t organisation that is committed to developing Rating tools were one obvious method of demon- a sustainable property industry for Australia by en- strating and measuring this objective. Five rating couraging the adoption of green building practices. tools were investigated in detail: It is uniquely supported by both industry and gov- ernments across the country. • Green Star The Green Star system considers a broad range of • LEED practices for reducing the environmental impact of • BREEAM buildings and to showcase innovation in sustainable • TEFMA building practices, while also considering occupant ® • SPeAR health and productivity and cost savings. Nine categories are assessed with the Green Star Each tool had strengths and weaknesses. The tools: [1] most relevant tool was the Green Building Council of Australia’s Green Star rating tool; however, this • Management tool did not address education buildings at the time. • Indoor Environment Quality This was a key barrier for the project, which will be • Energy discussed in detail later in this case study. • Transport Each of these tools was used to provide targets, • Water benchmarks, initiatives, and ideas. A gap analysis of • Materials the tools identifi ed that all issues were covered. • Land Use & Ecology

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JGB_V4N4_a05_anning.indd 43 12/18/09 4:18:43 PM • Emissions Without this information, it was impossible to as- • Innovation sess the performance of the building, and therefore These categories are divided into credits, each any additional cost necessary to achieve the neces- of which addresses an initiative that improves or sary “world’s best practice” rating. This also meant has the potential to improve environmental perfor- that construction would not begin in earnest, as mance. Points are awarded in each credit for actions any items constructed either could not be changed, that demonstrate that the project has met the overall or could only be changed with cost and program objectives of Green Star. implications. Once all claimed credits in each category are as- However, Bond University was absolutely com- sessed, a percentage score is calculated and Green mitted to achieving a certified rating as a world’s Star environmental weighting factors are then ap- best practice building, and this leadership and vi- plied. These environmental weighting factors vary sion was fundamental to achieving this target. Even across states and territories to refl ect diverse environ- when numerous risks were identifi ed, Bond Univer- mental concerns across Australia. sity remained committed. The following Green Star Certifi ed Ratings are available: BUILDING DESIGN • 4 Star Green Star Certifi ed Rating (score 45–59) Design Philosophy signifi es Best Practice in environmentally sus- Before pen was put to paper a couple of very inten- tainable design and/or construction. sive workshops with the architects and engineers • 5 Star Green Star Certifi ed Rating (score 60–74) ventured that the process should not start with cre- signifi es Australian Excellence in environmen- ating shapes but with the vision of what was wanted tally sustainable design and/or construction. out of the building and where on campus it could • 6 Star Green Star Certifi ed Rating (score 75–100) be best located—to use cutting edge design and signifi es World Leadership in environmentally technologies. The shape of other recent additions to sustainable design and/or construction. campus was known almost from the very start. In- deed, the process from design to construction and Uncertainty for this Project handover was fairly linear and expected. When design started, there was no Green Star edu- After two months of design work on the MSSD cation tool and as such no certifi ed rating could be the building’s shape was still unknown. For other achieved. There was an office tool, and guidance buildings, in that time frame the University Council was available from this tool on the likely credits that would have had the shape of the building, a bud- would be included in an education tool. The GBCA get, and it would have been signed off. It has been advised that an education tool was in development a process of working through those kinds of things. and would be released in the near future. In fact, the It is an expensive building, and the process has been PILOT education tool was not released until May particularly diffi cult because of the moving six-star 2008, 15 months after design commenced. Before green target. the tool was released a number of key questions were Part of that education tool is that all the offi ces unanswered for the design team as the contents of are the same size. Everybody through assistant pro- the Green Star tools is confi dential until the PILOT fessor, associate professor, professor, and tutor to a is launched. These included: Ph.D. student all get the same size offi ce; it doesn’t • Would there be any new credits in the tool? make any accommodation difference when the • What would the weightings be for new credits? make-up of the staff changes. • What would the key water, energy and fl ow to And it is not a large room. That was done fi rst to sewer benchmarks be? save space, but the real reason was to provide a com- • When will the tool be released? fortable enough space so that occupants could work • Will we be selected as a PILOT project, as only on their computers or to do what else they needed to six are selected nationally? do, but not be so comfortable that they did not go

44 Journal of Green Building

JGB_V4N4_a05_anning.indd 44 12/18/09 4:18:44 PM Building layout showing orientation, prevailing winds and solar infi ltration. © Bond University and Mirvac Design.

out of the room and get that interactivity with oth- ditions and ceases operation of the air conditioning ers. The rooms need to be large enough to be com- plant, and building occupants open their windows fortable but, if staff are to engage with other people to control air temperature and movement to achieve or with students, they have to go outside into the thermal comfort. outdoor-indoor space. The School is the fi rst designated institute to fully Summary of Building integrate environmental, urban planning, and archi- • Double loaded 3 storey building with central tectural disciplines with the practical issues of man- corridors on offi ce fl oors with light wells and aging fi nancial viability and societal expectations. natural ventilation, linked “Living Laboratory” The building’s optimum orientation maximises learning facility. solar gain and the capture of prevailing breezes. All • Orientation: Long axis east–west : Optimum offi ces have operable internal and external windows orientation to maximise natural daylight and to promote cross-ventilation, and ceiling fans reduce capture prevailing breezes. the demand for air conditioning, a major consumer • Construction: Lightweight façade. of energy. When outdoor conditions are optimum • Building spaces: 3 studios, 1 CAD/GIS room, the Mirvac School of Sustainable Development 2 research rooms, 32 offi ces, 4 meeting rooms, utilises a natural ventilation mode; the building’s 1 living laboratory, covered outdoor teaching management system senses favourable outdoor con- and recreation spaces.

Volume 4, Number 4 45

JGB_V4N4_a05_anning.indd 45 12/18/09 4:18:44 PM Building Systems and Environmental Initiatives • Water effi cient equipment, fi xtures, and fi ttings • Multi-split VRV air cooled air conditioning sys- are used throughout the building. tems to take advantage of the wide load diversity • All systems integrated onto the MSSD BMS, within the building (estimated by Bond Univer- which is connected to the campus wide BMS. sity as 80% of offi ces vacant 80% of the time). • Provision of an advanced “Living Laboratory” • Mixed mode with ceiling fans to encourage facility where static and active touch panel dis- natural ventilation and extend the comfort range plays, along with cut-away wall sections will without air conditioning. explain how the building works and what the cur- • Naturally ventilated corridors and common rent and historic performance of the building has areas. been. This facility will be used internally by Bond • Occupancy and daylight controlled high effi - University to compliment the curriculum and is ciency lighting (T5) with task lighting in offi ces. expected to attract signifi cant attention from oth- • Regenerative lift technology that generates elec- ers in the construction industry and broader com- tricity as the lift descends. This technology is munity with an interest in sustainable buildings. fully metered to allow for student and industry • 90% of construction waste by weight was reused analysis of the effectiveness of this technology. or recycled. • Solar hot water with gas boost. • Refrigerants with zero ozone depleting potential • Inclusion of 18.375kW PV Cells and 1kW Wind and minimal global warming impact. Turbine. • 30% of cement in concrete was substituted with • Grey water collected from the building is treated fl y-ash in all concrete to reduce embodied energy. to Class A standard and stored in a 45,000 litre • Low volatile organic compound paints, car- irrigation tank. This grey water is combined pets, and furniture to improve the indoor with rainwater from the roof of the adjacent environment. maintenance shed to supply 100% of landscap- • Offi ce spaces have been designed to standard ing irrigation water needed for the MSSD. sizes to minimise waste and over 95% of loose • Rainwater is collected from the roof of the furniture is recycled. MSSD building and treated before being used to • Extensive cyclist facilities for staff and students. fl ush urinals and toilets. Excess rainwater from • The quantity of fl ows to the Council sewer sys- this system is directed to the 100,000 litres of tem have been reduced by 52% compared to a rainwater storage and used for irrigation. benchmark building.

Building cross section showing the natural ventilation strategy for the building. © Bond University and Mirvac Design.

46 Journal of Green Building

JGB_V4N4_a05_anning.indd 46 12/18/09 4:18:44 PM TABLE 2.

Management Indoor Air Quality Energy • Green Star Accredited Professionals • The building was designed for 60% • The design reduces the energy provided sustainability advice of the UFA to have a 2.5% daylight consumption and greenhouse gas throughout the design and delivery factor. emissions of the base building period. • Glare was reduced across the UFA compared to a conventional • Comprehensive pre-commissioning, by using shading devices. benchmark building as follows. commissioning, and quality • High frequency ballasts were Bond University School of monitoring was performed by installed in fluorescent luminaries Sustainable Development was the appropriate contractors and over a minimum of 95% of the UFA. modelled to produce 19,800 kg

subcontractors. • The facility lighting design provides CO2/yr, compared to a benchmark

• The design team and the contractor a maintenance luminance of no of 113,252 kg CO2/yr, which is an provided information and more than 25% above those 82% reduction. documentation to the building recommended in AS1680.2.3 for Sub-meters are provided to monitor owner regarding design intent, 95% of the UFA. both lighting and general power as-installed details, commissioning • All of the UFA has a direct line of consumption. reporting and training of building sight to the external environment. The sub-meters are connected management staff. • Thermal comfort levels for the as- to the BMS and continually • The building will undergo a 12- built design of the UFA have been demonstrate actual performance month commissioning / building assessed and used to evaluate against energy benchmarks. tuning period. appropriate servicing options. Energy demand reduction systems • An independent commissioning • A Predicted Mean Vote (PMV) are installed to reduce peak agent was appointed. level of between –1 and +1, demand on electricity infrastructure • A Building Users’ Guide is provided. calculated in accordance with by 40%. • Site specific Environmental ISO7730 (or equivalent using This has been achieved by on-site Management Plan (EMP) for the Draft ASHRAE Comfort Standard generation. works in accordance with Section 55 and “Developing an Adaptive Highly visible, internal stairs with 4 of the NSW Environmental Model of Thermal Comfort and good daylighting are provided as Management System guidelines Preference–Final Report on ASHRAE an alternative to using the lift. (1998). RP884”) has been achieved during Services to each space automatically • 90% of construction waste by Standard Hours of Occupancy and shut down when not in use. weight was reused or recycled. using standard clothing, metabolic All spaces have individual light • The building’s environmental rate, and air velocity values for 98% switches. attributes are displayed in a manner of the year. Switching is clearly labelled and that can be readily understood by • Every enclosed office is provided easily accessible by building building users. with individual control of its air occupants. • A facilities management supply rates and air temperature. An automated lighting control, representative was included on the • Every enclosed office has openable including occupant detection and design team. windows. daylight adjustment, is provided. • The building services noise level meets the recommended design sound levels provided in Table 1 of AS/NZS 2107:2000. • 95% of all paint, adhesives, sealants, carpets, and other floor finishes, are low-VOC emitting. • 95% of all tables, chairs, and desks are recycled. • No composite wood products were used in the project. (continued on next page)

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JGB_V4N4_a05_anning.indd 47 12/18/09 4:18:44 PM Transport Materials Emissions • The number of car parking • A dedicated storage yard is provided • 95% of all HVAC refrigerants in use spaces provided on the site was for the separation, collection and have an Ozone Depletion Potential significantly reduced. recycling of office consumables. (ODP) of zero and the specified • All parking spaces are designed • The concrete used in the building thermal insulation does not use and labelled for small cars. construction has 30% of cement ozone depleting substances in both • The parking space is dedicated replaced with an industrial waste manufacture and composition. solely for use by carpool product. • All stormwater leaving the site, at participants, hybrid or other • The total PVC content cost for major any time up to a 1-in-20 year storm alternative fuel vehicles. services elements was reduced by more event, is treated/filtered. • Secure, undercover storage is than 60% (by cost) by replacing PVC • The development does not increase provided for 10 student bicycles. with alternative materials. peak stormwater flows for rainfall • Lockable, undercover storage is • All timber products used in the events of up to a 1-in-2 year storm. provided for 5 staff bicycles. building and construction works were • The outflows to the sewerage • Showers, changing facilities, and sourced from either post-consumer system due to building occupants’ lockers are provided for cyclists. reused timber or Forest Stewardship usage have been reduced through • A dedicated, well lit, and Council (FSC) certified Timber. the use of an on site grey water signposted pedestrian route, • The flooring used in the project has a treatment system. The annual flow linking the site to public reduced environmental impact. to sewer from this building has transport nodes and other • 95% of the joinery (by area) used been reduced by 52%. nearby amenities is provided. in the project is new and has been • No light beam is directed beyond designed to be modular and easily the site boundaries or upward disassembled for future reuse. without falling directly on a • Loose furniture used in the project has surface with the explicit purpose of a reduced environmental impact by illuminating that surface. being recycled from other parts of the • There are no evaporative heat University. rejection systems in the project. • In excess of 50% (by area) of the structural framing, roofing, and façade cladding systems are designed for disassembly. Land Use and Ecology Water Innovation • The development site is neither • The potable water consumption in the Innovation points awarded by the prime agricultural land nor land building has been reduced by using Green Building Council of Australia on or within 100m of a wetland. water efficient fixtures/fittings, and by were: • The ecological value of a using rainwater and recycled water. • For exceeding the benchmark PVC development site was enhanced • Water meters have been installed for all minimisation, with 96% achieved beyond its previously existing major water uses. Meters are linked to compared to a best practice state primarily through the the Building Management System to benchmark of 60%. inclusion of an artificial wetland. provide a leak detection system. • For exceeding the benchmarking • Cut and fill were balanced on • All of the water requirement for for learning resources, with the campus and there was no landscape irrigation is sourced from the self-guided tour and living exportation of topsoil from the rainwater and recycled water collected laboratory described below going immediate site. on site. above and beyond the Green Star • No water-based heat rejection system requirements. is used. • For the installation of a regenerative • Temporary storage has been provided drive lift in a university building, for fire protection system test water with a multi-function meter linked and maintenance drain-downs for to the living laboratory display and reuse on-site. educational screens.

48 Journal of Green Building

JGB_V4N4_a05_anning.indd 48 12/18/09 4:18:45 PM LEARNING ELEMENTS One of the stations on the tour is the Living The ability of the building to provide learning was Laboratory which is a major feature itself. This is a critical objective of the design. This is achieved in a separate building available for use by the commu- two key ways. The fi rst is through the living labora- nity and Bond classes to learn about sustainability. tory, and the second is through the self-guided tour. The key feature is two touch screen TVs linked The Self-guided tour is a 13 station guide to the into the BMS that feed live building information to building that explains each of the sustainability as- users. This includes: pects of the design and construction of the building. Additional features include the water treatment • Energy consumption, broken down per meter, plant behind glass doors, which allows everyone which includes lighting and power separately for access to view the plant and see the different com- each level, lift energy, and greywater treatment ponents and how everything is working. This tour energy. is all accessible at ground level at all times, for the • Energy generation by the wind turbine and PV community to be able to access it. cells.

The self guided tour is based around 13 stations. © Bond University.

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JGB_V4N4_a05_anning.indd 49 12/18/09 4:18:45 PM The panel below is an example of one of the self guided tour stations. This outlines the water strategy for the building which includes rainwater capture and greywater treatment and resue. © Bond University.

• Water consumption. disciplines to allow for the additional design time • Water storage in tanks. and interaction required to achieve a world’s best • Water treatments. practice building. • Data from the rooftop weather station. Whilst a site offi ce was not established for this project, and is not the norm for building projects KEY LESSONS LEARNED AND SUCCESSES in Australia, there are potentially significant de- A number of key lessons were learned during the sign, cost and clash benefi ts to be reaped by facili- Bond University Mirvac School of Sustainable De- tating and forcing maximum interaction between velopment project. Bond University wants others to disciplines. learn from the successes and mistakes of the build- ing, realising that this is fundamental to sustainable Rating tools design. The use of the Green Star tool to deliver a formal, These are outlined below. third party certifi ed rating of the building has pro- vided Bond University with significant benefits. Sustainable design is integrated design This includes the ability to clearly communicate One of the most fundamental lessons that was rein- with industry and the market. This was a relatively forced during the building was that sustainable de- expensive exercise for a small building such as the sign is integrated design. Numerous workshops and Bond University MSSD, with the administration weekly design meetings aided in team communica- and documentation costs being similar for a project tion; however, there were still situations where com- of this size and a $100M+ project where the econo- munication could have been improved. A proactive mies of scale are signifi cantly improved. client and project manager were critical to effective Arup have also been involved in a number of proj- communication. Additionally, there is a need for all ects that use the Green Star tools as a framework,

50 Journal of Green Building

JGB_V4N4_a05_anning.indd 50 12/18/09 4:18:45 PM The plan below summarised the self-guided tour and each of the 13 stations. © Bond University.

1. Bio retention basin: capture and naturally treat stormwater in a 1 in 20 year event. Landscaping for natural habitat. 2. Living Lab: information and building tour. 3. Cyclist facilities: for staff and students. Staff have lockers and showers. 4. Sun, glass, and light: ventilation, orientation, day light, glazed windows, shading, glass type. 5. Ecological Finishes: acoustic screen, partitions, ceiling tile, VOCs. 6. Photovoltaic Cells: 18kW to generate 13,500kWh per year. 7. Materials: recycled reo, recycled concrete, timber, roof sheeting disassembly. 8. Services: generator, BMS, MSB, fi re room, riser, weather station, plant rooms. 9. Regenerative Drive Lift: generates electricity on the descent. 10. Waste Storage: dedicated waste storage. 11. Water demand: minimise demand, low fl ow fi xtures and fi ttings. 12. Water supply: greywater treatment, rainwater harvesting, subsurface irrigation. 13. Wind turbine: For demonstration.

without seeking formal certifi cation. In addition to through the PILOT tool, there were benefi ts to this not being able to market this rating, in our experi- process. This included the fact that design initiatives ence the building does not achieve the same level of were not just included to chase points. As the team performance with a certifi ed rating, as the detail and had 15 months of design before the tool was released, initiatives are not always implemented and assessed each feature had to be identifi ed and thoroughly ana- with the same level of thoroughness. lysed to justify its inclusion in the building. In saying this, whilst it was frustrating, and costly, For any tool that looks to use a rating tool, it to proceed before the tool was released, and to work is possible to achieve the best of both worlds. The

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JGB_V4N4_a05_anning.indd 51 12/18/09 4:18:46 PM ability to cross check against the desired tool early The project team, and Bond University, would in design, as well as to “park” the tool and analyse encourage other projects around the world to chal- options for actual practicality and outcomes, is a lenge the status quo. Don’t assume that things won’t perfect situation. be approved. Someone has to move fi rst and ask the questions. Regulatory Approvals Due to the international nature of this journal, this Engaging Students and the Community case study hasn’t dealt in detail with local details of A number of members of the design team have been approvals. It should be noted, however, that the pro- involved in the building use and operation. Arup cess of seeking to change the playing fi eld and set gave guest lectures on the building as part of the Sus- new benchmarks, particularly around water treat- tainable Construction Course. A number of subjects ment, provided Bond University with a number of taught in the building utilise it for assignments. De- benefi ts. This included a leadership position on the sign team members have been contacted by students issue within Australian education facilities, as well with initiative to provide input and information to as within the Gold Coast region. It also provided the master’s assignments. Bond University also uses the project with confi dence that the default position of building for a number of Master and Ph.D. projects. greywater treatment would be approved as opposed Additionally, tours of the building have been very to the desired blackwater treatment, popular, with a number of post-graduate students

The original water strategy for the building included blackwater treatment and reuse with the building drawing no mains water except during long droughts. Regulatory barriers prevented the implementation of this strategy. © Bond University.

52 Journal of Green Building

JGB_V4N4_a05_anning.indd 52 12/18/09 4:18:46 PM trained to give tours of the building. The demand air conditioning in his offi ce only once during the has been so high that an online booking system has year. This was during winter. During summer the been established, and up to a school group a week conditions were comfortable enough with windows is going through the building and teaching primary open and the ceiling fan operating. This is far above and secondary school students about sustainable de- the modelled comfortable conditions for thermal sign and development. comfort and demonstrates how variable personal thermal comfort is. Operational Performance Operationally, the building has had a number of teeth- Energy Performance ing issues. This is not surprising given it includes a The fi gures below identify the actual energy perfor- number of new technologies and is a world’s best prac- mance compared to the modelled performance of tice sustainable building. Throughout the operational the lighting and HVAC systems. These fi gures dem- issues, the building has still been fully operational. onstrate that the building modelling undertaken in line with the Green Building Council modelling pro- Mixed mode tocols provided accurate fi gures, even for a complex Staff and users are adapting to the requirements of mixed-mode building such as the MSSD. There are a a sustainable building. The staff are now becoming number of broader studies underway in Australia on familiar with a building that is not passive and that the actual performance of Green Star buildings, and needs “driving” to make it provide the necessary con- these studies are likely to provide further guidance on ditions for activities to take place. For instance, oc- the issue of building modelling and usage estimation. cupants have to turn on their offi ce or teaching space to provide the necessary comfort and lighting condi- Modelled First 12 tions for those activities to take place. If the spaces Annual months of are not keyed in, then the space remains inert and Figure operation Difference does not use wasteful energy. In fact, the building (kWh) (kWh) (kWh) and the occupants now work as a team to minimise Lighting 17,540 20,076 2,536 energy use whilst maximizing comfort conditions. HVAC 31,613 32,088 475 A number of complaints were made about the temperature of the building during the early phase. BENEFITS TO BOND UNIVERSITY Whilst a building user’s guide was developed and Bond University has obtained a number of benefi ts distributed explaining the design intent of the build- from achieving a world’s best practice sustainable ing and how each system operated, there were still a education facility. number of people who were uncomfortable. These include: For example, in August 2008, a few months after the building had been opened; there were a • A calculated fi nancial payback of nine years on particularly cold few days. During this time, the the additional investment in the building above naturally ventilated corridor was cold, in the order business as usual. This does not allow for ex- of 12–13°C. A number of complaints were raised. pected increases in utility costs which will see These complaints were satisfi ed through providing the payback reduce to in the order of fi ve years. the occupants with the average temperatures, which • Marketing to attract students nationally and for that time of year is a daytime figure of 21°C. internationally. This information was suffi cient to satisfy occupants • Partnerships with overseas universities in the UK that the design was not fl awed, explaining that there and the UAE. would be a few days in summer when the corridors • Partnership with the development of sustainable were particularly hot, and a few days in winter when codes in the Middle East. they would be particularly cold. • Corporate change-driven engagement in the There has also been good feedback. Discussions university and the establishment of a University with one staff member identifi ed who had used the Committee driving campus-wide sustainability.

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JGB_V4N4_a05_anning.indd 53 12/18/09 4:18:46 PM • Retrofi tting of the university using experiences the Mirvac School of Sustainable Development. gained in the development of the building. A site tour map that outlines the viewing stations • Learning facility, with numerous subjects in- for each of the sustainability attributes is avail- cluding lectures, tours, or assignments on the able from the living laboratory. The tour leads building, which are in addition to the use of the students through the site to strategically located facility for teaching purposes. viewing stations. Information boards are located • A number of awards have been given to the at each viewing station enabling students to building including: learn about the sustainability attributes and their – Green Star Education PILOT 6 Star World’s effect on the surrounding environment. Best Practice rating. • Providing a platform to launch the University – Winner of the prestigious 2009 Royal Institu- Mirvac School of Sustainable Development on tion of Chartered Surveyors (RICS) “Sustain- the world stage by conducting tours for inter- ability Awards.” national visitors and organisations pursuing – 2009 Queensland Environmental Protection sustainability, including a delegation from the Agency Sustainable Industries Award “Sus- Masdar project in Abu Dhabi. tainability in the Built Environment Award.” • Providing a unique teaching environment for – 2009 Queensland Regional Architecture students of the school and allowing the develop- Awards “Sustainable Architecture Award.” ment of a unique suite of subjects in sustain- – 2009 Queensland State Architecture Awards ability due only to the way the building was de- “Sustainable Architecture Award.” signed and built (interactive data display in the – Gold Coast City Council–2009 Urban De- living laboratory). sign Awards, Award of Excellence in Urban • Providing an opportunity for school students Design and the People’s Choice Award. to engage on local, national, and international “real world” projects in sustainability due to the CONCLUSIONS international recognition of the building and the The development of the Bond University Mirvac school’s unique curriculum. School of Sustainable Development building has This article provides a case study of the sus- achieved all of the original objectives which include: tainability journey of the Bond University Mirvac • Providing fi rst class accommodation for both School of Sustainable Development (MSSD) build- staff and students. ing, with a particular focus on the use of the Green • Providing a world class example of what can be Building Council of Australia Green Star Education achieved in designing and building a true triple PILOT tool. bottom line sustainable building. ARTICLE ACKNOWLEDGEMENTS • Providing an opportunity for Bond University • Bond University (John Le Lievre, Jim Smith, students at large to appreciate triple bottom line George Earl, Marisa Mansfi eld) sustainability, while at the same time providing a • ADCO constructions (Matt Bedford) platform for community engagement in sustain- • Green Building Council of Australia (Adam ability by the use of the living laboratory. The Beck and Andrew Aitken) building’s environmental attributes are displayed • Mirvac and Mirvac Design (Shauna Coffey) in a manner that can be readily understood by building users. These are presented in thir- REFERENCES teen information stations located at key points • Bond Uni website around the building and are part of the build- • Bond uni living lab article ing tour conducted by staff in the school. The • Green Building Council of Australia (GBCA) building tour aims to educate students and visi- http://www.gbca.org.au/green-star/rating-tools/ tors about the ecologically sustainable attributes green-star-rating-tools/953.htm incorporated into the design and construction of • Mirvac website

54 Journal of Green Building

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