CASE STUDIES 2013

1 2 Victoria Avenue, Perth, WA 54

2 Affinity Village Club House, Baldivis, WA 58

3 ANZ Centre, Melbourne, VIC 60

4 Darling Quarter, Sydney, NSW 62

5 Green and ‘future proofed’: ISPT’s Green Star portfolio 66

6 Lend Lease: Greening the residential sector one apartment at a time 68

7 McDonald’s Kilsyth South Restaurant, Melbourne, VIC 70

8 Metcash Distribution Centre, Sydney, NSW 74

9 Monash University Briggs Hall and Jackomos Hall, Melbourne, VIC 78

10 Sydney Water Corporate Headquarters, Sydney, NSW 82

11 The GPT Group Head Office Fitout, Sydney, NSW 86

12 The Key Spec 1, Keysborough, VIC 90

53 CASE STUDY

1

2 VICTORIA AVENUE

2 Victoria Avenue may seem small when compared to some of its high-rise counterparts in the Perth CBD, but as the very first project in Western Australia to achieve Green Star As Built certification, 2 Victoria Avenue represents big thinking, big sustainability and big leadership. A showcase office development, 2 Victoria Avenue is the first in Western Australia to achieve the Green Star certification ‘trifecta’ of Design, As Built and Interiors ratings. And, through the sustainable initiatives implemented and the achievement of Green Star certified The project ratings across all project phases, Stockland at a glance has delivered a ‘future-proofed’ asset that will deliver ongoing benefits through a 6 Star Green Star – Office Design v2 quality indoor environment and operational rating representing ‘World Leadership’ cost savings. in environmentally sustainable design When asked why it was so important 5 Star Green Star – Office As Built v2 for Stockland to achieve a Green Star and 5 Star Green Star – Office As Built rating for the development – Interiors v1.1 ratings representing a first in the Perth market – Stockland’s ‘Australian Excellence’ in Environmental Sustainability Manager, environmentally sustainable Greg Johnson, gives a simple answer. construction and interiors “Sustainability is embedded in The first development in Western our entire business and we have been Australia to achieve Green Star achieving Green Star ratings across a range As Built certification. 1 of sectors since 2008. The achievement of a Green Star As Built rating was a key

54 We“ set out to deliver a flexible and sustainable 5 Star Green Star - rated office building that could ‘stand the test of time.’ PROJECT DETAILS Owner ”Greg Johnson Stockland Environmental Sustainability Manager Stockland Location 2 Victoria Avenue, Perth, Western Australia

Size 7,200 square metres NLA

Project team commitment from the beginning of the Architect/Landscaping Consultant project. The As Built rating authenticates the Woodhead design of the building and will ensure that 2 Victoria Avenue can meet our tenants’ What 2 Victoria Project Manager APP needs for a high performance, sustainable Avenue Achieved: office space, now and into the future.” Structural/Civil Engineer Johnson explains that while Water Arup Stockland’s initial objective was to obtain a Reducing 2 Victoria Avenue’s 5 Star Green Star – Office Design v2 rating reliance on potable water consumption Main Contractor Diploma Civil Construction for the base building design, an aspirational was a top priority for the project team through approach to sustainability and partnership the building’s design and construction. Building Service Engineer/ with industry leaders enabled the developer “We are very conscious of the impact of local ESD Consultant to go one step further to achieve a ‘World conditions. At a time when Western Australia AECOM Leadership’ 6 Star Green Star – Office was in the throes of drought and with utility Design rating. prices ever on the rise, achieving the best “When it came to construction, possible water conservation outcome was we again decided to target 5 Star Green very important,” explains Johnson. For the As Star, and were pleased to achieve this Built submission, the project achieved 11 of level of certification for both the base the 13 points available under the Green Star building and our own fitout. Changing ‘Water’ category, scoring all available points circumstances meant that there were a for potable water efficiency. few aspects of the original design that Water is captured from 5 Star couldn’t be practically implemented WELS-rated showers and taps before being through construction, but the building has diverted for treatment by the building’s proven extremely successful nonetheless. onsite greywater system. This treated water We are thrilled with the way the building provides 100 per cent of water used for toilet is performing three years on, and pleased flushing across the development. Waterless with the recognition we have received for urinals further reduce water consumption our leadership in achieving a Green Star and fire test water is returned to the onsite As Built rating,” says Johnson. storage tank to be reused for site irrigation.

55 1

56 CASE STUDY / 2 Victoria AveNUE

Together, the water efficiency measures implemented at 2 Victoria Avenue are conserving up to 4.4 million litres per year, a saving that equates to nearly two Olympic-sized swimming pools. Now a relatively common feature in the Australian commercial office sector, at the time that 2 Victoria Avenue was designed greywater treatment had never been implemented in a commercial building within the Perth CBD. Through the successful installation of the system, 2 Victoria Avenue became the Western Australian ‘test case’ for greywater. Project ESD Consultant, Graham Agar of AECOM explains how the implementation of the system at 2 Victoria Avenue has paved the way for recycled water treatment within the Perth market. “2 Victoria Avenue was one of the first projects to achieve an approval in principal for the design of the system, but the first Perth CBD project to have the system tested, commissioned and approved for operation. The commissioning, testing and reporting procedure required to be undertaken is now well understood by both contractors and the Western Australian Department of Health, Energy Although the wind-turbine technology meaning future projects will benefit from The energy efficiency initiatives was not implemented, Johnson is proud of the lessons learnt at 2 Victoria Avenue.” at 2 Victoria Avenue, which include T5 the leadership that Stockland and AECOM lighting, sub-metering and motion-sensors, were able to demonstrate by incorporating IEQ zoned lighting, and active chilled beam air the turbines into the building’s design. In addition to the pioneering approach conditioning, together save the building around “Knowing what we know now, we might have taken to the delivery of environmentally 50kg of CO2 per square metre of net lettable looked to other alternative energy generation sustainable outcomes, fitout flexibility, area each year – equating to a saving of initiatives, but at the time we were committed occupant amenity and indoor environment approximately 350 tonnes of CO2 each year to the turbines not only for their energy- quality (IEQ) were all high priorities. At the and around $61,000 in electricity costs. generation capacity, but as a way of visually time that the building was designed, For its Green Star – Office Design rating, demonstrating our environmental commitment the Perth market was at the peak of the 2 Victoria Avenue was recognised with a to the community. We’ve achieved great resources boom and the building was Green Star ‘Innovation’ point for the inclusion results for energy from other initiatives, so in specifically designed to accommodate the of three 2.5kW wind-powered helical turbines, the end I think we came out ahead. You never staff fluctuation and workforce mobility typical capable of generating between 6,600 know if you don’t try,” he concludes. to the resources sector. Floor plates can be and 9,600 kWh per year. However, public It is clear that the leadership shown easily reconfigured to accommodate multiple concerns and technology barriers meant that and the knowledge and experience gained tenancies, which are individually monitored the turbines were not installed at the time from 2 Victoria Avenue has inspired other and controlled to maximise energy-usage of construction. developers and project teams in Western efficiencies across the building. The building’s “The wind turbines were ideal on paper Australia to strive for Green Star ratings. active western façade incorporates but, as project teams so often discover, when Nowhere is this more evident than the automated shading, which acts to increase it came to implementation, there were external exponential growth in Green Star certifications occupant comfort by managing glare and concerns raised and risks identified with the achieved in Western Australia in 2012 – triple heat gain. The specification of low-volatile technology. As a developer, it’s important to that of the year before. By pioneering green organic compound (VOC) finishes and understand that no building exists or functions technologies and sharing their successes, low-formaldehyde wood composite products in isolation. In view of this, the decision was the 2 Victoria Avenue project team has throughout also make 2 Victoria Avenue a made not to pursue the implementation of forged a new, more sustainable path healthy and comfortable place to work. the turbines,” says Johnson. for the urban landscape of Perth.

57 CASE STUDY

2 AFFINITY VILLAGE CLUB HOUSE

A Green Star rating leaves a community building, and individual metering The project with a lasting legacy – and a cost effective and motion sensors which will reduce at a glance one at that. One of Australia’s first energy consumption. public buildings to achieve Green Star Barry Mann, Stockland’s General 5 Star Green Star – Public Building certification, the Affinity Village community Manager of Development in Retirement Design PILOT rating representing centre, called the ‘club house’, is a positive Living, says: “In achieving the first Green Star ‘Australian Excellence’ in example of how a Green Star-rated rating for any retirement living building, we environmentally sustainable design building not only delivers energy and water have demonstrated our industry leadership First retirement living community efficiency, but also fosters a sense of pride and set a new benchmark in sustainability. centre to achieve a Green Star within the community it serves. “The energy and water initiatives rating in Australia Affinity Village, a Stockland Retirement within the community centre will deliver Achieves substantial cost savings when Living project in Baldivis, Western Australia, savings of up to $50,000 per year on utility compared to a ‘standard’ approach, up now boasts one of Australia’s greenest club bills, which bring tangible benefits to our to $50,000 in utility savings each year. houses, having achieved the first Green Star residents. We are now working to transfer rating for such a facility in October 2012. the knowledge gained from this project The brand new club house offers to other projects,” Mr Mann adds. residents a range of activities, including a Stockland believes the achievements media room, dining room, swimming pool, on Affinity have “paved the way for us to do gym, bowling green and café. The club it even better on Selandra Rise and Mernda house was awarded its Green Star rating in Victoria, where we are using a Green Star for a range of environmentally sustainable tool we custom-built with the GBCA to rate initiatives, including passive solar design, the entire retirement village. Once again high levels of indoor environment quality, this will be a first in Australia.” 2 the clever supply of natural light to the “As well as the operational cost benefits, the low-water use landscaping will mean that the landscape amenity will have more What The AFFINITY VILLAGE resilience in any potential future water CLUB HOUSE ACHIEVED: shortages or restrictions. This will not only benefit the building, but the surrounding Energy community as well,” Napper says. The project achieved 12 out of In addition, energy and water the 22 points available in the Green Star consumption and savings data is displayed ‘Energy’ category, with 10 points awarded in real-time in the public area on screens, for greenhouse gas emissions reduction encouraging club house members to strategies, and two points awarded for peak ‘do their bit’ to reduce their resource energy demand reduction. The building consumption whilst educating them has achieved a 50 per cent reduction in about environmental sustainability. emissions when compared with a standard Prasanna Suraweera, ESD Section building of similar size. Energy efficiency Manager with Wood & Grieve Engineers measures, including extra insulation in walls says: “This outcome represents a significant and ceilings, high-performance glazing achievement in this sector where sustainability to help the building retain heat in winter has been largely ignored or lacked focus. and stay cool in summer, and individual The relatively small scale of the building metering and motion sensors, ensure presented a number of challenges which the club house uses only the energy it required a shift in thinking when considering really needs – reducing the building’s appropriate strategies. Luckily, we had a operating costs. dedicated project team that put a lot of effort Affinity Village’s club house will deliver into getting a good outcome for the project. PROJECT DETAILS a 62 per cent reduction in lighting energy As well as pursuing an As Built rating, we are Owner consumption, when compared with a now looking at ways to further improve this Stockland Retirement Living standard building of similar size, through strategy and its business case.” the use of high-efficiency light fittings and Location lighting controls. A lighting control system Places for people Norwood Avenue, Baldivis, was utilised to ensure lighting energy was The Affinity Village club house is a clear Western Australia not wasted, as a large portion of the building demonstration that green buildings are places Size had an intermittent occupancy profile. for people. The provision of facilities for cyclists 1,190 square metres GLA With the combination of motion sensors helps to reduce transport-related emissions and daylight harvesting, the building is able and supports residents’ exercise and activity. to respond to the actual use of the building Carpets and paints low in volatile organic Project team and user demands. compounds were selected, as they emit fewer Project Manager The energy consumption from HVAC chemicals and are often better for people with Stockland Development Pty Ltd was also reduced by 59 per cent. This was allergies and respiratory problems. achieved through a combination of heat The residents of Affinity Village are Main Contractor Gallacher PTY LTD exchange systems and, more importantly, thrilled with their new facility. “We are CO monitoring and control. Once again awestruck by the plans of our new 5 Star 2 Architect the intermittency of the occupancy profile Green Star club house. We all feel so proud T&Z Architects (common to most public buildings) was that our community centre was awarded the key driver in selecting this strategy. the prestigious Green Star rating. It will be a Building Service Engineer/ESD “The operating cost benefit resulting fabulous, modern addition to our retirement Consultant Wood & Grieve Engineers from the club house’s energy efficiency village,” says resident, Jenny Long. performance is expected to be more than “Overall, the sustainability features Structural Engineer $40,000 a year, based on current prices,” within Affinity Village’s club house are predicted Structerre says Stockland’s Environment Manager – to reduce the annual electricity, water and gas Retirement Living, Matthew Napper. bills for the community centre by up to 48 Acoustic Consultant Herring Storer Acoustics per cent, or up to $50,000. We’ve developed Water a building that will tread more gently on the Landscaping Consultant The project achieved six out of environment, be more functional, light and PlanE 12 points available in the ‘Water’ category spacious, healthier to be in and cheaper through a combination of high-efficiency to run,” Barry Mann concludes. fittings and fixtures and selection of low- water use plants and appropriate irrigation techniques. The 60 per cent reduction in potable water consumption represents an operational cost benefit of $2,000 a year.

59 CASE STUDY

3 ANZ CENTRE MELBOURNE

office emphasises and facilitates teamwork, offering a range of interconnected spaces to support individual and group working styles. According to ANZ Group General Manager for Property, Kate Langan, ANZ is reaping the rewards of its investment in the Green Star initiatives at its global headquarters. “The implementation of ongoing operational efficiencies, made possible by ANZ Centre’s Green Star-certified environmental design, has reduced our annual electricity demand by over 12 per cent since the building’s opening. This has translated into energy cost savings of around For a bank that has been recognised $200,000 per annum, a ‘good news story’ The project as the most sustainable in the world no in a time when energy costs are rising,” at a glance less than five times in six years by the she says. global Dow Jones Sustainability Index ANZ Group Chief Operating Officer, 6 Star Green Star – Office Design v2, (DJSI), it is perhaps unsurprising that ANZ Alistair Currie, is full of praise for the value 6 Star Green Star – Office As Built v2 and 6 Star Green Star – Office Interiors should have one of the most sustainable that Green Star sustainability measures are v1.1 ratings, representing ‘World office fitouts in Australia. What is adding to the operational efficiencies of the Leadership’ in sustainable design surprising is the scale at which ‘World ANZ Centre, and to ANZ as a business. and construction Leadership’ sustainable office design “As we continue our focused Largest single-tenanted 6 Star Green has been achieved at ANZ Centre expansion into Asia, ANZ Centre serves Star – Office Interiors v1.1 rated in Melbourne’s Docklands. as a very important benchmark for building in Australia The 83,796 square metre office environmental efficiency and great achieved 6 Star Green Star – Office Interiors workspaces, and will play a major role 70% reduction in base building v1.1 certification in July 2012, making it the in helping us achieve our business and greenhouse gas emissions in comparison to a typical 2.5 Star largest single-tenanted 6 Star Green Star sustainability objectives,” he explains. NABERS Energy rated building. rated office fitout in the country, and only the “Not only has the Centre helped second building in Australia to have achieved ANZ reduce the size of its carbon footprint, the 6 Star Green Star certification ‘trifecta’ it has also helped deliver energy cost of Design, As Built and Interiors ratings. savings by using less energy during peak ANZ Centre is a campus-style office times when energy is at its most expensive. development comprised of two interlocking This is money that can be re-directed into built forms of five and ten storeys, arranged the business to support our super-regional around two central atria. The design of the strategy,” Currie concludes.

60 PROJECT DETAILS Owner 3 Australia and New Zealand Banking Group Limited

Location 833 Collins Street, Docklands, Melbourne, Victoria

Size 83,796 square metres NLA

PROJECT TEAM Architect HASSELL and Lend Lease Design monitored across the workspaces and additional outside air introduced as Project Manager/Construction What THE ANZ CENTRE necessary. These IEQ measures, in addition Lend Lease Project Management MELBOURNE ACHIEVED: to the specification of low-emissions carpets, and Construction paints, glues and sealants across the ESD Consultant Water building, combine to make ANZ Centre a Lend Lease Design ANZ Centre has been designed for healthy and productive place to work. maximum efficiency when it comes to potable Acoustic Consultant water use. Water from taps, toilets and showers Transport Acoustic Logic Consultancy and Marshall Day across the tenancy is reticulated to the Centre’s ANZ Centre delivers a number of onsite blackwater treatment plant, saving significant environmental benefits as a Services Consultants thousands of litres of potable water annually result of sustainable transport initiatives. Norman Disney & Young, Umow Lai and generating significant cost savings. The building’s close proximity to public and AECOM transport including trains, trams, buses and Structural Engineer Energy cycleways, coupled with the provision of Winward Structures The ANZ Centre building reduces its 560 bicycle racks, change-rooms, showering peak load energy demand with its tenancy facilities and 974 lockers, means that ANZ Interior Designer / tri-generation system. While tri-generation employees are supported in their choice of Landscape Architect technology has become relatively common for less carbon-intensive modes of transport. HASSELL powering base building loads, it is rarely used The number of car parking spaces allocated Building Surveyor to provide direct supply to tenancies. Energy to the ANZ tenancy is 94 per cent lower than PLP Building Surveyors & Consultants modelling conducted for ANZ Centre has the maximum allowed under local planning determined that peak electricity demand for standards, and the project was awarded Facade Engineer the tenancy has been reduced by 20 per cent. an ‘Innovation’ point for exceeding Green Arup Star benchmarks. Independent Commissioning Agent IEQ Modelling undertaken by developer, A.G. Coombs Advisory Services ANZ Centre’s focus on water and Lend Lease, suggests that the decision not to energy efficiency has not come at the cost build the extra car parking spaces equates to of occupant comfort, with indoor environment an embodied carbon saving of 5,681 tonnes quality and user amenity core aspects of the (tCO2-e) – the equivalent of taking 1,000 cars design brief. The central atria allow for ample off our roads for a year. By providing less natural light to penetrate into the workspaces parking, ANZ is also leaving a sustainable and facilitate visual connectivity between legacy for the Docklands community through floors. The fitout was also awarded a Green reductions in fossil fuel consumption Star ‘Innovation’ point for the use of underfloor attributable to private vehicle use by ANZ air-ventilation. While the provision of underfloor employees, and the consequent minimisation heating and cooling is not uncommon, of city congestion. particularly in Europe, the scale at which “We are proud to cater for the growing individual comfort control has been provided number of staff who choose to cycle to to every workstation through the system is as work, particularly given the rising popularity yet a rarity within the Australian market. of cycling across the wider community,” The quality of internal air is further says Langan. “This was a deliberate strategy enhanced at ANZ through the use of low from the outset and we are very proud emission work stations, joinery and furniture. that it continues to be so well utilised and Carbon dioxide levels are constantly appreciated by our staff.”

61 CASE STUDY

4 DARLING QUARTER 4

Sydney’s Darling Quarter embodies Through a shared vision, Australian The project a new era of sustainable development. Prime Property Fund (APPF) Commercial, at a glance As the designer and developer of Darling Lend Lease, the Commonwealth Bank Quarter, Lend Lease has leveraged the of Australia, and the Sydney Harbour 6 Star Green Star – Office Design v2 Green Star knowledge gained from its Foreshore Authority have added 58,000 and 6 Star Green Star – Office As Built work on more than 50 Green Star-certified square metres of Green Star-rated office v3 ratings signifying ‘World Leadership’ in sustainable design and construction projects to transform a forgotten corner space to the city, in addition to 3,000 of the CBD into a thriving mixed use square metres of retail area, a popular The first project in Australia to development, with the 6 Star Green Star illuminated children’s playground with water achieve 6 Star Green Star – Office – Office Design v2 and 6 Star Green Star – features, youth theatre, interactive digital As Built v3 certification Office As Built v3-certified Commonwealth façade and community green. 92% reduction in potable-water Bank Place as its striking centrepiece. “Lend Lease has transformed a use when compared to a standard In a demonstration of how valued previously under-utilised fringe CBD site into office building green building is becoming, Lend Lease’s a dynamic destination for Sydney-siders and 72% reduction in carbon emissions. Chief Executive Officer, Construction & the broader community to enjoy, with access Infrastructure Australia, Mark Menhinnitt, to valuable public amenities and iconic new explains how collaboration between the spaces that will leave a powerful legacy for property sector, government, and corporate future generations,” says Menhinnitt. Australia has resulted in the delivery of this From the very beginning, Green Star ‘World Leadership’ sustainable project. sustainability was the goal towards which

62 all Darling Quarter stakeholders agreed to strive, and Green Star has added value to PROJECT DETAILS all involved by providing a recognised set of Owner benchmarks and a method of measurement What Darling Australian Prime Property Fund (APPF) to underpin the design and delivery of the Quarter achieved: Commercial (managed by Lend Lease) project, and increasing the value and demand and an international investor for sustainable building assets in general. Management “Achieving high environmental ratings Darling Quarter was awarded a Location 1-25 Harbour Street, Darling Quarter, reduces exposure to commercial risk and Green Star ‘Innovation’ point after the Sydney, New South Wales asset obsolescence by ensuring assets project became the first to achieve a 6 Star are ‘future-ready’. Without the ability to Green Star – Office As Built certification Size benchmark the sustainability performance under version 3 of the rating tool. After 58,000 square metres of a new development, the value proposition securing a 6 Star Design rating under commercial office NLA for investment into sustainable practices is version 2, the project team upgraded the less attractive. Green Star has allowed us As Built target rating to 6 Star Green Star Project team to articulate the sustainable performance under version 3. The decision was risky, as of developments like Darling Quarter in a construction had already commenced, but Developer/Project Manager/ concise and transparent manner. This in turn, worthwhile according to Cate Harris, Head of Construction Lend Lease allows stakeholders to be confident that the Sustainability at Lend Lease Australia. finished building is of the highest possible “We considered that a version 3 rating Architect environmental standards,” says John Dillon, would recognise the additional steps that FJMT Fund Manager of APPF Commercial, the joint we had already taken in the design phase to owner of Commonwealth Bank Place. ‘future-proof’ the building, and would serve ESD Lend Lease, ARUP Jennifer Saiz, Head of Group Property for as a clear sign to the wider market that a the Commonwealth Bank couldn’t be happier 6 Star Green Star – As Built v3 rating could Mechanical and Structural with the bank’s new Green Star-certified be achieved on a large-scale building,” she ARUP headquarters, and says that the high-quality says. “As a result, Darling Quarter is the first internal environment at Commonwealth building to achieve such a rating in Australia.” Electrical Consultant Aurecon Bank Place has supported her organisation’s transition to healthier and more efficient Energy Hydraulic Consultant ways of working. Energy-efficient lighting and air Warren Smith and Partners “It’s been great to be able to provide conditioning, onsite energy production via a workplace that reinforces Commonwealth tri-generation and extensive building tuning, Independent Commissioning Agent Norman, Disney & Young Bank’s commitment to our people, have combined to ensure Commonwealth innovation and sustainability. Implementing Bank Place produces 40 per cent fewer activity-based working at Commonwealth greenhouse gas emissions than a Bank not only enhances our people’s comparable 5 Star NABERS Energy-rated ability to deliver great outcomes for our building. This equates to a 72 per cent customers, but it is also a more sustainable reduction in greenhouse gas emissions way of working that reduces our impact when compared to a typical non-Green on the environment and supports greater Star-rated office building in Australia. work life balance,” she says. “Our move to Now that the building is fully occupied, Commonwealth Bank Place has not only Lend Lease notes that the energy reduced our carbon footprint, but has also consumption for some uses, such as improved collaboration and productivity vertical transportation, is even lower than in our teams.” the original modelling anticipated.

63 4

64 CASE STUDY / Darling QuaRter

Achieving“ high environmental ratings reduces exposure to commercial risk and asset obsolescence by ensuring assets are ‘future-ready’.

”John Dillon Fund Manager APPF Commercial – joint owner of Commonwealth Bank Place

Lend Lease attributes this to the large floor at Darling Quarter uses a dual fixed-film “This allowed for the base building to plates of the building, coupled with the biological treatment process, involving a be adapted prior to construction to satisfy building’s occupancy by a single tenant moving bed biofilm reactor (MBBR) tenant requirements and design aspirations. and the interconnecting stairs which in combination with a membrane bio The integrated approach prevented have reduced reliance on lifts. “The high- reactor (MBR). significant amounts of material wastage performance façade is also providing a “As a means of ‘future-proofing’ the that would normally occur in a traditional significant benefit in minimising the energy development, it was important to increase construction with a separate fitout,” consumption associated with the air the levels of water efficiency as much as Harris explains. conditioning systems,” says Harris. possible,” says Jean-Christophe Schrotter, Harris believes that delivering Green Technology & Innovation Manager at Star-certified assets is becoming easier for Water Veolia Water Solutions and Technologies. developers, as the choice of ‘sustainable’ The implementation of rainwater “The water systems at Commonwealth Bank materials is increasingly synonymous with harvesting and onsite recycling systems Place improve upon the technological and the selection of ‘quality’ materials. In the case at Darling Quarter will result in a 92 per efficiency achievements realised by any of Darling Quarter, many of the materials cent reduction in annual potable water product or system on the market to date required to meet the architectural and consumption – 52 million litres of water and will hedge the Commonwealth Bank aesthetic aspirations of the development annually. This equates to more than 20 of Australia against projected spikes in were directly aligned with those needed Olympic-sized swimming pools each year. the price of water in the near future.” to achieve Green Star ‘Materials’ and ‘IEQ’ Onsite blackwater treatment facilities are credit benchmarks. “An example of this is designed to treat and recycle 100 per cent Materials Darling Quarter’s façade, which was required of blackwater generated by Commonwealth The close relationship between for design purposes to have a very high Bank Place, and treats additional effluent Lend Lease, APPF Commercial and the visible light transparency (VLT). The high from mains systems through sewer mining. Commonwealth Bank of Australia enabled VLT of the façade allowed us to gain Green Designed by Veolia Water Solutions a fully integrated fitout to be delivered in Star sustainability benefits through daylight and Technologies, the blackwater system tandem with the base building works. availability to building occupants.”

65 CASE STUDY 5 5

GREEN AND ‘FUTURE-PROOFED’: ISPT’S GREEN STAR PORTFOLIO

Australian property funds management information, benchmarks and our legal attracted and retained stable tenants from company ISPT has a simple goal – to be system. Those investing in or occupying the government and commercial sectors, the best-performing wholesale property properties need benchmarks they can rely which has helped us to grow our business.” fund manager in Australia and the on. We think Green Star certification is one An examination of some of the Green first choice in property for Australian of the quality assurance measures everyone Star projects within the ISPT portfolio superannuation funds. In a business can rely on with confidence.” illustrates not only the diverse application that is by nature focused on stable, ISPT Portfolio Manager Engineering of Green Star, but also ISPT’s contribution ‘future-proofed’ investments, the fact that & Sustainability, Rob Sviderskas, agrees. to the mainstreaming of green building Green Star-rated buildings consistently He says that Green Star is the method of investment and sustainable property market outperform their non-rated assets in value measurement which enables ISPT to verify development across Australia since 2006. and rental return makes Green Star an and gain third-party recognition for many obvious choice for ISPT in 2013. of the initiatives that the organisation was Green leadership in the west But in 2006, when ISPT first began already undertaking. ISPT’s Green Star story begins in to seek Green Star certification for its “ISPT’s philosophy has always been to Western Australia, with the 4 Star Green Star commercial property assets, the business make the most from our sites by focusing on – Office Design v2-rated 100 St Georges case for green building was only just passive design and operational efficiency. Terrace in Perth. Achieving its certified beginning to take shape. For many, Green Star codifies many elements that are rating in 2008, 100 St Georges Terrace was sustainability spelled risk, and only the true inherent to our business approach, such as only the third building to achieve Green leaders were certifying at all, much less our commitment to operational performance Star certification in Western Australia – a taking a portfolio approach to Green Star. efficiencies, the avoidance of waste and market that is increasingly recognising the Green building investment has proved maximisation of indoor environment quality. value of Green Star ratings. A speculative a winning formula for ISPT, however, as It makes sense that ISPT should certify our development designed to incorporate evidenced by the 14 Green Star certifications buildings as recognition of our efforts and ‘Best Practice’ sustainability initiatives that that the Fund has achieved to date across achievements,” he says. were in many cases still exceptional for the commercial office and retail sectors, the Perth market, the 28,923 square metre with more in the pipeline for the year ahead. Stable tenants for the landlord of choice development was fully leased by practical When asked why ISPT has pursued Sviderskas explains that the increasing completion and is now home to high profile Green Star certifications with such focus on tenants’ requirements and the corporate tenants including NAB and commitment, ISPT’s Chief Executive Officer, demand for sustainable Green Star-certified Microsoft, as well as resources companies Daryl Browning, says that Green Star has tenancies has encouraged ISPT to expand Apache Energy and INPEX. become a trusted business tool. its portfolio and build long-term relationships Sviderskas says that each of the “Australia’s property industry is with tenants. “ISPT has become a landlord building’s corporate tenants have entered into recognised internationally as one of the of choice by delivering lower overheads on green leases, which exemplifies how ISPT most sophisticated and transparent markets. utilities through our focus on management is working with tenants to engender triple Inherent in that status is the integrity of and energy efficiency. As a result, we have bottom line sustainability outcomes.

66 5 “Many of the tenants at 100 St Georges of valves, filters and controls), installation of Left: 500 Bourke Street 5 Star Green Star – Office Design v2 Terrace operate within the resources industry water-efficient fittings, rainwater harvesting 5 Star Green Star – Office As Built v2 and are looking to promote an environmentally for use in irrigation and toilet flushing, 5 Star Green Star – Office Interiors v1.1 and socially responsible image – occupying and upgraded lockers, showers and bike

a Green Star-certified building is a good start. storage facilities. Right-top: 100 St George Terrace Lowering outgoings with respect to operating 4 Star Green Star – Office Design v2 costs is also important to these tenants. A Green light for sustainable shops green lease in a Green Star building is good Another lighthouse property is Right-bottom: Wintergarden for brand and bottom line,” Sviderskas adds. ISPT’s Wintergarden retail redevelopment 5 Star Green Star – Retail Centre Design v1 The initiatives helping these tenants project, which represents a sustainable to lower their outgoings include zoned T5 diversification of the company’s asset lighting design, movement sensors, high portfolio. Achieving 5 Star Green Star performance glazing and external sunscreen – Retail Centre Design v1 certification louvers to the building’s façade – the in July 2012 and currently targeting a efficacy of these features are confirmed in complementary As Built rating, the Centre the building’s 5 Star NABERS Energy rating. has revitalised the Queen Street Mall Water-efficient fixtures including waterless precinct in Brisbane and delivered a urinals, low-volume toilets and WELS-rated sustainable shopping centre development tapware contribute to savings on potable that generates fewer emissions, is energy- water in addition to cutting utilities costs. and water-efficient and offers better indoor environment quality (IEQ) for retail tenants Refurbishing for green business success and shoppers alike. In 2012, ISPT achieved a 5 Star Green “Green Star certification is emerging Star – Office As Built v2 rating to complement as a priority among retail asset owners its Design and Interiors ratings for 500 Bourke and tenants. As with ISPT’s commercial Street in Melbourne. Headquarters to NAB portfolio, we were keen to lead by example since construction in 1978, the 37-storey, in demonstrating the environmental and 47,000 square metre building underwent one economic benefits that can be achieved of Australia’s largest integrated base building through sustainable design in the retail and tenant fitouts. sphere. While some retail tenants are aware The long history and strong partnership of and seek Green Star facilities, this is still between the bank and building owner enabled very much an untapped market. Our goal an integrated and collaborative approach is to educate the retail tenancy market by to the refurbishment. The majority of NAB’s ‘walking the talk’ with developments like 3,800 staff were able to occupy the building Wintergarden,” explains Sviderskas. throughout the refurbishment – with building Sviderskas points out that Green management simply moving staff to the Star-designed and certified facilities are redeveloped floors as they were completed. beneficial to centre owners, as they reduce Daryl Browning has said ISPT is landlord exposure to rising operational committed to environmental sustainability costs. The approach of ISPT in refurbishing with a corporate policy aimed at achieving a Wintergarden rather than building new has minimum 5 Star Green Star rating on all office also paid dividends. “Our portfolio includes refurbishments, and that the NAB building was many existing buildings and, wherever an “example of sustainability in a significant possible, we try to utilise existing systems building where the tenant also appreciates and to refurbish existing structures. and endorses the goal. ISPT and NAB’s A high level of performance can often be collaborative effort to complete an integrated achieved without the need for huge capital solution on this scale demonstrates the strong investment in building new – it’s all about relationship between the two parties.” putting what’s there to the best possible Sustainable features of the 500 Bourke use,” says Sviderskas. This has proved the Street refurbishment include upgrades to the case for Wintergarden, where 60 per cent building management system for increased of the existing structure was reused for the efficiency and flexibility, rezoned lighting and new development. ISPT estimate that this the installation of an energy-efficient lighting reuse alone has saved the equivalent of control system, upgrades to the building’s ten years of operational use in embodied existing air conditioning system (including a greenhouse gas emissions. Now that’s new plant and the replacement true sustainability!

67 CASE STUDY

6

LEND LEASE: GREENING THE RESIDENTIAL SECTOR ONE APARTMENT AT A TIME

In many ways, the residential sector is balance between location, style, comfort, the final frontier of built environment cost and sustainability; delivering Green Star- sustainability. The Australian Department rated homes that are desirable, affordable of Climate Change and Energy Efficiency and sustainable. estimates that energy consumption within Australia’s residential sector will have The price is right increased 56 per cent on 1990 levels by Lend Lease reports that the experience 2020, and the Australian Bureau of Statistics and knowledge shared between Convesso, reports that households are among the Serrata and Antias are helping to generate highest consumers of water annually, cost-efficiencies in the delivery of other second only to the agricultural sector. sustainable residential developments. These figures, and the ever-escalating “Lend Lease is increasingly seeing price of utilities, council rates and owners’ the cost of Green Star ratings for residential corporation fees, mean that the residential developments coming down. We are construction sector is a prime candidate for working closely with industry and project a sustainability overhaul. And yet, while the partners to further reduce costs by working green credentials of a commercial office collaboratively to address sustainability building can make or break tenancy or issues from the commencement of each commercial asset investment negotiations, project,” says Ben Coughlan, Lend Lease’s sustainability rarely factors into the discussion Victorian State Manager, Apartments. when it comes to residential investment Convesso, which was certified under the by individual home buyers. Green Star – Multi Unit Residential Design Despite the challenges that the multi PILOT rating tool in 2009, achieved its 4 Star unit residential market poses to sustainable Green Star rating at a mere two per cent developers, Lend Lease has taken a leading ‘green premium’, and has provided a cost- 6 stance by putting sustainability on its effective model of delivery that Lend Lease residential radar since 2009. Lend Lease’s is applying to subsequent developments. Green Star projects include the Convesso While we have only anecdotal evidence and Serrata developments at Melbourne’s of green-rated residential buildings achieving Victoria Harbour, and the Antias development higher returns on investment in Australia, at Sydney’s Jacksons Landing, which have recent international research by Nils Kok Convesso all achieved 4 Star Green Star – Multi Unit and Matthew Kahn has found that US homes 4 Star Green Star – Multi Unit Residential v1 Residential ratings, as well as the recently- with a green certification achieve a nine completed Forté in Victoria Harbour, which per cent ‘green premium’ at sale time. is registered for Green Star. Through these The researchers undertook a pricing analysis projects, Lend Lease has struck the ideal of all 1.6 million single-family home sales in

68 California from 2007-2012, controlling for they use. “All apartments feature smart CO2 equivalent emissions by more than 1,400 all other variables that typically influence meters linked to in-home displays which tonnes when compared to concrete and steel selling price, such as location, size, age and enable residents to view their real time – the equivalent of removing 345 cars from amenities. They found that the average sale and historic energy and water data,” our roads. price of a non-certified California home is says Coughlan. $400,000, with green certification raising The Fujitsu Switch Automation Green homes for sustainable communities the price by more than $34,800. system, designed especially for Lend Lease’s residential developments “Due to the nature of the multi unit Lend Lease and first implemented at are not only delivering greener homes, they residential market, one of our biggest Convesso, is the first cloud-based energy are also contributing to the development focuses for apartment developments is the monitoring and home automation solution of sustainable urban communities and delivery of positive environmental outcomes in the market. The system continuously lifestyles. Located in Melbourne’s Victoria which also reduce owners’ corporation monitors energy and hot and cold water Harbour precinct, the Convesso and Serrata fees,” says Ben Coughlan. usage and was designed to comply with developments form part of one the largest “Of course, reductions in fees are the Green Star energy monitoring sustainable urban renewal projects in highly dependent on how residents requirements. The system has been rolled Australia, and are helping to integrate higher use their dwellings, so we’ve installed out at Antias and Forté. Similar types of density living into the urban landscape and comprehensive energy and water metering systems are also being rolled out at other psyche of Melbourne. and monitoring systems into our new apartment buildings. In Sydney, Lend Lease intends to apartments to empower residents to more “We’re commencing post-occupancy create Australia’s first large-scale carbon actively understand and manage their studies which will assist with quantifying neutral community at the Barangaroo South consumption,” Coughlan says. these benefits but feedback to date has regeneration project on Sydney Harbour. Passive design plays a large role in been very positive with both the in-home The project is focused around the use of keeping costs down, Coughlan goes on display systems and the TV at the lobby centralised precinct services to support energy to explain. “We are seeing an evolution entry being positively received and numerous efficiency, water recycling and a reduction in of sustainability within the residential sector residents attending information sessions on waste to landfill. Lend Lease’s vision features and are honing our ability to achieve Green the sustainability and technology within the a centralised cooling system, including harbour Star ‘Indoor Environment Quality’ and building,” says Coughlan. water cooling to eliminate the use of water- ‘Energy’ credits through an innovative At the Green Star-registered Forté, intensive cooling towers, a central blackwater yet simple passive design approach.” Lend Lease anticipates that energy reduction treatment plant and onsite renewable energy. This approach includes the installation strategies will decrease bills by around $300 Commercial towers are being designed to of high-performance façade glazing a year. The 10-storey Forté, Australia’s first achieve 6 Star Green Star Design and As and insulation for apartment walls and timber high-rise building, was constructed Built ratings, and residential developments to ceilings, which have negated the need for from prefabricated wooden panels made achieve 5 Star Green Star ratings. mechanical air conditioning to individual from cross-laminated timber (CLT), a material Barangaroo South, along with Victoria apartments. Optimal building orientation discussed in depth at Green Cities 2011 Harbour and numerous other Lend Lease and operable windows maximise natural in Melbourne. This innovation reduces the projects, is registering to participate in the light and cross-ventilation while keeping amount of energy-intensive materials required Green Star – Communities PILOT process. apartments at a comfortable temperature for construction, as the multiple timber layers “Lend Lease recognises that in both summer and winter. are glued and then pressed giving them sustainability goes beyond individual buildings. structural strength which research suggests A combination of environmental, social and New technology cuts usage and cost is akin to concrete or steel, and enabling the economic initiatives are enabling us to deliver Lend Lease has implemented new- building to bear the load of the 10 storeys. sustainability across entire precincts and age technology to help the residents of The use of timber also provides long-term communities,” Coughlan concludes. Convesso, Serrata and Antias significantly capture of carbon so that Forté effectively reduce the amounts of energy and water becomes a ‘carbon sink’. Forté will reduce

69 CASE STUDY

7 MCDONALD’S KILSYTH SOUTH RESTAURANT 7

As a 60-year-old organisation with restaurant to develop and build a certified The project more than 33,000 restaurants in Green Star building,” explains David Bridger, at a glance 118 countries, there is no doubt that Director of National Design & Construction McDonald’s is a sovereign in the world of at McDonald’s Australia. 4 Star Green Star – Custom Design quick service food. In 2012, McDonald’s “The Custom rating tool development rating, representing ‘Best Practice’ in also became a leader in the world of initiative, and the Green Star ratings to environmentally sustainable design built environment sustainability. follow, will allow McDonald’s Australia First Green Star-certified restaurant Working with the Green Building to continue to demonstrate an ongoing in Australia Council of Australia’s (GBCA’s) Green commitment to the environment and First Green Star – Custom-certified Star – Custom rating tool development maintain our position as an industry leader project in the country. team, McDonald’s Australia has broken in all facets of our business.” new ground for the hospitality industry by McDonald’s has worked hard to becoming the first food industry provider to improve the energy and water efficiency develop a Green Star – Custom rating tool of its restaurants in recent years, with to assess and certify its outlets. McDonald’s onsite rainwater tanks becoming a standard Australia also became the first quick service restaurant specification in 2010 and the food company in the nation to achieve a implementation of energy-efficient cooking Green Star rating for a restaurant, when grills significantly reducing energy usage McDonald’s Kilsyth South was awarded across the chain. The development of the 4 Star Green Star – Custom Design McDonald’s Green Star – Custom rating tool certification in June 2012. has provided an avenue for the verification “McDonald’s has embarked upon a of these green initiatives, in addition to journey towards environmental sustainability. offering a bespoke framework for the Partnering with the Green Building Council measurement of sustainable improvement. of Australia has allowed us to take this to the “For McDonald’s, it was important to next level and become the first quick service create a tool system that recognised the

70 “ The Custom rating tool development initiative, will allow McDonald’s Australia to continue to demonstrate an ongoing commitment to the environment unique requirements of its quick service and maintain our position as restaurants. A number of new credits were specially created to account for these an industry leader. unique features, such as an emphasis on the indoor environmental quality of the drive- through counter/kitchen areas and reducing car idling periods in drive-through lanes,” explains Lawrence Yu of JHA Consulting ”David Bridger Engineers, the lead ESD consultant for the Director of National Design & Construction McDonald’s Australia Kilsyth South restaurant project. McDonald’s Australia has embraced the opportunities that the Green Star rating tool development process has provided to evaluate the design and construction of its PROJECT DETAILS restaurants in an holistic manner. “The process we went through to What MCDONALD’S Owner develop our Green Star – Custom rating tool KILSYTH South achieved: McDonald’s Australia gave us the opportunity to look at what we Location currently do as a company, and consider Energy 108 Canterbury Road, what aspects of our restaurants we can Energy efficiency was a key area of Kilsyth South, Victoria make more efficient. The new rating tool focus for the development of the McDonald’s and process gave us the ability to peel back Green Star – Custom rating tool, with the Size 488 square metres GFA the layers of our Kilsyth South building and restaurant incorporating a number of features develop a fresh approach to analysing every to maximise the efficiency of equipment and aspect of our buildings as a total package. reduce peak demand. Project team Through this process we were able to meet “Through the Green Star – Custom Architect our goal easily and achieve 4 Star Green process, a complete revamp of the ‘Energy’ Richmond & Ross / Timmins Star certification,” says Bridger. section of the rating tool was undertaken, and Whyte McDonald’s reports that it has which led JHA, in consultation with the received positive feedback from the staff Green Star development team, to create Building Service Engineer and licencee of McDonald’s Kilsyth South a unique checklist for energy-saving JHA Consulting Engineers since the restaurant was completed, and initiatives. The checklist encourages continual that the lessons learnt at this restaurant improvement, and is forward-looking in are informing the ongoing restaurant that it includes credits which recognise the development and operational approach. energy efficiency measures currently being “Our restaurants are a key part of what developed by McDonald’s, while also setting we do, so it is important that we invest some aspirational targets for the company’s in tools and processes that make these restaurants,” explains Yu. as sustainable as possible. The Green “In addition to the typical energy Star – Custom rating tool development efficiency items recognised by Green Star initiative and Green Star ratings will allow tools, this bespoke energy checklist also McDonald’s Australia to demonstrate our gave recognition to some of McDonald’s ongoing commitment to the environment, and in-house energy efficiency measures that maintain our position as an industry leader in were demonstrated to exceed current all facets of our business,” concludes Bridger. industry benchmarks.”

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72 CASE STUDY / MCDONALD’S KILSYTH SOUTH RESTAURANT

The Green Building Council IEQ of Australia’s Director of Green Star McDonald’s was determined that its Development, Jorge Chapa, says that commitment to sustainability should not the checklist was a ‘first’ for Green Star. come at the cost of its employees’ health “This was the first time we developed and comfort. “As a responsible employer, the deemed-to-satisfy requirements for the quality of the physical environment that we ‘Energy’ category. All energy modelling was provide for our people is extremely important undertaken upfront, and the project team to McDonald’s and it was essential to us was provided with a checklist of options that that the environmental improvements made would be awarded points. The learnings from would not be detrimental to our staff or this project are being used to inform the customers,” says Bridger. With this in mind, Green Star Revolution project to make a key objective identified through the Green Green Star easier to use for everyone,” Star – Custom process was the improvement Chapa says. of thermal comfort conditions for staff In line with the checklist, the working within the restaurant’s kitchen areas. commercial kitchen equipment and air Regulating temperatures within the conditioning systems installed at the commercial kitchen setting represented a Kilsyth South store were all specified significant challenge, with air temperatures for their capacity to reduce peak energy soaring in periods of high activity due to demand below a base case standard- hot grills and fryers, particularly in the practice restaurant. Photovoltaic panels summer months. were also installed on the restaurant’s roof “Addressing thermal comfort was really to supplement the main energy supply. challenging as the load within kitchen areas Together, these measures will reduce is highly variable and, more importantly, monthly peak energy demand by up to whatever we did could not impact 24 per cent. Over the course of the year, McDonald’s cooking processes in any way,” this reduction equates to a saving of more explains Yu. “As increasing the amount of than 370 kilograms of CO2 emissions – cooling within these areas would significantly a huge saving for a small building. increase energy consumption, and would be difficult to control and regulate, we decided Water to explore the idea of using increased air The installation of water-efficient movement to improve occupant comfort.” WELS-rated tapware and fixtures within The innovative kitchen ventilation boost the kitchen areas and bathrooms of system that was developed and installed McDonald’s Kilsyth South is significantly strikes the right balance between comfort, reducing the amount of potable water sustainability and cost, using jet nozzles to consumed by the building. Water modelling direct air into hot areas, providing cooling to calculations completed by the project staff without affecting the cooking process. team indicate that up to 48 per cent of “We are proud that the significant the estimated water requirements for the environmental achievements, such as store will be satisfied by rainwater that the considerable reductions to energy is collected and stored onsite. This non- consumption through material and potable supply is used for landscape equipment selection, have gone hand-in- irrigation and toilet-flushing. Overall, hand with innovative design and improving water-efficient design initiatives have the the indoor environment for our employees capacity to reduce the restaurant’s potable and customers,” says Bridger. “Our Green water consumption by up to 595 kilolitres Star achievements will help McDonald’s per year – that’s 66 per cent less than a stay at the forefront of sustainability in our comparable standard practice building. market and to raise industry standards.”

73 CASE STUDY

8

METCASH DISTRIBUTION CENTRE

While many still consider the terms ‘industrial’ and ‘sustainability’ to be mutually exclusive, Goodman has challenged this long-held notion on a grand scale at its recent development for Metcash in Eastern Creek, Western Sydney. Incorporating over 82,000 square metres of ambient and temperature- controlled warehouse storage areas and 5,500 square metres of A-grade corporate office space, the Metcash Distribution Centre sets a new ‘best practice’ standard for green industrial facilities in Australia. Metcash has consolidated its operational activities from five separate locations down to one highly-sustainable facility, generating enormous efficiencies for the business and significantly reducing operating costs. In fact, it’s estimated that the consolidation process, in combination with a prime site The project location, will reduce logistics costs by up to at a glance 20 per cent. The Distribution Centre’s energy efficiency initiatives alone have the capacity 4 Star Green Star – Industrial to generate ongoing operational cost savings Design v1 and 4 Star Green Star of 30 per cent, when compared to a standard – Industrial As Built v1 ratings representing ‘Best Practice’ in warehouse facility. environmentally sustainable industrial From the outset, Goodman and Metcash facility design and construction agreed to target Green Star Design and As Built certifications for the Centre, and the Designed and constructed to deliver a 30% reduction in energy consumption development was awarded its 4 Star Green and a 34% reduction in greenhouse Star – Industrial Design v1 rating in June gas emissions in comparison to a 2012, followed by its 4 Star Green Star – standard practice facility. Industrial As Built v1 certification in October 2012. The facility is the first distribution centre

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PROJECT DETAILS Owner Goodman

Location to achieve an As Built rating under the Bungarribee Industrial Estate, Green Star – Industrial rating tool. 71 Huntingwood Drive, According to James Vesper, Eastern Creek, New South Wales Goodman’s Head of Sustainability, Green WHAT THE METCASH Size Star certification has provided an industry- DISTRIBUTION CENTRE 82,854 square metres GFA accepted sustainability benchmark for ACHIEVED: Goodman’s Australian development team to work toward, and enabled them to gain Energy Project team independent verification of environmentally Brendon Quinn, General Manager of Client sustainable design and construction NSW Industrial Development at Goodman, Metcash initiatives across Goodman’s developments. managed the Metcash development project “Green Star assisted Goodman and and says that reducing energy consumption Developer Metcash to develop an early vision for was a primary focus. “Our main aim was to Goodman the project, based on the performance reduce operational costs for Metcash and Architect requirements that Metcash was targeting. to reduce greenhouse gas emissions, so Giles Tribe Architects It provided an excellent framework to work our greatest design focus was on energy, with and shaped a performance scope particularly reducing energy consumption for Project Manager/ for builders Hansen Yuncken and ESD HVAC systems, refrigeration systems and Building Contractor consultants Cundall,” he explains. artificial lighting,” he explains. Hansen Yuncken Vesper sees the success of the “In terms of design initiatives, the project ESD Consultants Metcash facility as representative of a included critical performance basics such as Cundall shift in thinking on the value proposition maximising natural light and the installation of sustainability and certification within of high-performance insulation. The lighting the industrial sector. “Sustainability was systems are energy-efficient, incorporating T5 a key consideration across all aspects of fluorescents across the ambient temperature the Metcash development. The delivered areas and awnings, with lighting controls and outcome is commercially competitive daylight harvesting sensors,” Quinn adds. LED and aims to provide Metcash with a lighting has been installed in the temperature- competitive edge.” controlled areas, and skylights help to reduce the warehouse’s overall reliance on artificial lighting. Combined, the energy saving initiatives that have been implemented at the Centre are reducing energy consumption by around 30 per cent.

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76 CASE STUDY / MetCASH DISTRIBUTION CENTRE

Emissions calculations completed by the IEQ bars. The specification of this concrete project team indicate that the lighting design Despite the industrial setting, the mix over that usually used for warehouse alone will save over 2.8 million kilograms of Centre’s design incorporates many initiatives developments generates a significant

CO2 each year and generate 61 per cent less aimed at improving indoor environment environmental benefit due to dematerialisation emissions than a comparable standard practice quality (IEQ) and the workplace enjoyment and improved durability. facility. Goodman forecasts that the investment of staff. The design achieved all available The use of the steel fibre mix has saved in sustainable lighting design will have been Green Star points for ‘Daylight’, ‘Volatile around 2,960 cubic metres (16 per cent) of repaid many years before Metcash’s initial Organic Compounds (VOCs)’, ‘Formaldehyde slab concrete and reduced the amount of lease term of 15 years is up, with the additional Minimisation’, ‘Daylight Glare Control’ and steel used by 40 per cent, or 260 tonnes. investment of approximately $250,000 on T5 ‘Air Distribution System’ credits, which has An environmental footprint analysis, fluorescents across the main warehouse to be ensured that the Distribution Centre is a conducted by ESD consultant Cundall, repaid within three years when compared to healthy and comfortable place to work. indicates that these material input reductions traditional metal halide fittings. “Increased natural daylight within the office equate to a 10 per cent reduction in CO2 and warehouse, improved air circulation to emissions per square metre. Sustainability Water create comfort conditions, and a focus on Manager Simone Concha from Hansen The Metcash project team has providing breakout spaces and amenity Yuncken adds that the mix also required capitalised on the expansive roof areas within the specific work zones were all less formwork when it was poured and will typical of large industrial facilities in order to priorities,” explains Quinn. continue to save money and materials over boost the water efficiency of the Distribution the long-term through the increased durability Centre. Up to 300,000 litres of rainwater Materials it provides. “Conventional concrete floors per year is captured by the warehouse’s The Metcash Distribution Centre project have a multitude of shrinkage and movement roof before being diverted for tank storage. was awarded a Green Star ‘Innovation’ point joints that can be susceptible to wear and This ample non-potable supply is used for for the jointless steel fibre reinforced concrete tear and degradation over time,” she says. landscape irrigation, toilet-flushing, cooling used for the warehouse floor slab. The mix “The use of this new concrete will improve towers and truck washing needs across incorporates 35 kilograms per cubic metre the long-term operational efficiency of the the development, contributing to reduced of Propex Novocon FE1050 steel fibres, Metcash facility.” operational costs for Metcash. negating the need for traditional reinforcing

Hansen Yuncken, dedicated in pursuit of sustain building excellence and successful delivery of 1 GP Plus Super Clinic Noarlunga, SA ecological sustainable Registered for Green Star - ability developments Healthcare As Built v1 2 Metcash NSW Distribution Centre www.hansenyuncken.com.au Certified 4 Star Green Star - Industrial Design v1 Certified 4 Star Green Star - Industrial As Built v1

3 Projects & Engineering Building, 1 2 Melbourne Airport Certified 5 Star Green Star - Office Design v3

4 La Trobe University Shepparton Certified 5 Star Green Star - Education Design v1

5 Council House 2 (CH2), Melbourne Certified 6 Star Green Star - Office Design v1 Certified 6 Star Green Star - Office As Built v1 3 4 5 6 SA Water Building & Fitout Certified 6 Star Green Star - Office Design v2 Certified 6 Star Green Star - Office As Built v2 Certified 6 Star Green Star - Office Interiors v1.1

7 The EPA Building & Fitout, Melbourne Certified 6 Star Green Star - Office Design v2 Certified 6 Star Green Star - Office As Built v2 Certified 6 Star Green Star - Office Interiors v1.1

8 Free Air CO2 Enrichment (FACE) Experiment 6 7 8 A global climate change scientific initiative in the Cumberland Forest, for the University of Western Sydney

77 CASE STUDY

9 MONASH UNIVERSITY BRIGGS HALL & JACKOMOS HALL

Victoria’s Monash University has emerged guarantee an holistic sustainable outcome. The project as a leading sustainable education provider We chose to pursue Green Star As Built at a glance in 2012. In addition to championing the ratings in 2009 as a mechanism to drive the environmental cause through student delivery of sustainable new buildings, with an 5 Star Green Star – Multi Unit Residential education and research, Monash has aspiration set that developments undergoing Design v1 and 5 Star Green Star – embarked upon a diverse program of certification would deliver a 5 Star Green Star Multi Unit Residential As Built v1 ratings representing ‘Australian Excellence’ in works that puts green research into As Built outcome.” environmentally sustainable residential practice and is delivering sustainable “As an independently assessed, national, design and construction places for students to live and learn. industry-accepted process, Green Star As Built An ongoing commitment to achieving certification has allowed Monash University to The first project to achieve 5 Star Green Star – Multi Unit Residential As Built v1 Green Star Design and As Built certifications be confident that its sustainability aspirations certification in Australia for all new campus infrastructure can be delivered and verified. All construction developments has provided a framework industry participants understand Green Star The first university in Australia to for Monash to deliver a range of benefits. and this aids the delivery of sustainable deliver sustainable low-cost housing to Green Star is not only helping the university outcomes. Monash remains confident that the students under Round 2 of the National Rental and Affordability Scheme to provide greener learning spaces through continued use of the Green Star suite of tools (NRAS) projects such as the 5 Star Green Star will improve the performance and reduce the – Education Design v1 certified Monash environmental impacts of its buildings,” The largest residential photovoltaic Peninsula Activity & Recreation Centre, it has says Walters. installation in Australia, capable of supplying 35% of annual also provided a blueprint for the delivery of In addition to ensuring better electricity demand. environmentally and economically sustainable environmental outcomes, the university’s on-campus accommodation for students. commitment to Green Star certification According to Brett Walters, Monash for its construction program is also paying University’s Environmental Sustainability reputational dividends. The university’s new Manager, the university’s “broad and deep student accommodation project has been commitment to sustainability” began with the recognised with several awards, including 2005 Monash University Guide to Sustainable the Victorian Architecture Award for Multiple Development, known as the ‘EcoAccord’. Housing 2012, and a Royal Institute of “The EcoAccord informed project British Architects 2012 International Award. teams on best practice but in itself did not The university expects that the provision of

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Photography by John Gollings

WHAT THE BRIGGS HALL AND JACKOMOS HALL PROJECT ACHIEVED:

IEQ Despite budgetary constraints, achieving the best possible indoor environment quality (IEQ) was a top priority for the project team. The two halls achieved all available Green Star points for dwelling ventilation, without the need to install any mechanical air conditioning systems, and the buildings’ high-performance external façades were custom-designed to maximise external air provision and manage heat load. “Incorporating innovative solutions, PROJECT DETAILS such as trickle ventilators to increase the provision of outside air to the dwellings, was Owner Monash University an important factor in achieving a synergy between a Green Star rating and affordable Location affordable and sustainable housing will also housing,” explains the Project’s ESD Monash University Clayton Campus, help to attract top students. “There is no Consultant, Emmanuelle Delomenede Clayton, Victoria doubt that both building performance and from Norman, Disney & Young. Size the university’s reputation will continue to be Double-glazing, window shading, 20,200 square metres GFA enhanced by our commitment to Green Star,” high-performance insulation and ceiling says Walters. fans were all installed to maximise thermal comfort for the student residents. Project team Green living for green learning These features reduce greenhouse gas Architect The 5 Star Green Star – Multi Unit emissions and minimise heat gain in the BVN Architecture Residential Design and As Built v1 certified warmer months, while energy-efficient Briggs Hall and Jackomos Hall is certainly gas-fired central boilers have been installed ESD Consultant a development of firsts. The project is the to provide heating to the apartments via Norman Disney & Young first residential development in Australia hydronic radiator panels in the winter. Structural/Civil Engineer to achieve a 5 Star Green Star – Multi Unit “Heating and cooling typically accounts Bonacci Group Residential As Built v1 rating. And, through for 40 per cent of the overall energy the project, Monash has become the first consumption within residential buildings. Construction Consultants university in Australia to deliver low-cost The integrated package of measures at Broad APM student housing under the National Rental Briggs Hall and Jackomos Hall delivers Affordability Scheme (NRAS). high levels of occupancy control and “Offering fully self-contained comfort while at the same time delivering environmentally sustainable accommodation high-efficiency heating and cooling with for up to 600 students across two five- very low levels of CO2 emissions,” storey apartment buildings, Briggs Hall and says Delomenede. Jackomos Hall showcase the application of Student resident, Jesse Cardy, loves modern sustainable design principles on a the space and access to natural light that significant scale, and in a relatively low-cost his new apartment provides. “The best thing design and build project, delivered ahead of about the room is just how open it is – the schedule and budget. We are proud to set a window is full-length and bright – and you new standard for sustainable student housing get that nice sun coming in in the in Australia,” concludes Walters. morning,” he says.

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80 CASE STUDY / Monash University Briggs Hall & JackoMOS Hall

T“here is no doubt that both building performance and the university’s reputation will continue to be enhanced by our commitment to Green Star.

”Brett Walters Environmental Sustainability Manager Monash University

Water Energy The solar pre-heat systems installed The Briggs Hall and Jackomos Hall on the roofs of the two apartment buildings project team combined energy-reduction are capable of reducing the annual demand strategies and efficient appliances with for hot water by five per cent, while 5 Star sustainable onsite energy-generation to WELS-rated taps and 3 Star WELS-rated deliver better energy consumption outcomes showers have been installed to reduce across the development. The rooftops of the potable water consumption. Furthermore, Halls are home to a 153KW monocrystalline 100 per cent of the buildings’ non-potable photovoltaic (PV) array – the largest residential water demand, including laundries, solar installation in Australia – which is toilet-flushing and landscape irrigation, capable of supplying up to 35 per cent of is met through a combination of rainwater the buildings’ annual electricity demand. harvesting, fire test water reuse and Delomenede says that all greywater recycling, significantly reducing appliances were selected with the highest the development’s impact. energy star ratings in mind and the The project was also awarded a buildings’ design includes smart controls Green Star ‘Innovation’ point for exceeding such as shutdown switches to each the benchmarks of the Emi-5 ‘Watercourse apartment and lighting sensors in the Pollution’ credit. Delomenede explains that common areas to minimise energy use prior to the Halls’ construction, external when these spaces are unoccupied. stormwater from surrounding areas received “Overall, the Halls consume around little treatment before being discharged 45 per cent less energy than a standard to the small lake located at the rear of the multi unit residential building. The energy development. An holistic approach to water generation through the renewable systems management has facilitated a significant and overall reduction in energy consumption reduction to peak stormwater flows and not only reduces the buildings’ overall carbon improvements to the quality of water footprint but is passed on to the students as a discharged to the waterways direct benefit in the form of reduced operating surrounding the site. costs,” Delomenede concludes.

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10 SYDNEY WATER CORPORATE HEADQUARTERS

Sydney Water is in the business of our As Built submission,” explains The project sustainable water management. With Sydney Water Facilities Management at a glance responsibility for the provision of water & Maintenance Manager, Craig Heitmann. to Sydney and surrounding areas, Sydney “Our Green Star office is helping us to 5 Star Green Star – Office Design v2, Water has three core objectives: to ‘walk the talk’ on water efficiency, and lead 5 Star Green Star – Office As Built v2 safeguard public health, protect the by sustainable example.” and 5 Star Green Star – Office Interiors environment and thrive in a competitive As a publicly funded, government- v1.1 ratings representing ‘Australian Excellence’ in environmentally business environment. Green Star is owned corporation, Sydney Water is sustainable design, construction helping Sydney Water to achieve these committed to fiscal responsibility for all and interiors objectives at its 5 Star Green Star-certified infrastructure investment, operations and headquarters in Parramatta. service delivery. In line with this commitment, All available points achieved for the ‘Water’ category within the Green Star Australia has the world’s fourth highest sustainable initiatives and the achievement – Office As Built submission. per capita consumption of water, despite of 5 Star Green Star certifications for the new our water scarcity, says the Organisation for office project were achieved at a minimal Economic Cooperation and Development cost premium. “The green initiatives we (OECD). With this in mind, the project team introduced to achieve our Green Star ratings made an early commitment to achieve the had a relatively minor impact on capital costs highest possible levels of water efficiency for the building – in the order of three per in the new building. cent,” Heitmann says. In line with Sydney Water’s ‘Water 4 The achievement of the ratings will Life’ sustainability objectives, which include provide significant ongoing benefits to a target of 12 per cent recycled water usage Sydney Water and to the wider community, for the Greater Sydney area by 2015, Sydney both through the operational cost savings Water committed to setting a best practice and through the education Sydney Water example of recycled water use and the staff gained throughout the process, minimisation of potable water reliance. Heitmann adds. “Given the nature of Sydney Water’s “Implementing the Green Star initiatives 10 business, water consumption was a key focused Sydney Water staff not only on the area to be targeted through the Green benefits that sustainability initiatives could Star process. Our imperative was to deliver for our building, but also how their score maximum points within the ‘Water’ daily activities impact the environment – category, which we ultimately achieved in at work and in general.”

82 Prioritise“ the training of your staff and contractors in PROJECT DETAILS Owner environmentally sustainable Brookfield Asset Management

Location design. This will ensure that 1 Smith Street, Parramatta, New South Wales your target initiatives are Size implemented effectively 23,335 square metres NLA Project team and as designed. Developer Brookfield Multiplex

Tenant Sydney Water ”Jamie Loader National Operations and Sustainability Manager Base Building Architect Brookfield Denton Corker Marshall

Interior Design and Landscape Architecture consumption is further reduced by the Woods Bagot water-efficient fixtures that have been ESD/Services Consultants implemented throughout the building, WSP What SYDNEY WATER including 6 Star WELS-rated urinals and CORPORATE HEADQUARTERS 4 Star WELS-rated toilets and taps. Environment Management ACHIEVED: EcCell Environmental Management Transport Structural Engineer Water The central location of Sydney Water’s Robert Bird As a champion of the water-wise Headquarters in the heart of Parramatta movement, Sydney Water’s Parramatta provides easy access for staff to the many Lighting Design Headquarters are designed to be a public transport options available locally. Vision Design leader in water efficiency, in line with the The parking provided for the building is Acoustic Consultants organisation’s core aim to protect the 50 per cent below the maximum allowance, Acoustic Logic Consultancy environment. Sydney Water has achieved and the Parramatta train station is less than a 5 Star NABERS Water rating for the a block away, meaning the project gained tenancy and reports that, through careful full points under the Green Star ‘Provision consideration of water efficiency across all of Car Parking’ and ‘Commuting Mass uses, the building consumes up to 60 per Transport’ credits. cent less potable water than a comparable “The site was primarily chosen for its standard-practice building. close proximity to the local bus stops and Contributing to these savings is the train station,” explains Jamie Loader, National onsite blackwater treatment system, which Operations and Sustainability Manager recycles the building’s waste water, as well from Brookfield, the owner of Sydney Water as rainwater from the onsite collection and HQ. “Great ‘end-of-trip’ facilities such as storage system, and return water from the bike storage, lockers and showers are building’s cooling towers. The system can also increasing the number of Sydney produce up to 41,000 litres of recycled Water workers who commute to work by water per day to supply a range of non- bike, helping to reduce traffic congestion potable uses including cooling towers, and carbon emissions within the local toilet-flushing and landscape irrigation. community. These initiatives contributed to That equates to nearly six Olympic-sized the achievement of such high scores in the swimming pools of water each year. Water Green Star ‘Transport’ category,” he says.

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84 CASE STUDY / SYdney Water Corporate Headquarters

Management IEQ The Sydney Water project also Providing a comfortable and healthy scored highly in the ‘Management’ office environment for Sydney Water category, achieving all available points employees was also supported by Green for management across the Design and Star initiatives. “The brief was to provide As Built submissions. “We were able to A-grade office space for up to 1,500 Sydney achieve full points through an integrated and Water staff, while being flexible in the comprehensive approach to management, approach to workplace design and providing including the engagement of Green Star excellent staff amenities,” says Loader. Accredited Professionals through the delivery Superior thermal comfort has been achieved process, focused commissioning, the training through the implementation of chilled beam of facilities and operations teams, and the technology, and outside air rates are high level of recycling and reuse of materials 100 per cent above Australian Standard achieved during the construction phase,” requirements. More than half of the office’s says Loader. workstations have direct line of sight to Loader and Heitmann both attest to the the exterior of the building, and flat panel benefits of a comprehensive commissioning LCD computer monitors with anti-glare process and the collaboration between the screens have been specified to improve the design and construction team at Brookfield experience of Sydney Water workers. Multiplex and the building management These changes have paid dividends, team at Sydney Water. “Armed with this with a post-occupancy study conducted for shared knowledge, our building management the building recording a 44 per cent increase team can ensure that any changes made in general occupant satisfaction when to management strategies or schedules compared to Sydney Water’s old head office. are aligned with the original design intent,” The same post-occupancy study predicted explains Heitmann. increases to employee productivity of up to The great results achieved at Sydney three per cent, based on the responses that Water prompt Loader to offer the following employees gave across a number of IEQ advice to other organisations undertaking satisfaction categories. Green Star projects: “Prioritise the training of your staff and contractors in environmentally sustainable design. This will ensure that your target initiatives are implemented effectively and as designed.”

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THE GPT When Australian property company The GPT Group (GPT) made the decision to upgrade its head office space in Sydney’s MLC Centre, the conversation GROUP quickly turned to how a Green Star refurbishment could help transform the HEAD OFFICE FITOUT Group’s operating model and reinvigorate the GPT brand. Achieving 6 Star Green Star – Office Interiors v1.1 certification in July The project 2012, the project has pushed the envelope at a glance of sustainable fitouts through the delivery of an exceptionally sustainable ‘World 6 Star Green Star – Office Interiors Leadership’ workspace, all within a building v1.1 certified, representing ‘World that is more than 30 years old. Leadership’ in sustainable office fitouts The new fitout, which spans floors 50% reduction in energy bills 50-52 of one of Sydney’s most iconic office towers, represented a challenging project, 75% reduction in paper usage not only for its location within the upper- reaches of a CBD skyscraper, but for the 96% of fitout waste diverted from landfill ambitious structural changes that were required to the base building itself. 97% overall occupant satisfaction. Architect Harry Seidler originally designed the MLC Centre between 1972 and 1975; it opened in 1978 and was awarded 11 the coveted Sir John Sulman medal in 1983. Fitout architect Woods Bagot has introduced modern inter-floor workplace connectivity to GPT’s new office via a sweeping central staircase, which required major reconfiguration of each floor plate, and the building’s façade was also altered in order to effect visual and environmental improvements.

86 T“hrough careful management and selection of materials we have been able to dramatically reduce our total carbon footprint.

Bruce Precious ”National Sustainability Manager The GPT Group

At first glance, airy open-plan common areas and picture-postcard PROJECT DETAILS windows make the GPT office more What THE GPT GROUP HEAD Owner reminiscent of a trendy inner city café OFFICE FITOUT achieved: The GPT Group or club than commercial office space. However, the layout and design features Materials Location are as sustainable and functional as they The efficient use of sustainable Level 50-52, MLC Centre, are aesthetically appealing. materials was a core tenet of the GPT fitout 19 Martin Place, Sydney, New South Wales The GPT project team has design brief, resulting in full points scored for combined the effective use of innovative many of the Green Star ‘Materials’ credits. Size design, technology and organisation-wide Adhering to the philosophy of ‘everything old 2,854 square metres NLA behavioural change to consolidate and is new again’, the project team repurposed reduce the size of the GPT tenancy from and reintegrated many items from the old five floors to three, and create a showcase fitout into the new space. In fact, the project Project team of GPT’s Green Star expertise and was awarded Green Star ‘Innovation’ points Project Applicant/Manager industry leadership. for achieving an incredible 96 per cent waste The GPT Group The Green Star-certified office diversion rate, exceeding the highest Green has become a symbol of the organisation’s Star benchmark by 16 per cent. Fitout Architect/Interior Design Woods Bagot approach to business and has delivered Some of the ways that ’waste’ products a significant boost to GPT’s brand. Since were reintegrated into the fitout include ESD, lighting, mechanical and the achievement of its ‘World Leadership’ the recycling of timber wall panelling from acoustic consultants: certification, GPT has been recognised the old office to create new joinery, and Arup with accolades for the office and business the reintroduction of much of the old office Main contractor: alike, including three NSW Government furniture after a simple upholstery refresh. Buildcorp Green Globe Awards across the ‘Energy In other examples of creative material Efficiency’, ‘Business Sustainability’ and reuse, old floorboards from the halls of Structural Engineers: ‘Built Environment Sustainability’ categories. Kempsey High School on the NSW Mid GCA Consulting GPT has also been named the world’s North Coast now form a point of interest as most sustainable real estate company wall panelling in the office’s reception area, for 2012/13 by the Dow Jones while Coca-Cola bottles have been given a Sustainability Index. second life as a component of the Emeco Navy 111 chairs used in the kitchen.

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88 CASE STUDY / THE GPT GROUP HEAD OFFICE

GPT entered into product stewardship agreements with all suppliers, ensuring that fitout items have a low environmental impact – now, and at the end of their useful life. “Through careful management and selection of materials we have been able to dramatically reduce our total carbon footprint. Not that long ago this would have been difficult to achieve but the number of sustainable suppliers has increased exponentially. A world of suppliers has sprung up around Green Star,” explains GPT National Sustainability Manager, Bruce Precious.

Management GPT staff members no longer have dedicated desks, instead embracing the benefits of activity-based working. In combination with dematerialisation, this new work model has allowed GPT to reduce individual desk spaces by 17 per cent. “We’ve saved space through clever design and, despite the increased density, people feel they have more space, not less,” explains one GPT worker. In a testament to the benefits of 6 Star Green Star fitouts, the first employee lower overall artificial light provision and the and the introduction of more than 500 self-assessment post-occupancy study for installation of motion sensors, have cut the plants to further improve air quality for GPT the office – conducted three months after amount of energy used for lighting within workers. As a result, occupant comfort the move – found that employees felt 15 per the GPT tenancy by 70 per cent, with overall has increased significantly, with the latest cent more productive in the new space. energy bills halved. post-occupancy study showing a massive Bruce Precious explains that while jump in GPT employees’ comfort and initially there was some resistance to IEQ satisfaction in their new workplace. change, particularly with the implementation ESD consultant Arup completed Prior to the move, 54 per cent of GPT of activity-based working, engagement a comprehensive survey to determine the workers were happy with the temperature, initiatives such as the ‘work environment effectiveness of existing air conditioning ventilation and acoustics, while in the new passport’ have made for a smooth transition which then informed the engineering and space the overall comfort ratings have into the new green office. Under the passport implementation of new systems. To boost jumped up to 97 per cent. scheme, employees were rewarded for the air change and energy efficiency of the “I find the control I have over the showing their understanding of different base building’s dual active chilled beam environment as a user of the space is aspects of change. The passport has helped and variable air volume (VAV) systems, fabulous – being able to move around and increase the understanding and uptake the project team introduced supplementary chase the sunshine around the building, of new office technology, with wireless air conditioning for meeting rooms and or adjust the lighting and air as I need it computing, soft phones and a ‘swipe-to-print’ installed louvres within the façade to is great,” said one GPT worker. system reducing paper consumption at the increase the levels of fresh outside air. Another GPT employee sums up the office by more than 70 per cent. Further, Optimising air conditioning efficiency has sense of pride the people at GPT feel for GPT has reduced onsite paper storage by helped to achieve significant reductions their new workplace. “I’m proud to say I an incredible 90 per cent – from 900 lineal in energy use across the tenancy, with air work in a green environment,” the employee metres down to 90. change efficiency now 50 per cent higher said. “Achieving the 6 Star Green Star rating than Australian standard requirements. was a wonderful acknowledgement of the Energy In line with the aims of the Green Star importance we place on sustainability. I’ve Huge efficiencies have been gained ‘IEQ’ category, a significant boost to indoor never worked in an environment that feels at GPT with the installation of suspended environment quality has been achieved this open, fresh and healthy, while also T5 lights, LED downlights and desk lamps. through the specification of sustainable low- providing me with all the facilities I need to Energy-efficient fittings, combined with VOC furniture, carpets and soft furnishings be productive and effective in my role.”

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12 The Key Spec 1

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To a large extent, the industrial market we’re undertaking a speculative development The project is still about tin sheds on concrete – is the advantage it can provide in securing at a glance slabs. Despite the potential to increase tenants. A Green Star rating gives us an extra operational efficiencies, cut costs and edge in our marketing, as it provides credible, 5 Star Green Star – Industrial Design reduce the environmental footprint of third party assurance,” says Australand’s v1 rating representing ‘Australian facilities – not to mention reduce worker Sustainability Manager, Paolo Bevilacqua. Excellence’ in environmentally sustainable design injuries and boost employee satisfaction The Key Spec 1, which comprises two and performance – the industrial sector large warehouses and offices inside one First speculative industrial facility has been slow to capitalise on the 27,000 square metre building, incorporates to achieve a Green Star rating. benefits of green building. While just sustainable features such as efficient lighting 38 per cent of companies surveyed in on a sensor system, solar hot water, certified Jones Lang LaSalle’s Industrial Investor sustainable timber, and rainwater recycling Survey 2011 reported that sustainability systems to provide water for irrigation and initiatives were part of their investment toilet-flushing. strategy, organisations like Australand Bevilacqua says that the inclusion of have recognised that a Green Star rating sustainable features assures Australand represents a ‘future-proofed’ investment that its asset will be high-performing over and is advantageous when securing time. “In the past, when we’ve sold assets, tenants. Australand achieved a 5 Star a Green Star rating has provided another Green Star – Industrial v1 rating for The Key incentive for the purchaser. In the case of Spec 1 building near Melbourne in 2012, an The Key Spec 1, which Australand owns, achievement that is all the more significant Green Star certification gives us assurance as it was a speculative development. that we’re ‘future-proofing’ our investment. “For Australand, the main driver for When combined with the fact that it will achieving a Green Star rating – even when reduce occupancy costs for our customers,

90 G“ reen Star certification gives us assurance that we’re ‘future-proofing’ our investment.

Paolo Bevilacqua ”Sustainability Manager Australand we believe the Green Star rating gives both Australand and our customers a competitive edge in the market as utility costs continue to rise.” What THE KEY SPEC 1 achieved: Construction costs on average represent only 11 per cent of the total cost to build, Energy operate and maintain an industrial facility over While many organisations that a typical 40-year lifecycle. Yet decisions made operate from large warehouses, particularly in the construction phase, often based on the logistics management companies, have lowest bid, can significantly increase operating corporate sustainability strategies which costs over the life of the building – costs that aim to reduce the impact of their properties are borne by the building’s tenants for many and distribution centres, until now the focus years to come. of such strategies has largely been on PROJECT DETAILS Bevilacqua says there was a significant transport emissions. “Reducing emissions Owner additional investment, of around $750,000, from properties is likely to be far more cost- Australand in green features at the facility amounting effective from a dollar per tonne point of to a green premium of around six or seven view than reducing emissions from transport. Location 144-166 Atlantic Drive, The Key per cent of design and construction costs. Building upgrades to lighting, insulation and Industrial Park, Keysborough, Victoria “Since building The Key Spec 1 project, we’ve HVAC, for example, may provide a better revised our design approach, costs have return,” Bevilacqua explains. Size come down, and we think a 4 Star Green Star At The Key Spec 1, passive design 27,195 square metres GLA rating requires an additional investment of two strategies have minimised the need Tenants to three per cent on our base design, which for artificial lighting and mechanical Tyres 4 U and Early Settler Group will comfortably provide a return on investment systems. Highly efficient lighting systems, within a few years. We learnt a lot from this incorporating T5 lighting with dimmable project, which will inform future projects and ballasts, and daylight and motion sensors, Project team we expect additional investment for a 5 Star are expected to cut lighting energy Project Manager/Main Contractor Green Star project to reduce to around four consumption by 90 per cent compared to Australand to five per cent.” standard lighting schemes. Solar hot water The Key Spec 1 project was fully leased panels provide a renewable source of Architect prior to completion, demonstrating Australand’s energy to heat water, while sub-metering Australand and JMA Architects ability to deliver environmentally sustainable, of energy allows for improved monitoring Building Service Engineer and highly-competitive projects that will provide and management. Sustainability Consultant benefits to tenants well into the future. Tyres 4 U, one of the tenants at the WSP Sean McMahon, Executive General facility, has reduced electricity usage on Manager of Australand’s Commercial and a per square metre basis by 55 per cent, Industrial business, confirmed that The when compared to its previous facility. Key Spec 1 project was “consistent with This has also resulted in a total saving in Australand’s strategy to take a leadership electricity costs, despite more than doubling position in the industrial sector with respect to the size of its warehouse. Jeremy Lane, environmentally-sustainable development and Branch Manager for Tyres 4 U, says forms part of the more than 140,000 square “we have noticed about a 40 per cent metres of Australand industrial space that is decrease in our total electricity bills. Green Star certified or registered.”

91 CASE STUDY / THE KEY SPEC 1 KEYSBOROUGH

The previous warehouse was 4,362 square metres compared to the new facility of 10,060 square metres.” Analysis suggests that electricity and maintenance savings from the efficient lighting system installed in the facility will be in the order of $325,000 over the first 10 years of operation. Sub-metering systems are also being included in planning for future developments. “It sets a benchmark, so we know that if we incorporate these initiatives we’re going to get certain savings. Rather than relying on modelling, we can now verify the savings using metered data,” Bevilacqua explains. The energy efficiency and solar hot water generation are expected to reduce total greenhouse gas emissions by 90 per cent, when compared to a standard practice development that simply complies with Building Code of Australia (BCA) Tyres 4 U’s Jeremy Lane says that the requirements. This represents a saving “picking errors have been reduced as a result of 1,760 tonnes of carbon each year, of the high-performance lighting, and stock equivalent to the annual emissions of takes are now more efficient as the tyres are 220 average Melbourne homes. easier to identify when counting. No lights are left on when they aren’t needed, as they Water switch off automatically after twenty minutes Rainwater collection tanks provide without movement. This has also reduced our water for irrigation and toilet-flushing. costs. The amount of natural light from the 12 Combined with water-wise 3 and 4 Star roof has substantially increased, and with WELS fixtures, potable water consumption it staff morale.” is expected to be half that of a standard industrial facility. In addition, a fire test water Performance recycling system will ensure more than While the Green Star – Industrial v1 80 per cent of all fire system test water is rating tool addresses the challenge of captured and available for reuse. sustainability in new and newly-refurbished facilities, it does not address the performance IEQ of the vast number of existing industrial As would be expected in such a buildings, many of which operate well below leading project, the use of low off-gassing best practice benchmarks. Australand is materials, such as low-VOC paints, carpets, a principal sponsor of the Green Star – adhesives and sealants and low-emission Performance rating tool, which will assess formaldehyde composite wood products, the operational performance of existing was specified, as was sustainably-sourced, buildings. This will enable building owners certified timber. to measure ongoing performance and However the main improvement establish benchmarks before embarking in IEQ is through the high levels of on sustainable building upgrades. daylight achieved, with 10 per cent of the “It will also enable us to verify our warehouse roof being translucent sheeting claims regarding sustainability, and give and around half of the office façade areas our customers more confidence that their glazed. This provides high levels of natural buildings are environmentally efficient lighting in both the office and warehouse and cost-effective,” says Bevilacqua. spaces during most operational hours, “Sustainability can be a simple way to deliver minimising the need for artificial light cost-savings in a warehouse. It is certainly and providing a more comfortable and the low-hanging fruit in the industrial industry productive work space. which is yet to be picked.”

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