60L Green Building

This case study briefly describes some of the issues dealt with and the tools and data used by the project to optimise environmental performance of the 60L Green Building over the life of the building. The 60L Green Building is being developed by the Green Building Partnership, a partnership of two ethical investment companies sharing the goals and objectives of the Australian Conservation Foundation (ACF). The property purchased consisted of an existing office building and warehouse at 60-66 Leicester St, Carlton, Melbourne. The Green Building Partnership invited ACF to participate in this project as the principal tenant, and ACF will establish its National Headquarters in this building.

The Green Building Partnership has engaged a consortium of designers, consultants and architects to undertake the redesign of the existing office building and warehouse for this site. The Design Brief for the project has specific requirements for the building design, including environmental performance criteria, timetable and budget.
 

Summary
Introduction
Using LCA
  • Environmental objectives
  • Building Features
    • Goal and scope
    Tools
    Data
    Results
    Discussion
    Conclusion
    Acknowledgments and Project Team

    Summary (back to top of page)

    Case study Details
    Project manager – Alistair Mailer - The Green Building Partnership & Green Building Project Officer, Australian Conservation Foundation
    Status – construction is expected to be complete in early 2002.
    Driver – the project's environmental objectives were developed in conjunction with ACF in order to achieve a significantly more sustainable approach to commercial building design than is obtained by current commercial practice.
    Case Study Author – Dominique Hes, Centre for Design at RMIT University
    How LCA was used
    In this building environmental issues were considered as the impact over the entire life of the project. A full Life Cycle Assessment was not carried out but each design decision was made based on assessment of the environmental impacts of the building from raw material selection through to eventual demolition.
     
    Tools used
    Various tools were used to help in the decision making process such as:
    Energy - thermal analysis using TAS software to provide an insight into the building envelope response as well as space and surface temperatures.

    Lighting - Simulation of natural light levels using the RADIANCE synthetic imaging system; solar shading analysis using ECOTECT software.
     
    Water - spreadsheet modelling of the building water balance using rainwater collection, clean water consumption and recycled treated water availability.

    Material - the environmental objectives were used to develop a guideline and checklist for materials selected for use.

    Results of applying Environmental Objectives
    Results of the analysis were used to prepare building design, drawings and specifications and to select materials and environmental (HVAC) systems. Quantitative results of energy consumption will be available when the building has been in operation for a full annual cycle of seasons.
     

    Introduction (back to top of page)

    PROJECT OVERVIEW (taken from 60L Green Building web site)
    THE BUILDING

    The 60L Green Building will provide a state of the art commercial building and is expected to be the leading example of green commercial building in Australia.

    The Green Building Partnership has purchased the building at 60-66 Leicester Street, Carlton, Victoria for conversion to office units. It will demonstrate the commercial viability of a building designed and operated to minimise its impact on the environment. It is expected to encourage significant incorporation of ecological sustainability principles into commercial building design and operation in the City of Melbourne, in Victoria and throughout Australia.

    The conversion of the building will involve refurbishment of an existing three-storey brick, timber and concrete office building, and the integrated construction of a new four-storey structure. The existing building was originally erected in 1876 and its uses have included a livery stable, furniture manufacturing and warehousing. Alterations have been made to the building at least nine times during its history.

    The 60L development will provide 3375 square metres of lettable floor space with floor plans of up to 960 square metres. The occupants will be commercial and retail tenants.

    The Australian Conservation Foundation has been a key participant in the planning and design of the building and will be one of its first occupants. The ACF will relocate its national headquarters to 60L with the assistance of a grant from the Melbourne City Council.

    The 60L Green Building will incorporate significant advances towards environmental sustainability in its design, documentation, construction, operation and management. Environmental values will be embodied in the construction process and in the building itself, as well as in its use. 60L may showcase environmental services and products, thereby stimulating similar approaches and facilitating the marketing of suppliers and tenants, and their environmental solutions.

    60L will be designed around a central atrium with open stairs and landscaped features, including a roof garden, openable windows, shared facilities and meeting rooms, and bicycle parking.

    The City of Melbourne issued a Town Planning Permit for the building in June 2000. Construction commenced in February 2001, with occupation expected in early 2002.

    Using LCA (back to top of page)

    GREEN BUILDING PRINCIPLES (taken from 60L Green Building web site)
    The Green Building Partnership in conjunction with the Australian Conservation Foundation developed some general objectives to be adopted during the development, planning, design, construction, operation and
    de-construction of the project. These are to :
    • Create a quality building that is commercially viable
    • Minimise the consumption of materials and maximise their reuse
    • Protect the natural environment by astute selection and use of materials
    • Minimise energy consumption and greenhouse gas emissions
    • Minimise the consumption of mains water and maximise recycling of treated wastewater, and
    • Adopt environmentally sound and healthy work practices, during both construction and occupancy.
    In many instances, existing technology is being combined in new ways to reduce the overall ecological impact of the building, without reliance on technology that is not currently commercially viable. Emphasis has been placed on increasing the productivity of the working environment by minimising the release of unwanted organic compounds. Occupants will have a significant degree of control over the internal conditions.

    Some aspects of the building require human solutions rather than technical solutions. Tenants will sign a Green Lease incorporating an obligation to comply with the building's Environmental Management Plan. The EMP will be an essential element of building management and the achievement of environmental performance.
     

    GREEN BUILDING FEATURES (taken from 60L Green Building web site)
    The 60L Green Building will be a dynamic mix of the new and refurbished, commercial and retail, economic viability and environmental performance. Specific features are aimed at making it the leading example of green commercial building in Australia. These features include:

    Materials efficiency through:

    • maximising the reuse of existing materials from the site
    • giving preference to materials from recycled and renewable sources
    • conducting environmental assessments on new materials
    • detailing the building design to reduce the quantity of material needed and the quantity of material wasted during construction
    • assessing products to avoid hazardous and toxic chemicals.
    Energy efficiency and greenhouse gas reduction through:
    • hybrid passive and mechanical ventilation, heating & cooling
    • widened internal temperature control band
    • optimising natural ventilation & natural lighting
    • effective management of lighting & office equipment energy demands
    • high efficiency artificial lighting
    • solar shading and low-emissivity double glazing
    • heavyweight structure and night purging with cool air
    • use of electricity derived from non-fossil fuel sources.
    Water efficiency, and reduced water demand through:
    • rainwater collection and use
    • efficient water supply appliances
    • reduced water and sewerage infrastructure requirements
    • waterless urinals
    • on-site treatment of wastewater & sewage
    • recycling of treated wastewater for toilet flushing & irrigation of landscape features
    Occupant health, comfort and productivity through:
    • openable windows
    • glare-free daylighting
    • significantly improved internal air quality
    • materials selected to avoid unwanted chemicals
    • a landscaped roof garden
    • occupant control over thermal comfort and their visual environment
    Quality environmental management through:
    • Green Leases
    • environmental management systems
    • user involvement in operation of the building
    • creation of a building community
    • on-line display of building performance
    • monitoring and fine-tuning of post occupancy environmental performance.
    The 60L Green Building is expected to have a greatly reduced environmental impact and ecological footprint. It will demonstrate the financial viability of more environmentally sustainable practices.

    Goals and Scope (back to top of page)

    Goals (taken from 60L Green Building web site) Tools (back to top of page)
    The tools used were:
      Energy - thermal analysis using TAS software to provide an insight into the building envelope response as well as space and surface temperatures.

      Lighting - Simulation of natural light levels using the RADIANCE synthetic imaging system; solar shading analysis using ECOTECT software.

      Water - spreadsheet modelling of the building water balance using rainwater collection, clean water consumption and recycled treated water availablity.

      Occupancy Assessment - based on assumptions of behaviour, building use, gender, tasks, hours etc.

      Materials- the environmental objectives were used to develop a guideline and checklist for materials selected for use.
      A checklist was prepared of acceptable materials and attributes of material to be avoided (native forest timber,
      off-gassing, PVC, Chromium, etc).

    Data (back to top of page)

    Data used was:
      Energy: building elements, room volumes, natural ventilation models etc.

      Lighting: acceptable lux levels and variations in natural light intensity in building design

      Assessment of occupant diversity: how many, when and where – assumption that not all of the occupants will be in the building all of the time

      Water: information on appliances, expected building operation (incl. Mix; use by men/women, occupant behaviour)

      Materials: through a questionnaire

      The questionnaire was complied by Dr Peter Brotherton, Australian Conservation Foundation, and is one of the predecessors of the Environmental Performance Data Sheet.

    Results (back to top of page)

    GREEN BUILDING PERFORMANCE (taken from 60L Green Building web site)
    The 60L Green Building will set significant new benchmarks for energy use, greenhouse gas emissions and water efficiency in commercial buildings. The occupants of the building will achieve significant savings in comparison with a typical commercial development.

    Annual Energy Costs: Expected energy savings are over 65% per year compared with a conventional office building. Electrical energy for lighting is expected to be reduced by over 80%, and for equipment, ventilation, heating & cooling by over 60%.

    Annual CO2 Emissions: Use of electricity derived from non-fossil fuel sources (Green Power) will enable reductions approaching 100% in annual carbon dioxide emissions.

    Annual Water Consumption: Over 500 kilolitres of rainwater will be collected in an average rainfall year for use by taps and showers. Water efficient fixtures and toilets is expected to reduce water consumption by over 60%. All of the wastewater and sewage generated will be treated organically on site and then recycled for toilet flushing and irrigation of landscape features in the atrium and roof garden. These measures will provide savings in average annual mains water consumption of over 90%.

    Much of the competitive advantage of the 60L Green Building will come from giving building occupants a degree of control over their thermal and visual environment, and over their consumption of energy & water. The building will enable its occupants to reduce the demand for energy and water services and to behave in an ecologically responsible manner.

    Building Performance (taken from Design Development Report - April 2000 60L Green Building web site)

    Predicted Building Performance (as predicted in the project's Design Development Report - April 2000) for the 60L Design
    Development proposal compared to that for a typical commercial response, incorporating the chosen active system, for the same site is summarised in Table ES1.

    Table ES1 - Annual energy costs and CO2 emissions assuming the use of fossil fuel derived electricity.
     
    Building description   Total annual electrical energy consumption (kWh)  KWh/m2 of Net Lettable Floor Area  Associated CO2 emissions (kg) Recurrent energy costs ($) 
    Typical Commercial Design  502 000 kWh  143 kWh/m2  502 000 kg  $70 000
    60L Design Development proposal  144 000 kWh  41 kWh/m2  144 000 kg  $20 000 
    Savings  358 000 kWh  102 kWh/m2  358 000 kg  $50 000 

    Information used to calculate the data shown in Table ES1 include Electricity cost of $0.14 per kWh and the full fuel cycle CO2 coefficient per unit of electricity delivered by public electricity supply systems in 1994 of 1 kg/kWh (source: Greenhouse Challenge Workbook).

    Discussion (back to top of page)

    The 60L Green Building used the environmental principles as the basis for the design, construction and building operation. These principles were then developed into general and specific objectives, and then into actual specifications, design directions, drawings etc.

    For Example (taken from the 60L Green Building web site)

    Section C – Energy & Greenhouse Gas Management

    Principle:
    Minimise resource consumption - Minimise energy consumption and greenhouse gas emissions
    General Objectives:
    • Zero net energy consumption from non-renewable resources
    • Establish a new benchmark for low energy consumption and greenhouse gas emissions i.e the building should be the most energy efficient commercial building in Australia
    • Minimise embodied energy of construction & fit-out materials, equipment & systems
    • Through 'green' power, on-site energy generation and sequestering carbon, to pay back embodied and operational energy components
    Specific Objectives:
    • Maximise the use of passive design techniques consistent with worker comfort levels
    • Provide an appropriate level of user control for internal working environment conditions
    • Use natural light to provide at least 80% of normal requirement during daylight hours and reduce operating power level of installed lighting equipment to 5 W/m2
    • Use passive (natural) means in preference to mechanical systems to maintain internal working conditions (temperature, humidity, reflected radiation) and to minimise requirements for active system intervention
    • Use simple combination of automatic & user-controlled, draft-free natural ventilation, heating & cooling systems requiring minimal user supervision
    • Maintain internal working area temperatures between 19o C and 26o C
    • Maximise building thermal performance while conforming to energy use objectives.
    • Select energy efficient fixtures & fittings on the basis of life-cycle evaluation
    • On-site power generation to provide not more than peak building consumption requirements

    Conclusion (back to top of page)

      Results of the analysis were used to prepare building design, drawings and specifications and to make selection of material and environmental (HVAC) systems. The building has been designed as and is acknowledged to be a leading edge 'Green' Building. Once it has been completed further conclusions will be made.

    Acknowledgments and Project Team (back to top of page)

    Sincere thanks to Alistair Mailer for his time and input into the case study.

    Project team

    The Green Building Partnership and ACF selected the Spowers Consortium as the design team.
    Members of the Design Consortium:
    Spowers Architects
    Lincolne Scott, Services & Engineering
    Advanced Environmental Concepts, Environmental Engineers

    The design team was asked to anticipate a level of inclusiveness, scrutiny and transparency of process exceeding that normally encountered in a commercial building design process. This required a preparedness to cooperate with the client's project management team in ensuring that the goals and objectives of the project are met. In particular, the design team anticipated the need to conduct the design process in a way that permitted strong interaction with the client, input from the research process, and a preparedness to provide appropriate documentation of the design process wherever possible.

    Members of the Steering Committee:
    Mark Wootton - Director, The Green Building Partnership
    Dr Peter Brotherton - Australian Conservation Foundation
    Ros Magee - Director, Spowers Architects
    Alan Roshan - Director, Lincolne Scott
    Che Wall - Director, Advanced Environmental Concepts
    Kerryn Wilmot - Project Architect, Spowers Architects
    Alistair Mailer - Project Manager, The Green Building Partnership & Green Building Project Officer, Australian Conservation Foundation
    Professional services are provided by the following organisations:
    Donald Cant Watts Corke - Cost Planning
    John Mullen & Partners - Structural & Civil Engineering
    Wilsmore Consulting - Building Surveying
    Taylor & Cullity - Landscape Architects
    Allan Willingham - Heritage Consultant
    Watson Moss Growcott - Acoustic Engineering
    Steve Paul & Partners - Hydraulic Engineering, Water & wastewater treatment
    Sustainable Solutions - Environmental Research & Policy Development
    The University of Melbourne:
    Advice and process observation from the Green Building Team under the Chairmanship of Professor Jon Robinson, Faculty of Building, Architecture & Planning.
    Solicitors for the Green Building Partnership:
    Herbert Geer & Rundle - Adam Bratt
    Further information, please contact:
    Alistair Mailer, Green Building Project Manager

    c/o Australian Conservation Foundation,
    340 Gore Street, Fitzroy,
    Victoria, 3065.

    Phone: (03) 9926 6782
    Mobile: 0429 351 097
    Fax: (03) 9416 0767
    E-mail: greenbuilding@acfonline.org.au


    For more information contact Tim Grant at the Centre for Design at RMIT.