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Sustainable Building - Commercial Development

Understanding the global sustainability issues & how they impact commercial development. Developed for 15146 Sustainable Urban Development at the University of Technology, Sydney.
by

Pernille Christensen

on 12 February 2016

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Transcript of Sustainable Building - Commercial Development

Sustainable Building - Commercial Development
Corporate Social Responsibility (CSR)
Sustainability and Building Codes
Example Strategy: Does building meet Rosemont's criteria for Energy Efficiency Project?
Sources for the Rosemont Example
McGraw Hill Construction 2009

ENERGY STAR Data and Reporting
Understanding EPA’s ENERGY STAR Energy Performance Scale
http://www.energystar.gov/

Siemens Energy Strategy and Implementation Plan

LEED™
http://www.usgbc.org/leed

Siemens Powered by BluePath Finance
Indicative Project Profile (1)
Catalina Terraces - BluePath Efficiency Agreement Estimated Cash Flow Savings Profile (2)
Discussion Points
Questions ?
What is Sustainable Commercial Building?
Measuring Sustainability in the Building Codes
Sir Norman Foster
Swiss Re Headquarters
30 St. Mary Axe
London, UK

Appointment: 1997
Construction start: 2001
Completion: 2004

Area: 64 469 m²
Height: 180 m
Capacity: 4000

Structural Engineer: Arup
Quantity Surveyor: Gardiner & Theobold
M+E Engineer: Hilson Moran Partnership
Landscape Architect: Derek Lovejoy Partnership
Lighting Engineer: Speirs and Major

http://www.fosterandpartners.com/projects/swiss-re-headquarters-30-st-mary-axe/

http://www.fosterandpartners.com/projects/swiss-re-headquarters-30-st-mary-axe/gallery/
Commerz Bank Frankfurt
Swiss Re Building London
CH2 Melbourne
40 Albert Street Melbourne
1 Bligh Street, Sydney
30 The Bond, Sydney
Pixel Building, Melbourne
The Change Initiative Building (TCI), Dubai, UAE
The Bullitt Center, Seattle, USA
Think of the rating tools – e.g. Green Star
What do they measure?
Un-measured projects -
Need better Development Approval data.
Carbon neutral cities –
Melbourne 2030 38% reductions in building related GHG emissions
What about Sydney 2030?
1750 BC - Performance Codes in Mesopotamia
Effect on quality - but what about innovation?
1189 AD London –
Rights to light, party walls, drainage, fire
Health and safety – the big driver

What do we have in Australia?
Building Code of Australia (BCA)
What are building codes?
Think about ‘sustainable’ buildings and their materials -
How do they differ to ‘conventional’ or ‘traditional’ buildings?
What has been the problem with the building codes and sustainability?
Prescriptive versus performance based codes.
Sustainability and
Building Codes
NABERS
What are rating or assessment tools?
What do they measure or assess?
Is high density an answer?
"Well building hath three conditions: firmness, commodity, and delight."

Sustainable commercial buildings have different drivers and stakeholders – CSR, profit.
BCA – Part J for commercial 2006
We are way behind the 8 ball.
Green Star rating tools have influenced change.
More change (must) will come.
Are we focussed too much on new build and design?
Take A-Ways
What can you do in terms of sustainability with the codes?
When did sustainability start to appear in the codes?
When is a development approval / building permit needed in NSW?
Will adoption of sustainability in the codes deliver enough?
What is CSR?
When did it start?
Types of CSR – strategic, philanthropic and altruistic
How does it work?
Strategies, policies, audits and reporting.
What type of CSR do you think large commercial organisations adopt? Why?
What is a sustainable commercial building?
Sustainability & Building Codes
Case Studies - Urban sustainability at
the Building and Site Scale –
Sum up
The running sheet …
Text Readings:
Eisenberg and Yost, Sustainability & Building Codes pp267 – 272.
Urban sustainability at the Building and Site Scale – Case Studies pp395-406
UTS Online

Dr. Pernille Christensen
SUDD16266@gmail.com
16266 Sustainable Urban Design and Development
Elkington's Triple Bottom Line
Discuss with your neighbor - What attributes you think sustainable commercial buildings would have?
Rosemont
Sustainability Goals
Improve the operational performance and effeciency of our buildings.

Reduce operating expenses and increase asset value through strategic energy and resource management.

Continue to enhance the well-being of our tenants and employees by providing greener places to work.

Educate our asset managers, property managers, employees and vendors as to the benefits of sustainability practice.

Explore opportunities to utilize renewable energy, where cost effective.

Communicate the progress of our efforts to our key stake holder.

Reduce our portfolios' environmental impact.

Increase the number of Certified Buildings.
Rosemont's Sustainability Strategy
Develop a policy that outlines our commitment to sustainability.

Build a plan that allows every property in the portfolio to adopt a level of sustainability the meets the goals of the asset.

Develop a training programs for AM's, PM's and FM's.

Identify strategic opportunities to Certify Buildings



Elements of a Sustainability Plan
Convene sustainability committee

Sustainable Purchasing

Green Cleaning

Waste Management & Recycling

Cap Ex and Tenant Improvements

Energy Management: Install more efficient Mechanical and Electrical systems

Install more efficient Lighting systems

Water Conservation: Install more water-efficient plumbing
Elements of a Sustainability Plan
Convene sustainability committee

Sustainable Purchasing

Green Cleaning

Waste Management & Recycling

Cap Ex and Tenant Improvements

Energy Management: Install more efficient Mechanical and Electrical systems

Install more efficient Lighting systems

Water Conservation: Install more water-efficient plumbing
Structure of Green Building Rating Systems
Considerations for Green Light
Yes
No
Basic Sustainability Practices
Increase building value.

Increase occupancy.

Lower energy costs.

Increase lease rates.

Tenant retention.

Increase tenant and investor satisfaction.

Higher IRR.

Create a competitive advantage.

Increase our investors confidence.
Rosemont Energy Effeciency Program
Energy Star Benchmarking
Utility Bill Management
Smart Building Systems
Energy Audits
Commissioning
Energy metering and monitoring
O&M
Catalina Terraces
Risk
High
Low
Project energy savings create required cash flow to service debt under a 5 to 7 year amortization.

Energy savings is backed by a guaranty from ESCO.
Project energy savings create required cash flow to service debt under an amortization exceeding 7 years.

Energy savings is backed by a guaranty from ESCO.
Project energy savings create required cash flow to service debt under a 5 to 7 year amortization.

Energy savings is NOT backed by a guaranty from ESCO.
Project energy savings create required cash flow to service debt under an amortization exceeding 7 years.

Energy savings is NOT backed by a guaranty from ESCO.
Project energy savings does NOT create the required cash flow to service the debt, period.

Entity’s net operating income is sufficient to make payments based upon historical and projected net operating income.
Project energy savings does NOT create the required cash flow to service the debt, period.

Entity’s net operating income is NOT sufficient to make payments based upon historical and projected net operating income.
Siemens has partnered with BluePath to assist Catalina Terraces cover the upfront costs of the proposed systems. The BluePath Efficiency Agreement enables Catalina Terraces to pay for the systems from the expected cash flow savings created by the project. The estimated monthly utility savings from the systems to Catalina Terraces is expected to cover the monthly costs of the BluePath Efficiency Agreement.

Currently, Catalina Terraces pays an estimated $25,633 per month for its electricity and water bills. During the 7-year BluePath Efficiency Agreement, Catalina Terraces will pay $6,727 per month to BluePath and an estimated $17,124 per month to its utility for its electricity and water bills. Combined, this represents a 7.0% savings on the current estimated electricity and water bills. Over the proposed 7-year BluePath Efficiency Agreement, Catalina Terraces should realize an estimated $149,703 in aggregate cash flow savings.``

After the 7-year BluePath Efficiency Agreement, the systems should continue to provide savings. For the remaining estimated 8-year systems' life, Catalina Terraces should pay an estimated $13,498 per month to its utility for its electricity bill or 63.8% of the current electricity bill and $3,627 per month or 81.2% of its current water bill.

Over the assumed 15-year system life, Catalina Terraces should realize an estimated $966,562 in aggregate cash flow savings plus an assumed $8,800 tax savings in year 1.
Catalina
Ideal
Strong
Good
Acceptable
Guarantor Support
Guarantor Support w/ Enhancement
History of Building Codes -
Globally & in Australia
Depth & scope of codes has increased.
Commercial Building Case Studies
Sir Norman Foster
Commerzbank Headquarters, Frankfurt
Appointment: 1991
Construction start: 1994
Completion: 1997

Area: 120 736 m²
Height: 298 m
Capacity: 2400

Winter gardens linked to a central atrium spiral up the tower to become the visual and social focus for four-storey clusters of offices.

Structural Engineer: Ove Arup & Partners / Krebs & Kiefer
Quantity Surveyor: Davis Langdon & Everest
M+E Engineer: Roger Preston & Partners/ RP&K Sozietat GmbH/ Petterson & Ahrens
Landscape Architect: Sommerland & Partners
Lighting Engineer: Lichtdesign

http://www.fosterandpartners.com/projects/commerzbank-headquarters/
City of Melbourne and DesignInc Pty. Ltd
Council House 2 (CH2) - 6-Star GreenStar
Melbourne, Australia

Officially Opened: August 2006
Gross Area: 12,536 m²
Total CH2 building cost = $51.045 million
Houses: 540 City of Melbourne staff

Bike spaces: 80 Showers for cyclists: 9
Car spaces: 20 plus one disabled space. Car park can be converted to office space or other uses.

Builder: Hansen Yuncken
Structural engineer: Bonacci Group
Services engineer: WSP Lincolne Scott
Environmental engineering: Built Ecology
Quantity surveyor: Donald Cant Watts Corke
Accommodation consultant: DEGW
Services commissioning: A G Coombs
Geotechnical consultant: Golder Associates
Accoustics: Marshall Day Acoustics
Building surveyor: Melbourne Certification Group

http://www.melbourne.vic.gov.au/sustainability/ch2/Pages/CH2Ourgreenbuilding.aspx
SJB Architects
Szencorp Building - 6 Star GreenStar
40Albert Road, South Melbourne, Australia

“…to demonstrate how to recycle a typical existing suburban office building into a leading edge building offering best practice performance in energy, greenhouse and sustainability.”

Built: 1987 Re-Opened: November 2005
Refurbishment: 18th months, mid 2004- late 2005
Area: 1,200 m²
Height: 5 storeys - 4 office levels & 2 car park levels
Capacity: 4000










http://www.ourgreenoffice.com/project.html
http://sydneyarchitecturearchive.wordpress.com/2010/01/25/australias-10-greenest-buildings/
Studio 505
Pixel - Perfect 105 points = 6-Star GreenStar Office v3
Perfect 105 points = Platinum Level LEED Office
Aiming to exceed highest BREEAM score
Australia's First Carbon Neutral Building - generating its own power and water on-site
205 Queensberry Street, Carlton, Melbourne, Australia

Construction Start: 2009
Completed: July 2010
Area: 1,000 (gross); 840 m² (net lettable)
Cost: $6 milion
Lend Lease design, Whittaker Hadenham Openshaw & PTW Architects
30 The Bond
30-34 Hickson Road, Millers Point, Sydney

Completed: March 2004
Area: 19,800 m² (net lettable)
Height: 9 stories
End value: $112 million

First building in Australia to achieve 5 stars ABGR, with a certified emission that resulted in over a 20% reduction over the already stringent targets set by its initial 5 star design commitment, as well as receiving a 5 star Green Star – office as built rating from the Australian Green Building Council .
Sustainability Features
Chilled beams (a first in Australia)
Wintergarden rooms
Automatically controlled external shades (keeps the heat out, as well as providing external views to 60% of its occupants)
Roof garden
http://www.lendlease.com/en/australia/projects/30-the-bond.aspx
“1 Bligh is helping inspire a more sustainable Sydney. Producing its low carbon electricity, heating and air conditioning on-site with a tri generation energy system and solar panels, it also uses less water and less energy, setting a new standard for commercial buildings in our city. Light filled and naturally ventilated, it will quite simply be a great place to work.”
- Clover Moore.
Ray Brown, Architectus & Christoph Ingenhoven, Ingenhoven Architects
1 Bligh Street, Australia - 6-Star GreenStar

Construction Start: 2008
Completed: May 2011
Area: Large 1,637sqm floor plates; suites from 111sqm
Height: 139 m - 29 stories
Cost: $667 million development

Sydney’s first 6-star Green Star office tower & first commercial building to incorporate black water recycling (90% of water consumed in building).
Sustainability Features:
Innovative double skin façade(reduces the heat load, while allowing plenty of natural light to penetrate the interior)
The 40-metre-long green wall (vertical garden) is the largest in the Southern Hemisphere (uses recycled water to nourish 11,000 plants)
Tri-generation energy system & solar panels
Naturally ventilated glass central atrium
Blackwater recycling & recycled rain water

http://www.1bligh.com.au/Overview
http://www.abc.net.au/catalyst/stories/3280498.htm
The CBD Program requires sellers and lessors of office space of 2000 square metres to obtain a Building Energy Efficiency Certificate (BEEC) before the building goes on the market for sale, lease or sublease.

BEECs are valid for up to 12 months and include:
The building's National Australian Built Environment Rating System (NABERS) Energy star rating
A tenancy lighting assessment of the relevant area of the building
General energy efficiency guidance

The CBD Program requires energy efficiency information to be provided when commercial office space of 2000 square metres or more is offered for sale or lease.

The aim is to improve the energy efficiency of Australia's large office buildings and to ensure prospective buyers and tenants are informed.

It was established by the Building Energy Efficiency Disclosure Act 2010 and is managed by the Australian Government Department of Resources, Energy and Tourism.
A performance-based environmental impact rating system for existing buildings. Ratings can cover:
energy
water ​
waste
​indoor environment

NABERS is managed nationally by the NSW Office of Environment and Heritage
What is it?
National, voluntary environmental rating system that evaluates the environmental design and construction of buildings and communities

Developed by the Green building Council of Australia to:
promote integrated, holistic design
raise awareness of the benefits of sustainable design
http://www.gbca.org.au/green-star/green-building-case-studies/pixel/13600.htm
Commercial Building Disclosure
Building Energy Efficiency Cert
GreenStar Rating
Office
Industrial
Retail

Who ‘owns’ it?
How is it segmented / classified?
Property Council of Australia (PCA)
Commercial Stock in Australia
National Australian Built Environment Rating System
http://bullittcenter.org/news/blog/new-video-living-proof

<iframe src="//player.vimeo.com/video/57077446" width="500" height="281" webkitallowfullscreen mozallowfullscreen allowfullscreen></iframe>
Miller Hull (Architects)
The Bullitt Center - Living Building Challenge
1501 East Madison Street, Seattle, WA 98122, USA

Built: 1987
Area: 50,000 sq.ft.
Height: 6 storeys

No toxic materials (checked against the ‘Red List’ of materials forbidden by the Living Building Challenge)

Community Green Space and Plaza
Renovated McGilvra Park just south of the building

Pursuing Living Building Status
Net Zero Energy Features
Energy efficiency 83% greater than a typical Seattle office building
Predicted EUI rating of 16kbtu/sf/yr
242kW photovoltaic array
Ground source geothermal heat exchange system
Radiant floor heating and cooling system
Retractable external blinds to block heat before it warms the building
Reduced plug loads
Net Zero Water
Water efficiency 80% greater than a typical Seattle office building
56,000 gallon rainwater collection cistern
Greywater reclamation
Composting foam flush toilets (save 96% more water than traditional flush toilets)
Rainwater filtration for potable uses
Green roof and constructed wetland
http://www.millerhull.com/html/nonresidential/Bullitt.htm
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