Office buildings and the environment : the increasing role of facility managers

The Australian commercial stock emits 12% of all greenhouse gas emissions however the commercial property market has some inherent barriers to sustainability (DSE, 2005). A substantial proportion of the stock is owned by institutional investors who are unconvinced by the need to improve their stock and pass on running costs to tenants (Callender & Key, 1997). The links between the built environment and sustainability issues such as fossil fuel consumption and climate change is clear. In developed countries buildings contribute around half of all carbon dioxide emissions and offer considerable scope for a significant contribution to sustainability through ecologically aware design and increased energy efficiency (BRE, 1996). As capital values are not greatly affected by sustainability, owners react by doing little or nothing and the effect is to limit sustainability-related investment and undermine efforts to deliver sustainability in the sector. Facility managers are in an influential position to help address sustainability issues via an increased awareness of energy efficiency and CO2 emissions.

Even though the efficiency of buildings is primarily focused on new stock, with an existing churn replacement rate of approximately 2-3% the existing stock must be improved if urban built environment greenhouse gas emissions are to be reduced – clearly the management of existing stock must therefore contribute to substantial savings in energy use. Much of the property and surveying research has previously adopted an illustrative case study approach advocating the benefits of ESD and energy efficiency in existing buildings. This research adopts a radically different approach and profiles the entire office stock of a global CBD, namely Melbourne, which is seeking to become a carbon neutral city by 2020 (City of Melbourne, 2003). The research also employs scenario forecasting to model future changes to the stock over a fifteen year period. This paper sets out the rationale for the research and establishes the methodological approach adopted by the research team. The results provides a unique insight into the variations between different building types and grades of office buildings, which in turn will allow facility managers to gain a better understanding of where gains in energy efficiency can be made.

The psychological and physical needs of workers impacting office design

Office design needs to be based on the needs of the most important producers of profit and value for any organisation – the workforce. Drivers affecting office design have been economics – space being often viewed as a cost-centre rather than a business enabler; and more recently, ideas that office design can impact organisational culture – resulting in the adoption of more collaborative working spaces in an attempt to force interaction. What is not always considered are the actual working styles
of the individuals and their motivations nor the requirements of the work itself. There is a need to profile not only the workforce, but also the work carried out. Recent research into space requirements for work is reviewed and reported with recommendations for better consideration of the psychological and physical needs of workers for office design.

Using the psychrometric chart in building measurements

This paper centres around the presentation of multiple measured results on a psychrometric chart. The psychrometric chart was programmed in Microsoft Office Excel to accommodate measured results. It was written because existing programs appear not to cater for the researcher wishing to enter results electronically onto the chart. Furthermore, many existing charts are complex and cluttered displaying up to ten attributes, being intended for engineering design, whereas presenting the behaviour of living and working environments is focused on wet and dry bulb temperature and relative humidity. As well as results, users would also like to specify and adjust the ‘comfort zone’ (a shaded area on the chart) for different ‘adaptive’ or ‘seasonal’ conditions. The comfort zone is bounded by lines of constant heat loss from the skin, relative humidity and wet-bulb temperature. The paper presents various applications of the psychrometric chart for the analysis and reporting of research and discusses the programming of Microsoft Office Excel to generate the chart and display user data.

The business case for sustainable office buildings

The market for sustainable buildings has rapidly gained momentum in the design and construction phases, however it appears that development and investment in these buildings by the private sector is limited. This is further complicated by the limited information available confirming the financial viability of sustainable buildings, with relatively little research conducted into the relationship between sustainability and the market value of commercial buildings. Currently the demand for sustainable buildings in Australia and New Zealand is being encouraged through government legislation and policy, where investment by the private sector has been relatively slow to develop due to the lack of evidential proof of the economic viability of sustainable buildings. Clearly if the progress and uptake of sustainable buildings is to develop within the property market, it is essential that the relationship between market value and sustainability should be understood in order to fully inform the investment industry.

From design for ecologically sustainability to facilities management through building intelligence and knowledge management

Ecological sustainability basically concerns environmental protection and social benefits. An ecologically sustainable development is based upon reduced energy usage, increased efficiency, and upheld social responsibility; and it should be properly evaluated by financial, environmental and social aspects. Council House 2 (CH2) is claimed to change the way of Australia approaches in ecologically sustainable design and construction. This is the ‘Six-Star design and built’ green star facility assessed by the Green Building Council of Australia (GBCA), and the 10-story city council building was completed and opened in 2006, totally A$11.3 million was invested for the sustainability features. CH2 protects the environment, when it compares with the old council house, and is expected to reduce electricity consumption by 85%; reduce gas consumption by 87%; produce only 13% of the emissions; and reduce water mains supply by 72%. In this paper, the author examines its design reports and the researches paper, in the form of knowledge base, to case-study how the sustainability, effectiveness and efficiency of CH2 work. By leveraging the existing CH2 sustainability knowledge, design and building professions can learn and imitate it in further ‘green’ design without ‘re-inventing the wheel’; facilities executives can also use the existing knowledge to identify steps to boost up the facilities’ operating efficiency.

Reducing office workers' sitting time: rationale and study design for the Stand Up Victoria cluster randomized trial

Background
Excessive time spent in sedentary behaviours (sitting or lying with low energy expenditure) is associated with an increased risk for type 2 diabetes, cardiovascular disease and some cancers. Desk-based office workers typically accumulate high amounts of daily sitting time, often in prolonged unbroken bouts. The Stand Up Victoria study aims to determine whether a 3-month multi-component intervention in the office setting reduces workplace sitting, particularly prolonged, unbroken sitting time, and results in improvements in cardiometabolic biomarkers and work-related outcomes, compared to usual practice.

Methods/design
A two-arm cluster-randomized controlled trial (RCT), with worksites as the unit of randomization, will be conducted in 16 worksites located in Victoria, Australia. Work units from one organisation (Department of Human Services, Australian Government) will be allocated to either the multi-component intervention (organisational, environmental [heightadjustable workstations], and individual behavioural strategies) or to a usual practice control group. The recruitment target is 160 participants (office-based workers aged 18–65 years and working at least 0.6 full time equivalent) per arm. At each assessment (0- [baseline], 3- [post intervention], and 12-months [follow-up]), objective measurement via the activPAL3 activity monitor will be used to assess workplace: sitting time (primary outcome); prolonged sitting time (sitting time accrued in bouts of ≥30 minutes); standing time; sit-to-stand transitions; and, moving time. Additional outcomes assessed will include: non-workplace activity; cardio-metabolic biomarkers and health indicators (including fasting glucose, lipids and insulin; anthropometric measures; blood pressure; and, musculoskeletal symptoms); and, work-related outcomes (presenteeism, absenteeism, productivity, work performance). Incremental cost-effectiveness and identification of both workplace and individual-level mediators and moderators of change will also be evaluated.

Occupant behaviour simulation for cellular offices in early design stages - Architectural and modelling considerations

Building simulation is most useful and most difficult in early design stages. Most useful since the optimisation potential is large and most difficult because input data are often not available at the level of resolution required for simulation software. The aim of this paper is to addresses this difficulty, by analysing the predominantly qualitative information in early stages of an architectural design process in search for indicators towards quantitative simulation input. The discussion in this paper is focused on cellular offices. Parameters related to occupancy, the use of office equipment, night ventilation, the use of lights and blinds are reviewed based on simulation input requirements, architectural considerations in early design stages and occupant behaviour considerations in operational stages. A worst and ideal case scenario is suggested as a generic approach to model occupant behaviour in early design stages when more detailed information is not available. Without actually predicting specific occupant behaviour, this approach highlights the magnitude of impact that occupants can have on comfort and building energy performance and it matches the level of resolution of available architectural information in early design stages. This can be sufficient for building designers to compare the magnitude of impact of occupants with other parameters in order to inform design decisions. Potential indicators in early design stages towards the ideal or worst case scenario are discussed.

An early-stage design decision-support tool for selecting building assemblies to minimise a building's life cycle energy demand

The significant effects of the building industry on the natural environment are well documented and improving the environmental performance of buildings is an on-going challenge. This is particularly the case for projects with restrictive budgets and timelines and because many existing environmental assessment tools are designed to be used too late in the design process. The use of tools during the early design stages may assist in achieving greater improvements in a building’s environmental performance. However, user-friendly tools with the ability to comprehensively compare environmental information between various building assemblies and materials, which can be easily adopted during the early design stages of a project, are not readily available. This paper presents the progress to date in developing a tool which supports building designers in identifying and selecting preferred building assemblies with the aim of minimising a building’s life cycle energy demand. The tool is based on comprehensive energy performance data for a broad range of building assemblies across all Australian climate zones. Allowing for adjustments to a set of pre-defined and user-defined assemblies the designer is able to see how assemblies perform in relation to each other. This provides valuable information to support decision-making relating to minimising the life cycle energy demand of buildings.

Building a local design and entrepreneurship ecosystem

Design and creativity are becoming greatly sought out skills in leading industries around the world, big businesses are developing the “Chief Design Officer” to engage with strategic and company shaping discussions. Design as an economic driver is now abundantly clear with companies such as Nike and Apple leading this way of thinking, but how do we as Australian industry capture this and how do we instil “creativity” into our secondary school and university level education to drive the next level of innovation and development. The local region where Deakin University is situated has undergone significant changes in the last 10 years, what was once an economy dominated by oil, automotive and metal production industries has been wound down to a local economy dominated by health, services and education. However, manufacturing and design being the front end of manufacturing is still a key economic driver this study is looking at the embryonic initiatives undertaken to build an ecosystem of design and entrepreneurship in a regional area. Several aspects will be looked at, high school and university student engagement in the process, established SME's and start-up culture. With the establishment of an ecosystem it is believed that success will breed success. With student engagement showing that being creative and playing can yield tangible results, it also gets students comfortable with the element of risk. The efforts of Deakin University is about providing the framework and scaffolding for students to pursue a start-up idea and test it validity. The final part of the ecosystem is for SME's and recent start-ups to share their success stories and acting as mentors as future start-ups emerge. By creating an ecosystem that is driven by design, manufacturing and entrepreneurship key economic outcomes will be generated; a regional area will be more resilient to economic uncertainty and ultimately a cohort of innovative thinkers that will generate value for their community.