The business case for incorporating sustainability in office buildings : the adaptive reuse of existing buildings

The effect of climate change and global warming has received increased attention in society with constant reminders about the importance of energy efficiency and sustainability in buildings. Whilst the focus is often placed on smaller items such as plastic bags, air conditioners and motor vehicles, the emphasis has recently shifted to structures in the built environment. Office buildings have been identified as contributing significantly to global warming during their building lifecycle with a substantial contribution to CO2 omissions. In response, building designs and construction techniques have evolved over time to improve energy efficiency and reduce CO2 omissions. Whilst property valuers, managers and analysts must remain up-to-date regarding changes, relatively little research has been conducted about whether and how increased sustainability, such as signified in a Green Star rating affects a property’s highest and best value and long-term lifecycle. This study investigates the degree to which sustainability is understood in the property marketplace, especially in relation to property values with the emphasis placed on a cost- benefit analysis from both an owner’s and tenant’s perspective. Whilst it may be argued that incorporating sustainability into a new office building is cost prohibitive on a financial cost-benefit analysis, often various minor steps can be taken to upgrade the sustainability of an existing building. This project examines recent trends in capital expenditure to increase the sustainability of offices and where Green Star ratings have been applied to establish whether any corresponding increase in value is evident. In order to develop a researchframework, a thorough literature review will be conducted of recent Australian and overseas studies. This will enable links between sustainability and office buildings to be highlighted, and vitally how they affect a property’s value in both the short and long-term.

Architecture, multiculturalism and cultural sustainability in Australian cities

The way that the built environment represents and accommodates people of different cultures is an important facet of developing a holistically sustainable future. Architecture intervenes, maps and signifies and in doing so it constructs identities. It helps to shape how we know the world by mediating power, social relations and cultural values. Events such as the settlement, inhabitation and establishment of diasporic communities involve the occupation of space. Architecture provides the armature of this space, its form and its image. Building is a potent means by which identity can be formed. A most significant part of people’s well-being and capacity is their participation in literally building communities. This paper will illustrate this issue through discussion of contemporary Australian cities. The buildings of a wide variety of immigrants to Australia have since the 1950s contributed greatly to the changing nature of its cities. They are the physical manifestation of the great demographic changes that have occurred across the nation during this period. The combination of people of different backgrounds and cultures lends a unique quality to Australian built environments, and this needs not only be understood but celebrated, as they are contributing to the development of Australian urban culture. Increased knowledge and understanding of the impact of immigration and multiculturalism on our built environment will add substantially to understanding of the diversity of Australia’s cultural heritage, and the potential of future planners, architects, and members of the general public to create inclusive and dynamic Australian cities.

Professional artists in Vietnam : intellectual property rights, economic and cultural sustainability

The article outlines the legal context for Vietnamese artists that is not discussed in other literature, including the scarcity of data on the art market, the reasons for failure to enforce intellectual property (IP) rights and legal contracts, and the rapid growth of private-sector art dealing that makes an examination of the legal context so essential. The author's field research in Vietnam since 2003 is linked to analyses of Vietnam's art market and to civil codes and other international agreements that determine professional artists’ IP rights. This illustrates the reasons why IP rights have not been enforced or arbitrated in Vietnam. The author includes a discussion of the importance of enforcing IP law for the maintenance of artists’ incomes and careers, the development of a national art market, and for innovation and cultural sustainability in Vietnam.

Program sustainability of a community-based intervention to prevent falls among older Australians

Multi-strategy interventions have been demonstrated to prevent falls among older people, but studies have not explored their sustainability. This paper investigates program sustainability of Stay on Your Feet (SOYF), an Australian multi-strategy falls prevention program (1992–1996) that achieved a significant reduction in falls-related hospital admissions. A series of surveys assessed recall, involvement and current falls prevention activities, 5 years post-SOYF, in multiple original SOYF stakeholder groups within the study area [general practitioners (GPs), pharmacists, community health (CH) staff, shire councils (SCs) and access committees (ACs)]. Focus groups explored possible behavioural changes in the target group. Surveys were mailed, except to CH staff and ACs, who participated in guided group sessions and were contacted via the telephone, respectively. Response rates were: GPs, 67% (139/209); pharmacists, 79% (53/67); CH staff, 63% (129/204); SCs, 90% (9/10); ACs, 80% (8/10). There were 73 older people in eight focus groups. Of 117 GPs who were practising during SOYF, 80% recalled SOYF and 74% of these reported an influence on their practice. Of 46 pharmacists operating a business during SOYF, 45% had heard of SOYF and 79% of these reported being ‘somewhat’ influenced. Of 76 community health staff (59%) in the area at that time, 99% had heard of SOYF and 82% reported involvement. Four SCs retained a SOYF resource, but none thought current activities were related. Seven ACs reported involvement, but no activities were sustained. Thirty-five focus group participants (48%) remembered SOYF and reported a variety of SOYF-initiated behaviour changes. Program sustainability was clearly demonstrated among health practitioners. Further research is required to assess long-term effect sustainability.

An index of regional sustainability : a GIS-based multiple criteria analysis decision support system for progressing sustainability

GIS (Geographical Information Systems) based decision support tools will be useful in helping guide regions to sustainability. These tools need to be simple but effective at identifying, for regional managers, areas most in need of initiatives to progress sustainability. Multiple criteria analysis (MCA) has been used as a decision support tool for a wide number of applications, as it provides a systematic framework for evaluating various options. It has the potential to be used as a tool for sustainability assessment, because it can bring together the sustainability criteria from all pillars, social, economic and environmental, to give an integrated assessment of sustainability. Furthermore, the use of GIS and MCA together is an emerging addition to conducting sustainability assessments. This paper further develops a sustainability assessment framework developed for the Glenelg Hopkins Catchment Management Authority region of Victoria, Australia by providing a GIS-based decision support system for regional agencies. This tool uses multiple criteria analysis in a GIS framework to assess the sustainability of sub-catchments in the Glenelg Hopkins Catchment. The multiple criteria analysis based on economic, social and environmental indicators developed in previous stages of this project was used as the basis to build a model in ArcGIS1. The GIS-based multiple criteria analysis, called An Index of Regional Sustainability Spatial Decision Support System (AIRS SDSS),
produced maps showing sub-catchment sustainability, and environmental, social and economic condition. As a result, this tool is able to highlight those sub-catchments most in need of assistance with achieving sustainability. It will also be a valuable tool for evaluation and monitoring of strategies for sustainability. This paper shows the usefulness of GIS-based multiple criteria analysis to enhance the monitoring and evaluation of sustainability at the regional to sub-catchment scale.

The increasing importance of sustainability for building ownership

Purpose — This study seeks to investigate the degree to which energy efficiency is incorporated into office building refurbishment and capital expenditure with the emphasis placed on a cost-benefit analysis from the owner’s perspective.
Design/methodology/approach – In order to develop a research framework, a thorough literature review was conducted of three disciplines being construction technology, building refurbishment and property management. The study identifies differences between varying levels of capital expenditure to ensure an existing building is more energy efficient, with the emphasis placed on the cost of implementation and the potential for tenants to acknowledge the increased energy efficiency via higher rents.
Findings – Office buildings have been identified as a contributor to global warming during the construction phase, however during the building lifecycle there is a greater contribution to CO2 omissions. Whilst various building designs and construction techniques have evolved to improve energy efficiency, the focus has largely been placed on new buildings where it is easier to incorporate change and innovative approaches. However, the proportion of new buildings constructed each year is relatively small in comparison to existing building stock, which requires regular capital expenditure to maintain and attract new tenants within a competitive marketplace.
Practical implications – The increasing importance of energy efficiency affects the office market in a variety of different ways.
Originality/value – This paper identifies important links between the environment and the built environment, and the implications for office building owners.

Practitioner perceptions of sustainability in the Building Code of Australia

Buildings have a significant impact on environmental quality, resource use, human health and productivity. One definition of sustainable building is that which meets current building needs and reduces impacts on future generations by integrating building materials and methods that promote environmental quality, economic vitality, and social benefit’ (City of Seattle, 2006). In response to a changing view of
sustainability the Building Code of Australia (BCA) adopted energy measures in 2005 to residential buildings and, in 2006, to Class 1 – 9 buildings. In many respects the measures represented a watershed for the Australian Building Regulations which had not included sustainability within the BCA. The goals of the BCA are to enable the achievement and maintenance of acceptable standards of structural sufficiency, safety (including safety from fire), health and amenity for the benefit of the community now and in the future (ABCB, 2004a). As with any change some Building Surveyors and construction practitioners viewed these measures with apprehension. How would the measures be assessed? Furthermore, was the BCA the appropriate place for these measures and was this a broadening of the scope of the building regulations beyond
its traditional remit of health and life safety in buildings? This research used a questionnaire survey the canvass the views and perceptions of Building Surveyors and Architects with regards to sustainability and the BCA in 2006.