Sustainability and within use office building adaptations : a comparison of Dutch and Australian practices

Local Authorities worldwide are encouraging adaptation as a means of reducing building related urban energy consumption and greenhouse gas emissions. The City of Melbourne is promoting the retrofit of 1,200 CBD properties before 2020 with sustainability measures as part of their policy to become a carbon neutral city. Australian cities date from 1837 to the present day whereas some European cities have been inhabited for over two millennia. The concepts of adaptation and evolution of buildings and suburbs is well developed in Europe, though the scale of some of the post war developments has created different forms of building perhaps less adaptable or suited to change. The need to adapt buildings and to reduce environmental footprints becomes more pressing over time as global concentrations of carbon dioxide increase. Is it possible for Europeans to learn from Australian practices and vice averse? Through examination of office building adaptation in Melbourne and Amsterdam, it is possible to learn where similarities and differences exist and where new practices can be shared.

This paper addressed the questions; What are the key attributes influencing adaptations in Melbourne and Amsterdam office buildings, and what are the similarities and differences? Using the Melbourne CBD and Amsterdam as a case study, the research analysed 7393 commercial building adaptations in Melbourne and 98 office buildings in Amsterdam where adaptations were completed. The outcomes of this research show where similarities and differences exist and are relevant to all urban areas where adaptation of existing office buildings can mitigate the impacts of climate change and enhance the city for another generation of citizens and users.

Performance study of a daylight guiding system in an office building

This research developed a comprehensive evaluation of a daylight-guiding system in an Australian office building. On-site measurements, simulation and correlation studies have been carried out to identify the daylight contribution from the reflective louvre system. Results show that the system can provide up to 70% additional illuminance for the workplace.

The contribution of Building Information Modelling (BIM) to Green Building Design and Assessment in Abu Dhabi "ESTIDAMA"

Estidama is a mandatory Green Building code in Abu Dhabi by which the compliance of building design is being assessed. This paper examines the current design and assessment approaches for Green Buildings to identify the reasons that lead to delay defects and it investigates a new approach for improvement. The available literature provides a realistic understanding to the problems and shows the road to some potential solutions. The identified problems were mainly attributed to the manual assessment with too much human interference. The piled documents with limited resources left the assessment system too slow to handle the whole projects within the greater Abu Dhabi engendering high risk of the commitment to review mistakes. Therefore, this paper investigates the potentiality of automating several stages via the use of Building Information Modeling (BIM) into the assessment process. Different experienced participants from all aspects within the construction industry were interviewed to contribute to the research. Also, a close question questionnaire was distributed to examine the current practice in Abu Dhabi to compare it with the initial findings. The findings point out significant requirements to adopt BIM in the assessment process, such as the availability of proper contracts form to shape the relationship between BIM parties and the readiness of the current system. Hence, the authors suggest a new model that integrates BIM capabilities within the system to accelerate the process and reduce human involvement.

Examining the perception of tenants in sustainable office buildings

Purpose – The purpose of this paper is to address two major challenges faced by sustainable building owners: first, address the gap between an occupant’s expectations of sustainable building outcomes and what the building actually provides and second, overcome the lack of user knowledge about sustainability design and operation for a particular with regards to performance. Design/methodology/approach – This study used a focus group approach to investigate the gap between: user expectations and sustainable building performance. The study surveyed occupants of sustainable office buildings in Melbourne, Australia. Findings – There is no significant relationship between users’ expectations and users’ experience of sustainable building performance and users’ knowledge about sustainability and the building they were worked in. Research limitations/implications – The research was limited to sustainable office buildings. New office buildings seeking to incorporate sustainability which need to focus on the needs of tenants in order to maximise value. Practical implications – There is an urgent need to ensure sustainable office buildings meet the needs of present and future occupiers without compromising short and long-term occupier satisfaction levels with regards to sustainability and operation of the building. Social implications – Increasing the level of sustainability in office buildings has been a major trend over the past decade however the tenants need to be consulted in the post-occupancy phase. Originality/value – Little attention has been given in the property management literature to sustainable office buildings and value drivers. This is an original and innovative study, partly due to the recent developments in sustainable buildings.

Perceptions of change in office space design: redesigning Barwon Water’s office environment

In early 2015 Barwon Water received State government funding to rationalise and renovate its various Geelong-based administrative offices into one complex. Integral to the renovations is a new green-star retrofit of the existing Ryrie Street complex by GHD Woodhead. The project will consolidate all of Barwon Water’s offices onto one site, increase floor space, provide a new ‘green’ atrium, and adopt an open plan layout. Having set a new strategic direction, Barwon Water is now undergoing a wholesale cultural and operational change in order to realise these strategic objectives. Aspirations for workplace design have been identified as: environmentally sustainable; foster innovation and creativity; establish connections; improve communication and collaboration; provide efficient space for effective work; flexibility over time; welcoming and connected to the community; healthy; and, up to date technology. This paper investigates Barwon Water staff perceptions and apprehensions of this prospective consolidation, particularly the proposed open plan office environment. While most research in this topic is informed by an immediate pre-design workshop of staff needs, this research provides a longitudinal perspective of human perceptions about work place environment change and a review of how changes in office environment synergistically align to architectural responses and changes in corporate strategies.

Methodology of CO2 emission evaluation in the life cycle of office building facades

The construction industry is one of the greatest sources of pollution because of the high level of energy consumption during its life cycle. In addition to using energy while constructing a building, several systems also use power while the building is operating, especially the air-conditioning system. Energy consumption for this system is related, among other issues, to external air temperature and the required internal temperature of the building. The facades are elements which present the highest level of ambient heat transfer from the outside to the inside of tall buildings. Thus, the type of facade has an influence on energy consumption during the building life cycle and, consequently, contributes to buildings' CO2 emissions, because these emissions are directly connected to energy consumption. Therefore, the aim is to help develop a methodology for evaluating CO2 emissions generated during the life cycle of office building facades. The results, based on the parameters used in this study, show that facades using structural glazing and uncolored glass emit the most CO2 throughout their life cycle, followed by brick facades covered with compound aluminum panels or ACM (Aluminum Composite Material), facades using structural glazing and reflective glass and brick facades with plaster coating. On the other hand, the typology of facade that emits less CO2 is brickwork and mortar because its thermal barrier is better than structural glazing facade and materials used to produce this facade are better than brickwork and ACM. Finally, an uncertainty analysis was conducted to verify the accuracy of the results attained. (C) 2011 Elsevier Inc. All rights reserved.

Greenfield shopping center development. The integration between environmental features, building design and investment analysis at the decision making stage

The Shopping centre is a long term investment in which Greenfield development decisions are often taken based on risks analysis regarding construction costs, location, competition, market and an expected DCF. Furthermore, integration between the building design, project planning, operational costs and investment analysis is not entirely considered by the investor at the decision making stage. The absence of such information tends to produce certain negative impacts on the future running costs and annual maintenance of the building, especially on energy demand and other occupancy expenses paid by the tenants to the landlord. From the investor´s point of view, this blind spot in strategy development will possibly decrease their profit margin as changes in the occupancy expenses[ ] have a direct outcome on the profit margin. In order to try to reduce some higher operating cost components such as energy use and other utility savings as well as their CO2 emissions, quite a few income properties worldwide have some type of environmental label such as BREEAM and LEED. The drawback identified in this labelling is that usually the investments required to get an ecolabel are high and the investor finds no direct evidence that it increases market value. However there is research on certified commercial properties (especially offices) that shows better performance in terms of occupancy rate and rental cost (Warren-Myers, 2012). Additionally, Sayce (2013) says that the certification only provides a quick reference point i.e. the lack of a certificate does not indicate that a building is not sustainable or efficient. Based on the issues described above, this research compares important components of the development stages such as investments costs, concept/ strategy development as well as the current investor income and property value. The subjects for this analysis are a shopping centre designed with passive cooling/bioclimatic strategies evaluated at the decision making stage, a certified regional shopping centre and a non-certified standard regional shopping centre. Moreover, the proposal intends to provide decision makers with some tools for linking green design features to the investment analysis in order to optimize the decision making process when looking into cost savings and design quality.

An office building occupant's guide to indoor air quality.

Includes index.

The Old Executive Office Building : Victorian masterpiece.

766-C-3

Labor and material requirements for commercial office building construction.

"March 1982."

Farm building design

Includes bibliography.

Metrication in building design, production, and construction : a compendium of 10 papers /

Includes index.

User acceptance of an energy efficient office building : a study of the Norris Cotton Federal Office Building /

Item 241-A.