Better definitions, better buildings?

Because of the magnitude of their impact on the environment, the way we design, build and operate our buildings must change. So-called ‘sustainable’ buildings are now appearing in our cities. However, the term ‘sustainable’ is now so widely used that it has lost all meaning. Other equally ill-defined descriptions are also being used of the new generation of buildings appearing in the built environment. These terms, including ‘environmentally friendly’, ‘low energy’ and ‘green’. This paper argues that a lack of clarity over meaning can foster illusions, reflect careless thinking and/or provide cover for a business-as-usual agenda. In universities, courses for today’s architecture and construction management students are being redesigned to include ‘sustainability’. However, a review of subject guides from Schools of Architecture in Australian universities indicates that ‘sustainability’ is also being used misleadingly. While there is merit in both of the professional accreditation systems for buildings in Australia, there is certainly room for improvement. One scheme reinforces illusions by rewarding features that should merely be regarded as good building design. The ‘sustainability’ objectives of the other scheme have narrowed significantly from the original intent. The authors conclude that the critical thinking of our students will be sharpened by defining sustainability correctly and that meaningless descriptors of buildings must be challenged.

Green roofs in Melbourne - potential and practice

In Melbourne, green roofs are increasingly being included in the new and retrofitted buildings that claim to be ‘sustainable’ or ‘green’. This enthusiasm follows overseas experience where a variety of benefits have been recorded; these include a reduction in heating and cooling loads. This benefit is of particular importance because of the urgent need to reduce the greenhouse gas emissions associated with air conditioning. What is the potential for such savings and to what extent are some of the existing green roofs likely to achieve these benefits? This paper begins with a review of the overseas experience to reduce conditioning loads, particularly cooling, in temperate climates. Some observations on the potential and practice of green roofs in Melbourne is then presented. The results of measurements of plant canopy, soil and hard surface temperatures on two green roofs in the Melbourne Central Business District are discussed and future on-going work is outlined.

Height and construction costs of residential high-rise buildings in Shanghai

A widely recognized theme of construction economics suggests that the cost of construction per square meter increases as building height rises. However, over a number of years, research conducted regarding the height and cost issue has established a classic relationship between the two factors which can be represented by a U-shaped curve. This paper describes the study of the height-cost relationship of high-rise residential buildings in Shanghai in terms of the total construction cost and elemental costs while considering the context and commonality of buildings. This research was developed as an extension of the previous work, which examined data for buildings in Hong Kong. Initial findings indicate that the curves illustrating the relationships between height and cost of residential buildings in Shanghai and Hong Kong exhibit different profiles. The dissimilarities indicate that different sets of criteria should be applied in the judgment of height that affects cost in different locations. In terms of elemental costs, the findings suggest that there are differences in the way these costs react to changes in the building height.

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.

The management of bipolar disorder in primary care : a review of existing and emerging therapies

Recent evidence suggests that the prevalence of bipolar disorder is as much as fivefold higher than previously believed, and may amount to nearly 5% of the population, making it almost as common as unipolar major depression. It is, therefore, not unrealistic to assume that primary care or family physicians will frequently encounter bipolar patients in their practice. Such patients may present with a depressive episode, for a variety of medical reasons, for longer-term maintenance after stabilization, and even with an acute manic episode. Whatever the reason, a working knowledge of current trends in the acute and longer-term management of bipolar disorder would be helpful to the primary care physician. In addition, an understanding of important side-effects and drug interactions that occur with drugs used to treat bipolar disorder, which may be encountered in the medical setting, are paramount. This paper will attempt to review existing and emerging therapies in bipolar disorder, as well as their common drug interactions and side-effects.

Formulating an organizational knowledge strategy : the influence of existing IT infrastructure

This paper questions the influence of a pre-existing information technology (IT) infrastructure on the formulation of an organizational knowledge strategy. We draw on a classification of four different strategic views of IT infrastructure and explore how the historic investment in IT infrastructure enables and constrains the formulation of knowledge strategy in four case organizations. The four case organizations are representative of different scenarios of historic investments in IT infrastructure and knowledge strategy formulation. Our findings indicate that an IT infrastructure that is minimal or fragmented constrains the formulation of an explicit knowledge strategy. We further find that an extensive existing IT infrastructure enables the pursuit of an explicit knowledge strategy, but that even an elaborate IT infrastructure can introduce some constraints on IT facilitated knowledge processes in the organization.

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.

User satisfaction in sustainable office buildings : a preliminary study

Energy efficiency was first mandated for commercial buildings in 2006 in Part J of The Building Code of Australia (BCA) and regulators are already implementing increased measures in 2010 (ABCB 2010). Further increases will follow as part of the co-ordinated effort to reduce building related greenhouse gas emissions. The introduction of the Energy Efficiency Disclosure Bill 2010 will establish a national scheme to promote the disclosure of information about the energy efficiency of office buildings as well as further highlighting the need for efficiency. Increased energy efficiency in the form of insulation, energy efficient light fittings, sophisticated Building Management Systems (BMS), micro-generation such as solar and wind turbines all result in measurable quantifiable reductions in operating costs for owners and tenants. However convincing all building owners about the sound business case for adopting sustainability measures has not been fully realised. To-date the adoption of cutting edge sustainable buildings in Australia is restricted to a few industry leaders, such as Investa and ISPT in Victoria for example. Sustainable building owners and tenants often benefit from reduced operating costs during the building lifecycle although the ‘intangible’ effect on businesses (e.g. employee productivity) is uncertain. This aspect has not been accurately quantified and has not been included as part of the measurement of sustainability in buildings.

This study will allow property stakeholders, including government policy-makers and investors/developers, to better understand the optimal type and level of sustainability to be incorporated into the built environment. In addition this knowledge will enable policymakers to make more informed decisions with regards to the likely impact of the legislative measures they propose in respect of sustainability and buildings in The Building Code of Australia (BCA) and other relevant legislation.

Optimising the life cycle energy performance of residential buildings

A holistic approach to low-energy building design is essential to ensure that any efficiency improvement strategies provide a net energy benefit over the life of the building. Previous work by the authors has established a model for informing low-energy building design based on a comparison of the life cycle energy demand associated with a broad range of building assemblies. This model ranks assemblies based on their combined initial and recurrent embodied energy and operational energy demand. The current study applies this model to an actual residential building in order to demonstrate the application of the model for optimising a building’s life cycle energy performance. The aim of this study was to demonstrate how the availability of comparable energy performance information at the building design stage can be used to better optimise a building’s energy performance. The life cycle energy demand of the case study building, located in the temperate climate of Melbourne, Australia, was quantified using a comprehensive embodied energy assessment technique and TRNSYS thermal energy simulation software. The building was then modelled with variations to its external assemblies in an attempt to optimise its life cycle energy performance. The alternative assemblies chosen were those shown through the author’s previous modelling to result in the lowest life cycle energy demand for each building element. The best performing assemblies for each of the main external building elements were then combined into a best-case scenario to quantify the potential life cycle energy savings possible compared to the original building. The study showed that significant life cycle energy savings are possible through the modelling of individual building elements for the case study building. While these findings relate to a very specific case, this study demonstrates the application of a model for optimising building life cycle energy performance that may be applied more broadly during early-stage building design to optimise life cycle energy performance.

Sustainability leading to building intelligence - knowledge sharing and transfer

A sustainable building regards energy use and greenhouse gas emissions as major components, and its sustainability is within a larger context of benefits about productivity, efficiency, health and safety, and serviceability. An intelligent building requires a quality building automation system design which increases productivity, reduces operational costs and protects the people using the facilities. Council House 2 (CH2) is claimed to change the way Australia approaches ecologically sustainable design and construction. Its building intelligence can be evaluated by energy and water efficiency and quality of indoor environments that elevate productivity and lower operational costs. This paper uses triangulation techniques, based upon the "Building Intelligence Quotient" by the Continental Automated Buildings Association (CABA) and "Green Star Rating" by the Green Building Council of Australia (GBCA), to cross-verify CH2’s sustainability and intelligence. The author examines 18 design reports and 10 research papers to case-study the effectiveness and efficiency of CH2 and concludes that it is not just another sustainable construction but an intelligent building per se. By leveraging the existing knowledge base of green rating, building professions can measure the intelligence without "reinventing the wheel".

Virtual Werribee : a planning support tool

Virtual Werribee is collaborative research in applying 3-D modelling and visualisation as a planning support tool in comparison to 2-D plans and drawings. It was a joint initiative involving Deakin University and the Wyndham City Council to demonstrate the use of 3-D visualisation for planning process in the actual context of a planning authority in Australia. The objective of this project was to assist the council in preparing for the revised Local Structure Plan. By reconstructing the council’s data into easily understood information, 3-D model and visualisation served as a verification and discussion tool for decision making. The integration of wider site context also provided a better understanding of the surrounding development areas. This could equip other stakeholders as well as the community to participate in council’s planning agenda activities, such as increasing the urban density and building heights limit.

Virtual Werribee included the development planning agenda, categorised as new, re-development and hypothetical. The modelling process progressed with sufficient data from the council. Some changes to the initial plan were made, including the use of CAD modelling software instead of GIS software, and production of a block model with selected detail buildings, instead of a full draped 3-D model. The council decided that the block model would be sufficient for their planning purposes. This was determined while taking into consideration the available facilities at the council.

The potentials of the model as a planning tool were demonstrated in this paper, and further compared to the council’s existing materials prepared by the project developers. The advantages of the 3-D interactive model and visualisation over the conventional materials have provided the council officer with a tool for better empowerment in the planning process. This was also evident in the increasing engagement level between the officer and the model as the process developed. As a result of this, the project scope has also expanded, finally covering the entire city.

While Virtual Werribee has the potential to better communicate council’s planning agendas to the stakeholders and the community, the key factor, coupled with its visualisation components, was its interactive capability. Property layers with aerial site image that provided a realistic background served as a virtual city platform for different users. Although limited in its analytic capability found in GIS software, this model offered high visualisation content to assist visual impact assessment through its interactive mode along with a series of still images and a simulation movie.

The idea of creative reuse urbanism — the roles of local creativities in culturally sustainable place-making : Tokyo, Bangkok, Singapore

Gentrification is a part of the process of urban renewal which generates significant, and often negative, social impact on existing neighborhood structures, as it tends to be driven predominantly by simple rules of an economy and imperatives of a globalized, "free" market, insensitive to the subtleties of local culture and values. This idea of creative reuse urbanism questions the necessity of extreme, damaging impacts of gentrification. It argues for an urbanism which is culturally rooted, locally related and deeply contextualized. This chapter shows that such urbanism is not just another utopian concept, but a living reality. Examples from Tokyo, Bangkok and Singapore demonstrate a rich spectrum of possibilities, a kind of pre-gentrification which has the capacity to get involved in creative reuse and recycling of existing stocks and inheritances, thus becoming a positive contributor to sustainable urban regeneration. Presented reused buildings and introduced activities are active ingredients in larger process of place-making in the three cities. Tokyo, Bangkok and Singapore were observed through the lenses of sustainability and cultural difference, with main focus on intersections between the practices of reuse and local creativity.

Framework for improving the constructability of raised floor systems in Australian office buildings

Despite the great benefits that it can potentially contribute to modern workplace environment, raised floor system (RFS) encountered many barriers in the process of its applications for the fitout of office buildings in the Australian construction industry. Through a set of comprehensive research activities, the significant influence factors (SIFs) and problems associated with the RFS fitout implementation are identified. Further discussion of these SIFs and problems unearths a range of project level critical factors (PLCFs) pertaining to the RFS fitout design, construction, operation and maintenance, which presents firsthand checklists for the project team to review in the project delivery process. These factors need to be accommodated appropriately in order to enhance the implementation of the RFS fitout in Australian office buildings. Following a constructability study, a framework was developed by integrating these SIFs and PLCFs into the delivery of the RFS fitout in an aim to enhance the project constructability and minimize problems in the RFS service performance.

Use of moral theory to analyse the ethical codes of built environment professional organisations: A case study of the Royal Institution of Chartered Surveyors

Purpose – The purpose of this paper is to discuss the use of moral theory as a philosophical analytical framework for built environment organisations' ethical codes of practice. The identified moral theories under consideration are “deontology”, “consequentialism” and “virtue ethics”.

Design/methodology/approach – The paper uses a case study to examine the use of moral theory to explain the ethical codes of practice of built environment professional organisations. The chosen organisation is the Royal Institution of Chartered Surveyors (RICS). The approach for conducting the case study is through semi-structured interviews with experienced RICS members which gather views on the application of moral theory to explain the RICS ethical principles.

Findings – The case study revealed that there are mixed views on the use of moral theory to explain the RICS code of practice. The general view is that deontology is the most suitable theory to explain the fact that the work or process has been undertaken correctly. On the other hand, there is also a view amongst senior professionals that virtue ethics is most appropriate as it addresses the importance of both the correct “result” and the correct “process”.

Research limitations/implications – The paper uses a case study approach to examine the ethical code of one built environment professional organisation. This research does not therefore claim empirical generalisation but instead provides illustrations on the use of moral theory to explain the code of practice of a built environment professional organisation. The paper is based on a series of interviews. The findings should be understood as the aggregated opinions of the interviewees.

Originality/value – The paper makes an original contribution to existing literature on the theoretical analysis of codes of practice for built environment professional organisations. It describes research which is the first to use moral theory as a framework for analysing rules of conduct of built environment professional organisations.