The co-development of technology and new buildings: incorporating building integrated photovoltaics

Current approaches for the reduction of carbon emissions in buildings are often predicated on the integration of renewable technologies into building projects. Building integrated photovoltaics (BIPV) is one of these technologies and brings its own set of challenges and problems with a resulting mutual articulation of this technology and the building. A Social Construction of Technology (SCOT) approach explores how negotiations between informal groups of project actors with shared interests shape the ongoing specification of both BIPV and the building. Six main groups with different interests were found to be involved in the introduction of BIPV (Cost Watchers, Design Aesthetes, Green Guardians, Design Optimizers, Generation Maximizers and Users). Their involvement around three sets of issues (design changes from lack of familiarity with the technology, misunderstandings from unfamiliar interdependencies of trades and the effects of standard firm procedure) is followed. Findings underline how BIPV requires a level of integration that typically spans different work packages and how standard contractual structures inhibit the smooth incorporation of BIPV. Successful implementation is marked by ongoing (re-)design of both the building and the technology as informal fluid groups of project actors with shared interests address the succession of problems which arise in the process of implementation.

The evolution of green leases: towards inter-organizational environmental governance

Improving the environmental performance of non-domestic buildings is a complex and ‘wicked’ problem due to conflicting interests and incentives. This is particularly challenging in tenanted spaces, where landlord and tenant interactions are regulated through leases that traditionally ignore environmental considerations. ‘Green leasing’ is conceptualized as a form of ‘middle-out’ inter-organizational environmental governance that operates between organizations, alongside other drivers. This paper investigates how leases are evolving to become ‘greener’ in the UK and Australia, providing evidence from five varied sources on: (1) UK office and retail leases, (2) UK retail sector energy management, (3) a major UK retailer case study; (4) office leasing in Sydney, and (5) expert interviews on Australian retail leases. With some exceptions, the evidence reveals an increasing trend towards green leases in prime offices in both countries, but not in retail or sub-prime offices. Generally introduced by landlords, adopted green leases contain a variety of ambitions and levels of enforcement. As an evolving form of private–private environmental governance, green leases form a valuable framework for further tenant–landlord cooperation within properties and across portfolios. This increased cohesion could create new opportunities for polycentric governance, particularly at the interface of cities and the property industry.

Determinants of green building adoption

In this paper we investigate variations in the adoption of LEED-certified commercial buildings across 174 core-based statistical areas in the United States. Drawing upon a unique database and using a robust analytical framework, the determinants of the proportion LEED-certified space are modeled. We find that, despite high growth rates, LEED-certified stock accounts for a relatively small proportion of the total commercial stock. The average proportion is less than 1%. A further contribution of the paper is that our concentration measure avoids the biases associated with simple percentage measures that were used in previous studies of this topic. Strongest predictors of the proportion of LEED-certified commercial space in a local market are market size, educational attainment and economic growth. In terms of policy effectiveness, it is found that only a mandatory requirement to obtain LEED certification for new buildings has a significant positive effect on market penetration.

High performance low-energy buildings

The era of legislation and creditable methods towards producing sustainable buildings is upon us. Yet, a major barrier to achieving environmental responsive design is in the lack of available information at the programming or pre-design phases of a project. The review and evaluation of climate as well as energy-efficient strategies could be difficult to consider at these preliminary stages. Until recently, introducing energy simulation tools at the design stage has been difficult and perhaps next to impossible at a pre-design or programming stage. However, analysis of this sort is essential to ‘green building rating’ or performance assessment schemes such as LEED (Leadership in Energy and Environmental Design) and BREEAM (Building Research Establishment Environment Assessment Method). This paper discusses the implementation of a particular tool, ENERGY-10, where ‘basecase’ building defaults are compared to a low-energy case which has applied multiple energy-efficient strategies automatically. An annual hour-by-hour simulation provides a daylighting calculation with a subsequent thermal evaluation. Calculation results provide energy consumption, peak load equipment sizing, a RANK feature of the energy-efficient strategies, reporting of CO2, SO2 and NOx reduction, optimum glazing type as well as excellent graphic output. Consideration is given as to the approach of how such information can be introduced into the building project brief enforcing a low-energy
performance target.

Environmental design : incorporating a rating tool into the design of commercial buildings

Environmental performance assessment or green building rating tools for commercial buildings are one of the more recent responses to encourage green solutions for commercial buildings. This paper discusses the initial stages of a research project that looks at the impact of a rating tool, such as Green Star, on design. There are numerous ways in which an architect can design commercial buildings, but environmental design solutions have consistently failed to become accepted practice. Therefore, how will this tool be incorporated into the building design process? Developed to assist the designer can the inclusion of a rating tool such as Green Star provide an effective framework to encourage the inclusion of environmental design strategies in commercial buildings? A field study, recording the design process of a commercial building, anticipates that a whole building assessment approach towards design, as proposed through the Green Star Rating Tool, will provide an effective framework to set and monitor design targets in order to optimise the environmental design goals in commercial buildings.

Monitoring Surface Displacement of the Colby Green Retaining Pond Dams

The Colby Green is a campus expansion project which began in October of 2003. The construction would result in three new buildings, additional parking, and an elliptical 75,000-squarefoot green southeast of Mayflower Hill Drive. There were also plans for the construction of three run-off management and sediment ponds below the green, to manage flooding of the green. Three drains in the green transport water to the three retaining ponds which slowly disperse water into the surrounding environment. The ponds were created by constructing earthen dams around the drain outlets. The dams are composed of soil, cobbles, and boulders procured from the surrounding excavation site. Unfortunately, earthen dams are susceptible to many types of erosion which result in their failure. In this case the potential for clay and silt from the underlying Presumpscot Formation to mix with the soil in the earthen dams raised concerns with regards to frost action. In order to monitor the surface displacement of the dams I drove 92 poles into the ground in 8 straight lines across the faces of the dams in the fall of 2005. I returned to the sites during and after the spring thaw of 2006, to check for any signs of movement resulting from frost-heave, surface creep, or any other form of mass wasting. Fortunately, there was no recordable sign of movement in the stakes across any of the retaining ponds. The dams appear to be functioning as designed.

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.

Investor perception of the business case for sustainable office buildings : evidence from New Zealand

Over recent years the global market for sustainable commercial property has been growing in importance, with rapid growth occurring overseas that has led to substantial changes in the property markets. The New Zealand property industry has been recently introduced to the concept of sustainability, and although still at an early stage is already noticing the accelerating uptake of sustainability in the industry. Although certain measures have been taken by the New Zealand Green Building Council and government mandates, there remains still a common assumption that there is considerable hesitation and skeptism in the market from both an investor’s and a building owner’s perspective.

The research presented in this paper reports on the results of an investigation into the market perception toward sustainable buildings from the investment community in New Zealand. Property developers and investors from New Zealand were surveyed about their perception of sustainable buildings in New Zealand and their actions with regards to their own commercial portfolios, as well as the impact sustainability is having upon investment decisions. This paper presents the results of research conducted into the relationship between the elements of sustainability and the market value of an office building. The paper provides an insight into the rapidly evolving area of sustainability and office buildings, with the emphasis placed on the valuation process that seeks to assess a hypothetical purchaser’s perspective of this relationship.

Residential housing and the green agenda

Australia’s residential development industry is at least superficially embracing environmental and sustainability issues in urban design. Rapidly emerging use of recycled water, lower impact outfalls, the use of roof water and water sensitive design for both housing and landscapes are all trends of interest to the property profession. There is particular interest in the cost of meeting end-user, local Government, State Government and development industry expectations for a green agenda for the residential sector.

Green roof retrofit potential in the central business district

Purpose – The purpose of this paper is to illustrate the potential for green roof retrofit to commercial buildings in a city centre to property managers and other property professionals.

Design/methodology/approach – This paper addresses the research question: what is the potential of existing buildings in the CBD to accommodate a retrofitted green roof? Furthermore, it questions how many buildings are suitable for green roofs? The researchers compile a unique building database incorporating information about 536 commercial buidings and evaluate the potential suitability of each building to undergo a green roof retrofit. Assisted by other commercially available databases and software, the researchers are able to assess each roof based on criteria derived from an extensive literature review.

Findings – A relatively small proportion of roofs are found to be suitable, partly a result of local climate conditions and rainfall patterns, and the physical property stock. On a purely physical assessment, only a very small proportion of CBD stock is found to be suited. These buildings are most likely to be in low secondary locations, ungraded or B grade buildings, privately owned, concrete framed and not overshadowed by adjoining properties.

Practical implications – Property managers and other property professionals can now determine the potential of their portfolio stock for green roof retrofit based on the review of building attributes required for success adaptation in this paper. It possible that greater potential for green roof retrofit exists in the suburbs or regional towns where lower rise buildings may reduce the amount of overshadowing found in city centres. Follow-up research could focus on a comparison of regional and suburban developments.

Originality/value – This is the first study of its kind and has assessed such a large number of buildings for their suitability for green roof retrofit; the findings provide a reliable guide for policymakers regarding the potential number of city centre buildings which would be possible to retrofit. Such findings should influence policymaking and incentives to target effective sustainability policies with regards to existing buildings.

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.

On the acoustic performance of a precast panel system made from environmentally sustainable concrete : application in sports hall buildings

The use of green building materials and products promotes conservation of non-renewable resources and help reduce associated environmental impacts. This article reports the acoustical performance of a precast panel system made largely from concrete waste material. Two major applications for such panels that are being investigated currently include walls and claddings to industrial and commercial buildings and sound barriers for urban freeways. In this study, the application of the concrete panels for optimizing reverberation time (RT) in sports halls is tested using numerical simulations. As an innovative approach, additional layers are added to the precast panels to improve their appearance. The absorption coefficients of the concrete panel improved significantly with the architectural finish. The material can be tuned according to the required peak frequency. The architectural finish helped reduce the RT for frequencies above 500 Hz. Its application to different types of ceilings revealed that the RT of curved ceiling reduced up to 40% compared to flat and hybrid ceiling. A comparison of wall and ceiling modifications in small, medium and large sports halls showed that medium-sized halls have better acoustical performance compared with small and large halls with ceiling as well as wall treatment.

Representation of multiculturalism in urban green spaces : a review of immigrants' experiences in Australia

Rapid population influx due to migration in Australia has produced diverse cultural landscapes, which become visible in cities as physical forms, settings and symbols produced by different ethnic communities. Scholars have argued that people moving away from the country of their birth, whether this be a necessary migration, labour mobility or voluntary migration, results in a difficult process of resettlement for families and individuals. To provide a cohesive multicultural society for all citizens, it is essential to understand how immigrants perceive their new environments and how they make connections in a new land in the process of cultural renewal. While the policy of ‘multiculturalism’ has had a rocky road since the optimistic 1970s, a drive through many suburbs in Australian cities shows buildings, festivals and communal gatherings of people that express and refer to diverse cultural backgrounds. Urban green spaces, ranging from private home gardens to public parks and botanical gardens, play an important role in the life of immigrants. Besides psychological and the restorative effects of urban green spaces, these spaces are public places that provide opportunities for recreation, social gatherings, and the celebration of collective cultural values and events such as festivals for many communities. This study aims to raise awareness of ethnicity as an important issue in park settings and spaces. It investigates the interrelationship between these cultural practices in the urban park environment, in relation to ethnic and cultural identity and physical settings. The concept of transculturalism – reinventing a new common culture as a result of migration to a new place – can help the analysis of the affects and the perception of urban green spaces. The paper will review different experiences of immigrants in relation to the use and perception of urban green spaces, developing alternative perspectives about the Australian landscapes.