Achieving world leadership in sustainable buildings - a Brisbane case study

In Australia, the building and construction industry is taking significant steps towards the enhancement of environmental performance of the built environment. A large number of world class sustainable buildings have been constructed in recent years, offering researchers and practitioners alike a good opportunity to identify the best practices and real life experiences in delivering high performance buildings. A case study of ONE ONE ONE Eagle Street, a 6 Star Green Star office building in Brisbane, was conducted to investigate the best practice in achieving this “world leader” green office building. The study identified a number of key factors relating to project delivery system, contractor selection method, client’s early commitment, design integration, communication as major contributors to the successful delivery of this project. Additionally, key environmentally sustainable features and their cost implications were explored through in-depth interviews with the main contractor. The findings of this study will shed lights on the successful delivery of sustainable buildings and provide practical implications for different stakeholders.

Design-build contractor selection for public sustainable buildings

Design-build (DB) is regarded as an effective means of delivering high performance green buildings, and the selection of DB contractors is of critical importance. The objective of this study is to evaluate the selection of design-builders for public buildings seeking Leadership in Energy and Environmental Design (LEED) certification and compare the selection practices involved with those of non-LEED-seeking DB projects through a robust content analysis of 74 DB request for proposals (RFPs) for public DB projects. The results of the content analysis reveal that the level of LEED certification is the dominant means of conveying the sustainability requirements in RFPs for contractor selection, with the majority of RFPs (60%) including sustainability requirements as part of the contractor evaluation package. With the exception of contractors' past performance, there is no statistically significant difference in the importance weightings of selection criteria between LEED-seeking and non-LEED-seeking buildings, and DB owners tend to place more emphasis on innovative technical solutions rather than the past performance of DB contractors. Additionally, the research findings also indicate that owners of LEED-seeking building projects tend to provide less design decisions in RFPs in order to solicit innovative design alternatives from potential DB contractors. This study provides DB owners with a number of practical implications for selecting appropriate design-builders for green DB projects.

Sustainable buildings need integrated teams

This report is intended to contribute to strengthening the work of the Government, the Strategic Forum and the Specialist Engineering Alliance in bringing about a more integrated and a more sustainable industry. Its aim is to examine the potential for improving the sustainability of the built environment through an integrated approach to procurement and delivery, in which the role of the specialist engineering sector is recognised for its vital ability to improve building performance. Based on wide ranging knowledge and expertise across the construction sector, it puts forward a vision for sustainable buildings and sets out the actions needed from Government, clients, consultants, contractors and manufacturers to ensure the vision is realised. The report complements the Strategy for Sustainable Construction published by the Department for Business, Enterprise and Regulatory Reform (June 2008).

The need of sustainable buildings construction in the Kingdom of Bahrain

This thesis is aimed to initiate implementing sustainable building construction in the kingdom of Bahrain, i.e. Building-Integration PhotoVoltaic (BIPV) or Wind Energy (BIWE). It highlights the main constrains that discourage such modern concept in building and construction. Three groups have been questioned using a questionnaire. These are the policy and decision makers, the leading consultants and the contractors. The main constrains of the dissemination of BIVP and BIWE, according to the policy and decision makers, are: lack of knowledge and awareness of the public in sustainable technology, low cost of electricity, low cost of gas and oil and difficulty in applying local environmental taxes. The consultants had attributed the constrains to ignorance of life cycle cost of PV and Wind turbines systems, lack of education and knowledge in sustainable design, political system, shortage of markets importing sustainable technologies and client worries in profitability and pay-back period. The contractors are found to be very enthusiastic and ready to take over any sustainable building project and prefer to have a construction manger to coordinate between the design and contracting team. Design and Build is found the favorable procurement method in Bahrain for conducting BIPV or BIWE projects.

Potential of making - Over to sustainable buildings in the Kingdom of Bahrain

Two unique large buildings in the Kingdom of Bahrain were selected for make-over to sustainable buildings. These are the Almoayyed Tower (the first sky scraper) and the Bahrain International Circuit, BIC (The best world Formula 1 Circuit). The amount of electricity extracted from using renewable energy resource (solar and wind), integrated to the buildings-has been studied thoroughly. For the first building, the total solar electricity from the PV installed at the roof and the 4 vertical facades was found 3 017 500 kWh annually (3 million kWh), i.e. daily energy of 8219 kWh (enough to Supply electricity for 171 houses, each is rated as 2 kW house-in Europe the standard is 1.2 kW). This means that the annual solar electricity produced will be nearly 3 million kWh. This correspond to annual CO, reduction of 3000 t (assuming each kWh of energy from natural gas lead to emission of 1 kg of CO2). For the second building (BIC) the solar electricity from PV panels installed at the roof top, fixed at tilt angle of 26 degrees facing south, will provide annual solar electricity of is 2.8 x 10(6) kWh. The solar electricity from PV panels installed on the windows (12,000 m(2)) will be 45.3 x 10(6) kWh. This means that the total annual electrical power from PV panels (windows and roofs) will be nearly 12 MW (32 kW per day). The CO2 reduction will be 48,000 t. Under the carbon trading or CDM scheme the revenue (or the reward) would be (sic)480,000 million annually (the reward is (sic)10 per tonnes of CO2). The BIC circuit can have diversified electricity supply, i.e. from solar radiation (PV), from solar heat (CSP) and from wind (wind turbines), assuring its sustainability as well as reducing the CO2 emission.

Development of new vocational training modules on sustainable buildings maintenance and refurbishment

This article presents the methodology and main results obtained in Spain within the FORMAR project, a European-funded project under the Leonardo Da Vinci scheme (Lifelong Learning Programme), whose main goal is to jointly develop training resources and modules to improve the skills on sustainability issues of buildings maintenance and refurbishment workers, in three different European countries: Spain, Portugal (Project Coordinator) and France. The Units of Short-term Training (UST) developed within this project are focused on the VET of carpenters, painters, bricklayers, building technicians and installers of solar panels, and a transversal unit containing basic concepts on sustainable construction and nearly Zero Energy Buildings (n-ZEB) is also developed. In parallel, clients’ guides for the aforementioned professionals are also implemented to improve the information provided to clients and owners in order to support the procurement decisions regarding building products and materials. Therefore, the project provides an opportunity to exchange experiences between organizations of these three European countries, as the UST will be developed simultaneously in each of them, exploring opportunities for training, guidance and exchange of experience. Even though the UST will have a common structure and contents, they will be slightly different in each country to adapt them to the different specific training needs and regulations of Spain, Portugal and France. This paper details, as a case study, the development process of the UST for carpenters and building technicians in Spain, including the analysis of needs and existing training materials, the main contents developed and the evaluation and testing process of the UST, which involves the active participation of several stakeholders of this sector as well as a classroom testing to obtain the students’ feedback.

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.

Valuation of sustainable commercial buildings

Valuation is critical to sustainability take-up in commercial buildings because the combined monetary value of the building and land, as identified in the valuation process, remains an important consideration for many stakeholders. These stakeholders include investors and owners who refer to the market value on behalf of their shareholders, as well as financiers who rely on the value for lending purposes.

This article examines the valuation of sustainable commercial buildings and why it requires a broader consideration of what constitutes value, compared with 'traditional' valuation processes. Definitions relevant to the valuation of sustainable commercial buildings are listed, and the importance of sustainable buildings to the broader property industry is emphasised. The article covers traditional valuation methodology and how sustainability is included in each of the valuation approaches.

Consideration is given to the globally accepted definition of market value, and what the individual components of the definition refer to. The article outlines opportunities for incorporating sustainability considerations into the valuation process, and examines what the future direction for the valuation of commercial buildings may be.

By increasing knowledge about the approach to valuing sustainable office buildings, this article is designed to benefit three groups:

* It will equip valuers, financiers, investors/owners, and other stakeholders with a better understanding of the varying levels of sustainability, and how sustainability affects the level of risk, and subsequently the value, associated with a commercial building.
* It will allow owners, investors and tenants to appreciate the role of a valuer, their exposure to liability, and their challenging task of assessing the current and future risk, and subsequently the value, of a sustainable commercial building.
* This higher level of understanding should mean that the benefits of sustainability will be fully reflected in the valuation process, therefore contributing to support for those developers and investors who are leading in the provision of sustainable solutions.

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.

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.

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.

The exchange: an experiment in environmentally sustainable urban practice for a subtropical climate

The exchange pavilion offers a dialogue between two Expositions: 1998 in Brisbane and 2010 in Shanghai; and a chance to examine the impact that climate change will have on urban best practice outcomes in cities of the future. The Exchange exhibits the proposition that environmentally sustainable buildings need to interact responsively with a range of technical innovations to enable communities (and hence cities) to control and better manage their immediate environment. The 'Exchange' pavilion is a design experiment that integrates 3 key research elements: * An interactive digital exchange * A living green system wall (vertical and temporal) * A public urban star (horizontal and spatial) The proposition argues that the environmentally sustainability of any city is reliant on harnessing the full spectrum of intellectual and creative capital of the winder community (from universities to Government bodies to citizens) - a true knowledge city.