Green Building Demonstration Project: Commercial Viability
Posted in Models by Kate Archdeacon on June 8th, 2010
Source: Green Building Council Australia (GBCA)
When the Queensland Government’s Accommodation Office (AO) recognised the need for a Government Joint Contact Centre (JCC) in 2006, they embarked upon a project to demonstrate to government agencies and industry that projects can achieve the highest ESD outcomes at a commercial cost. Design decisions were made for their ‘green’ benefits, payback periods and quality. The JCC project was earmarked to achieve and exceed the Queensland Government’s benchmark of 5 Star Green Star Office Design buildings, and adhere to strategic policies relating to the reduced consumption of water and energy and the use of renewable and sustainable construction materials for existing and new building stock.
Project Outcomes:
The result is a building that has achieved a 6 Star Green Star – Office Design v2 rating representing ‘world leading’ green building design. At the time of certification (25 September 2009), JCC achieved the highest number of points (92/100) to date for any Office Design v2 project in Australia. At the time of publishing this case study, this achievement had not been surpassed. The JCC building is expected to deliver substantial economic savings as a direct result of the symbiotic relationship of its building components, building services, and building generation elements relating to maximising energy efficiency and passive design.
Water wise:
A sophisticated water reuse system has been designed for the JCC. This includes the collection and treatment of 5 sources of water to be used for toilet flushing (including greywater from showers and hand basins, fire test water, condensate from dehumidifiers and stormwater from carpark areas). Rainwater is also harvested and supplied to the cooling towers which also have a water treatment system designed to reduce water usage. The sole source of water for the water efficient irrigation system is harvested stormwater. All water fixtures and fittings in the building will be highly water efficient. These initiatives reduce the estimated potable water consumption for the amenities to only 6L/person/day. Further water conservation measures include the installation of 22 water meters throughout the building and the adoption of a leak detection strategy.
Occupancy Health:
At the JCC, a measurable reduction in sick leave and increased productivity is expected with such features incorporated into the project: 100 per cent filtered and cooled fresh air delivered to occupants at air rates 150% above the standard, low VOC, low formaldehyde and other low-toxic and non-toxic materials used throughout the building, reduced risk of mould in occupied spaces, maximising natural light with an internal atrium, light shelves, 3.4m high ceilings and a well designed office layout, and extensive external glare control measures which will ensure less eye fatigue. The interior fitout includes personalised workstations with individual task lighting and occupancy control of airflow. A focus on extensive employee and visitor facilities, such as bike and changing facilities and indoor and outdoor breakout spaces, will also enhance the experience of working at the JCC.
Innovations include:
- Water consumption: one innovation point awarded for exceeding the benchmark for potable water reduction and for being as close to ‘water neutral’ as possible.
- Innovative adaptations of proven engineering technologies for heating and cooling systems in a sub-tropic environment including the use of chilled beams and air delivered via floor grilles in a modular access floor system.
- Electrical generation on site through a large PV array has reduced the need for grid power supply, reduced CO2 emissions, and reduced peak load reduction.
- Energy recovery using enthalpy wheel heat exchangers.
- Thermal storage and overnight cooling system which results in significant energy savings, CO2 reduction, reduced peak load and water savings.
- Sub-meters are provided for all substantive energy uses within the base building (greater than 100kVa) including chillers, air handling fans, fire services and generators as well as sub-meters for loads less than 100 kVA (including lifts, common area lights and power and carparks). Tenancy sub-metering is also provided for each floor and tenancy to monitor energy use.
- An advanced office lighting system which achieves less than 1.5 watt/sqm/100 lux and incorporates DALI dimming controls with automatic daylight harvesting and dimming via programmable movement sensors and time clock controls.
- Passive design features such as a well designed office layout, daylight harvested through the use of large internal natural light atriums, light shelves and 3.4 m high ceilings to maximise natural light and reflective internal surfaces.
- Extensive glare control through the use of vertical and horizontal blades to block out direct sunlight for the working plane and reduce solar heat gain.
- Development of a microclimate personalised comfort controlled workstation with the base building mechanical ventilation system designed to allow for tenant installation of individual user control to each workspace
- A significant body of research has been created (including life cycle analysis) to select suitable products as well as meeting specific Green Star compliance requirements. In addition there has been development and/or testing and utilisation of materials and systems such as waste products for cement replacement, post consumer recycled timber or FSC timber and reduced use/emissions of PVC, formaldehyde and VOC throughout the building. For example, the total PVC content cost for all JCC base building services and building fabric elements across the entire project will be reduced by 76%.
- Integrated water management philosophy employed defining differing hierarchies of use and demand including rainwater, stormwater and greywater harvesting and subsequent treatment and reuse within the site.
- Revegetation of a large area within the JCC site, including a vast tract of native regenerated habitat
Read the full Case Study Fact Sheet on GBCA.
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