The Building Economist - June 2013 - The Green Issue

The Journal of the Australian Institute of Quantity Surveyors

The

Building Economist

THE GREEN ISSUE

FEATURING THE REAL GREEN

HAVE WE LOST SIGHT OF WHAT GREEN REALLY IS?

FLOATING INTO A SUSTAINABLE FUTURE INNOVATION IN THE MALDIVES

BEHIND THE PROJECT

MONASH UNIVERSITY BRIGGS HALL AND JACKOMOS HALL

JUNE 2013

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The

Building Economist

INSIGHT 10 THEREALGREEN

24

Floating into a sustainable future

With everyone striving to reach the dizzying heights to true sustainability and carbon neutral, have we lost sight of what being green really is? BE explores the value of green – both perceived and real – and finds out if green is really all it’s cracked up to be.

Floating hotels, and sea-based developments. Are these innovative solutions to over-crowding, or just plain crazy? Christine Retschlag examines a new project in the Maldives which is pushing the boundaries of sustainable development.

02 07 08 28 REGULARS 31 JUNE 2013 C ON T EN T S

19

THE PEOPLE BEHIND THE PROJECT

BE Goes behind the project at Monash University’s: Briggs Hall and Jackomos Hall to discover the people who contributed to create an award winning Green Star building.

Managing Editor Jenna Harfield Executive Editor Emma Marshall Art Director Julian Brown - Nose to Tail Chief Executive Officer Michael Manikas

SNAp SHOT

FROM THE CEO

Nuts & bolts

QS KIT

SOCIAL

Contributions Articles relevant to construction economics and related subjects, pictorial material, letters etc are welcome. No responsibility is accepted for unsolicited material. All contributions should be addressed to the editor: Australian Institute of Quantity Surveyors, National Office, Level 6, 65 York Street, Sydney NSW 2000.

The Institute does not, as a body, hold itself responsible for statements made and opinions expressed in this Journal.

All rights of translation and reproduction are reserved.

Tel: (02) 9262 1822 Fax: (02) 9279 1400 Email: editor@buildingeconomist.com.au www.buildingeconomist.com.au

Tel: (02) 9262 1822 Fax (02) 9279 1400

Cover: Briggs Hall and Jackomos Hall at Monash University.

Architect: BVN Architecture. QS: WT Partnership.

Subscriptions Australian Institute of Quantity Surveyors, National Office, Level 6, 65 York Street,Sydney NSW 2000.

Published quarterly $110.00 (including GST) annual subscription (Airmail rates on request). Visit our website www.aiqs.com.au and order your annual subscription online.

Circulation Over 4,500 copies General and Advertising Australian Institute of Quantity Surveyors, National Office, Level 6, 65 York Street,Sydney NSW 2000.

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ISSN 0007-3431 Designed and printed for the Australian Institute of Quantity Surveyors (ACN 008 485 809) by Nose to Tail Pty Ltd

THE BUILDING ECONOMIST – JUNE 2013 – 1

SNAPSHOT

GREEN CITIES 2013: EMBRACING CHALLENGES WITH OPTIMISM In early March, Sydney played host to Australia’s largest

The Property Council of Australia’s Chief Executive, Peter

and most influential conference for sustainability in the built

Verwer, was also positive about the industry’s future.

environment - Green Cities 2013, and it was clear that the

“Sustainability begins with optimism about human nature and

industry is confident that green building is an unstoppable

human endeavour, rather than a religion or ideology,” he said,

force.

arguing that we must adopt a new ‘green modernism’ that is pro-technology, pro-cities and pro-growth.

Whilst Gunter Pauli, entrepreneur, activist and author of The Blue Economy, argued that “many green solutions are a case of

Expo sponsor Interface was the worthy winner of the Weapons

doing less bad, rather than more good”, Eric Knight, economics

of Mass Creation award, for its Urban Retreat range of

consultant and author of Reframe, argued that changing the

sustainable carpet tiles, made from 100 per cent recycled yarn

way we think can reveal new solutions to age-old challenges.

and reclaimed nylon from recycled fishing nets extracted from the world’s oceans.

“We have failed to communicate the green climate change message - and as a result of that failure we’ve lost our

Out on the expo floor, WSP was presented with the People’s

audience,” he said, suggesting that instead any message must

Choice award for its booth displaying fashion designs based on

be “simple and consumer-focused.”

key themes relating to the development of future cities.

Chief Executive of the Green Building Council of Australia,

And in an optimistic reminder of why we do the work that we

Romilly Madew, shared the future for Green Star, which

do, Director of the US’ Centre for Green Schools, Rachel Gutter,

included the launch of the Green Star - Performance rating

thanked the green building movement for its efforts on behalf

tool for operational performance of buildings, moving Green

of our children. “Buildings impact the way our kids think about

Star to an online platform, embracing lifecycle assessment and

and imagine the future,” she said.

developing a socio-economic category.

2 – THE BUILDING ECONOMIST – June 2013

SNAPSHOT

TWO SEWAGE PLANTS NEXT GENERATION AWARDED TOP OF BIM TO SUSTAINABILITY RATING ENHANCE COSTINGS The Infrastructure Sustainability Council

5D BIM is expected to radically enhance

of Australia (ISCA) have awarded the first

the costing process following its expansion

Infrastructure Sustainability Rating to two

beyond quantities calculation and

sewage treatment plants in Cannonvale

specifications data to other core areas

and Prosperpine in North Queensland.

of project management. Providing a

IN BRIEF

more comprehensive and sophisticated Developed over four years, the scheme

methodology for the management of costs

evaluates the sustainability of the design,

than its predecessors, 5D BIM allows for

construction and operation of infrastructure,

rapid and accurate cost analysis at all

setting best-practice benchmarks for

stages of a construction project – from the

sustainability, and can be used to assess

design process to the construction phase to

most types of infrastructure including

post-construction.

transport, water, communication and energy.

The chief advantage of 5D BIM compared Tenix has achieved an “excellent” rating

to traditional methods of quantity surveying

level for the design of the sewage

is that it permits the re-estimation of

treatment plants, which enhances nitrogen

an evolving design as many times as is

and phosphorous removal and will result in

required, so that designers can better

28 tonnes less nitrogen and 16 tonnes less

incorporate such cost considerations into

phosphorous ending up in the World

subsequent amendments to lift

Heritage Great Barrier Reef each year.

efficiency and achieve savings.

GBCSA RELEASES NEW RATING TOOL A

GREEN BUILDING MANDATORY FOR JAKARTA HIGH RISES

new environmental benchmark has been set for educational

buildings in South Africa with the release of a new Green Star SA – Public and Education Building (version 1) by the Green Building Council of South Africa.

The rating tool will be used throughout

The Jakarta Building Supervision and

The green building regulations encompass

the construction industry to measure

Regulation Agency has announced that

a total of 10 categories, including power

a variety of public spaces, including

a new green construction code will be

usage and water consumption, landscaping

exhibition and conference centres,

mandatory for new high-rise buildings,

designs, rainwater retention plans and

schools and educational centres,

including office buildings, shopping malls

indoor air quality, and aim to reduce the

sports centres, public transport

and apartments, as well as hotel and

impact on climate change from

facilities, museums, places of worship,

health facilities and educational facilities.

Jakarta’s structures.

libraries and community centres.

THE BUILDING ECONOMIST – JUNE 2013 – 3

SNAPSHOT

POSITIVE OUTLOOK FOR AUSTRALIAN CONSTRUCTION Forecasts released by Australian Construction Industry Forum

ACIF executive director Peter Barda says the outlook is generally

(ACIF) have indicated that improvements to the conditions in

positive but will vary across states and sectors, with engineering

the building and construction industry throughout Australia are

construction activity set to remain at relatively high levels and

expected over the medium to long term, creating opportunities

low interest rates and a shortage of stock will underpin the early

for property developers, architects, engineers, contractors and

stages of a recovery in residential building.

tradespeople in many parts of the country.

4 – THE BUILDING ECONOMIST – June 2013

SNAPSHOT IN BRIEF

GLOBAL FUTURE FOR AUSTRALIANDESIGNED EMERGENCY SHELTER A

ustralian architecture firm CarterWilliamson has designed

and launched a sustainable, affordable, transportable shelter for disaster

PEROT MUSEUM SECURES HIGHEST GREEN GLOBES RATING

areas that can be fully constructed by

The Green Building Initiative has awarded the highest possible Green Globes rating to the

photovoltaic cells and a roof-mounted

Perot Museum of Nature and Science in Texas.

solar hot water system which can

four people in under four hours. With an increased demand for emergency shelter, the Grid house is now expected to go global.

The Grid house is equipped with

operate completely off the grid.

The six-storey, 180 square foot museum cost $185 million to develop and features a

Rainwater tanks are used to collect

rainwater collection system, LED lighting, off-grid energy generation technology and solar-

water from the roof and barn-door

powered water heating, as well as skylights to draw natural sunlight to the atrium and

windows were integrated into the

throughout the other spaces.

design to keep the structure well ventilated.

THE BUILDING ECONOMIST – JUNE 2013 – 5

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FROM THE CEO

THE GREEN ISSUE W

elcome to our Green Issue, one that

Another key outcome of the Brisbane

be spent on flood mitigation. For QS’s working

coincides with the half-way point of

gathering was the changes to our

in the infrastructure sector, however, they will

“Memorandum and Articles of Association

be buoyed by the news that an additional $24

2013 and the end of financial year.

and By-Laws”, unanimously approved by our

billion has been allocated to projects between

t is an issue that I personally look forward to

quorum of members at the Special General

F2015 and F2019.

as Sustainability is an area that is close to

Meeting held on the same day 19th April 2013.

I

my heart. In my former role as an Associate

We are proud to say that the AIQS has taken

Finally, do not forget it is renewal time for your

Director I held the position of Sustainably

prudent action and removed biased gender

AIQS membership. As you will have seen there

Leader and advised on projects such as GBCA

references from all of the clauses and thus

have been some major transformations in the

Fitout and research publications such as

making our Memorandum and Articles of

last 18 months and we can assure you this is

the Road to Green Property. I have brought

Association and By-Laws gender equal.

just the tip of the iceberg. Membership levels

this passion with me to the AIQS, and we

are increasing in all chapters and international

continually strive to live by the green standards

In considering the inspiration for this issue,

recognition of the AIQS is now at the point that

that we should all be adopting in the modern

the concept of green initiatives in the building

we are the most recognized QS institute in the

workplace.

sector is certainly not a new one. It was

world. This international recognition has been

clear to see when I spoke at the Green Cities

proven by the growth of membership in regions

That said, in April the AIQS council met in

conference in Sydney earlier this year, that

such as the Middle East of over 30% in the last

Brisbane for their bi-annual face to face

globally sustainable practices are leading the

6 months.

meeting and one of the outcomes of this

way in all kinds of manufacturing; from whole

meeting was a directive for the corporate office

communities, to office fit-outs, right down to

We are continually proud of our members and

to continue to drive change and efficiencies

the coffee cups we all enjoy our daily fix in.

the organisation they work within. With the

for the AIQS. One of the outcomes was the

No longer are you ground-breaking when you

launch of the 2013 Infinite Value Awards just

decision to further enhance our sustainability

adopt a green living sentiment, it has become

around the corner we anticipate some fantastic

credentials and continue with the full conversion

so steeped in popular culture that you are

entries and will enjoy learning about some

of our quarterly publication “The Building

simply archaic if you are not. Our main feature

of the best projects and performers in the

Economist” to an e-book. This means that

article “The Real Green” (pg. 10) explores

industry this year and celebrating them at our

organisations and firms of members will

the true value of being green and begs the

awards gala dinner in November. Details will

receive a small number of print versions of

question that is it all just a global marketing

be released in due course so keep checking

the publication for their resource libraries and

fad where the core message is being drowned

in with us at www.infinitevalueawards.com for

everyone else will be encouraged to engage

out by all of the hype?

further information.

significant steps in reducing print wastage and

In wider general news, recently the federal

We look forward to seeing you there.

continuing on our journey to modernise the

government handed down what is more than

Institute and align with the digital age in which

likely to be the last of the Labour government.

we live.

Whilst the rest of the country may have already

with the magazine online. This move makes

tired of the continual campaigning that is

Regards,

You will have noticed a major refresh of the

plaguing our news screens in the lead up to

publication in 2012 and we intend on further

September, the QS and property industry in

enhancing the publication now that it is

general is no doubt looking forward to the

predominantly online to make your experience

upcoming election. The property sector was

a better one. The online readership is already

not a big winner in the recent budget with no

Michael Manikas

in excess of 10,000 unique views and growing

inclusions to boost the ailing residential sector.

Chef Executive Officer

rapidly, so we thank you for your ongoing

Remarkably, the only mention of anything

support.

“green” was $100m over the next two years to

THE BUILDING ECONOMIST – JUNE 2013 – 7

NUTS AND BOLTS

THE INFLUENCE OF GrEEN

BUILDING AND CONSTRUCTION

96

Just how big is green? Nuts and

THE NUMBER of Green Building Associations in the World

1,000,000,000 m

2

Bolts breaks down the numbers of green in Australia and the World, and the numbers look good.

of registered green building space around the world

4% 18%

of the world’s building stock is certified green

of Australia’s office market is Green Star certified

WORKFORCe

88%

of young workers choose employers based on strong CSR values

86%

Source: Pricewaterhouse Coopers Source: Colliers International 2012 Office Tenant Survey

8 – THE BUILDING ECONOMIST – June 2013

would consider leaving if a company’s CSR values no longer met their expectations

95%

OF tenants said they wanted to occupy a green building

Australia has 542 Green Star certified projects N.T. 6 119 QLD W.A. 38

127 NSW

159 VIC

S.A. 50

6 TAS

Purchase Power

78%

of consumers say they’ll boycott a product if they find out that its environmental claims are misleading

71%

of consumers keep the environment in mind when they shop

Source: Green Gap Trend Tracker

THE BUILDING ECONOMIST – JUNE 2013 – 9

insight

10 – THE BUILDING ECONOMIST – June 2013

Insight

H EE TT H

REAL GREEN It has been a “fad” that has not lost its appeal. Being “green” has transcended from hippies, to everyday consumers, all types of industry and has a celebrity appeal that has even reached Hollywood. With everyone striving to reach the dizzying heights to true sustainability and carbon neutral, have we lost sight of what being green really is? BE explores the value of green – both perceived and real – and finds out if green is really all it’s cracked up to be.

THE BUILDING ECONOMIST – JUNE 2013 – 11

insight

W “...the true meaning of ‘green’ could simply be better, healthier, higher quality buildings.”

e have heard the opinions, considered the solutions, and seen the celebrities drive

around Hollywood in their hybrid cars. From consumers to international governments, everyone has had something to say about sustainability and the world’s carbon levels. Dangerous highs, climate change, a booming population and a draining of the planet’s resources have dominated discussions for nearly a decade, and this chatter continues to get louder.

As an industry, we have long adopted the sustainable way of building, and have been at the forefront on defining what “green” really means. According to World Green Building Council CEO, Jane Henley, the definition has changed all over the world – moving from “doing the right thing” to seeing green building as a business opportunity.

“The green building movement’s initial focus was on environmental sustainability. However, this has matured over time, and a deeper understanding of the ‘triple bottom line’ value of green buildings has shifted the emphasis from ‘planet’ to ‘people’ and ‘profit’,” says Jane.

“So, the true meaning of ‘green’ could simply be better, healthier, higher quality buildings.”

This passion and commitment to building green is definitely maintaining momentum. The World Green Building Council has 96 member green building councils, including Australia, U.S, U.K, India, United Arab Emirates, Germany, and Singapore, and there is more than 1 billion square metres of green space around the world.

A new World Green Building Trends report, released in March by McGraw-Hill Construction in conjunction with the WorldGBC and US Green Building Council, finds that green building has become an unstoppable force.

The report surveyed professional services firms in more than 60 countries, finding that green building is accelerating around the world as it is recognised as a long-term business opportunity.

12 – THE BUILDING ECONOMIST – June 2013

Insight Just over half of those firms surveyed - which include architects,

costs, to the ability to command higher lease rates and potentially

engineers, contractors, owners and consultants - anticipate that

higher occupancy rates.

more than 60 per cent of their work will be green by 2015. This is up from a quarter of firms in 2012.

Michael concludes, “The global economic downturn together with rising materials and energy costs has effectively forced

“It’s even more impressive when you consider green building’s

investment decisions that pursue both greater value and

global market share was just two per cent in 2005,” says Jane.

solutions with reduced ongoing maintenance, waste, energy and water costs. There is also growing evidence that insurance

Whilst the need to be green seems to dominate the future of the

companies now consider properties with these credentials in a

building industry, are the associated costs still a concern? Not

more favourable light when calculating premiums.”

so according to Michael Skelton, Global Business Intelligence Manager, Buildings + Places for AECOM.

Whilst the building industry are considered to be genuinely embracing sustainability and giving “green” a good name, there

“Green design strategies have become ‘the norm’ for higher

is still concern that the public’s desire to save the world is driving

quality buildings in Australia, especially for office buildings as

the ‘green pretenders’ to use it as merely a marketing exercise.

Whilst the building industry are considered to be genuinely embracing sustainability and giving “green” a good name, there is still concern that the public’s desire to save the world is driving the ‘green pretenders’ to use it as merely a marketing exercise.

a result of the Property Council of Australia’s Guide to Office

Known as ‘greenwashing’, organisations that use the label

Building Quality requiring buildings to meet a minimum of 4 Star

of green and sustainable to draw in consumers are in danger

Green Star and 4.5 Star NABERS rating. With this change, the

of turning people away from the greater good. In a survey of

perception of ‘extra’ cost has diminished.”

consumer trends, Green Gap Trend Tracker found that whilst 71 per cent of consumers keep the environment in mind when

“Building a CBD office less than 5 Star Green Star (or equivalent)

shopping, 78% of consumers say they’ll boycott a product if they

would be considered below today’s practices and therefore in

find out that its environmental claims are misleading.

comparison to relative benchmark rates it would essentially cost less. It’s long term economic viability would also be lower as it

Suzie Barnett, strategic thinker and marketer who spent the last

would be subjected to increased rate of obsolescence,” continues

ten years with the Green Building Council of Australia, believes

Michael.

that organisations which see sustainability as a way to create ongoing positive change in their operations, brand and culture

It is easy to count the costs of building green, it’s the costs of not

will ultimately benefit.

building green that are often seen to be driving the Australian construction industry towards sustainability. Ask Michael what

Now working on a new business venture enabling collaborative

influences building owners to adopt sustainability initiatives and

sustainable leadership in the building supply chain, Suzie is quick

the list seems endless – from higher future capital values, less

to promote the importance of substance behind the marketing.

need for refurbishment in the future, and the lower operating

THE BUILDING ECONOMIST – JUNE 2013 – 13

insight “Authenticity and transparency are key

winners include Brazilian supermodel

“This is why rating systems such as

pillars of sustainability and while some

Gisele Bündchen and star of the Vampire

the US’ Leadership in Energy and

might have got away with using ‘green’

Diaries, Ian Somerhalder.

Environmental Design (LEED), the UK’s

merely as a label and a marketing

BRE Environmental Assessment Method

exercise, I think they will increasingly

“Celebrities are media spokespeople

(BREEAM), Singapore’s Green Mark and

find that they, create zero value for their

and are in the fortunate position that

Australia’s Green Star have been so

company and the industry; and at worst,

they can act as role models and reach a

successful. These rating systems provide

they might find they create negative value

mass audience. For the few celebrities

independent, third party verification of a

for their company.”

that decide to embrace some aspects

building’s green claims.”

of a sustainable lifestyle we have to With “green” now motivating the

congratulate them because they provide

“Green” has so many layers but one thing

mainstream, it is easy to see the latest

awareness and debate to large captive

is for sure, it is not losing its momentum.

celebrity endorsement could actually

audiences around issues that people

dilute the real message. Considered to be

might not otherwise engage with,”

“It is now too mainstream for “green”

“jumping on the bandwagon”, the swell

states Ian.

to be forgotten. But sustainability is

“Celebrities are media spokespeople and are in the fortunate position that they can act as role models and reach a mass audience.”

of possible misleading marketing claims

“If only all celebrities became conscious

a constantly moving target, so what

can actually have the opposite effect – and

consumers then fashions might change

is ‘green’ in the future might not

drive people away. So does the glamorous

and being ‘green’ might be seen as the

be the ‘green’ of today,” concludes

side of “green”, and the world of celebrity

status quo’ and accepted behaviour for

Suzie Barnett. “And on the flip-side,

have a place in adding value to green?

future generations.”

‘greenwash’ will be seen for what it is.”

The International Green Awards’s CEO Iain

If the pull of “green” is so strong, what

From buildings to washing powder,

Patton recognises the place of celebrity

is stopping organisations turning it into

“green” has a place in our lives so we can

and recognition in getting the message

a PR exercise? Everyone agrees that

hope that the real green will shine and the

across to a wider audience.

transparency and rating tools help to keep

building and construction industry will

organisations honest.

continue to lead the way

Launched in 2006 to critical acclaim, the International Green Awards recognise

“Businesses can no longer hide behind

strategies that use creativity in an

a CSR Report. Regulatory bodies are

engaging and effective manner, leading

quick to challenge misrepresentation

to more sustainable outcomes. Now

around ‘green’ products and services and

an established event on the global

greenwash is quite easy to spot,” says

sustainable business-calendar, two

Iain.

years ago saw the launch of the Most Responsible Celebrity Award in 2010. Past

World GBC CEO Jane Henley agrees.

14 – THE BUILDING ECONOMIST – June 2013

We always knew you were valuable.

Now we want to tell the world.

Following the success of the inaugural awards in 2012, the AIQS is delighted to announce the Infinite Value Awards for 2013.

This event celebrates the People and Projects of our members and the affiliated professionals in the Property and Construction Industries.

This annual vibrant awards program will discover, reward, and promote a wide variety of National and International initiatives culminating in a glittering gala dinner at the end of the year.

With 13 categories that aim to showcase the breadth and depth of our industry, all firms and industry members have the opportunity to enter in a variety of categories.

We know our people are something to be proud of; they work hard and are often behind the scenes in some of the world’s largest projects.

Now is the time to recognise the unsung heroes of the construction industry and the many faces that are responsible for the built environment in which we live.

Reflect on last years awards and find this years key dates at

www.infinitevalueawards.com

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environmental impact*, increased durability and more generous warranties. It will replace original ZINCALUME® steel which will no longer be manufactured by BlueScope Steel. BlueScope Steel market manager – commercial and industrial, Manu Siitonen, said the new product is a response to emerging building requirements necessitating advances in areas such as material efficiency, durability and sustainability.

BlueScope Steel’s sustainability manager, Richard Rowe, said an independent Life Cycle Assessment of next generation ZINCALUME® steel showed the reduction of the metals used in the product’s coating and its longer lifespan considerably reduced its environmental impact.

16 – THE BUILDING ECONOMIST – June 2013

Advertorial

by the reduction of the metals used to

applications*. Examples include a warranty

coat next generation ZINCALUME® steel,

of up to 20 years for roofing applications

combined with its longer lifespan.

located 400 to 600 metres from severe marine influences (a 33 per cent increase),

It found that the reduction of the amount

up to 25 years for roofing applications

of metal resources used in the new

located 600 to 1000 metres from severe

aluminium-zinc-magnesium coating

marine influences (a 25 per cent increase)

contributes to the reduction of its footprint

and up to 30 years for roofing applications

when compared with the traditional coating.

located 1000 to 5000 metres from severe marine influences (a 20 per cent increase)*.

Mr Siitonen pointed out that even though the coating of Next Generation

Mr Siitonen explained that the maximum

ZINCALUME® steel decreases from 150

warranty period for roofing applications

grams per square metre to 125, the base

more than five kilometres from severe

metal thickness (BMT) does not change, for

marine influences will increase from up to

commonly used products such as roofing

30 years to up to 36 years.

and walling.

Next generation ZINCALUME® steel’s “As an example, if roofing made from

metal coating formulation has undergone

ZINCALUME® steel has a BMT of 0.42mm,

10 years of accelerated laboratory testing

BlueScope Steel market manager,

it has a total coated thickness (TCT) of

and 18 years of environmental field testing

Manu Siitonen (right), said Next

approximately 0.47mm. It’s easy, however,

to ensure it exceeds the durability of the

Generation ZINCALUME® steel

to be fooled by TCT specifications where

original ZINCALUME® steel product.

has a patented new coating that improves corrosion performance.

alternatives are offered with a TCT of 0.42 mm, which means the steel BMT is

The majority of field testing has been

actually only around 0.37mm. This equates

conducted in Australia to ensure that

to a 12 per cent reduction in the product’s

next generation ZINCALUME® steel has

is useful in initial phases of development,

structural capacity – not a good thing for

the credentials to cope with our unique

but is no substitute for the assurance that

engineers designing one thing and getting

conditions.

comes from many years of field testing,”

another.”

Ms Lowe said.

The durability testing process involved next

The longer life of next generation

generation-coated products with Activate™

ZINCALUME® steel is due to its patented

technology being fitted to more than 50

Activate™ technology, which enables

buildings, including several purpose-

magnesium to “activate” aluminium

designed assessment structures onto

regions of the coating, resulting in a

which a wide range of roll-formed products

more corrosion-resistant and therefore

were installed using typical building

more durable product in a wider range of

industry construction methods.

1800 675 230 nextgenzincalume.com.au

environments.

Product durability team leader Tahnee BlueScope Steel’s sustainability manager,

Lowe has been monitoring the progress of

Richard Rowe, said a building constructed

next generation ZINCALUME® steel for the

using next generation ZINCALUME® steel

past six years.

should require less maintenance compared with the current coating technology and

“Our heavy emphasis on real-world field

that ZINCALUME® steel elements can be

testing of new products contrasts with

recycled when eventually replaced.

other manufacturers who predominantly assess small test panels using accelerated

Next generation ZINCALUME® steel’s

weathering techniques to fast-track

(AM125) increased durability and resilience

durability results. Several decades of

has enabled BlueScope Steel to offer

product testing experience has taught

greater warranty periods for roofing

BlueScope Steel that accelerated testing

*Compared to original ZINCALUME® steel (AZ150 coating) in all LCA environmental impact categories when used in Commercial & Industrial roofing applications. This improvement is the result of innovation in the metal coating formulation that delivers an increased lifespan while using fewer metal resources.

* Warranty periods specified for ZINCALUME® steel AM125 are only available from the official launch date in August 2013. Existing warranties for ZINCALUME® steel AZ150 will apply in relation to ZINCALUME® steel AM125 until the official launch date in August 2013. Warranties are subject to application and eligibility criteria. For full terms and conditions and to determine the eligibility of your project for the warranty visit www.bluescopesteel.com.au/ warranties or call BlueScope Steel on 1800 022 999.

THE BUILDING ECONOMIST – JUNE 2013 – 17

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THE PEOPLE BEHIND THE PROJECT MONASH UNIVERSITY: BRIGGS HALL AND JACKOMOS HALL

I

n addition to championing the environmental cause through student education and research, Monash University in Victoria

has embarked upon a diverse program of works that puts green research into practice and is delivering sustainable places for students to live and learn.

Students are already making the most of the 5 Star Green Star – Education Design v1 certified Monash Peninsula Activity & Recreation Centre, and are now enjoying their new environmentally and economically sustainable on-campus accommodation.

Briggs Hall and Jackomos Hall will be called home by up to 600 students across two five-storey apartment buildings, and have been the proud winners of the Victorian Architecture Award for Multiple Housing 2012, and a Royal Institute of British Architects 2012 International Award.

The project includes amazing environmental initiatives including; reducing the annual demand for hot water by five per cent through the solar pre-heat systems installed on the roofs of the two apartment buildings, combining rain water harvesting, fire test water reuse, and greywater recycling to meet 100 per cent of the building’s non-potable water demand, (such as laundries, toilet flushing and landscape irrigation), as well as housing the largest residential solar installation in Australia which is capable of supplying up to 35 per cent of the buildings’ annual electricity demand.

Also, despite budgetary constraints, achieving the best possible indoor environment quality (IEQ) was a top priority for the project team, and the buildings’ high-performance external façades were custom-designed to maximise external air provision and manage heat load.

An increasing number of green buildings

Double-glazing, window shading, high-performance insulation

are popping up across Australia,

and ceiling fans were all installed to maximise thermal comfort

achieving Green Star certification and

for the student residents. These features reduce greenhouse gas

featuring a number of outstanding

emissions and minimise heat gain in the warmer months, while

environmentally sustainable features.

energy-efficient gas-fired central boilers were installed to provide

However, whilst these buildings stand

heating to the apartments via hydronic radiator panels in the

tall, behind the scenes is a collective team, working together to get the job done. BE takes a look at one such project – the Briggs Hall and Jackomos Hall at

winter.

However, none of this would have been possible without the whole team working together. Anyone who works within the building and constructing industry knows that many hands can make

Monash University – and meets the real

light work. For Monash University, it really is all about the people

people behind the project.

behind the project.

THE BUILDING ECONOMIST – JUNE 2013 – 19

Tim Roberts, AAIQS, Director, WT Partnership What was your role on the project?

The buildings’ high-performance external façades were custom-designed to maximise external air provision and manage heat load

I provided full Quantity Surveying Services under a Design and Construct Contract.

How important is it to you to work on environmentally sustainable projects?

Our firm is committed to sustainable building outcomes in a commercial and pragmatic manner for all of our clients. We see our role in the team to challenge the designers to drive value outcomes with quantifiable payback periods.

Have you noticed any financial changes through your time of working on environmentally sustainable projects?

Yes, at a number of levels. The costs associated with some sustainability initiatives has fallen as the associated technologies have become more prevalent and developed (photovoltaics and LED lighting are cases in point). More clients are demonstrating an appetite to invest additional capital for initiatives that have demonstrated payback periods, and with the rising costs of energy in particular, some payback periods have shortened significantly.

Other drivers, such as Green Star, NABERS and the Commercial Building Disclosure legislation, are now impacting on property valuations, which again reinforces the value equation.

What is was the most challenging part of this project?

Establishing detail on the ESD initiatives at the budget setting phase and demonstrating payback periods for major initiatives, especially given that some of the benefits might be classed as ‘intangible’ (e.g. better indoor environment, a greater connection with the community etc). We are fortunate to have a specialist sustainability division (WT Sustainability) that we can draw on for input when needed.

What lessons did you learn from this project?

Does working on an environmentally sustainable

Listen very carefully to your clients, understand their requirements

project differ from working on a non-green building?

and work with the team to get there and that if ESD initiatives are

Yes, we face different challenges to justify extra expenditure and

challenged from a cost perspective that the design team will push

achieve the best project outcomes. And it is important to think long

to develop the most cost effective and sustainable outcome.

term. Our profession has had difficulty in the past getting clients to think beyond the initial costs, but things have changed, and the

What is the best piece of advice you could offer other

added value that we can bring with lifecycle costing and the like

project teams working on Green Star projects?

is becoming more appreciated. Value engineering can also be a

Benchmark this project, and get good advice. There is a lot of

challenge, but with well-considered lifecycle cost analysis it is

misinformation out there, and it is easy to be seduced by the

easier to defend sustainability initiatives that have the potential to

next green fad, but a considered and responsible approach to

deliver long term benefits.

sustainability will deliver long term dividends, and the right QS will make all the difference.

20 – THE BUILDING ECONOMIST – June 2013

Jamie Nicolson, Project Manager, Monash University

sort of Green Star recognition. It is always important to deliver something sustainable and practical rather than being wasteful.

Does working on an environmentally sustainable

What was your role on the project?

project differ from working on a non-green building?

In my previous role, I was an external Project

Yes – mainly due to the fact Green Star points are very specific

Management consultant, working for Monash

about material choice and certain design solutions, which can add

University Capital Works. I have since joined Monash University

extra complications and budget issues into the building.

permanently.

What lessons did you learn from this project?

How important is it to you to work on environmentally

Setting up commissioning program and planning early on in

sustainable projects?

the project is critical, and the necessity for an independent

Important in the fact that most clients now want to achieve some

Commissioning Agent (ICA).

THE BUILDING ECONOMIST – JUNE 2013 – 21

How is the green building industry

savings of $200,000 of electrical running cost over the expected life

changing and evolving?

of the array and an estimated annual saving of $14,000 on energy

In my view and from recent reading, the green building industry

production savings; a saving which is ultimately passed on to the

is becoming more adaptable with production of many alternative

students as a reduction in monthly energy bills.

materials and products that help align with Green Star targets.

Green buildings can now be constructed at a budget similar to

What lessons did you learn from this project?

conventional buildings and investments can be recovered via

The key lessons we took from this project were linked to the value

smaller operational cost, eventually.

of communication and transparency within the client and design team. Coupled with design decisions integrated during the early

What is the best piece of advice you could offer

stages and the provision of a sustainability pathway embraced by

other project teams working on environmentally

the design team we created a relatively straight-forward project

sustainable and Green Star projects?

delivery strategy for a potentially challenging brief. The seamless

If possible, plan ahead with design details and site location. The

project delivery was also assisted by the ‘One Team’ approach

early appointment of a Green Star specialist consultant will help

where the same individuals worked on the project from inception to

realise the specific targets for the specific points desired through

completion.

the very early stages of the design. Drill down the scope with the client and work out what is the most important elements within the

How is the green building industry

brief to target. Architectural consideration must be given to Green

changing and evolving?

Star early on within the feasibility stage otherwise the design will

With the residential sector currently responsible for over 10 per

be signed off and Green Star will have to follow and fit in where

cent of Australia’s total energy consumption and over a quarter

possible.

of Australia’s total electrical use, it is now commonly accepted that urgent action is required to address the impact of the built

Mark Barrie, Sustainability Group Manager, Norman Disney Young

environment on CO2 emissions and on the depletion of our natural resources. This is accentuated by the higher demand for utility supply from the commercial sector concentrated in the CBD areas of the major cities and the predicted increase in urbanisation. The demand on the electrical network infrastructure is of particular concern and exacerbated by the growing energy demands of an

What was the most challenging part

increasing Australian population and their demand for additional

of this project?

housing.

The task of achieving Australia’s first 5 Star Green Star ‘Design’ and ‘As-Built’ award under the multi-unit residential assessment

As a result, measures such as feed-in-tariffs for residential

tool was one of the key challenges. This however was made easier

customers to encourage photovoltaic, off-grid generation and

by the design team’s proactive and collaborative approach to

grant relief for improvement measures are aimed at the existing

deliver the project’s sustainable aspirations and embed them within

residential housing stock, while increasingly onerous code

the design. The appointment of the contractor (Broad/APM) and

compliance exists for all new dwelling constructions. The positive

their diligent approach to a non-typical design concept was also a

outcomes include a general up-skilling of industry, an overall

significant factor in successfully achieving the 5 Star Green Star rating.

improvement in the quality of construction within the residential marketplace and a recognition of the benefits associated with

What inspired you most about working on this project?

‘Green’ initiatives.

The most outstanding inspiration was the client’s commitment to delivering a sustainable building that delivered tangible benefits to

What is the best piece of advice you could offer other

the students by way of environmental quality, high levels of comfort

project teams working on Green Star projects?

and low levels of running costs. By way of example, the 153 kW

Embed pragmatic, cost-effective sustainability measures early in

monocrystalline, solar photo-voltaic array, installed at a cost to the

the project rather than ‘bolting’ them on at the end. At NDY we

client, resulted in a 35% reduction of the accommodation building’s

believe that appropriate sustainability measures, discussed early

peak energy demand and reduced stress on the local electricity

in the project’s concept stage and ratified by the client, will allow a

grid during peak periods of demand. The peak energy reduction

robust project cost plan which allows for appropriate allowances in

and energy generation for each building has resulted in estimated

sustainable measures and promotes a greater level of collaboration

22 – THE BUILDING ECONOMIST – June 2013

and integration between the design team, final design material and the builder. While not all building projects have the allocated budget or aspirations to deliver the highest levels of sustainability, delivering meaningful and tangible sustainable benefits will

THE PROJECT AT A GLANCE

promote an incremental change towards business-as-usual.

• The first project to achieve 5 Star Green Star – Multi

Jeff Oatman, Certification Manager, Green Building Council of Australia What was the process the project went through to obtain its Green Star rating?

Green Star certification is a formal process which involves a project using a Green Star rating tool, in this case the Green Star - Multi Unit Residential Design and As Built v1 rating tools, to guide its design or construction. The project team collates a documentationbased submission as proof that it met the Green Star benchmarks across nine categories. The Green Building Council of Australia then commissions a panel of third-party certified assessors to validate the documentation for all claimed credits.

What is your favourite part of this project?

The clever design and technology has completely eliminated the need for mechanical air-conditioning systems. The project team achieved all available Green Star points for ventilation with simple solutions such as ceiling fans and trickle ventilators. The University now has residences that consume nearly half the energy of other accommodation - which directly reduces energy bills for students

Unit Residential As Built v1 certification in Australia • The first university in Australia to deliver sustainable low-cost housing to students under the National Rental and Affordability Scheme (NRAS) • The largest residential photovoltaic installation in Australia, capable of supplying 35% of annual electricity demand.

• 100 per cent of the buildings’ non-potable water demand, including laundries, toilet flushing and landscape irrigation, is met through a combination of rainwater harvesting, fire test water reuse and greywater recycling.

• The buildings’ high-performance external façades were custom-designed to maximise external air provision and manage heat load.

• Has won several awards, including the Victorian Architecture Award for Multiple Housing 2012, and a Royal Institute of British Architects 2012 International Award.

on tight budgets.

This project was the first to deliver low-cost sustainable housing

What is the best piece of advice you could offer other

for university students under Round 2 of the National Rental and

project teams working on Green Star projects?

Affordability Scheme (NRAH), and for me this brings home the fact

Possibly the most important piece of advice I can give any

that sustainability is about more than just environmental impacts

project team, is to read the Green Star Technical Manual and

– it’s also about long-term financial sustainability and affordable

General Rulings. Following these guides and making sure your

living for the occupants.

documentation is as clear and succinct as possible will ensure it can be assessed and certified quickly and easily. Providing

What lessons could other teams working on a Green

additional information beyond this is both time consuming for

Star project learn from this project?

project teams and the assessment panel - and unnecessary.

The project demonstrates that Green Star is not just about hightech, high-spec developments, but how a low-cost, smart design

Also, have your submission thoroughly peer reviewed before

can deliver a sustainable outcome. The Briggs and Jackomos Hall

submitting to the GBCA for formal assessment. It’s amazing what

is a great example of how green buildings can be affordable and

low-hanging fruit can be picked with a fresh set of eyes.

achievable, and can deliver a better asset for the building owner, a more affordable home for people on tight budgets, and a better outcome for the environment.

THE BUILDING ECONOMIST – JUNE 2013 – 23

FLOATING INTO A SUSTAINABLE FUTURE Floating hotels over the Great Barrier Reef and a future of sea-based sustainable housing – Are these innovative solutions to overcrowding and the demands on our cities’ resources or just plain crazy? Christine Retschlag examines a new project in the Maldives which is pushing the boundaries of sustainable development.

24 – THE BUILDING ECONOMIST – June 2013

Tethered to the ocean floor by cables, the project minimises damage to the seabed.

A

$US1 BILLION floating tourism, housing and golfing project being developed by a Dutch company in the

Maldives could carve the way for a world-wide trend in sustainable developments over water.

Dutch Docklands is the master developer, and joint-venture partner with the Maldivian Government, on the project which includes the Green Star 800-room floating conference hotel, and will include a number of “eco-friendly” initiatives.

A golf-course powered by solar energy, and islands anchored to the seabed with strong cables that can withstand storms, minimising damage to the seabed and

wildlife, are just a couple of the environmentally sustainable

“We’ve been looking for 10 years for a place for this floating

aspects of this project.

development. A few years ago we came into contact with the Maldives Government which wanted to reinforce its tourism

Already a carbon-neutral country, and considered to be a leader in

position, but there is no space there,” Olthius says.

sustainable development, the Maldives are already taking effective actions to protect their piece of paradise. Now, Dutch Docklands

“With our technology, they wanted to see if they could make new

CEO Paul van de Camp has said the project will stand as an

projects like a floating golf course, hotels and conference centre

exclusive green development in a marine-protected area.

which are normally really large scale and space intensive.

Architect Koen Olthius, whose company Waterstudio.nl has

“They provided us with the possibility to come up with this new kind

been appointed the architects for the development, believes

of tourism. There are no golf courses in the Maldives and having a

the sustainable technology will be a trailblazer for cities around

floating golf course attracts a new kind of market.”

the globe.

THE BUILDING ECONOMIST – JUNE 2013 – 25

Olthius says the project – which started construction this May

withstand major events such as tsunamis. The biggest challenge,

2013 – will be five-pronged and built on five lagoons, with a sixth

he says, remains in perception.

acting as a spare for when refurbishments need to be undertaken.

It includes:

“We do scarless developments. If you took everything away in 200 years it would look like it did originally. A big part is the innovation

• The Ocean Flower Resort – 185 floating villas

which is already existing through Dutch floating houses,” he says.

• Private Island – 43 private islands measuring 2500 square metres where the world’s wealthy can buy their own island

“I like it because it is so simple. The shape, the function, an iconic

• Golf Course – an 18 hole course over water and 200 houses

building that is our most important project because it is a symbol.

• Wide Lagoon Project – 4 rings of houses, each ring measuring

We use a lot of natural materials such as bamboo.”

250 metres in diameter to create an inner harbour • Green Star – an 800 room conference hotel which can house

While Olthius says the applications for this type of development are

between 1500 and 1600 people – expected to be completed in

world-wide, he rejects suggestions future generations will be living

2017/2018

a Kevin Costner Waterworld existence. Instead, he believes that this

“It is so stupid that we build cities as we do today.

Building projects on water gives you the possibility to change your mistakes. It is much more sustainable and durable.”

Some of the projects will be built in Holland and shipped to the

is actually the solution to how we build our cities – cities that are

Maldives, while others, such as Green Star, will be built more

struggling to find space and stretch resources.

locally and in places such as the Middle East and India due to costs and logistics.

“We are going beyond the waterfront. It will provide a lot of flexibility and new dynamics for cities worldwide like Hong Kong, Singapore and

Olthius says a network of Asian and Middle Eastern investors are

New York which have issues with land and urban planning,” he says.

funding the project but remains coy about the specific breakdown of costs for each stage, except to say the Green Star will be about

“It is so stupid that we build cities as we do today. Building projects

“one-fifth” of the total cost.

on water gives you the possibility to change your mistakes. It is much more sustainable and durable.”

“All the licences are now there and finance is now ready, it is just a matter of building these projects,” he says.

The company also has a social conscience and is keen to ensure that their technology is not only available to the world’s wealthy but

“The Maldivian government wants to attract mostly people that are

is also looking at developing countries with land issues.

interested in renewable energy and climate change.

“We have to be sure our technology is not only accessible to the “The Maldives is in the centre of the new world, surrounded by

rich,” he says. “We are also looking at using our information and

China, the Middle East and India.”

technology for places like slums in Dhaka in Bangladesh to build floating housing for places that are subject to events like flooding.

Olthius describes Green Star technology as “not that difficult” explaining it as five concrete cruise ships cemented to a centre

“While we won’t be able to alleviate poverty we are now starting up

ring which floats, with flexible anchors which make them able to

a new way of thinking.”

26 – THE BUILDING ECONOMIST – June 2013

Olthius also believes despite its huge land mass and comparatively generous space, Australia could also benefit from the floating technology.

“If you look at Sydney and Melbourne they are also next to the water. In the centre of Sydney it is quite expensive to buy land. If you can use that kind of technology to build things such as sporting centres like those used in the Sydney Olympics, you have much greater flexibility.

“It is absolutely only a matter of time before Australia adopts these practices.”

Will Australia embrace this new way of living? Only time will tell. For now, the world will watch with interest as this project unfolds and attempts to position itself as a leader of design and

“ We do scarless developments. If you took everything away in 200 years it would look like it did originally. A big part is the innovation which is already existing through Dutch floating houses”

environmental sustainability.

THE BUILDING ECONOMIST – JUNE 2013 – 27

QS KIT

Eco-Tourism In light of this being the Green Issue, combined with the fact that as winter sets in we find ourselves daydreaming of escapes in the sun, what better excuse than to explore the environmental holidays that are on offer in Australia and abroad….and who said eco was all leaky tents and non-flushing toilets?

Sunset over Karijini Eco Retreat

On a Shoe-String

price whilst operating in perfect

offering quality meals with a traditional

harmony with the environment. The

Australian flavour.

goal is to act as a leader in sustainable tourism principles by meeting

Continental and cooked breakfasts are

Karijini Eco Retreat -

the highest possible standards of

offered each morning as well as packed

Pilbara, North West Australia

environmental responsibility.

picnic lunches and snacks, which are

Karijini Eco Retreat is a unique,

prepared daily to take to the gorges with

environmentally friendly and ecologically

With a range of accommodation

sound accommodation development

including 82 campsites, 5 group

located in the depths of the breathtaking

campsites, 40 upmarket eco tents with

Karijini National Park, just 35km from

ensuites and 10 ‘Dorm Style’ eco tents -

the Karijini Visitors Centre in the Pilbara

there is something for every budget. Get

Rates & Packages - from $39 per night

region of Western Australia.

up close and personal with the Western

for campsite accommodation - $315 for

Australian outback with fantastic

deluxe tent with ensuite

Karijini Eco Retreat offers an authentic

experiences on offer such as the

outback experience at an affordable

delightful alfresco licensed Restaurant

28 – THE BUILDING ECONOMIST – June 2013

you whilst you are exploring the region. www.karijiniecoretreat.com.au

QS KIT

On a Shoe-String

Rimba Orangutan Eco Lodge - Borneo The Rimba Orangutan Eco Lodge is one of the best sites to view primate locations in the Tandjung Puting National Park, Borneo.

See as many as nine primate species, as well as crocodiles, butterflies and rare birds; and hear the cry of Gibbons, early birdsong and the resident Macaque monkey troop. You can appreciate all nature has to offer from the comfort of your room at the Lodge, set right on the edge of the gently flowing Sekonyer river amongst light forest.

There are a host of activities on offer to enjoy the amazing wildlife on your doorstep, including night safaris, forest hikes and jungle boat rides.

Built in 1991, the Lodge was created by Professor Biruthe Galdikas (a world expert on the Orangutan) and a Chinese investor with the aim of assisting in the protection of Orangutans and other endangered primate species in The Tandjung Puting National Park.

The aim in recent times has been to upgrade the lodge to a comfortable place where eco tourists can stay and see one of the most diverse areas in the world for primates. www.rimbaecolodge.com Rates & Packages - from $60 - $160 per double room per night

Mid-RANGE

Paperbark Camp Jervis Bay, Coastal NSW Combining unique luxury tented accommodation with wonderful food & warm hospitality, Paperbark Camp is a peaceful bush retreat in beautiful Jervis Bay. Situated just over two hours’ drive from Sydney on the unspoilt south coast of NSW, Jervis Bay is a nature lovers paradise with spectacular coastal scenery, clear and calm water for swimming and pristine white sand beaches for strolling and relaxing on.

The property has some easy walking trails that meander through paperbark, gum and mangrove forests and are perfect for a stroll before breakfast (a great time for spotting kangaroos). Or grab your torch and walk the trails in the evening looking out for possums and other nocturnal residents. Complimentary bikes and canoes are provided and are an eco-friendly way to explore the local area. www.paperbarkcamp.com.au Rates & Packages – from $370 B&B per night for twin share

THE BUILDING ECONOMIST – JUNE 2013 – 29

QS KIT

SPLURGE

watching, diving or simply relaxing on the spectacular unspoilt beaches.

The gourmet cuisine is a real selling point, crafted from the finest and freshest

Grootbos Luxury Lodges -

local ingredients, including seafood

Gansbaai, South Africa

specialties and excellent South African

Situated less than two hours from

wines. Accommodation is in spacious

Cape Town and overlooking the

luxury suites, all with sweeping views

spectacular Walker Bay, this luxury

across the dunes and ocean, private

lodge accommodation in South Africa

wooden decks, bathrooms, finest bedding

encapsulates not only brilliant service

and separate living rooms with cosy

but also a unique environment of

fireplaces. A sunset here is one of the

conservation and human development.

most beautiful sights in Africa, with views sweeping across vast expanses of ocean

Protecting 1768 hectares of unique

and distant mountain ranges.

Cape Floral Kingdom, with over 660 species of indigenous flowering plants,

www.grootbos.com

a walk, horse ride or 4x4 drive through the nature reserve offers guests an

Rates & Packages – from $171 - $480

introduction to nature and interests such

per person, per night

as birding, gardening, wild flowers, whale

SPLURGE

built around the trees. No building extrudes above the tree canopy, therefore preserving the natural appearance of the island from the water, shoreline and air.

Green Island -

One of the most eco-sensitive

Great Barrier Reef, Queensland

developments in the world, Green Island

Situated on the beautiful Great Barrier

Resort balances the needs of visitors

Reef, Green Island is an ancient coral cay

and the protection of the World Heritage

which is home to over 120 species of native

environment seamlessly. This romantic

plants, colourful bird and marine life and

setting is entertainment in itself but the

beautiful coral gardens to explore.

resort also offers unique experiences for couples such as private dining on the

With 46 luxurious suites nestled amid

beach as well as more active pursuits

lush rainforest and secluded from the

such as windsurfing, beach volleyball and

day visitor facilities, one of the hallmarks

guided boat tours.

of Green Island Resort is its unique reef and rainforest setting. Structurally, all

www.greenislandresort.com.au

resort buildings and infrastructure were built with minimal vegetation clearing,

Rates & Packages – from $650 per night

in many cases the constructions were

30 – THE BUILDING ECONOMIST – June 2013

SOCIAL

NSW YQS BAREFOOT LAWN BOWLS APRIL 2013 PADINGTON BOWLS CLUB

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THE BUILDING ECONOMIST – JUNE 2013 – 31