Award | Volume 2 Number 5 by awardmagazine

Award Volume 2 Number 5

$14.95

Showcasing Excellence In Australian Construction

the green issue

The 2020 Challenge Benefits of Green Building Bond University Orion Springfield Green Square North Tower

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CMY

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Cover image: the green issue Courtesy of Caiti Klassovity

contents

Volume 2 Number 5

PROFESSIONAL CORNERS

Publisher Brandon Vigon 03 9600 4786 publisher@awardmagazine.com.au

06/07

Advertising Sales Ashley Mardesic, Michael Hoogzard, Paul Milnes

Association Corner National Precast & Concrete Association Australia Association of Consulting Engineers Australia Property Council of Australia - Victoria Chapter Green Building Council of Australia

Editor Thomas Mugsy

Economic Trends Construction & property - a mixed bag " Australia’s geographic location represents a significant asset"

Accessibility Corner Where to now? "wayfinding can be architectural, tactile or audible"

WorkSafe Corner In search of the known to eliminate the unknowns "when something goes wrong it often does so quickly"

Workplace Safety Corner How green is your building "commercial building sector is a prime target for energy reduction"

Sustainability Corner The green shift is on "energy efficiency is the quickest way to reduce greenhouse emissions"

Legal Corner Resetting the sails in a storm "realistic budgets are crucial to securing finance for new projects."

contributing writers Amira De Silva, Spiro Lambropoulos, Nola Lindström, David Said, Deborah Singerman, Dan Stojanovich, Olivia Walters Professional Corners Michael Birt, Jim Doyle, Melinda Love, Linda Ly, George Xinos Marketing Interns Alexandra Beggs, Matilde Ejlertsen, Sarah Therre Designers Niall Rutter niall@awardmagazine.com.au Interns - Val Lyashov, Caiti Klassovity, Melissa Payne Circulation subscription@awardmagazine.com.au

Award Magazine is published by:

MediaEdge Communications PTY Ltd. PO Box 21081 Little Lonsdale Street Melbourne Vic 8011 T: 03 9600 4786 F: 03 9602 2598 www.mediaedge.net.au President Kevin Brown Subscription Rates: Aud: 1 year, $49.95; 2 years, $79.95 Single Copy Sales: AUD: $14.95 New Zealand: $19.95 Reprints: For information on article reprints or reproductions, please contact the publisher at: publisher@awardmagazine.com.au Editorial suggestion/submission: Do you have a story idea, or would like to submit editorial for publishing consideration, please email: editorial@awardmagazine.com.au © Copyright 2008 Australia Post Publications Mail Pub. No. PP381712102392 Correction Notice: Volume 1, Number 4

An article on the Jane Foss Russell Building stated that the facility has a 5 star Green Star rating. Abigroup has never stated that it has a 5 star Green Star rating or that it is even registered for such a rating. When the project commenced, certification to that level was not available for educational buildings, therefore, the building was designed to be equivalent in requirements to a 5 star green rating.

ENERGY EFFICIENCY SUPPLEMENT

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Industry Focus The 2020 challenge The grass is greener on the other side: Benefits of green building

Bond University Mirvac School Robina, Queensland

Orion Springfield Springfield, Queensland

Green Square North Tower Brisbane, Queensland

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FEATURE PROJECT PROFILES

K2 Apartments Windsor, Victoria

SA Water Building Adelaide, South Australia

Almas Tower, Dubai International Project Profile

Aurora Operations Facility Cambridge, Tasmania

Pacific Square Maroubra, New South Wales

Macquarie Group Sydney, New South Wales

Darling Point Apartment II Sydney, New South Wales

Sydney Water Sydney, New South Wales

PRODUCT SHOWCASE

DTAC Tactile Ground Surface Indicators

PPG PSX 700 Epoxy Polysiloxane

62/63

Danley Systems Cobiax void formers Bow-Tie速

editorial advisory board

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Association Corner

Precast shows no sign of slowing Sarah Bachmann

Executive Officer, National Precast Concrete Association Australia

The 2009 calendar is already looking full for National Precast. Three new initiatives will hit the streets during 2009; the new Precast Handbook, Safety Workshops and Educational Resources for Universities.

The Precast Concrete Handbook is well known to specifiers and users of precast. Since publication of the first edition five years ago, over 2000 copies have been sold. The second edition is going to print early this year, and will be available for sale soon after from SAI Global. Printed in a hard cover, the Handbook has been updated and will be available in either hard copy or on CD. The National Code of Practice for Precast, Tilt-up and Concrete Elements in Building Construction was declared by the Australian

Safety & Compensation Council 12 months ago with progressive implementation anticipated in each state. In the second half of 2009, National Precast will be running workshops in each state which will provide a greater understanding about the Code, covering safety in design, manufacturing and erection. This important initiative is aimed at removing the current differences in design and work practices between the states.

National Precast is positive that the recent trend towards off site fabrication will only strengthen in 2009 as the building industry looks for both quality and certainty of supply in these tough economic times. A

For university lecturers who teach architecture, engineering and building, National Precast will be launching a teaching package which will include a two hour lecture, lecture notes, student handout material as well as a list of potential guest lecturers and precast factory tour contacts.

It's infrastructure we need Matthew King

Policy Officer, Association of Consulting Engineers Australia

The International Monetary Fund (IMF) has drastically revised down its forecast for the global economy since November 2008 and has called for further action to support growth. This update represents the third downward revision to IMF forecasts in just four months, demonstrating how rapidly the global economy is deteriorating. The IMF is now forecasting that the global recession will be much deeper and more protracted than previously envisaged. Global growth is now expected to fall to 0.5 per cent in 2009, with advanced economies expected to suffer their deepest recession since World War II. Collectively, advanced economies are expected to contract by 2 per cent in 2009.

Most economists now expect very minor, if any, growth in the Australian economy in 2008/09. However, rapid policy responses, both monetary and fiscal, may yet keep growth positive. The Government’s $42 billion Nation Building and Jobs Plan is expected to provide a boost to economic growth, which would be a welcomed relief. The ACEA has warmly welcomed

Government initiatives, such as the Building Australia Fund and the Nation Building and Jobs Plan, which target infrastructure investment in an effort to combat deteriorating economic conditions. The ACEA believes that stimulating the economy through tax cuts and cash payments designed to boost total consumption has its limitations. Presently, debt as a percentage of household income and GDP is at a record level in most western countries, including Australia. The ACEA believes that people now primarily want to save and reduce their debt. Whilst national savings will benefit long-term economic growth prospects, it will not bring about the immediate strong boost in aggregate demand that is necessary. The ACEA has reiterated to Treasurer Wayne Swan that upgraded and expanded infrastructure will benefit all sectors of the economy and secure improved economic prospects based on productivity growth. It can play a critical role in enhancing the efficiency of the national supply chain with seamless movement of

goods and services across all modes of transport from the paddock, quarry or city to its final market. In addition to this, business confidence is likely to improve from the additional activity, particularly through engagement in early works and planning. Businesses will feel more confident in recruiting additional resources because projected revenue forecasts will have improved. The ensuing result will be downward pressure on the unemployment rate. The ACEA is also urging the Treasury to shape the 2009-10 Federal Budget according to the gloomy economic outlook. Expenditure on infrastructure must be at the heart of the 2009-10 Budget. A largescale Government investment in infrastructure around the country is the key stimulus necessary for a slowing economy. However, the expenditure must be a steady and well-planned continuum as the nation’s resources are not in a position to support a sharp increase in infrastructure projects. A

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Association Corner

Pre-budget submission calls for Victorian Planning Authority Jennifer Cunich

Executive Director, Property Council Australia, Victoria Chapter

Our pre-budget submission is calling on the Government to stimulate the economy during the economic downturn. At a time when we need Victoria to remain a strong and competitive state, we have focused on initiatives to help free-up Government resources and stimulate the economy. We have called on the Government to establish a Victorian Planning Authority to take control of planning decisions across Victoria, cutting red tape and coordinating the myriad of agencies in our pre-budget submission.

The Government has a responsibility to deliver a world class planning system through coordinated delivery for metropolitan, regional and rural planning decisions.

The delivery of Melbourne 2030 and Melbourne’s future liveability rests heavily on such a body being able to adequately and efficiently deliver the projects and infrastructure required to make the plan a reality.

development as part of its role.

Victoria is in an enviable position to introduce policies that attract investment through competitive tax rates and to facilitate the rapid delivery of infrastructure and improve liveability through effective planning strategies. We want Victoria on the front foot in these key policy areas. A

A Victorian Planning Authority would be responsible for all areas of planning - tax arrangements, public transport, infrastructure and infill

Golden opportunities for green collar workers

Romilly Madew

Chief Executive , Green Building Council Australia

Every challenge brings with it opportunities. For Australia’s building and construction sector, the current financial climate brings with it a golden opportunity to change the world’s trajectory and guarantee the long-term sustainability of our industry, our nation and our planet.

In the last year, we’ve seen the world’s financial markets in crisis, talk of a global recession, stocks tumbling, a retail sector slump and a wave of pessimism sweep across Australia’s economy. At the same time, we’ve seen the world ‘wake up’ to the realities of climate change. Residential and commercial buildings contribute 23 per cent of Australia’s total greenhouse gas emissions. That’s equivalent to 130 megatonnes of CO2 released into the atmosphere each year. And, by all reports, this figure is expected to rise dramatically over the next few years unless we work together to reduce our energy consumption. The Australian Greenhouse Office, for instance, estimates that greenhouse gas emissions from Australian buildings will increase by 94 per cent in the period 1990-2010. That’s the bad news.

The good news is that buildings also represent the single largest opportunity for greenhouse gas abatement, outstripping the energy, transport and industry sectors combined. Not only do green buildings make good environmental sense, they make good economic sense too. We now have solid international and Australian research which confirms that green building practices can: reduce a building’s operating costs by as much as 9 per cent, increase building values by 7.5 per cent and realise a 6.6 per cent increase in return on investment.

The message is simple. Green buildings will save money, save energy, they will help save our planet and they will create good, green, local jobs. As just one example, a report released in June 2008 used the latest CSIRO modelling to predict that more than 251,500 ‘green collar’ jobs will be created in Australia’s property and construction industry by 2025 – that’s 45 per cent of the total number of new jobs, providing new opportunities and employment for many Australians. The green collar economy is already

gathering pace. Since 2002, the Green Building Council of Australia (GBCA) has trained an impressive 12,000 industry professionals on the Green Star environmental rating tools for buildings. Four thousand of those people were so committed to green building that they sat an exam to become a Green Star Accredited Professional.

These Green Star advocates have a deep understanding of green building practices, know how to apply Green Star tools to their projects and are connected to a network of other green thinkers in Australia’s property industry. They are Australia’s rising green stars. This year, the GBCA is broadening the scope of our green upskilling to include industry-specific training in the health, retail, government and industrial sectors. We are also teaching people how to market their developments to ensure owners, investors and tenants recognise the bottom line benefits of green buildings. So the question is: will you have the skills and knowledge to capitalise on Australia’s emerging green collar economy? A

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Economic Trends

Construction & Property 'A Mixed Bag' By Spiro Lambropoulos

The world financial markets are in turmoil, economies are slowing and governments are looking intrinsically to jump start their recovery. Stimulus packages are being bandied about like botox to allay the fear in these times of financial unease. Australia has been affected, perhaps not to the extent of other economies, but this flow on effect may be felt more strongly in terms of how the country will trade and relate to its neighbours. So what does this mean for the Australian market and namely for foreign investment in construction?

Well letâ&#x20AC;&#x2122;s take a look at what would normally occur with a world not on the brink of meltdown.

The governmentâ&#x20AC;&#x2122;s approach to foreign investment policy is to encourage it so long as it is consistent with community interests. In recognition of the contribution that foreign investment has made and continues to make to the development of Australia, the general stance of policy is to welcome it as it provides scope for higher rates of economic activity and employment than could be achieved from domestic levels of savings. Direct foreign investment also provides access to newtechnology and management support from overseas markets.

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Economic Trends

Melbourne CBD | One of Australia's fastest growing cities Image courtesy of Niall Rutter

equity at present, whilst most of the foreign investment has been withdrawn. With companies retreating to their home markets in order to keep their own countries economies going, in many cases with incentives thrown in by their own governments. In conjunction with this, a large number of corporations are waiting for the returned upswing to occur before they start investing again. Just when that will occur, however, is anyoneâ&#x20AC;&#x2122;s guess.

Growing foreign direct investment It's important to consider the factors that make Australia such an attractive opportunity for investment at the moment. Sustained growth over the past decade has provided Australia with a high level of foreign direct investment compared to other developed economies. Strong economic credentials

Australia's economy ranks among the 20 largest in the world, rivalling countries much smaller in population. The solid regulatory and governance frameworks that underpin its financial sector have protected Australia from the initial impact of the global financial crisis. And though Australia cannot resist the pull of global economic forces, it is better placed than most to face this global uncertainty. The resilience and competitiveness of the Australian economy provides a sound and attractive base for foreign direct investment. Strategic location The continued importance of the Asia-Pacific region as a source of world economic growth means that

Australia is strategically located for business opportunities in Asia.

Australia is well placed to capitalise on growth in China and India.Â Its relative proximity to these two countries, along with its strong trade links, mean that Australiaâ&#x20AC;&#x2122;s geographic location now represents a significant asset. Democratic and politically stable Australia is a safe destination for investment. The country's political and regulatory environment is stable, open and progressive, providing investors with a high degree of confidence and certainty. Business friendly regulatory environment Australia has one of the most transparent and efficient regulatory environments in the world. Through proactive reforms, the Australian Government has shown a strong commitment to providing businesses with the right conditions for growth and investment. Highly skilled and multilingual workforce Over the past decade Australia has enjoyed a sustained period of strong productivity growth, attributable largely to a highly educated workforce with a strong work ethic and a positive approach to change.

Cost competitive location Australia is ranked the third most cost competitive country for business operations in the major industrialised world Innovative R&D and IT infrastructure This culture of innovation, combined with the fast adoption of new ideas, has earned Australia a reputation

as a dynamic, forward-thinking and productive investment destination, and many international companies have benefited from collaborative partnerships with Australian businesses and researcher

Strong and sophisticated financial services sector Australia has deep and liquid financial markets and is recognised as a regional leader in investment management and in areas including infrastructure financing and structured products. The strength of the financial services sector is underpinned by a mandated retirement savings scheme, highly skilled and multilingual workforce and advanced business infrastructure. Excellent quality of life Australia offers a welcoming attitude and an excellent quality of life. Australians are well known for their open and friendly nature. Welcoming foreign investment is simply an extension of that character. The outlook for construction in 2009 is mixed. With private and commercial capital expenditure expected to drop substantially, both residential and commercial property construction will therefore be severely strained.

However, with appropriate planning based upon the attractive conditions Australia offers, this strain can be reduced. To overcome this pending period of economic uncertainty, state and federal governments must strive to ensure that Australia's construction industry is well financed through both local and foreign investment. A Award | 9

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Accessibility Corner

Where to now? George Xinos Blythe-Sanderon Group

Wayfinding is often associated with the limited scope of signage design and the placement of signs to assist people with their navigation through a building or the larger site. Signage is of course a crucial component in achieving wayfinding success, however wayfinding should also be viewed as a far broader term incorporating a far wider range of building elements and experiences within the built environment.

Wayfinding is essentially about communicating in the built environment, it does not necessarily need to be graphic; it can be architectural, tactile or audible, and in some instances olfactory. People use a vast amount of cues to assist with orienting themselves to a space and to gain a sense of direction. Some examples include the form and shape of buildings included in a site and the finishes associated with each of them; the location of landmark features; internal finishes defining rooms and walkways within a building; the texture of walkways, floor finishes and standalone furniture; the noise associated with various spaces within a building; smells associated with various spaces (e.g. coffee shop, cafeteria); etc. A myriad of cues which when coupled with a person’s prior experience of the building assist in creating a more meaningful whole. Attending to these cues more thoroughly and ensuring that they are provided in a consistent, uniform and strategic manner are key to developing a design which will be more usable to a broader range of people.

Landmark features such as statues and sculptures, or scented plants can provide a strong cue at points where several paths converge and decisions need to be made. Architectural features such as canopies and alcoves can effectively highlight entry points to buildings. Locating these entry points so that they can be clearly seen from an associated car park, bus stop, taxi rank or pedestrian footpath assists people in gaining access to a building. Likewise ensuring connecting pathways and means of vertical transport are also clearly viewable from entrances provides a

perceptible continuation in a person’s journey through a site.

Signage should complement the care taken in the design and should not constitute the main means of directing people as it relies on a limited set of skills (i.e. good visual acuity and perception, as well as strong literacy and language skills). The obstacles in using signage alone for people with vision impairments and intellectual disabilities are obvious, however other large groups of people in the community also experience difficulty with this (e.g. the elderly, people with a non-English speaking background, young children, etc.). The incorporation of pictograms and symbols as well as tactile and Braille features assist in making signage more accessible, however its location and the information communicated is just as important.

The height of signage and consistent placement are critical for tactile reading and in enabling people to anticipate where signage is to be provided and easily locate it when required. Using contrasting surfaces through both colour and texture further assist in locating signs, though should also be applied to the various elements on the sign itself. “You are here” maps located at entries and crucial decision making points assist people with finding where they are located within the site or building and subsequently help them to plan an appropriate route to their destination. Directory boards listing spaces, functions and facilities

on each floor proximal to the lifts and stairs provide vital information required to reach a destination. Incorporating colour coding of spaces across all signage and incorporating it with finishes within the space itself (e.g. finish of entry door to space, or wall behind reception desk / area) provides a continuum of information which is easily understood by most people. Also crucial in developing affective wayfinding solutions is the consideration of mobility and how people are able to travel safely through a site. A whole host of strategies can be incorporated to assist with this, with many of these well documented across a number of Australian standards. Strategies may include locating and designing paths of travel which provide appropriate gradients and landings for people to rest at suitable distances; providing well designed handrails at all stairs and ramps; providing ramped walkways in lieu of stairs to allow for universal and safe access; providing contrasting finishes to define paths or incorporating suitable barriers and landscaping to achieve this; providing contrasting graphics to glazed entry doors to assist detection; etc. Two valuable and practical publications available from CRC Construction Innovation are ‘Wayfinding design guidelines’ and ‘Wayfinding system audit’. These provide a more comprehensive discussion of some of the principles. A

Rendering | The Ice House project, part of Waterfront City, Docklands

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WorkSafe Corner

In search of the known to eliminate the unknowns By Michael Birt WorkSafe Victoria

There was much mirth around the world when in 2003 the U.S. Secretary of Defence, Donald Rumsfeld, spoke about known knowns, unknown unknowns and the things we do not know that we don’t know. Although he was speaking about the unsuccessful search for weapons of mass destruction in Iraq, the broad message can easily be applied to the construction industry. It is well known that construction work is potentially dangerous.

The causes of incidents are well known, they are generally predictable and when something goes wrong it often does so quickly with serious consequences.

The advent of cameras in telephones and compact digital videos means that when something goes wrong a lot of people find out about it, quickly. Media organisations increasingly ask readers, listeners and viewers to send pictures and information on things that have happened.

Even relatively minor issues become news. It’s one of the consequences of safety failings that is unexpected and which is unpredictable. In tough economic times business magazines and the media in general are increasingly focused on helping people get through the world’s current economic difficulties. Articles looking at the top ten ways to improve risk management and fighting corporate flab offer useful information about protecting what you’ve got so that you can plan for the future.

Taking advice can make a difference, particularly when there may be a temptation to take short-cuts with safety.

Using less-skilled people, buying cheaper and perhaps more dangerous equipment, increasing multi-tasking on managers and workers, chasing work beyond your skills or experience and over-committing on jobs

bring additional risks to an already potentially hazardous environment.

While many incidents are caused by a simple single factor, many are caused by a combination of things that can come together quickly and strike with devastating force. In difficult times, at least in terms of safety, going back to basics and using them as a springboard to protect the operation against what you know to be dangerous is insurance. Looking to the future, it is also an opportunity to rebuild practices that have been overlooked.

The risk of injury or death, potential legal proceedings by regulators and third parties – often victims or their families, but also service providers as well as industrial issues and other commercial costs are not worth the risk.

In the oft-quoted case of Holmes v R.E. Spence (1992) Judge Harper said that while one of the chief responsibilities of employers was the safety of those who work for them. “In the main, such a responsibility can only be discharged by taking an active, imaginative and flexible approach to potential dangers in the knowledge that human frailty is an ever present reality."

To avoid mistakes in supervision and planning, understanding the general industry and site-specific hazards and constantly monitoring fastchanging sites is vitally important. Effectively managing the workforce from multiple employers, with safe practices, will minimise the exposure to risk on site.

increasingly aware of the potential news value of safety incidents as recent incidents with scaffolds in Melbourne and Sydney have shown.

The issue of construction sites sharing space with the public or being close to roads and other infrastructure means that any incident has the potential to spill out into the public domain.

While WorkSafe Victoria conducts about 10,000 enforcement visits each year in the construction industry, and our counterparts in other states are also active, the ultimate responsibility lies with the people in charge of and working in the industry. There are many in the industry that take safety issues exceptionally seriously and enjoy the benefits of their work. The annual safety awards run in most jurisdictions are a way of recognising their efforts and passing on their experience to others. Times are tough, but some of the impact can be reduced by knowing what you’re dealing with and taking the broad-brush approach to risk minimisation.

Information on safety issues in the construction industry is available on line at www.worksafe.vic.gov.au or by calling the WorkSafe Advisory Service on 1800 136 089. A

While Australia’s health and safety legislation does not require employers to ensure that accidents never happen, they must take such steps as are practicable to provide and maintain a safe working environment. Penalities are rising in many jurisdictions and the media is

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Workplace Safety Corner

How Green is your Building Linda Ly

Sustainability Consultant, Noel Arnold and Associates

Commercial buildings are responsible for approximately 10% of Australia’s total greenhouse gas emissions with the use of energy for cooling, ventilation and lighting accounting for more than 70% of the energy used by the commercial building sector. Energy use in the commercial building sector has been identified by government authorities as a prime target for energy reduction initiatives for some time. The 2004 release of the “Securing Australia’s Energy Future” white paper first raised the concept of mandatory disclosure of energy efficiency levels in commercial buildings. More recently the National Framework for Energy Efficiency (NFEE) released a concept report discussing different framework structures in delivering an effective and transparent method of disclosing energy efficiency data for commercial buildings. The introduction of a mandatory reporting scheme is expected to drive owners of commercial buildings to reduce their energy use and associated greenhouse gas emissions.

Whilst the concept report does not specify the actual rating tool that would be used to measure the energy efficiency of a commercial building, it outlines existing building rating schemes that could be used.

There are a number of effective means of measuring a building’s efficiency through existing building efficiency rating frameworks. Building efficiency ratings provide an indication of how well the building minimises the consumption of energy

and water, as well as ranking on its performance on other environmental areas such as waste management. The building ratings enable tenants, investors and regulators to compare buildings on a “like for like” basis to incorporate sustainability criteria in the selection and evaluation process. The Green Star and National Australian Built Environment Rating System (NABERS) are two commonly used rating tools. Improving Your Buildings Environmental Performance

The first step to improving a building’s environmental performance is to determine the baseline performance by collecting historical and current energy, water, waste to landfill and recycling data. Once the baseline data is established, the NABERS or Green Star framework can be applied to rate the current environmental performance of each building. Establishing the baseline will enable the effectiveness of future improvement initiatives to be evaluated and also confirm if targets have been met. Involvement of key stakeholders and the use of best practice data are valuable in setting realistic targets for each building. An action plan is established which reflects the agreed performance targets, taking into account budget and time constraints. Reducing Energy and Water Use

There are a variety of energy and water saving initiatives with a range of complexity and cost that may be practically implemented to improve the environmental performance of

Energy • Integrated air conditioning and lighting controls that service only areas that are occupied. • Onsite power generation through multiple solar arrays, ceramic fuel cells and Trigeneration (combined heat/cooling and power generation). • Natural ventilation with automated windows and louvers. • Efficient triphosphor lighting (T5 or T8) lamps. • New and efficient lift systems. • Lux level sensor controls to dim the lights when there is natural light. • Sprinkler tank used for thermal storage. • Installation of high efficiency chillers and use of existing chillers as a back up.

buildings. Some examples of these initiatives are detailed in the table below. Government Assistance Schemes

To encourage owners of existing less efficient buildings to reduce greenhouse gas emissions and associated impacts on the environment, the government has established a $90 million Green Building Fund as part of the Clean Business Australia initiative.

The grant is divided into two streams of funding. Stream A supports the refurbishment of existing buildings to reduce energy consumption, with grants of up to $500,000 available. Stream B is aimed at developing knowledge and skills in improving energy efficiency for people involved in the operation of commercial office buildings, with grants of up to $200,000 available. For both streams, up to 50% of the project costs can be funded. Green Building Benefits

Increasingly, building owners are recognising the gap that emerges between the rental yields being achieved by less efficient properties, and those with leading edge high efficiency ratings and innovative spaces. Improving your building’s efficiency may save your organisation on operating costs, increase productivity, lower absenteeism, increase the value of the building and promote rental rate and increase growth in yields whilst reducing the building’s greenhouse gas emissions and environmental impact. A

Water • Installation of rainwater capture systems. • Use of grey water systems for toilet flushing. • Installation of dual flush toilets. • Implementation of low flow taps and cut-off sensors. • Use of low flow urinals. • Closed loop fire water tests.

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Sustainability Corner

The Green Shift Is On Andrew Holder Director, TDA Interiors

In the Green Building stakes, improving energy efficiencies is an initiative that can apply to just about every commercial and residential building in our country. Whether existing or new, the opportunity to improve energy efficiency in our buildings is here for the taking today.

At Green Cities 09 held in Queensland in March, the federal Minister for the Environment, Heritage and the Arts, Peter Garrett, reconfirmed that buildings are the 'second plank' in the Australian Government's strategy to reduce greenhouse gas emissions. "Improving energy efficiency is the quickest and most cost effective way of reducing greenhouse gas emissions," he said.

Leader of the Opposition, Malcolm Turnbull, reinforced this when he said, "the built environment is the greatest opportunity for energy efficiency and CO2 reduction we have. It is the lowest of the low hanging fruit." If not for our environmental conscience alone, it just makes good financial sense to build green and support energy efficiencies. While the initial investment can be high, the overall savings over the life of the building are well worth the initial investment. When it comes to new buildings in Australia, if they aren’t being built to Green Star standards they will become obsolete in years to come, many of which will be looking at B Grade ratings or lower. Anyone who is not building a green building is building in obsolescence. The push for green office fit-outs is being led by State and Federal governments. The public sector is setting new benchmarks for fit-outs, by mandating minimum requirements for sustainable interiors in the space it occupies. Environmental sustainability is the latest in a series of trends to affect interiors. Over the past several decades, philosophies on interior fit-outs have constantly evolved starting first with the computer age of the late 1980s. Increased heat loads within buildings, raising energy consumption and changing the dynamics of energy usage, was required.

The next decade was different. In the 1990s there was a big push in the fit-out industry for design to reflect the needs of the staff, Companies saw interiors as an investment in their workers; gone were stuffy tearooms and in were break-out areas. Over the past decade occupiers have sought to lower floor space ratios, squeezing more staff into the same or smaller areas. However, higher occupancy meant comparatively higher energy usage. The current trend, in recent years has been towards a more holistic, green environment where the office fit-out is designed to increase productivity. Matching environmentally friendly space to productivity is important for occupiers, given the large amounts of time workers spend indoors.

The year 2012 will be significant. This is the year the Federal Government’s minimum standards for its own office space kick in. This example will set a floor of minimum standards and be matched by the private sector. Landlords will need to match these standards if they hope to attract Government tenants.

New products are entering the market daily offering energy savings to the consumer. This surge demonstrates the intention both up and down the supply change to think green. There’s no great shortage of green energy efficient options. The real hurdle remains the initial investment. Over time, we need the costs of implementing green initiatives to be cost comparative to the traditional options used in the past. The challenge we face is about changing behaviors. The head contractors and subcontractors involved in fit-out projects need to stand firm and offer green building alternatives to their clients. It’s about product awareness and when clients are making fit-out decisions, they need to be well informed by their consultants and contractors on green alternatives. Whichever way you look at it, the push for green buildings and energy efficiencies is coming from all directions and the future promises to produce mindful, well considered building choices that we will all benefit from long into the future. A

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Legal Corner

Resetting the Sails in a Storm Jim Doyle Doyles Construction Lawyers

The current international credit crisis and its consequences for the economies of Australia and all other major trading countries in the world have significant impacts on individual projects. The current crisis is defined by characteristics which include;

Uncertainty of market demands Overall capacity and inclination ofinvestors to continue investing and consumers to continue consuming. The rationalisation of markets Major and minor players are forced out of the market due to a recognition of their frailties, both systemic and individual.

Falling demand and falling prices Commodity price fluctuation, and its construction projects.

Intense competition Secure ongoing work to allow orderly resource planning and investment strategies for those businesses which have survived the crisis. On the other hand, there are positives that come from the current challenges;

Attentive and responsive labour force Available at more competitive rates than would otherwise be the case.

Attractive assets value / price ratio Price of assets has depreciated, thus removing the speculative prices paid for land and commodities prior to the international credit crisis. Competitor failure Offers opportunities to acquire market share which would be prohibitive in other circumstances.

The government stimulus packages Presenting opportunities for those in infrastructure developments to target new work. Project Rationalisation

Given the above, there is a need in the short and medium term to review each project presently under design or construction to establish whether or not it can survive the expected tempests ahead. Accordingly, principals and significant players in all projects are reviewing their roles and their exposure to ensure that the project risks are

managed properly.

One impact of such project reviews in the UK is that recently some principals who are major purchasers of construction resources have requested price cuts of between 10% to 20%. Some of these requests have been made despite contractual entitlements which would allow the contractor to insist on the full price. The attraction of further work and the threat of cancellation of present contracts is thought to be sufficient to motivate contractors to accept/ negotiate a lower payment regime. Contractual Opportunities for Resetting the Sails

Notwithstanding that contracts are in place and that the parties have already established the methodology for delivery of a project, there are number of aspects of the project which should be considered for review and preventative maintenance. The opportunity to re-engineer the project to obtain the best value for the ultimate investor must be actioned quickly. If cost or complexity can be removed from the project by re-specifying it to deliver a more focused and more market relevant result then it gives the opportunity for a win : win result for all concerned. The opportunity to defer some stages into the future, if necessary converting them to more flexible cost only arrangements, is often attractive. The ultimate investor needs more flexibility in managing the completion of the project to fit market opportunities and budgets.

The financiers of a project are increasingly requiring that the value actually delivered and money paid for a project are managed to ensure that the cost to complete at any time is no more than the balance remaining as undrawn finance. A financier’s attitude to risk and reward has changed significantly in the last year, with the consequence that more and more projects are being required to comply with the financier’s increasingly more stringent constructed value assessment processes. Accordingly, the payment clauses of contracts may need to

be revisited and re-agreed to suit the new realities of the “hands on” involvement of financiers throughout the project. Realistic budgets are crucial to the ultimate success of securing finance for new projects. Accordingly, there is a need for earlier contractor involvement and the use of contracts in the style of a construction management contract during the period when the design and final pricing is being developed. This allows the project to be commenced and progressed under contractor’s control while the final design and costings are concluded. Thereafter, the contract might be converted into a lump sum contract, with the advantage of certainty for the investors and an efficiency incentives for the contractor.

Generally, project participants are reviewing projects with a view to initiating renegotiation if that is seen as necessary to enable the project to survive, and by surviving to sustain all stakeholders. Major stakeholders should conduct a risk/opportunity audit to ensure that all possible steps have been taken to enable the project to survive the impacts of unprecedented times. Conclusion

In summary, the need for the construction and development industry to re-focus the delivery of projects to meet the requirements of the end user and investor is demonstrated again by the international credit crisis. Those who survive the crisis will inevitably be those who are able to accurately survey market needs, deliver cost effective and sustainable results.

The necessity to reset sails in the face of adversity, ensuring that the combined efforts of all on board are effectively directed towards success is mission critical. A

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Project Profile: K2 Apartments Location: Windsor, Victoria Project Type: Multi-Residential GBCA Rating: 5 Star Green Star

Architect: DesignInc Builder: Hansen Yuncken Project Status: Completed

The Green Heart of Windsor:

K2 Apartments By Spiro Lambropoulos

Public Housing exposing Melbourne's Green beating heart

When one thinks of public housing, the ideas and imagery that form in your mind tend to be one of the high rise, bland aesthetic eyesores that populate cities worldwide. Whilst they serve a very important function within the community in providing cheap, affordable housing they do tend to decimate the skyline and surrounds. All public housing tends to find itself within the inner city and normally in and amongst some great and sought after areas. Windsor is one of these areas, and one of Melbourne’s great inner suburbs. It’s the link between the finery of South Yarra and the revelry of St Kilda and it's close enough to the city for everyday workers to commute due to the abundance of public transport available at your door, one of the pre-requisites for public housing in Australia.

The K2 Apartments are located on the old site of the Royal Victorian Institute of the Blind, coincidently at the rather unusual address of K2 Raleigh Street, hence one of the inspirations behind the name chosen. The other inspiration behind the name K2 is the environmental reference to the world’s second highest mountain. Conceptualisation and design

In 2000, the Victorian Government, namely the Office of Housing,

put out to tender a project that would establish the government’s progressive commitment to sustainability. In their brief, they actively sought to deliver an urban

“

social and environmental objectives to demonstrate that it could work and to show other developers, in a practical way, what can be delivered."

The many green features in this design will deliver savings to tenants Candy Broad, former State Housing Minister

building with a long term benefit to the environment and all future tenants of the public housing building. This tender called for the future development to have a lifespan of 200 years, a 50% reduction in water consumption and aimed for no non-renewable energy to be used in its daily operation.

The previous State Housing Minister Candy Broad - who held the energy and resources portfolio – said at the time that it was the role of government to take leadership in green building design. "It's definitely not a one-off", she had said during the development phase in reaffirming the government’s stance. "We took the view it was very important we were active in these areas in demonstrating what can be done on a sustainable basis. This was a perfect opportunity to combine

Tender Granted

The $32.3 million apartment complex demonstrates cutting edge environmentally sustainable design. The K2 Apartments consist of 96 modern apartments in four mediumrise buildings of four, five and eight storeys, linked by a unique green spine.

Australian-owned construction firm Hansen Yuncken won the tender to build and is well-known for its construction of the City of Melbourne’s environmental marvel, CH2 Melbourne City Council House building in Little Collins Street. Not surprisingly, both the architectural and building teams responsible for CH2 are behind the K2 apartments as well. “The many green features in this design will deliver savings to tenants

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Project Profile: K2 Apartments

Birds-eye view of the four towers equipped with solar panels

through lower energy and water costs and multiples benefits to the environment through lower greenhouse emissions,” Ms Broad said.

Thermomass provided insulation and moisture barriers and with its simple template for the connectors, removed the risk of human error in construction.

Construction

Environmental Sustainable Design

The building was designed by Melbourne architecture firm DesignInc, “The scheme has successfully addressed both the visual architectural expression and the conservation of the community’s resources. This unique example of environmentally sustainable development displays its function to the street.” said Competition Jury Chairman, Peter Crone, of the challenge that lay ahead.

With the use of these insulated concrete precast panels and a high usage of insulation throughout, Hansen Yuncken worked with the consultants and suppliers to ensure the environmentally sustainable development (ESD) objectives of the project were achieved. Over 80% of the construction's waste products were recycled, and Hansen Yuncken implemented many energy and water saving practices on site.

An important element from the conceptual stage for K2 Apartments was in regard to using a building material that would allow for passive temperature control to assist with thermal inertia. To this end Mikael Carlstrom from Composite Global was consulted and Thermomass Precast was used. An industry leader,

Everything about the K2 Apartments has been designed with one focus in mind, sustainability. By incorporating the best elements of nature and its surroundings with the best materials of design, they have a building that greatly assists in keeping energy usage low.

Image courtesy of Peter Hyatt

K2 Apartments consists of 4 buildings of which DesignInc director John MacDonald said had been oriented on an east-west axis to allow for maximum northern exposure throughout the year, with the height of the four buildings and distance between the front and back pairs calculated to ensure all units received year round northern sun. The unique way they are designed with low lying façade and roof pod units allows as much warm winter sun penetration as possible whilst preventing any of the harsh summer sun from unnecessarily heating each apartment. Every window is double glazed to retain heat while limited south, east and west window areas reduce any wasted heat loss. To harness the sun’s rays, there has been a 130m2 photovoltaic and flat plate solar collector area installed, that will generate at least half of the energy required to meet the domestic hot water demand. In addition there are efficient lighting systems, individual

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Project Profile: K2 Apartments metering in every unit (to allow the occupants to measure their own output) and energy efficient lifts to reduce overall energy consumption.

There has also been great consideration going into the materials used throughout the apartments, these being selected so that they require minimum maintenance and generate less waste. Examples of which include oxide finishes to concrete, colourbond cladding and expressed galvanised posts and screens. When using natural materials such as timber, all class 1 durability timbers were left to age naturally, rather than through treatments with recycled and sustainably managed plantation timber being specified for external screens, window frames and for internal stud wall framing.

Wynne said.

Current Prahran MP, Tony Lupton, said the local community had a strong environmental conscience.

tenants are contributing to a culture of environmental awareness. This new building raises the green standard to a new level,” Mr Lupton said. A

“More and more public housing

“

The K2 approach combines the notion of a healthy building and environment Richard Wynne, Minister for Housing

We Sou pro and and unc

All greywater is collected and is treated for reuse in toilet flushing and garden watering, for which water efficient fittings and fixtures were used throughout. Rainwater run off has been reduced by 40 per cent, with landscaping used as a natural filter for stormwater. In conjunction with these water savers, K2 has also implemented smart landscaping features including hardy native plants, mulched garden beds with no lawn and a drip irrigation system. Overall, the K2 Apartments are expected to use 55 per cent less mains electricity, 46 per cent less mains supply gas and 53 per cent less mains water than comparably-sized apartments. Final Outcome

What the State Government has set out to achieve, they have done in spades. By setting a template for public housing for the future, they have not only reinvigorated the notion that public housing need not be the eyesore and concrete jungle it once was, but have shown it can be environmentally sustainable as well.

Current Minister for Housing, Richard Wynne, said that true sustainability was about more than just energy and water savings.

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The Exp ceil wa sta hea dem

Cro “Sin cor cro

High indoor air quality was achieved through use of a low volatile organic compound (VOC) paint and floor coverings.

“The K2 approach combines the notion of a healthy building and environment. Tenants will be comfortable because access to landscape, indoor air quality, natural ventilation and the provision of communal spaces were all considered in the design of the building,” Mr

Lig Hig ven

Central courtyard with water storage tanks Image courtesy of David Wierzbowski

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Design Details: K2 Apartments

Grouped Venting Roof top ventilators and grouped exhaust ducts and services.

Thermal Mass Exposed concrete ceilings and masonry walls provide thermal stability and reduce heating & cooling demands.

Sun Shading Summer sun excluded by ‘pod’ architecture and projecting balconies.

N SU ER NT I W

Winter Sun Northern winter sun and balconies to all living spaces.

Cross Ventilation “Single Loaded” corridors allow cross ventilation.

N AN GLE

Renewable Energy Photovoltaic and flat plate solar collectors to north roofs.

SUM MER SU

Light & Air High level light and ventilation to pod units.

NORTH

Solar Shading Facade and roof forms angled for optimal solar panel placement and self shading to lower levels. Thermal Mass High levels of thermal mass, insulation, double glazing and window sun shading minimise heat loss and gain.

Weather Protection South walkway screens provide weather protection and reduce wind pressures, and effectively prevent uncontrolled heat losses. Water Storage Roof water storage tanks.

Water Recycling Treated grey water reticulation supply system recycles water for landscape irrigation and toilet flushing.

Social Spaces Recycled timber ‘green spine’ provides winter sun penetration and summer and social meeting space shade.

RALEIGH STREET

Diagram showing the bioclimatic section of the K2 Apartments

Leading Legal Advisers on Major Projects We are proud to have been given the opportunity to advise the Catholic Church Endowment Society on its development of the $140m Headquarters for SA Water. Thomson Playford Cutlers is a progressive, full service, commercial law firm with offices in Adelaide, Melbourne and Sydney. We have 47 Partners, 160 other lawyers and more than 340 staff. We can assist with all major development and infrastructure projects from project concept and design, through to procurement and completion. We provide an integrated service on all aspects of major projects and project financing. Over the past 20 years, we have advised private sector and government bodies in relation to procurement of infrastructure and major projects. We have a dedicated property and construction practice spanning all three offices. Our major projects group has a reputation for applying its legal expertise and industry knowledge in a manner which produces pragmatic and cost effective solutions and minimises risk for our clients.

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Project Directory: K2 Apartments Architect

Designinc Melbourne Pty Ltd Contact: John MacDonald Melbourne Central Tower Level 51 360 Elizabeth Street Melbourne, VIC 3000 P: 03 9654 9654 F: 61 3 9654 4321 www.designinc.com.au

The K2 Apartments project was initiated by the Victorian Office of Housing via an open design competition, which was won by DesignInc Melbourne architects. DesignInc was responsible for the concept design, urban design, documentation, contract administration and postoccupancy evaluation of the project, for both internal and external spaces. DesignInc also assisted in the production of visual materials for the Tenant Information Packs, distributed to tenants as part of the Office of Housingâ&#x20AC;&#x2122;s tenant education program.

WINDOW MANUFACTURER

Miglas Windows Contact: Kris Sandvoss 57-59 Canterbury Road Montrose, VIC 3765 P: 03 9728 3999 F: 03 9728 3555 www.miglas.com.au

Miglas High Performance Windows combine the beauty, strength and insulation benefits of timber with the durability of an aluminium exterior. AliClad double glazed windows and doors for residential and commercial projects. When DesignInc. won the K2 project Miglas was the supplier of choice after having already closely and successfully worked together on the CH2 project, a six green star rated office tower for the City of Melbourne. The goal was to use an architecturally stylish and thermal efficient window system that required little maintenance. Miglas AliClad system met the architectural criteria as it offers the design flexibility without compromising the performance. Miglas all double glazed window and door range was customised to suit the projects specifications. Over 90 windows and doors were supplied, including all hardware components and modern TPE factory fitted seals making the K2 apartments a 5 star energy rated, sustainable multi-storey home for its new residents.

Builder

Greywater systems

Mechanical Sub-Contractor

Hansen Yuncken

Clearwater Technology

OP Industries

25 Huntingdale Road Burwood, VIC

1/26 Megalong Street Katoomba, NSW 2780 P: 02 4782 3300 F:02 4782 3211

Quantity Surveyor

Davis Langdon Australia

Insulated Concrete Supplier

Level 20, 350 Queens Sreet Melbourne, VIC

Building Surveyor

PLP Building Surveyors Level 4, 63 Exhibition Street Melbourne, VIC Electrical Sub-Contractor

Powerlight Pty Ltd Engineer & Services Consultant

Arup Level 17, 1 Nicholson Street Melbourne, VIC

Composite Global Solutions 6a Monomeath Ave Toorak, VIC 3142 P: 03 98248211 Landscape Architecture

Soil Decontamination

HLA Environmental Services 46 Clarendon Street, Melbourne, VIC

Landarche Contact: Cameron Grant 7 Almeida Crescent South Yarra, VIC 3141 P: 03 98262049 F: 03 98262390 P: 0407801076 www.landarche.com.au Image courtesy of Peter Hyatt

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Specify Miglas AliClad windows and doors today to achieve 7 star efficiency. With a beautiful, thermal insulating, sustainable timber on the inside and the durable aluminium exterior that never needs painting! Choose from 120 different exterior colours, match hardware with your interior design and get the latest multi-point locking technology in one convenient product. A wide range of double glazing and hardware options including stainless steel and automation allow any environmental adaption. The value add to any project. Visit www.miglas.com.au or call (03) 9728 3999 today.

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Project Profile: SA Water Building

Refreshing Approach:

SA Water Building By Dan Stojanovich

A brand new CBD building dedicated to one of our most precious natural resources had to make a few fresh statements. The new 35,350m (GFA) 10 storey headquarters for SA Water in Adelaide has certainly done that.

Location: Adelaide, South Australia Project Type: Commercial GBCA Rating: 6 Star Green Star SA Water is the South Australian State Government’s Water Utility and Water Quality Laboratory, with approximately 900 people in metropolitan Adelaide and more in regional centres around South Australia. SA Water is the anchor tenant in this $140m state of the art asset owned by the Catholic Church Endowment Society.

Architect: HASSELL Builder: Hansen Yuncken Project Status: Completed Conceptualisation

The building integrates SA Water’s laboratories and offices into the one purpose built facility with 25,000m2 NLA of office, 2 floors of specialized laboratories, a major central atrium, extensive public plaza and an undercroft car park. While the major tenant is SA Water, the top 2 floors have been allocated for commercial

leasing and have been leased by the Environment Protection Authority (EPA).

This project started differently to many others in that the tenant brief was exhaustively developed in 2003.

Key objectives for SA Water were to: • Integrate SA Water’s existing three locations and distinct cultures • Co-locate laboratory functions with the rest of the organisation • Demonstrate the highest level of sustainability leadership through innovative design • Help attract a new generation of employees in the face of an imminent generational change Pre Construction

Critical pre-construction considerations included planning a construction program constrained by all the factors governing working in a busy CBD precinct, with challenges such as traffic and access, as well as strict environmental prohibitions regarding issues such as noise, dust, sediment and waste; logistics planning and scheduling had to be up to the mark. The structure is prominently located in the south eastern corner of Victoria Square (one of the original city squares in Adelaide) with extensive views over the CBD and beyond. The site is very accessible to the city centre, being bound to the South by Angas Street and to the North by Wakefield Street. In such a busy part of the city, 24 hour site security and management was essential. Environmentally Sustainable Design View from Victoria Square 22 | Award fulldraft_complete.indd 22

Image courtesy of Earl Carter

The building is the first building in South Australia to achieve a 6 Star Green Star rating (representing

24/3/09 13:19:07

Project Profile: SA Water Building world leadership) using the Green Building Council of Australia Green Star - Office Design rating tool, and a 5 star NABERS Energy (formerly ABGR or Australian Building Greenhouse Rating) outcome. In fact, SA Water’s lease requires that the building actually achieves this 5 Star NABERS Energy for every year of the lease period. To manage this risk, the building owner entered into a Commitment Agreement with the Department of Climate and Sustainability.

ESD (Environmentally Sensitive Design) principles were mandatory, as was the provision of a work environment that was healthy, motivating and productive and contributed to a positive and progressive organisational culture. Particular initiatives included high efficiency energy use, minimal waste and using low off-gassing chemicals in materials and finishes. Cundall was the ESD consultant. “While we were the ESD consultants to the job,” said Mark Thompson, Cundall Principal, “it was pleasing to see how the entire team took up the ESD challenge – we were all instrumental in achieving a great result.” The building’s Green Star rating is achieved through: • Displacement air-conditioning • 100% fresh air provision • Exposed thermal mass • High-performance facades and shading devices • Water capture and recycling • Co-generation plant • Energy efficient lighting Key ESD initiatives include:

Building Facade A variety of elements have been used to facilitate this two function façade. A fritted veil has been installed in front of the building skin, to reduce solar loads on the western facade while still retaining views and daylight. High performance double glazing to north, south and east facades has been employed, with frameless silicone bonded clear double glazing being utilised on the west façade behind the veil. Spandrel panels are employed on the east and west façades to reduce the area of glazing and solar loads. Automated blinds on east, north and west facades control glare.

The design of the façade is based upon the use of passive solar shading to reduce the reliance on mechanical cooling.

Vertical fins are used on the south façade, with manual blinds to actively control glare in the late afternoon. Automated blinds on east, north and west facades to control glare have been used in order to maximise natural light and the views over the city.

Lighting An ETFE roof over the full height of the central atrium has been employed to allow natural light into the heart of building. Lighting will not exceed 400 lux with T5 lights. Interconnecting Stairs Interconnecting stairs between floors within the atrium have been included to encourage better circulation and connectivity between SA Water’s various departments. In fact this ESD initiative was awarded an innovative point by the Green Building Council of Australia (GBCA) in its Green Star – Office Design 6-Star rating. In further recognition of this initiative the EPA, the tenant of top two commercial floors requested they be provided to their floors as well. Air-Conditioning The building is cooled by an under floor air ventilation system using a raised floor. This includes controls such as movable vents to provide individual climate control to staff on all levels to improve comfort and reduce tenancy churn costs. The system uses 100% outside air during building occupancy hours, with a minimum 150% increase in outside air rates to increase indoor air quality with no recirculation. Energy A gas combined heat and power

“

excellent accessibility to public transport, the number of car parks provided has been reduced compared to planning allowances. Some 25% of car parking spaces have been allocated for small or Smart cars.

Water In accordance with SA Water’s ambitions to be a world leader in water management, the building has a particularly strong focus on water conservation and achieves a reduction of approximately 70% in potable mains water consumption. This saves 11 million litres of water a year and reduces greenhouse gas emissions and energy costs by approximately 50% compared to a conventional office building. Class A recycled water and rainwater is used for toilet flushing, irrigation and cooling. Water efficient taps, showers, toilets and urinals and cooling towers have also been employed. The use of cooling towers has allowed highly efficient water cooled chillers to be used, delivering significant energy savings compared to air cooled chillers.

General SA Water has also committed to developing a productivity study of their new workplace. This is an increasingly important part of ensuring that ESD principles actually work in the real world. Such performance analyses are used to quantify both tangible and intangible workplace conditions through pre and post occupancy measures which include employee questionnaires, scientific measures of air quality, CO2 levels, humidity, temperature, and Volatile Organic Compounds (VOCS)

As a building, it does lots of basic things exceptionally well David Homburg, Project Architect, HASSELL

unit on the roof is connected to an absorption chiller and hot water system to reduce peak electrical energy demand by 25% and minimise greenhouse emissions. A tri-generation system reduces peak energy demand.

Cycling Facilities Cycling facilities have been provided in the basement, which contains several bike parking areas, showers, changing and locker facilities, providing for up to 140 bicycle commuters. Partly because of the building’s

within the environment.

Productivity studies also measure human resources data including absenteeism and sick leave to quantify productivity improvements and cost benefits of ESD. When employee salaries can account for more than 80% of business costs, even a slight increase in productivity can generate a considerable gain on the bottom line. In order to share the learning about ESD, the results of SA Water’s pre and post occupancy productivity study will be added to Australia’s

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Project Profile: SA Water Building benchmark data for ESD buildings. Construction

As well as working on a constrained CBD site, this job included the additional challenges of a diversity of specialist areas and structures. In addition to the main building for example, there is a 3 storey development on the eastern edge of the site which houses a multipurpose hall and general learning areas expressly used by St Aloysius College. Facing onto Angas St, this development was a condition of the land acquisition and was funded by the developer.

As well as the soaring atrium, the main building has 8 lifts and also includes a dedicated laboratory lift. Above level 9 in the western portion of the building, a full floor level has been provided for the main office and laboratory equipment. It is planned that an outdoor laboratory will be located on the North western corner of the roof itself. At ground level, the site features an extensive external undercover colonnade as well as a café.

Key members of the project team included Hansen Yunken (Design and Construct ), HASSELL (architects), Bestec (building services), Wallbridge and Gilbert (structural), Arup (Façade Engineering), Barry Phillis & Associates (project management), Rider Levett Bucknall (QS), and Cundall (ESD). Fitout & Interior Design

The layout of the building reflects an openness and accessibility to the public. SA Water’s customer service facilities are located on the ground floor and were designed

to optimise integration with the wider pedestrian precinct of Victoria Square. Interestingly, the water testing laboratories are located on the immediate upper floors in a prominent and visible position which can be viewed from the ground floor.

The atrium sits below a layered ETFE (highly corrosion resistant plastic) roof that forms a translucent tent-like cover and features plants, a prominent water feature and elements of Portland stone flooring and Spotted Gum timber cladding on the lift cores.

Considerable effort has been made to engage the general public. A striking sculptural “water droplet” at ground level within the double height foyer space, contains SA Water’s education

“

central atrium, dynamic social hub spaces, a central open stair linking all floors, and an open-plan layout providing a range of flexible work settings as well as reception, leisure and service facilities. Public spaces lead on to the atrium and effectively link the ten floors. Typical office and laboratory floor-to-floor heights are 3.9m and 4.5m respectively. At ground level these increase to 6m. The solution is practical as well as innovative and delivers a building which is a good investment proposition for the owner, and provides state-of-the-art accommodation for the tenant.

Project Architect David Homburg said of the project; “I am very proud of our building and its contribution to the

It uses measures that are simple and cost effective David Homburg, Project Architect, HASSELL

centre and promotes SA Water to the wider community. It brings a sense of fun and play to the building, and has been designed to engage with the public.

The colonnade includes a north-south concourse, or internal ‘street’ running the full length of the building. This provides a sheltered thoroughfare connecting the building to the wider city grid.

urban fabric of the city of Adelaide; as a building it does lots of basic things exceptionally well, rather than using new or untried technologies; it uses measures that are simple and cost effective to deliver a building of the highest standards.” A

Solution

SA Water has now procured a developer-provided building which meets its needs. The building features large floor plates (averaging a considerable 2,200m), a full height Image courtesy of Earl Carter

Communal and Socialising areas within the facility 24 | Award fulldraft_complete.indd 24

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Project Directory: SA Water Building Architect

Hassell Contact: David Homburg Level 5, 70 Hindmarsh Square Adelaide, Sa 5000 P: 08 8203 5222 F: 08 8203 5200 www.hassell.com.au

VS1 which houses SA Water sits in a large public plaza that visually flows into the light-filled foyer and completes the enclosure of the south-eastern corner of Victoria Square. With a cafe, casual meeting areas and a signature sculptural function space, the ground floor will be a vibrant contributor to the activity of Victoria Square. A healthy, integrated workplace environment that incorporates the latest in corporate office accommodation is the key driver for the buildings design. Large floorplates are linked by a generous atrium and central stair, bringing light and activity into the centre of each floor. Floors are linked both visually and physically, fostering interaction and collaboration within the workplace. Combined high levels of natural light, energy efficiency, water efficiency and the use of low off-gassing materials, the building sets the standard for corporate office accommodation.

Leasing Consultant

Jones Lang LaSalle Contact: John McBeath Level 22, 25 Grenfell Street Adelaide, SA 5000 P: 08 8233 8888 F: 08 8233 8855 www.joneslanglasalle.com.au

Jones Lang LaSalle established its Australian operations more than 50 years ago. Since then the company have been the catalyst for many ground breaking developments in South Australia. Jones Lang LaSalle is proud of its comprehensive involvement in the development of VS1, the new headquarters of SA Water. It’s key … team negotiated the pre-commitment lease to SA Water creating a unique partnership between, occupant, developer, builder and designers. Jones Lang LaSalle continued its close involvement securing the Environmental Protection Agency to occupy the balance of the offices. In addition, Jones Lang LaSalle provided valuation services and is now the property and facility managers responsible for delivering the promise of such a building. The innovative company has specialist skills in the management of 5 and 6 star Green Star buildings and delivering NABERS performance standards. Jones Lang LaSalle is pr! oud to have been there at the start and to continue to help the SA Water building perform as one of Australia’s iconic “green buildings”.

Traffic Engineer

Murray F Young & Associates Contact: Melissa Mellen Unit 6/224 Glen Osmond Road Fullarton, SA 5063 P: 08 8338 8888 F: 08 8338 8880 mfya@mfy.com.au

Builder

Hansen Yuncken 360 Richmond Road Netley, SA Building Certifier

Catnich Dodd 20 Greenhill Road Wayville, SA ESD Design Consultant

Cundall Level 2, 222 LaTrobe Street Melbourne, VIC Façade Consultant

Arup Level 17, 1 Nicholson Street Melbourne, VIC Financial Cosultant

Deloitte Touche Tohmatsu 190 Flinders Street, Adelaide, SA

MFY is one of Australia’s leading traffic and parking consultants based in Adelaide. The high quality of its work is well known locally and interstate by both private and Local/State Government clients. The firm’s traffic and parking expertise includes retail developments, airports, mixed land use studies, major subdivisions, traffic safety reviews, road safety auditing, parking management assessments and feasibility studies. MFY provided traffic access and parking advice for the VS1 project. This included an initial parking and traffic analysis for the development assessment phase of the project to determine any potential impact associated with traffic generated by the site plus an analysis of the safety and capacity of the access. Subsequently, MFY provided design advice for the car park and the access ramp to ensure the facility complied with appropriate Australian Standards. Advice in respect to manoeuvring requirements of service vehicles and vehicles accessing the car park was also provided, together with access gating options.

Mechanical Services

Frigrite Air Conditioning Contact: Greg Shubin 103 Frederick Street Welland, SA 5007 P: 08 8346 4641 F: 08 8340 1707 www.hastiegroup.com.au Frigrite Air Conditioning is a market leader in the South Australia mechanical services industry for over 60 years, and a proud member of the Hastie Group of Companies. Frigrite delivered the mechanical services for this landmark project and work collabratively with Hansen Yuncken and the project team. The services incorporated central thermal plant including high efficiency chillers, absorption chiller, boilers, and a co-generation plant to highest quality. In addition, laboratories included fume cupboards, laboratory gases and coolrooms.

Solicitors

Thomson Playford Cutlers 101 Pirie Street Adelaide, SA 5000 P: 08 8236 1316 F: 08 8232 1961 Structural Engineer

Wallbridge & Gilbert 60 Wyatt Street Adelaide, SA

Project Manager

Barry Phillis & Associates PO Box 1042 Kensington Gardens, SA

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International Project Profile: Almas Tower, Dubai

Diamonds in Dubai AlMas Tower, Dubai

By Spiro Lambropoulos

Diamonds have been referenced throughout the ages, as the pinnacle of earthly perfection. You see, Diamonds are no longer simply a girl’s best friend, they are an architect’s inspiration, the sparkle in a developers eye and at the crux of the newest development in the Dubai Sky. This building, The Almas Tower (meaning Diamond in Arabic), may well prove to be the greatest diamond of them all. Located 20 kilometres south of Dubai and distinctively styled as the centre piece of the Jumeirah Lakes development, this elegant 350m high signature building reflects the character and uniqueness of the diamond exchange facility that will be accommodated within.

“

The podium design is inspired by and continues the theme of a cut diamond with projecting facets which are visible from all aspects of the tower, reflecting the surrounding water and animating the façade. It accommodates a mall, conference rooms and health spa on the first floor and the Diamond Exchange Centre on the second floor. The mall

The lower, north facing tower houses the diamond exchange centre

The whole project was designed by Atkins with construction management undertaken by Faithful & Gould, an Atkins subsidiary.

The building is essentially two towers in one – a lower north facing tower and a longer south facing tower – that overlap along their east-west axis as 2 diagonally offset ellipses. The lower, north facing tower houses the diamond exchange centre on the second floor: benefiting from the cool, ambient north light, this is treated with high colour spectrum glazing to facilitate world class diamond inspection and trading, whereas the exterior of the taller southfacing tower is protected by a high performance external treatment to afford it maximum protection from the heat. Hollowcore precast slabs were used throughout for speedy construction.

Rendering | The Almas Tower

the requirement for an optimal environment for viewing precious stones and responds in providing two oval shaped towers of varying height which overlap along their east-west axis. The lower, north facing tower has a semi-transparent elevation in order to benefit from the cool, ambient north light.

The lightness of the tower is emphasised by the tapering of the narrow side elevation, the continuing height of the taller tower and the further prominence of the mast, itself a further 81 metres. The design of this tower has been inspired by

extends from ground to first floor and offers magnificent views of the lake from its double volume atrium space. The north facing Diamond Exchange is externally treated with a high colour spectrum glazing which will facilitate world class diamond inspection and trading.

The distinctive projecting facets of the two-storey steel podium at the base of the tower were inspired by the cut of a diamond. The largest of the eight diamond facets houses the actual diamond exchange, the largest of its kind in the Middle East. Stones can be viewed in the private rooms, with the podium glass being of a specification such that the diamond inspection process will not be influenced by the light. A glass floor of over 15m covers the tip of the exchange, allowing clients to walk on the glass with the lake beneath them. With all the development in recent years in the Middle Eastern skyline, the Almas Tower has become the biggest diamond of them all. A

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Project Profile: Aurora Operations Facility

Location: Cambridge, Tasmania Project Type:Commercial Architect: HBV Architects

Builder: Fairbrother Pty Ltd Project Status: Completed

Electric Feel:

Aurora Operations Facility

Image courtesy of Ray Joyce

By Mark Kenfield

Big can be beautiful too, as a new take on “the big industrial shed” makes clear.

With the break up of Tasmania’s former Hydro Electric Commission, domestic energy service provider, Aurora Energy, re-evaluated their Southern Tasmanian operations and decided to merge both their operations and maintenance facilities from three separate locations to a single site at Kennedy Drive, Cambridge, just outside Hobart.

Gerard Gowans, Aurora’s project manager for the development, explains that the purpose behind the project was to provide a facility that incorporated both warehouse and office accommodation components on a greenfield site, in order to cater for the part of the company’s operational functions that are associated with conducting an electricity distribution business.

Essentially a storage facility with the necessary administrative support, the site would provide all the receiving, unloading, storage, packing, loading, dispatch, workshop and oil management needed for Aurora’s Southern Tasmanian operations, all under one roof.

Pre Construction

Heffernan Button Voss Architects in Hobart designed the facility, which required 18,000 square metres of external hard standing space for logistics storage, 5,000 square metres for internal storage, a 500 square metre oil management depot, a 1700 square metre office building and parking space for 180 cars. Given these space requirements, an inner urban site would have been neither practical nor cost effective. So the decision was made to locate the site in Cambridge, adjacent to a major highway with good regional access to Southern Tasmania, which improves Aurora’s ability to deliver electricity maintenance to its customers. Importantly, Aurora also required that ideally all accommodation would be on the one level, and although Cambridge is a fairly flat area the site has a 2-metre crossfall. The design team’s solution was to use cut-andfill to achieve a functional platform and to ensure vehicle and logistics movement flexibility for the whole facility. This was done through the

controlled use of clay as fill, which reduced the extraction of spoil from the site. An added aesthetic benefit to this was that the cut platform allowed the external logistics platform of the facility to be screened from Kennedy Drive. Conceptualisation & Design

In order to meet the accommodation needs of the project, Heffernan Button Voss designed two generic building types and scales. For the purposes of safety, security and functionality, the design also called for the administrative and office functions of the site to be separated from the heavier industrial processes, with storage and heavy equipment separated from administration and vehicle parking by means of separate road entries.

The design for the main storage facility focused heavily on layout efficiency with the requirement for a flexible solution to enclose 5000 square metres internally. The roof of the main storage building also had to provide for all-weather loading and

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Project Profile: Aurora Operations Facility

At 140-metres long, the roof provides protection for power-line trucks adjacent to the 18000 square metre external logistics platform

protection for power-line trucks along its verge with the external logistics platform. The design also called for column free space. This was achieved by implementing 460 universal beams for the structure, and protruding masts with suspension rods to support the mid spans and cantilevered overhang of the roof. This structural solution characterised the building and also provided a visual reference to Aurora’s core business – the transfer of energy through poles and suspended wires. Linear storage bays were then distributed throughout the main storage building to achieve the facility’s required flexibility. A posttensioned concrete floor system was employed to dramatically reduce the requirement for construction joints, allowing internal fork-lift operations to be as smooth as possible and to reduce damage, over time, to the floor slab itself. The administration building and adjacent Oil Management Depot were both designed with similar characteristics to the main storage building, using steel posts and beam portal frame structures to achieve a similar flexibility of internal layout. Environmental Considerations

There were a number of environmental considerations that went into the Operations Facility. The north-south orientation of the main storage building reduced the visual impact of the facility on Kennedy Drive and also created an effective

wind-break for the receive and dispatch functions. The re-use of clay and cut-and-fill to create a functional platform for the site was also a considerable environmental plus.

A sophisticated first-flush treatment system was employed and integrated into the non-roofed hardstanding areas to control any contaminants reaching the stormwater system. This in turn protected the downstream Pittwater–Orielton Lagoon, an internationally recognised Ramsar wetland. The facility uses recycled stormwater that is stored in large water tanks and recycled for use in toilet and urinal flushing, as well as truck washing and the irrigation of the site’s landscaping. Overflow from the system is discharged to an on-site dam.

For the site’s landscaping needs, plant species endemic to the south-east Tasmanian coastal environment were selected to reduce irrigation water usage. Recycled paper pulp residue, coal ash and soil have been employed as combined mulch for these landscaped areas. Construction

For a large industrial structure that sits comfortably in its rural landscape, the Aurora Operations Facility showcases some impressive innovations in the use of structural steel. Gandy & Roberts were the structural & civil engineering consultants for the project, and Jim Gandy was the project’s structural

engineer. “The main store building required a clear span of 38m plus a 12m cantilever awning on one side.” He explains, “The initial concept was a conventional portal frame with a flat skillion continuing out to form the awning. However, although a conventional portal frame was a feasible solution, welded I-beams would be required to control deflections and it seemed that there was scope for a more cost-effective solution."

That solution was to use a tension rod structure, which enhanced the site's architectural concept of a thin, flat roof by allowing the main frames to be 460 rather than 800universal beams. This provided the same level of structural support with considerable savings in the weight of steel. It was then suggested by the architect that half the posts be deleted with diagonal rods supporting the intermediate frames. This was found to be feasible structurally and was adopted as the final design.

As one of the Heffernan Button Voss directors, James Jones, puts it, “The most impressive aspect is the clarity of structural expression and the thinness of the roof. This clever structure demonstrates how long spans can be achieved with minimal steel sections and material quantity.”

Creative uses of steel have also been applied for a whole range of incidental project components all to a high standard of expressive detail. Award | 29

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Project Profile: Aurora Operations Facility Fitout & Interior Design

The facility’s administration building incorporates an energy management system with passive energy load control techniques to manage, to the best advantage, seasonal solar loads, and incorporated north facing windows with performance glazing to minimise solar gain in the hotter months.

“

water to the air-handling unit coils, which eliminates the potential for over-cooling and re-heating (as well as over-heating and re-cooling) so common to general DX-type airconditioning systems.

In addition, interior office lighting systems at the facility all use the latest T5 high efficiency, energysaving lamps with high performance,

The most impressive aspect is the clarity of structural expression.

parties involved to ensure a first class outcome. Aurora is very happy with the end result," Says Gerard Gowans, Aurora Energy’s project manager for the development.

James Jones, one of Heffernan Button Voss’s directors, concludes, “this is an elegant and inventive building that delights in many ways… it sits well in the landscape, it uses materials cleverly and it transforms the big industrial shed, taking it to a new level of sophistication.” A

James Jones, Heffernan Button Voss

The key advantage of using passive load control techniques is that they can greatly reduce a building’s energy usage, by minimising the amount of direct heating or cooling required. Air handling units, for example, incorporate the modulation of outdoor air dampers to allow the use of outdoor air for cooling or heating if ambient conditions are suitable. The buildings’ air-conditioning systems also incorporated the variable control of chilled and heated

low glare luminaires. Conclusion

The project picked up a number of recent design awards, including the 2008 AIA State Colorbond Steel Award, the 2008 AIA National Colorbond Award for Steel Architecture and the 2008 AIA State Award for Commercial Architecture.

"The successful achievement of the project from start to finish was a credit to the co-operative spirit of all

Images courtesy of Ray Joyce

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Project Directory: Aurora Operations Facility Architect

Heffernan Button Voss Architects Contact: James Jones 22 Salamanca Square Hobart, TAS 7004 P: 03 6224 9997 F: 03 6224 9998

Aurora Energy’s Southern Operations Facility was designed by a team of three directors of Heffernan Button Voss Architects, James Jones, Paul Newman and Charles Voss, with crucial input from structural engineer Jim Gandy, and client representative Gerard Gowans, facility manager. This shared vision was brought to life by the building contractor Fairbrother, with steel fabrication by Crisp Bros, both Tasmanian companies. HBV director and co-designer Paul Newman refined the structural system in terms of its component parts, build-ability and the utilitarian structure. “Paul produced a very detailed set of junctions and connections that further sharpened the embedded ideas we had developed earlier,” Jones says.

Alucobond

Tascon Constructions Contact: Adam Carr 59 Albert Road Moonah Hobart, TAS 7009 P: 03 6279 0000 F: 03 6279 0011 P: 04 1160 2317 www.tascon.net.au Commercial Flooring Specialists

The Carpet Company Pty Ltd Contact: Greg Plunkett 105 Harrington Street Hobart, TAS 7000 P: 03 6234 3242 F: 03 6231 1312 www.carpetcompany.com.au Engineering & Planning Consultant

Johnstone McGee Contact: Chris Holloway 117 Harrington Street Hobart, TAS 7000 P: 03 6231 2555 F: 03 6231 1535 www.jmg.net.au JMG are a Tasmanian based multidisciplinary engineering and planning consultancy firm, offering expertise in structural, civil, building services, and ESD, including Green Star and NABERS accredited assessment. Design features of this project were stormwater harvesting/recycling, first flush treatment system for hardstand areas, energy saving variable control chilled/heating water AC system, and optimised T5 lighting system. The building management system integrates AC plant monitoring and control, digital CCTV surveillance, electric fence intrusion detection, and time scheduled external lighting control.

Landscape Architect

Workstations

Susan Small Landscape Architects

UCI

Contact: Susan Small 25-33 Salamanca Place Hobart, TAS 7004 P: 03 6224 4839

14-16 Tasma Street Hobart, TAS 7315 P: 03 6231 3077 F: 03 6231 3391

Susan Small Landscape Architects is a Hobart based landscape architectural business, specialising in designing landscapes to inspire – helping people to become more aware of their surroundings, providing amenity, and addressing the problems of environmental impact. As well as its strength in landscape design, gained over 20 years of work in the public and private sector, the firm has extensive practical knowledge of horticulture, bush rehabilitation techniques, the establishment of native grasslands, design of stormwater retention systems, and wetlands.

Motorised Roller Blinds

Boniwell Blinds 91 Main Road Moonah, TAS 7009 P: 03 6272 0577 F: 03 6272 0156 Precast Concrete Supplier

Duggans Pty Ltd 8420 Huon Highway Cradoc, TAS 7109 P: 03 6266 3204 F: 03 6266 3593 Structural Steel Crisp Bros Pty Ltd 160 Hobart Rd Kings Meadows, TAS

Image courtesy of Ray Joyce

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Industry Focus | Energy Efficiency

2020

The

By Nola Lindström

Similarly to green building becoming an integrated element in today’s building projects, carbon neutral building is yet another vehicle for achieving benchmarks in sustainability. In addition to providing an excellent means for benchmarking new projects, eliminating carbon emissions has become the focus of attention for a new environmental scheme, ratifying the Kyoto protocol, which Australia has committed to until 2012.

Starting from 1 July 2010, the Australian government has initiated specific goals for achieving sustainable and environmentally responsible practices in all industries. This initiative outlines national short-term and long-term targets, which also serves as a guideline for gradually reducing carbon emissions, and encouragement for the building industry to achieve ‘zero net operating emissions’ in the future. The ‘Carbon Pollution Reduction Scheme” (CPRS), white paper, which was published in December 2008, sets forth goals for a reduction of national emissions by 5 to 15 percent of 2000 levels by 2020 and a long-term objective for achieving a reduction of 60 percent below 2000 levels in 2050. The scheme will announce indicative trajectories covering the following 5 years at a time to ensure that the long-term objectives are met. The

Challenge Carbon Neutral Building

essence of the scheme is a ‘cap and trade’ system, in which industries and practices will be allocated emission permits that can be traded among entities. As a prospective international post-Kyoto protocol has not been established to date, the current scheme caps do not allocate specific caps for each industry; these will be established at a later stage. The first two years of the scheme merges with the 2012 goals of the Kyoto protocol. As such, the CPRS obtains a certain level of flexibility, allowing for short-term changes that may be necessitated during the prospective United Nations Climate Change Conference in Copenhagen in December 2009.

Needless to say, achieving carbon neutral buildings is a challenge, and it necessitates a step-by-step approach shaping building practices in years to come. The task at hand for the construction industry is to adopt integrated practices that minimise carbon emissions from construction to sustainable fit-outs and technologies. Currently, new building projects are awarded for sustainable elements through the Green Building Council Australia (GBCA) Green Star rating, which awards maximum points to new building projects that achieve zero net operating emissions and on-site energy generation. As

such, carbon neutral building is a sub category yet to be addressed in the Green Star Rating; however it is bound to appear on the grading scheme in the near future.

There are several ways for new building projects to adhere to carbon neutrality, and most of these entail additional benefits in terms of cost savings. A reduction of the ‘carbon footprint’ can be obtained through efficient transportation of building materials to the construction site, optimization of HVAC systems, efficient passive design, and on-site energy from renewable sources such as small-scale wind turbines.

Inevitably, the construction sector will be greatly affected by the forthcoming CPRS. However, the restrictions can also be regarded as an opportunity to establish benchmarks in carbon neutral building and set Australia at the forefront of sustainable practices. A

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OLCÂŽ A REVOLUTION IN URBAN LIGHTING

%XWWHUĆ&#x192;\ OHQV Multi-layer technology

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Answer a black hole!

dissipation. Does this mean there is a potential problem in sunny climates? No! To protect the LEDs against overheating, say during undesired daytime operation, the control circuit incorporates an over-temperature sensor.

OLCÂŽ WHAT ARE THE BENEFITS? s 10 years of maintenance free service; s Wider spacing compared with conventional post top luminaires; Multi-spot technique allows holes in the distribution

OLCÂŽ is a â&#x20AC;&#x2DC;multi-layerâ&#x20AC;&#x2122; technique. This means that every LED distributes the light in exactly the same way, which secures the distribution of light for the life of the installation.

s $ oIXWXUH SURRIp SURGXFW ZLWK /(' HIĆ&#x201A;FDF\ set to double within three years); s Reducing power consumption or higher light levels through life; s Bi-level switching for twin lighting levels is standard; s 99% recyclability. www.we-ef.com.au

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Industry Focus | Energy Efficiency

The Grass is Greener on the other side:

benefits of green building By Olivia Walters

resources. But for those wanting to play a greater role in sustaining our environment, advanced technologies such as on-site electricity generation and water collections technologies are also available, all ensuring more efficient use of natural resources.

The economic benefits of sustainable design are also incentives for building owners to opt for greener building practices and fit-outs. With greater energy efficiency building owners and tenants will recognise the direct savings including significant reductions on utilities and maintenance bills. While the attractiveness of green offices is also expected to increase the monthly average rent as the demand for better indoor office environments increases, ultimately resulting in lower vacancy periods.

Image courtesy of Niall Rutter

According to recent reports on Environmentally Sustainable Buildings, the Organization for Economic Co-operation and development estimated that buildings consume one third of the earth’s resources, 12 % of our water requirements, and 42 % of Australia’s energy. A staggering 40% of Australia’s landfill waste is derived purely from construction and deconstruction activity. One look at those figures is enough motivation for anyone to question the efficiency of their office, tenancies or building and enough grounds to start experimenting with green practices.

Green buildings look to implement better systems of efficiency where design, construction and operational practices are concerned, in order to reap the benefits of an environmental and economical nature, and ultimately ‘future-proof’ the building.

There are a multitude of benefits rewarding those who make the transition to green. The most prominent of these is the environmental role these new technologies and practices impact on. In implementing greener solutions to buildings and office spaces, owners and tenants contribute to sustaining the future of the environment. In saying this, going green doesn’t necessarily suggest costly solutions. There are plenty of low cost initiatives, which can help reduce greenhouse gas emissions, improve energy efficiency, conserve water and prevent pollution. Introducing simple recycling programs within a building are a simple but effective resolution to reducing landfill waste, while installing water-saving devices and appliances in kitchens and bathrooms are simple alternatives aimed at conserving our planet’s natural

Adopting greener building practices has also been proven to enhance productivity within the workplace. In a recent report conducted by Sustainability Victoria, a new Green Star office at 500 Collins Street Melbourne recognised a 39% decrease in its average sick leave days and a 44% decrease in its average monthly cost of sick leave days taken. A study lead by Adrian Leaman (BUS) involving Melbourne’s new CH2 building, which achieved a 6 Star Green Star rating, has proven that its integration of green building practices has lead to a 10.9% increase in productivity levels resulting in a substantial savings. These figures were accumulated after occupants compared their current surroundings to their previous office environments.

Overall, green buildings are not just another hot trend. Sustainable buildings are the path to the future, with immense benefits for owners and occupants choosing to adopt these practices. Green buildings implement sustainable environmental strategies which allow owners and occupants to reap the rewards both environmentally and economically whilst moving towards building a sustainable future for our planet. A

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Project Profile | Energy Efficiency

Bond University Mirvac School By Spiro Lambropoulos

Image courtesy of Alan Jensen

Located on a 49.86 hectare campus at Robina on Queensland’s Gold Coast, Bond University is one of the world’s leading private universities. Named after businessman Alan Bond, it has transcended his infamy to be recognised as one of Australia's premier univerisities. Being located outside of town it has the advantage of space in its surrounds, a luxury not oft afforded city clustered universities, with architecture that is unique. Located around an artificial lake with a natural amphiteatre setting, makes for quite an ideal way to enrich your mind with knowledge.

Of note is the newest addition to the university’s campus, the Mirvac School of Sustainable Development. The building embraces the world’s best practice sustainable processes, so that it will not only lead the way through the best education, it will also lead the way by becoming one of the greenest education buildings in the world.

The building was officially opened by Acting Prime Minister, the Hon. Julia Gillard MP, as a series of intensive workshops with architects and engineers, all geared to making this project an enormous success. The main benefit of such a daunting project was the lack of limitations associated with designing around existing structures, as is typical of most universities that are hemmed in

by their surrounds. Even the location on campus for the Mirvac school had not been defined.

By investigating successful case studies of sustainable university buildings around the world, the design team could set out their vision incorporating established benchmarks from a range of sources (such as the Green Building Council of Australia’s Green Start suite of rating tools). The result has enabled Mirvac to be a main platform of ecological sustainability combined with social and economic sustainability, with the social and educational element being a critical and key element of the design process. The building was the first in Australia to achieve a 6 star Green star – Education PILOT Certified Rating. Key sustainable features of the building include: • Mixed-mode ventilation system using the outside air when conditions are suitable • 82% reduction in carbon emissions compared to a benchmark building • Wastewater treatment system and rainwater capture and reuse to reduce use of potable water • Optimum orientation to maximise natural daylight and capture prevailing breezes • Exotic trees mulched and native landscaping providing net

• • • • •

•

• •

•

increase in biological diversity Energy efficient lighting, including task lighting Refrigerants with zero ozone depleting potential and minimal global warming impact 90% of construction waste by weight was reused or recycled. 30% of cement was replaced with fly-ash in all concrete to reduce embodied energy Solar photovoltaic panels, a wind turbine and a biodiesel generator to generate renewable and lowemission electricity Living laboratory education centre, digital building management system, display material and educational signage and fittings Low volatile organic compound paints, carpets and furniture to improve the indoor environment Office spaces have been designed to standard sizes to minimise waste and over 95% of loose furniture is recycled Good cyclist facilities for staff and students.

So whilst Alan Bond has now receeded out of the public spotlight, the university that still bears his name is still aspiring to the lofty standards he was once known for, albeit with more of a sustained ongoing focus. A

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Project Profile | Energy Efficiency

Orion Springfield By Spiro Lambropoulos

Image courtesy of Mirvac Group

For most of us the idea of going shopping involves an exchange, we shell out the money for the gifts or items we receive. Generally speaking the exchanges are equitable and sustaining, so the cycle can continue.

Orion Springfield is an example of a shopping centre that tries to maintain the cycle, but this time instead of giving out free gifts to the consumers, it gives back to the environment. The new Orion Springfield Town Centre is located 17 km south east of Ipswich, near the heart of Greater Springfield in Queensland. The centre has won numerous design, management and environmental awards since the stage 1 completion, with awards coming from such renowned sources as the Environmental Protection Agency (EPA) and Urban Development Institute of Australia (UDIA). Of more relevance however, it has received a 6 star rating from the Green Building Council Australia, officially making it Australiaâ&#x20AC;&#x2122;s most environmentally friendly shopping centre.

Developed by Mirvac Group, the first stage of the centre opened in March 2007. The stage 2 plans are already in place with $70 million to be spent on the second stage across 65,000m2 of floor space, with the new work mirroring the pioneering sustainable design of the first stage. Among the significant environmental benefits that Orion Springfield delivers, the areas can be broken down into the following sections of energy, water, indoor environmental

quality, transport, ecology, materials and emissions.

The amount of energy a shopping centre goes through is quite intense, mainly due to the omnipresent atmosphere and lighting. The Orion Town Centre will generate a 5,000 tonne per annum reduction in greenhouse gas emissions by implementing the following initiatives. In regards to renewable energy, one example is that solar power is the sole source used to fuel the water feature and provides all of the hot water in the centre.

By designing the complex so that a sufficient amount of natural light is allowed into the complex, the mall saves 62% of power as opposed to a regular shopping centre. The Orion also has an advanced climate control system with superior air conditioning, built in natural ventilation and glazing technologies contributing to reduce energy. This is extended to all aspects of the complex, from more efficient lifts, to moving walks, even to the underground car parks! To get an understanding of how efficient Orion Springfield is, it uses little more than half of the energy of a similar sized shopping centre saving enough power to service 500 Queensland homes for a year.

Through its design, operation and use of natural ventilation, it is expected the complex will require airconditioning for only three months of the year.

management. With 62.4% of the total water at the centre supplied from recycled or reused water, the complex is the first commercial user of recycled sewerage water in Queensland, the first shopping centre to use recycled water in Australia. Through the use of recycled water and rainwater collection, there will be a reduction in portable water use - saving 98,000kL of water every year, enough to fill 40 Olympic size swimming pools. The environmental impact of a project can be in part measured by the direct emissions to the external environment. These direct emissions include chemical emissions associated with product manufacture, refrigerant leaks, flow to sewer and storm water run-off. Orion has used great, non ozone depleting materials in its roofing and building insulation and by using a low impact refrigerant, it has the lowest overall atmospheric impact of any refrigeration system. All storm water run-off is treated to ANZMEC national guidelines. Overall, Orion Springfield will produce 5,000 fewer tonnes of carbon dioxide per year compared with a similar sized shopping centre, which is phenomenal. Now if only they discovered a way to reduce my credit card usage. I think Iâ&#x20AC;&#x2122;ll have to make do knowing the environment benefits will eventually be more beneficial to all concerned. A

Orion Springfield is also creating efficiency through water

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Project Profile | Energy Efficiency

Green Square North Tower By Spiro Lambropoulos

Image courtesy of Leighton Properties

I’ve always considered fortitude valley, in Central Brisbane, a brilliant riposte given by the initial Brisbane City urban planners. With all of our environmental concerns on energy conservation and sustainability, it is in the valley that we will find the 6 Green Stars needed to face the future. What has arisen from the valley is an environmental marvel, the Green Square North Tower. Developed by Leighton Properties and designed by Cox Rayner Architects, this $100M premium 13 storey commercial development is comprised of 23,000m office space, two basements, extensive ground floor podium and a roof-top co-generation plant. This co-generation plant is one of the best features and is the largest co-generation plant ever constructed in Australia. CH2 Melbourne City Council House, Australia’s first 6 star building generated 60 watts of electricity through its plant; whereas by comparison Green Square North Tower will generate in excess of 1000 watts of electricity through theirs, in turn reducing greenhouse emissions by 43 per cent. According to the Green Building Council of Australia, buildings in Australia are responsible for 40% of all total energy consumed, and produce 23% of all total emissions.

To put a number to this figure, a typical Brisbane CBD building produces more than 100 kg of CO2 per square metre. Through sustainable building practices, in Green Square North Tower, even without the co-generation plant, this has been reduced by almost half - to 51kg of CO2 per square metre per year. With co-generation this building will now emit 71 per cent less carbon emissions than a standard Brisbane office building. There will be annual savings in water consumption of 1,700,000 litres per year, thanks to their 60,000L water storage facility to be used for landscape irrigation. In addition it has been installed with water efficient fittings and fixtures, waterless urinals and has low water usage cooling towers with a provision for a future blackwater mining facility. In terms of materials 100% of all onsite construction waste was recycled and there is a Dedicated recycling room. • • • •

30% integrated fit out reducing future waste. 40% recycled concrete. 90% recycled steel.

pipework reducing environmental impact of PVC products.

More than 150 bike racks with change room facilities for tenants have been provided in addition to the excellent proximity to public transport encouraging reduced car use. The building is not only conscious of its surroundings, but also of its occupants with a design that incorporates daylight, external views, high frequency fluorescent lighting ballasts, and controlled artificial lighting levels to to minimise eye strain of occupants and increase the indoor environmental quality.

Upon inspecting the building Malcolm Turnbull, leader of the Opposition said, "This building we’ve just had a look through (North Tower) has a carbon footprint less than 25 per cent of an equivalent modern building which doesn’t have all of the smart technology, the energy and water efficiency measures that this building has. Now we need to see more of that in Australia." Australia’s fortitude must never waiver, now we have established another benchmark. A

100% plantation or post consumer reused timber.

HDPE was used for all drainage

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View from the corner of Marouba Road and Anzac Parade Images courtesy of Abigroup

Maroubra:

Pacific Square By David Said

Location: Maroubra, New South Wales Project Type: Commercial/Residential GBCA Rating: 6 Star Green Star

Architect: Crone Partners Builder: Abigroup Project Status: Completed

New life in an old Sydney suburb. A recent article in The New York Times headlined â&#x20AC;&#x153;Our Love Affair With Malls Is on the Rocksâ&#x20AC;?, (Jan 31, 2009), pointed out that the USA was littered with dead, dying and converted shopping malls. So what is going to take over from them? One viable alternative can be found in the sedate Sydney beachside suburb of Maroubra, where a constructive partnership between the local authority, a

sympathetic developer and an innovative architect has replaced a tired shopping mall with a lively new mixed use development designed to be a community focal point and an integral part of the surrounding neighbourhood. Pacific Square in Maroubra is a $200 million mixed use development occupying a dominating corner

site at the intersection of Maroubra Road and Anzac Parade, the traffic and transport hub of Maroubra. The opportunity to replace the ordinary and outdated 1970s shopping centre on this site with a more contemporary project that would renew the heart of Maroubra and inspire the local community was initiated by Randwick Council, which had recently made master planning

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Project profile: Pacific Square mandatory for larger development sites. This process enabled the developer, Cartier Group, to engage in a productive dialogue with the Council‘s planners resulting in an agreement to treat the whole site as a single unit or development envelope for planning purposes – an approach that resulted in greater flexibilities in the design of each component of the project, since height and other restrictions could be traded off from one structure to the next as long as the overall planning requirements for the site as a whole were met. Design Concept

The project, which was built in two stages commencing in 2003, was completed in 2008 and in its final form consists of five residential blocks totalling 550 apartments that share a podium garden and other residentsonly facilities. It also incorporates a small amount of office space, a sophisticated two storey shopping centre and extensive underground parking. As David Boyer of the Cartier Group points out, however, there was much more to this project than simply building blocks of units above a shopping centre. The distinction lies in the care with which Pacific Square has been designed not only to deliver a sophisticated quality of life for its residents, but also to provide the people of Maroubra with a community focal point that integrates with the neighbourhood at street level, rather than just another shopping centre. “What I like about this scheme”, says Bob Stephenson, Director of Design at Crone Partners, Architects, “ is that it takes a different position on the urban development process. It moved away from being a shopping centre to a whole mixed use development. At the same time, the fact that it is a mixed use development intensifies the demands on the designer because every component has to work” . Stephenson points to many design subtleties that lift the quality of the project for both the residents of Pacific Square and the people of Maroubra. The crucial public space of Pacific Square is the square itself – actually a circle opening off Anzac Parade – which provides a large, pleasant and shady public area lined with cafes and speciality retailers. (Larger scale retailers and several supermarkets anchor the main retail area ). For residents, there is an absence of any sense of living in an impersonal

large residential development above a shopping centre. There are no parking floors visible above ground level and the retail presence at the entry point on the square is restricted to a limited number of cafes and small retailers. Each of the five residential buildings is designed with its own aesthetic signature and has its own private entrance off one of the surrounding streets. The apartments themselves deliver excellent value in the mid price range with a variety of internal layouts available and many are enhanced by excellent views over Botany Bay, the Maroubra coastline or the internal podium garden. Not surprisingly, the three blocks completed in Stage 1 were quickly sold out, while sales of apartments in the last two blocks, recently completed in Stage 2, have been brisk. Realtor CBRE reports that many of the buyers are Maroubra locals trading up to a more sophisticated lifestyle or investing in rental properties. Construction & Engineering Challenges

Both stages of Maroubra Square were built by Abigroup Contractors and Stage 2 Project Director Jim Stavropoulos is happy to point out that the project was completed ahead of deadline. One complication Jim had to deal with was the fact that the full area of the site was being worked on during Stage 2, thus requiring all building materials and components to be hoisted up from busy Maroubra Road by crane. “By the time we finished”, says Stavropoulos, “we had materials handling down to a fine art!” One of the major engineering and

construction issues that had to be faced by Brett Hails of RHM Consulting Engineers, responsible for both the structural and civil design works, was the fact that while stage 1 was built on consolidated sand, Stage 2 had underlying rock that intruding into the site beneath the sand on one side, posing a risk of differential settlement rates between the two stages in the future.

A further geotechnical problem arose from the fact that the site is directly above the Maroubra aquifer and a decision to include a third basement under Stage 2 to provide more parking for shoppers and residents resulted in the need to work below the water table. This required extensive dewatering investigation works undertaken by Geoff Young of Douglas & Partners. Fortunately, a drought prevailing in Sydney at the time took some of the pressure off. As is often the case with large projects, the stand out feature is also the one that provides the most problems. In the case of Pacific Square, this was the large podium garden that flows between the residential buildings . It provides a calm green space between the residential blocks which can be enjoyed as a view out of a window, or as the location for a stroll or a picnic. It also leads onto the children’s playground, resident’s gym and two lane lap pool. (As David Boyer of Cartier points out, if you are building several apartment blocks on the same site, you can amortise the cost of better amenities over a larger number of apartments). The problem, of course is that

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Project Profile: Pacific Square gardens require soil and soil is heavy, imposing a tremendous additional load on the retail and parking areas below ground. RHM Consulting Engineers specified a post-tensioned banded beam slab configuration to support the basement and shopping centre floors and this was reinforced by a series of columns and an external perimeter shoring wall combining piles, concrete blade walls and steel sheet pile to provide additional lateral support. The Podium Garden.

The “secret garden:” constructed for the residents of Pacific Square runs the full length of the development, yet is completely invisible from the street. Designed by Keith Stead of Oculus Landscape Architects, it represents a precise balancing act between nature and human ingenuity. Every decision in this garden is critical, including the choice of soil mix, which must be light enough not to impose an extra strain on the supporting basement slab , yet of good enough quality to support the plant life. The soil is also restricted for weight reasons to a depth of just under one metre and species of turf, shrubs and trees have been carefully selected to meet these growing conditions. Finally, the irrigation and drainage system are both critical. One creative solution employed in the garden design was to use polystyrene blocks covered with soil to create lightweight mounding that would be covered with soil to support plants without incremental weight and so add interesting contours to an otherwise flat garden.

Underground retail shopping centre The trees planted in the podium garden are Weeping Lilli Pilli, an attractive native that grows tall enough to provide shade, yet not so tall as to outgrow the depth of soil available. The more substantial trees growing in the Square itself – the open public space fronting the development - are a different species, the more robust coastal Tuckeroo tree of NSW and they required a different planting strategy. To accommodate their deeper root systems, basement car parking spaces were sacrificed below ground to build deep planting pits. Outcome

Randwick City Council is a progressive local authority which encourages excellence in urban design in their area. As part of this policy, they hold a bi-annual Excellence in Urban Design & Development Award to honour

the best construction projects in the area from individual family homes to public buildings. In the most recent awards, judged in 2008, Pacific Square was not only awarded as the best mixed use development in the area, but also won the People’s Choice Award, a great accolade for a project which had deliberately set out to create a community focal point as well as a sophisticated residential project. David Boyer of Cartier told me that he did not want to drive past Pacific Square in 10 or 15 years a time and have people say “ Oh, that was the project you did”, and then look away embarrassed. It seems that this will not be a problem. A

Images courtesy of Abigroup

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Project Directory: Pacific Square Architect

Crone Partners Architecture Studios Contact: Bob Stephenson Level 2, 364 Kent Street Sydney, NSW 2000 P: 02 8295 5300 F: 02 8295 5301 www.cronepartners.com

Crone Partners Architecture Studios today provides Architecture, Master Planning and Interior Design to the global community bringing about creativity through diversity and expansion of ideas, developing the most thoughtful environment for people to live and experience. Since 1964, Crone Partners has developed as highly regarded reputation for designing and implementing innovative and award winning architecture, interior and urban design – Pacific Square is a recipient of both the 2008 Urban and Design Excellence Award and the 2008 People’s Choice Award. Crone Partner Architecture Studios has an enviable track record in the Design, Documentation and Delivery of all development types and notably complex mixed-use developments throughout Australia and Worldwide. Crone has developed specialist skills throughout its network of offices in Sydney, Newcastle, Melbourne, Brisbane, Perth and Dubai with studios dedicated to Residential, Retail, Commercial, Hotels and Resorts, Defence, Education, Affordable Housing, Community, Refurbishment and Urban Renewal projects.

Builder

Abigroup Head Office 924 Pacific Highway Gordon, NSW 2072 P: 02 9499 0999 F: 02 9499 8822. http://www.abigroup.com.au

The Pacific Square development located in Sydney’s Maroubra is a diverse and complex development. Completed by Abigroup in 30 March 2008, it incorporates five residential towers with retail areas, speciality shops, cafes, restaurants, a town square, multi-level basement parking and extensive landscaping. Abigroup designed and constructed the project using sustainable development practices including the use of innovative climate control systems and emission reducing products. Reconstituted timber and other environmentally aware construction materials were used extensively throughout the mixed use development. Abigroup’s dedication to the project encompassed community consultation, to introducing innovations in both safety and environmentally responsible practices, which increased overall efficiency. The project encapsulates Abigroup’s progressive and secure approach to major undertakings.

Landscape Architecture

Dewatering

Oculus Landscape architecture

Douglas & Partners

Level 1/5 Wilson Street Newton, NSW 2042 P:02 9557 5533 F: 02 9519 8323

96 Hermitage Road West Ryde 2114 P: 02 9809 0666 F: 02 9809 4095

Interior Fit-out Mayneline Kitchens & Joinery Pty Ltd 84—86 Millaroo Drive Gaven, QLD 4211 P: 07 5580 0911 F: 07 5580 0922

Consulting Engineers

Tiling

Façade

RHM Consultants

IFA Group Tiling

Sharvin Projects

Level 4, 224 Victoria Road Drummoyne, NSW 2047 P: 02 9819 6022 F: 02 9819 7134

Unit 63/575 Woodville Road Guildford, NSW 2161 P: 02 9681 2085 F: 02 9681 2485

Unit 7, 119-133 McEvoy Street Alexandria, NSW 2015 P: 02 9698 3411 F: 9690 1006

Image courtesy of Abigroup

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Steel diagrid structural support minimises top-end weight Images courtesy of Martin Van Der Wal

One Shelley Street:

Macquarie Group By Nola Lindström

With the iconic steel, waffle-like dia-grid embracing its glass façade, the new Macquarie Group building presents a distinguishable and well-designed transition between the vibrant foreshore at Darling Harbour and Sydney’s Western CBD. Location: Sydney, New South Wales Project Type: Commercial GBCA Rating: 6 Star Green Star

Architect: Fitzpatrick + Partners Builder: Brookfield Multiplex Project Status: Completed

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Project Profile: Macquarie Group Situated on the King Street Wharf precinct, the new commercial building developed by Brookfield Multiplex for tenant Macquarie Group comprises eleven storeys including a seven storey internal atrium. The recently finished project has a total of 33,000 sqm area that will be wholly occupied by approximately 2,800 employees of Macquarie Bank. With retail at ground level, the upper 10 levels comprise campus style commercial space with floor plates ranging from 2,300 to 3,650 sqm. Conceptualisation

The purpose of the project was to develop an innovative and iconic landmark in Sydney’s East Darling Harbour that would distinguish itself from surrounding buildings, establish benchmarks in sustainable design, all of this while maintaining an efficient and functional working environment for 2,800 members of the Macquarie Group team.

In order to create an innovative and integrated design solution, architects Fitzpatrick + Partners incorporated an external steel diagrid structure, which serves the purpose of minimising the top-end weight by distributing weight through the exterior walls; the eye-catching by-product of this implementation offers a vast open interior space by minimising the need for interior support columns. The all-embracing glass façade accompanying the open internal floor space was chosen in order to enable by-passers to look into the workings of the building, thereby merging the boundaries between private and public space. Moreover, it benefits from the shades of the diagrid structure which in daylight creates a dynamic expression around the building. Environmental and Sustainable Design

The new Macquarie Group building was awarded the highly desired 6 Star Green Star certified design rating from the Green Building Council in Australia (GBCA), making it only the third building in Sydney’s CBD to achieve the approval as “World Leadership” in office design. Waste and water management, public transport and cyclist facilities as well as PVC minimisation of the interior applications were some of the elements that helped achieve its energy efficient recognition. Among the significant Environmentally Sustainable Design

(ESD) initiatives, an innovative cooling system was adopted by utilising harbour water, eliminating the need for cooling towers, which ultimately results in reduced water consumption.

Mark Flanagan, project director at Brookfield Multiplex observes, “The Harbour Heat Rejection System has been recognized for its innovative application, and is the first of its kind to be used in Australia”

It functions by obtaining water from the harbour, which is then distributed to the passive chilled beam (HVAC) system where the heat is exchanged, and subsequently the warm water is dispensed back into the harbour. High indoor air quality is achieved through a single pass air system obstructing air from being recycled in the building. The maximisation of natural lighting has been carefully assessed, allowing natural daylight to enter 80% of the floor plan. Moreover, a T5 lighting system has been specified, which uses smaller than usual glass tubes while benefiting from 40% less electricity usage than standard tubes. In order to balance the lighting in the building, a control sense infiltration system was installed, which adjusts the level of artificial lighting in line with the natural daylight available at the building perimeter. This installation serves as an efficient means of conserving energy while maintaining a pleasant work environment. In order to encourage public transportation as well as avoid traffic congestion, an underground coach layover terminal facility for 55 coaches has been initiated coupled with 260 bicycle parking spaces for staff and visitors. As the site only includes 100 off-street tenant car parking spaces, users of the building are further encouraged to utilise the established pedestrian links, which are adjoined with neighbouring buildings, providing a direct route from Wynyard station. The pedestrian colonnade surrounding the perimeter of the building was a carefully selected design feature, complementing the activity in the area meanwhile promoting a vibrant public space. Moreover, the ability to walk between the ground level diagrids is a design statement aiming to involve by-passers in the structural elements of the building.

shipping wharves, which provided a relatively flat building platform. However, the design and construction team were challenged by having to utilise a basement structure that was previously built for a redundant residential scheme. As John Osborne from service engineering Lincolne Scott highlights, “the task was to fit the new plant into the existing basement structure and reuse the existing approved building envelope while complying with the specified height restrictions”. Thorough analysis was conducted on the specifications for the internal atrium, in order to ensure that it met the requirements for coping with solar heat loads. Construction

Construction commenced in June 2007 and was finalised within the contractual timeline on 26 February 2009. Prior to this, an iterative process had already started in order to specify and negotiate the details for the steel diagrid, which was produced by BlueScope Steel XLERPLATE®. Initially, the steel frame was designed as high strength steel tubes. However, after thorough testing and evaluation, prime frame contractor BlueScope Lysaght Design and Construction, structural engineers Arup and Brookfield Multiplex decided to create welded columns (I-beams) as an alternative. Brent Poll from Bluescope recalls, “One of the biggest challenges we had was to create a dia-grid in high strength steel that was buildable and at the same time visually appealing”

Pre Construction

Historically, the site was occupied for

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Project Profile: Macquarie Group Manufacturing of the steel started seven months before the steel diagrid was erected on the site. BlueScope Lysaght Design and Construction adopted a single-management approach for this process, which entailed managing the whole supply chain for the diagrid from manufacturing of the plates to welding, galvanisation and finally construction. This process proved to be highly complex as the more than 450 steel items comprising the dia-grad were all individual pieces, with only ten pairs of items being identical. The BlueScope steel XLERPLATE diagrid has been galvanised and fire protected, making it both a highly functional and safe solution, as well as providing an aesthetic appearance. In order to ensure efficient and timely delivery, standardised beam penetration was necessitated. Beams for the floor structure delivered by Onesteel are 300 plus and the beams for the decking are Bondek® developed by BlueScope Steel with a total of 242 beams used per floor. Integrated Fit-Out

Among the top priorities for the fitout was workplace functionality. To advance the flexibility of the work space, cantilevered pod meeting rooms, bolted in the base building steel edge beams, rising from level 1-7 have been incorporated in the atrium; advancing an impression of openness and overall dynamic environment. Bridges in the atrium link the meeting rooms and provide walk paths on various levels. Aesthetically, the atrium benefits from the cantilevered pods as it was possible to extend the floor plates into the atrium, thereby uniting the building from ground level. An internal atrium steel stair with wire mesh balustrades alongside have been implemented in the atrium to further complement the symbolic interaction of steel and glass as illustrated by the exterior framing. In line with the purpose of providing an all-encompassing sustainable building, interior materials and fitout features were assessed on their sustainability and environmental specifications. 90 percent of the office space in the building comprises Tasman Tascor® Unifix® heavy-grade composite flooring system, which was selected due to its durability and its exclusion of plastic and PVC inserts. Conclusion

It has been estimated that the

Seven-storey open atrium Image courtesy of Martin Van Der Wal

“

The heat rejection system has been recognized for its innovative application Mark Flanagan, Project Director, Brookfield Multiplex

sustainable elements in the building at One Shelley Street will lead to a reduction of carbon emission by more than 40 percent compared to typical office buildings. In addition to setting world standards in sustainable design, the building also shows a prominent example of the utilisation of high strength steel in exterior frame construction. As Brent Poll notes; ”we see a lot of steel structures in commercial building in Europe, but it is a relatively new concept in Australia”. High strength steel provides an efficient and

durable solution to projects that require expansion or reuse of current building schemes. Moreover, the harbour heat rejection system is a highly innovative technology that successfully advances green building by utilising current structural applications combined with modern technology. As intended, a new signature building has been erected on King Street Wharf, assisting the identity of Macquarie Group as an open, transparent and contemporary working place. A

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Project Directory: Macquarie Group Design & Construction For the new Macquarie Bank Centre BlueScope Lysaght’s Design and Construction, High-Rise Solutions business was contracted to provide the entire structural package. The structural solution included a galvanised diagrid - a steel frame fabricated as an external architectural feature which also serves as an external structural vertical support system, eliminating internal columns. “We provided a complete package of design skills, expertise, planning, project management, financial strength and innovation,” Manager, Brent Poll explained. BlueScope Lysaght Design & Construction BlueScope Lysaght Design and Construction’s role in the project included design optimisation Contact: Scott Munter and planning delivering maximum cost and construction efficiency for all the structural 7 Ferngrove Place elements framing the 33,000 square metres of premium floor space. “We also contributed Chester Hill, NSW 2162 to the success of the project by aligning the work of all the sub-contractors using steel P: 02 9795 2515 in a co-ordinated and managed workflow,” Manager, Brent Poll explained. “Through this www.bluescopesteel.com.au approach we can minimise risk and cost and maximise efficiency for the developer.”

Builder

Brookfield Multiplex Contact: Mark Flanagan Level 4, 1 Kent Street Sydney, NSW 2000 P: 02 9256 5000 F: 02 9256 5001 www.brookfieldmultiplex.com

The new Macquarie Group Building at One Shelley Street, spans 33,000 square metres over 11 levels. The building is innovative, visually appealing and unique with the design incorporating an external diagrid that acts as the primary support for the structure and minimises internal columns to provide contiguous uninterrupted floor space. The 6 Star Green Star building boasts sustainability features such as chilled beam technology to cool the building, carbon dioxide and energy monitoring, as well as an integrated fitout to minimise materials wastage. It also features harbour heat rejection technology to reduce water consumption through the elimination of cooling towers.

Consulting Engineers

Fire Design Specialists

Service Engineers

Arup

Coopers Fire

Lincolne Scott

Level 10, 201 Kent Street Sydney, NSW 2000 P: 02 9320 9320 F: 02 9320 9321

PO Box 688 Caringbah, NSW 1495 P: 02 9526 5190 F: 02 9526 5876

Level 1, 41 McLaren Street North Sydney, NSW 2060 P: 02 8907 0900 F: 02 9957 4127

Engineering Services

Lifts and Escalators

Steel Detailing

Hastie Group Limited

Schindler Lifts

Cadtech

Level 5, 20 Highgate Street Auburn, NSW 2144 P: 02 9714 4600 F: 02 9714 4601

Sir Joseph Banks Corporate Park 36-38 Lord Street Botany, NSW 2019 P: 02 9931 9900 F: 02 9931 9995

Unit 25/28 Burnside Road Ormeau, QLD 4208 P: 07 3386 1422 F: 07 3386 1444

Rigging & Erection Contractors

OneSteel

Environmental Consultants

Environ Level 3, 100 Pacific Highway North Sydney, NSW 2060 P: 02 9954 8100 F: 02 9954 8150

Strongest Link Unit 3/107 Dunheved Court St. Marys, NSW 2760 P: 04 1867 0231

Steel Manufacturer 372 - 374 Victoria Street Wetherill Park, NSW 2164 P: 02 9203 2233 F: 02 9203 2266

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Living room and balcony looking towards the dining area Image courtesy of Paul Gosney

Harbour Side:

Darling Point Apartment II By Deborah Singerman

Why have a potential panoramic view when, in your mindâ&#x20AC;&#x2122;s eye, you can see a sweeping vista?

Location: Sydney, New South Wales Project Type: Residential Architect: Stanic Harding Pty Ltd

Builder: Alvaro Bros. Builders Project Status: Completed

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Project Profile: Darling Point Apartment II

Adding spice, unforgiving detailing and versatile walls and cabinets can achieve this transformation. To create a vision splendid enough for an apartment in Darling Point, one of Sydney’s most exclusive suburbs, was a job that everyone working on it remembers proudly for the skill, coordination and attention to minutiae resulting in something each independently describes as “perfect”.

The client, a retired couple downsizing after some 30 years from a large family home in nearby Point Piper, still required quality space with amenities and security. Conceptualisation

The apartment is on the 16th floor of the 18-storey President Towers (one apartment per floor in this, Sydney's first circular apartment building), given extra height by being on a ridge. At 155 square metres the design challenge was both how to maximise the 360-degree Sydney views of the Heads, Harbour, Bridge and Opera House, and how to create not just a feeling of space but more space itself. Architects Stanic Harding had already worked on a previous project in the building; as such, earned the trust of the client to embark on this 'transformation' journey

Regular minutes of meetings and construction images updated the client as conventional walls and doors disappeared to be replaced by joinery and cabinetry dividing the space; while also being deep enough, for instance, to be storage on one side and shelving on the other, compact as if fitting out a yacht. “I have this philosophy where I like to hide things personal to the owner. I like space to unfold to users over time,” states Andrew Stanic, Director, Stanic Harding. “With an apartment you are quite restricted. You can’t move external walls or make indoor / outdoor connections as you can with a house.” The design started early 2005 and took around three months, followed by four months documentation and a month for the tender. The overall budget was over $1 million. The architect’s most fundamental decision was to emphasise the shape of the apartment, using radial lines running from the centre to segment the space. Given that tables, sofas,

cupboards and so on are rectangular and people’s perception of space is inherently orthogonal Stanic realised this was a taxing option but could not resist the chance to deliver unexpected connections.

“It is about reconfiguring function and connection, not dressing up space”. In the ultimate flexibility – and to maximise the view – three bedrooms became two, with a new space entered from all sides that was a study, a day bed and also guest accommodation, able to be closed off by one of the sliding doors with its concealed Keeler Hardware flip-out handle. Joinery is important on this project as it set up the circular geometry in the doughnut-shaped apartment, consolidated by: •

•

Having rooms in a continuous loop expanding their often angular connections to existing window bays (motorised fibreglass blinds temper the abundant natural light).

Having thin, flush-fitting strips of dimmable fluorescent lighting radiating out to the perimeter in the public spaces.

A central curved, padded fabriclined inner core, with either fixed panels or secret doors to storage, walk-in wardrobe and laundry, and containing a lift core and fire stairs that could not be removed. A bulkhead, with maximised ceiling heights, hiding the airconditioning, the existing unit replaced by a similar one, says Osmond Air (concealed holes in blind pelmets, rather than unsightly grilles, assist air flow).

Pre-construction

Structural engineer, Partridge Partners, confirmed that all the internal partition walls were nonload bearing and could be removed, says Director Nick Joannides. Mechanical and fire engineer, Medland Metropolis, designed both mechanical and fire systems ensuring minimum impact on the architectural intent while maintaining a high level of comfort and required fire safety. Vitally important was the diplomacy to negotiate strata rules, the body corporate and residents’ need for quiet against noise and materials

handling. They had already worked with VRD Detailed Joinery and that company had worked well with home builder Alvaro Bros. “We find out what time people get up and go to work, tell them what we will be doing and when, and ask if there are any considerations we might be able to help them with,” says Construction Manager Giuseppe Alvaro, who was project manager / foreman. “Everyone was pleased we approached them.” This goodwill continued throughout construction. As well as demolishing walls, the builder also used a jackhammer on the composite mix floor, which had to be re-levelled. All noisy work was done between around eight in the morning and three in the afternoon, Alvaro says. They kept the lift clean and tidy, rubbish was brought up and down in sealed bins, and where possible materials and mixed use rubbish was separated for recycling. Construction

Environmental initiatives were restricted because “we were dealing with an existing condition”, Stanic says. Selection of materials gave the most scope, for instance, energy efficient light-emitting diode (LED) lighting and impact sound Regupol underlay made from recycled post consumer rubber and a Good Environmental Choice certified product.

The flooring layers – acoustic treatment , Danish Devimat radiant heating laid with a quick drying glue, topped with stone tiles – exemplify what Alvaro calls the project’s “ongoing intricacy”. Cut to a fan-like pattern, every tile was a different shape so if one broke others next to it also had to be replaced. Matching was imperative as the main body floor tile, a beige Italian Adria Grigia limestone from stonemasons Euro Marble (Australia), had a watermarking vein running through it.

Construction took nine months, including around four months for joinery. “No-one gives details like Stanic Harding,” says VRD Detailed Joinery Director Roy Borello. Project Architect Hugo Harpley finalising details on-site “one step ahead of me” made it even easier to produce the detailed joinery. Using CADCode automation software

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Project Profile: Darling Point Apartment II

Living room and balcony looking towards the study/guest room Image courtesy of Paul Gosney

Roy imported the architects’ AutoCAD drawings to create templates, which he then etched into three millimetre medium density fibreboard that covered the apartment floor like a jigsaw puzzle showing everyone the exact position of walls, cabinets and other furniture. The software also meant that Borello “could design any shaped cabinet or any single part ... with no restrictions”.

Borello’s AutoCAD drawings were translated into machinable data via Australian LearCom software and sent to the joiners’ machine, which cut, drilled and sized as per those instructions. Pieces were then assembled at the factory to make sure everything fitted, disassembled and taken to the apartment either up the lift and, if too big, the stairs for assembly and refinement before going to the specialist trades. Upholster Tony De Jesus of Payne & Hirst Manufacturing, for example, would have added combustionmodified foam and fabric to panels, which will then have had their own rounds of assembly and disassembly to make sure all pieces came together seamlessly. Dominic Borello was responsible for site coordination and installation of all joinery components. With up to 30 trades there at any one time, Alvaro understandably considered “access” to be a challenge. Luckily, many of them had worked with the builder, joiner and / or architect before and all was amicable. With natural veneer wood and admittedly hard-wearing two-pack polyurethane cabinetry, in whites and metallic greys with the occasional

high gloss automotive finish, “as you were doing one part of the project you had to make sure you didn’t damage what you had already done. We worked with our shoes off for six months,” Alvaro says. Fttings and furniture

Stanic Harding’s interior design philosophy includes loving spaces to offer “more than one function”. The vertical LED columns, embedded with mirrors and fabric panels, could be sensor-set to one colour or to oscillate through a spectrum. Electrician Rod West of West & West

“

Panton Artichoke light from Louis Poulsen, and Living Edge’s Charles and Ray Eames Soft Pad lounge chairs and ottomans. Outcome

The apartment won the NSW Australian Institute of Architects 2008 interior architecture award and a national commendation for interior architecture. It also won NSW Master Builders Association and Housing Industry Association renovation awards. The client is happy. The project “stands out” for the joiner, and the builder reflects that the

It's about reconfiguring function and connection, not dressing up space. Andrew Stanic , Design Architect Director

was excited by the lighting becoming “almost part of the structure and feel of the apartment rather than simply a means to find your way around at night”.

architect “would almost describe it as a jewel because it’s small but intricate”. And then there are those views. A

As well as the high-end products already mentioned, others include Abus music systems and Hitachi plasma screens from Neutral Bay Hi-Fi, a C-bus system operating lighting and heating, and pearl wool shaggy pile Belgian Bic Mecca carpet from Whitecliffe Imports. For the timeless take on retro in dining, living, get-away-from-it all areas and the kitchen, two bedrooms and two bathrooms, there are Saarinen and Minotti chairs and tables from de de ce, Zanotta’s Scangai folding clothes stand from Space Furniture, Verner

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Project Directory: Darling Point Apartment II architecture & interiors This apartment is located on level 16 of a circular 18 storey high tower in Darling Point and typically takes up the whole floor. The location allows occupants to gain extensive views of the harbour, its bridge and the Opera House. The existing apartment layouts however do not take advantage of the potential 360 degree views the circular plan offers. Our desire was to alter the space to maximise this potential. This was done by reconfiguring the apartment to allow for a continuous path through all the spaces. All doors between rooms slide away into joinery to provide for an unencumbered journey to emphasise this. The apartment was stripped back to concrete shell and the spaces were redesigned to suit the tight dimension between core and window wall whilst at the same time to maximise the sense of space.

Stanic Harding Pty Ltd. Contact: Andrew Stanic 123 Commonwealth Street Surry Hills, NSW 2010 P: 02 9211 6710 F: 02 9211 0366 www.stanicharding.com.au

contractor Alvaro Bros Builders specialises in construction of architecturally designed projects. Our expertise spans construction of new structures, extensions, renovations, alterations and additions, restorations and refurbishments. Alvaro Brosâ&#x20AC;&#x2122; diverse skill base is founded on the fundamental principles of construction. This fundamental understanding of structures, materials and processes allows Alvaro Bros to construct modern, contemporary and traditional architectural styles. Alvaro Bros has been successfully operating as a primary contractor for almost 20 years. Over this time the company has been recognised by industry associations as a leader in construction quality and expertise.

Alvaro Bros Builders Contact: Giuseppe Alvaro 41 Churchill Ave Strathfield, NSW 2135 P: 02 9763 1627 F: 02 9764 2014 www.alvarobros.com.au

Air Conditioning Contractor

Electrical

Fabric Wholesaler

Osmond Air Services

West & West Electrics Pty Ltd

South Pacific Fabrics

12 Bridge Rd Glebe, NSW 2037 P: 02 9660 6638 F: 02 9663 9321

Contact: Rod West 13 River Road Sutherland, NSW 2232 P: 04 1840 0084 F: 02 9542 6352

195 Paddington Street Paddington, NSW 2021 P: 02 9327 7222 F: 02 9327 3311

Bathroom Fixtures

Sydney

NSW

0418400084

Kitchen & Laundry Appliances

Canada Bathroom Ware

Westwest@zip.com.au

Winning Appliances

Contact: Richard Reed 120 Edgecliff Road Woollahra, NSW 2025 P: 02 9389 8631 F: 02 9369 1851

West & West Electrics, a family run business proudly in its 3rd generation of electricians, were excited and proud to be part of this project. Consultation with the architects, builders, joiners and upholsterers was required to install custom built lights in all finishes throughout the apartment. We also installed and programmed the lighting system hardware, allowing the lights to be controlled by sensors, timers and scene controllers. The degree of difficulty and the final result make this one of our proudest projects.

Contact: David Burnie 177 Phillip St Redfern Sydney, NSW 2016 P: 02 9698 8099 P:0408449760 www.winningappliances.com.au

Custom Upholstery Payne & Hirst Manufacturing Pty Ltd PO box 6120 Alexandria, NSW 2015 P: 02 9661 1900 F: 02 9661 1911

Plumber

Advance Plumbing Service Pty Ltd 2 Collins Street North Ryde, NSW 2113 P: 04 1111 2520 F: 04 9878 1878

balcony balcony

Structural Engineers

Partridge Partners Pty Ltd

living living

a/c

a/c guest room / study bedroom 3 dining

edb

fire stair

edb lobby

lobby fhr

bath 2

dining

fhr

ensuite 2

lift 1

lift 2

kitchen bedroom 2 HW

fire stair

bedroom 2

laundry

kitchen laundry

robe robe 1 robe 2

study

Contact: Nick Joannides Level 4 / 1 Chandos Street St Leonards, NSW 2065 P: 02 9460 9000 F: 02 9460 9090 P: 0417 223 460 www.partridge.com.au

den bedroom 1

bedroom 1

bath 1

ensuite 1

EXISTING PLAN

PROPOSED PLAN

Floor Plan | Left: Existing, Right: Proposed DARLING POINT APARTMENT II INTERIOR DESIGN

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Project Profile: Sydney Water

Parramatta headquarters:

Sydney Water By Amira De Silva

Being an integral element of the Parramatta Civic Master Plan, the new Sydney Water headquarters establishes state-of-the-art energy efficiency as a successful reflection of corporate environmental priorities.

Image courtesy of Denton Corker Marshall

Located at One Smith Street, in the midst if the historical city of Parramatta west of Sydney CBD, stands the new corporate headquarters for Sydney Water. Yet to be occupied by some 1,400 staff, the building has already received credentials due to its sustainable elements and contemporary office design. Conceptualisation

Workplace efficiency and a high standard of design were the initial drivers for architects Denton Corker Marshall. The building promotes a dominant design statement which communicates “value for money”, and serves to transfer Sydney Water’s corporate vision as a publicly accessible and transparent corporation. The re-development of Civic Place has allowed for the new headquarters to seamlessly integrate its environmental sustainability development as they relate to water management. The concept further illustrates Sydney Water as a corporation determined to achieve recognition in Environmentally Sustainable Design (ESD). As Ian White, Denton Corker Marshall notes; “It is considered to represent a highly resolved architectural form which it provides an appropriate level of design excellence, such that it will contribute positively to Civic Place and the Parramatta CBD with respect to density, scale and height”.

Rendering | View from One, Smith Street

One of the challenges the design team faced when planning and designing the project was to comply with the Civic Place Master Plan of Parramatta, which set forth ambitious and specific requirements for developments on the historic site. Set amongst several large scale commercial developments, the Sydney Water building is part

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Project Profile: Sydney Water

Location: Parramatta, New South Wales Project Type: Commercial Architect: Denton Corker Marshall

of a $100 million NSW government investment aiming to reposition Parramatta as the new business centre and western gateway to Sydney CBD. Simultaneously, it strives to maintain the social and cultural heritage derived mainly from St. John’s church and Lancer Barracks, thereby enabling a smooth transition between historical elements and contemporary building design. In order to enable an appropriate setting for heritage buildings, the taller building developments are situated on the southern line, in close proximity to Darcy Street. It is amongst these developments that Sydney Water is found, preserving the cultural elements of the northern site, as required in the Conservation Management Plan that was created to ensure protection of existing buildings. Construction

Developed and owned by Brookfield Multiplex, the Sydney Water building comprises of 17 storeys providing 23,000 sqm of functional office space. The Stage one building envelope of the forthcoming building was approved in 2005, prior to construction commencing in May 2007. According to Ian White the breaking down of the building scale was seen as an essential strategy to create an innovative design response. The structure of the building combines two major components; two attached rectilinear towers (one taller than the other) set on piloti and a glass-embraced “podium” comprising ground floor and three levels straddled by the tower above. The tower forms feature high-performing glass facades with horizontal custom-designed sun shading devices on the north, east and west facades. The sun shades reduce the heat loads on the glazing,

as well as glare within the tenanted floors; thereby contributing to daylight penetration within the floors via the light shelf effect created by the lower of the sunshade blades. A further thin slab form contains the lift shafts and stairs. The southern side of the two primary tower elements is expressed as a set of sticks to reflect the piloti beneath the tower. “One considerable challenge, when developing and constructing One smith Street, was maximising the environmental and energy performance, whilst ensuring occupant comfort, quality, programme and budget criteria were met” says Tim James, Brookfield Multiplex.

The podium rises from level 1 to 4 and distinguishes itself through blue coloured elements, thereby earning its identification as the ‘blue box’. It is located below and within the two primary tower elements and consists of a glazed ground level foyer extending two storeys high, containing the reception, customer services and a foyer café which opens to the civic place in the north. It is also designed to accommodate semi-public spaces such as a resource centre and a library. Environmental & Sustainable Design

In relation to sustainability, Karen Smith of Sydney Water, says; “we are committed to making our operations carbon neutral by 2020”, and as an organization, Sydney Water has great aspirations to resolve environmental and sustainability issues.

Located next to a major public transport interchange, Sydney Water’s state-of-the-art headquarters will contain efficient showers, bike racks and other facilities to encourage staff to commute in healthier and more environmentally sustainable

Builder: Brookfield Multiplex Project Status: June 2009

methods.

Along with many other sustainable features, Sydney Water boasts its integration of a black water treatment system; as Ian White adds; “it is one of the first to be incorporated for use in a government building in NSW”. The feature provides the building with its own onsite wastewater recycling plant which provides the building with recycled water suitable for toilet flushing, cooling towers, irrigation and fire system testing. To ensure its efficiency, a management system will monitor its water and energy use to minimize leaks and waste. The implementation of these green practices will allow for Sydney Water to cut their greenhouse gas emission by 30 percent compared to that of a typical commercial building. Furthermore, it will reduce drinking water use by 75 percent and will reduce the flow of wastewater by up to 90 percent.

In an attempt to benefit the environment, Sydney Water’s headquarters utilises chilled beam systems to cool the building and its occupants. The system aims to improve the air quality within the building while its heat absorption from lighting and equipment lessens energy demand and minimizes greenhouse gas emission. Moreover, this innovative application aims to reduce the risk of ‘sick building’ syndrome, which is often the result of insufficient air circulation. During the construction process, “construction materials, wherever possible, were made from renewable resources or have high recycled content”, says Tim James. These materials “have been produced with minimal greenhouse gas production and ozone deletion”, adds Mr. James.

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Project Profile: Sydney Water Interior Design

The customised, single tenancy project embraces both functional and sustainable design solutions. With approximately 1,400 workers to be accommodated, the design team had to collaborate across all disciplines to achieve a design outcome best suited to Sydney Water and their business needs, whilst reaching a 5 Star Green Star rating in environmental design.

The philosophy for the interior design was drawn from one of the main business functions of Sydney Water; the containment and distribution of water. “Each typical floor is planned to ‘contain’ the built zones within the internal central space, this density of built form allows for a ‘distribution’ and connected contiguous open-plan work environment“, says Tamara White of Woods Bagot, who were responsible for the interior fit out of the building. To maximise light and provide colour, Vanceva glass was installed throughout the headquarters. Clarity and colour were the main reasons for the choice made, and a select colour palette is dominant throughout the building. In terms of office fitouts, the selection of furniture and other materials were based on their environmental performance. While “joinery and some furniture were custom-designed, giving a crafted

look and feel which adds to the overall warmth and function of the space”, adds Tamara White.

Flexibility was key in determining the design solutions within the buildings’ office spaces. Within the office environment, communal spaces or staff lounges have been created at each eastern and western perimeter. These lounges allow for teams or individuals to break away from their desk and collaborate or, alternatively be used as spaces for contemplative work. Each typical work floor also boasts the allocation of utility hubs, allowing teams or individuals to work away from the desk. The building also features a roof top terrace designed to incorporate staff lounges, conference rooms, and a shaded and landscaped deck area complete with barbeque facilities.

Outcome

Whereas the major construction work on the site was finalised in late 2008, the final interior details are falling into place, in order to cater to the forthcoming relocation of Sydney Water. Practical completion is set to occur on 31st March 2009 before Sydney Water staff will move into the finished building in April and May 2009, says Brendan Elliott, press spokesman of Sydney Water. A

In order to reduce organizational boundaries, the flexible workplace encourages employees to move around freely. Each department is connected via its eastern staff lounges which feature interconnecting stairwells allowing access to other departments located on neighbouring levels. With accessibility and improved internal communication as the design drivers, Sydney Water “chose a holistic, comprehensive, consultative and collaborative approach” in terms of integrating the final solution, says Tamara White. Images courtesy of Denton Corker Marshall

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Project Directory: Sydney Water Builder

Brookfield Multiplex Contact: Tim James Level 4, 1 Kent Street Sydney, NSW 2000 P: 02 9256 5000 F: 02 9256 5001 www.brookfieldmultiplex.com

Brookfield Multiplex is a fully integrated property, funds management and infrastructure business with activities in construction, commercial, retail, and residential property, property management services, and infrastructure. The Sydney Water project in Parramatta was another great success in the portfolio of Brookfield Multiplex, with overall smooth running design and development of the building. The project is in line with best practice for sustainable design with state-of-the-art energy and water efficient features. Upon completion the building, currently under a 15-year lease agreement entered by Sydney Water, will be managed by Brookfield Multiplex property management division.

Acoustic / Thermal Insulation

Enviro-Acoustics Pty Ltd 1/14 Shaw Road Ingleburn, NSW 2565 P: 02 9605 1333 F:9605 6233 Architect

Denton Corker Marshall 49 Exhibition Street, Melbourne, VIC Architectural Services

Woods Bagot Level 10, Wynyard Green, 11-31 York St. Sydney, NSW 2000 P: 02 9249 2500 F: 02 9299 5592 Blinds

Hugh Meagher & Associates 2 Eden Park Drive North Ryde, NSW 2113 P: 02 9889 7800 F: 02 9889 7811 Carpentry

A-Tech Carpentry 18 Webb Street Riverwood, NSW, 2210 P: 02 9153 7293 F: 02 9584 2621 Carpet & Vinyl Finishes

Univers Carpet Wholesalers 17-19 Danks Street Waterloo, NSW 2017 P: 02 9318 0077 F: 02 9319 2469 Cement Render

Uprising Cement Renderers Pty Ltd 31 Sir Joseph Banks St Botany, NSW 2019 P: 02 9666 3115 F: 02 9666 3115

Ceramic Tiling

Tekno Ceramics Unit 11, 142 James Ruse Drive Camellia, NSW, 2142 P: 02 8844 0000 F: 02 8844 0011 Composite Cladding

Panadell Unit 1/13 Stanton Rd Seven Hills NSW 2147 P: 02 9620 9422 F: 02 9620 9433 Curtain Wall Glazing

Chevalier Suite 7B, Level 7, 33 Argyle Street Parramatta, NSW 2150 P: 02 9635 1688 F: 02 9635 1699 Doors, Frames & Hardware

Ikon Doors 7B Tilley Lane Frenchs Forest, NSW 208 P: 02 9451 3511 F: 02 9451 3566 Electrical Services

Star Electrical 46 Harley Crescent Condell Park, NSW 2200 P: 02 9708 7555 02 9791 9420 Masonry Blockwork

Sydney Masonry 32/566 Gardeners Road Alexandria, NSW 2015 P: 02 9669 1402 F:02 9669 1304 Mechanical Services

Site Shed & Loading Platforms

Dynamic Demountable Buildings Contact: Christian McKeon 28 Charles Kay Drive Terrigal, NSW 2260 P: 04 0870 8208 F: 02 4384 3556 www.dymanicdemountablebuildings.com Dynamic Demountable Buildings, our goal is to help you design & build your temporary site accommodation, also to make the process easy and enjoyable. We’re a small company with a wide range of products. We don't just hire Demountable sheds, we hire kitchen appliances, Loading Platforms, sink units, air-conditioners, liftwell screens, edge protection fencing, shipping containers, access tunnels and hoardings, As a result, a high percentage of our business is from repeat customers and referrals.

Storage Systems

Dexion Office Contact: Brett Piskulich 24 Tattersall Rd Kings Park, NSW 2148 P: 1300 180 358 P: 02 9830 5000 www.dexionoffice.com.au Sydney NSW 1300 180 358 Brisbane QLD 1300 180 358 Perth WA 1300 180 358 Adelaide SA 1300 180 358 Dexion today aspires to be the first choice provider of commercial workspaces, integrated systems and industrial storage solutions. Specific for the Sydney Water project, Dexion supplied & installed of large archival filing; Eclipse Powered Compactus® Mobile & Shelving System, High Capacity Hand Crank Compactus® Mobile & Shelving Systems for smaller alcoves that housed current files and are readily accessed.

Hastie 2 Pike Street Rydalmere, NSW, 2116 P: 02 9684 6144 F:02 9684 6080

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Product Showcase

Product Features TGSIs come in two main types: • Warning indicators (dots) and directional indicators (bars) They can be constructed in two ways: • As discrete TGSIs – dots or bars made of one or two materials that are individually affixed to a substrate/ surface, or as integrated TGSIs – dots or bars made of the same material and integrated as one consistent mass. • Whatever your situation and application, DTAC will have a product suitable for your environment. If it doesn't its, their design and fabrication team will create one for you.

Product Applications TGSIs must be installed in accordance with the normative part of AS/NZS 1428.4 (2002) in situations that can be accessed by the general public such as: stairs, ramps, landings, escalators, travelators, pedestrian crossings and waiting platforms.

Product Description Tactiles, part of everyone’s environment Tactile Ground Surface Indicators (TGSIs for short) are part of a global initiative to provide greater access for people in the built environment. TGSIs are primarily designed to give tactile warning to people so that they may safely negotiate the built environment. “At DTAC we believe that the more people who can interact, access and utilize a built environment, the greater, more meaningful and successful that built environment can be.” said Dean Homicki CEO DTAC Pty Ltd. “We are aware that for some the term Accessibility can imply disability. DTAC adopts an alternate perspective to this, believing that TGSIs can create a greater usability within the context of the urban landscape”.

Through careful planning, consultation and education TGSIs can be introduced to create a truly interactive, accessible and useable environment. Felt under foot, detected by cane, or even read as a light contrast between a surface and a hazard, TGSIs give information to the vision impaired about where they are, where they are going and where they have been. Whether you are new to TGSIs or are already an experienced user, DTAC can assist you with product selection for an application, product installation, certification, maintenance, and recycling of TGSIs. DTAC is available to assist you in getting your TGSI specification right the first time, ensuring your projects’ compliance with the relevant codes and standards.

For more information:

Please visit awardmagazine.com.au and click on 'Product Showcase'

Fill out and fax the pullout card.

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Product Showcase

Product Features PSX700 is a high performance finish coating with a silicate backbone that makes it almost impervious to the damaging effects of the intense Australian sunlight. It offers the best UV resistance of any high performance protective coating. • Better resistance to chalking and fading than the best polyurethanes • Outstanding grafitti resistance • Superior corrosion protection • Full colour range • Free of isocyanates • Low VOC, 120gm/L • Class A fire resistance • 2-Coat High Performance System

Product Applications PSX 700 is used as a protective coating on steel and concrete where corrosion protection, UV stability and chemical and graffiti resistance are priorities. It has a proven track record of 12 years on major structures around the world, including Australia. • Bridges and Stadiums • Shopping Complexes and Airports • Commercial Buildings • Processing Plants and Refineries • Offshore Platforms, FPSO • Tanks • Wind Turbines • Passenger Trains • Locomotives and Rolling Stock Product Description PPG now own the sole rights to manufacture and distribute PSX 700 Epoxy Polysiloxane. PSX700 is a patented engineered siloxane coating which embodies the properties of both a high performance epoxy and a polyurethane in one coat. This multi-purpose coating offers “breakthrough” weather resistance and corrosion control. A traditional 3-coat polyurethane system can be replaced by a 2-coat PSX 700 system with superior performance.

Notable Installations • Waubra Wind Farm • Telstra (Olympic) Stadium - Stadium • Southern Cross Train Station • Adelaide International Airport • Geelong Stadium • Melbourne Aquatic Centre • Croydon Aquatic Centre • Yarra Precinct Pedestrian Bridge • Roxby Downs Olympic Dam • M7 Bridges - Sydney • Port Adelaide Bridge • Millennium, OSCAR, EMU passenger trains • Caltex, Alcoa, Shell - land storage tanks

For more information:

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Product Showcase

Available Modules

Light - flat - biaxial

• Up to 35% lighter slabs • Reduced deflection • Slim columns • Reduction foundation loads • Biaxial bearing

Span

• Up to 20m span • No beams • Up to 40% less columns

Open Plan

• Spacious area • Open plan flexibility • Better user acceptance • Eased change of use, horizontal and vertical • Column supported flat slab

Earthquake resistance • Weight reduction • Limits damage risk

Resource effectiveness

• Concrete reduction • Reduction of building elements • Reduction of reinforcement • Reduction of C02 emissions • Optimised construction time • Sustainability

Product Applications Cobiax void formers are available in various sizes to suit the needs of your slab thicknesses from 200mm to 600(+)mm. The cage modules are available in two standard executions; Slim-Line and Eco-Line. We are keen to provide preliminary advice for your projects by optimising the ratio:-

slab thickness : span : loads.

Product Features Cobiax® is available as cage module CBCM, linked cage module CBLM and semi-precast CBSP and is suitable for in situ applications as well as for the combination with precast slabs. The cobiax® technology can be used with other building techniques such as post tensioning and composite structures. Cobiax® can be adapted to any layout. The arrangement of the cobiax® void formers and the size and shape of the panel are determined by the project requirements. The cobiax® technology optimises the lifecycle cost and can also decrease the over-all building cost. In the diagram above-left, the realcase example illustrates this fact. (Eco-Line, insitu).

For more information:

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Product Showcase

Bow-Tie® The Danley® loop and Bow-Tie® reinforcement bar connection is an innovative rebar continuity system. Anchor loops cast into the first pour are connected to second pour splicing loops with the Bow-Tie.® • Negligible deformation under load. • Bow-Tie® body capacity exceeds capacity of reinforcing bars. • No special ferrules or threading required. • Not sensitive to minor slurry contamination. • Positive locking by wedge effect.

Notable Installations • Milsons Point Project, Sydney WBHO ProBuild chose the Bow-Tie® reinforcing bar connection system due to the ease with which it can be installed. Not only did Bow-Tie® reduce the overall install time and associated labour costs it also drastically reduced the health and safety risks onsite. Due to the limited space on the project site, safety was an overarching concern for workers. Bow-Tie® provides a safer working environment in small areas by removing any extruding bars sometimes associated with other products that can lead to serious injury. Boasting one of Sydney’s finest views of the Harbour Bridge and its sparkling waterways, The Point Apartments at Milsons Point are due for completion in May this year.

Product Features The primary role of the Bow-Tie® is to act as a mechanical connection system for 12 mm reinforcing bars used in a two-pour process that performs as an equivalent to a monolithically cast slab-to-wall interface with continuous reinforcing through the joint. Bow-Ties are especially valuable in two areas of construction: • To provide connections for concrete floor slabs, landings and stairs and other concrete elements that are placed at a later time in highrise buildings where the lift cores and stair cores are slip-formed or jumpformed. • Precast or tilt-up construction where connections of additional concrete elements are to be made to the panels in a secondary pour.

Product Benefits • Develops full moment capacity at connections between two concrete pours. • Allows for load reversals. • Connection to second pour reinforcing steel only requires a standard 180 degree loop in reinforcing bar. • Can accept loops in reinforcing bars bent around mandrels [pins] from 4 to 6 times bar diameter. • Allows for connections of concrete elements at 90 degrees plus or minus 50 degrees to face of first pour [e.g. stairway stringers to landings]. • Can connect directly to second pour reinforcing steel without the need to splice.

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Swan Services has been using environmentally friendly cleaning products for over six years and is a certified Environmental Management Systems Company. We know green cleaning.

Swan artwork final.indd 1 fulldraft_complete.indd 64

Sydney

Brisbane

Melbourne

Level 5, 507 Kent St Sydney NSW 2000 T: (02) 9285 0700 F: (02) 9262 7720

Level 5, 300 Queen St Brisbane QLD 4001 T: (07) 3221 0748 F: (07) 3221 0635

Level 28, 303 Collins St Melbourne VIC 3000 T: (03) 9678 9005 F: (03) 9678 9009

To learn more about Swan Services visit www.swanservices.com.au

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