2104 retrofit | vol3no2 by Executive Media

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Lighting: The low-hanging fruit of retrofits Rinnaiâ&#x20AC;&#x2122;s new water-heating technology PRINT POST: 100009331

Contents Page Foreword

Certification

Tom Roper, President, Australian Sustainable Built Environment Council

News

Retrofit news from around the country

Future-proofing

Future-proofing 101: energy-efficient office refurbishments | Corine Mulet, NABERS

Certifying retrofit professionals

Insulation

Adding insulation to existing buildings

A window to energy efficiency

Voltage Optimisation

Commercial gains in Albury

Case Study

Cool Roofs

Creating new places for people | Catherine Carter, Property Council of Australia

Upgrade for uplift | Tony Arnel, Norman Disney & Young

HVAC: The cool retrofit solution

Lighting

Finance and Funding

HVAC

Lighting controls | New South Wales Office of Environment and Heritage CEFC and Warrnambool light the savings way with LED

CEFC key to finance for retrofits Affordable, sustainable refurbishment Anna Skarbek, ClimateWorks Australia

Energy Management

Smart meters: monitoring energy use for maximum efficiency | Paul Whelan, CitySwitch

Building energy efficiency into your retrofit

Auditing

The editor, publisher, printer and their staff and agents are not responsible for the accuracy or correctness of the text of contributions contained in this publication or for the consequences of any use made of the products, and the information referred to in this publication. The editor, publisher, printer and their staff and agents expressly disclaim all liability of whatsoever nature for any consequences arising from any errors or omissions contained in this publication whether caused to a purchaser of this publication or otherwise. The views expressed in the articles and other material published herein do not necessarily reflect the views of the editor and publisher or their staff or agents. The responsibility for the accuracy of information is that of the individual contributors and neither the publisher nor editor can accept responsibility for the accuracy of information which is supplied by others. It is impossible for the publisher and editors to ensure that the advertisements and other material herein comply with the Trade Practices Act 1974 (CTH). Readers should make their own enquiries in making any decisions, and where necessary, seek professional advice. © 2014 Executive Media Pty Ltd. Reproduction in whole or in part without written permission is strictly prohibited.

10 facts about cool roofing

Sustainability auditing and building upgrades: making sure you get the whole picture

Editor: Gemma Peckham P: 03 9274 4200 E: gemma.peckham@executivemedia.com.au Layout: Alma McHugh Published by: Retrofit Australia is proudly supported by:

ABN 30 007 224 204 430 William Street, Melbourne VIC 3000 T: 03 9274 4200 Fax: (03) 9329 5295 E: media@executivemedia.com.au W: www.executivemedia.com.au Printed by: McPherson’s Printing Group

RETROFIT AUSTRALIA • VOLUME 3 NUMBER 2 | 2014 • 1

| Company Profile | Company Profile

New safety flooring for every setting

lips, trips and falls are a leading cause of compensation claims within the workplace, according to Safe Work Australia. Forbo’s new Step safety flooring collection provides a complete range of floor-covering solutions that are designed to meet legal and safety requirements in a wide range of floor applications. In addition, the backing of Forbo’s Step products contains 70 per cent controlled recycled material, delivering environmental performance as well. The new collection includes Step Crystal technology, which allows for optimal performance; clearer, brighter visuals; and easier cleaning and maintenance properties – along with being a recycled material. All products in the Step collection meet and exceed AS4586 slip-resistance standards and BCA requirements. The Step range combines outstanding slip-resistance performance in all relevant slip classes, and, at the same time, offers the widest range of design possibilities on the market. The mattfinish PUR Pearl surface provides superior, long-lasting appearance and resistance to stains. Take safety flooring further without the hassle of heavy maintenance.

Surestep R10 – water spillage With lifelong guaranteed R10 slip resistance, these products are all applicable for general areas, where an increased slip risk is likely to occur – often as a result of water spillage. The collections include Surestep Original, Star, Wood, Stone, Mineral and Texture. With these ranges, Forbo offers

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the widest, largest and best design range in the market.

Safestep R11 and R12 – water plus additional contamination Products in this category are applicable in areas where high slip risk is identified as a result of continuous contamination of the floor. In these areas it is simply not possible to prevent spillage, due to the type of work being conducted. The intensity of use defines the product to choose. But whatever is chosen, Safestep will guarantee a performance for life that suits the application. Collections include Safestep R11 and Safestep R12.

Wetroom – barefoot and shoes Wetroom floor products are developed for use in continuously wet areas: where water flows frequently and barefoot traffic is the standard; or where a combination of barefoot and footwear traffic occurs. For these applications, Forbo has designed an innovative and highest-standard solution with two collections that are 100 per cent colour-coordinated. Collections include Surestep Laguna and Safestep Aqua.

Forbo design options, products and application Forbo Flooring Systems is a global manufacturer that offers a complete and comprehensive portfolio of commercial flooring solutions for all segments and applications, including office, health, aged care, education, retail and hospitality. Products include project vinyls, linoleum, Flotex flooring, carpet tiles, Coral entrance systems and Step safety flooring. Forbo delivers high-quality, stylish design-oriented solutions that allow new and existing facilities the opportunity to upgrade and modernise, while still offering low life cycle costs, durability and worldleading environmental performance. Forbo offers tailored solutions for every area, from entrances to lobbies, through to offices and functional areas, including commercial kitchens, wet areas and specialist areas like conductive modular server rooms. Please visit the website for more information: www.forbo-flooring.com.au. Or contact Forbo Flooring at info.au@forbo.com or 1800 224 471.

| Foreword

Retrofit or fry

etter, more efficient buildings can make the biggest and quickest impact on greenhouse gas emissions and save costly waste. Worldwide, the buildings sector accounts for 30 to 40 per cent of world energy use (10 gigatonnes of CO2 equivalent) and with unchanged policy, this could grow another 40 per cent by 2030. Yet, according to the Global Buildings Performance Network (GBPN), the buildings sector has the potential to decrease heating and cooling energy use despite a huge increase in floorspace by 2050. In the present political environment, climate change concerns rank lower than economic issues. The retrofit argument stands by itself, resulting in massive improvements in energy productivity that even the economic rationalists must recognise. Investments in commercial, industrial and residential upgrades produce huge cost savings. By and large, our new buildings are far more sustainable than our older buildings, and we now have numerous examples of what can be achieved with attention to the regular upgrade cycle. Research demonstrates the benefits of ‘deep retrofits’ – a term that was unknown five years ago. Even the Melbourne Herald Sun has reported (on 10 August) that ‘environmental features can add 30 per cent to the asking price when selling a house in Melbourne.’ The poster child for retrofitting is New York’s iconic Empire State Building, where eight simple energysaving measures saved over 38 per cent of energy use, with improved performance each year since completion in 2009. On the back of this, a whole new industry related to energy services is thriving in the United States. In Australia, examples such as 500 Collins Street, Melbourne, and

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100 George Street, Parramatta show what is possible. In Parramatta, the NABERS rating increased from 3 to 4 stars under an energy upgrade agreement (EUA). Energy costs were cut in half, annual outgoings were reduced by nearly $100,000, building value increased by $6 million, and rents increased by 16 per cent – what is there for an owner not to like? While EUAs are growing in number, and many of our larger owners are upgrading their portfolios, the vast majority of owners and tenants are not yet on board. Melbourne’s 1200 Buildings program has had some significant successes, but has not yet achieved scale. The Property Council of Australia has recently approached the council, government and Opposition with positive suggestions for improvements. The Commonwealth’s mandatory commercial building disclosure scheme has resulted in 57 per cent of national office floor area now being rated, and, significantly, a six per cent reduction in energy intensity over the past year. Progress is slow, however, and the drive from the early Rudd years is missing. Many states are into deregulatory mode. Victoria, for instance, has stopped its successful budgetary program to encourage government departments to upgrade their stock – the savings more than covered the capital. We now need a national and comprehensive approach if we are going to increase energy productivity. It will require incentives and financing, energy performance contracting, energy efficiency certificates, education, building codes, appliance standards, and mandatory labelling and certification. Voluntary action is to be applauded, but sometimes needs regulatory backup to be effective.

We have missed some major chances. The Gillard decision to junk the billion-dollar building upgrade tax deduction cost not only the sum promised, but also the $5 billion that would have been provided by the building owners and private sector. It also cost what was to be close cooperation between the government, and CEOs and CFOs. ASBEC had demonstrated that at about $12 per tonne, it was cheap carbon. The buildings sector will struggle to take advantage of the Emission Reductions Fund. In the medium term, much more is required. New South Wales is leading, with its comprehensive look at both renewable energy and energy efficiency, while Victoria, for specious reasons, is closing its successful VEET scheme, which, as well as helping owners and tenants, helped create a viable energy efficiency industry. I saw the benefits myself, just weeks before the announcement, when a VEET contractor and the building manager of my apartment block agreed to the replacement of all public lighting, and 44 of the 50-plus apartments took the opportunity to convert to LEDs. This has already saved thousands of dollars. Fortunately, the Opposition has committed to continuing VEET. At all levels, we need the comprehensive approach of that of most of the United States, where targets are set, energy codes are strengthened, incentives are provided, utility/ customer partnerships are promoted, education is encouraged and leadership is provided by example. Retrofit Australia plays a key role in fostering public debate and providing examples of what is achievable and affordable. If we are going to retrofit our existing buildings and precincts, that debate has to expand. The Hon Tom Roper, President, Australian Sustainable Built Environment Council

News |

NEWS

Retrofit news from around the country

NSW Government buildings seize retrofit opportunities The Green Building Council of Australia (GBCA) welcomes the New South Wales Government’s commitment to improve the energy efficiency of 150 government buildings, announced by NSW Minister for the Environment Robyn Parker. ‘We congratulate the New South Wales Government for showing leadership, and encourage it to seek Green Star certification for the buildings it retrofits. Green Star certification would demonstrate that the money spent on energy efficiency upgrades and other improvements delivers results,’ says the GBCA’s Executive Director – Advocacy and Business Services, Robin Mellon. Hospitals, courthouses, motor registries, fire, ambulance and police stations and disability care facilities are among 150 frontline New South Wales Government buildings to receive energy makeovers as part of a $6.4 million program to improve energy efficiency in the New South Wales public sector. Minister Parker has said that the Building Retrofit Program will save almost 30,000 megawatt hours of electricity and $5.8 million on water and electricity bills per year, demonstrating the link between environmental and economic sustainability.

International green building award for Tony Arnel Former Chair of the Green Building Council of Australia, and contributor to Retrofit Australia, Tony Arnel, has been presented with a World Green Building Council (WorldGBC) Chairman’s Award for 2014. The award was announced in August at the WorldGBC Congress in São Paulo, Brazil. Arnel was also the WorldGBC’s chair between 2008 and 2011. During this time, the World GBC experienced extraordinary growth in member countries, which now

exceed 100. This period also saw the establishment of regional green building council networks, with the GBCA supporting the development of the Asia Pacific GBC Network, and the establishment of an international policy task group. Announcing the award, WorldGBC Chairman Bruce Kerswill said, ‘Tony’s contribution to the growth of the WorldGBC had been outstanding. ‘The WorldGBC has emerged as a globally influential champion of sustainable building. Tony’s guidance as a director and chairman laid the foundations for the WorldGBC’s success today.

Sustainable Buildings Research Centre leading the way for better places to live and work University of Wollongong’s Sustainable Buildings Research Centre (SBRC) was officially opened recently, providing a unique hub for academia, research, industry and the community to create, develop and implement ideas that will shape the buildings of tomorrow. The SBRC was made possible through a federal government contribution of $25.1 million from the Education Investment Fund. It will enable researchers to develop pioneering new retrofitting techniques and technologies to create more effective places to live and work, as well as generating new skills and jobs for the Illawarra region.

He won wide support for his global work, particularly from developing countries, and helped establish the Asia Pacific Network.’ Arnel said he was humbled to be recognised. ‘It was a great team effort during those years – and a lot of hard work – but very satisfying to make a contribution to the WorldGBC and to what has become a global movement.’

RETROFIT AUSTRALIA • VOLUME 3 NUMBER 2 | 2014 • 5

| News

Sustainability program is making Sydney greener and cleaner – and saving money The City of Sydney celebrated World Environment Day in June 2014 on a high, having retrofitted 45 of its properties to reduce electricity and water use, slash carbon emissions and generate operational savings of more than $1 million a year. The two-year retrofit program included Town Hall House, Customs House, swimming pools, community centres, libraries and car parks. It has cut the City’s electricity use by about 6.6 million kilowatt hours (kWh) per year – enough to supply about 1000 households annually – and saved an estimated $1.1 million per year in power bills. Lord Mayor Clover Moore says the community-driven mission for a greener and cleaner Sydney involved residents, businesses and the City’s own operations taking significant action on global warming. ‘More than 90 per cent of Sydneysiders told us they wanted action on climate change. Through our careful planning and investment we are making significant progress,’ the Lord Mayor said. ‘The City of Sydney is leading through example, getting our own house in order while at the same time doing the research and planning that can unlock clean energy for the rest of our community.’ The City of Sydney is Australia’s first carbon-neutral government and has already reduced carbon emissions in its own buildings and operations by 20 per cent since 2006. The City’s target for emissions reduction for 2016 is 26 per cent below 2006 levels.

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Expanded Energy Savings Scheme a winner Improvements to the New South Wales Government’s Energy Savings Scheme (ESS) will help households and businesses to reduce greenhouse gas emissions, save money and boost productivity, says the Green Building Council of Australia. ‘We congratulate the New South Wales Government for its commitment to improving energy efficiency in households and businesses across the state,’ says Robin Mellon, Chief Operating Officer of the GBCA. ‘Energy-efficient buildings – whether they are residential or commercial properties – are cheaper to operate; have smaller carbon footprints; are more productive, healthy spaces; and are better long-term assets. Improvements to the ESS will encourage more households and businesses to take action to capture the benefits of energy-efficient buildings,’ Mr Mellon says. The ESS encourages households and businesses to reduce electricity consumption and costs by installing, improving or replacing energy-saving equipment. Changes to the ESS include: • new incentives for households to purchase quality and affordable energy-saving upgrades to their homes, including high-efficiency heating and cooling, lighting, window glazing and draught sealing • incentives for businesses to purchase highly efficient commercial refrigeration and air conditioning equipment • better performance standards for commercial lighting products to ensure customers receive highquality and long-lasting products and services • red tape removal to make it easier for appliance retailers and service providers to access and administer the scheme.

| Company Profile | Company Profile

Three green retrofits you can implement today Going green in the workplace is no longer a fashion statement or fad as the evidence mounts to support the multitudinous benefits of green design. Putting your green foot forward to reap benefits for your building doesn’t have to mean state-of-the-art solar panels or the latest eco-fibre insulation.

ome of the easiest ways to purify your air and keep your environment clean are also aesthetic assets to your workplace. 1. Breathe easier with indoor greenery Air pollution is a well-known urban hazard, but did you know that indoor air pollution is significantly worse than on most roads? The emissions from indoor plastics and synthetics accumulate and get trapped in many buildings. When it’s not practical to throw open all the windows on the 24th floor, or to fit advanced filtering technology into your air conditioners, you can still purify your air with the simple pot plant. Plants are highly effective natural air filters, as well as renowned aesthetic and morale boosting additions to any office. The Container Connection specialises in a range of coloured customisable, low-maintenance designs to keep your greenery lush and productive. The sub-irrigated planter design is a unique solution to keep maintenance low-fuss and unobtrusive for yearround vitality. 2. Reduce, re-use, recycle Australians are raised with great attitudes towards recycling, but many buildings and offices fail to offer the necessary vestibules to support these good habits. Clearly marked bins in high-traffic and high-use places, such as in kitchens, next to printers and in communal spaces,

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help your colleagues do their part to recycle waste. Funky, noticeable waste management options send the message that everyone is responsible for the care of the workspace and act as a visual reminder to consider where litter should go. Make it easy to keep your office clean and send the right green messages at the same time when you include recycling options in your building.

responsible materials, consult The Container Connection. Browse the extensive range of planters, recycling bins and contemporary modular furniture to enliven your communal spaces. Your green retrofit is only a phone call away.

3. Encourage green community culture Ecology in the workplace is more than a few plants and some paper bins. The ideals of minimal waste, long-term value for cost and building a future that sustains the next generation are values that any company can get behind. Successful initiatives that extend green thinking beyond the immediate office environment are ride-to-work campaigns, branded re-usable coffee cups for employees, and the use of recycled materials when ordering office supplies. The value of these programs shares the responsibility of environmental action between the individual and the organisation supporting them. Comfortable communal areas make spaces for employees to connect, and central noticeboards can be excellent places to promote the green credentials and values of the workplace. For locally manufactured products from environmentally

Retrofit and revival of Albert Street walkway, Brisbane

Sit And Breathe Easy With The Container Connection Revive your workplace atmosphere and set the stage for social spaces with our distinctively designed litter bins, planters and furniture. • Start conversations with inviting, well designed seating • Purify the air using strategically placed planters and greenery • Boost morale with fun, well designed communal spaces The Container Connection brings people and the environment together through smart design and function. Our products are manufactured using recyclable material, so you can sit and breathe easy.

ENVIRONMENTALLY RESPONSIBLE Our products can be manufactured in recycled material upon request. Our many clients are not only committed to recycling, but are excited that we can offer manufacturing from 100% recycled material.

Shape Your Environment Re-energise your workspace with our funky furniture, smart sub-irrigated planters and clever litter solutions. The Container Connection will work closely with you to find smart, cost effective solutions for your commercial spaces.

Retrofit With A Local By sourcing Australian owned and manufactured products, you access readily available parts, on-time deliveries, exceptional product warranty and market competitiveness based on quality. Well laid out seating, planters for screening and clearly marked litter management stations are simple ways to demarcate the function of different areas and direct people to the proper use of your spaces. The Container Connection are uniquely positioned to help you respond to global trends with local solutions. Enquire now to see our full product range.

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planters, litterbins + furniture

| Company Profile | Company Profile

Underlying Premis Premis Solutions, a Brisbane-based company with a national presence, has built a reputation on quality, craftsmanship and an uncompromising client focus. Communication Premis Solutions works hard to communicate with all the stakeholders involved in any project to ensure that the result is aesthetically pleasing and functional.

Quality, safety and environment Premis quickly acknowledged the need to formalise management systems that monitored, recorded and delivered in respect of project safety (AS/NZS 4801:2001), quality (AS/NZS ISO 9001:2008) and environment (AS/NZS ISO 14001:2004).

National growth

he Premis directors are qualified tradespeople, and each has more than 30 years’ experience in construction.

underpinned internal and external communications and, to this day, continues to monitor the performance of the company.

Commitment

Premis established core values that include the pursuit of innovative design (paramount in delivering exceptional end results) – a commitment to craftsmanship and quality that has remained a cornerstone of their success. As a result, their workbook has continued to grow to include:

The directors made a couple of sound decisions when setting out on their own more than eight years ago. They acknowledged the need to seek a mentor to assist in establishing and growing a successful business, and they understood that they needed to be committed to growing a strong balance sheet to underpin that planned growth. Rob Ashley, a principal at PricewaterhouseCoopers, accepted the role of independent chairman and agreed to mentor the management of the company. Premis developed and implemented a balanced scorecard system as a strategic planning and management tool to be used to align business activities with the vision and strategy of the organisation. This decision has improved operational effectiveness, 10••RETROFIT X RETROFITAUSTRALIA AUSTRALIA••VOLUME VOLUME33NUMBER NUMBER22| 2014 | 2014

• refurbishments and fit-out – the core of the business • new builds – including design and construct projects • design management services with an emphasis on liaising with the designers and architects working on the project – they call it a commitment to collaboration • retrofitting building services • construction management services • project management services.

Premis acquired a number of clients that formed a core of repeat business that required a trusted builder in regional, rural and remote Queensland, as well as interstate. Premis now delivers efficiently and cost-effectively to most parts of Australia.

Retrofit and refurbishment Premis has championed the rethink of what to do with the growing number of ‘B-’ and ‘C-grade’ commercial buildings in most CBDs in Australia. The company formed a collaborative team of designers, consultants and others to work closely with both tenants and landlords to achieve highquality design and environmentally friendly outcomes in commercial refurbishment upgrades and retrofits. Premis has encouraged the discussion on emerging funding models, and has championed the debate on alternatives and possible ‘change of use’ for these properties. The underlying Premis – www.premis.com.au.

Future-proofing |

Grocon signed a NABERS 6 star Energy Commitment Agreement for heritage-listed Legion House in Sydney

Future-proofing 101: energyefficient office refurbishments BY CORINE MULET, SENIOR PROJECT MANAGER, NABERS

When selling or moving is not an option, owners and tenants of aged building stock have few alternatives. While refurbishments can cause short-term pain, they will almost always be outweighed by long-term gains. With electricity prices predicted to rise further, energy-efficient refurbishments are the logical solution for commercial entities, the public sector and households.

t the current replacement rate of commercial buildings, 60 per cent of the buildings that will exist in 2050 already exist today, and many of these buildings are operating below their potential energy efficiency. Retrofitting existing buildings can have a significant impact on the reduction of energy use and carbon emissions in Australia. Refurbishments that consider energy efficiency from the outset reduce operational cost in the long term, adding value for owners and tenants alike. New and refurbished buildings that are designed and built with energy-efficient features are able to attract and retain tenants that value good environmental performance.

These buildings often have lower vacancy rates, and tenants sign longer leases. A refurbishment can improve the asset value, making the building more attractive for buyers or tenants. NABERS ratings provide information about an asset’s environmental performance that everyone can understand and use to compare a building’s performance with others in the market. A NABERS Energy Commitment Agreement will attract serious investors and tenants from the outset. Obtaining a NABERS Energy Commitment Agreement is relatively easy, as long as it is considered early in the process. A Commitment Agreement is a statement of

Corine Mulet

commitment to design, build and commission the premises to a standard of 4 stars or higher. The estimated star rating will be verified by the NABERS Independent Design Review to ensure that the measures planned are likely to achieve the anticipated energy performance. That’s why it’s important that the Commitment Agreement is entered into at the earliest time possible, preferably at the design concept stage. All consultants and contractors involved in the design, construction, commissioning and management of the premises can then understand

RETROFIT AUSTRALIA • VOLUME 3 NUMBER 2 | 2014 • 11

| Future-proofing

their part in improving the energy efficiency of the premises, and work toward the targeted star rating. Members of the NABERS Independent Design Review Panel are experts in simulating the likely outcome of different energyefficiency measures. They can make valuable recommendations on design and processes, and provide advice on technology for air conditioning, lighting, building management systems, metering and other technologies. ‘The Independent Design Review tries to identify areas of risk relating to energy-efficient performance of the building in operation. That’s why it should take place at a point in the design and construct cycle when there is still time to implement change. It is important that everyone involved in a new building or refurbishment project understands their role in achieving the target,’ says PC Thomas from Team Catalyst, who is a member of the NABERS Independent Design Review panel. ‘The role of the Independent Design Reviewer is to look for risks in the interplay between the building’s energy systems – like mechanical services, building envelope and glazing and BMS – and in setting up diagnostic systems like sub-metering, which will help to maintain the energy-efficient performance of the building.’ Refurbishments come in all shapes and sizes. In Sydney, Mirvac recently completed a $60 million refurbishment of their building at 20 Bond Street. The building has reduced its CO2 emissions by 4066 tonnes every year. Key elements of the refurbishment were efficient lighting and controls, chilledbeam air conditioning, the use of trigeneration, and improved waste management. The NABERS Commitment Agreement targeted a 5-star energy rating, which the building successfully achieved, 12 • RETROFIT AUSTRALIA • VOLUME 3 NUMBER 2 | 2014

demonstrating excellent performance. While the original façade was retained, the building was fitted with energy- and water-efficient technologies and a state-of-the-art building management control system to ensure that tenants have seamless climate control. Sustainability and green buildings are now key drivers in the commercial property sector. The annual IPD Australian Green Property Index tracks and measures the investment performance of commercial office buildings that have been awarded a NABERS Energy rating. In 2012–13, the Index reported that investment returns for offices with high NABERS ratings (4–6 stars) consistently outperformed those with lower ratings (0–3.5 stars). These properties also showed stronger capital growth.

The NSW Office of Environment and Heritage administers the NABERS program nationally, and has seen a strong increase in NABERS ratings in general, and a tenfold increase in Commitment Agreements between 2004 and 2014. In 2012–13, a whopping 72 per cent of the total space of commercial buildings achieved NABERS Energy ratings for offices. There’s a clear appetite in the market for NABERS Energy ratings and Commitment Agreements, with green buildings delivering a triple benefit – for the environment, the occupants and the owners. Corine Mulet is a Senior Project Officer in the NABERS Team at the Office of Environment and Heritage. She focuses mainly on NABERS Commitment Agreements, a mechanism allowing building owners and developers to promote their targeted NABERS ratings during the design stage onwards.

76 Berry Street in North Sydney was one of the first two buildings in Australia to sign a NABERS 6 star Energy Commitment Agreement

Company Profile | Company Profile |

Meeting cyclists’ parking needs Cora Bike Rack is a specialised Australian company that designs, manufactures and supplies bicycle parking racks, rails and lockers. As the major supplier to government and business since 1997, Cora Bike Rack has the experience, knowledge and product selection to provide the ultimate end-of-trip bicycle parking facility. • • • •

Made in Australia EcoSpecifier verified Green Star and AS2890.3 compliant Door-to-door delivery across Australia

Contact Details Cora Bike Rack P: 1800 249 878 F: 1800 249 879 E: sales@cora.com.au W: www.cora.com.au

he use of bicycles has steadily increased in recent years as the health and environmental benefits of cycling have become more widely accepted. With state and local governments promoting sustainable transport options and the ability to earn Green Star points, there has become an increased need for bicycle parking and storage facilities. Bicycle parking facilities for commercial tenants require dedicated parking areas and devices that bicycles can be locked to or secured in. As these basic requirements can add up to a significant expense, it is important to design facilities that will meet the needs of cyclists. AS2890.3 provides some helpful guidelines in designing safe, secure and convenient bicycle parking facilities. Ideally, bicycle parking areas should be located in the most convenient location for cyclists and close to building entrances or lifts. The parking area should be sheltered from weather, in clear view of the public or under surveillance, and be sufficiently lit at night. The three classes of acceptable bicycle parking facilities include high-quality bicycle racks, fully enclosed bicycle lockers and secure compounds with secure racks provided. In determining the appropriate class and quantity of bicycle parking facilities to provide, consideration must be made to the specific application, location and space available. RETROFIT AUSTRALIA • •VOLUME 3 NUMBER 2 |22014 RETROFIT AUSTRALIA VOLUME 3 NUMBER 2014••13 X

| Case Study

The Abode apartment hotel in Woden

Creating new places for people BY CATHERINE CARTER, AUSTRALIAN CAPITAL TERRITORY EXECUTIVE DIRECTOR, PROPERTY COUNCIL OF AUSTRALIA

After the federal government moved out of Canberra’s Juliana House in 2010, the building sat empty for years. Unable to meet the government’s needs, and with Canberra’s office vacancy rate hovering at around 12 per cent – the highest in the country – the building was unlikely to find another tenant. The ghosts of public servants past whispered through the building’s corridors until Canberra developer GEOCON spotted its potential as a hotel.

oday, the Abode Hotel in Woden provides an inspiring example of how clever thinking can breathe new life into ageing buildings. The new light-filled, 153-room hotel is bringing more people to a forgotten corner of Canberra, Woden’s town centre, and by embracing the principles of adaptive reuse, the project team saved truckloads of waste to landfill, and preserved a building that, while not

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typically beautiful, still had lots of life left in it. Juliana House is not the first adaptive reuse project in Canberra. Wander through the laneways of NewActon and it’s hard to believe that work began on the precinct in 2006, when the cobwebs were dusted from the old Hotel Acton and it was converted into the Diamant Hotel. Molonglo Group was determined ‘not to be ordinary’ when it laid out

its vision for NewActon, which was to be a place of outstanding quality and design, and world-leading environmental sustainability, as well as a destination with a thriving social and cultural life. The Molonglo Group faced its fair share of setbacks during the development of NewActon – most notably when fire swept through the heritage-listed hotel in 2011 – but perseverance has paid off. The precinct embraces what the Molonglo Group calls ‘the

Case Study |

One of Abode’s lovely guest rooms

philosophy of public occupation’, attracting everyone from five-star travellers to office workers, residents to restaurant-goers, and cyclists to cinema buffs. People come to work and play, buy and sell, interact and exchange ideas. The new buildings in the precinct – NewActon East, South, Nishi and the Gallery – do not mimic the old. Instead, despite their varying heights and styles, the new buildings join the heritage hotel in a ‘conversation’. A vibrant city must constantly evolve to meet shifting demographics, community expectations, location of employment and myriad other factors, and around Australia we are reimagining ageing office stock as funky apartments, gallery spaces and, of course, hotels.

But we need more of this. Vacant sites, rundown local shops and abandoned buildings can be found in every Australian city. These areas could be carefully adapted to provide vibrant new spaces and services for our neighbourhoods. Discarded buildings could become affordable and alternative housing, art precincts, next-wave retail outlets, markets or any other combination of local uses. Redevelopment of these sites provides opportunity not only for buildings to house community spaces, but also for quality public spaces and new amenities. Government, industry and the community must partner to develop these sites in such a way that respects past uses and creates more memorable neighbourhoods. The Abode Pantry

At the same time, we must be prepared to make tough decisions when a building no longer meets our needs. Around Australia, we are seeing ageing public housing stock being regenerated to ensure that it serves the needs of people in the 21st century. The Northbourne Flats in Dickson and ABC Flats in Reid are prime examples – environmental outcomes are so poor, maintenance so costly, and the land is so underutilised that the best solution is to start again. We have a particular duty to ensure that people who can least afford it are not forced to live in ageing relics that are expensive to heat and cool, and are unhealthy, uninspiring places. We must be vigilant about protecting exceptional examples of our heritage. But we must also ask ourselves whether these buildings are the world-class examples of architecture that we want preserved for future generations. We cannot afford to lose exceptional examples of our architectural history, but we can afford to lose buildings that have little heritage value, are inhospitable places for people to live and work, and are difficult to maintain. The bottom line is simple. We must preserve our architectural heritage, but we must also invest in building infrastructure that meets the needs of people today.

RETROFIT AUSTRALIA • VOLUME 3 NUMBER 2 | 2014 • 15

| Company Profile | Company Profile

Smart, green finance delivering efficient buildings in Sydney BY CITY OF SYDNEY

An innovative finance agreement has given the green light for a $700,000 energy-efficiency upgrade to a commercial office building in the heart of Sydney. Eligible projects EUA finance is available for works that improve the environmental performance of the building. This includes upgrades, repairs or replacement of: • lighting • heating, ventilation and air conditioning • water-saving equipment • lifts • glazing • renewable energy – solar and wind Signatories of the City’s third EUA: Anglican Church Property Trust’s Churchwarden James Balfour; Lord Mayor Clover Moore; CEFC CEO Oliver Yates; and Eureka Fund Management’s Rachael Scott (left to right), outside St James’ Hall

n June, the City of Sydney signed an Environmental Upgrade Agreement (EUA) to fund energyefficient lighting, air conditioning and building management system (BMS) upgrades to St James’ Hall at 169– 171 Phillip Street, Sydney, which is owned by the Anglican Church Property Trust Diocese of Sydney on behalf of the Parish of St James. EUAs are voluntary tripartite agreements between a building owner, a finance provider and a local council, made possible by changes to the Local Government Act to encourage building upgrades. Under these agreements, the financier provides the building owner with funds for the upgrade, and the owner repays the loan by paying an additional charge on their rates notice, called an environmental upgrade charge. Tenants provide contributions equal to or less than the savings they make in their utility bills as a result of the works. The building owner can then use these contributions to service the loan repayments and greatly improve the return on investment. In

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addition, once the EUA is paid off, the tenants and building owner continue to benefit from reduced utility bills. This smart funding mechanism for eligible commercial building improvements has been gaining momentum across Australia, and the City of Sydney has dedicated resources to assist building owners and managers through the process. The City of Sydney, Eureka Funds Management as Trustee of The Australian Environmental Upgrade Fund (TAEUF), and the Parish completed the EUA for upgrade works that will reduce base building energy use and outgoings by approximately 30 per cent. Work on the efficiency upgrades for St James’ Hall has already begun, and is due to finish by October this year. The upgrades include replacement of two chillers and the associated pumping equipment, installation of a new BMS to provide better control of after-hours HVAC and optimise the building’s stop-start functionality, and replacement of existing lighting and installation of motion sensors.

• building management systems • bicycle racks and facilities.

Churchwarden James Balfour said, ‘The project provides benefits for our tenants, as well as for us and for the environment. It’s a win-win-win’. Troy Shepherd, Director of NSW Property Management at JLL, said, ‘Improving the environmental performance of the building will not only result in enhanced capital value for the owners, but also provides long-term attractiveness for tenants’. The City’s first EUA was signed with Eureka and Frasers Property last year to install a trigeneration plant at the Broadway development. The historic $26.5-million agreement made way for the plant to supply low-carbon thermal energy to around 4000 Central Park residents. EUAs are part of the City’s commitment to reduce carbon emissions across the local government area by 70 per cent by 2030, based on 2006 levels. This is one of the most ambitious targets of any Australian government. Join the growing list of buildings in the City of Sydney taking advantage of EUA finance. Find out more: cityofsydney.nsw.gov.au/eua 02 9246 7843 eua@cityofsydney.nsw.gov.au.

EUA

Environmental upgrade ﬁnance

Get smarter finance for better building performance Are you looking to reposition an asset or upgrade inefficient equipment and lighting? Or maybe even install a green roof or solar PV? Get access to finance for eligible projects through an Environmental Upgrade Agreement to improve the environmental performance of your commercial building.

100% upfront ﬁnance Competitive interest rates

Up to 20 year ﬁxed interest terms

20yr

Tenant contributions of up to 40% towards loan servicing

40%

Repayments via a City of Sydney land charge

––––––––––––––––––––––––––––– Join the growing list of buildings taking advantage of this ﬁnance and beneﬁt from upgrading now. Find out more at: cityofsydney.nsw.gov.au/eua –––––––––––––––––––––––––––––

100%

| Case Study

Upgrade for uplift

The heritage façade of Brookfield Place

BY TONY ARNEL, GLOBAL DIRECTOR OF SUSTAINABILITY, NORMAN DISNEY & YOUNG

For decades, the people of Perth walked past the crumbling heritage buildings and ugly ‘hole in the ground’ in the heart of their city, and wondered what would ever become of the significant site.

he buildings that now make up Brookfield Place, Perth, date back as far as 1854 to the Old Perth Boys School, and later, to the 1920s and 1930s, when the WA Trustee Building and the West Australian’s Newspaper House were constructed. Today, Brookfield Place features an award-winning 45-level office tower that has attracted high-quality tenants, including BHP Billiton, PricewaterhouseCoopers and Deutsche Bank. This spectacular showcase of sustainability – which

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achieved 5 Star Green Star ratings for the building’s design and for the NDY-led fit-out of BHP Billiton’s Western Australian headquarters – was leased 12 months ahead of practical completion. Within five minutes’ walk of more than 43,000 office workers, the art galleries, restaurants and retail businesses that flourish in the heritage spaces now attract flocks of shoppers and diners. The plaza area is brought to life with art and light displays, live performances and festivals. The development has transformed this neglected corner of the city, attracted new businesses, created jobs and driven economic uplift well beyond the building site. This is what economists call the ‘multiplier effect’. When capital is invested in a development project, you create jobs, opportunities and improved economic conditions that uplift the entire community.

When capital is invested in a development project, you create jobs, opportunities and improved economic conditions that uplift the entire community

Case Study |

Inside, Brookfield Place provides attractive spaces for visitors

So, each dollar spent on a building retrofit project multiplies and produces increased spending as it circulates through the economy. And when it comes to building retrofits, the multiplier effect can deliver spectacular results. In Melbourne, the 1200 Buildings Program is expected to generate an economic uplift of $2 billion and create 8000 jobs. The City of Melbourne’s research suggests that the gross local product of the municipality increased from $58 billion in 2008 to $68 billion in 2012 – and much of that was directly attributable to the retrofit program. More than 50,000 additional jobs were created over the same period. The largest areas of jobs growth have been in the construction and building industries, professional services and downstream real estate services. Importantly, each person

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| Case Study

Brookfield Place

Many of the buildings are schools that are now energy-efficient, and have become more productive places to learn employed in one of those new jobs is spending their dollars at retail outlets and restaurants. The opportunities are not restricted to commercial buildings. The City of Yarra in Melbourne has estimated that it currently imports $60 million to $80 million in energy resources each year. A residential retrofit program would realise substantial energy savings, and the money spent on imported energy – which is currently guaranteed to leave the local community – is more likely to be spent locally. This translates into a great opportunity 20 • RETROFIT AUSTRALIA • VOLUME 3 NUMBER 2 | 2014

for local economic stimulus and industry growth. Governments overseas are also recognising that investment in green building can address multiple priorities, from carbon abatement through to job creation. The Better Buildings Partnership in Toronto, for instance, has supported more than 2200 energy efficiency projects spanning a spectacular 46 million square metres. Not only have these projects saved 560,000 tonnes of carbon and C$297 million in energy costs, but they’ve also created more than 31,500 ‘person years’ of employment.

In London, Mayor Boris Johnson’s RE:FIT program has upgraded more than 350 of London’s public buildings, generating CO2 savings of 28,900 tonnes per year from the £44 million investment. Many of the buildings are schools that are now energy-efficient, and have become more productive places to learn. Regeneration and retrofit projects are not just about energy efficiency – although in a carbonconstrained world this will become increasingly important. Projects such as Brookfield Place underscore that, with vision and determination, we can get the best out of our urban assets, our heritage and our people. Retrofitting can help us breathe new life into ageing infrastructure, attract investment in our cities, and enhance employment and economic opportunities in a rapidly changing world.

has the solution to reduce your energy costs U

rban Energy Australasia specialise in designing viable alternative solutions to meet our clients energy requirements. We offer an extensive range of alternative and renewable energy resources. From industry scale solar thermal, to CHP (combined heat and power) electricity generation, Urban Energy has the solution to reduce your energy costs. Urban Energy offers a custom energy audit, detailed engineering design and complete install. We have install teams across Australasia with a wealth of knowledge and experience in our field. For more information on how we can cut your energy costs, contact Urban Energy Australasia.

UrbAn EnErgy solUtions At work: This system utilises a sophisticated Cogeneration system and waste heat recovery Absorption chiller to efficiently generate a proportion of the electricity used by the centre and efficiently generate cooling. The cogeneration system is a 120kW cogeneration system with a daily electrical output of 1,800 kWh and a daily thermal output of 2,445 kWh. The chiller system is a 98kW absorption chiller with a daily thermal (cooling) output 1,470 kWh.

Producing ecologically sustainable designs and environmental performance for commercial buildings in Australia 1/10 Anella Avenue Castle Hill NSW 2154 Ph: 1300 66 99 81 Fax: (02) 8850 6344 info@urbanenergy.com.au

| Company Profile | Company Profile

Revolutions in air-mixing technology

‘W

e can’t solve problems by using the same kind of thinking we used when we created them.’ – Albert Einstein. Conventional air distribution systems use energy in an inherently wasteful way, as well as providing poor levels of comfort to building occupants. A new type of system, Bosch BAOPT, is changing the way engineers in Europe think about air distribution and ventilation control. Currently, most ventilation systems control the internal environment based on dry-bulb temperature alone. Typically, these systems rely on the Coanda effect to distribute air at high velocity along ceilings and along walls in order to mix air, predominantly via this bulk-air motion. This type of air mixing is an energy-intensive way to distribute and mix air. Energy is wasted in two ways: firstly in air distribution, and secondly in refrigeration and/or heating. Fans need to work harder to push conditioned air along ceilings and down walls. This increases energy used in air distribution (fan energy). Furthermore, energy is transferred from the incoming air streams to the surfaces (in heating),

or transferred from the surfaces to the supply air (in cooling). Not only do these systems use more energy to provide a given level of heating and/or cooling, but they also cause localised discomfort to building occupants. The combination of high-velocity airflow with only dry-bulb temperature control leads to non-homogenous air mixing, where hot and cold pockets of air exist. The reason that this type of motion leads to discomfort can be explained by the ASHRAE 55-2010 Thermal Comfort standard. This standard recognises that human thermal comfort is affected by six variables, divided into four environmental (dry-bulb temperature, relative humidity, air velocity, radiant temperature) and two physiological (metabolic rate and clothing) variables. Hence, any heating, ventilation and airconditioning (HVAC) system that controls only one of these six variables can never allow for optimum comfort in the room. In stark contrast with the typical HVAC system outlined, a new paradigm in air-mixing technology and ventilation control has been relaunched in Australia, after over a decade of successful installations in

more than 1600 buildings in Europe. This Bauer Optimising (BAOPT) system, originally invented and patented by Albert Bauer, has changed the way engineers approach the problem of air mixing in Europe. Extremely sophisticated pressure control prevents pressure gradients from forming in the room, which means temperature stratification is nearly eliminated. The BAOPT system can also regulate the humidity of the space by continually monitoring and modifying system elements such as outside air dampers, and heating and cooling deadbands. This type of low-velocity air mixing, combined with accurate pressure and humidity control, is able to address both the velocity and relative humidity aspects of thermal comfort, as well as the standard drybulb control. In solving the mixing problems inherent in conventional systems, and subsequently increasing room comfort and reducing energy use, this new paradigm of air distribution is an ideal, cost-effective way to retrofit sustainability into most existing buildings. Bosch Energy and Building Solutions: (03) 9541 3916 www.bosch-energy.com.au

Directed conventional airflow

Non-directed airflow

Control based on temperature often makes for poor mixing of air and drafts.

Control based on sensors and intelligent algorithms makes for consistently high air quality.

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Currently, most air-conditioning systems rely on high-velocity discharge of conditioned air along room surfaces, using the Coanda effect, in order to mix air. This not only causes energy wastage, but also localised discomfort felt by building occupants, particularly those who are seated in perimeter zones. These two problems are inherent in nearly all modern Ventilation and Air-Conditioning (HVAC) systems. However, a new paradigm of ventilation control has been relaunched in Australia, after over a decade of success in Germany: The patented BAOPT (Bauer Optimising) system. The inventor of this technology, Mr. Albert Bauer, a facilities manager and electrician, wondered why occupants of large office buildings were so often experiencing discomfort in the presence of expensive mechanical conditioning systems. He contemplated a natural phenomenon that occurs in the Bavarian Alps, Germany – known as ‘Föhn’. When this weather phenomenon occurs, it provides warm dry air to the entire city of Munich. Warm humid air from the Mediterranean rises on the Italian side of the Alps, and arrives as adiabatically cooled, drier air at the top.

Directed conventional airflow

This air package flows down the mountain, warming up, replacing the existing (often miserable) weather condition, with fresh, warm, drier air. This phenomenon is inclusive of a total mixing of air under a pressurised (wind source) condition. Mr. Bauer queried whether such a condition was possible to achieve indoors, and could be artificially controlled. The concept of total air mixing, no air temperature stratification, and maximum fresh

Non-directed airflow

outside air supply, are just the beginning of Bosch’s patented BAOPT technology. This technology prioritises indoor air quality (IAQ) first, measuring CO 2 together with other Volatile Organic Compounds (VOCs). This is accomplished while at the same time achieving a desired set-point temperature as well as humidity level. An optimal, even airflow in the room results in an atmosphere without air drafts and pollution pockets. Temperature or humidity fluctuations above or below the desired value no longer occur. The amount of ventilation openings for supply air and return air can be reduced considerably, and the BAOPT system can be retrofitted cost-effectively into almost any conventional HVAC system. The advantages of this BAOPT system lie in the fact that a large volume of conditioned air is no longer circulated unnecessarily in order to achieve expedient, optimal and economic control of the indoor environment. Building owners can look forward to vastly improved comfort and lower energy bills.

Control based on temperature. Often poor mixing of air and drafts.

Control based on sensors and intelligent algorithms. Consistently high air quality.

Bosch Energy and Building Solutions: (03) 9541 3916 www.bosch-energy.com.au

| HVAC

HVAC: The cool retrofit solution

With rising energy prices, reducing energy consumption is no longer solely an environmentally focused objective for businesses. In Australia, an estimated 70 per cent of energy usage and 63 per cent of greenhouse gas emissions are attributed to heating, cooling and ventilation. Heating, ventilation and air conditioning (HVAC) systems are major energy consumers in live performance venues, accounting for one of their greatest operating expenditures.

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or these reasons, Live Performance Australia (LPA) commissioned EC3 Global, an international environmental management and advisory group, and experts in sustainability solutions, to write a guide on HVAC system retrofitting options. Live Performance Australia is the peak body for the live performance industry, and the guide has been developed as part of their energy efficiency initiative.1 This article provides a summary of the LPA design guide. The guide is mainly targeted at live performance venues; however, the information provided is also applicable to other venues or buildings with HVAC systems.

1 This initiative received funding from the Department of Industry as part of the Energy Efficiency Information Grants Program.

This article focuses on opportunities for energy savings through retrofitting existing HVAC systems, rather than the design of new HVAC systems, and covers: • what to consider before retrofitting • typical equipment upgrades • other energy-saving devices that can be retrofitted to your existing HVAC system.

What to consider before retrofitting? The ultimate purpose of any HVAC retrofit is to decrease operating and maintenance costs through increased energy efficiency. Retrofitting your HVAC system can be a complex process, which is why an audit of your system’s energy efficiency should be undertaken before making any decisions. Measuring your

HVAC |

system’s performance against the optimal performance rates stipulated for the appliance (which are typically available online) will help you to identify areas that may require retrofitting to improve efficiency.

Is your current unit or system correctly sized and located? The sizing of your system is important because an undersized air conditioning system will be ineffective. While an oversized system will cool or heat an area very quickly, it may also expend extra energy cycling on and off, resulting in higher operating and maintenance costs. At the time of initial instalment, HVAC service providers will estimate the cooling and/or heating loads to determine sizing requirements. These may change. For example, if a HVAC unit was sized for a large venue or room, which has now been split into two smaller rooms, the system requirements will have changed. The location of a HVAC unit can also affect its efficiency. In evaluating the location of your unit or system, it is important to consider: • shading and air flow • accurate thermostat readings • adequately sized air-supply ducts for fresh air and proper changeover rates • reduction of heat loss by minimising piping and duct lengths, and installing insulation in areas of high temperature differences • minimisation of noise created by the system (indoors and outdoors) • the provision of adequate access space for maintenance.

Is your unit or system suitable for variable operating conditions? It is important to consider the different operating conditions of your venue. Performance spaces are high-occupancy areas (persons per square metre), and a HVAC system has to deal with the heat loads and CO2 emissions from a large number of patrons, as well as the heat emitted from stage lighting. If your air conditioning system will be operating through periods when the cooling or heating requirements (or loads) will vary considerably, then the system’s compressors should be able to operate effectively at part and full loads. This is the case for most

live performance venues, as realtime conditions change rapidly with the audience entering and leaving the venue and performance space. If the compressor in your current HVAC system cannot operate efficiently at part loads, you could investigate replacing the compressor, or installing a variable speed drive (VSD) that will adjust the compressor’s motor speed to match the changing load.

Equipment upgrades How old is your HVAC system? Typically, the ‘functional life’ of a HVAC system is 10–15 years. That means that the testing conducted by the system manufacturers has indicated that under normal

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| HVAC

chiller’s expected lifespan. If your chiller is more than 15 years old, an upgrade should be considered. Chiller efficiency can be improved by measures outlined below:

operating conditions, its components will be worn beyond repair after 10–15 years. So, if your HVAC system is more than 10 years old, it’s time to consider replacement. When weighing up the capital cost of replacement, consider that new units can reduce energy costs by 20–40 per cent.

Are you using variable-speed drives (VSD) across your HVAC system? Installing variable-speed drives on supply and return air fans can save energy in HVAC systems by adjusting the speed of fan motors to match the volume of air required to be moved through the building. Retrofitting VSDs can be a very simple and cost-effective improvement, as optimising fan and pump speeds can reduce energy costs significantly.

Are your motors energy-efficient? Motors are used for pumps, fans and chillers, and in a number of other types of HVAC equipment. Typically, motors are rewound once they fail; however, the energy efficiency of rewound motors drops with each rewind (on average, efficiency decreases by about one per cent after each rewind). Do not rewind motors unless there is a guarantee of the

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efficiency. While rewinding a motor is about 60–80 per cent cheaper than a new standard motor, the capital cost for a new motor may be lower than the energy costs of a rewound motor, over time. Replacing standard motors with newer and more efficient models may pay out, considering that motors are extensively used throughout the system.

Do you have variable air volume (VAV) air handling units (AHU)? Air handling units condition and distribute air throughout a building in order to maintain indoor air qualities such as oxygen and CO2 levels, humidity and temperature. Output of AHUs can be measured as constant air volume or variable air volume. If you have a constant air volume AHU, consider converting to VAV, as these systems can regulate the supply of conditioned air, depending on the venue’s occupancy and the heating or cooling required for the space.

How old is your chiller system? Chillers are large energy consumers within HVAC systems. When considering the value of retrofitting the chillers in an existing system, it is important to remember that the capital costs will be balanced by reduced energy costs over the new

• Adjust the capacity of the chiller. A smaller-capacity chiller should be used in low-load conditions, and a larger chiller for high-load conditions. Operating a chiller at part-load conditions reduces the efficiency of a conventional fixedspeed chiller. • Use a chiller that has the necessary communication interfaces to allow implementation of modern energy-saving strategies through control systems or building management systems (BMS). • Provide adequate cooling capacity for the cooling tower. It is common practice to design the cooling tower to a minimum capacity; however, if it becomes undersized due to changed conditions or usage patterns, then increasing the cooling tower capacity will also increase the chiller efficiency.

Are you using condensing boilers? Many HVAC systems include a boiler for building heating. When assessing replacement or refurbishment of your current boiler/water heater, consider the cost of energy used by the boiler throughout its expected lifetime. Water heaters with modulating burner control (as opposed to burner on-off control) can improve energy efficiency at part-loads by allowing more time for heat transfer against a lower temperature difference, and by having less air-purging cycles. Consider replacing conventional boilers with condensing boilers

HVAC |

where possible. Condensing boilers use the waste heat of flue gases to preheat the cold water entering the boiler. Their design encourages the condensation of flue gases; however, to allow for condensation, the return water entering the boiler from the heating circuit needs to be below the dew point of flue gases, which is at 55 degrees Celsius. As return water temperatures in conventional boilers are considerably higher (at 71–82 degrees Celsius), retrofitting condensing boilers to existing heating systems requires further adjustments. Such adjustments may involve specially designing heating circuits to allow for cooler water to return to the boiler, or adjusting the sizing of the heat exchangers to suit the required duties. The comparably high cost for energy-efficient boilers usually entails a reasonable return on investment through savings on gas.

Energy-saving devices Additional devices that may improve the energy efficiency of your HVAC system include energy-saving features such as:

or cooling unoccupied spaces. This can save 10–20 per cent of HVAC running costs without sacrificing comfort. When installing thermostats, choosing the right location is crucial. Avoid exposure to direct sunlight or other heat sources, such as lights or other electrical appliances.

Air-side economisers As economisers make use of cooler outdoor air to cool buildings, they may not be appropriate for hot and humid climates. That said, they might help businesses in parts of Australia with lower, drier ambient air temperatures to reduce HVAC energy costs.

Economisers for boiler heat recovery If you have a non-condensing boiler in place, economisers can be retrofitted to your conventional boiler to achieve condensing efficiencies through heat recovery. Economisers are heat-exchange devices that save energy by using the warm exhaust gases from the boiler to preheat the water used to fill the boiler.

Motion sensors

• motion sensors

Installing motion sensors in less frequently used areas, such as change rooms and storage rooms, can save energy, as air conditioning will only be turned on when a space is occupied.

• night-purging vents.

Night-purge ventilation

• thermostats • economisers

Programmable thermostats Programmable thermostats allow automation of HVAC systems and can increase energy efficiency. Features of programmable thermostats include automatically turning the unit off when the set temperature has been reached, and using timers to adjust the building’s occupancy schedules and thus avoiding heating

Night-purge ventilation expels the warm air that builds up over the day. This saves energy by pre-cooling the thermal mass of the building overnight, so the HVAC system does not need to work as hard in the morning to reach set temperatures. This type of ventilation system is most efficient for climates in which night temperatures are below 20–23 degrees Celsius, and the temperature

fluctuations between day and night are relatively high. Incorporating night-purge ventilation into your HVAC design can increase energy efficiency significantly; especially as there are no added costs for running the system once it has been installed. System instalment may include operable or automated windows, roof vents and trickle vents.

Greener live performances through energy efficiency You can find a suite of downloadable PDF fact sheets, checklists, kits and templates, as well as energy efficiency tools, on the Live Performance Australia website. These resources and tools will guide you on how to improve the energy efficiency of your productions, tours, venues and outdoor events. To find out more, visit www.liveperformance.com.au/greener_live_ performances/resources or email greener@liveperformance.com.au. REFERENCES: 1 ORIGIN ENERGY, 2013. HEATING, VENTILATION AND AIR CONDITIONING, WWW.ORIGINENERGY.COM.AU/4397/ HEATING-VENTILATION-AND-AIRCONDITIONING 2 MELBOURNE CITY COUNCIL, 2007. ENERGY WISE HOTELS TOOLKIT WWW.MELBOURNE.VIC.GOV.AU/ ENTERPRISEMELBOURNE/ENVIRONMENT/ DOCUMENTS/ENERGYWISEHOTELS.PDF 3 DEPARTMENT OF CLIMATE CHANGE AND ENERGY EFFICIENCY, 2012. ‘GUIDE TO BEST PRACTICE & MAINTENANCE & OPERATION OF HVAC SYSTEMS FOR ENERGY EFFICIENCY’ BY LASATH LECAMWASAM, JOHN WILSON AND DAVID CHOKOLICH (GHD), EE.RET.GOV.AU/ENERGY-EFFICIENCY/ NON-RESIDENTIAL-BUILDINGS/HEATINGVENTILATION-AND-AIR-CONDITIONINGHVAC/GUIDE-BEST-PRACTICE-MAINTENANCEOPERATION-HVAC-SYSTEMS-ENERGYEFFICIENCY 4 THE ENERGY EFFICIENCY EXCHANGE WEBSITE, 2013. OPPORTUNITIES: HEATING, VENTILATION AND AIR CONDITIONING, EEX.GOV.AU/TECHNOLOGIES/HEATINGVENTILATION-AND-AIR-CONDITIONING/ OPPORTUNITIES/#SELECT_THE_RIGHT_WATER_ CHILLER_SYSTEM 5 DEPARTMENT OF CLIMATE CHANGE AND ENERGY EFFICIENCY, 2013. FACTSHEET BOILER EFFICIENCY, EE.RET.GOV.AU/SITES/DEFAULT/ FILES/DOCUMENTS/05_2013/HVAC-FS-BOILEREFFICIENCY.PDF 6 SUSTAINABILITY VICTORIA, 2006. HVAC TIPS (HEATING, VENTILATION AND AIR CONDITIONING), SUSTAINABILITY VICTORIA.

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| Company Profile | Company Profile

Fusion modular solutions make facilities management easy

ttendees at the 2013 IQPC Retrofit and Refurb conference in Sydney were introduced to an innovative modular approach to air conditioning by Fusion HVAC. Up until now, the words ‘rooftop package unit’ could have been the most unappealing words spoken on any upcoming project; however, the Fusion PAC (package) systems might change one’s thinking. Fusion HVAC has developed an integrated modular system, used extensively throughout Australia and New Zealand in new ‘large space’ retail areas such as Masters, Warehouse Group and other major retailers. The appeal of these systems in retrofits and refurbishments has become evident, with Managing Director Kevin Harris saying: ‘We have been run off our feet with enquiries from the moment we finished our presentation. Our ability to install a complete air conditioning, ventilation and smoke spill system in one or two days, and exceed energy targets, seems to have surprised so many people who were not familiar with our system or the possibilities’. The Fusion systems eliminate many aspects considered problems by builders, architects and clients, in an ‘out of the box’ solution. A number of key patents are included, and the system minimises installation and site commissioning time. Variable air volume (VAV), variable refrigeration capacity, integrated free cooling, and even integrated smoke exhaust functionality are all on board. To date, hundreds of Fusion modular systems have been installed,

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with the newest version now being prepared for site deliveries (see image). While appearing simple and elegant from the outside, all elements of the dropper are actively controlled for air volume and directionality. Controls are fully integrated and include smart control, free cooling, VAV and cooling or heating demand, minimised warm-up times, self-diagnosis, and remote monitoring functionality. Fusion works with Krantz and SMARTemp® to develop unique and exclusive air-diffusion products, proven to provide constant throw even with VAV, with improved indoor air quality. Systems provide extremely uniform air distribution and mixing, as well as stable temperature control. Fusion’s expertise in air diffusion and distribution is also easily extended to ducted installations. Fusion’s modular system has been subjected to numerous independent energy and system engineering reviews and reports. Studies by respected engineering consultants, such as AECOM, Arup and SEED, typically show 30–45 per cent carbon savings over traditional systems – with site audits confirming achievement. The applications are widereaching. Although best known for large space solutions, Fusion HVAC has innovative solutions for small spaces, individual shops and tenancies, and more. Mini-modular systems to suit small spaces still incorporate many of the key owning and operating features of their larger cousins. When reviewing Fusion’s mini-modular approach for a large

retail tenancy’s development, SEED Engineers Managing Director Rob Lord commented, ‘Many consultants are moving to heat recovery VRV systems in an attempt to get energy efficiency with individual tenancy control. The Fusion mini-modular system offers many advantages – free cooling, VAV, independent operation, in a drop-in solution.’ Furthermore, having distributed systems provides system-wide redundancies – a service outage in one area or tenancy does not affect any other unit. ‘Te Awa’ – the winner of New Zealand’s 2012 NZ Property Council Retail Property Award – is a testament to the application of Fusion mini-modular systems in retail tenancies. These systems can also easily connect to existing ductwork systems, providing a drop-in solution, and Fusion’s engineers will analyse the air-distribution systems to identify improvements in function, and reduction in operating costs. Latest developments include the new ‘basket’ dropper – believed to include the world’s largest swirl diffuser paired with VAV and digital-variable or fully-variable refrigeration compressors and even condenser misting systems for extreme climates. With such benefits in an integrated system, it’s not surprising that the system is now being applied to mission-critical applications such as pharmaceutical stores and industrial plants. For more information or to contact Fusion HVAC, see their advertisement in this edition.

| Company Profile | Company Profile

Flexible lighting control Rapid lighting control system and the An-10 wireless system, so the customer can benefit from the best of both systems.

Rapid system controlled office lighting

P Electronics’ sophisticated Rapid system has been specified for use within One Southampton Street, a newly refurbished office development in the heart of London. Rapid was specified for its flexibility, as the system can be easily incorporated into any building design and can be configured to control specific rooms, floors or an entire multi-floor building. The lighting control has played a large part in the building being granted a Building Research Establishment Environmental Assessment Methodology (BREEAM) ‘Excellent’ rating – the highest ever for a United Kingdom office refurbishment. BREEAM is similar to the GBCA Green Star rating, and has been adapted by numerous European countries. The Rapid system is fully addressable and networkable,

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combining state-of-the-art technology with an easy-to-use graphical user interface. Rapid’s modular controls are networked together on each floor, while multifloor layouts are linked together using Rapid area controllers. At Southampton Street, the Rapid system connects to CP’s light level sensors, which allows for further energy savings to be achieved as daylight supplements the light levels within the office space, and adjusts lighting levels. Scene setting also features. The Rapid system provides an intelligent energy solution for new buildings, and can also work seamlessly with our fully featured wireless lighting control system, An10, for a retrofit solution. Our Rapid An-10 Gateway device (AR-DN-GW) provides a ‘gateway’ between the

CP Electronics has established solid system partners across Australia who have successfully completed many projects with CP’s signature products. These include major defence installations; warehousing; educational facilities; heritage-listed office space; and energy-efficient lighting upgrades such as the newly refurbished Global Headquarters of Servcorp, one of the largest providers of serviced offices in numerous international locations. CP Electronics also worked with Light Energy Australia to provide a cost-effective efficient control system to work with their Digital Addressable Lighting Interface (DALI)-controlled LED troffers and downlights. Where required, the system monitors the amount of daylight available, and adjusts the artificial light to maintain the required light levels. This same solution will also be used in Servcorp’s new project in Leadenhall Street, London, and will be delivered by CP Electronics in the United Kingdom off the back of the Sydney project. The benefit of an effective lighting control system is paramount. Energy-saving strategies, such as presence/absence detection and dimming in relation to natural daylight, are some of the most effective means of reducing costs and carbon levels. A well designed and configured lighting control solution can provide electricity cost savings of between 20 per cent and 40 per cent when installed in an average office space. To discuss your next project with an experienced system partner in Australia, please visit www.cpea.com.au or email enquiries@cpea.com.au.

Case Study: One Southampton Street, Covent Garden, London, UK

One Southampton Street granted BREEAM Excellent – highest ever for a UK ofﬁce refurbishment BREEAM, 2014.

Fully addressable lighting control system

Delivering world class energy saving solutions

Product highlights

Rapid, the sophisticated lighting control system by CP Electronics, has recently been installed in the newly refurbished multi-floor development, One Southampton Street in the heart of London. Offering flexibility and scene setting capability, the building now benefits from maximum energy efficiency. As a result the building has been granted BREEAM Excellent – similar to the GBCA star rating – and the highest ever rating for a UK office refurbishment.

Retroﬁt adaption The Rapid system provides intelligent energy saving solutions for building spaces, and can also work seamlessly with our An-10® wireless lighting control technology for a retroﬁt solution.

Call us today on 02 9667 2700 to discuss your next project or visit our website www.cpea.com.au

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Fully addressable and networkable

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Easy to use graphical user interface

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Highly ﬂexible

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Remote monitoring and conﬁguration

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Scene setting functionality

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Supported by turnkey design and commissioning service

| Lighting

Lighting controls Energy use can be reduced by controlling lights to suit specific intensity, time and place requirements.

ontrol systems that manage light can complement the use of energy-efficient lamps. The goal of automated control is to provide a highly productive and safe lighting environment; hence, the ideal automated lighting control system should be undetectable by building occupants and should maximise efficiency. The ability to effectively control building lighting is reliant on three major factors: • lamp technologies that can be turned on and off, and dimmed • appropriate sensors to detect building use and environmental conditions

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• control systems that vary light output according to sensor inputs and user needs across different locations. Lighting controls can be as simple as an on/off switch or a sophisticated, logic-based, microprocessorcontrolled system. The simplest of these systems, the light switch, often does not save much energy. When the only method of control is manual switching, lights are often left on longer than needed, particularly in commercial applications. Lighting control systems need to be simple to operate and preferably designed to operate with minimal human intervention. The systems may be complicated, but they should not be complicated to use. Intelligent light control can deliver substantial energy savings, especially when the entire system is designed with this in mind. Many elements of the system need to be matched to operate together. Products may

not work together if they are not purchased with the control strategy in mind. If funds are limited, lights capable of sophisticated control should be purchased initially so a compatible control system can be bought at a later date. Lighting control decisions can be made based on a large number of factors, such as: • time of day • activity • light level • temperature • individual personal requirements • combinations of the above factors. Analysing these factors can result in outcomes such as: • light levels that match the exact needs of the space at any given time • light delivered in the direction of an exit

Lighting |

• light only delivered in occupied spaces • security lighting that meets the security needs at any given time. Make sure that lighting needs are met, but not exceeded, to minimise the amount of energy used at any given time or activity. Lighting control systems can be very costly. More sophisticated systems result in better outcomes, but there is a point where the costs and benefits are no longer in balance. This will be different for every project, but the balance can be found through a step-by-step review of the control options, from the simplest to the most complex.

Occupancy sensing Occupancy sensing is a very effective method of providing ‘fine control’. Fine control refers to the ability of a system to control specific lighting outcomes for small zones or spaces. For example, good light could be provided for a lone person working in a large open-plan office at night, while other areas would be dimmed or dark. The most sophisticated versions of fine control provide an island of low light around a brightly lit main work area. This results in a softly lit path for any movement through the area. Occupancy sensing has been in use for a long time, and early adopters were often frustrated by the ineffectiveness of older systems. The passive infra-red (PIR) sensors would often switch lights off when people were using the area. Sensor sensitivity or placement issues generally caused these problems. Occupancy sensing technology is now very advanced, and it is much easier to deliver an effective system.

The most sophisticated versions of fine control provide an island of low light around a brightly lit main work area with HVAC, is the main energy cost of commercial and industrial buildings.

Some of the sensor types available include:

PIR sensors

Lighting expenditure generally accounts for less than one per cent of the revenue generated by productivity within buildings, so design of any lighting system is primarily driven by increasing productivity rather than energy efficiency. This does not mean that energy efficiency cannot be improved with a BMS, rather that it is important to look for opportunities where energy efficiency and productivity gains are complementary.

• measure heat patterns and react to body heat • do not use energy to operate (passive system)

Microwave sensors • generate pulses of microwaves and assess reflected waves • use energy to operate (active system)

Ultrasonic sensors • generate ultrasonic waves and assess the reflected waves

Areas where a BMS can be used for the complementary improvement of productivity and energy efficiency may include:

• use energy to operate (active system). These sensors can be combined in hybrid systems to provide a more accurate result. Typically, a PIR sensor activates a microwave or ultrasonic sensor, to double-check and verify a result. This minimises the amount of energy used to operate the system, as PIR sensors do not need energy to operate.

• increased use of diffuse natural light • seamless transition between natural and artificial lighting • elimination of lighting in unused areas • effective integration of background lighting with occupant dimming control of local task lighting.

A number of suppliers offer high-quality and reliable occupancy sensing solutions.

Building management system (BMS) goals and commissioning control systems Including lighting in a BMS represents a significant challenge for designers, even though lighting, in conjunction

The real challenge for any lighting BMS is to reduce lighting in areas where it is not needed, and seamlessly deliver the quality and quantity of light where it is needed with adequate user control

RETROFIT AUSTRALIA • VOLUME 3 NUMBER 2 | 2014 • 33

| Lighting

Professional control system suppliers have developed good systems for collecting information, and this can help to develop a baseline commissioning plan of personal task lighting. This would involve the use of daylight and artificial lighting technologies that have a good colour rendering index (CRI) and fast on/off, along with dimming capability. Technology improvements in recent years have increased the usability of control technology; however, strong management of the commissioning process is needed as the final step to avoiding common quality issues (for example, incorrect time switching, poor sensor placement, poor zoning and incorrect time delay).

commissioning plan. Collecting information on any issues within the system can help to refine the control system further. The contract for design, supply, installation and commission of the control system should provide intensive service in the early stages of building occupation. This should

minimise any difficulties that system users may encounter. To further minimise disruption, appoint an individual within the client organisation to be responsible for collecting information about the BMS successes and failures. This person can then be tasked with ensuring that the commissioning process addresses these issues. This article was provided by the New South Wales Office of Environment and Heritage, and was first published as part of the ‘Energyefficient lighting technology report, Second Edition 2014’. To read the entire report, visit www. environment.nsw.gov.au/resources/business/ Energy-efficientLightingTechnologyReport.pdf. The NSW Office of Environment and Heritage also runs a training course on energy-efficient lighting. More information can be found at www.environment.nsw.gov.au/business/ lighting-training.htm.

A control system should be commissioned in a series of stages, where the quantity and time between commissioning events is driven by the complexity of the system. Often the parameters that will decide the system’s effectiveness are not known until the space has been occupied for some time. Commissioning a control system in a series of stages will help to account for this. Any patterns of light use can then be identified, and system adjustments made. When designing a control system, gather as much information as possible about the expected use requirements of the site. Professional control system suppliers have developed good systems for collecting information, and this can help to develop a baseline 34 • RETROFIT AUSTRALIA • VOLUME 3 NUMBER 2 | 2014

Lighting control systems can be complex; but they should not be complicated to use

| Company Profile | Company Profile

The LEDified SmartBay

EDified Lighting Corporation has announced the introduction of its iDim™ LED technology suite. iDim stands for ‘Intelligent Dimensions’ and is an exciting new development for commercial lighting customers who use high bays, low bays, canopy lights and floodlights. LEDified has released the first version of this product, dubbed

the SmartBay.The SmartBay is an all-weather, IP65 luminaire that can be used in numerous indoor or outdoor applications. The flat, modular design of the LED arrays allows for a uniform spread of light, and the adjustable side modules mean that light can reach places that were previously hard to get to with a fixed-position luminaire. With efficacy levels surpassing 80 lumens per watt, and high colour rendering index (CRI) levels, the SmartBay is a unit that provides users with faster payback periods as compared to the traditional high-intensity discharge (HID) and induction lighting. The SmartBay can be easily configured between 70 watts and 200 watts in 10-watt steps. Brightness ranges from 6000–14,000 lumens in the 4000K version and 6250–14,500 lumens in the 6500K version. The simple design of its pre-configured iDim infra-red communication platform provides users with the option of ‘setting and forgetting’ or changing wattage and brightness as required. Matthew Ng, Chief Technology Officer at LEDified, states, ‘the concept of iDim is to provide users with more control over their lighting configurations and to put this control in the palm of their hand. ‘We want customers to see more than just increased efficiency and reduced maintenance costs when choosing an LED product. We want customers to have the flexibility of changing their lighting conditions on the fly, and the SmartBay can do this’.

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LEDified will also launch a higher-wattage version of the SmartBay that ranges from 170–300 watts, with a brightness range from 13,000–22,000 lumens to suit higher ceiling areas with bigger lighting demands. LEDified’s Head of Marketing, Tom Rutherford, is excited that customers can install the SmartBay under LEDified’s ‘fund through savings’ payment model. ‘We’ve taken the headache out of funding an LED upgrade by designing cash flow positive leasing options. When customers add this to the benefit of lower operating and maintenance costs, they jump at the opportunity.’ If you would like to see how the SmartBay looks in your business, contact LEDified to organise a no-obligation demonstration. Phone: 13LEDS Web: www.ledified.com.au/commercial Email: t.rutherford@ledified.com.au.

LED SmartBay -10W

200W

70W

+10W

140W

A multi-purpose Indoor + Outdoor luminaire Adjustable side modules increase beam angle Change between 70W and 200W in 10W steps Up to 14500 Lumens Complete with iDim IR communications platform

www.ledified.com.au

| Lighting

CEFC and Warrnambool light the savings way with LED

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Lighting |

Warrnambool City Council is set to become the first in Australia to use highly efficient LED technology for a bulk changeover of residential street lighting, using finance from the Clean Energy Finance Corporation (CEFC).

he Victorian council is set to reduce its street lighting costs by almost 70 per cent through replacing about 2000 mercury vapour lamps with LEDs, following the recent approval of the technology by local network provider Powercor. CEFC CEO Oliver Yates said there was strong potential for the $1.2 million Warrnambool upgrade, using about $600,000 in CEFC finance, to light the way for other councils seeking to substantially reduce their street lighting costs – the single largest source of energy costs and greenhouse gas emissions for the local government sector. ‘LED is still considered a “new” street lighting technology in Australia, but it is highly efficient and has a longer estimated life than other lights typically used to upgrade from inefficient mercury vapour technology,’ says Mr Yates. Warrnambool City Council Mayor Michael Neoh says the council had assessed the increased benefits of LED technology against the higher initial cost involved, and was proud to be pioneering its adoption for residential streets in Australia. ‘The move to install LEDs makes sense from financial and environmental points of view,’ Cr Neoh says. ‘It also fits neatly with the council’s key objective to be a sustainable city.’

Paul Brown, Managing Director of local government consultancy Ironbark Sustainability, which is assisting Warrnambool with the project, said that the new lights use 77 per cent less energy than standard mercury vapour streetlights. ‘By installing LED technology, Warrnambool is expecting to reduce its current street lighting operation and maintenance costs by 68 per cent,’ he said. Apart from offering lower costs, and reduced energy consumption and carbon emissions, LEDs provide a greater uniformity of light along a street, better colour rendering and visibility, and their light output depreciates less over time. The CEFC originally approved finance for Warrnambool council to upgrade its lights with fluorescent lamps last year, but extended its finance to enable the use of LEDs. The Warrnambool streetlight upgrade is part of the Great South Coast Street Smart Lighting project, which involves six Victorian councils: Warrnambool, Shires of Colac Otway, Corangamite, Moyne, Southern Grampians and Glenelg. The project received a $1.4 million grant from the Australian Government’s Community Energy Efficiency Program (CEEP), covering about half of its original $2.8 million cost.

More information:

Streetlights It is estimated that there are more than 2.5 million inefficient mercury vapour streetlights in use across Australia. In Victoria alone, the street lighting upgrade opportunities represent an investment of more than $100 million. The CEFC has also provided finance for street lighting upgrades at: • Baw Baw Shire Council – where the council aims to save more than $160,000 per year and cut carbon emissions by about 18 per cent through replacing 2660 mercury vapour streetlights • Richmond Valley Shire Council – where lighting energy costs were reduced by about one-third when approximately 1000 streetlights were replaced with more energyefficient lamps.

Warrnambool Warrnambool City Council has a population of almost 34,000, and an average growth rate of 1.8 per cent. Located just over 260 kilometres south-west of Melbourne, Warrnambool is the largest city in the Great Ocean Road region, and Victoria’s largest coastal city outside of Port Phillip Bay. Warrnambool is the principal service centre for south-western Victoria, as well as being a popular retirement and tourist destination. The city boasts a campus of Deakin University, and contains a significant healthcare sector. Major industries and services include retail, tourism, education, health, dairy, meat processing and construction.

continued on page 42

RETROFIT AUSTRALIA • VOLUME 3 NUMBER 2 | 2014 • 39

| Company Profile | Company Profile

Back-of-house LED lighting upgrade delivers $8000 in monthly savings Project summary Date

October 2013–February 2014

Site location

66 Goulburn Street, Sydney

Project Type

Replacement of T8 fluorescent lighting with Chamaeleon lights with integrated occupancy sensors in underground car park, fire stairs, plant and fire control rooms

Cost

$55,404 including installations

Estimated electricity savings

48,541 Kilowatt hours per annum (79 per cent)

Return on investment

1.2 years (including Energy Savings Certificates)

he Sydney Masonic Centre (SMC) Conference & Function Centre operates 32 function and lodge rooms (5000 square metres) across eight levels, including a two-level underground car park. The landmark CBD building was originally constructed in 1974, with the addition of a commercial office tower in 2014. The building is owned by the Sydney Masonic Centre, which is responsible for the base building common area lighting and function centre operation. The SMC Conference & Function Centre management has been actively pursuing energy reduction measures for over a decade through membership of the New South Wales Government’s Energy Saver business program. Completed projects include the replacement of the main plant with a building management system (BMS) in 2008, and a front-of-house LED lighting upgrade in 2011. In 2012/13, the Centre committed to a further $150,000 data and lighting upgrade project in both front- and back-of-house areas. The IT and Building Manager, Mano Jelamudi, appointed electrical

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and data contractor Fast Track Communications to manage both data and lighting installations.

Lighting upgrade scope A range of standard, emergency and permanently on models of the Chamaeleon was used to retrofit single and twin T8 36-watt (1200 millimetres) and single 58-watt (1500 millimetres) fluorescent tube lighting, which operated 24/7 without controls. In total, 133 Chamaeleon lights replaced 144 fluorescent tubes in back-of-house areas. A combination of standard, emergency, and permanently on Chamaeleon models was installed in fire stairs, the car park, plant control rooms and the store area. LED downlights replaced compact fluorescent and halogen lights in front-of-house corridor areas.

Project results Energy savings The estimated 48,541-kilowatt-hour annual reduction in consumption equated to a $5000 monthly saving from client-supplied bill data. The savings were broken up into reductions in both variable consumption and fixed kilovoltampere (kVA) demand charges.

Power factor improvement Pre-upgrade

0.78

Post-Chamaeleon installation: car park

0.86

Post-Chamaeleon installation: fire stairs and other

0.91

Company Profile | Company Profile |

long life of over 50,000 hours. Lowmaintenance design features include a battery changeover in emergency versions via an externally accessible drawer, and a smart-connect base with keyed lock for easy installation and removal without the need to isolate power.

Next steps

Mano says that the maintenance bill for emergency and back-of-house lighting has reduced by a staggering 95 per cent, or $21,000 per annum.

‘We have reduced a significant amount – $5000 per month – on the electricity bill, and improved our power factor in the building. Since the project finished, we have absolutely no maintenance cost spend on those areas installed with Chamaeleon lights. We look forward to more efficient products from Enlighten Australia.’

Buoyed by the strong results of the latest data and lighting upgrade project, SMC management will next approach emergency and exit lighting across its 32 function rooms, corridors, doorways and toilets.

Client feedback

Energy Savings Certificate rebate

Maintenance savings Due to the Chamaeleon light’s patented design, featuring quality components that include Philips LUMILED LEDs, the light delivers a

The SMC worked with an Accredited Certificate Provider, Low Energy Supplies & Services (LESS), to document the lighting upgrade’s scope of works for the generation of tradeable Energy Savings Certificates. The Chamaeleon lighting upgrade generated 1920 certificates, which were sold at $8, to deliver an $11,000 rebate back to the SMC management.

– Mano Jelamudi, IT and Building Project Manager, Sydney Masonic Centre Conference & Function Centre.

Is your building lighting stuck in the 70s? Back of house areas are generally occupied around 3% of the time, so why pay to fully light them 24/7? • Specialty LED light for fire stairs, service corridors and car parks, including emergency lighting • Approved for ESC & VEET Certificate creation • Project paybacks 1–3 years

THEN 88 watts

Twin 36 watt fluorescent lights

NOW 7.5 watts

Chamaeleon LED light

Find out how at www.enlighten.com.au Winner

RETROFIT RETROFITAUSTRALIA AUSTRALIA••VOLUME VOLUME33NUMBER NUMBER22| 2014 | 2014••41 Y

| Lighting

continued from page 39 This project adds to Warrnambool Council’s objective of being a leader in sustainable practices in all aspects of its duties, including initiatives over recent years such as: • purchasing hybrid petrol/electric vehicles and an electric bike • a substantial tree planting program that helps informally offset the council’s greenhouse gas emissions • installation of solar panels on several council buildings • encouraging community renewable energy uptake by facilitating a successful solar bulk-buy program that resulted in the installation of solar panels on 145 homes • the purchase of 20 per cent green power, which alone avoided 1564 tonnes of CO2e in one year of activities • the Warrnambool Sustainable Living Festival, which in 2014 attracted an estimated 4000 attendees.

LEDs in Australia While Warrnambool is set to be the first council to undertake a bulk changeover of LED residential street lighting in Australia, the technology has been trialled and used in pilot projects elsewhere across the nation over the past decade. While Sydney and Adelaide were both participants in a four-year 13-city global LED trial arranged by international not-for-profit The Climate Group, hundreds of local governments have carried out smallscale trials of LEDs. Sydney announced late last year that it would replace about 6500 of its own conventional lights with LEDs over three years. The New South Wales state government has also announced that it will upgrade with LED technology across 41 council areas as standard lights fail and can’t be fixed. State-owned electricity distributor Ausgrid owns and maintains 250,000 streetlights on behalf of the 41 councils.

of the Pilbara Region of Western Australia through projects with Horizon Power and the Western Australian Local Government Association (WALGA). Since August 2013, Victorianbased distribution businesses Powercor, CitiPower and SP Ausnet have announced that LED replacement options would be available for residential streets in these areas. Subsequently, Ironbark Sustainability has received requests from 34 councils to develop business cases for LED upgrades.

Ironbark Sustainability Ironbark Sustainability is a specialist local government consultancy that works with councils around Australia by assisting them to reduce energy and water usage through sustainable asset and data management and onthe-ground implementation.

Around 1000 LEDs have also been installed in a handful of areas

Idyllic Warrnambool will upgrade its streetlights to LEDs

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Company Profile |

| Company Profile

Turning up the heat on cool roofs

dentifying the cooling energy savings delivered by a cool roof has often frustrated facilities managers’ attempts to pursue this promising technology.

Clearly no two buildings are exactly alike, and seasonal variations, coupled with changes in occupancy and building use, make it difficult to compare performance from one year to the next. Dulux set out to solve this problem for their Cool Roof Commercial product with the help of the University of Melbourne’s Faculty of Architecture, Building and Planning, focusing on a study of a customer’s retail warehouse in Far North Queensland. Faculty Lecturer Chris Jensen said, ‘The results show that the Dulux Cool Roof coating is reducing HVAC cooling energy by 20 per cent. This was determined by first calibrating the modelled Cool Roof HVAC energy with measured total HVAC energy use, and then using the model to test the difference between energy use with and without the Cool Roof coating applied’.

Business Manager Acratex Roof Coatings, Simon Vandestadt, said, ‘This result is very encouraging and could translate to a payback of around five years in similar buildings in warm climates, where cooling energy exceeds 100 megawatt hours per annum’. Contact Simon on simon.vandestadt@dulux.com.au or call 0478 409 470 for more information.

X • RETROFIT AUSTRALIA • VOLUME 3 NUMBER 2 | 2014

RETROFIT AUSTRALIA • VOLUME 3 NUMBER 2 | 2014 • 43

| Certification

Certifying retrofit professionals

The Energy Efficiency Certification Scheme provides certification for the professionals that lead and manage comprehensive energy retrofits of commercial buildings in Australia. The Scheme is managed and administered by the Energy Efficiency Council, and its design and operation are overseen by an independent steering committee that includes representatives from industry, governments and the property sector.

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Certification |

The Scheme identifies Australia’s leading experts in energy retrofits, helping building owners and managers to find professionals that they can trust to refurbish their buildings for energy efficiency purposes. It also provides a benchmark for energy efficiency professionals, allowing them to develop their knowledge and skills over time.

he Energy Efficiency Council has announced the names of the first candidates awarded certification under the Scheme. Certificates conferring the status of Certified Energy Efficiency Specialist (CEES), which indicates a professional with the knowledge but limited experience, and Certified Energy Efficiency Leader (CEEL), which denotes a highly experienced and knowledgeable retrofit professional, were awarded at certification ceremonies in Sydney and Melbourne in June this year. ‘The Energy Efficiency Certification Scheme is now fully operational, recognising genuine professionals in the energy efficiency sector and helping building owners and

managers find quality providers,’ says Luke Menzel, Manager, Sector Development at the Energy Efficiency Council. ‘By being certified, this first group of successful candidates has demonstrated that they are on the leading edge of professionalism in the delivery of commercial building retrofits in Australia.’ The Energy Efficiency Council has also launched a new Scheme website. The website includes a directory of certified professionals, and information on comprehensive retrofits for building owners and managers. ‘Certified professionals are listed on the Scheme website. This means that building owners and managers now have a straightforward way to find and contact a project leader with the knowledge and skills to manage a comprehensive energy retrofit of their building from start to finish,’ says Menzel. The Energy Efficiency Council is now preparing for the second round of assessments and certifications. Interested professionals can register their interest in round two by visiting the Scheme website at www.efficiencycertification.org.au. Retrofit Australia spoke with three certified professionals about the Scheme.

RETROFIT AUSTRALIA • VOLUME 3 NUMBER 2 | 2014 • 45

| Certification

Caoimhin Ardren, Energy Action, Projects & Advisory Services

CERTIFIED ENERGY EFFICIENCY LEADER Caoimhin Ardren, Manager, Project Implementation and Operations, Energy Action, Projects and Advisory Services (incorporating Exergy) RA: How important is retrofitting commercial premises when it comes to Australia’s energy efficiency? CA: Retrofitting of existing commercial properties is crucial to energy efficiency in Australia, in that it not only addresses consumption in buildings and facilities that will still be with us for a long time to come (something like 95 per cent of the existing commercial buildings will be in operation 30 years from now), but it also is a great way to communicate with a large portion of the population about energy efficiency and its associated benefits. Correctly implemented energy efficiency retrofit projects result in buildings that are cheaper to run, and have lower emissions and improved health and indoor environment quality. It’s a win-win for all concerned. RA: Can you tell us a bit about what you do on a day-to-day basis? CA: A lot of what I do every day is about asking questions. With a team

46 • RETROFIT AUSTRALIA • VOLUME 3 NUMBER 2 | 2014

of colleagues that identify energy savings opportunities, develop the measures and then go about implementing these savings, as well as verifying that the measures have been correctly implemented and commissioned, my job is about interrogating my colleagues and the designers and contractors. For example, why is the proposed solution the right one? Will that change impact the energy-saving outcome? What did we promise the client, and will this design/ installation deliver the promised savings and operational benefits? RA: Prior to the Energy Efficiency Certification Scheme, there has been no real recognition of professionals with the specific skill sets to lead and manage retrofits. What does this certification represent? CA: As the industry expands and matures, we should no longer be in a stage where clients need to take a risk with investing in energy efficiency upgrade works. They should be able to trust us as professionals to deliver the project

outcomes in terms of energy savings and not simply focus on time and cost. Unfortunately, as with any growing industry, there are businesses that are in for the ‘fast buck’ that will provide substandard solutions to clients, significantly impacting the reputation of the industry. This certification is an opportunity to demonstrate to property owners and managers that there are professionals available who are able to lead these projects to a successful conclusion without putting the energy outcomes at risk. These professionals have been tested and accredited by their peers against a stringent set of criteria that are specifically tailored to address the needs of an energy retrofit project. These are the professionals who are able to define the energy targets and outcomes right from commencement, and be the ‘champion’ through all project stages, to the point where the savings can be objectively measured and verified.

Certification |

RA: How will the EECS benefit building owners and managers looking to retrofit? CA: Many clients, not recognising the difference in complexity of an energy retrofit, have in the past engaged non-specialist project managers – often with poor outcomes in terms of energy reduction or impacts to thermal conditions. The benefit to owners and managers is the increased level of certainty that the project outcomes will be achieved through engaging a project manager that has accredited expertise in leading these types of projects. The client will know that the CEEL or CEES has successfully run projects of a similar nature in the past, and has the necessary knowledge and understanding to deal with the issues that arise on complex retrofit projects. RA: What are the vital skills that someone hoping to attain certification should have? CA: A CEEL or CEES needs to have strong understanding and knowledge in the areas of project management of whole-of-building retrofit projects, energy management and auditing, as well as energy efficiency engineering. This needs to be complemented with comprehensive stakeholder management and communication, as well as with the application of proactive risk management. Comprehensive understanding and expertise in commissioning and tuning of building systems is also essential. RA: How will certification affect you, professionally? CA: In the past, we have provided services pretty much

in line with the EECS guidelines and accepted procedures, so the certification process does not require my company to make many changes. However, with the certification scheme in place, this makes it easier to describe to clients how we are different to the generic project manager services on offer in the market, and to support this by being able to show that we have been certified as an expert in this area. RA: What do you see happening in the existing built environment in Australia with regard to energy efficiency over the next five to 10 years? CA: Over the past 10 years, the majority of take up of energy efficiency retrofits has occurred across premium office buildings, specifically in the larger property portfolios. This is changing to the point where we will see more and more Grade A, B and C buildings undergo retrofits for energy efficiency purposes, and also for end-of-life replacements. This takeup should also spread across to non-commercial facilities and the industrial/manufacturing area. In addition, many owners are now investing in detailed energy sub-metering, and this provides substantial benefit to the auditing and assessment process to allow auditors to identify savings opportunities at a much improved level of granularity. This also opens up better opportunities in the area of building control initiatives, and less of a reliance on replacing old technologies with new.

Rob Lord, Managing Director, SEED

CERTIFIED ENERGY EFFICIENCY SPECIALISTS Rob Lord, Managing Director, SEED Hugh Butcher, Greenhouse Programs Leader, City of Yarra RA: How important is retrofitting commercial premises when it comes to Australia’s energy efficiency? RL: Retrofitting commercial premises is extremely important because it is where the best bang-for-buck carbon reductions can be made. These premises also affect how people work; they operate for long periods, so there’s a heap of opportunity to not just reduce energy but also improve performance. HB: Within this sector, time and time again I am staggered to discover how poorly many commercial buildings perform. Therefore, avoiding and reducing our energy usage, especially in existing commercial buildings, are extremely important actions to take. While we can improve the performance of new builds, the vast majority of energy use over the short to medium term will come from existing buildings.

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| Certification

Retrofits have a heap of diverse considerations – tenants, facilities management, plant performance and economics, as well as being able to adapt to a future climate RA: Can you tell us a bit about what you do on a day-to-day basis? RL: On a day-to-day basis we compare theoretical results with actual results, and then give advice to building owners where necessary. Some of our work is commissioning and inspection of plant (looking at actual results), and some of it is computer modelling (looking at theoretical results). HB: My role is Greenhouse Programs Leader at Yarra City Council – a small inner urban local government just outside Melbourne’s CBD. I coordinate Council’s organisational carbon management programs, which span from aligning our building retrofit programs with our strategic environmental targets, through to ensuring that Council is a certified carbon neutral entity under the National Carbon Offset Standard (NCOS). RA: Prior to the Energy Efficiency Certification Scheme, there has been no real recognition of professionals with the specific skill sets to lead and manage retrofits. What does this certification represent?

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RL: I believe it means acknowledgement that there is a professional discipline to managing retrofits. Retrofits have a heap of diverse considerations – tenants, facilities management, plant performance and economics, as well as being able to adapt to a future climate. HB: For someone like me who doesn’t have a formal qualification or trade in, say, engineering or electrical work, having my skill set independently recognised at a national level is incredibly valuable. It demonstrates that delivering successful integrated building retrofits goes beyond the academic classroom, and requires a range of skills like project management and business case development. It also highlights that the skill set lies with the individual, and not with the company under which they are employed. That way, the certification travels with you wherever your career takes you. The certification also represents a need for professionals who perform to a higher standard to be recognised in the crowd.

RA: How will the EECS benefit building owners and managers looking to retrofit? RL: I get nervous just lending my mate my car. Imagine a building owner ‘lending’ an engineer a $100-million building to testdrive. That is why an accreditation scheme is necessary – it gives owners some confidence, and it gives the engineers involved credibility. HB: Like other certification schemes, the CEES and CEEL certifications provide an extra level of confidence in individuals and companies about their abilities to apply their energy efficiency knowledge in real work situations. In a practical application, it provides an opportunity for clients to stipulate these certifications for projects, knowing that doing so will provide a certain level of professionalism. RA: What are the vital skills that someone hoping to attain certification should have? RL: A series of base skills are essential; namely, risk management, communication, building services knowledge and experience with tradespeople. In my view, however, the most essential skill is to understand why and how tenants need energy. For example, we know people need stairwell lighting so they can safely traverse stairs. But the building only needs to provide light when people are actually on the stairs, not when the building is empty. Appreciating how people use energy in the building is the key skill. HB: The certification scheme isn’t about the intricacies of how

Certification |

a complex mechanical system works, but rather how to develop, manage, and measure a project from start to finish. Therefore, the certification requires individuals to have a holistic understanding of the entire process; from of the motivations of customers to invest in energy efficiency and building retrofits, through to how one conservation measure may impact on how other plant and equipment operates. RA: How will certification affect you, professionally? RL: Our industry, like many others, is very competitive. Certification will hopefully assist with convincing owners that we are responsible providers of service, and they will then appreciate the experience we are offering. HB: Having the CEES accreditation is a professional recognition of a skill set that I cannot necessarily demonstrate from my academic studies. It also adds to the credibility of the work that I perform on a day-to-day basis, and gives me an understanding of what to expect from others who have the same certifications.

RA: What do you see happening in the existing built environment in Australia with regard to energy efficiency over the next five to 10 years? RL: Energy efficiency will always be important, but I believe that this focus will be translated into staying within available energy infrastructure. Tenants are starting to cotton on to the fact that there is more value to their business case if buildings are more comfortable and have better air quality. NABERS IEQ and Green Star Performance are two reemerging schemes that underline the tension between productivity and energy consumption. As buildings strive to be ‘more productive’ for tenants, energy consumption may rise, but [hopefully] greenhouse gas emissions per productive bit of work will decrease. HB: I think the significant move we will see is in the space of renewables, and a shift away from fossil fuels over the next 10 years. Regardless of the impacts of the removal of the carbon tax and any potential changes to the Renewable

Energy Target, the cost of solar is constantly heading south, making it more and more affordable – to the point where we are already at parity with grid prices. I think the tipping point is near, and we’ll soon see a sudden influx of commercial solar installations dotted all over our cities. Also, the uncertainty of natural gas in Australia is making people cautious regarding installing fuel-hungry infrastructure that will be with us for 10 to 20, or more, years. As a result, I’m expecting the mechanical solutions in the future to be quite different to the ones we’re seeing now. RA: Is there anything else you’d like to add? RL: Retrofitting buildings is not a set of standard procedures that you always follow. Each building has a unique set of constraints and opportunities, and the work that the EECS-accredited people do is in unearthing the strengths, weakness, opportunities and threats. I think that working in this field is a very fulfilling career path and an interesting job. I hope that the various private and public building owners get behind EECS and support this fledgling movement.

Tenants are starting to cotton on to the fact that there is more value to their business case if buildings are more comfortable and have better air quality

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| Company Profile | Company Profile

Kooltherm® Insulated Plasterboard: the perfect solution for space-saving refurbishments With premium energy efficiency and simple installation processes, combined with slimline design for space-saving practicality, Kooltherm® K17 and K18 Insulated Plasterboard products will reduce heating and cooling costs, and enhance the functionality of any building.

Kooltherm® Insulated Plasterboard products achieve CodeMark certification

K18 Permishield timber frame.

ingspan Kooltherm® K17 and Kooltherm® K18 are ‘two-in-one’ insulated plasterboard products, featuring 10-millimetre-thick plasterboard surface panels pre-bonded to Kooltherm® panels. Kooltherm® is a super high-performance, rigid, phenolic thermoset insulation material. The Kooltherm® insulation core varies in thickness from 25 to 80 millimetres, depending on application requirements and the unique attributes of the structure. This generous selection of depths makes Kooltherm® the ideal product for existing structures of all ages and dimensions, from the smallest apartment to the largest commercial building. Kingspan Kooltherm® K17 Insulated Plasterboard features an opposing glass tissue facing, designed for adhesive fixing directly to solid concrete or masonry surfaces. This extremely space-efficient solution means insulated walls can maintain thin profiles, maximising precious floor areas while still achieving superb energy efficiency and comfort.

Alternatives like glasswool wall batts eat into valuable living and working space, which is real estate heresy. Kingspan Kooltherm® K18 Insulated Plasterboard, on the other hand, is designed for applications where panels need to be affixed to timber or steel framing (rather than solid concrete or masonry). K18 has an opposing face of highly reflective aluminium foil, designed for mechanical fixing to the framing studs. The advantage of this system is that wall cavities are preserved intact, rather than filled with insulation bulk, thereby maintaining plenty of useable space for plumbing and electrical conduits. This is a vital feature for busy commercial premises, in particular, where the placement of data cabling and electrical connections is constantly under review.

Kingspan Insulation has just achieved CodeMark certification for its iconic Kooltherm® K17 and K18 Insulated Plasterboard products. The K17 and K18 ranges are the latest members of the Kooltherm® family of insulation products to achieve this accolade. CodeMark certification, granted to building products in recognition of innovation, quality and compliance with all relevant building codes and standards, is an independent endorsement of Kingspan Insulation’s endeavours to deliver high-quality insulation products to Australian markets.

In addition, K18 Insulated Plasterboard – being lightweight and thin – is perfect for steeply pitched or cathedral ceilings, where there may be limited space between roofs and ceilings. K17 concrete wall.

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Kingspan insulation. You won’t just feel the difference, you’ll see it.

There is a science to achieving high performance buildings and it starts with construction materials and design of the building envelope. That’s why Kingspan Insulation always perform a detailed thermal analysis to help us custom design the most effective insulation solution. The science extends to our insulation ranges. They deliver amazing thermal performance in the thinnest of wall footprints – Kingspan Kooltherm® achieves R2.5 in just a 50mm thickness, and we can also design thin wall systems that achieve R4 and beyond. Where condensation is a concern, we have unique solutions in our vapour-permeable Kingspan AIR-CELL® range. To ensure you maximise their superior thermal performance, we even provide on-site installation training and assistance. To see the difference our high performance insulation can make, call 1300 247 235 or visit wholenewlight.com.au

Tel: 1300 247 235 Email: info@kingspaninsulation.com.au wholenewlight.com.au

| Insulation

Adding insulation to existing buildings

Insulation can be added to existing buildings with varying effectiveness and cost depending on the construction type and where the insulation is being placed.

eilings and suspended floors with easy access are relatively simple to insulate post-construction. Insulation board can be laid beneath floor finishes if there is no underfloor access. Walls and skillion roofs are the hardest to insulate after construction, as the internal or external lining must be removed. A good time to insulate walls is during recladding or replastering. Specialised products are available to insulate existing walls: check with your local building information centre. External insulation or (if local building regulations permit) cavity fill are often appropriate solutions for cavity brick walls. Adding insulation to existing buildings can greatly increase comfort and reduce energy costs and greenhouse gas emissions. An ideal time for doing this is during renovations.

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Insulation |

Cavity brick walls have high thermal mass, but without insulation are usually too cold in winter and often too hot in summer if exposed to prolonged heat wave conditions Insulation can be retrofitted to various construction types. Walls Most walls benefit from added insulation, and it is possible to add insulation to most construction types used in Australia. Autoclaved aerated concrete (AAC) already has a reasonable degree of insulation built into the blocks themselves, and straw bale is an extremely highly insulated system. Apart from these exceptions, added wall insulation is essential in all climates. If it is not already fitted, or if existing insulation levels are not high enough, there are ways of installing it as a retrofit.

Cavity brick walls Cavity brick walls have high thermal mass, but without insulation are usually too cold in winter and often too hot in summer if exposed to prolonged heat wave conditions. If the cavity is insulated, the internal thermal mass (the internal brick skin) is protected from external temperature changes, and becomes highly effective at regulating temperatures within the home. Insulate existing cavities by sealing the bottom of the cavity if it is open to the subfloor, and pumping in loose bulk material to a measured

density. This has been common practice in the United Kingdom and Europe for many years, and is becoming available in Australia, usually in one of the following forms: • Small polystyrene balls (produced with carbon dioxide) coated in a non-toxic bonding agent are pumped in at regular points around the building. The bonding agent solidifies and locks all the balls in place. • Mineral fibres are blown into the cavity either through a series of small holes, as above, or into the top of the cavity if it is accessible. Known as mineral wool, this material is treated with a moisture repellent to keep the insulation and cavity dry.

Ensure that such materials are installed by reputable insulation installers.

Brick veneer, reverse brick veneer and timber framed walls Brick veneer walls have the brick skin on the outside, which is not the ideal location for thermal mass. The bricks heat up in summer and radiate heat late into the evening, while in winter they stay cold and absorb heat from the house. Insulation is essential to protect the occupants from external temperature extremes exacerbated by the external brick skin. Reverse brick veneer is much more thermally efficient because the thermal mass is on the inside; however, good insulation is still important to maintain thermal comfort. Timber framed walls are low mass construction, and rely entirely upon insulation to maintain thermal comfort. The two cavity fill methods previously described — polystyrene balls or mineral fibres — can be used to insulate these wall types if the lining or cladding is not being removed. More material may be required, as it fills up not only the cavity but also the width of the wall frame (brick veneer and reverse brick

Reverse brick veneer is much more thermally efficient because the thermal mass is on the inside; however, good insulation is still important to maintain thermal comfort

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| Insulation

The ideal option, if the scope of the renovation permits, is to remove the internal plasterboard linings or external cladding and fit insulation into the stud frame veneer). However, the effectiveness of existing reflective sarking is greatly diminished by replacing the airspace with fill material. For timber frame walls, insulation is pumped into the voids between 54 â&#x20AC;˘ RETROFIT AUSTRALIA â&#x20AC;˘ VOLUME 3 NUMBER 2 | 2014

studs and noggings, but this can be labour-intensive. The ideal option, if the scope of the renovation permits, is to remove the internal plasterboard linings or external cladding and fit insulation into the stud frame.

Either bulk or reflective insulation can be retrofitted to existing wall frames by either cutting up a roll and fitting the pieces between each wall stud, or by using a factory prepared product such as bulk batts, concertina foil batts or multi-cell foil batts, which are easy to install and expand or fold into place. Reflective foil-backed plasterboard is also a useful material. There is usually sufficient depth in a wall frame to add more than one layer of reflective insulation, including the necessary air gap of 25 millimetres between layers. When installing from the room side, the foil should not have an anti-glare coating on it.

Insulation |

Metal roofs need a condensation barrier directly beneath them: a layer of reflective foil sarking is an effective membrane and a barrier to radiant heat, thus doing two jobs at once Bulk insulation rated R2.0 (70 millimetres) or R2.5 (90 millimetres) can be fitted between studs in the conventional manner and, depending on the thickness of the studs and the selected R-value, may or may not fill the entire wall frame width. It is important to choose the correct thickness of insulation to suit the thickness of the cavity. Do not compress bulk insulation. When used in conjunction with a layer of wall wrap foil, ensure there is an air space of at least 25 millimeters between the batt and the reflective surface of the wall wrap foil.

Ceiling fires have increased significantly with the more common use of downlights that penetrate the ceiling. Take care to ensure that minimum clearances around downlights are maintained and that transformers are not covered by the insulation. Wherever possible, avoid recessed light fittings as these are a major source of heat loss.

Other wall types

Single-skin, high-mass walls such as concrete block, rammed earth or mud brick can have their thermal performance significantly improved by installing insulation on the wall exterior. The simplest method is to use polystyrene board with an external render, or batts fixed between battens at around 600-millimetre centres, covered with a waterproof cladding.

Ceilings and roofs It is possible to add insulation to all roof types common in Australia and, even if some effort is required to lift roofing, the benefits make it well worthwhile.

Tiled roofs without sarking can have it added easily if the roof is being re-tiled. If the tiles are to remain in place and the roof space is accessible, you can add double-sided foil or foil batts between the rafters or trusses, directly under the tile battens.

the roofing to install it, but most metal roofing can be removed and reinstalled easily, without damage. If sarking has been fitted, it may still be necessary to fit an extra layer or more of foil beneath it. Always maintain a minimum air gap of 25 millimetres between layers. If the roof is being painted to restore colour, select the lightest colour permissible (heat-reflective roof paints are also an option) and then match the remaining colour scheme to it. Ceiling insulation is simple to fit if the roof space is accessible. If the house has a flat roof or raked ceilings, there will be no access into the space except by removing and reinstalling the roofing or the ceiling lining. If the ceiling is being replaced, it’s a simple job to install insulation from below. Reflective foil-backed plasterboard could be used in this situation, but may not provide sufficient insulation if used on its own. It will also gather dust on any upward-facing reflective surface and rapidly become ineffective. Derived from information written by Max Mosher, Caitlin McGee and Dick Clarke in Your Home: Australia’s guide to environmentally sustainable homes, 5th edition, 2013 Department of Industry. www.yourhome.gov.au

Take care to ensure that minimum clearances around downlights are maintained and that transformers are not covered by the insulation

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| Insulation

A WINDOW TO ENERGY EFFICIENCY Windows provide a significant opportunity for building owners and managers to augment their energy efficiency.

n the early days of construction, windows consisted of nothing more than a hole in a wall, which was rather energy inefficient; heat from a fireplace wafted right through the opening. Fenestration then progressed to the glazed window (although, in some parts of Europe ‘window tax’ was introduced, which taxed citizens based on the number of windows in their homes – unsurprisingly, many were bricked over). In 1940, the Libbey-Owens-Ford Glass Company – the first company to commercialise double-glazed windows – registered the ‘Thermopane’ brand name in the United States. In recent times, the tripleglazed window has popped up, and is becoming standard in cold climates such as Scandinavia’s; however, Australia’s climate, for the most part, may not be extreme enough to warrant the usage of triple glazing. In addition, when considering the installation of triple glazing as an upgrade over double glazing, it’s important to note that

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the environmental benefits of heat retention and deflection may well be outweighed by the carbon impact of the componentry; the mining and manufacturing that takes place before the product is installed. Consequently, in an environment such as Australia’s, double glazing is among the most popular choices for improving the energy efficiency of a building’s windows. According to the Glass and Glazing Association of Australia (AGGA), double glazing – also known as insulating glass units (IGUs) – is becoming increasingly important in Australia due to the nation’s increasing energy efficiency vigilance. ‘In an era of more stringent energy regulations, and in which consumers are demanding superior performance and comfort from their glazing, the use of IGUs is on the rise,’ says AGGA. The U-value (a measure of heat loss – the lower the value, the less heat transfer) of different

Insulation |

external building elements is worth considering in terms of energy efficiency. The differences between single, double and triple glazing, and a solid wall, are as follows: single glazing has a U-value of 5; older double-glazing is around 3, with modern double glazing around 1.6; triple glazing is down around 0.8; while a solid wall equates to around 0.3.

environmental conditions can result in significant underperformance or overperformance of the building envelope, particularly in buildings with large glazed areas. The resultant figures will not meet the energy efficiency provisions of the BCA. The Window Energy Rating Scheme (WERS) is currently the only AFRC-accredited scheme in Australia. WERS performance data can be entered directly into the glazing calculator to get a total window system value. The WERS website has the following advice on how to ensure that you are getting a product certified by WERS (or other AFRC Certified body):

Many of the free online U-value calculators use glass-only U-value and Solar Heat Gain Coefficient (SHGC) performance results, which don’t factor in the impact that a frame has on heat conductivity. Under the National Construction Code, within the Building Code of Australia’s (BCA) guidelines, external glazing performance data must be determined in accordance with the guidelines of the Australian Fenestration Rating Council (AFRC). The BCA states:

• Can the company provide a WERS (or other AFRC Certified body) Certificate of Compliance? • Is the company a member of WERS?

1. Glazing, for these purposes, means a transparent or translucent element and its supporting frame located in the envelope, and includes a window; and 2. By referring to glazing, J2.4 and section 3.12.2.1 require total U-values and SHGCs to be assessed for the combined effect of the glass and frame. The measurement of these total U-values and SHGCs is specified in the Technical Manual and Procedures Protocol for Energy Rating of Fenestration Products of the Australian Fenestration Rating Council (AFRC), which has been derived from the United States of America National Fenestration Rating Council (NFRC). Neglecting to apply total window-system values to Australianapproved procedures and

• Can the company direct you to a WERS listing for the product? (Located on www.wers.net.) Window frames have undergone major developments since inception. Historically, spacers used to separate multiple panes of glass were made primarily of metal, but metal spacers act as heat conductors, undermining their ability to reduce heat flow. To improve performance, spacers now are often constructed of a less-conductive material, such as structural foam, and a desiccant is used to absorb condensation between the panes. WERS classifies the most efficient examples as ‘thermally broken’. According to the WERS, to be classified as thermally broken a window must conform to the following definition by the U.S. National Fenestration Rating Council:

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| Insulation

tackled through a partnership between heritage architect Philip Griffiths and architectural firm Cox Howlett & Bailey Woodland, with construction by Diploma. The glass and glazing elements were overseen by contractor Double Glazing Australasia, with the Cooling Brothers supplying and installing the extensive glazing. Hale House is a fine example of how highly efficient contemporary glazing can modernise a heritage structure without compromising its original aesthetic values. Featuring more than 350 square metres of IGUs, the building now boasts extensive glazed curtain walls looking over an exposed courtyard, which also bathe the internal corridors, meeting rooms and offices of the building in natural light.

Hale House, West Perth

‘Thermal break: a material of low thermal conductivity that is inserted between members of high conductivity in order to reduce heat transfer. Thermal barrier material conductivity shall be no more than 0.5 W/m.K [watts per metre Kelvin].

as outlined by various industry bodies, is of significant benefit when considering a glazing retrofit, and could mean larger energy savings and greater thermal comfort in your building.

‘Thermally broken members: system members with a minimum of 5.3 millimetres separation provided by a low-conductance material (where thermal conductivity is less than or equal to 0.5 W/m.K) or open air space between the interior and exterior surfaces.’

Hale House in West Perth recently underwent a major refurbishment as part of a $25.5 million project to permanently house the Western Australian Cabinet Secretariat and the Office of the Premier. Originally built in 1925 as a school, Hale House was registered as a heritage building in June 2001 and was in need of restoration.

Knowledge of the various types of glazing available and their pros and cons with regard to energy efficiency, as well as understanding the restrictions and specifications 58 • RETROFIT AUSTRALIA • VOLUME 3 NUMBER 2 | 2014

Case study

The tricky task of refurbishing a heritage-listed structure was

The IGUs consist of a 13.52-millimetre toughened and heat-soaked ‘SolTech’ neutral laminate, sealed with a 12-millimetre black silicon spacer, separating a 10-millimetre, clear, toughened and heat-soaked second pane. The frameless curtain walls were achieved using point fixings through each IGU, connected to articulated ball joints, which were in turn connected to spider fixings on the steel structure. The outcome is an energy-efficient glazed walling system that balances with the predominantly brick original structure, achieving an indooroutdoor ambience at ground level. ‘This was an exceptional project as far as glass and glazing were concerned,’ says Cooling Brothers Director Vince Bianchini. ‘Not only were all the glass and glazing units made in Australia, which is a rarity these days, but this was the largest point-fixed IGU project undertaken in Western Australia to date – and a first for Cooling Brothers.’

Company Profile | Company Profile |

Acoustic windows retrofitted to a 1960s city landmark When it was built in 1968, the Park Regis Tower was Australia’s second-tallest skyscraper. Today, it is Australia’s tallest brick infilled building, boasting 45 floors, with the Park Regis Hotel situated on levels 3 to 15.

t the busy corner of Park Street and Castlereagh Street, this hotel inevitably suffers from the burden of a noisy city. From sirens to buses to the buzz of people below, noise complaints have plagued online reviews of the hotel. Despite the building’s solid construction, the windows were identified as the weakest barrier. As the hotel is part of a larger structure, replacing windows was not an option. A secondary window system, Soundtite, was retrofitted to the inside of the building. The addition of 6.38-millimetre glazing not only reduces the noise, but installation on the inside also preserves the integrity of the façade, which is a city landmark.

‘Comfort was the driving factor for the work’ According to Terry Dwyer, the Hotel General Manager, patron comfort was the main driving factor for the work. The soundproofing was originally designed as part of a floor-by-floor refurbishment of the hotel. After the first floor was completed, the hotel was so impressed with the noise reduction that the room refurbishment was put on hold so the hotel could focus on retrofitting secondary glazing, which was deemed the highest

priority for patron comfort and the best return on investment by lifting online reviews of the hotel. The hotel remained operational throughout the installation, with rooms returned to service the same day. For your partner in retrofit glazing projects, call Magnetite on 02 9565 4070 or email info@magnetite.com.au, Australia-wide.

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| Company Profile | Company Profile

Save energy costs by retrofitting cogeneration Whether you’ve looked at cogeneration before or are considering it now, there are some changes you need to know about. generate power and heat. Heat is recovered from the exhaust and used to heat facility hot water and HVAC. The key drivers for facilities do this is to:

t’s no secret that ever-escalating energy costs have driven many organisations to seek ways to more efficiently use energy, or reduce their energy consumption.

to increase your NABERS and GBCA energy ratings. Greener buildings attract tenants because they save on energy and meet their corporate environmental goals.

Installing a cogeneration or trigeneration system into a facility is the single biggest step you can take

While the concepts of on-site power, cogeneration and trigeneration are not new, their complexity, cost and use of inflexible technology has meant that costeffective and practical solutions have traditionally only been achieved by large energy consumers.

Customer benefits with Optimal cogeneration • Lower cost of energy • Simple, flexible and cheaper integration • Fixed-price, fully inclusive maintenance plans: all parts, all labour included for up to 10 years • Low environmental impact to tenants – low noise, low vibration, clean emissions • Reduced emissions and higher green building energy ratings • 24/7 backup power option.

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All of that has changed with Optimal Group, the Australian distributor for the market-leading Capstone MicroturbineTM. With compact, quiet, vibration-free and modular-design cogeneration systems from 30 kilowatts to 10 megawatts, Optimal Group tailors high-efficiency solutions sized to each building’s exact requirements, and delivers results. Sometimes termed combined heat and power, or CHP, cogeneration involves installing a gas-fuelled generator (microturbine) on site to

save energy costs (up to 50 per cent)

reduce emissions (often 40 per cent) and increase green building energy ratings

secure power where supply is limited, unreliable or mission-critical.

The unique Capstone MicroturbineTM has a simple design with only one moving part, offering superior reliability and ultra-low emissions. A complete cogeneration package, the highly efficient system also generates hot water for use in your facility for heating or cooling. The Capstone MicroturbineTM was commercialised in 1998 and has over 10 megawatts installed in Australia, and over 7000 installations globally. Long-term peace of mind is provided with the Capstone Factory Protection Plan (FPP), which provides customers with a known comprehensive service cost, and includes all parts and labour – scheduled and unscheduled – for up to 10 years. Optimal Group recently announced the formation of Optimal Group Finance, which allows flexible finance solutions that allow businesses to pocket the savings from cogeneration without the up-front cost.

SERIOUSLY LOWER

ENERGY COSTS Optimal Group. Leaders in combined power, heating and cooling for power generation, cogeneration and tri-generation systems. Onsite power, cogeneration or trigeneration solutions from Optimal are powered by Capstone Microturbines. The unique Capstone turbine has only one moving part, offering superior reliability and ultra-low emissions.

BENEFITS TYPICAL APPLICATIONS LOW RISK OPS

RELIABLE FIXED PRICE MAINTENANCE

40% LOWER CARBON

SINGLE BIGGEST

IMPACT ON GREEN RATINGS

GREEN BUILDINGS

NABERS

65dBA LOW NOISE COMPACT FOOTPRINT

FREE STAND BY POWER

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7000 Installations Globally FINANCE OPTIONS NOW AVAILABLE

Call Optimal 1300 678 476 sales@optimalgroup.com.au

www.optimalgroup.com.au

| Voltage Optimisation

Commercial

gains in Albury PROVIDED BY FORUM GROUP

Voltage power optimisation (VPO) is a technology that optimises a site’s power supply to provide financial, energy and carbon savings – simultaneously correcting the problem of overvoltage on the supply network and improving the quality of power entering the building.

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How does VPO work? ut simply, most electrical equipment is designed and manufactured to run at 220 volts; however, most buildings are supplied voltage much higher than this. As a result, buildings use more electricity than they actually need, simply because their power is not optimised. If your power is not optimised, you are paying for up to 20 per cent more electricity than you need and, at the same time, emitting up to 15 per cent more CO2. VPO regulates and controls the voltage supplied to a building, helping to lower electricity bills, protect vital electrical infrastructure and help equipment work more efficiently for longer. Savings in

energy (kilowatt hours) consumption, on average, range from eight per cent to 12 per cent.

Commercial Club, Albury One of the latest to join the growing list of clubs implementing voltage power optimisation is the Commercial Club, Albury. Founded in 1903, the Commercial Club now has more than 30,000 members, making it the largest club in the region. The Commercial Club looked at multiple technologies before deciding to implement VPO technology. The technology chosen by Commercial Club is implemented by Forum Enviro’s powerPerfector.

Voltage Optimisation |

Great energy savings As a not-for-profit organisation, the Commercial Club is dedicated to raising money for a variety of charitable organisations. In 2013, the Commercial Club donated in excess of $230,000 to 81 separate charities. Any savings that can be made in the day-to-day running costs of the Club help to ensure that more funds are available to support these charities. Of equal importance, any investment in energy efficiency and renewable technology need to positively affect the Club’s bottom line. The VPO technology chosen by the Commercial Club regulates and controls the energy supplied at the source to lower consumption and reduce costs. Since the implementation of this technology, the Club has seen dramatic savings on its electricity usage, ensuring the protection of vital electrical infrastructure to help equipment work more efficiently for longer. The Club undertook a comprehensive review of the market to determine the right solution for them. ‘Voltage power optimisation was implemented after extensive review of alternative technologies, including solar panels, trigen and cogen. Ultimately, [VPO] was chosen because of a more favourable return on investment,’ says the Commercial Club’s Facilities Manager, Roger Altmeier. What’s more, Forum Group guarantees the return on investment that its VPO technology will deliver, so the Club was always making a risk-free investment.

The right loads The Commercial Club is one of the largest clubs in the state, and as such has multiple incoming mains electrical

The club is delighted with the performance of the [voltage optimisation technology], which has exceeded our expectations in terms of energy savings

ROGER ALTMEIER, FACILITIES MANAGER

supplies. In such circumstances, it is necessary to install VPO on each suitable supply, in order to maximise energy-saving potential. Forum Enviro completed a thorough review of the site to determine which supplies fed which electrical loads. It’s common to see the greatest savings on facilities with large lighting and office equipment loads, including motors, refrigeration and air conditioning – the type of equipment found at most Australian clubs. The long operating hours at the Club (known as a high load factor) would also help maximise the savings made.

must work. Accounting for these ‘externalities’ using a regression analysis should be part of any independent savings analysis.

Two VPO units – a 1250-kVA and a 1000-kVA – were installed at the Commercial Club on 20 October 2013. Five months later, independent energy auditors calculated the level of savings achieved. To give a fair evaluation, you must consider the factors that drive energy use on the site. For example, a common factor is the weather, which governs how hard heating or cooling equipment

This work was carried out by EEVS Insight, a leading provider of energy-efficiency performance measurement and verification. Using IPMVP-based regression analysis, EEVS Insight found that VPO had reduced bills at the club by nearly nine per cent. This equates to an annual energy saving of 431,752 kilowatt hours, or $105,650.

Commercial Club, Albury, annual savings Kilowatt hours:

431,752

CO2 tonnes:

380

Dollars: $105,650 Kilowatt hours saving (%):

8.9%

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| Voltage Optimisation

Extended lifespan In addition to the energy savings achieved by reducing the voltage levels across the site, equipment will also last longer thanks to VPO. That’s because electrical equipment performs inefficiently when exposed to excessive voltage and poor power quality. Take a normal 230-volt rated lamp; when run at 240 volts, it will fail after 550 hours instead of 1000, drawing nine per cent more energy. Now imagine that problem spread across an entire site, with every single component failing faster and wasting energy. That’s expensive, and can be corrected with VPO. Voltage power optimisation cuts your energy use by up to 15

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Now imagine that problem spread across an entire site, with every single component failing faster and wasting energy. That’s expensive, and can be corrected with VPO per cent, reduces carbon emissions by up to 15 per cent, reduces your maximum demand by up to 10 per cent, and prolongs the life and reliability of all electrical equipment in your premises.

About Forum Enviro Forum Enviro is the division of Forum Group with sustainability as its focus. Forum Enviro offers a range of products designed to minimise environmental impact, and provides new and innovative ways to deliver substantial savings for businesses.

Company Profile | Company Profile |

Voltage optimisation is top of the list

ny building in Australia, large or small, that uses electricity will benefit from voltage optimisation (VO). According to Sam Czyczelis, Operations Director of Powerstar Australasia, even buildings that have a 5 or 6 Green Star rating are still achieving savings of around 10 per cent.

Voltage optimisation reduces energy consumption and CO2 emissions.

‘It could be a brand new building with all the bells and whistles to achieve energy efficiency, such as LED or T5 lighting, variable speed drives and a good building management system, [but] we are still guaranteeing good energy savings because the power quality out there is lousy and voltage is high,’ Czyczelis says. ‘In terms of percentage savings, VO is at the top of the list because the return on investment is very attractive when you compare it to a lights retrofit, for example.’ Czyczelis highlighted an example where an energy efficient site has guaranteed savings of nine per cent. ‘This is a tertiary education building in Melbourne with a new state-of-the-art construction that has won many awards for its design. ‘You might spend $100,000 on replacing lights throughout a big building with fluorescent T5 lighting, for example, and it might give you an 8–10 year payback; whereas you may spend $50,000 on VO and get a three to four year payback. ‘As each building is different, with its own unique infrastructure and specific load requirements, a VO strategy should be customised to each site.’ www.powerstar.com

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| Cool Roofs

Cool Roofs |

Reflecting on cool buildings Due to overwhelming interest, this article has been reproduced from Retrofit Australia Volume 3 Number 1, with the valued support of Dulux.

BY CHRIS JENSEN AND DOMINIQUE HES, FACULTY OF ARCHITECTURE, BUILDING AND PLANNING, UNIVERSITY OF MELBOURNE

The concept of light-coloured surfaces reflecting energy and therefore heat is not new; the light colour of the buildings in Greece is a good example. In an all-cooling environment, particularly where the surface area of the roof is a large proportion of the overall surface area of the building, a light colour, or ‘cool roof’, makes a lot of sense.

cool roof reflects the sun’s heat and emits absorbed radiation back into the atmosphere at a higher rate than standard materials. Cool roof performance may be achieved by using additives to the base material, or by applying a cool roof coating (which is an easy retrofit). These types of roofs literally stay cooler – while a standard black roof will climb above 80 degrees Celsius on a sunny day, a cool roof does not climb much past 40 degrees; this is the difference between being able to walk on a roof in bare feet and being able to fry an egg on it. The increase in reflected heat reduces the amount of heat held and transferred to the building, keeping the building at a cooler and more constant temperature.

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Additional benefits include the extended service life of the roof, reduced photovoltaic panel temperatures (resulting in higher power production) and lower HVAC intake temperatures. Cool roof coating technology has advanced significantly from simply being a lighter colour, although colour is a big part of the equation. The reflectivity of the material outside the visible light spectrum (in the near infrared), as well as increased emissivity (the ability of a material to emit energy by radiation) of the material, also has a large impact. When a darker roof colour is chosen (which is common for lower-rise residential), a ‘coloured’ cool roof product can be used. Such products are highly reflective in the near infrared, but not in the visible part of the spectrum, and thus maintain a higher solar reflectance. However, a darker cool roof will never be as reflective as a lightcoloured cool roof.

Cool roof research The Lawrence Berkeley National Laboratory (LBNL) has a cool roof division within its urban heat island group, which has undertaken extensive research in this field. Most recently, in the March 2014 edition of the Energy and Building Journal, the LBNL article titled ‘Economic comparison of white, green, and

black flat roofs in the United States’ suggests that, ‘Owners concerned with global warming should choose white roofs, which are three times more effective than green roofs at cooling the globe. Owners concerned with local environmental benefits should choose green roofs, which offer built-in stormwater management and a “natural” urban landscape aesthetic. We strongly recommend building code policies that phase out dark-colour roofs in warm climates to protect against their adverse public health externalities’. In defence of green roofs, which were not assessed for their whole-oflife benefits, Distinguished Scientist Emeritus at LBNL Arthur Rosenfeld said, ‘Both white and green roofs do a good job at cooling the building and cooling the air in the city, but white roofs are three times more effective at countering climate change than green roofs’. In an earlier study, LBNL measured and calculated the reduction in peak energy demand associated with a cool roof’s surface reflectivity. They found that, compared to the original black rubber roofing membrane on the Texas retail building studied, a retrofitted vinyl membrane delivered an average decrease of 24 degrees Celsius in surface temperature, an 11 per cent decrease in aggregate air

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| Cool Roofs

Cool Roofs |

Figure 1: Image courtesy Dulux

and a corresponding 14 per cent drop in peak hour demand. This is consistent locally with the findings of our study at the University of Melbourne with Dulux Group Australia, which showed that the Dulux Cool Roof coating is reducing HVAC cooling energy by 20 per cent for a retail store in Cairns. Our research on cool roof products used in Melbourne retrofits, both residential and commercial, showed that the important elements that increase benefit are: • high cooling load • uninsulated, under-insulated or ineffectively insulated roofs and walls • large exposed surface area as a proportion of total building surface area (for example, roof and west walls) • ageing roof, or dark original roof colour. Having a cooler roof also helps to keep any plant on the roof cooler, so that you are not trying to chill and run cool air in ducts where the roof is up to 80 degrees Celsius. Our research showed that roof temperature can differ by 30 degrees on a hot sunny day!

Cool roofs in legislation Cool roofs are commonly required or given credit within rating systems; for example, in the United States the ASHRAE building code and LEED rating system have cool roof categories, as well as state-based requirements. These are climate-based, and therefore are most common in the southern states. The Building Code of Australia (BCA) incorporates roof reflectivity by offsetting ceiling insulation requirements; so if your roof is a light colour, there are material savings to be made.

Benefits to using cool roof paint – is it for you? There are numerous benefits to having a cool roof, including that it: • is the easiest retrofit option to reduce cooling energy use if you have a large roof • reduces your utility bills associated with air conditioning

• increases occupant comfort and the potential to avoid installing an air conditioner where one is not already installed • improves the ability of undercapacity air conditioners to meet peak demand, avoiding upgrade costs • reduces peak energy demand on the hottest days • decreases the size and prolongs the life of your air-conditioning system • lowers roof maintenance costs and extends roof life, avoiding re-roofing costs and reducing solid waste • assists your building in meeting building codes • mitigates your community’s urban heat island effect • maintains aesthetics. There are many benefits, but there might be one slight drawback. The jury is still out on whether the white paints could have a slight negative impact on heating load. Our research has found that though the computer models say this is the case, our actual measured data after three years does not necessarily support this. We are doing further work on this.

Figure 2: University of Melbourne field test showing increased heat reflection of cool roof compared with aged zincalume

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RETROFIT AUSTRALIA • VOLUME 3 NUMBER 2 | 2014 • 67

| Cool Roofs

facts about cool roofing The aim of cool roofing is to maintain the temperature of a roof surface at the same temperature as the ambient air.

Cool roofs can drastically reduce the temperature of a rooftop, and can reduce the temperature inside the building by up to 15 degrees Celsius. This reduces the load on your HVAC system, as well as reducing energy usage costs and extending the lifespan of your roof.

There are a number of options if you want to convert an existing roof to a cool roof by retrofitting cool roof materials: you can choose to coat the roof, re-cover it with a new waterproofing surface, or remove the existing roof and replace it with a new one.

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Though it’s commonly understood that cool roofing comprises white, reflective paint, there are many surfaces, materials and paints, not to mention a variety of colours, that can be used to cool a roof. These include reflective paints, highly reflective tiles, or a sheet covering.

Cool roofs do not only reduce the temperature of individual buildings; they can also reduce the urban heat island effect in entire cities, lowering outside air temperatures. This could produce a flowon effect, potentially slowing global warming by cooling the atmosphere.

Cool Roofs |

The efficacy of cool roofing can be measured on the solar reflectance index (SRI), which combines solar reflectance (the ability of a material to reflect solar radiation) and thermal emittance (the ability of the material to both absorb and reradiate heat). The SRI gives an overall picture of a material’s ability to reject solar heat.

Cool roofing has been around for thousands of years in the Meditteranean and Middle East – many of the buildings in these regions are constructed using white and reflective materials. In the 1980s, the Department of Energy national laboratories in the United States began research on ‘solar radiation control coatings’, and cool roofs are now routinely installed on commercial and residential buildings.

The efficacy of cool roof products varies depending on the roof slope and type. Low-slope roofs have more stringent requirements than steep-slope roofs. Singleply membranes can be reformulated or coated to make them reflective. Built-up roofs consisting of numerous layers are best approached by updating the surface layer, either with substituted reflective material, or cool coating. Shingles can be replaced with cool asphalt shingles, which are manufactured with coated granules for better solar emissivity ratings. Metal roofs reflect a good deal of solar light, but they are poor thermal emitters. Paint a metal roof with reflective paint, or apply cool reflective coatings.

There is no one formula for effective cool roof upgrades. You must consider the climate and environment in which your building is situated before you decide on your cool roof process. If your building is in a cool climate, applying cool roofing materials can increase energy costs in winter due to a lack of heat gain.

While the primary aim of cool roofing is to reduce the cooling load on HVAC systems, it also has the benefit of creating a more comfortable indoor environment for building occupants, which can lead to healthier and more productive staff.

RETROFIT AUSTRALIA • VOLUME 3 NUMBER 2 | 2014 • 69

| Company Profile | Company Profile

Retrofit to extend roof life The success of a five-year-old SkyCool application at a shopping centre in Western Australia is now paying dividends for Gordon Village Shopping Centre and the Gordon Village Arcade on Sydney’s North Shore. in assets under management. DEXUS, after an energy efficiency audit at the 18,500 square metre Plumpton Marketplace, coated the roof with SkyCool. The project included modifications to the air conditioning, and installation of LED lighting. The Operations Manager at the shopping centre, Barry Thomson, says that the centre is now enjoying annual operational savings in the order of $60,000.

SkyCool cooling the roof of Plumpton Mall.

aced with the choice of a complete roof replacement or retrofitting the existing roof with a restorative cool-roof coating to its exterior, the owner of the Gordon shopping precincts, Charter Hall Retail REIT, chose to coat the roof with SkyCool to restore and protect it, thereby avoiding the heavy cost of replacement. Both centres are now enjoying dual benefits. There was an immediate saving on the cost of roof restoration at Gordon, and there will be an ongoing energy saving for the next 10 to 20 years – a critical advantage in the current climate of rising electricity pricing. In Western Australia, the airconditioning plant servicing the small tenancies and common areas was under severe stress until SkyCool was applied, and reduced the solar heat load entering the centre though the roof. Smart meters enabled direct measurement of the air-conditioning plant’s energy demand compared with the two years prior to the application.

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The annual energy reduction, compared with the same period the previous year, was 31 per cent, resulting in a return on investment of just over two years, at energy prices considerably lower than today’s. At the Gordon Centre, the owners were looking at replacing the roof and instead decided to contract SkyCool to clean it, treat the rust and then coat it with SkyCool.

Thomson says the biggest improvement attributable to SkyCool is in the operational efficiency of the air-conditioning system. ‘At Plumpton, before the SkyCool installation, we measured temperatures around the air-conditioning intake at 50 degrees Celsius. Since the installation, the temperature has been at ambient,’ says Thomson. The SkyCool project is being closely scrutinised by the Green Building Fund. So far, its performance has exceeded expectations.

This meant that, as well as the significant financial savings compared with the cost of a new roof, there was no disruption to trading, which can be significant when replacing a roof. Normally, building owners use SkyCool to cool buildings, but there is a growing realisation that SkyCool, together with a refurbishment such as that undertaken at Gordon, represents savings both immediately and into the future for at least the 10-year warranty period. Such was the case for DEXUS, another of Australia’s leading property groups, with $13 billion

This thermal image of an uncoated strip on the Gordon Centre roof clearly contrasts the very cool blue with a normal hot (red) roof.

Bring Soaring Energy Costs Under Control A AIIR RC CO ON ND DIITTIIO ON NE ED DB BU UIILLD DIIN NG GS S IIN NC CLLU UD DIIN NG GA AIIR RP PO OR RTTS S,, S H O P P I N G M A L L S , F A C T O R I E S , W A R E H O U S E S A N D SHOPPING MALLS, FACTORIES, WAREHOUSES AND G GO OV VE ER RN NM ME EN NTT FFA AC CIILLIITTIIE ES SA AR RE E FFA AC CIIN NG GE EV VE ER R G R E A T E S T P O W IIN C R E A S I N G C O S T S I N T H E I R ER R NCREASING COSTS IN THEIR GREATEST POWE N NE EE ED D –– TTH HE EA AIIR R--C CO ON ND DIITTIIO ON NIIN NG GP PLLA AN NTT..

- with internationally patented

sso ollaarr p prro otteeccttiivvee cco oo oll--rro oo off cco oaattiin ng g.. IIn g,, ng offiin oo off rro meettrreess o uaarree m qu neeaarrllyy 550000,,000000 ssq nn on do nssttaalllleed S g aaiirr ng uttttiin d aatt ccu urreed meeaassu ussttllyy m bu ob n rro beeeen haass b oll h oo Co SkkyyC cco %. off 4455% gee o naall aavveerraag on naattiio byy aa n dss b neeeed weerr n ow po gp ng niin on diittiio nd on A orr aatt ntteerriio hee iin pss tth gss iitt kkeeeep ng diin uiilld bu db need on diittiio nd on n--cco on no nn on do nd An o htt –– gh niig dn nd daayy aan urree d peerraattu mp ntt tteem biieen mb naall aam w eexxtteerrn ow beello orr b eevveen n.. on ullaattiio nssu utt iin ou ho wiitth nw FFoorr ddeettaaiillss oonn hhoow weerr ccoossttss,, pplleeaassee vviissiitt w rreedduuccee yyoouurr ppoow

www.skycool.com.au

SkyCool Pty Ltd Tel: 02 9477 4095

Email: info@skycool.com.au

| Finance and Funding

CEFC key to finance for retrofits

The Clean Energy Finance Corporation (CEFC) is unlocking new commercial property sector finance to re-energise ageing building stock in Australian cities.

y working with Australia’s leading financial institutions, governments and utilities, the CEFC is offering finance to the commercial property sector for improvements that achieve greater energy productivity and reduce carbon emissions. CEFC CEO Oliver Yates says the commercial property sector currently accounts for about 18 per cent of the CEFC’s portfolio of investments, with A$168 million of CEFC finance accelerating A$348 million in projects.

efficiency improvements, showing that CBD office buildings with high National Australian Built Environment Rating System (NABERS) ratings deliver stronger investment returns (10.5 per cent) than buildings with low ratings (7.4 per cent). Retrofitting for energy savings benefits is a trend in cities around the world.

In the United Kingdom, the City of London has undertaken retrofits on 42 public sector buildings, reducing their energy consumption by an average of 28 per cent. Within two years of launching a city energy efficiency initiative, Chicago’s biggest buildings have saved US$2.5 million in annual avoided energy costs through retrofits. And in New York, the success of the

‘We’re providing a range of financing options and financing programs tailored to suit commercial property needs, whether you’re looking to improve the energy productivity of your building as part of a broader upgrade, or looking to benefit from the energy cost savings through solar power,’ Yates says. Property Council research has demonstrated the potential of energy

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CEO Oliver Yates says that the CEFC finance is helping re-energise building stock in Australian cities.

Finance and Funding |

retrofit to the Empire State Building to cut energy consumption by about 38 per cent has seen the same model being rolled out in around 100 major commercial buildings across the United States, targeting the 75 per cent of energy use in urban settings that comes from commercial buildings.

‘Commercial property owners realise that while many of Australia’s commercial office buildings have good structures, they need upgrading to remain competitive, and our retrofit finance is a cost-effective way to give them a new lease of life,’ he says.

The International Energy Agency estimates that worldwide investment in energy efficiency in buildings is set to grow to US$160 billion towards 2035.

An environmental upgrade agreement (EUA) is another innovative financing mechanism for the commercial property sector that is gaining traction. With CEFC-supported finance for EUAs, building owners get competitive long-term finance to meet the up-front capital needs of retrofit projects. Loan repayments are made through a local council charge on the land.

Partnering for property upgrades Demonstrating its commitment to accelerating energy productivity savings for the Australian commercial property sector, the CEFC has developed a range of offerings, partnering with other institutions to provide finance for retrofits. Under agreement with Australia’s leading non-bank commercial loan managers, the Balmain Corporation, up to A$100 million of CEFC finance will be used by Balmain for major building retrofits that improve a property’s energy efficiency, water usage, waste management and indoor environment quality impact by the equivalent of at least two NABERS stars. Under the agreement, Balmain will seek additional debt financing from other co-financiers, and equity to complement the CEFC’s finance. Projects are approved on a case-bycase basis, with the CEFC and Balmain already working on the first project to be financed under the program. Yates says the upgrades under the Balmain agreement will help property owners to increase average annualised returns from reductions in base building energy costs, with resulting improvements in property valuations.

EUAs – tying finance to property

The CEFC has provided finance towards seven EUA agreements in Victoria and New South Wales. The most recent of these projects involves a 1960s commercial office building, owned by the Anglican Church on behalf of the Parish of St James in Sydney. Majority tenanted by barristers’ chambers, St James’ Hall in Phillip Street is expected to reduce its base building energy use by about 30 per cent once a A$700,000 upgrade to lighting, air conditioning and building management systems is completed. The project was financed through an EUA involving the City of Sydney, NAB, Eureka Funds Management and the CEFC. Other CEFC-financed EUA retrofits have involved installing new energy-efficient elevators; improved air conditioning, building management systems and lighting; and the installation of a trigeneration plant at a combined residential and commercial development. The

projects have generally resulted in base building energy use reductions of up to 45 per cent. EUAs are available for commercial properties in Sydney and Melbourne, and a number of regional centres in New South Wales. Legislation is in train in South Australia to enable EUAs in that state.

Rising to the vacancy challenge There are significant vacancies in 20- to 30-year-old B- and C-Grade commercial properties in Australia. The challenge for owners of these buildings is to improve the tenant attractiveness of these buildings, which are competing with newer, more energy-efficient premises. The Property Council of Australia’s 2014 Australian Office Market Report says that office vacancy rates are rising in most capital cities, reaching 10.4 per cent nationally in January 2014, and that investors are already targeting more buildings for refurbishment. One of the CEFC’s early success stories in property refurbishment is through finance to real estate investment company Trident Corporation, which accessed A$1.5 million for energy efficiency improvements as part of a larger building refurbishment of the Limestone Street Centre in Ipswich, Queensland. Trident improved air conditioning and building management systems, installed a new rooftop chiller, improved basement ventilation and installed energy-efficient lighting, to reduce the building’s energy use by more than 50 per cent, increasing its 0-star NABERS rating to 5 stars. Trident Director Marcus Gaffney says that by accessing finance for the

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| Finance and Funding

A new rooftop chiller was installed at the Limestone Street Centre, using CEFC finance

energy efficiency component of the upgrade, Trident was able to invest in other building improvements. ‘In this market, the CEFC is an asset for people looking to improve and extend the life of existing buildings, because it provides a way to bring those buildings up to a higher standard,’ Gaffney says.

Increasing access to solar for commercial property To cater to a growing demand for solar financing, the CEFC is providing up to A$120 million towards three new programs totalling about A$200 million that will help expand and deepen the solar PV market in Australia. These programs, targeting both commercial properties and the residential market, focus on power purchase agreements and solar leasing arrangements, and help overcome major solar investment barriers by removing the up-front cost and payback issues for customers. ‘While relatively new here, these products are well established overseas, and it makes sense – with Australia’s solar resources offering a natural competitive advantage – that businesses have the opportunity to use this advantage to take control of 74 • RETROFIT AUSTRALIA • VOLUME 3 NUMBER 2 | 2014

their energy costs now and for the future,’ Yates says. Program providers are SunEdison Australia, a global solar manufacturer and provider of solar energy services and solutions; Tindo Solar, Australia’s only manufacturer of solar PV panels; and Kudos Energy, which is backed by United States-based Angeleno Group. The new financing models will be rolled out by established, experienced and accredited installation companies and suppliers over the next few years. The products are designed so that customers can focus on their businesses while the solar energy provider has the most suitable system installed and maintains the equipment.

What’s ahead for the CEFC? The CEFC’s investments span a diverse range of economic activity, including agribusiness, waste coalmine gas-to-energy, wave energy, bioenergy, energy efficiency projects in local government and the community sector, and efficiency upgrades across the full spectrum of the property sector. The CEFC is continuing to invest, using a commercial approach to overcome market barriers and

mobilise investment in renewable energy, energy efficiency and lowemissions technologies. As at 30 June 2014, the CEFC has contracted investments of over A$900 million in projects, with a total value of more than A$3 billion. The CEFC invests for a positive return, and its more than 40 direct investments and 25 projects co-financed under aggregation programs are expected to achieve an average financial yield of about seven per cent. These CEFC investments are expected to achieve abatement of 4.2 million tonnes of CO2e per annum, with a positive net benefit to the taxpayer in the order of $2.40 per tonne of CO2e. They help to improve energy productivity for businesses across Australia, develop local industries, and generate new employment opportunities. The CEFC operates under the Clean Energy Finance Corporation Act 2012. For further information: About the CEFC, including solar programs and EUA finance: www.cleanenergyfinancecorp.com.au About Balmain Corporation’s investments: Stephen Tunley, CEO Balmain Funds, email stunley@balmain.com.au

Company Profile |

| Company Profile

Treasury buildings count the savings

ntil recently, the complex of treasury buildings in Melbourne’s CBD had very old boiler installations that were no longer compliant with governmental green building guidelines. The redundant boilers used out-of-date technology and urgently needed replacing, as spiralling energy costs and inefficiencies compounded. The choice of new boiler was determined by emissions, energy cost savings, efficiency and payback timeframe. Based on the selection criteria, BAXI Power HT condensing boilers were chosen. The BAXI units require a lower gas input, can be installed in cascade up to 1800 kilowatts and are a relatively compact size for ease of installation.

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Contractors A.G. Coombs assembled the boilers in cascade on skids, in factory, off site, with boilers and controls pre-wired. These were then craned straight into position. The first building to be commissioned was the oldest (Heritage-listed) building in the group. Variable speed pumps were also installed to further improve overall system efficiency. The result was instantaneous, with areas of the building that had never been heated properly now warm and toasty. The successful outcome resulted in upgrades approved for the three remaining buildings. All four building plants were installed over four weekends in mid-winter. Installation on weekends minimised disruption to treasury

operations, with no heating offline during working hours. All staff members were warm on Monday morning. The payback was immediate. BAXI is distributed in Australia by HydroHeat, and pre-assembled skids are available in one, two, and three boiler unit kits.

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| Finance and Funding

AFFORDABLE, SUSTAINABLE

REFURBISHMENT BY ANNA SKARBEK, EXECUTIVE DIRECTOR, CLIMATEWORKS AUSTRALIA

Building retrofits just got more affordable

ustainable building upgrades can provide a more comfortable, healthy and productive workplace for tenants. With around 81 per cent of all office buildings in Australia more than 10 years old, there are plenty of opportunities for upgrades; however, these are often obstructed by sometimes high up-front costs, and the fact that building owners cover this expenditure, while much of the benefit in terms of energy cost savings and improved working environment goes to the tenants. Now there is an affordable way for building owners to undertake energy and environmental upgrades to their building without any upfront cost, and to share the costs with their tenants for a win-win outcome. Environmental upgrade finance is a new and growing form of finance for building upgrades that reduce operating costs and improve the value of commercial buildings, while at the same time improving waste, water or energy efficiency, or increasing renewable energy. Despite the potential of this type of finance to dramatically improve the attractiveness of sustainable upgrades, it is still not well understood in the property sector.

33 King William Street, Adelaide

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A new program to clearly and simply communicate the business case for environmental upgrade finance was launched last month. The program is a joint initiative

Finance and Funding |

by ClimateWorks Australia and the Sustainable Melbourne Fund, and is funded by the federal Department of Industry. The program covers the finance mechanism known as environmental upgrade agreements (EUAs) in Victoria and New South Wales, and Building Upgrade Finance in South Australia.

tier stock, who may have limited alternative options for accessing finance for building upgrades. It also presents a new option for large institutional and corporate property owners of premium-grade office stock, as well as being available for other building types, including retail sites and industrial warehouses.

Sustainable building upgrades benefit building owners and tenants, as well as service providers such as property and facilities managers.

Commercial building energy upgrades using environmental upgrade finance present a strong business case.

Building owners can benefit from an environmental upgrade of their building by reducing operational costs, increasing the value of their assets, and avoiding a situation in which their buildings fall behind newer builds, which are competing for the same tenants. A better building can help to keep existing tenants happier by delivering energy savings and a more comfortable, healthy and productive working environment. At the same time, they can provide a competitive edge in attracting new tenants and higher rents in the future.

A major benefit is that no upfront capital or additional security is required, unlike applications for traditional finance. This allows building owners to use existing capital to meet other investment priorities, and to preserve future borrowing capacity.

Service providers, such as property and facilities managers, can also benefit from upgraded buildings, which help to avoid costly and time-intensive equipment failures, and minimise client complaints related to faulty equipment or poor heating or cooling. In many cases, environmental upgrade finance can be a more attractive option than a traditional loan as a means of achieving a sustainable building upgrade. Environmental upgrade finance is a proven market mechanism that makes it easier for businesses to access finance for improvements to existing buildings. It is very well suited to smaller owners of middle-

Under environmental upgrade finance, competitive interest rates are fixed for up to 20 years. This means that there is reduced refinancing risk, and it allows building owners to plan with more certainty. Traditional finance for commercial property generally requires refinancing every two to three years, and rates may go up. The long-term nature of environmental upgrade finance also means that the energy savings from the building upgrade can meet most or all of the loan repayments, delivering immediate cash flow benefits to the owner. Traditional finance is generally only available for two to three years, which creates a barrier for building owners wanting to upgrade property assets but remain cash flow positive. Finally, environmental upgrade finance provides a secure and transparent mechanism for building owners to share the costs and benefits

of building upgrades with their existing tenants. This enables a benefit for both parties. The building owner gets a better asset, improved cash flow and an improved working environment, which is more attractive to current and potential tenants. Existing tenants can enjoy a lower-cost, more comfortable, and healthier working environment without having to wait until the end of their lease, and without increased rents. Traditional finance has no safeguards for tenants, meaning that tenancy upgrades often are not discussed until the end of a tenant’s lease, and can come with increased rents. A number of banks, including NAB and ANZ, currently offer environmental upgrade finance. This kind of finance is similar to council rates; it is attached to the building with repayments collected by the local council for redistribution to the financier. This structure reduces the risks for banks, and allows them to offer more attractive finance terms. ClimateWorks has analysed a number of business cases on existing buildings to show the benefits of environmental upgrade finance compared to a traditional loan. For example, a business case to upgrade a corporate-owned building in King William Street, Adelaide, shows that using environmental upgrade finance would reduce the owner’s annual finance payments, compared to traditional debt, by more than 90 per cent – an annual saving of over $220,000. The existing tenant would benefit from energy cost savings of $6454 per year, while the upgrade would allow the building owner to reposition the asset and

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| Finance and Funding

make it more attractive to current and prospective tenants. At the same time, it would reduce greenhouse gas emissions by 381 tonnes of CO2, which is the equivalent of taking 88 cars off the road. The mechanism could equally apply to light industrial sites. Using this type of finance, ClimateWorks and the Sustainable Melbourne Fund completed a business case for an environmental upgrade to Reoweld’s regional family-owned steel manufacturing warehouse in New South Wales. The study shows that the owner could get interest rates 1.5 percentage points lower, and

100 per cent of the total costs for the project, meaning that the upgrade could take place without the owner having to spend a cent. Reoweld’s manager, Michael McPherson, states: ‘Any costs outside normal operating costs are hard to justify. Zero capital investment is great’. Our program aims to improve the property sector’s understanding of environmental upgrade finance through a new, interactive website, and a series of workshops. The new website provides a simple ‘mortgage calculator’-style comparison that enables users to

compare environmental upgrade finance to traditional finance. The workshops will focus on improving the skills of trusted advisers and intermediaries for building owners, particularly industry associations, tenants, property and facilities managers, energy service providers, consultants and other professional service providers such as architects, engineers and accountants. For more information about the Business Case for Environmental Upgrade Finance Program go to www.BetterBuildingFinance.com.au or www.climateworksaustralia.org.au.

Reoweld’s manufacturing warehouse

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Company Profile |

| Company Profile

Improve your power quality, improve your triple bottom line

ccess to power is fundamental for survival in today’s society. Every business understands the importance of power for its dayto-day operations, yet a very small percentage of these understand their power quality. Poor power quality could be straining your network, thus affecting your reliability and efficiency, and costing you money.

Understand your power quality Sites with poor power factor have placed the burden of reactive power supply on their energy providers, when, in fact, power could be supplied locally at a much lower price. With the ever-increasing use of electrical devices, harmonic issues are wreaking havoc on sensitive equipment and the network. High Technology Control can help you improve your power

factor and mitigate harmonic issues, ensuring that you comply with AS61000.3, while enhancing your economic, social and environmental bottom line.

Economic impact With many utilities already charging maximum kilovolt ampere (KVA) tariffs, those utilities left behind will soon follow suit. Improving your power quality not only saves you money upfront on your electricity bill, but also increases your power capacity and longevity without major infrastructure investment.

Environmental impact Public awareness surrounding energy creation and usage is at an all-time high. By improving your power quality, you are having a positive impact on the environment and adding value to your brand.

Social impact Social identity plays a huge role in today’s business environment. It is vital for organisations to be community partners to increase their brand recognition and acceptance. Improving your power quality not only affects your site, but also reduces the burden on your neighbours and the local network. Contact High Technology Control today to find out about your power quality and how we can help.

High Technology Control 8 Stuart Street, Padstow NSW 2211 Sydney: 02 9771 4088 Melbourne: 03 8376 6254 Brisbane: 07 3102 2709 hightech@hightech.com.au

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RETROFIT AUSTRALIA • VOLUME 3 NUMBER 2 | 2014 • 79

| Company Profile | Company Profile

The new next-generation commercial water heater Rinnai releases its commercial condensing water-heating technology in Australia. Continual innovation

he company that pioneered continuous-flow water heating in Australia, and that is the leader in commercial water-heating innovation, now introduces its range of commercial condensing packages to the Australian market. Rinnai takes commercial continuous-flow water heating one step further with condensing technology that delivers greater efficiency than ever before. Enjoy all of the same benefits you’ve come to expect from Rinnai, plus greater energy savings when compared to traditional water-heating systems. Rinnai can now offer building designers a package that delivers all the benefits of our traditional Demand Duo and Manifold Pack systems, with the addition of condensing technology. This technology gives building owners and occupants the benefit of substantial running-cost savings over the life of their buildings.

Unrivalled technology. Unmatched performance Rinnai’s unique condensing design incorporates two innovative heat exchangers to achieve optimum heating value from every cubic metre of natural gas or propane. Residual heat from flue gases is recaptured to preheat incoming water, which then circulates through the primary copper heat exchanger. The top-down burner design increases reliability and ensures a longer service life, while also reducing lifetime operating and maintenance costs. With the gas burner located above the condensing heat exchanger, the burner and 80••RETROFIT X RETROFITAUSTRALIA AUSTRALIA••VOLUME VOLUME33NUMBER NUMBER22| 2014 | 2014

copper heat exchanger are protected from condensate. Delivering an industry-leading 94 per cent efficiency, and available in either an external or internal model, Rinnai’s commercial condensing water-heating systems have the potential to reduce the carbon footprint of your building. On top of this, a complete package built by Rinnai Australia can significantly reduce the physical footprint of the water-heating system, and can free up much-needed plant area for access or other equipment. Rinnai’s state-of-the-art hot water systems draw on the company’s 40 years of experience in supplying a range of solutions for small, medium and large commercial applications. As you’ve come to expect, all Rinnai products are easy to install, are lowmaintenance and are manufactured to the highest quality. Furthermore, Rinnai’s commercial water-heating systems are built around the company’s

heavy-duty range of continuousflow gas heaters. These hardworking units feature a more resilient heat exchanger, a mechanical heat exchanger bypass valve, and a status monitor. Our commercial hot water systems are widely used throughout schools, government buildings, apartments, offices and sports facilities, as well as hotels and commercial kitchens.

Quality and backup you can trust You can be comfortable that every commercial system that Rinnai designs and manufactures has had every component rigorously tested and approved for use by the company’s global engineering team. All of Rinnai’s commercial systems are designed with local conditions in mind, and are backed by Rinnai’s 1st Care Service Division to ensure continuous operation of your customer’s plant. To find out more information, email ncpd@rinnai.com.au, or call 1300 555 545.

Commercial Hot Water Solutions » Rinnai State of the Art Condensing Technology available now!

Experts in Pre Engineered Hot Water Plant Design Rinnai Commercial are experts in the design and construction of Hot Water and Heating Plant. Rinnai can now offer condensing technology for your next project.

Demand Duo

Our designed Hot Water Systems also include the full spectrum of options including Hot Water, Warm Water, Solar Pre-heat and multi functional BMS Controls. Our systems are built off site to save time and money for both you and your client. • Rinnai’s condensing range is 94% efficient*, potentially providing your clients a 14% saving in running costs when compared to a traditional gas boosted system. • Minimal plant room variations • Lower construction costs • No time wasted on site explaining “how to” install the system • Costly labour transferred off site

Warm Water Valve

Our Commercial hot water systems are widely used throughout schools and government buildings, apartment towers, office buildings, sporting facilities as well as hotels and commercial kitchens. Don’t leave your project to chance, a Rinnai designed and built system will work, as guaranteed by Rinnai.

Solar

For further information or to arrange on-site assistance, call Rinnai Commercial on 1300 555 545 *Thermal Efficiency (AS 4552:2005)

HEX250

162.13

| Energy Management

monitoring energy use for maximum efficiency BY PAUL WHELAN, CITYSWITCH GREEN OFFICE PROGRAM MANAGER – MELBOURNE

A smart meter records electricity consumption in order to calculate bills, and is a digital replacement for the analogue counters installed in homes and businesses. Smart meters offer a new range of services to the energy consumer (you or your business), and a new level of detail in the measurement of your energy use.

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ith accurate measurement, your office energy management can become more informed and precise. Rather than only having one meter reading taken monthly or quarterly, a smart meter collects and sends data every half hour. This data can be captured and used to create graphs of usage either by your energy retailer or specialist service provider. Smart meters, and the userfriendly data-reading format they provide, are not available to all Australian consumers due to different state policies and energy company offerings. If you don’t already have smart meter technology installed (and it is available in your area), for a small fee, you can request it from your energy company.

Once you have the smart meter installed, you can either use your energy company’s existing energy management portal or purchase a specialist software package to track and graph the data via your computer or mobile device. This article provides background and how-to steps for finding out what services are available in your area, and how to take advantage of the opportunities that smart meters present.

What’s the big deal? As the old saying goes, ‘what gets measured gets managed’. A graph of your energy consumption should give you some big insights, including how much energy is being used when no-one is in the office overnight or on weekends, and any unexplained spikes during the day that could be

Energy Management |

Example energy consumption graph

Overnight load

investigated and ‘flattened out’. This will inform any actions you plan to undertake. Importantly, by tracking your own performance over time, or comparing it to industry averages, the data will help you to track the impact of energy-saving initiatives you undertake, and to communicate success to the rest of the business. You can use CitySwitch resources, including those listed below, to act on the information obtained from

Erratic / unexplained peaks

Weekend load

your graph. Alternatively, contact your local CitySwitch program manager for assistance. • Energy audit toolkit to find out where the problems are: www.cityswitch.net.au/ audittoolkits • Behaviour change toolkits to form an action plan: www.cityswitch. net.au/behaviourchange As you become more experienced

in your energy management, you can add more sub-meters to track different floors of a tenancy or the different power circuits; for example, one for the lighting and base building, one for key pieces of plant and equipment, and one for tenant computers and ancillary office equipment.

Choosing your energy tracking solution Once you have your smart meter installed, the next task is to

ORGANISATIONS Join the leaders and get support to manage your office energy use. Visit the CitySwitch online resource hub to access industry tools on financing office upgrades, HVAC, energy efficient lighting and more. Share in the energy efficiency conversation.

VISIT

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| Energy Management

understand how detailed your energy tracking requirements are. This will help you to decide whether you prefer to access a simple low-cost solution from your energy retailer (where available), or to feed the meter data into a more specialist resource tracking software system. Energy retailers in Victoria and New South Wales offer online portals to track consumption, and some enable you to compare with other businesses like your own. It is not yet mandatory for all retailers and distributors to provide this interval data on their portals. In states other than Victoria and New South Wales, online portals can also provide shoulder, peak, and off-peak time usage, but not the interval data breakdown. They may also offer hints and tips about how to reduce energy use. The more specialist energy management software products will also have advanced functionality; for example, they let you convert to different energy values (V, A, PF, kW, VAR, Hz, kWh, $, kg CO2-e) and translate to financial savings, see trends over time, set targets, track other resources and export data in various formats. All products will send the data to your computer and/or mobile device via an online interface, sometimes called a portal, which customers can log in to to see their energy use in a meaningful way. An interactive ‘inhome display’ also used in offices is another device that displays real-time data, without necessarily needing an internet connection. In combination with a smart meter, portals or in-home displays provide a rich source of information previously not available to energy customers. They are great tools and are aimed at helping to empower consumers to understand their energy

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use and drive efficiency in their homes or workplaces. For CitySwitch Signatories, this offers a great opportunity to easily track energy use over time and determine where changes can be made in order to achieve greater energy and cost savings. Tracking helps to identify anomalies, spot outof-hours waste, and to understand energy use peaks and troughs. Armed with this data, energy managers can work to reduce electricity and better communicate how and where energy is used in the office. CitySwitch

program managers can also work with you and your data to build an energy management plan that is tailored to your consumption and focused on the reduction opportunities specific to your business.

Companies offering online portals The electricity companies listed below offer online portal access as at June 2014; however, more may offer this service as demand grows. Victoria: AGL, Australian Power & Gas, EnergyAustralia, Lumo, Origin Energy, Powershop, Jemena, United Energy and SP AusNet.

Energy Management |

New South Wales and Queensland: Lumo, EnergyAustralia, AGL and Origin Energy. Where services are not offered by your local energy retailer, or you require an enhanced level of tracking detail and functionality, there are a number of low-cost products and services now offered by other companies to help you measure, monitor and manage your office energy efficiency. CitySwitch Signatories that offer alternative solutions are listed at the end of this article, on page 86.

Different states, different standards In Victoria, all companies retailing energy must provide customers with a smart meter and access to its data. This is regulated under the Energy Retail Code, and clause 27.2 of the Code also stipulates that an energy retailer must provide a customer with their historical data. The following conditions also apply: • The retailer may charge the customer if the request for historical data is not the first request made within the preceding year, or if the requested data is more than two years old, but not if it relates to the handling of a genuine complaint. • If the data is requested by a customer with a smart meter, the data must be supplied electronically, in its interval form and in a format that makes the information understandable and accessible to the customer. Outside of Victoria, smart meters are not mandatory but it is a requirement under regulation 86 of the National Energy Retail Rules (NERR)1 for distributors under 1 THE NERR CURRENTLY ONLY APPLIES TO JURISDICTIONS THAT HAVE ACCEDED TO THE NATIONAL ENERGY CUSTOMER FRAMEWORK.

deemed and negotiated connection contracts to supply information about a customer’s energy consumption or distribution charges to the customer or retailer. This includes historical billing data.

2. Consider a solution from a nonretailer as listed in the ‘CitySwitch Signatories offering data solutions’ table on page 86 that can provide an alternative solution to monitor your energy usage.

Metering options for businesses

If you are in Western Australia, South Australia, the Northern Territory or Tasmania:

If you are in Victoria: • A ll businesses should already have a smart meter installed as per the mandatory rollout. If you don’t, contact your electricity retailer to request one. • C ontact your electricity retailer and ask them if they have an online energy portal available to commercial businesses. If they do, get access to it. • If your electricity retailer does not have an online portal, your electricity distributor may. Powercor is the distributor for almost all CitySwitch Signatories in Melbourne, and they, for instance, do not offer an online portal; however, other Victorian distributors do. • If you cannot get access to an online energy portal through your retailer or distributor, there are a couple of options: 1. Contact your electricity retailer and request your historical data. It’s a good idea to request as many details as you can at the one time and to ask for the data in table format – as an Excel spreadsheet with clearly marked dates and times. You can then easily use this data to create a graph of your own that will be easier to read and communicate back to your organisation. Note that if you request data more than once a year, your retailer may charge you – check with your retailer.

• a remote access smart meter is not currently supported by the current grid/network • alternative products are the only solution in these locations. These products clip onto the incoming energy meter as it enters your premises and provide 15-minute interval data that can be sent to your desktop or mobile device using a wi-fi connection to monitor usage. If you are in New South Wales, Queensland or the Australian Capital Territory: • If you have requested and paid to install a smart meter, check with your energy retailer if the data is available through an online portal, and get access to it if you haven’t already. If your electricity retailer does not have an online portal, your electricity distributor may. • For installation of a smart meter, the process varies with each distributor and retailer, and can cost from $70, plus additional labour, for an electrician (ActeWAGL – Australian Capital Territory), to $400 (Origin Energy – New South Wales). • I f you cannot get access to an online energy portal through your retailer or distributor, there are a couple of options:

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| Energy Management

1. Contact your electricity retailer and request your historical data. It’s a good idea to request as many details as you can at the one time, and to ask for the data in table format – as an Excel spreadsheet with clearly marked dates and times. You can then

easily use this data to create a graph of your own that will be easier to read and communicate back to your organisation. Note that if you request data more than once a year, your retailer may charge you – check with your retailer.

Four simple steps to metering success 1. Check if your meter is analogue or digital • You may be able to determine this just by inspecting the meter (an analogue one will have the rotary dials); however, contact your retailer to confirm. 2. Request for a smart meter to be installed • If you don’t already have a smart meter, request one. • First check your electricity bill to find out who your retailer and local distributor/network provider is. • If you do not receive an energy bill because it is included in your rental outgoings, request your building owner to install a sub-meter for your tenancy. • If in New South Wales, the Australian Capital Territory or Queensland, contact your retailer or a level 2 electrician and find out how much it will cost to install a smart meter. Don’t forget to shop around. • If you’re in Victoria, you should already have one installed. If not, contact your service provider as soon as possible.

3. Set up an online portal • Once your smart meter is installed, contact your energy retailer or distributor to set up an online portal. • If your requirements are more sophisticated or likely to become so over time, consider a solution from a specialist service provider, as listed below, that can provide another solution to monitor your energy usage and an enhanced level of tracking detail and functionality. • If you are in an area where a smart meter is not available, these alternative solutions are your only option. 4. Start managing your usage • Use the graphs of your data use to understand how and when your business uses power and when it might be wasting it. • D evelop an action plan to address wastage and inefficiency. • Visit the CitySwitch online resource hub for information and tools to help you better measure, monitor and evaluate your energy usage, and contact your local CitySwitch program manager for assistance: www.cityswitch.net.au.

CitySwitch Signatories offering data solutions Organisation Website Big Switch Projects www.bigswitchprojects.com.au Building IQ www.buildingiq.com COZero www.cozero.com.au Enernoc www.enernoc.com Envizi www.envizi.com Estar www.estar.net.au Pangolin Associates www.pangolinassociates.com Switch Automation www.switchautomation.com 86 • RETROFIT AUSTRALIA • VOLUME 3 NUMBER 2 | 2014

2. Consider a solution from a specialist provider as listed in the ‘CitySwitch Signatories offering data solutions’ list below that can provide an alternative solution to monitor your energy usage.

Energy Management |

National energy distributors and retailers

State

Distributor

Contact number

Local retailer

Contact number

Queensland

Energex

1800 146 749

Origin Energy

1300 661 544

Ergon Energy

13 10 46

Ergon Energy (retail)

13 34 66

Ausgrid

13 13 65

Energy Australia (TRUenergy)

13 15 35

Endeavour

13 17 18

Integral Energy (Origin Energy)

1300 661 544

Essential

13 23 91

Country Energy (Origin Energy)

1300 661 544

Citipower

13 12 80

Origin Energy

1300 661 544

Powercor

13 24 12

Origin Energy

1300 661 544

SP AusNet

1300 360 795

Energy Australia (TRUenergy)

13 15 35

Jemena

(03) 8544 9000

AGL Energy

13 12 45

United Energy

13 34 66

AGL Energy

13 12 45

South Australia

SA Power Networks

13 12 61

AGL Energy

13 12 45

Tasmania

Aurora Energy

1300 132 007

Aurora Energy

1300 132 007

Australian Capital Territory

ActewAGL Distribution

13 14 93

ActewAGL

13 14 93

NSW

Victoria

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| Company Profile | Company Profile

Metering Accuracy Class ‘S’: ‘there is a difference’

lectricity energy metering accuracy is an important step in ensuring the integrity of a billing system. Anomalies in measurements can, over a period of time, cost hundreds or thousands of dollars in errors. The accuracy of an energy meter is dependent on multiple factors, such as the load of the network (full load conditions will be more accurate than partial load), as well as the power factor of the system, accuracy of the energy meter and other factors.

Accuracy The accuracy depends on the design and build quality of the meter’s input channels; a higher-quality measuring meter will provide better accuracy, but will increase the price of the product. The following are some major parameters impacting the accuracy measurement of an energy meter: 1. fluctuation of the reading value, represented in percentage from the actual value (reading) 2. a fixed error (‘noises’) normally represented in percentage from full scale (FS) as its constant value 3. for power and energy measurements, the phase shift between the voltage and the current also impacts the accuracy, since the power equals voltage multiplied by current multiplied by the cosine of the phase angle 4. the phase angle accuracy is represented in degrees in current transformers, creating additional errors to energy/power meters

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Accuracy metering standards Since accuracy depends on the load of the system, IEC/AS has developed different standards to define accuracy under different load conditions, known as ‘Accuracy Class’. IEC/AS Standard 62053-11 covers Accuracy Classes 0.5, 1.0 and 2 for electromechanical meters for active energy (watt hours), which means the accuracy as a percentage from the reading based on full load conditions and unity power factor; however, the accuracy deteriorates under lower load conditions, with power factor less than unity, along with the presence of harmonics. IEC/AS Standard 62053-21 covers Accuracy Classes 1.0 and 2 for static/ electronic meters for active energy (watt hours), which means the accuracy as a percentage from the reading based on full load conditions and unity power factor; however, the accuracy deteriorates under lower load conditions, with power factor less than unity along with the presence of harmonics. IEC/AS Standard 62053-22 covers higher Accuracy Classes of 0.2S and 0.5S for static/electronic meters for active energy (watt hours), providing a higher ‘Accuracy Standard’ under full load conditions and unity power factor, in addition to better accuracy readings at much lower load currents, power factor conditions less than unity along with the presence of harmonics.

System accuracy versus meter accuracy The accuracy of any energy measurement system is the summary of its components, for example energy meter plus current transformer

(CT) – with the exception being when a direct connected meter is utilised. IEC/AS Standard 60044-1 defines the Accuracy Classes for CTs. Subject to the loading of the CT, accuracy variances will occur from the quoted accuracy class, such as errors due to phase errors based on specified load impedance. Current transformers’ accuracy is defined as per IEC 60044-1, Classes 0.1, 0.2, 0.5, 1 and 3. In addition, Accuracy Class 0.2S and 0.5S standards for CTs apply for higher performance accuracy. The class designation is the measure of the CT’s accuracy. The ratio (primary to secondary current) error of a Class 1 CT is one per cent at rated current; the ratio error of a Class 0.5 CT is 0.5 per cent at rated current. Installing an energy meter with Accuracy Class 0.5S as a minimum requirement can assist in ensuring the Energy monitoring application has a high degree of accuracy when taking into account the accuracy performance of the CTs involved. RETURN ON INVESTMENT SATEC (Australia) Pty Ltd www.satec-global.com.au Phone 02 4774 2959 Fax 02 4774 0249

| Energy management

Building energy efficiency into your retrofit

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Energy Management |

Improving data centres can significantly reduce energy use

Energy efficiency has been described as a vast fuel reserve that can be either low-cost or no-cost, and that is just waiting to be tapped into. The International Energy Agency made the case that energy efficiency is in fact the world’s ‘first fuel’, and has found that its use has saved consumers around two-thirds of their energy use in 11 member countries (Energy Efficiency Market Report, IEA 2013).

ith energy prices – and emissions – only continuing to increase, innovative energy efficiency solutions are becoming not only more attractive, but essential to all modern building fit-outs. Commercial building retrofit projects are well placed to benefit from energy efficiency measures, with a wide range of options available. Taking an integrated approach to discovering and implementing efficiencies helps businesses achieve the substantial savings that are possible. A major challenge for owners and managers is that older buildings are generally inefficient users of energy and represent a large percentage of Australia’s current commercial stock; however, the combination of new technologies, smart design applications and an in-depth understanding of energy flows can bring significant savings by: • improving the efficiency of lighting, which can account for up to 40 per cent of energy costs • reviewing heating, ventilation and air conditioning (HVAC) systems, which can account for 25–50 per cent of energy costs • upgrading commercial appliances such as kitchen and communications equipment

• installing cogeneration or trigeneration systems to capture waste heat for re-use • improving office computer systems and data centres, which can draw up to 40 per cent of the energy in commercial buildings. In addition to reducing energy costs and operational overheads, energyefficient buildings can command higher rents, attract and retain tenants, add to the comfort and productivity of occupants, and appreciate in value by costing less to maintain and earning a good reputation. The Energy Efficiency Exchange website (eex.gov.au) provides access to a range of case studies and resources on energy management, including guidance on undertaking energy efficiency assessments and opportunities for energy efficiency upgrades to existing buildings.

Energy management Introducing robust energy management systems and ways to identify performance improvements can drive savings and competitive advantages, while mitigating energy price volatility. Companies that have in-depth knowledge and understanding of their energy use, and systems to manage it, have demonstrated increased productivity and better staff engagement.

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| Energy management

A comprehensive assessment comprises a detailed analysis of a building to evaluate ways to improve energy performance, especially with regard to upgrading equipment and systems Establish an energy management system An energy management system (EnMS) is an ongoing process of determining, planning and implementing improvements in the ways that an organisation uses energy. A high-quality and comprehensive EnMS builds value by acknowledging the importance of energy as an essential business input, and by establishing repeatable processes to monitor and achieve best practice in the use of energy resources. An energy manager is typically responsible for overseeing the development and implementation of the EnMS, and acts as a conduit

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between senior management and the rest of an organisation. An effective EnMS includes: • energy efficiency goals that can be translated into business targets that are time-bound, measurable, and linked to management performance • top-level commitment from senior executives and clear strategic leadership on energy management to help ensure these targets are met • the involvement of staff from various areas and functional roles across an organisation, such as personnel with specific technical and operational knowledge, staff

from financial or environmental areas, as well as senior managers with the authority to make significant business decisions. Forming an energy team engenders participation and commitment, provides the energy manager with a resource base to draw upon, and ensures that all aspects of the business are taken into account during the formulation of energy-efficiency projects. See eex.gov.au for information on energy-efficiency training programs and professional accreditation.

Conduct an energy efficiency assessment An energy efficiency assessment should be carried out prior to any major retrofit project. A comprehensive assessment comprises a detailed analysis of a building to evaluate ways to improve energy performance, especially with regard to upgrading equipment and systems. The assessment requires careful planning and resourcing, and regular engagement with stakeholders. In addition to energy experts, the assessment planners should also invite input from other stakeholders, such as office or floor staff members

Energy management |

Lighting can represent up to 40 per cent of a building’s energy use

who can give their perspectives and encourage different ideas. The project plan for an assessment should detail the objectives and scope, including the activities that will be undertaken, the timing of the assessment, key personnel involved, financial and technical resources required, as well as finding potential risks and ways to manage them. The plan should also outline actions to be taken post-assessment, including reporting on outcomes and timelines for tracking, reviewing and potentially undertaking future assessments. The scope of the assessment project plan often grows as the investigation continues. Preparing a focused assessment helps to clarify expectations and the input and resources needed to achieve the best outcome.

Getting serious with an energymass balance For an in-depth understanding of the energy use of a building, an energy-mass balance (EMB) can be conducted. An EMB is a process for systematically collecting and analysing data on energy use. Performing an EMB enables the energy experts to understand energy and mass

flows to determine the efficiencies (or inefficiencies) of processes and equipment, while also evaluating the effects of other contributing factors. For commercial buildings, those factors can include the design, structure, location and external climate, the nature of work performed in the building, and occupant behaviour. For example, if a building has a large area of north-facing windows, passive solar gain reduces the need for heating in winter but requires greater-than-average cooling and shading in summer. Conducting an EMB can reveal significant energy and cost savings by determining: • the amount of energy being used effectively, or wasted or lost, and where these variations occur • where the systems and equipment are operating according to design and work schedules • if useable waste heat is being produced, and where it might be harnessed.

between people, technologies and energy use, rather than just looking at the technical performance of different equipment in isolation. Accounting for these interactions and human factors helps to ensure that identified opportunities can be effectively and reliably implemented. The EEX website hosts a full guide for conducting EMBs in commercial buildings – based on information and case studies available on the EEX website managed by the Department of Industry. The EEX website (eex.gov.au) provides information for industry operators and managers looking for the best ways to improve energy efficiency and productivity. Visit eex.gov.au for more case studies and articles, including ways to build a compelling business case for energy efficiency projects, understanding energy procurement opportunities, and how to develop a competitive and sustainable systems approach to energy management.

Thorough EMBs can be used to estimate and inform whole-ofbusiness costs and benefits. An EMB can also pinpoint interactions

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| Auditing

Sustainability auditing and building upgrades: making sure you get the whole picture BY STEPHEN CHOI AND DR RORY EAMES

Sustainability auditing is a term used when the depth and breadth of a traditional energy audit (for example AS/NZS 3598:20001) is considerably expanded. Many building owners and facilities managers will have experienced a lack of enthusiasm in the face of energy audit recommendations. As the low-hanging fruit of energy efficiency rightly dwindles, and buildings, owners, and occupiers demand more (and know more) about the assets they own, operate and spend considerable time in, the need to have insightful assessments about retrofit and refurbishment options must significantly improve.

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he solution lies in the quality of the assessment, and the quality of the questions being asked on behalf of the asset manager, or owner. In other words, from undertaking and reviewing many energy audits over the years, we believe that asking deeper and better questions is yielding far more productive results for building owners than the traditional energy audit alone. It is also important to understand that sustainability auditing is not a proxy for energy auditing. Sustainability auditing explicitly brings into question the accuracy of all data and its analyses upon which retrofit or refurbishment recommendations are based. At present, there are three levels of energy audits (Levels 1, 2 and 3), and these vary significantly in accuracy (from +/- 40 per cent in Level 1 to +/- 10 per cent in Level 3), and, accordingly, in how much they cost a client to commission (ranging anywhere from $10,000 to $100,000). While it is common to find that all three different levels of audit types to the same building can be similar, in that they may well produce the same final ‘kilowatt-

hour or megajoule figure’ for annual consumption, they can differ greatly in terms of how much energy was being used, by what, and when – the really useful stuff for project managers and building owners. Very rarely do we see anyone ask why energy was being consumed ‘by the building’. This is where we believe the accurate auditing of energy requires looking beyond energy. A good example from a project can be used to show what we mean here, and there are many others besides this one. A multi-residential apartment building had previously had two energy audits undertaken, with the main recommendation being to replace the building’s gas domestic hot water system with a gas microturbine. This was because the building’s annual energy use for hot water was almost 300 megawatt-hours (just over one million megajoules) – equivalent to 40 per cent of the total annual energy consumption of the building. We asked why this much hot water was being used in this building. Surprisingly, in neither audit was the question addressed. Both audits had simply understood there to be a

Auditing |

large requirement for hot water, and proposed a technological solution to delivering that large requirement in a ‘more efficient’ way. Our conversations with 22 residents from 15 different units revealed the same responses several times in this building – thermal comfort was by far the biggest complaint by the occupants. We returned to the previous audit to look at the heating system (which was electric) to find that there were no problems identified in the report. In fact, it suggested that heating accounted for just 2.3 per cent of the total annual energy consumption – and therefore any upgrades to deal with space heating demand would provide no payback. Further investigation was warranted, so with the collaborative effort of the very engaged building owner, we measured (not assumed) what people were using electricity and gas for, how much they were using, and why. The following is what we found: 1. The heating system actually accounted for eight per cent of the total annual energy consumption, and not 2.3 per cent as had been estimated. 2. Sixty per cent of residents had brought their own plug-in heaters to replace the inadequate existing heating system, taking the real heating load account to 12 per cent of the total annual energy consumption – yet people were still thermally uncomfortable. 3. G eneral plug loads accounted for 30 per cent of all electricity consumed – with south-facing apartments consuming up to double that of the apartments facing north.

Sustainability auditing explicitly brings into question the accuracy of all data and its analyses upon which retrofit or refurbishment recommendations are based 4. H alf of all the mains water consumption in the building was being heated by the gas hot water system. The configuration of the hot water system accounts for some unnecessary gas consumption, as we found that around one-quarter of gas used in the system was reheating a portion of previously heated hot water that was being recirculated, but not used.

and track external conditions. The test also uncovered a non-BCAcompliant smoke shaft. 8. In overcast conditions, natural light levels at occupants’ working planes (for example, study desks) reached 500 lux in the northfacing apartments and only 80 lux in south-facing apartments . 9. Across 30 occupants over the month of October, the average shower time was 16 minutes, with the longest recorded time being 41 minutes. People were doing several quite unexpected, yet understandable in context, things to keep warm; taking long, hot showers was one of them.

5. I nternal air temperatures in rooms without self-bought plug-in heaters tended to closely track external conditions; meaning that the building fabric was doing little to buffer external conditions. 6. We discovered excessive condensation and mould in southfacing ground floor bedrooms. This was a result of: a. low internal air temperatures (due to a thermally poor building fabric and inadequate heating) b. poor natural ventilation (due to the perceived security risk of opening ground-floor windows) c. high relative humidity levels (due to low air temperatures, inadequate ventilation and a lack of clothes-drying space). 7. The air permeability of the apartments was approximately 24 air changes per hour at 50 Pascals of pressure, explaining, in part, why the apartments feel draughty

None of the data mentioned here were uncovered in any of the previous audits, and naturally there were no recommendations to improve any of the issues. Rather than providing a list of technical recommendations to make one problem ‘less bad’, the key to this project was not technological, but rested on the quality of the investigation, and the right combination of technical building knowledge, lateral thinking, and enthusiastic investigation. This resulted in a more accurate suite of retrofit works, such as insulating the walls, installing draught-stripping and removing the ill-placed solar shading on the south side of the building, and then assessing the inadequate heating.

RETROFIT AUSTRALIA • VOLUME 3 NUMBER 2 | 2014 • 95

| Company Profile | Company Profile

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Papamoa College, New Zealand

s the world’s largest carpet manufacturer and recycler, Shaw Contract Group offers an extensive carpet tile and broadloom collection, as well as a growing collection of resilient flooring options. ‘At Shaw Contract Group, we understand that no one job is the same, and we boast a portfolio of products and optional features that reflects this,’ says Aaron Martin, Commercial Sales Director of Shaw Contract Group. ‘We are well known for our huge variety of carpet tiles, but our offering extends far beyond that to include broadloom and resilient floor coverings, and combined we cater for every segment – office, education, health and aged care, hospitality, public spaces and retail. ‘Our products are also suited and guaranteed to perform in a range of environments, including everything from high-traffic corridors and lobbies, to aseptic areas such as 96••RETROFIT X RETROFITAUSTRALIA AUSTRALIA••VOLUME VOLUME33NUMBER NUMBER22| 2014 | 2014

hospital operating rooms and labs,’ Aaron says. Shaw’s carpet tile range includes square, plank and hexagon designinspired collections through to budget-focused collections. ‘Beyond colour and pattern, we offer over five different carpet tile backings to suit your client’s needs. This includes our popular 100 per cent PVC- and bitumenfree, Cradle to Cradle Certified CM EcoWorx® backing, and our EcoLogix backing, which is ideal for use in environments such as primary schools,’ Aaron says. Shaw’s extensive broadloom collection includes EcoWorx® broadloom and EcoWorx® performance broadloom, which is designed specifically to perform in the health and aged care segments. ‘Our EcoWorx® performance broadloom, with its impermeable moisture barrier, is ideal in healthcare settings where there is a frequency

The collection includes Quiet Cover, a revolutionary floating luxury vinyl plank that replicates the look of natural hardwood. Quiet Cover features an innovative silencing layer that reduces sound transfer, and installation is glueless, fast and simple, meaning it can be walked on immediately, reducing the time and costs associated with traditional gluedown luxury vinyl tile. The luxury vinyl tile collections, Crete and Jeogori, are designed to withstand heavy traffic and are inspired by aged leather, industrial stained concrete and luxurious silk garments. More than 90 per cent of Shaw’s product range is Cradle to Cradle Certified CM, 100 per cent PVCand bitumen-free, and achieves the highest level of GECA certification (GECA 50-2011) – a ‘Level A’ rating according to the Green Building Council of Australia’s Green Star rating system. These products include Shaw’s EcoWorx® product platforms EcoWorx® tile, EcoWorx® broadloom and EcoWorx® performance broadloom. To find out more about Shaw Contract Group, visit www.shawcontractgoup.com.au or call 1800 556 302 today.

A new approach to retrofit flooring

To find out more visit us online at shawcontractgroup.com.au or call 1800 556 302 today.

Visit us at RETROFIT & REFURB 2014 23–24 September, 2014 – Australian Technology Park, Sydney Australia 1800 556 302 shawcontractgroup.com.au

New Zealand 09 574 0640 jacobsens.co.nz

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