Category

Card Index Card No.

Management No: 1 – 6

Indoor Environmental Quality No: 1 – 9

Energy No: 1 – 35

Transport No: 1 – 2

Water No: 1 – 9

Materials No: 1 – 2

Land Use & Ecology No: 1 – 4

Emissions No: 1 – 6

Innovative thinking |
Management
Attribute Card No.
Commissioning 1
Pre-Fabrication 2
Green Star Accredited Professional 3
Integrated Design Approach 4
Green Star Tools 5
ABGR 6

Innovative thinking |
Attribute: COMMISSIONING Category: Management 1
Description:
The phase during which the capabilities of the system are demonstrated in the final operational
configuration under defined operating conditions. During Commissioning both verification and
validation tests should be performed on the complete system.

Capex Cost Range: $80k ($4/m2)

Note: Based on the inclusion of an independent Commissioning Agent on a typical 20,000m2 CBD
office development.

Pro’s: Con’s:
• Ensures systems operate to design intent specification and • The period allotted to Commissioning in construction
operational requirements comply with relevant regulations. programmes is often inadequate to fully fine-tune the building to
• Potentially lower operating costs and emissions. its best performance.
• Higher initial costs.

Other Information:
On-going Commissioning is fundamental to ensure safe, efficient and cost effective operation of systems during a buildings lifetime.

Key Drivers:
Reduced life cycle costs.
Attribute: PRE-FABRICATION Category: Management 2
Description:
Pre-Fabrication is the practice of assembling components of a structure off-site and transporting
complete assemblies or sub-assemblies to the construction site where the pre-fabricated units can
be incorporated into the project.

Capex Cost Range: Project/Item specific.

Note: Generally off-site fabrication maximises buildability and can assist in a reduced project time
and cost. Producing time-related savings.

Pro’s: Con’s:
• Time and cost are saved. • Possible higher transportation costs.
• Can be employed where labour required is specialised. • Needs careful handling, to avoid damage in transit/placement.
• On site congestion is minimised.
• Material wastage is minimised

Other Information:
Designers should make full advantage of off-site pre-fabrication, by planning it into the design rather than leaving it to the contractor.

Key Drivers:
Time and cost savings.
Attribute: GREEN STAR ACCREDITED PROFESSIONAL Category: Management 3
Description:
Green Star Accredited Professionals have a detailed understanding of the Green Star rating system
and the Green Star rating tools. To become an Accredited Professional it is necessary to attend a
course and pass the competency exam.

Capex Cost Range: Refer to www.gbcaus.org for details.

Note: A project specific assessment fee for project's seeking a Green Star tool rating would also
be necessary upon registering a project.

Pro’s:
• The Green Star tools award two points where it is demonstrated
that at least one of the principal participants in the design team is
a Green Star Accredited Professional and is engaged to provide
sustainability advice throughout the design and delivery period.
Con’s:
• Project teams need to be aware that the Accredited Professional
needs to be on board as part of the project team before the
schematic design stage.

Other Information:
The aim is to encourage and recognise the adoption of environmentally sustainable design principles from the earliest project stages,
throughout design and construction.

Key Drivers:
Promoting change in the industry through the application of sustainable building technologies and ideas.
Attribute: INTEGRATED DESIGN APPROACH Category: Management 4
Description:
The site, structures, engineering systems and end use of the building are viewed as one ‘whole
building' rather than as separate independent systems. The Integrated Design Process (IDP) brings
together key stakeholders and professionals to work collaboratively at the start of a project, with a
clear vision of client and team goals.

Capex Cost Range: Project specific, but can produce significant cost savings.

Note: Provided all stakeholders are willing and committed to contribute to the process.

Pro’s: Con’s:
• IDP allows the design team to identify and understand the design goals of each • None.
party, and provides a forum to take advantage of complementary systems and
design principles that can satisfy multiple goals.
• Potential cost savings.
• Reduces waste frequently associated with modifying shell & core projects.

Other Information:
'Joined up thinking' promoting fresh ideas from the outset with no pre-conceived design strategies.

Key Drivers:
Aim is to promote integrated thinking and a co-ordinated design approach.
Attribute: GREEN STAR TOOLS Category: Management 5
Description:
The Green Star environmental rating system for buildings was developed by the Green Building
Council Australia (GBCA) to promote change in the industry via a voluntary rating system for green
building attributes.

Capex Cost Range: Additional capital costs in the order of 0 – 3% are likely for a five star
rated office building.
Note: Refer to www.gbcaus.org for further details.

Pro’s: Con’s:
• Defines green building in common language of attributes and standard of • Rating tools not yet available for all industry
measurement. sectors, however further rating tools are in pilot
• Offers star rating that has commercial advantage for building owners. form or in development.
• Identifies building life cycle impacts.
• Raises awareness of benefits.

Other Information:
Four, five & six star Green Star certified rating recognises and rewards best practice, Australian excellence and world leadership respectively.

Key Drivers:
To drive change within industry.
Attribute: ABGR Category: Management 6
Description:
The Australian Building Greenhouse Rating (ABGR) system assists office building owners and tenants
to reduce energy use, costs and greenhouse emissions.

Capex Cost Range: $10 – 30k for a whole building assessment.

Note: The cost for an individual to maintain their accreditation status after successful assessment is
$660/annum.

Pro’s: Con’s:
• Lower operational energy consumption costs. • Does not cover all property sector types.
• Lower emissions. • Annual cost.
• Is a method of achieving energy points within the Green Star
energy category.
• Annual Certification ensures performance.

Other Information:
Refer to www.abgr.com.au for further details.

Key Drivers:
Reduce energy consumption in buildings & emissions.
Indoor Environmental Quality
Attribute Card No.
CO2 Monitoring 1
CFD Analysis 2
Indoor Air Quality 3
Glare 4
Light Shelves 5
VOCs 6
Formaldehyde 7
Wind Catchers 8
External Views 9

Innovative thinking |
Attribute: CO2 MONITORING Category: Indoor Environmental Quality 1
Description:
Carbon dioxide monitors are usually wall mounted in the area served. They may be found as an
integrated solution with natural ventilation systems to automatically activate openings and limit CO2
concentration levels. They can also be used in mechanically ventilated buildings with sensors located
in the return ducts for continuous monitoring and adjustment of the outside air ventilation rates. They
are also used in car parks.

Capex Cost Range: $2 – 6k ($2 – 6/m2 )

Note: Part of Building Management Systems (BMS) with monitoring to 1,000m2 car park.

Pro’s: Con’s:
• Can automatically adjust ventilation supply rates and provides • Initial installation and ongoing maintenance costs.
alarm when stipulated CO2 levels are exceeded.
• Detects indoor air quality problems.
• Reduces energy.

Other Information:
Fresh air contains approximately 350 – 400 parts per million (ppm) levels of CO2 concentration.
Sick Building Syndrome links.

Key Drivers:
To improve the indoor air quality within occupied spaces and to optimise car park ventilation systems.
Attribute: CFD ANALYSIS Category: Indoor Environmental Quality 2
Description:
Computational Fluid Dynamics (CFD) is a modelling system that uses numerical methods and
algorithms to solve and analyse the problems that involve fluid flows. CFD analysis is used early in the
design phase of a project to predict Indoor Air Quality and total energy consumption, etc.

Capex Cost Range: $4 – 16k ($2 – 4/m2 )

Note: Based on the inclusion of thermal modelling/imaging in a typical 2,000m2 office development.

Pro’s: Con’s:
• A modelling technique used during the design phase. • Dependant on data availability.
• Integrated design solution. • May have a high modelling cost.

Other Information:
Specialised modelling technique, usually undertaken by a suitably qualified engineer.

Key Drivers:
To improve thermal comfort.
Attribute: INDOOR AIR QUALITY Category: Indoor Environmental Quality 3
Description:
Indoor Air Quality (IAQ) deals with the health and comfort provided by the air inside buildings. The IAQ
may be compromised by microbial contaminants (mould, bacteria), chemicals, allergens, etc.
contained within the air, which can affect the health of people or animals.

Capex Cost Range: Project specific.

Operational Benefits: Potential productivity benefits.

Pro’s: Con’s:
• Better IAQ provides a better working environment for employees. • The correction of poor indoor air quality in existing buildings may
• Potentially increases efficiency through better productivity. be costly and disruptive.

Other Information:
Remember – ‘Hot feet and cool heads’ can be the best learning environment.

Key Drivers:
The effective delivery of clean air through reduced mixing with indoor air pollutants in order to provide a healthy
indoor environment.
Attribute: GLARE Category: Indoor Environmental Quality 4
Description:
Glare relates to difficulty seeing in the presence of bright light, such as direct or reflected sunlight.
Glare is commonly overcome in offices through the use of tinted glazing, external shading or the
provision of manual or automated blinds and/or screens.

Capex Cost Range: Project specific – but in the medium to high cost range.

Note: The use of external sunshades is becoming increasing common on new buildings, used to
reduce glare and the heat load on the building façade.

Pro’s: Con’s:
• Reduced energy consumption costs. • Can add cost due to ongoing operation and maintenance
• Reduced eye strain. requirements.
• High capital cost of sunshade/automated blinds.

Other Information:
Technological advances in glazing properties are also assisting in the minimisation of glare.

Key Drivers:
Reduced discomfort caused by glare from natural light or reflections.
Attribute: LIGHT SHELVES Category: Indoor Environmental Quality 5
Description:
A Light Shelf is a passive architectural device that permits daylight to enter deep into a building, by
reflecting light from its upper surface to the ceiling and then down again, deeper into the floor plate.

Capex Cost Range: $140 – 600+/m (dependant on specification).

Note: Light shelves may be interior or exterior and can serve a dual purpose as a sunshade.

Pro’s: Con’s:
• Enhances daylight quality. • Requires higher than average floor to ceiling heights to be
• Increases occupancy comfort and potentially productivity. effective.
• Conserves energy by allowing perimeter lighting to be dimmed or • Increases maintenance requirements.
switched off. • Requires open plan office arrangement.
• Can be complication for window cleaning.

Other Information:
Light Shelves can have the added benefit of reducing direct sunlight lighting levels closest to the window, where typically high levels of natural
light may impact conformable working conditions.

Key Drivers:
Improved natural lighting levels to a greater proportion of the floor plan.
Attribute: Volatile Organic Compounds (VOCs) Category: Indoor Environmental Quality 6
Description:
VOCs are normally given off in the form of gasses by new products and materials. (i.e. new paint).
The gasses emitted can cause headaches/irritation and generally pollute the atmosphere in a
building.

Capex Cost Range: No additional cost.

Note: Many products are now available in a low VOC form.

Pro’s: Con’s:
• Products classified non-toxic are available. • Some sealant and adhesive applications of low VOC products
• Maximise indoor air quality. are difficult to source.
• Reduced risk of Sick Building Syndrome. • Detailed research of alternate products may be required by
design teams.

Other Information:
Many types of low VOC carpets are available at no additional cost.

Key Drivers:
Reduced exposure to airborne pollutants and improved occupant health and well-being.
Attribute: FORMALDEHYDE Category: Indoor Environmental Quality 7
Description:
Formaldehyde is a commonly-used chemical used widely by industry in the manufacture of building
materials. For example, pressed wood products are made using adhesives that contain
Urea-Formaldehyde (UF) resins. Formaldehyde can be toxic allergenic and carcinogenic; and may
cause irritation to skin, the throat and eyes if present in the atmosphere.

Capex Cost Range: Project specific – low.

Note: The specification of low emission formaldehyde in composite wood products in building
projects is leading to minimal additional cost.

Pro’s: Con’s:
• Better air quality both in the short and long term, as the emission • May cause watery eyes, plus burning sensations in the throat
of gas can occur over prolonged periods. and nose.

Other Information:
Interesting fact – in the 70s many homeowners had Urea-Formaldehyde Foam Insulation (UFFI) installed in wall cavities as an energy
conservation method.

Key Drivers:
Better air quality for building occupants and those working in the composite wood product industries.
Attribute: WIND CATCHERS Category: Indoor Environmental Quality 8
Description:
Wind Catcher systems collect any prevailing wind and direct the air flow down into the room below
providing fresh supply air for natural ventilation. Some systems are divided internally in quadrants so
that the leeward side of the system acts as a passive stack for removing stale air from the room.

Capex Cost Range: $20 – 60/m2

Note: Large range dependant upon application. In some instances the Capex for natural ventilated
solution can be greater than mechanical ventilation.

Pro’s: Con’s:
• Simple historical techniques being re-introduced. • Reliant upon weather conditions that may be unreliable and
• Suitable for large open spaces with high ceilings. unpredictable.
• Air flow may be difficult to regulate/direct on very windy days.

Other Information:
Wind Catchers have been used for centuries in the Middle East and other locations.

Key Drivers:
Delivery of a healthy environment.
Attribute: EXTERNAL VIEWS Category: Indoor Environmental Quality 9
Description:
The utilisation of the building design to maximise the potential for External Views from within the
building. This has the benefit of reducing eyestrain for building occupants, contributing to a better
working environment.

Capex Cost Range: No additional cost.

Note: With careful design consideration, the maximisation of available External Views can be
achieved with no additional cost on new build projects, but may require expensive building
planning on other projects.

Pro’s:
• Provides better working environment.
• Enables building occupants to enjoy the available distant views,
reducing eyestrain from constant close work.
Con’s:
• Opportunities may be limited dependant upon building location
and surrounding structures.
• An open plan floor plate layout is preferable to maximise
opportunities to access views.
• More difficult to achieve good views on some existing buildings.

Other Information:
Where external views are not available, the use of central atria/voids can also be used.

Key Drivers:
Improved working environment.
Notes:
 Energy
Attribute Card No. Attribute Card No. Attribute Card No.
Green Power 1 Chilled Beams – Active 13 High Frequency Ballasts 25
Coal Rank 2 Chilled Beams – Passive 14 LEDs 26
Wind Turbines 3 Building Management Destination Control 27
Micro-Hydro 4 Systems (BMS) 15 Thermal Mass 28
Photovoltaics 5 Sun Pipes 16 External Shading 29
Solar Heating 6 Natural Ventilation 17 Trombe Walls 30
Combined Heat Mixed Mode Ventilation 18 Low-E Glazing 31
& Power System 7 Variable Speed Drives 19 Double Skin Façade 32
Stand-Alone Power Systems 8 Heat Recovery 20 Phase Change Materials 33
Ground Source Heat Pumps 9 Air Tightness 21 Site Orientation 34
Condensing Boilers 10 Displacement Ventilation 22 Insulation 35
Bio-Mass 11 Power Factor Correction 23
Absorption Chillers 12 Lighting Controls 24

Innovative thinking |
Attribute: GREEN POWER Category: Energy 1
Description:
Green Power is the generic name given to electricity generated from clean, renewable energy
sources. Green Power sources can include solar (photo-voltaic and thermal), wind power, new
hydro-on existing dams, bio-mass, wave energy and landfill gas.

Opex Range:
Based on a domestic tariff consuming approximately 5,000kwh's of electricity per annum:
usage of 20% wind green power can be an additional cost of $2 – 4m2/annum
100% wind green power can be an additional $10 – 12m2/annum
100% solar green power can be an additional cost of $12 – 14m2/annum

Pro’s:
• Reduces greenhouse gas emissions.
• Users can demonstrate a commitment to the environment.
• No capital cost involved for users.
Con’s:
• Consumers typically pay a premium over and above non-green
power sources.
• Power generator systems (i.e. solar panels) may take up space
and impact on animal, plant and human environments.

Other Information:
Its usage is increasing – with nearly 8% of all Australian households opting to pay more for their electricity to ensure it is environmentally
friendly.

Key Drivers:
Promotes reductions in greenhouse gas emissions.
Attribute: COAL RANK Category: Energy 2
Description:
There are two main ways of classifying coal – by rank and by type.
Higher rank coals are typically harder and stronger and often have a black lustre. Anthracite is at the
top of the rank scale and has a higher carbon and energy content and lower level of moisture.

Operational Benefits:
Black coal is better than brown.
Australia produces 8% of the world’s brown coal. Deposits are tertiary. The main deposits are in
Victoria. Almost all the brown coal extracted is the basis for Victoria's electric power industry. NSW
and Queensland account for more than 97% of Australia’s black coal output.

Pro’s:
• Black coal has higher carbon and energy content.
• Black coal has lower moisture content.
• Relatively cheap and affordable energy source.
• Black coal has lower emissions than brown coal.
Con’s:
• All fossil fuels are finite resources.
• Economy is dependant on finite resources.
• Emissions generated in production of electricity are the hub of
the world global warming problem.

Other Information:
40% of all electricity generated worldwide is produced from coal.
77% of electricity produced in Australia is from coal-fired power stations (includes brown & black coals).
66% of world steel production is dependant on coal.

Key Drivers:
Alternative power generation sources including clean coal are required to reduce greenhouse gas emissions.
Attribute: WIND TURBINES Category: Energy 3
Description:
Wind power generated through the use of a turbine, usually mounted on a tower/roof. The turbine
collects wind energy and converts it to electricity. Can be utility wind farm or local private turbine.

Capex Cost Range: $35M – 42M ($2.5 – 3M/turbine installed).

Assumptions: Based on 14 no. x 1,300kW (1.3MW) turbines (each of which can serve typically
80 – 100 houses) installed on an 18MW farm.

Pro’s:
• Clean, renewable energy source.
• Suitable for small and large scale applications.
• With economies of scale & rising energy costs, wind
energy is expected to be cost competitive in 10 – 15
years.
Con’s:
• Depending on its application, building structural strengthening may be
required.
• Acoustics; nuisance to neighbours.
• High capital cost.
• Vibration if attached to a building may also be a consideration.
• Needs to be turned off – if wind speed is too high.

Other Information:
At the end of 2006 Australia's total installed wind energy capacity was 817 Megawatts (MW), comprising 563 wind turbines in 42 wind farms.

Key Drivers:
The provision of renewable energy and reduced greenhouse gas emissions.
Attribute: MICRO-HYDRO Category: Energy 4
Description:
Micro-Hydro units convert the power of flowing water into electrical energy. Water turns a wheel or a
runner (like a propeller) to rotate a generator and produce electricity.

Capex Cost Range: $10 – 12k ($40 – 48/m2 )

Assumptions: Based on 5kW installation; which can serve typically one x house. Costs exclude
associated civil works.

Pro’s:
• With a suitable reliable water source, micro-hydro may be the
most cost effective form of renewable energy.
Con’s:
• With many natural watercourses protected by legislation, it may
be illegal to interfere with a water course without approval,
making implementation of the system difficult.
• Relatively high capital cost.
• Lack of suitable sites.

Other Information:
There are two main types of Micro-Hydro turbines – impulse which are found mostly in domestic applications, and reaction which are better
suited to low rise applications.

Key Drivers:
The provision of renewable energy and reduced greenhouse gas emissions.
Attribute: PHOTOVOLTAICS Category: Energy 5
Description:
Photovoltaic Panels, (commonly referred to as PV Panels) – consists of technology that produces
electric power directly from sunlight.
A common application is in a solar powered pocket calculator and various equipment remote from
electric distribution lines. Also use of the technology has increasing application on buildings.

Capex Cost Range: $12 – 16k ($48 – 64/m2)

Assumptions: Based on 1.2 – 1.4kW home starter installation comprising typically six panels on
Northern roof, inverter and AC/DC circuit breakers.

Pro’s: Con’s:
• Clean energy source – which requires no fuel and produces • PV panels currently have a medium to long payback period. This is
no emissions in operation. anticipated to reduce with technological advances and increased
• As technology continues to improve, current draw-backs are efficiency of the system.
reduced. • Lack of suitable economical energy storage systems for use when
• Suitable for remote locations. sun not producing electricity.

Other Information:
Photovoltaic is the world’s fasted growing energy production technology – with some reports detailing production doubling every two years.

Key Drivers:
The provision of renewable energy and reduced greenhouse gas emissions.
Attribute: SOLAR HEATING – HOT WATER Category: Energy 6
Description:
Solar hot water systems use collectors or panels to absorb energy from the sun. Water is heated as it
passes through the collectors which are usually mounted on a roof. The water then flows into an
insulated storage tank ready for use.

Capex Cost Range: $6 – 10k ($24 – 40/m2 )

Opex: Significantly reduced operating costs.

Assumptions: Based on 6kW installation; which can serve typically one x house.
Operational
Benefits: Typically 60% of domestic hot water requirements can be provided ‘free’ by solar
hot water heating. Payback typically around 10 years.

Pro’s: Con’s:
• Can produce between 50 – 90% of hot water requirements. • Need to install a back-up system; i.e. a gas-fired booster system
• Low operating costs. for use on colder cloudy days.
• Solar is cheaper than gas which is cheaper than electricity.
• Reduces greenhouse gas emissions.

Other Information:
In passive systems, water flows unassisted between the collectors and the tank.
In active systems, water is pumped between the collectors and the tank.

Key Drivers:
The provision of renewable energy and reduced greenhouse gas emissions.
Attribute: COMBINED HEAT & POWER SYSTEM Category: Energy 7
Description:
Plant designed to produce both heat and electricity from an energy source. The benefit of the system
is that heat which would ordinarily have been wasted as a by-product of the electricity generation, is
harvested and used elsewhere within the building.
Combined heat & power plants may also deliver excess power to the electricity grid.
Tri-Generation plant produces heat, cooling and electricity from an energy source.

Capex Cost Range: Depends on proportion of building power that is generated and
building size.

Pro’s:
• Can significantly reduce heat energy costs.
• Not subject to transmission losses from power station.
• Reduces greenhouse gas emissions.
• Increases efficiency up to 80%.
Con’s:
• Electricity & heat demands must be balanced & simultaneous.
• High end of term replacement costs.
• High capital costs.
• Higher than standard system maintenance costs.

Other Information:
Fuel cell technology is under development that could permit a freezer chest-sized fuel cell to power an entire home. Fuel cells produce
electricity through a chemical reaction rather than burning fuel.

Key Drivers:
The provision of renewable energy and reduced greenhouse gas emissions.
Attribute: STAND-ALONE POWER SYSTEMS Category: Energy 8
Description:
Stand-Alone Power Systems (SAPS), (formerly known as Remote Area Power Supply Systems
(RAPS) are commonly used where it is difficult to connect to the electrical grid.
A SAPS can be designed to suit the locality and loads required, combining renewable energy sources
and conventional generating systems.

Capex Cost Range: $30 – 45k ($120 – 180/m2 )

Assumptions: Based on 12kW installation; which can typically serve one x house.

Pro’s: Con’s:
• A viable option where the cost of connection to the standard • Fuel sources may be unreliable.
electricity grid is high, or where in remote locations this • Relatively high capital cost.
connection may be unavailable.
• Can be more reliable in some rural areas where power from
the grid cannot be relied upon.

Other Information:
A Stand-Alone Power System is suitable for use if you are not connected to the electricity grid and you need to generate your own power.

Key Drivers:
The provision of energy alternatives and reduced greenhouse gas emissions.
Attribute: GROUND SOURCE HEAT PUMPS Category: Energy 9
Description:
Ground Source Heat Pumps use a buried ground loop which transfers heat from the ground into a
building to provide space heating/cooling and, in some cases, to pre-heat domestic hot water. As
well as ground source heat pumps, air source and water source heat pumps are also available.

Capex Cost Range: $30 – 42K ($120 – 160/m2 )

Assumptions: Based on 12kW installation; which can typically serve one x house.

Pro’s: Con’s:
• Can be good option where gas is not available. • Ground conditions may not be suitable.
• Reduced greenhouse gas emissions. • Higher capital cost.
• Suitable for areas with extreme temperatures.

Other Information:
To be a 100% renewable energy option – consider buying green electricity and/or installing a solar PV to power the compressor and pump as
part of the system.

Key Drivers:
The provision of energy alternatives and reduced greenhouse gas emissions.
Attribute: CONDENSING BOILERS Category: Energy 10
Description:
A high efficiency heating hot water boiler. Condensing boilers achieve a high level of efficiency by
removing the heat from the fuel as it is used and by cooling the products of combustion normally
discharged up the flue.

Capex Cost Range: $20 – 30K ($40 – 60/m2 )

Assumptions: Based on 50kW output gas fired (natural) boiler.

Pro’s:
• Typically, up to 15% higher efficiency than traditional boilers.
• Uses less fuel and generates less carbon dioxide; cuts
running costs.
• Suitable for gas fired applications (natural gas).
Con’s:
• Needs a larger heat exchanger than traditional boilers; thus larger
plant space & higher capital cost.
• Condensate removal requires use of materials not normally found in
traditional boilers; hence higher costs.
• A mechanical boost fan is needed to exhaust the flue gases to the
atmosphere due to lower flue gas temperature.

Other Information:
Indications are that typical payback periods of around four years are common for this type of boiler (over and above conventional systems).

Key Drivers:
Reduce base building operational energy and greenhouse gas emissions.
Attribute: BIO-MASS Category: Energy 11
Description:
Bio-Mass relates to the use of organic matter as a fuel source. The organic bio-mass material should
be available on a renewable basis, and ideally a by-product of another process. Bio-Mass includes
forest and mill residues, agriculture crops and wastes, wood and wood wastes, animal wastes,
livestock operation residues, aquatic plants, fast growing trees and plants and municipal industrial
waste.

Capex Cost Range: $200 – 300k ($80 – 120/m2 )

Assumptions: Based on 250kW output Bio-Mass boiler; including fuel storage and delivery
systems.

Pro’s: Con’s:
• Carbon neutral. • Where no freely available Bio-Mass fuel source is available the supply
• Can reduce landfill. chain has tracked the rate of increase in fossil fuel prices.
• Can be extremely cost effective. • Larger physical size of the plant requires fuel storage and handling
systems.
• Environmentally friendly.

Other Information:
Bio-Mass boilers are not modular and it may prove more economical outside of the heating season to use an alternate fuel source
e.g. for domestic hot water.

Key Drivers:
Reduce building operational energy and greenhouse gas emissions.
Attribute: ABSORPTION CHILLERS Category: Energy 12
Description:
An absorption chiller is essentially a chiller that uses a heat source such as a gas burner or high
temperature water to provide the energy needed to drive the cooling system rather than being
dependant on electricity to run the chiller compressors.

Capex Cost Range: $230 – 280k ($100 – 120/m2 )

Assumptions: Based on 350kW chiller.

Pro’s: Con’s:
• Popular where electricity is unreliable or costly. (e.g. uses • Direct gas fired units require an exhaust stack to vent combustion
natural gas). products.
• Can operate on waste heat. • Maintenance costs are higher than a traditional system.
• Can operate on cleaner energy source (e.g. natural gas). • Higher capital cost.

Other Information:
With the addition of Absorption Chillers to Co-Gen or CHP plant the installations are referred as Tri-Generation.

Key Drivers:
Reduce base building operational energy and greenhouse gas emissions.
Attribute: CHILLED BEAMS – ACTIVE Category: Energy 13
Description:
Chilled Beam with mechanical ventilation and cooling devices.
Chilled water is reticulated via beams (pipes) located at high level. Cool air is delivered to the
occupied zone below and the displaced hot air rises, this then passes over the chilled beams/pipes
again and the cycle continues.

Capex Cost Range: Project specific; but in the order of $90/m2 net extra cost.

Pro’s: Con’s:
• Reduced plant space and riser requirements. • Where space heating is also required, the space heating needs to be
• Reduced energy and greenhouse gas emissions. a separate system.
• Reduced floor to floor requirement when compared with • Higher capital cost.
traditional Variable Air Volume (VAV) installations.

Other Information:
Provides a very energy efficient method of cooling indoor occupant space.

Key Drivers:
Reduce base building operational energy and greenhouse gas emissions.
Attribute: CHILLED BEAMS – PASSIVE Category: Energy 14
Description:
Chilled Beam without mechanical ventilation function; e.g. reliant on natural convection for air
movement. Chilled water is reticulated via beams (pipes) located at high level. Cold air drops to cool
the occupied zone below and the displaced hot air rises, to be chilled by the ‘beams’/pipes again,
continuing the cycle.

Capex Cost Range: Project specific; but in the order of $80/m2 net extra cost.

Pro’s:
• Silent cooling principal.
• Can be integrated into service rafts to conceal services where
a suspended ceiling is not required.
• Reduced floor to floor requirement when compared with
traditional Variable Air Volume (VAV).
Con’s:
• Can be an extremely quiet system; which can be disconcerting.
Artificial background noise known as white noise may be required to
provide a controlled level of ambient noise.
• Higher capital cost.

Other Information:
Provides a very energy efficient method of cooling indoor occupant space.

Key Drivers:
To reduce base building operational energy and greenhouse gas emissions.
Attribute: BUILDING MANAGEMENT SYSTEM (BMS) Category: Energy 15
Description:
A Building Management System (BMS) automates and takes control of the Engineering Services
Installations; controlling the facilities necessary for maintaining a comfortable environment and other
operating systems.

Capex Cost Range: $20 – 35/m2

Pro’s: Con’s:
• Vital tool to improve energy efficiency and reduce energy use • Technology upgrades.
and costs.
• Vital operational tool.
• Can provide pro-active response and help trace problems.

Other Information:
BMS services are used extensively to control and monitor other building functions including electrical services, lifts, lighting etc.

Key Drivers:
To increase base building operational efficiency and reduce greenhouse gas emissions.
Attribute: SUN PIPES Category: Energy 16
Description:
A means of providing sunlight to areas without windows – typically consisting of a reflective surface
finished tube that transmits sunlight down into a room below.

Capex Cost Range: $450 – $2,000 each

Operational
Benefits: Based on a standard 250mm to 350mm diameter installation.

Pro’s: Con’s:
• Can be virtually no limit to the number of bends. • The length of the tube does impact on the amount of
• Reduces greenhouse gas emissions. light transmitted, with approx. 6% light losses for each
metre run of pipe.
• Reduces artificial lighting operating costs.
• In addition, a 12% reduction is likely for each.
• Cost effective and easy to install.
45 degree elbow fitted in the pipes running length.
• In summer on an overcast day the sun pipe can deliver daylight equivalent to
• Limited effectiveness on overcast days.
approx. 300 watts
• Potential additional cleaning costs (minimal).
• In full winter sun the sun pipe can provide approx. 500 watts plus of natural
daylight to area served.

Other Information:
For central bathrooms there are pipes available combining both lighting and ventilation.

Key Drivers:
The provision of good levels of daylight for building occupants.
Attribute: NATURAL VENTILATION Category: Energy 17
Description:
Natural Ventilation relies on non-mechanical means to provide air movement; this may occur via the
flow of air from outside into a building via wind movement, or through the natural convection of warm
air rising, and drawing in cooler air via lower level vents.

Capex Cost Range: $20 – 80/m2

Assumptions: Large range dependant upon application. In some instances the Capex for natural
ventilated solution can be greater than mechanical due to the high cost of openable
windows/openings and thermal chimneys.

Pro’s:
• Not effected by mechanical/electrical failure.
• Energy/fuel conservation and cost saving.
• Reduced greenhouse gas emissions.
• Improved Indoor Air Quality (IAQ).
Con’s:
• Unpredictable and unreliable, will be variable across the floor plate.
• Lack of control; dependent on the elements.
• Difficult to correct problems.

Other Information:
Integrated natural ventilation may in some cases have a higher Capex; albeit significantly less operational costs.

Key Drivers:
Provide increased outside air rates and a healthy indoor environment.
Attribute: MIXED MODE VENTILATION Category: Energy 18
Description:
Mixed Mode Ventilation refers to a hybrid approach to space conditioning that uses a combination of
natural ventilation and mechanical systems. This approach is common where there is an aspiration for
naturally ventilated buildings, but the unpredictability and unreliability of natural ventilation in isolation
requires the addition of a supplementary ‘mode’ of ventilation to provide confidence in the
conditioned space temperature control.

Capex Cost Range: $20 – 80/m2

Assumptions: Large range dependant upon application. In some instances the Capex for natural
ventilated solution can be greater than mechanical ventilation.

Pro’s:
• Maximises comfort while avoiding significant energy use and
operating costs associated with year-round air conditioning.
• Provides flexibility and choice for building occupants.
• Reduced energy and greenhouse gas emissions.
Con’s:
• Natural ventilation may not be desirable in some locations; e.g. due to
acoustic reasons.
• Building security may be compromised with openable windows.
• Systems can be complex.
• Potential to add costs and complexity in design.

Other Information:
Mixed mode system can provide a back-up solution to natural ventilation, which can be unreliable and unpredictable.

Key Drivers:
The provision of clean/fresh air, reduced energy and greenhouse gas emissions.
Attribute: VARIABLE SPEED DRIVES Category: Energy 19
Description:
Variable Speed Drives (VSD) are an electrical component added to motors on such items as pumps
and fans. Instead of constant air and/or water being reticulated through a system with
dampers/valves to limit the volume of air and/or water, a variable speed drive will adjust the power
input to fan and or pump appropriately to match the air/water volume requirements.

Capex Cost Range: $1.5 – 11k; dependent on capacity.

Assumptions: $200/kW based on 55kW installation;

$750/kW based on 2kW installation.

Pro’s: Con’s:
• Improves control. • Moderate cost.
• Reduces energy and greenhouse gas emissions.
• Assists in correct commissioning.

Other Information:
The use of VSD is an efficient method resulting in minimal waste energy.

Key Drivers:
Assists in reducing the base building operational energy and associated greenhouse gas emissions.
Attribute: HEAT RECOVERY Category: Energy 20
Description:
The capture and recovery of heat from other plant processes, which is then used elsewhere.
Recovery equipment can be located in ducts, pipelines and plant that captures the heat rejected.
For example, pre-cooling inlet fresh air with exhaust air, thus saving energy.

Capex Cost Range: Project specific.

Assumptions: Installations would normally form part of the HVAC installations equipment such as
air handling plant, etc.

Pro’s: Con’s:
• Reduced greenhouse gas emissions. • Viable payback may not be achievable in smaller installations.
• Improves overall efficiency and energy use. • Higher capital cost than traditional systems.

Other Information:
Other examples include the recovery of heat in hot exhausts from ovens or furnaces that can be used to provide space heating.

Key Drivers:
Design features that help to minimise operational energy consumption and reduce greenhouse gas emissions.
Attribute: AIR TIGHTNESS Category: Energy 21
Description:
Air Tightness relates to the reduction in the amount of air loss (or gain) from inside a building via small
gaps in the external building envelope. The air loss can be very subtle, going unnoticed by the
building occupants.

Capex Cost Range: Project specific.

There may be additional costs incurred in the detailing for Air Tightness and in testing the building's
air tightness upon completion.

Air Tightness Laboratory

Pro’s: Con’s:
• Performance of air conditioning not compromised. • Construction practices need close monitoring to ensure correct
• Reduces energy and greenhouse gas emissions. installation.
• Can reduce ingress of outside noise.
• Less likelihood of internal damage from high humidity
outside air.

Other Information:
Refer to BCA regarding Air Tightness, vapour sealing and insulation.

Key Drivers:
Reduces base building operational energy and greenhouse gas emissions.
Attribute: DISPLACEMENT VENTILATION Category: Energy 22
Description:
Displacement Ventilation normally provides conditioned air at low level, typically via a raised floor
or wall grille; the air is then extracted at high level, to provide displacement air flow.
'Fresh' ventilation air is introduced at low velocity typically at around 19 degrees C.

Capex Cost Range: $2.2M – 2.65M ($220 – 265/m2 )

Assumptions: Based on a typical 10,000m2 CBD office development.

Pro’s:
• Improved air quality and higher comfort levels.
• Enables individual control of air via vents in the false floor that
can be easily moved around the floor.
• Energy and greenhouse gas emissions reduced.
• Increased outside air rates on some systems.
Con’s:
• Additional cost associated with false floor systems.
• The system typically operates within a wider temperature band than
conventional systems.
• Significant temperature gradient between feet and head can lead to
discomfort on poorly designed systems.

Other Information:
The uniform air flow associated with displacement air provides excellent contamination removal from the occupied spaces.

Key Drivers:
Provides increased outside air rates and promotes a healthy indoor environment.
Attribute: POWER FACTOR CORRECTION Category: Energy 23
Description:
Power Factor Correction (PFC) equipment improves the efficiency of electrical devices by converting
the power to a more useable and efficient form.

Capex Cost Range: $12 – 66k; dependant on capacity.

Assumptions: $110/kW based on 600kW installation;

$120/kW based on 100kW installation.

Pro’s: Con’s:
• Reduces costs charged by electrical utility. • Capital cost is higher than standard installation.
• Reduces greenhouse gas emissions.
• Reduces peak demand.

Other Information:
Power companies can require customers with high loads to maintain power factors above (usually 0.9 or higher) or be subject to additional
charges.

Key Drivers:
Reduces peak demand of electricity and costs.
Attribute: LIGHTING CONTROLS Category: Energy 24
Description:
Use of automatic switching, occupancy sensing and lighting dimming controls.
Lighting control systems range from simple measures such as localised manual switches positioned
closely to the area they control, to more complex automatic systems based on time control,
occupancy sensors or photo-electric daylight linking mood settings, all of which can be monitored
and controlled from a central facility.

Capex Cost Range: $240 – 480k ($12 – 24/m2 )

Assumptions: Based on Property Council Australia A Grade office accommodation with NLA
approx. 20,000m2.

Pro’s: Con’s:
• Greenhouse gas emissions reduction. • Capital cost implications.
• Flexibility of lighting.
• Excellent after hours operational characteristics.
• Higher quality building environments – IAQ.
• Energy savings.
• Reduced internal heat gains leading to reduction in space cooling requirements.

Other Information:
It is more cost effective to turn a switch off when not in use.

Key Drivers:
To reduce energy and greenhouse gas emissions while improving lighting in occupied areas.
Attribute: HIGH FREQUENCY BALLASTS Category: Energy 25
Description:
T5 High Frequency Ballasts are more energy efficient than traditional ballasts. These are being
specified as standard in many new buildings.

Capex Cost Range: $60 – 100k ($3 – 5/m2 )

Assumptions: Based on Property Council Australia A Grade office accommodation with NLA
approx. 20,000m2.

Pro’s: Con’s:
• Avoids low frequency flicker in luminaires providing better • Initial costs.
indoor environment.
• Reduces energy and greenhouse gas emissions.

Other Information:
Due to differing tube size and fittings, it is currently difficult to retrofit existing fluorescent light fittings with T5 high frequency tubes.

Key Drivers:
Lower energy requirements and improved internal lighting.
Attribute: LEDs Category: Energy 26
Description:
Light Emitting Diodes (LEDs) are bright, efficient and quick to react, making them a perfect choice for
a wide range of lighting effects. LED converts electrons (electric current) to photons (light).

Capex Cost Range: Project specific.

Assumptions: Generally LED lighting systems can be double the cost of neon or cold cathode
type lighting systems; and can range in the order of $100 – 150/m run.

Pro’s: Con’s:
• Increased lamp life (50,000 run hours) – 10 years compared • Higher capital costs.
to a fluorescent tube which is typically 9,000 hours.
• Special lighting effects.
• Low energy option.

Other Information:
Energy efficient, brightness and directional control meaning light pollution can be significantly reduced.

Key Drivers:
Lighting design that reduces pollution from the unnecessary spillage of light into the night sky and onto
neighbouring property.
Attribute: DESTINATION CONTROL Category: Energy 27
Description:
Passenger lifts using Destination Control enable passengers to nominate their preferred floor; they are
then allocated to a specific lift in the lift bank.
Since the destination is known in advance, new opportunities to optimise the travel routes of the lift
become available, minimising waiting times during peak times in a building.

Capex Cost Range: Small additional cost; depending on the lift numbers and system
selected.
Assumptions: Whilst available for new build installation, destination controls can be retrofitted on
existing installations.

Pro’s:
• Passengers can be subject to access restrictions on certain
floors.
• Reduce energy costs particularly during peak demand.
• Potential time saving for passengers.
Con’s:
• Not yet available from all manufacturers.
• Not so relevant to low rise buildings.

Other Information:
Destination control lifts have been successfully operated in Europe for many years, providing significant benefits to building users.

Key Drivers:
Improved lift service and reduced energy and greenhouse gas emissions.
Attribute: THERMAL MASS Category: Energy 28
Description:
Thermal Mass refers to any mass used to absorb and hold heat.
Materials with a high specific heat like stone, concrete or water work best. In many cases the thermal
mass material is required to be exposed, thus there may be no requirement in certain situations for
suspended ceilings and the like.

Capex Cost Range: $40 – 120+/m2

Assumptions: The additional mass finish to the underside of a slab will vary dependant on
thickness, finish and profile.

Pro’s: Con’s:
• In a building thermal mass absorbs, stores and later releases significant amounts • Concealment of engineering services may be an
of heat or cooling to provide ‘free’ heating or cooling. issue if ceiling thermal mass used.
• Ceiling services have been simplified or eliminated on some projects, e.g. no • Acoustic aspects may be costly to overcome if
requirement for void fire protection and detection. false ceilings eliminated.
• Reduces peak heating and cooling loads. • Capital cost.
• Reduces peak demand, energy usage and greenhouse gas emissions.

Other Information:
Integrated design combining thermal mass and insulation, along with ventilation and considered building orientation will assist in creating a
well designed building.

Key Drivers:
Promote design features that help to minimise operational energy consumption and greenhouse gas emissions of
the base building.
Attribute: EXTERNAL SHADING Category: Energy 29
Description:
External Shading of buildings can be achieved in many ways, with both vertical and horizontal
sunshading or an additional skin filtering light into the building. Shading may also be achieved via roof
overhangs trees, window shades or blinds, etc.

Capex Cost Range: $300 – 1,000/m2 of façade.

Assumptions: The more extensive the use of sunshades the higher the cost.

Pro’s: Con’s:
• Reduction in energy costs & greenhouse gas emissions. • Needs to be evaluated.
• Visual properties of the sunshading can become an integral • High capital cost.
feature of the façade.
• Less glare for occupants from glazing.

Other Information:
External shading can also be utilised as a key architectural feature of the building.

Key Drivers:
Reduces glare, energy and greenhouse gas emissions.
Attribute: TROMBE WALLS Category: Energy 30
Description:
A Trombe Wall is a sun facing wall built from a material that has thermal mass properties (such as
stone, concrete or water tanks), which when combined with an air space, insulating glazing and vents
forms a large solar thermal collector, for the provision of warm air.

Capex Cost Range: $400 – 1,000/m2 of façade.

Assumptions: Costs are based on elevation area, (the smaller the structure the higher the cost.)

Pro’s: Con’s:
• Thermal mass, good insulation properties. • Increased capital cost.
• Lower energy consumption and greenhouse gas emissions. • Difficulty to regulating air flow. A supplementary system may be
• Especially suitable for smaller buildings including houses. required for consistent warm air provision throughout the year.

Other Information:
Grants may be available to offset some of the additional costs.

Key Drivers:
Minimise operational energy consumption and reduce greenhouse gas emissions.
Attribute: LOW-E GLAZING Category: Energy 31
Description:
High performance glazing within the façade which allows as much daylight as possible into the
building whilst minimising the transmission of solar heat gain.

Capex Cost Range:

6mm annealed glazing $75/m2 of façade
Comfort Low-E Glazing $150/m2 of façade
Double glazed $170/m2 of façade

Pro’s: Con’s:
• Lower 'U' Value. • Initial capital costs.
• Less heat loss/gain.
• Energy savings.
• Reduced greenhouse gas emissions.
• Reduced glare.

Other Information:
Glazing technologies are improving all of the time, with some glazing incorporating solar collector properties.

Key Drivers:
Reduction in operational energy and greenhouse gas emissions.
Attribute: DOUBLE SKIN FAÇADE Category: Energy 32
Description:
A double skin (façade) is a façade which, in its simplest form, comprises two façade layers. Each of
these façades is commonly called a skin. A ventilated cavity having a width that can range from
several cms to metres is located between these skins.

Capex Cost Range: $600 – 1,400/m2 of façade.

Assumptions: The smaller the structure the higher the cost. Costs vary with the complexity of the
façade.

Pro’s: Con’s:
• Can be combined with automated equipment. • Careful consideration from integrated solution needs to assess the
• Reduced energy consumption, greenhouse gas emissions, impact on the estimation of plant capacity.
glare and can result in reduction in cooling plant capacity. • High additional capital cost.
• Long payback period.

Other Information:
May require an additional access walkway for maintenance between the inner and outer skins.

Key Drivers:
To reduce base building operational energy and greenhouse gas emissions.
Attribute: PHASE CHANGE MATERIALS Category: Energy 33
Description:
Phase Change Materials are those that change phase at a specific temperature (i.e. water to ice at
0 degrees C.) Materials with a phase change point close to the desired room temperature can be
used either to reduce temperature fluctuations within a room or to store energy in a phase change
process (usually melting) and re-releasing to the system when its temperature falls below the
transient point.

Capex Cost Range: Project specific.

Usually considered as ‘innovative’ technologies in commercial applications, the systems are usually in
the high capital cost range and need careful consideration prior to implementation.

Pro’s: Con’s:
• Will reduce peak demand. • Higher capital cost.
• Materials may be storage based; latent heat stores for active • Specialised maintenance required.
solar systems.
• Can reduce cooling plant capacity.

Other Information:
Largely untested in Australia, with a few exceptions; but have been used successfully overseas.

Key Drivers:
Reduces operational energy consumption, peak loads and greenhouse gas emissions.
Attribute: SITE ORIENTATION Category: Energy 34
Description:
Good building orientation increases the energy efficiency of a building, making it more comfortable to
occupy and cheaper to run.
A well designed building will take advantage of the sun in winter and shield it in summer and take
advantage of cooling summer breezes by way of cross ventilation.

Capex Cost Range: Site specific

Operational Benefits: Higher HVAC costs are associated with buildings with high glazed
proportion with east/west facing aspects.

Pro’s: Con’s:
• Integrated design approach. • Opportunities may be limited by site shape, size and surrounding
• Maximise daylighting, natural ventilation and acoustic conditions.
potentials.
• Generally no additional cost implications.

Other Information:
Careful building orientation on a site is good design in its simplest form.

Key Drivers:
Improved indoor environment quality with reduced energy and greenhouse gas emissions.
Attribute: INSULATION Category: Energy 35
Description:
Materials used to prevent the movement of heat from one space to another; usually used to prevent
heat losses in winter and heat gains in summer. Insulation in buildings can be found in cavity walls
and roof voids. BCA now has a requirement in relation to building envelope minimum performance
criteria. Insulation is also required on thermal equipment, pipes and ducts.

Capex Cost Range: Project specific; generally low cost impact.

Assumptions: Part J of the Building Code of Australia includes requirements for insulation for
façades, roofs, ductwork, heating and cooling pipes and vessels.

Pro’s: Con’s:
• Lower energy consumption costs. • Marginal capital cost increase over previous minimum insulation
• Reduction in greenhouse gas emissions. standards.
• Long life with low maintenance.

Other Information:
Vapour sealing of insulation on cool pipes etc. is important.

Key Drivers:
Reduces base building operational energy and greenhouse gas emissions.
Notes:
 Transport
Attribute Card No.
Cyclist Facilities 1
Smaller Car Parking Spaces 2

Innovative thinking |
Attribute: CYCLIST FACILITIES Category: Transport 1
Description:
‘Secure’ bicycle storage is dedicated and under cover. In addition accessible showers plus changing
facilities with secure lockers or equivalent should be located adjacent to the storage facilities, the
number of which are calculated dependant on project criteria.

Capex Cost Range: $220 – 350k

Note: Assumes the inclusion of showering facilities for between 5 – 10% of staff numbers
respectively. Typical PCA A Grade building.

Pro’s: Con’s:
• Promotes better health and well-being. • Takes up space, which could be used for other purposes.
• Encourages the use of alternative modes of transport. • Additional construction costs.
• Reduces emissions from cars.
• Endorsed by tenants.

Other Information:
Cyclist facilities are becoming increasingly sought after by many office workers, seeking an alternative to cars and public transport.

Key Drivers:
Encourage cyclists & reduce emissions.
Attribute: SMALLER CAR PARKING SPACES Category: Transport 2
Description:
The provision of smaller car parking spaces within car parks.

Capex Cost Range: No additional cost.

Note: Can be easily achieved, and can make use of spaces that otherwise may have been
under-utilised.

Pro’s: Con’s:
• Smaller cars generate less emissions. • Could cause difficulty when allocating car spaces to
• Encourages the use of hybrid cars. individuals/tenants if they do not have a small car.
• Encourages the use of smaller motorbikes/scooters.
• Encourages car park users to think about the choices they
make in car selection.

Other Information:
Motorbikes and scooters are another means of reducing emissions otherwise generated by cars.

Key Drivers:
Reducing emissions.
 Water
Attribute Card No.
Water Meters 1
Composting Toilets 2
Waterless Urinals 3
Grey Water 4
Black Water 5
Rainwater Harvesting 6
Bore Water 7
Water Efficient Fixtures
& Flow Restrictors 8
Fire Test Water 9

Innovative thinking |
Attribute: WATER METERS Category: Water 1
Description:
A Water Meter can assist in the monitoring and tracking of water usage.
Regular reading of water meters can assist in the detection of water leakage within buildings and
identify high water usage areas.

Capex Cost Range: $10k ($0.50m2 )

Note: Based on the inclusion of water sub-meter installations on a typical 20,000m2 CBD
office development.

Pro’s: Con’s:
• Ease of detection of water leakage; especially during out of • Minor cost increase.
hours periods when water use should be minimal.
• Can be included on Building Automation System (BAS) on
major buildings.
• Relatively cheap and ease to install.
• Identifies high water usage areas.

Other Information:
Overall water consumption data can also be obtained from the utilities bills.

Key Drivers:
Reduction in water usage.
Attribute: COMPOSTING TOILETS Category: Water 2
Description:
A system that converts human waste into a fertiliser or usable soil. Composting Toilets use biological
processes to deal with the disposal and processing of human waste into organic compost material.
These fixtures are generally found in remote areas where connection to the utility waste drainage
infrastructure is not readily available.

Capex Cost Range: $35 – 50k per stand-alone toilet and associated works.

Note: Single composting toilet with basic weatherproof structure.

Pro’s: Con’s:
• Ease of installation in any location. • If a problem exists, can be out of order for considerable time.
• Does not have to be connected to sewer. • Not suitable for major buildings.
• Reduced water usage. • Has higher maintenance costs, e.g. not self cleaning.

Other Information:
Frequently used in national parks, etc.

Key Drivers:
Promote the use of innovative initiatives that improve development's environmental impact.
Attribute: WATERLESS URINALS Category: Water 3
Description:
Waterless urinals do not require water for flushing, they are similar in appearance to traditional urinals
and are connected to the building plumbing waste system.
Each urinal consists of two main components – a seal trap and air seal. ‘Water’ flows through the trap
where it is immersed through a floating layer of sealant liquid.

Capex Cost Range: $2 – 3k per fixture.

Operational Benefits: Whilst the additional capital costs associated with waterless urinals is
minimal, the saving associated with the water and drainage
infrastructure requires to be evaluated against the additional
maintenance costs.

Pro’s: Con’s:
• Reduced water consumption. • User reluctance due to perception associated with ‘no water’ urinals.
• No mechanical parts. • Maintenance costs are higher.

Other Information:
In retro-fits some re-modelling may be required to lower drain lines to facilitate trap installations.

Key Drivers:
The reduction in potable water consumption.
Attribute: GREY WATER Category: Water 4
Description:
Grey water is waste water generated from domestic processes such as washing dishes, laundry and
bathing; (but not toilet waste water). Greywater is given its name from its cloudy appearance and its
status from being neither fresh or heavily polluted. Grey water can be recycled in storage tanks and
then re-used for the flushing of toilets. Grey water cannot be reticulated to sinks, basins and the like.

Capex Cost Range: Low $10k (domestic) to high $300+k (commercial) cost range.

Note: Can be applied in many situations, and therefore has a wide cost range.

Pro’s:
• Grey water comprises 50 – 80% of residential waste water
produced.
• Recycling content saves use of potable drinking water for
flushing cisterns and the like.
• Potentially suitable for use in cooling towers.
• Suitable for landscape irrigation.
Con’s:
• Water comprising high levels of toxic chemicals from household
cleaners and food residues may be considered 'dark grey' or black
water.
• Separate piping system required to reticulate grey water to toilets and
other equipment.

Other Information:
Can significantly reduce water consumption.

Key Drivers:
Promotes the reduction in potable water consumption of building occupants.
Attribute: BLACK WATER Category: Water 5
Description:
Black Water (waste water) is a relatively recent term used to describe water containing waste from
toilets/urinals. It is also known as brown water, foul water or sewerage. Black Water can be treated
and converted to grey water & held in storage tanks. The reconditioned water (grey water) can be
used for toilet flushing, landscape irrigation and in cooling towers.

Capex Cost Range: Commercial situations – $500k+.

Note: High capital cost due to treatment plant and dual pipework reticulation required.

Pro’s: Con’s:
• Recycling content saves use of potable drinking water. • High capital cost.
• Can be used for toilet flushing, landscape irrigation & • Not commercially viable.
potentially for cooling tower make-up water. • Long payback.

Other Information:
The local water authority requirements and regulations regarding Black Water treatment should be investigated.

Key Drivers:
Reduction in the potable water consumption.
Attribute: RAINWATER HARVESTING Category: Water 6
Description:
Rainwater Harvesting collects water from building roofs or clean hardstand areas.
Installations may comprise interconnecting rainwater gutter downpipes to storage tanks which can
then be used for irrigation purposes, and may also be reticulated to toilet cisterns within the building.
Separate cold water pipework reticulation is required.

Capex Cost Range: Low $2k (domestic) to high $250+k (commercial) cost range.

Note: Can be applied in many situations, and therefore has a wide cost range.

Pro’s: Con’s:
• Reduces potable water consumption. • Requires separate pipework reticulation to appliances served.
• Very long payback.

Other Information:
Being used extensively in domestic situations for irrigation purposes.

Key Drivers:
Reduce the potable water consumption of building occupants.
Attribute: BORE WATER Category: Water 7
Description:
Bore Water is ground water which accumulates in aquifers deep in the ground from the seepage of
rain and rivers through layers of soil and rock. A water bore provides access to this water store.

Capex Cost Range: $3 – 5k (domestic situation).

Note: Based on typical domestic property.

Pro’s: Con’s:
• Saves potable water consumption. • Water may not be found.
• Pumping costs.
• Local water authority approvals will be required.
• Water may be salty or contaminated.

Other Information:
The water would need to be tested before use.

Key Drivers:
Reduction in the consumption of potable water for landscape irrigation or for use in thermal plants.
Attribute: WATER EFFICIENT FIXTURES & FLOW RESTRICTORS Category: Water 8
Description:
New buildings should be fitted with Water Efficiency Labelled fixtures.
Flow Restrictors may be used on older installations to restrict flow of water. Typically used within
showers and on tapware.

Capex Cost Range: Minimal additional cost per fixture.

Note: If provided fixtures are appropriately specified at the outset, there should be no additional
cost. Flow restrictors are also suitable for retrofit installations.

Pro’s: Con’s:
• Significant savings on water use. • Minimal.
• Save up to 60% on domestic water heating costs.

Other Information:
Water Efficiency Labelling & Standards Scheme (WEL-s) showerhead uses only seven litres of water/minute. Some old-style showerheads can
use 20 litres of water per minute.

Key Drivers:
Reduction in potable water consumption.
Attribute: FIRE TEST WATER Category: Water 9
Description:
The Australian Standards relating to fire systems require mains water to test the fire sprinkler system,
which is usually wasted to sewer. This sprinkler test water can be collected, stored and re-used for
other purposes, reducing potable water demand.

Capex Cost Range: $20k – $40k+ for commercial situations.

Note: Based installations comprising tanks and pumps delivering recycled fire water. Costs above
exclude fire water reticulation pipework to fixtures.

Pro’s: Con’s:
• Significant savings on potable water usage by recycling. • Capital cost associated with tank provision and the space required.

Other Information:
Many thousands of litres of water may be saved by the re-use of fire test water.

Key Drivers:
The reduction in potable water consumption.
Notes:
 Materials
Attribute Card No.
Forest Stewardship Council 1
Recycled Concrete 2

Innovative thinking |
Attribute: FOREST STEWARDSHIP COUNCIL Category: Materials 1
Description:
Wood certified by the Forest Stewardship Council (FSC) is guaranteed to come from a well managed
forest that only provides wood products, but also generates wildlife habitat, clean air, recreation and
natural beauty for years to come.

Capex Cost Range: No additional cost.

Assumptions: Provided timber products are appropriately specified at the outset there should be
no additional cost.

Pro’s: Con’s:
• Saves old forest stocks. • Can prove difficult to verify that all products are FSC certified.
• Chain of Custody Certification (COC) provided (proving that • Limits choice of timbers.
materials are produced from FSC certified timber).

Other Information:
FSC is well established with 84 million hectares certified across 82 countries.

Key Drivers:
Promotes environmentally responsible forest management practices.
Attribute: RECYCLED CONCRETE Category: Materials 2
Description:
Recycled concrete may contain a proportion of recycled aggregate.

Capex Cost Range: Slight increase above standard concrete rates.

Assumptions: Recycled concrete is marketed by a number of concrete manufacturers.

Pro’s: Con’s:
• Reduced waste to landfill. • The suitability of concrete requires evaluation for each proposed
• Less virgin aggregate is required. application to confirm suitability.
• Has potential to slow construction programme.

Other Information:
Curing times for recycled concrete vary, and may impact on project programmes.

Key Drivers:
Reduces embodied energy and resource depletion due to the use of recycled materials.
Land Use & Ecology
Attribute Card No.
Native Landscaping 1
Green Roofs 2
Green Walls 3
Swale Drains 4

Innovative thinking |
Attribute: NATIVE LANDSCAPING Category: Land Use & Ecology 1
Description:
Indigenous plants are those specifically native to particular places in Australia. Sustainable landscape
is an approach to designing and constructing the landscape that surrounds our buildings with
permanent native plants that require little watering.

Capex Cost Range: Native planting can be done cost effectively depending on plant
choices.
Note: Costs are variable dependant upon species, ground conditions and the apportionment of
hard versus soft landscaping attributes.

Pro’s: Con’s:
• Contributes to restoring and maintaining bio-diversity. • Less plant varieties available for designers to select.
• In many cases area’s native plants can be reintroduced to
sites, as they were prior to development.
• Saves water.
• Reduced maintenance cost.

Other Information:
Native plants should be selected for their drought tolerance, minimising the need for extensive irrigation systems.

Key Drivers:
Maintain the ecology of local areas, and promote the biodiversity of the site attracting birds and the like.
Attribute: GREEN ROOFS Category: Land Use & Ecology 2
Description:
Green Roofs are rooftops planted with vegetation. Typically green roofs have thick layers of soil
(150 – 300mm or more) that can support a broad variety of plant or even tree species.

Capex Cost Range: $20 – $60+/m2

Note: The suitability of green roofs requires evaluation for each proposed application to confirm
suitability. Additional structural requirements have to be considered.

Pro’s: Con’s:
• Improves native landscape. • High capital cost.
• Provides additional amenity for building occupants. • Ongoing maintenance costs.
• Reduces peak temperatures in non air conditioned buildings. • Potential leaks through roofs.
• Provides additional thermal property benefits.

Other Information:
Careful consideration needs to be given to plant selection to ensure suitability for the long term.

Key Drivers:
To encourage and recognise the minimisation of ecological impact from development and to maximise the
enhancement of a site for both new and existing buildings.
Attribute: GREEN WALLS Category: Land Use & Ecology 3
Description:
Green walls use climbing or potted plants as part of the façade externally, or internally as feature walls
which can assist in improving indoor air quality and shading.

Capex Cost Range: Project specific.

Note: The cost range for green walls will vary dependant upon the extent to which green walls are
proposed and the associated structural requirements.

Pro’s:
• Reduces maximum temperature in non air conditioned
buildings.
• Can improve indoor air quality in naturally ventilated buildings.
• May contribute to biodiversity targets.
• Can be used as a key architectural feature.
Con’s:
• Potential additional structural requirements.
• Extra capital costs.
• Maintenance of the plants over the building’s lifetime.

Other Information:
Irrigation systems will also need to be considered.

Key Drivers:
Increases the ecology and biodiversity potential of a building.
Attribute: SWALE DRAINS Category: Land Use & Ecology 4
Description:
Swales are surface depressions enabling water to be channelled to a storage or discharge system.
Swales should ideally be shallow and relatively wide, providing temporary storage for stormwater for
reducing peak flows. During dry weather a swale will usually be dry.

Capex Cost Range: $60 – $120+/m2

Note: Based on a 2400 wide swale, lined with large stones and extensive planting.

Pro’s: Con’s:
• Provides additional amenity for staff. • Will require ongoing maintenance.
• Can usually be accommodated within existing landscape • Swales have the potential to become a collection point for surface
budgets. borne litter.
• Promotes biodiversity and interest within the site.
• Reduces flow rate to stormwater.

Other Information:
An alternative to swales are porous pavements which enable rainwater to pass through them and be connected via subsoil drainage pipes.

Key Drivers:
Reduces peak water run off to stormwater.
 Emissions
Attribute Card No.
Low Oxides of Nitrogen (NOx) Boilers 1
Ozone Depletion Potential 2
Global Warming Potential 3
Light Pollution 4
Sustainable Urban Drainage 5
Climate Change 6

Innovative thinking |
Attribute: LOW OXIDES OF NITROGEN (NOx) BOILERS Category: Emissions 1
Description:
A low NOx burner is a type of gas burner that significantly reduces the formation of oxides in
Nitrogen. Nitrogen is a major contributor in the formation of greenhouse gases and photo-chemical
smog.

Capex Cost Range: $20 – 30k ($40 – 60/m2 )

Note: Based on 50kW output gas-fired boiler.

Pro’s: Con’s:
• Burner designs generally suitable for new or retrofit • Not commonly implemented within projects due to higher capital
applications. and operational costs.
• Very Low NOx emissions.
• Reduces greenhouse gas emissions & photo-chemical smog.

Other Information:

Key Drivers:
Reduction in greenhouse gas emissions.
Attribute: OZONE DEPLETION POTENTIAL Category: Emissions 2
Description:
The Ozone Depletion Potential (ODP) of a chemical compound relates to the relative damage to the
ozone layer in the atmosphere caused by the compound.
Ozone is the gaseous layers contained within the atmosphere that protects life on earth by filtering
harmful ultra-violet radiation from the sun.

Capex Cost Range: Low ODP refrigerants are being used increasingly as standard practice.

Pro’s: Con’s:
• Hydrochlorofluorocarbons (HCFCs) refrigerants are potential • Chlorofluorocarbons (CFCs) refrigerants accelerate depletion of
replacement compounds for Chlorofluorocarbons (CFCs). ozone layer in the Earths Stratosphere.
• Some insulation products emit CFCs during manufacture.

Other Information:
ODP chemicals are commonly found in refrigerants used within air conditioning systems, as well as in some insulation products.

Key Drivers:
Prevent further damage to the ozone layer.
Attribute: GLOBAL WARMING POTENTIAL Category: Emissions 3
Description:
Global Warming Potential (GWP) is a measure of how much a given mass of greenhouse gas is
estimated to contribute to global warming.

Capex Cost Range: Not Applicable.

Pro’s: Con’s:
• Reduces global warming by use of low GWP refrigerants. • Potential lower efficiency of refrigeration equipment.

Other Information:
CFC 12 refrigerant, for example has a GWP of 8,500, while water has a GWP of nil.

Key Drivers:
Selection of refrigerants that reduce the potential for increased global warming.
Attribute: LIGHT POLLUTION Category: Emissions 4
Description:
Light pollution relates to stray light emitted from lighting installations, and may comprise illuminated
advertising signs, building and street lighting.

Capex Cost Range: Minimal cost in prevention of light pollution

Note: Installations that can minimise light pollution from luminaires should form part of the external
lighting & power installations.

Pro’s: Con’s:
• Minimises the impact on nocturnal animals and insects. • Minimal downside.
• Minimises glare.

Other Information:
Astronomers worldwide are concerned with disappearing stars in the night sky due to increasing sky glow from uncontrolled urban light.

Key Drivers:
Reduces light pollution, glare and associated adverse effect on animals and insects.
Attribute: SUSTAINABLE URBAN DRAINAGE Category: Emissions 5
Description:
Sustainable Urban Drainage (SUDs) are techniques for dealing with problems of flooding and surface
water quality by using best practice environmental solutions.

Capex Cost Range: Project specific.

Pro’s: Con’s:
• Long term improvement in quality of wet lands and rivers. • Hazard for young children.
• Creates natural wildlife areas.

Other Information:
Can include natural retention and filtration systems.

Key Drivers:
Reduction in the potential water pollution run off from buildings and hard surfaces to natural watercourses.
Attribute: CLIMATE CHANGE Category: Emissions 6
Description:
The variation in the earth’s global or regional climates over time.
Said to impact weather patterns and contribute to the melting of icecaps, and raising of sea levels,
etc.

Capex Cost Range: A heavy cost to us all.

Note: The effect of climate change will affect building sectors differently.

Pro’s: Con’s:
• Will drive more environmentally friendly solutions. • A wide range of adverse impacts, including sustained periods
without rain, higher temperatures, melting icecaps, and raising sea
levels. Will impact on all forms of life.
• High costs in combating climate change.

Other Information:
A worldwide phenomenon – requiring a global response.

Key Drivers:
Reduction in long term impacts on the earth.