Stockland’s 2 Victoria Avenue is Western Australia’s greenest building, having recently been awarded the state’s first 6 Star Green Star–Office Design v2 rating from the Green Building Council of Australia.

The Green Building Council of Australia’s Green Star ratings evaluate the green attributes of building projects based on eight criteria, including energy and water efficiency, indoor environment quality and resource conservation.

Located on the Swan River, Stockland’s four level 7,200 square metre office building features a range of innovative environmental solutions, including a grey water recycling system and extensive energy and water sub-metering facilities.

Three 2.5 kilowatt (kW) wind turbines on the rooftop provide green energy to a proportion of the building. The wind turbines are connected to the main grid and will help reduce the building’s demand for conventionally produced electricity.

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The building is Perth’s first large-scale development to use active chilled beams as the primary form of air conditioning. These beams offer a significant energy saving opportunity, with less air handling power required.

Chilled beams also enable tight humidity control, which improves internal comfort conditions and reduces the risk of mould growth within the occupied space.

Full height performance glazing covers the length of the western and southern façades of the building to maximise access to natural light and views. Automated louvers respond to sunlight, reducing radiant temperature and glare, while ensuring building occupants enjoy their view of the river.

Energy efficiency enjoys a starring role

According to the Green Building Council of Australia’s Chief Executive, Romilly Madew, the 6 Star Green Star rating for Stockland’s new office building signifies world leadership for sustainable office design.

2 Victoria Avenue was awarded its 6 Star Green Star–Office Design v2 for a number of green achievements.

Management

In the management category, a Green Star Accredited Professional was engaged to provide sustainability advice throughout the design and delivery period and pre-commissioning, commissioning and quality monitoring were performed by relevant contractors.

A twelve month building tuning program is underway, with quarterly reviews and a final recommissioning after one year of operation. The adoption of an environmental management plan during construction included a target to divert 80 per cent of construction waste from landfill.

Materials

  • 20 per cent of all aggregate used was recycled aggregate; 20 per cent of cement for in-situ concrete and 15 per cent of cement for pre-cast concrete was replaced with industrial waste product

  • At least 90 per cent of all steel in the design contains a post-consumer recycled content greater than 50 per cent

  • The total polyvinyl chloride (PVC) content cost for major services elements (pipes, conduits and cables) was reduced by at least 30 per cent and replaced with alternative materials

  • All timber and composite timber products used in the building and construction works were sourced from either one or a combination of both post-consumer re-used timber and Forest Stewardship Council (FSC) certified timber.

    • Energy

    Stockland agreed to design, construct and operate 2 Victoria Avenue at a 5 Star level under the National Australian Built Environment Rating System (NABERS), making it the first commercial office development in the Perth CBD to undertake an energy commitment agreement.

    The building has electrical sub-metering for energy monitoring. The chilled beam air conditioning system is separated into perimeter and internal zones to maximise efficiency. The primary air handling plant is a floor by floor system (located in two plant rooms on each floor) that improves tenant control and after-hours energy wastage. Energy efficiency is further enhanced by a lighting power density less than 2 watts per sq metre per 100 lux (the unit of measurement for luminance and luminous emittance), controlled by zoned timed switches and perimeter sensors. Motion sensors in common areas are controlled by the base building. In addition, high efficiency chillers incorporate variable speed compressors.

    Emissions

    The heating ventilation and air conditioning refrigeration have an ozone depletion potential of zero, with refrigerant leak detection and recovery. All thermal insulation avoids the use of ozone-depleting substances in both its manufacture and composition.

    Stormwater collection and distribution from this site has been designed in accordance with the Victorian EPA Best Practice Guidelines for Environmental Management for Urban Stormwater. Outflows to the sewerage system have been reduced via grey water recycling and water efficient fixtures and fittings.

    Water

    There are water efficient kitchen and bathroom fittings, waterless urinals and dual flush toilets. A grey water treatment plant for recycling shower and hand-basin water for toilet flushing and water sub-metering for effective monitoring and leak detection also reduce water usage.

    The cooling towers are designed to achieve six or better cycles of concentration and all water used for testing of hydrant systems, and all drain down water from sprinkler systems is returned to the fire reserve tank or irrigation tank.

    Indoor environment quality

    The indoor environment quality of the building was a top priority; 2 Victoria Avenue achieved a 50 per cent increase on fresh air rates when compared with industry standards (AS 1668.2-1991). The building features carbon dioxide monitoring and control system and daylight glare control with active louvers on the western façade to reduce light and heat loads. High frequency ballasts installed in fluorescent luminaires over a minimum of 95 per cent of the tenancy’s net lettable area (NLA) avoid low level flicker and office lighting levels.

    The indoor quality is also maintained through the use of thermal modelling to optimise comfort levels, with 60 per cent of NLA in the direct line of site through vision glazing.

    Building a green future

    Ms Madew has said “2 Victoria Avenue is not only a stellar example of Stockland’s world class capabilities in green building, but it also demonstrates how the Green Star environmental rating tools can support the property and construction industry to reduce the environmental impact of buildings, improve occupant health and productivity and achieve real cost savings, while showcasing innovation in sustainable building practices.”

    The company has promised to deliver a minimum of 4 Green Stars in new office buildings across its portfolio.