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The optimisation of buildingThe optimisation of building sustainability using the Low Energy y g gy
High Rise methodology
Alex McKennaAlex McKennaThe Warren Centre for Advanced Engineering Limited
The Warren Centre gratefully acknowledges the t fsupport of our sponsors:
Funding Bodies AusIndustry Green Building Fund
Platinum Sponsors AECOMARUPExergy Australia
Silver SponsorsColliers InternationalEnergeticsGriffith Hack
Sustainable Business
Gold Sponsors Brisbane City CouncilDEXUS
HadenCity of MelbourneCity of SydneyNSW Office of Environment & Heritage
EnergyAustraliaGPTHastieI t
gSustainability Victoria
Bronze SponsorsKador GroupLow Energy Supplies & ServicesInvesta
StocklandTransGrid
Low Energy Supplies & ServicesNettZero
Project ParticipantQld Dept of Environment and Resource Management
Silver SponsorsColliers International
Funding Bodies
EnergeticsGriffith HackHadenCity of MelbournePlatinum Sponsors
AusIndustry Green Building Fund
City of SydneyNSW Office of Environment & HeritageSustainability Victoria
Bronze Sponsors
Sustainable Business Pty Ltd
Kador GroupLow Energy Supplies & ServicesNettZero
Project Participant
Gold Sponsors
Qld Dept of Environment and Resource Management
The LEHR Process – an overview
Major survey of building attributes and management Major survey of building attributes and management characteristics
Index energy/water efficiency via NABERS
Use statistics to relate NABERS to b ildi / t tt ib tbuilding/management attributes
Newer buildings are more efficient
But no significant difference found between PCA grades
5
3.5
4
4.5
5
ting
2
2.5
3
3.5
RS Energy Rat
0.5
1
1.5
NABE
0
PCA Grade
Better technology leads to better performance
6
4
5
6
gy Rating
2
3
RS Office Energ
‐1
0
1
0 0.2 0.4 0.6 0.8 1 1.2
NABER
Building Technology ScoreBuilding Technology Score
• Buildings with economy cycles perform better5
3.5
4
4.5
gy Rating
2
2.5
3
S Office Energ
0.5
1
1.5
NABER
S
0
Economy Cycle
Buildings which had implemented low cost Buildings which had implemented low cost management measures performed better
3.5
4
4.5
5
gy Rating
1 5
2
2.5
3
ffice En
erg
0
0.5
1
1.5
NABE
RS Of
N
Low‐cost Management Measures
Buildings which had implemented low cost capitalBuildings which had implemented low cost capitalmeasures performed better
3.5
4
4.5
5
gy Rating
1 5
2
2.5
3
ffice Ene
rg
0
0.5
1
1.5
NABE
RS Of
N
Low‐cost Capital Measures
Buildings where asset, portfolio, property, engineering and services managers all reported that they could influence energy efficiency performed better
4
5
6y Ra
ting
2
3
4
ice Energy
0
1
2
ABER
S Offi
‐10 0.2 0.4 0.6 0.8 1N
A
Multiple Managersp g
Managers who considered that they had a greater level of energy efficiency skills were generally found to operate buildings more efficiently
4
5
6Ra
ting
2
3
4
ce Ene
rgy
0
1
2
ABE
RS Offi
‐10 1 2 3 4N
A
Manager's Perceived Skills
Sites performed better if there was an energy efficiency training program in place
3.54
4.55
gy Rating
1.52
2.53
ffice Ene
rg
00.51
NAB
ERS Of
N
Training Program ‐ Energy Efficiency
• Efficiency penalties or incentives for maintenance contractors improve performance
3 54
4.55
y Ra
ting
22.53
3.5Office Ene
rgy
00.51
1.5
NAB
ERS O
0
Maintenance Team Incentivisation
Buildings which disclosed their NABERS performance to tenants performed better
4
5
6
y Ra
ting
2
3
4
fice Energy
0
1
0 0 2 0 4 0 6 0 8 1ABE
RS Off
‐10 0.2 0.4 0.6 0.8 1N
A
Reporting to Tenants
Project Conclusions
The measures identified could lead to performance
j
improvements of up to 30%
Approx 1 star relative to average
Equivalent to a 1.2% reduction in Australia’s total greenhouse emissions, when extrapolated to the CBD ffi b ildi toffice building sector
LEHR Stage 2
LEHR materials covering:
g
Management Monitoring and reporting Technical Managing the tenant fit out Training
Materials can be used as a best practice manual or as a pdiagnostic tool to address specific issues
LEHR & optimising performance
LEHR demonstrates day to day operation is critical
p g p
While new can be better it is not a guarantee of performance
The same challenges exist in empowering and enabling performancep
Every building needs to understand its advantages and disadvantagesg
LEHR methodology to optimise performance
1. Get the day to day right
gy p p
2. Identify current performance
3. Ensure the necessary skills are covered
4. Then consider at the building structure & servicesg
Using the LEHR approach
1. Operating
g pp
2. Maintaining3. Improving
Operating a sustainable building
1. Know your baseline
p g g
2. Identify normal operating limits3. Can you turn anything off?4. Are you operating when you shouldn’t be?5. Can you use any passive systems (e.g. economy
cycles)6. What do you need to better identify areas for
improvement
Operating a green buildingp g g g
Retail Areaboilers & hot water miscellaneous
Breakdown of Base Building Electricity ConsumptionRetail Area
0.4% Light & Power5%
Lifts Total12%
Cooling towers
Tenant condenser water system
7%
pumps1%
miscellaneous2%
Car Park 4%
Cooling towers2%
Chillers
AHUs35%
Chillers32%
Maintaining a sustainable building
1. Monitoring – how?
g g
2. Do you understand all the building systems?
3. Managing 3rd partiesg gI. Incentivised / penalised contractors
II. Useful consultantsII. Useful consultants
III. Regular (and competent maintenance)
Operating a green building
Improving a sustainable building
1. What are your limitations2 Wh t i “ ” t fi
p g g
2. What is “easy” to fix3. Can you better leverage your capex / R&M budget4. External advice5. Develop a strategy
The process – documenting
Building services summaryG St t
p g
Green Star report NABERS rating & Building Energy Efficiency Certificate Know what your building can do Make sure your leasing agents know what your building
dcan do Identify the people who can assist
Copyright
©The Warren Centre for Advanced Engineering Limited, February 2011. This material is protected by copyright. Apart from any fair dealing for the purpose of private study, research, criticism or review as permitted under the Copyright Act 1968 (Cth) no part may becriticism or review, as permitted under the Copyright Act 1968 (Cth), no part may be reproduced by any process without permission of The Warren Centre for Advanced Engineering Limited.
Disclaimer
The ideas and assertions put forward in this report have been collated from the Low Energy High Rise Project Stage 1 and through the development of Stage 2. It is not the intention of The Warren Centre for Advanced Engineering Limited to present a formal view of The Warren Centre for Advanced Engineering Limited, The University of Sydney or the participating sponsors in the LEHR Project or to provide complete assurances as to the accuracy of the information contained herewith.