Armstrong Creek Town Centre

Transcription

Armstrong Creek
Town Centre
Sustainable Urban Development Framework:
background report
August 2012
City of Greater Geelong
Tract Consultants (project lead)
Moreland Energy Foundation
Moreland Energy Foundation Limited (MEFL) is a not-for-profit organisation that
works with households, businesses, community groups and governments on
innovative approaches to implementing sustainable energy supply and reducing
energy use.
MEFL takes an integrated approach to tackling climate change. We provide
program delivery, consultancy, research, and training across five key areas;
community engagement, energy efficiency, sustainable energy supply, urban
development, and climate policy.
This document, utilising the Sustainable Urban Development Framework, draws
on our experience consulting with local councils and developers on the challenge
of improving the sustainability of urban developments.
Contact: Peter Steele
Level 1, 233 Sydney Rd
Brunswick VIC 3056
T: 9385 8510
E: peter@mefl.com.au
www.mefl.com.au
DISCLAIMER:
This document and any information provided have been prepared in good faith based on the best and most upto-date advice available. Moreland Energy Foundation cannot be held liable for the accuracy of the information
presented in this document. Any images included are for illustrative purposes only.
Sustainability at
Armstrong Creek
Town Centre
Urban developments built now and into the future will have
a lasting effect on the sustainability of our cities. A strategic
approach to the delivery of sustainability measures in
design, technology and place creation, is critical to ensure
that projects can systematically address their environmental
impact in a cost effective manner.
In partnership with Tract Consultants
and the City of Greater Geelong,
Moreland Energy Foundation
has developed this framework to
guide the process of embedding
sustainability into the Precinct
Structure Plan for the Armstrong
Creek Town Centre.
This framework links high-level
principles to the delivery of ‘on-theground’ opportunities and success
indicators, through all stages of
development; from the precinct
structure plan phase through
masterplanning, detail design, and
construction to operation.
Principles & Elements
Zero
carbon
Zero
waste
Sustainable
transport
Energy efficiency............... 9
Demolition and
construction.................. 18
Reducing the need
to travel..........................23
Waste avoidance and
recycling........................ 20
Reducing private
vehicle use.....................25
On-site energy generation 12
Closing the gap.............. 16
Active transportation.......29
Sustainable
Sustainable
products
and materials water
Construction and
materials....................... 32
Reducing water
consumption................. 38
Sustainable
consumption................ 34
Water reuse................... 41
Sustainable food........... 36
Sustainability
rating tools
Overview.........................47
Ratings tools analysis......48
Stormwater
management................. 44
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Sustainability at
Armstrong Creek
Town Centre
Introduction
On behalf of the City of Greater Geelong
(CoGG), Tract Consultants is leading a project
team in preparing a Precinct Structure Plan
(PSP) for the Armstrong Creek Town Centre
(ACTC) as part of the Armstrong Creek Urban
Growth Area.
Moreland Energy Foundation (MEFL) has
been engaged to provide technical input
into the ACTC PSP on matters relating
to environmental sustainability. MEFL’s
methodology is guided by the ‘Sustainable
Urban Development Framework’.
This methodology as applied to ACTC has
involved:
•
Desktop research and gaps analysis to
provide current context of sustainability
in precinct structure planning practice
and precinct urban development
broadly including referencing of national
and international case studies.
•
Review of relevant resources, policy
and previous strategic work to resolve
site-specific sustainability principles
and targets for Armstrong Creek Urban
Growth Area and Major Activity Centre.
•
Internal stakeholder workshop,
collecting ideas and challenges for the
site to develop a clear set of priorities.
See Appendix A for the summary of this
workshop.
•
Identification and analysis of specific
opportunities across key sustainability
areas at the precinct structure plan level
(this created the ‘opportunity set’ for
sustainability across the site including
identifying challenges to delivery).
•
Analysis of relevant precinct and
building sustainability assessment tools.
Geographic context
The Armstrong Creek Town Centre (ACTC) is
located south of Geelong, bordered by Boundary
Rd to the north, Barwarre Rd to the east, Burvilles
Rd to the south and Surf Coast Boulevard to
the west. The ACTC is located central to the
broader Armstrong Creek Urban Growth Area
(ACUGA) of 2,687 hectares. The proposed use
of the remainder of the ACUGA is predominantly
residential with two major employment precincts
in the north-east (near Marshall) and to the west,
north of Whites Rd.
The PSP for ACTC is one of a number of PSP’s
being prepared for the ACUGA. The land is
currently used for farming purposes with the
southern and western parcels of the ACTC owned
by developer interests, with original land owners in
the northern and eastern parcels.
The area is largely devoid of remnant vegetation,
however some significant vegetation has been
retained along roadsides and in isolated clusters.
Drainage of the land is to the east in the eastern
section of the land and to the south-west in the
western portion.
The outcomes are documented in this ACTC
Sustainable Urban Development Framework
background report.
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Sustainability at
Armstrong Creek
Town Centre
Strategic policy context
Significant previous strategic work has been undertaken to guide the future development of the
ACTC. The strategic policy context in relation to environmental sustainability is outlined in the table
below. This analysis references a preliminary sustainability report prepared for the ACTC by Third
Ecology.
Strategic policy document /
background
Low Carbon Growth Plan for Greater
Geelong - Climateworks, May, 2011
Relationship to ACTC
CoGG Environment Management
Strategy 2006-2011
A key corporate document of Council, which aims to actively promote sustainability in all the
actions and activities undertaken by the City, includes resources use, transport and waste
objectives and actions relevant to the development of ACTC.
Provides support for pricing policies for waste, highlights the importance of sustainable
transport for new communities and identifies council’s role in partnership with Barwon Water in
delivering recycled water solutions.
CoGG City Plan 2009-2013
Clean Energy Futures package –
Commonwealth of Australia, 2011
A recently completed ‘roadmap’ for Geelong’s transition to becoming a low carbon economy.
Identifies a range of opportunities that can be implemented now within Greater Geelong to set
in motion its transition to a low carbon economy.
Provides a commitment to zero net emissions by 2020.
Lists co-generation at Armstrong Creek as an ‘opportunity’ for residential and commercial
buildings, and indicates that achieving 7 star for residential development will provide significant
benefit at minimal additional cost.
Outlines a number of behaviour change initiatives of relevance to transport operation at ACTC.
Setting strategic directions and a timetable of actions, this document includes strong policy
support for the implementation of sustainability initiatives in Council operations and facilities, as
well as pursuing sustainable design and development in the community. Specific reference to
use of the planning tool STEPS.
The Clean Energy Futures (CEF) Plan outlines the Federal Government’s approach for reducing
Australia’s greenhouse gas emissions and increasing the market share of renewable and low
pollution energy sources. Outlines funding streams that may be available to fund or improve
feasibility of clean energy projects within ACTC.
Clause 21.11 - Armstrong Creek Urban Sets the framework for and guides the development of the ACUGA, including objectives and
Growth Area of the CoGG Planning
process for PSP preparation.
Scheme.
Armstrong Creek Urban Growth Area
Enquiry by Design report – Design
Urban, September 2009
Identifies the role of the MAC in delivering sustainability – “with the delivery of an urban
structure based around walking, human scaling and solar orientation to facilitate passive solar
design.”
The report also highlights the early delivery of the ACTC as integral such that; “...communities
can grow and flourish in place and will not be required to travel large distances to access
facilities.”
Armstrong Creek (Geelong’s Growth
Area): Integrated Infrastructure Delivery
Plan (IIDP), Adopted March 2009
Identifies the opportunity for rail within the ACUGA and provides support for a number
of integrated water management initiatives, including potential for a regional approach to
stormwater to be delivered to Sparrowvale farm.
Sustainability Envelope for Armstrong
Creek: Sustainable Alternative Energy
Supply and Demand Options Analysis
(Sustainability Victoria), Feb 2009
Investigates a range of alternative options for supplying heating, cooling and electricity to
precincts in Armstrong Creek with consideration of triple bottom line and the related economic,
environmental and social aspects.
Demonstrates that financially viable distributed energy generation scenarios are possible at
Armstrong Creek with cogeneration and solar photovoltaic (PV) technologies identified as the
most financially viable options, subject to further feasibility.
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Sustainability at
Armstrong Creek
Town Centre
Strategic policy document /
background
Armstrong Creek Water Infrastructure
Review – GHD, May 2009
Relationship to ACTC
Sustainability Envelope for
Consolidates the business case for the whole ACUGA, by examining the BAU against an
alternative approach which includes;
• Minimisation of water use
• Minimisation of greenhouse gas production
• Reductions in energy consumption at household and commercial levels
• Improvements to affordability levels for all of the 22,000 planned new homes.
Concludes that the Alternative Approach is likely to yield significantly higher economic, social
and environmental benefits, at a lower total infrastructure cost and with lower annual operating
costs over a 15-year time horizon.
Armstrong Creek - Business case
development and planning issues Sustainability Victoria, August 2009.
Provides detail modelling of three options for delivery of water to the ACTC; X - conventional
(no 3rd pipe), Y - 3rd pipe with regional (Black Rock) Water recycling plant and Z – 3rd pipe
with multiple local water recycling plants. Identifies regional 3rd pipe (Option Y) as the preferred
option based on economic , environmental and sociological factors.
Armstrong Creek Civil Interagency
Infrastructure Delivery Plan (CIIDP),
February 2011
This report integrates civil infrastructure under one delivery plan. It highlights the need for
supply and demand energy solutions, outlines objectives for integrated water management and
establishes priority for sustainable transport modes.
Phase 1 consultancy reports - ACTC
These reports provide key inputs into the preparation of the PSP for ACTC, outlining key
infrastructure requirements and initiatives that will assist delivery.
Strategic policy context (cont.)
The strategic work already undertaken for
ACTC demonstrates significant support for
the town centre to deliver a high standard
of environmental sustainability. A number of
general issues or opportunities have emerged
through the analysis and sustainability and
placemaking workshop, as outlined below:
Place manger
The ability to ensure momentum and
stakeholder engagement to deliver the plan
over time is a key issue for the overall project
and also for delivering on environmental
sustainability for ACTC. It is recommended
that a funding mechanism be incorporated
into the PSP for a place and sustainability
manager to drive implementation of the PSP.
This is a logical and highly practical method of
assisting in delivery of longer term initiatives,
including behaviour change initiatives that rely
on engagement with a yet to be established
residential and business community.
Sustainability ‘trajectory’
A PSP must deliver a long-term vision for the
community and a means for staged delivery of
development, often over considerable timeframes.
In this context, is it important to acknowledge
the rate of innovation that has been achieved
in the urban development sector with regard to
sustainability in recent times.
A prominant example has been the recent
improvement of residential energy efficiency
standards. These were introduced less than
a decade ago and have advanced since then,
however in that short time have become accepted
as ‘business as usual’.
This ongoing innovation will deliver further
rapid and significant change to accepted and
achievable environmental performance in
development. The PSP must recognise this
‘sustainability trajectory’, firstly by ensuring that as
future technologies became available and viable
provisions are made to enable retro-fit.
Secondly the PSP must recognise that today’s
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Sustainability at
Armstrong Creek
Town Centre
Sustainability ‘trajectory’ (cont.)
best practice is tomorrow’s industry standard
and either build in long term and interim
targets into the PSP or mandate a defined
improvement over and above a standard
that already regularly responds to changes in
achievable environmental performance.
Looking again at residential thermal efficiency
as an example, the National Construction
Code (NCC) standard (currently 6-star, having
improved from 5-star in May 2011) can be used
as a reference point for future requirements. By
mandating either a percentage, measurement
unit or star improvement over and above this
type of minimum standard the PSP can ensure
that targets ‘move with the times’.
Thirdly, by detailing the more prescriptive
standards within a Design Guidelines document
which sits as a reference document to the
planning scheme and undergoes periodic
review, sustainability standards may be
updated and kept responsive to the high level
of commitment to environmental sustainability
within ACTC without a planning amendment
being required.
Split incentives and business cases
A number of opportunities have been identified
where an investment in sustainability is made
by one party with the benefit at least partly
derived by others. A key next step for a number
of proposed initiatives will be to develop robust
business cases and for CoGG to explore and
facilitate innovative delivery models for these
opportunities.
evaluate and report against targets, which in turn
can reinforce business cases for ACTC and other
projects.
Dual benefit and visible sustainability
The opportunity exists for a number of proposed
sustainability initiatives to also deliver on placemaking and other objectives. For example
setting targets for street tree coverage makes
a contribution to reduction in urban heat island
effect (and therefore improved energy efficiency)
and improves the overall landscape and visual
amenity and biodiversity value of the centre.
Additionally a sense of ownership and
awareness can be fostered through ensuring that
environmentally sustainable initiatives are ‘visible’
and well communicated to the community where
practical, (e.g. through interpretive signage and a
dedicated sustainability ‘exhibition’ or education
space, as part of council facilities or an on-site
developer display centre.)
Adaptation
Many of the opportunities also contribute to
preparing the town centre for future changes
in climate. Adaptation strategies are cognisant
that the development decisions made now have
a far reaching effect on the ability for a future
community to be resilient against rising energy
costs and the environmental impacts of climate
change; a hotter climate and more variable
weather patterns. This ability for a precinct to
have some control over its own energy demand
and generation and water sources will become
increasingly valuable under climate change
scenarios.
The long-term nature of the PSP’s
implementation also allows scope to capture
savings and re-invest in sustainability within
the centre. This highlights the need to monitor,
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Sustainability at
Armstrong Creek
Town Centre
Implementation
The desirability of sustainability initiatives ‘on
the ground’ is a function of the difficulty of
implementation (i.e. barriers such as lack of
precedent, long delivery time frames, cost) and
the level of impact (reductions in greenhouse
gas emissions, potable water use and waste to
landfill).
Where sustainability initiatives have been found
through analysis and stakeholder engagement
to be low impact and high difficulty, these are
not recommended for ACTC.
High impact, high difficulty initiatives have
been treated selectively, with greater priority
assigned to those with demonstrated council
support, dual or visible benefits and ability to
demonstrate the highest impact at the lowest
cost.
This report classifies strategies for
implementation of environmental sustainability
through three main delivery mechanisms;
3.
Land owner leadership – the strategy
relies on leadership, cooperation or significant
buy-in from the site’s land owners and/or
developers. It is also likely that these initiatives will
require collaboration with other stakeholders such
as developers, state government departments or
utility authorities.
Sustainability leadership for land owners at ACTC
offers a range of benefits. In addition to reduced
operating costs through energy savings, improved
visitor comfort and health, prominent household
brands will have an opportunity to demonstrate
their genuine commitment to sustainability through
the delivery of innovative buildings and facilities.
Together, these present the opportunity for a
‘green brand’ for the town centre to be developed,
furthering the value to individual businesses.
The potential for precinct-scale solutions in
sustainable energy, waste and water, also
presents a significant opportunity to be a leader in
innovation while also sharing costs.
Planning tools – the strategy can be
1.
partially or fully delivered through statutory
mechanisms including planning policy changes,
zones and overlays, the PSP or Design
Guidelines.
2.
Council leadership – the strategy relies
on leadership from council, either through
the development of their own assets or as
a facilitator of further strategic work. These
opportunities for leadership also create a role
for communicating success (e.g. GHG or water
savings) to the community; monitoring and
evaluation is key to demonstrating value.
Council’s leadership of sustainability at ACTC,
on all levels, offers a chance to stand out
as a local government leader. Additionally,
the project outcomes will assist in meeting
Council targets for corporate and community
greenhouse gas emission reduction targets,
while obtaining valuable lessons and insights
readily applicable to other Council and
community projects.
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Sustainable Zero
carbon
urban
development
Energy efficiency
Introduction
Energy efficiency is one of most cost effective ways of reducing
greenhouse gas emissions, and can also be one of the easiest
approaches to implement. It often involves relatively subtle changes
in design, materials and the systems that are incorporated into a
building, that in many cases have low cost impacts, particularly if
changes are made very early in the design process.
Energy efficiency concepts
Armstrong Creek Town Centre Context
Thermal performance refers to a building’s ability to maintain
a relatively stable internal temperature. Thermal performance is
affected by many factors including; building orientation, location
and size of windows and eaves, use of natural ventilation, and
construction materials, insulation and draught sealing.
The ACTC is well placed to deliver on opportunities to showcase
highly energy efficient building and precinct design.
Energy efficient appliances include both fixed and non-fixed
devices such as lighting, whitegoods, heating and cooling
systems. When considering the relative energy efficiency of one
system compared to another it is important to also consider the
carbon intensity of the fuel source (e.g. electricity versus natural
gas).
Urban heat island effect occurs in urban areas where buildings,
roads and non-natural forms absorb and retain heat. Heat islands
can increase summertime peak energy demand, air conditioning
costs, air pollution, greenhouse gas emissions and heat-related
illness. Measures to reduce urban heat island effect include
increasing vegetation, large scale green roofs and walls, and
using light coloured cladding and finishes.
A green roof or wall’s main purpose is to regulate internal
building temperature by reducing heat retention and acting
as insulation. They can also improve local air quality, enhance
biodiversity, reduce the impact of storm water runoff, provide a
relaxing space for residents and reduce the urban heat island
effect.
Building management systems control the active systems
within a multi-unit or commercial development to optimise
management for energy efficiency.
The target set for all buildings to go ‘beyond compliance’ in
comparison to the current regulatory NCC standard will contribute
to the precinct’s operational energy being up to 30% lower than
other town centres of similar scale.
The key challenge will be to deliver on these targets over time and
to limit the urban heat island effect through innovative approaches
to car parking provision and increased tree coverage.
Case Study
Supermarkets are big energy users, but also have available
to them a range of options to significantly reduce this energy
intensity.
In its ‘environmental concept’ store at Melbourne Showgrounds
in Flemington, Coles demonstrated a range of innovative energy
efficiency measures. These include highly efficient air-conditioning,
LED lighting and recycled materials (to lower embodied energy).
Woolworths has also capitalised on opportunities to improve
operational efficiency in its Victoria Harbour store. Automatic
night blinds on upright refrigeration areas, cascade refrigeration
systems, use of natural light, high efficiency lighting technologies
such as T5 fluorescents and heat-recovery all contribute to
significant reduction in operating energy requirements.
Image: Iconic sustainable design at BedZED, London.
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Sustainable Zero
urban
carbon
development
Energy efficiency
Opportunities
Opportunity
Potential impact
Challenges and
considerations
Strategy for Armstrong Creek Town Centre
Maximise
thermal
performance
Reduction in new distribution,
transmission and generation
infrastructure requirements.
Reduction in greenhouse
emissions, reduction in
electricity consumption and
associated reduction in
ongoing energy costs.
Increased occupant comfort.
Split incentive - Potential
upfront cost increase, where
the ongoing benefit is derived
by another party.
Competing interests - urban
design, solar access for PV,
transport network.
Planning tools
• PSP to mandate performance beyond
National Construction Code (NCC). The
recommended base target is the NCC
minimum requirement plus one star for
residential, and a 1/2 star increase on
average NABERS rating for commercial. This
is consistent with broader ambitions of the
project going ‘beyond compliance’.
• Design guidelines to require consideration of
passive performance in street layout, building
massing, height.
Council leadership
• All Council facilities to be delivered in line
with best practice thermal performance.
Land owner leadership
• Prominent buildings and early projects to set
benchmark for high passive performance
standards. For the supermarkets, this could
include the development of ‘showcase’
stores in line with stated company aims of
demonstrating leadership in sustainable
operations.
Use of energy
efficient
appliances
Reduction in greenhouse
emissions, reduction in
electricity consumption,
reduction in water
consumption.
Continual improvement Incorporation into ongoing
procurement cycles, cost
justification methods.
The Place Manager role will be critical in
providing information and guidelines to
encourage fitout of energy efficient fixed
appliances for heating, cooling and lighting.
• Potential to facilitate bulk-buy of energy
efficient appliances for commercial and
residential fitouts to reduce the small cost
increases over standard appliances. The
Place Manger would provide important
support.
Reducing
urban heat
island effect
Improved passive thermal
performance for individual
buildings.
Reduced peak demand.
Improved amenity and user
comfort of the centre.
Competing interests Balance between the need for
higher density and the desire to
minimise heat island effect
Planning tools
• PSP to mandate 60% average street tree
coverage.
• PSP to consider heat island impact of car
park placement.
• Design guidelines to require demonstration
of how urban heat island affects of car parks
and buildings are reduced through design,
landscaping, materials and colours.
• Consider light coloured covering for large
exposed car parks. Potential to be fitted
with PV and form short term electric vehicle
charging stations.
Green roofs
and walls
Reduction in urban heat island
effect, improved thermal
performance, promotion of
biodiversity and improved
public realm amenity.
Construction cost impacts Increased cost of construction
and ongoing maintenance.
Dual benefit - Adds aesthetic,
amenity and biodiversity value
Council leadership
• Consideration of innovative measures, such
as green roofs and walls in the design of
Council facilities.
• Consideration of use of green roofs and walls
in suited developments. Early commercial
developments encouraged to explore
opportunities to use these as design features
and link to branding strategy.
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Sustainable Zero
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Energy efficiency
Opportunity
Potential impact
Challenges and
considerations
Building
management
systems (BMS)
Allow effective ongoing
management of sites.
Significant reductions in
emissions due to better site
optimisation. Significantly
facilitated reporting and
information distribution.
Enables a range of
additional technologies to
be implemented (such as
economy cycles, scheduling,
fault management).
Additional cost - Significant
increase to the complexity of
commissioning. Additional skills
required for facility managers.
Potential savings - Up
front costs are however offset over time - monitoring
and evaluation are critical to
demonstrating success.
Council leadership
• Council to invest in advanced BMS for
its own assets and assist in developing
the business case for other commercial
developers to follow their lead.
• Advanced BMS design and commissioning
approaches strongly encouraged for retail
and commercial buildings.
Energy
efficient
common area
lighting
Street lights can form a
significant proportion of local
government energy use.
Efficient technologies can also
provide better light quality,
higher durability and lower
maintenance requirements.
Potential upfront cost increase.
Planning tools
• Design guidelines to mandate delivery of
energy efficient public lighting.
• Design guidelines to encourage best practice
lighting within private development.
Council leadership
• All public realm lighting to be delivered in line
with current best practice standards. Higher
upfront costs are offset by energy savings
and lower maintenance costs.
• Develop a procurement strategy for public
lighting that addresses current market and
regulatory opportunities and constraints.
Current practice
Minimum new build energy efficiency standard for residential development
Current practice:
Aurora (Melbourne,
Australia, 2006-2025).
6 star.
0
1
ACTC Target:
2
3
4
5
New residential building energy
efficiency standard (FirstRate equivalent)
6
Vauban (Freiburg,
Germany, 2006).
10 star.
WestWyck (Melbourne,
Australia, 2008)
8.5 star.
Australia wide, (2011).
6 star.
7
8
9
10
ACTC, (2012).
NCC + 1 star
Implementation time frame
Precinct Structure
Plan
Design guidelines and
PSP provisions and targets
adopted to meet energy
efficiency objectives.
Public realm lighting
investigated to ensure
coordinated delivery can
occur.
Masterplanning
Concept design of
development parcels to
consider passive design
principles– eg solar
orientation.
Responsible authority to
ensure energy efficiency
principles and targets
are met by proposed
development.
Public realm lighting plan
adopted for precinct and
ongoing governance and
financial arrangements
finalised.
Design
Detailed design of early stage
buildings to specify energy
efficient fixed appliances and
high thermal efficiency.
Materials specification for
large at-grade surfaces to
consider Urban Heat Island
Effect.
Construct
Operational plans developed
for council assets.
Operate
Delivery of behaviour change
strategies and support for
businesses and households
to minimise energy
consumption in ACTC.
Monitor performance of
council assets and public
realm lighting against energy
efficiency targets.
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Sustainable Zero
carbon
urban
development
On-site energy generation
Introduction
The vast majority of Victoria’s electricity generation facilities are
located a significant distance from the end point of use. This
centralised electricity system sees up to 70% of the fuel’s potential
energy lost during generation, transmission to urban areas and
distribution within towns and cities.
On-site energy generation can reduce transmission losses by
being located close to the final point of electricity use. Additionally,
on-site generation that uses low-carbon or renewable resources
can significantly reduce the greenhouse gas emissions associated
with fossil fuel based generation.
Analysis undertaken by Sustainability Victoria in 2009
demonstrated a strong business case for the consideration of
on-site energy generation at Armstrong Creek. Further, more
detailed analysis is required to further this exciting possibility, and
collaboration between a range of stakeholders will be critical.
On-site energy generation concepts
Solar water heating systems use solar radiation to heat water.
When there is insufficient solar radiation, systems have either gas
or electric boosters to heat water.
The large scale of ACTC offers significant scope for on-site
energy generation, with significant opportunity for roof top solar
PV and co-gen / tri-gen technologies.
Photovoltaic (PV) panels convert solar radiation into electricity
without producing any emissions. PV panels are long lasting and
require very little ongoing maintenance.
Given the significant up front costs associated with on-site
generation CoGG leadership will be required to provide the initial
momentum for the development of a sound business case and
to investigate innovative funding models that can outsource risk
to third parties and demonstrate a commercial return to building
owners.
Wind power is the use of wind to turn a turbine that generates
electricity. Micro wind turbines are small rooftop mounted wind
turbines suitable for use in urban areas.
Waste to energy is the process of creating electricity or heat
from waste. Biological or thermal processes are used to break
down the waste, leading to significant potential emission
reductions.
Cogeneration, or combined heat and power (CHP), is the
recovery and use of heat created as a by-product of electricity
generation to provide another energy service. This waste heat can
be used to heat water or air or to create steam.
Tri-generation converts the waste heat from cogeneration into
cooling using absorption chilling.
Micro-grids are private energy networks that support single or
multiple buildings on one or multiple sites and can be supplied by
one or more on-site energy generation systems.
Embedded networks enable the private distribution and sale of
energy within a building.
Case Study
Dockside Green, a leading sustainable precinct development
in Victoria, Canada, demonstrates how a range of the onsite generation opportunities present in many mixed-use
developments can be implemented.
The project has delivered a range of innovative on-site energy
generation measures, the most significant of which is a biomass
fuelled district heating system, which provides all the heating and
hot water requirements of the 6 hectare site. This system also
captures the waste heat from the site’s blackwater treatment
plant and has begun to export surplus heat to surrounding sites.
The plant is operated by a purpose created energy services
company Dockside Green Energy, which is responsible for
maintenance, customer connections and billing.
www.docksidegreen.com
Image:Cogeneration system at Plumbing Industry Climate Action Centre,
Brunswick.
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Sustainable Zero
urban
carbon
development
Opportunities
Opportunity
Potential impact
Challenges and
considerations
Solar water
heating
If every building was fitted
with solar collectors to provide
domestic hot water, electricity/
gas use in operation would be
significantly lowered.
Infrastructure - Gas
reticulation infrastructure likely
to still be required for boost.
Industry accepted measure Relatively standard delivery for
residential development
Planning tools
• Design guidelines to require all buildings
to source a proportion of hot water energy
requirements via solar.
• Design guidelines to consider impact of
overshadowing on solar access to energy
systems for neighbouring buildings.
Council leadership
• Utilise solar hot water systems in all Council
facilities.
Photovoltaic
(PV) panels
PV can dramatically lower
use of grid electricity as well
as reducing peak load. This
could reduce distribution and
transmission infrastructure
augmentation requirements,
providing significant capital
cost savings.
Upfront cost - The initial
cost of the infrastructure can
be prohibitive to large-scale
deployment, however prices
are dopping consistently and
rapidly.
Innovation - New models of
delivery of PV are emerging,
including leasing arrangement
for roof space with a guaranteed
return to the building owner.
Visible - Easily recognised and
well understood technology
Planning tools
• Require all buildings to source a proportion
of electricity requirements via PV.
• Design guidelines to consider impact of
overshadowing on solar access to energy
systems for neighbouring buildings.
• Design guidelines to require consideration
of future PV installation in roof design,
particularly on large commercial buildings.
Council leadership
• Council facilities to incorporate PV systems
wherever practical.
• Encourage large roof area buildings to make
unutilised roof space available for rent for
aggregated solar array (at reasonable rate).
• Commercial tenants may be attracted
to a leasing approach, reducing upfront
capital and realising savings during ongoing
operation.
Micro wind
turbines
Micro wind turbines are an
emerging technology and can
provide an additional source
of on-site renewable energy
to reduce emissions and peak
load.
Upfront cost - The initial
cost of the infrastructure can
be prohibitive to large-scale
deployment.
Emerging technology - yet
to be widely employed outside
of demonstration projects in
Australia
• Micro wind turbines may be appropriate for
roofs of retail and office buildings; work with
key developers to identify opportunity for
demonstration installation.
Waste to
energy
Waste to energy technologies
can significantly reduce waste
to landfill while generating
useful energy resources.
A consistent and suitable waste
stream is required.
Council leadership
• Work with supermarket operators to
undertake pre-feasibility study to determine
likely suitability of a small waste to energy
facility in the town centre using waste from
the supermarkets.
• If strong business case is present, obtain
commitment of supermarkets to work with a
3rd party operator to provide waste to, and
purchase energy from, an on-site waste to
energy plant.
While deployment in Europe is
widespread is not yet common
in Australia, meaning approvals
may take longer or be more
difficult to attain.
Page 13
Sustainable Zero
urban
carbon
development
Opportunity
Potential impact
Challenges and
considerations
Cogeneration
and
tri-generation
Cogeneration and trigeneration, when combined
with a district heating/cooling
network, have the potential
to revolutionise a precincts
energy use. Energy for heating,
cooling and domestic hot
water can be produced onsite from a low carbon source.
This significantly reduces
pressure on centralised energy
generation, transmission and
distribution infrastructure.
These technologies also bring
the potential for deployment
of ‘smart grid’ technologies,
making the grid more
interactive and responsive to
the demands of the buildings
connected.
Business case - Cogen/trigen
has a strong business case in
commercial buildings, leisure
centres, hospitals – largely
due to a high and stable heat
requirement. Deployment in
residential uses is less feasible,
particularly where high thermal
performance efficiency has
been delivered.
Feasibility - Cost / benefit
is impacted by certainty of
demand from larger customers.
Planning tools
• PSP to specify low-carbon on-site energy
generation as a priority opportunity.
• PSP to provide support for underground
thermal network servicing council facilities
and central commercial precinct to ensure
ability to cost-effectively connect in the
future.
• Design guidelines to ensure ability to connect
to a future district heating and/or cooling
network. Include in consideration of plant
room design and location.
• Provide for staged development by ensuring
generation capacity and distribution network
can be expanded as required.
Council leadership
• Facilitate the development a pre-feasibility
study for a range of on-site energy
generation scenarios, including central
services hub, multi building or single building
approaches. If strong business case, engage
with potential 3rd party operators (Energy
Services Companies), and commit council
facilities to connecting to a future network.
• Work with key commercial operators to
lock in power purchase arrangements, to
provide greatest degree of certainty on future
demand.
• Aquatic centre precinct, early retail/
office/supermarket development may be
appropriate as catalyst customers.
Micro-grids
Separate to the broader
distribution network, local
micro-grid can be a key
enabler of distributed energy
generation.
Feasibility - Likely to require a
3rd party operator to assume
risk.
Regulatory - Approvals can
be challenging due to current
energy market structure.
Planning tools
• Require consideration of opportunities for
micro-grid when high-level infrastructure
planning is being undertaken.
Council leadership
• Explore regulatory mechanisms to require
connection of buildings to local micro-grid.
Feasibility - Significant capital
costs and potentially poorly
performing compared to similar
technologies.
Thermal loads - need to
identify established thermal
loads
Planning tools
• Maintain flexibility in planning provisions for
deploying technology at the building level or
micro network scale. Assessment framework
to recognise use of innovative technologies
such as ground source heat pumps to
reduce reliance on grid energy.
Potential for local peak demand
management through local
micro-grid, providing additional
stability and security of supply
while reducing strain on
distribution and transmission
network.
Ground Source
Heat Pumps /
Geothermal
Ground source technologies
are a possibility, depending
on the immediate climate and
operational loads. There are
efficiencies gained through
scaling that may assist with
financial feasibility for micronetworks
Page 14
Sustainable Zero
urban
carbon
development
Current practice
Proportion of energy that is sourced from renewable or low carbon sources
Current practice:
Vauban (Freiburg, Germany,
2006, mixed use) 66%
Average Victorian
residential apartment
development (2010) 3%
0
10%
20%
30%
Low
ACTC Target:
Malmo, (Sweden, 2003,
residential) 100%
One Brighton (UK, 2009,
residential) 57%
ACTC, (2012) 30%
40%
50%
60%
70%
Moderate
Percentage of energy obtained from
on-site zero or low carbon sources
80%
90%
100%
High
Precinct Structure
Plan
PSP to specify infrastructure
items necessary to ‘future
proof’ the precinct and
highlight priority opps.
Pre-feasibility studies
undertaken to determine
business case for specific
infrastructure items, and
potential ownership models
to enable viable delivery.
Masterplanning
Full feasibility analysis for
infrastructure items that rely
on early delivery.
3rd party providers such as
ESCos engaged, to gauge
required conditions for
3rd party delivery of key
infrastructure items.
Design
Detailed design for early
stage buildings and
infrastructure items to ensure
foundations of sustainable
energy system.
Construct
Ensure integration of energy
infrastructure delivery
with broader infrastructure
delivery program to minimise
costs.
Ensure relevant energy
purchase agreements,
potentially for both heat and
electricity, are in place with
first stage tenants.
Operate
Subsequent stages to be
integrated into precinct
energy system where
appropriate.
As residential components
delivered options explored
to deliver community owned
aggregated solar PV on large
commercial roof space (if not
delivered already).
Page 15
Sustainable Zero
carbon
urban
development
Closing the gap
Introduction
It is often not practical or cost-efficient for developments to
attempt to achieve ‘zero carbon’ or ‘carbon neutrality’ via on-site
actions only. A range of issues mean that some energy needs
and residual emissions are better addressed through other
mechanisms.
Critical in this is ensuring that the environmental credentials
of any off-site mechanisms are carefully verified to ensure the
development can be confident in any claims made. This section
describes actions that can be taken in order to address any
residual emissions.
Key concepts for residual emissions
Off-site energy generation is the production of energy using
renewable or low-carbon resources at a site other than the main
development.
The scale of ACTC will allow a suite of technologies to be
delivered on-site, reducing the need for dedicated off-site
generation. Voluntary schemes such as GreenPower and carbon
offset arrangements will be encouraged through the proposed
Place and Sustainability Manager role.
GreenPower is a government-accredited scheme for electricity
generated from renewable sources. Purchasing GreenPower
ensures the equivalent percentage of annual electricity
consumption is sourced from zero net emission sources.
Carbon offset programs invest in measures that compensate
for emissions such as; renewable energy generation, energy
efficiency, methane reduction and forestry. Developments
promoting themselves as ‘zero carbon’ or ‘carbon neutral’ need
to consider independently certified or accredited offsets.
Case study
The Western Harbour urban renewal district in Malmo, Sweden,
was developed under a set of ambitious targets for sustainability
across energy, water, waste and transport. The project,
developed on remediated industrial land, incorporated a range of
features to reduce its carbon footprint and energy consumption
as much as possible, as well as incorporating some on-site
energy generation through solar panels and solar hot water.
A commitment to 100% renewable electricity meant that
the remaining electricity needs for the site had to be met by
another sustainable source, and the project partners ultimately
commissioned a 2MW wind turbine on a separate site nearby.
This renewable energy generator was financed and built as a
direct result of the project.
www.malmo.se/sustainablecity
Image: Australian wind farm.
Page 16
Sustainable Zero
urban
carbon
development
Closing the gap
Opportunities
Opportunity
Potential impact
Challenges and
considerations
Off-site energy
generation
On-site generation potential is
unlikely to meet full demand for
energy. A directly attributable
off-site renewable energy
project may allow the project to
reach net carbon neutrality.
Upfront cost - Initial cost may
be significant.
Additionality - Question
of ‘additionality’ can be
challenging.
Council leadership
• Explore nearby renewable energy resources
for potential sites
• Explore opportunities to link with existing
community groups with an interest in local
renewable energy projects.
• Power purchase agreement with key
tenants and/or local ESCo may be critical to
feasibility.
GreenPower
Encourages investment in new
renewable energy sources
which helps to lower the overall
emissions intensity of grid
electricity.
Purchasing 100% accredited
GreenPower would save an
average Australian home
approximately 7 tonnes of
emissions per year, equivalent
to removing almost two cars
from the road.
Cost - GreenPower does
pose an additional cost to
customers.
Uptake - Owners/tenants
are free to choose their
own electricity retailers and
products hence purchase of
GreenPower may need to be
incentivised.
Voluntary action which could be encouraged
through behaviour change strategies. The Place
Manager may play a role in providing future
residents and businesses with information on
GreenPower.
Carbon
offsetting
Can compensate for all
emissions associated with a
specific activity or all aspects
of the development and the
lifestyle of its residents. Carbon
offsets can also support
important initiatives including
tree planting, renewable energy
generation and large-scale
energy efficiency programs.
Administration - Periodic
emissions calculations would be
required to allocate the cost of
carbon offsets across residents
on an equitable basis.
Concerns exist with the integrity
of some offsets marketed, and
confirming the integrity of these
can be difficult.
through behaviour change strategies - could
include links to any local carbon farming
initiatives.
Precinct Structure
Plan
Stakeholder support for
off-site energy generation
to offset ACTC energy
consumption investigated.
Masterplanning
If supported, inititiate
program for off-site energy
generation.
Design
Construct
Operate
Place and sustainability
manager to support
uptake of voluntary carbon
abatement programs such
as green power and carbon
offsets.
Page 17
Demolition and construction
Sustainable Zero
waste
urban
development
Introduction
Over 75% of waste generated during demolition and construction
is clean excavated material, concrete, bricks and timber which
are all highly recyclable. Reduction of construction waste is an
opportunity to significantly increase resource efficiency and
reduce project costs.
Demolition and construction concepts
Case study
Design for sustainability in this context includes actions such as
designing for longevity and deconstruction, designing to standard
material sizes to avoid excess and incorporating recycled and
recyclable materials.
VicUrban’s mixed-use development ‘The Nicholson’, located
in Melbourne’s inner-north, has utilised an innovative modular
construction system in tandem with traditional construction
techniques. This innovative modular construction method has
a number of advantages over more traditional construction
methods including the speed of delivery, higher quality control
over apartment fit out and occupational health and safety benefits
during the construction process with, for example, workers
exposed less often to working at heights.
Optimum value engineering and advanced framing techniques
may result in lower material and labour costs and improved
energy performance for the building. The technique can
be applied as a package or its components can be used
independently, depending on the specific needs of the project.
Waste management plans for demolition and construction
contractors include targets for resource recovery, identification
of the destination of material types, and reused and recycled
materials quotas.
Prefabricated modular construction occurs in a factory, rather
than on-site. More efficient use of materials and standard sizing
can be achieved by constructing a housing unit using a factory
manufacturing process.
It has also helped the project to improve the thermal performance
of the building, reduce material wastage and reduce the reliance
on materials with high embodied energy. By constructing the units
in a factory environment, material dimensions can be more easily
standardised and greater precision ensures fewer components
are damaged or wasted during assembly.
www.vicurban.com/thenicholson
www.unitisedarchipad.com/the-nicholson/
Image: Victorian construction-site.
Page 18
Sustainable Zero
urban
waste
development
Demolition and construction
Opportunities
Opportunity
Potential impact
Challenges and
considerations
Design for
sustainability
Reduced material and waste
disposal costs.
80% of environmental impacts
are locked in at the design
stage - it represents the key
opportunity for change.
Cost and skills - Additional
time and expertise may be
required at the design stage.
May require upskilling
understanding of supply chains
and procurement practices.
Planning tools
• Design Guidelines to encourage alignment
with ‘Design for sustainability’ principles
including green procurement.
Council and Land owner leadership
• Opportunity for CoGG to demonstrate
willingness to develop detailed plans for
green procurement for large development.
Waste
management
plans
Recycling and reusing materials
reduces cost of materials,
landfill disposal costs and can
even generate revenue.
On average material waste
accounts for 10% of total
project construction costs.
Skills - Contractors and subcontractors can be required
to participate in a waste
minimisation program as a
condition of their contract.
Planning tools
• Waste management plans demonstrating
compliance with agreed targets to be
provided by way of standard permit condition
for development.
Prefabricated
modular
construction
Use of prefabricated products
can reduce waste and disposal
costs by up to 50%.
Cost - Additional time and
expertise may be required at
the design stage.
Design - can require innovative
design approaches to achieve
interesting aesthetic outcome.
Planning tools
• Design Guidelines to encourage alternative
construction techniques that reduce waste
and disposal costs.
Current practice
Construction and demolition waste (by weight) recycled or reused
Current practice:
Elizabeth Mitchell Drive
(Thurgoona, NSW,
2009). 80%
Aurora (Melbourne,
Australia, 2006 - 2025).
85%
Victorian average
(2007). 71%
0
10%
20%
30%
Low
ACTC Target:
40%
50%
Moderate
60%
70%
80%
90%
100%
High
ACTC, (2012) 85%
Construction and demolition waste (by weight) recycled or reused
Precinct Structure
Plan
Design guidelines and PSP
provisions adopted to meet
zero waste objectives.
Masterplanning
Early projects to consider
alternative construction
techniques which support
‘design for sustainability
principles’.
Design
Waste management plans
developed in conjunction
with detail design to assist in
waste minimisation.
Education for contractors on
any adopted non-standard
construction techniques.
Construct
Operate
Construction to proceed in
accordance with approved
waste management plans.
Page 19
Waste avoidance and recycling
Sustainable Zero
waste
urban
development
Introduction
The household sector in Australia generates almost 12 million
tonnes of solid waste every year, and only 38% of this waste is
recycled. Over one third of household waste is organic including,
food and garden waste. When organic material breaks down in
landfill methane emissions are released which account for 3% to
4% of Australia’s greenhouse gas emissions. Diverting food waste
away from landfill reduces greenhouse emissions and can create
valuable resources, such as compost.
Waste avoidance
Waste management infrastructure refers to facilities that
enable good waste separation and management. Examples
include underground precinct vacuum waste collection systems,
providing separate garbage and recycling chutes in high density
buildings and providing communal storage areas for recyclable
materials that are not collected through kerbside services (e.g.
batteries, e-waste and light globes).
The ACTC has potential to deliver innovative solutions for
waste avoidance, with scope for a number of technologies and
behaviour change strategies to be employed. A precinct-wide
underground waste collection system has potential, however will
be reliant on early provisioning in infrastructure plans and a strong
business case.
Differential pricing involves charging households and businesses
per unit of waste they dispose of to landfill, incentivising waste
avoidance, recycling and composting.
Small scale resource recovery includes composting hubs or
worm farms for the on-site treatment of organic materials such as
kitchen scraps.
Large scale resource recovery includes either on or off-site
facilities to process either the organic component of household
garbage or the entire waste stream.
Non-standard recycling services can be introduced for
products or materials that are not recyclable through the kerbside
collection service, such as batteries and household appliances.
The need for these services should be determined with reference
to the recycling services provided by local councils via hard waste
collections and at resource recovery centres.
Product sharing involves households and businesses
sharing infrequently used items, such as tools or appliances.
Environmental benefits arise from reducing the amount of goods
that each household needs to purchase, and ultimately dispose
of. This can be undertaken through formal schemes such as The
Sharehood, or informally between neighbours.
Goods libraries are membership-based loan services for
infrequently used items such as tools.
As the responsible authority for waste collection CoGG has an
opportunity to demonstrate leadership through the development
of a comprehensive waste management plan for the precinct
which challenges the BAU approach. It can also lead by initiating
discussions between key stakeholders including the developers,
infrastructure providers and waste management authorities.
Case Study
Hammarby, a major urban regeneration project delivered close
to Stockholm’s city centre in Sweden, took a highly innovative
approach to waste management at the site. To satisfy a series
of goals around waste management, including improved waste
stream separation, reduced greenhouse emissions through
efficient waste collection and improved amenity through reducing
vehicle movements and odours, the project installed a highly
efficient ‘Envac’ automated waste management system.
Using a network of underground pipes connected to fixed waste
disposal points in public places and adjacent to apartment
buildings, the system uses vacuum to suck waste to collection
points for transfer to recycling facilities and landfill. The system
has been shown to significantly improve the separation of
recyclable materials and has ensured the precinct is not subject
to a weekly ‘invasion’ by a fleet of garbage trucks.
www.hammarbysjostad.se
Image: Vacuum-system waste collection points, Hammarby Sweden.
Page 20
Sustainable Zero
urban
waste
development
Opportunities
Opportunity
Potential impact
Challenges and
considerations
Waste
management
plans
(precinct)
A clear adopted plan for waste
management can allow a
precinct to set targets, manage
infrastructure and services and
measure outcomes.
Cost and skill: Additional time
and expertise may be required
to develop precinct wide waste
management plans.
Council leadership
• Precinct level waste management plan
developed to map resource flows and
identify opportunities for recovery.
Waste
management
infrastructure
Waste infrastructure can affect
public amenity, transport
systems, diversion from landfill,
waste stream separation
efficiency and ongoing costs
of waste management.
Underground precinct
vacuum waste collection
systems, building level chute
systems, innovative public
realm recycling systems, and
new waste collection vehicle
designs can all impact on
the sustainability of waste
management.
Feasibility: Potential higher
upfront capital cost, offset
by lower operating costs
and improved efficiency of
collection.
Visible: Waste infrastructure
is a part of street furniture and
as a result could be a strong
visual representation of the
precinct’s sustainable waste
management approach.
Council leadership
• Instigate business case study for precinct
wide vacuum collection system.
• Where new below ground infrastructure
is being laid, precinct-wide vacuum waste
collection may be feasible if coordinated with
other infrastructure delivery.
• Work with supermarkets and other key
landowners to ensure future connection to a
precinct-wide collection system.
On-site small
scale resource
recovery
Composting of food and
garden waste can reduce
waste to landfill by up to 40%.
Maintenance: Requires
ongoing management and
maintenance.
Education: Requires education
to ensure correct usage and
minimise contamination.
Voluntary action to be supported by behaviour
change strategies
Large scale
on-site
resource
recovery
Waste to energy or large, multibuilding vertical composter
could enable a precinct to
reach zero waste to landfill.
Regulatory: Approvals from
EPA may be challenging in a
dense urban environment.
Council leadership
• Instigate business case study for waste to
energy plant.
• Work with supermarkets and other key
landowners to understand potential waste
stream that a waste to energy facility could
process.
Off-site
resource
recovery
The scale of regional resource
recovery can allow the majority
of waste to be diverted from
landfill. Resources may be
utilised in recycling, energy
production, agricultural
products and construction
materials.
Feasibility: Costs may be
prohibitive.
Context: Existing facilities may
have adequate capacity.
Council leadership
• Consideration of new or upgraded to
regional resource recovery centre to service
Armstrong Creek Growth Area.
Non-standard
recycling
services
Can reduce incidence of large
items such as TVs from being
abandoned on kerbside.
Physical constraints:
Adequate on-site space can
be challenging, particularly in
higher density developments.
Council leadership
Product
sharing and
goods libraries
Reduces the need to purchase
items for ‘one-off’ or irregular
use, and can foster community
interaction.
Administration: Requires
some sort of structure to link
individuals to products.
Dual benefit: Helps build
community
Voluntary action to be supported by behaviour
change strategies
• Investigate opportunities for non-standard
recycling services within the ACTC.
Strong potential to be incorporated into a
community building (e.g. community leisure
centre).
Page 21
Sustainable Zero
urban
waste
development
Opportunity
Potential impact
Challenges and
considerations
Differential
pricing
Reduced collection frequency
for non-organic material could
result in improved amenity
issues such as reduced vehicle
traffic.
End user satisfaction:
Applying different pricing
mechanisms within the
development to surrounding
areas may create householder
discontent.
Council leadership
• Council to investigate options for differential
pricing of different waste types through
municipal collections
Public place
recycling
Creates public awareness and
participation in sustainable
resource use actions.
Contributes to increased
proportion of waste being
recycled.
Context: Already in place in
most municipalities in parks
and strip shopping areas.
Context: Waste is the highest
expenditure area for Victorian
local governments across all
environmental issues, with
$248.4 million spent in 200203.
Planning tools
• Design guidelines to mandate separation of
waste streams in public places which are
privately developed and maintained
Current practice
Reduction of waste to landfill
Current practice:
Viikke (Helsinki, Finland,
2004, mixed use). 20%
Hammarby
(Stockholm, Sweden,
2010, mixed use). 90%
BCS Maranoa Retirement
Villages (Alstonville and Lismore,
NSW, 2005, residential). 25%
0
10%
20%
30%
40%
50%
60%
70%
80%
90%
Low
ACTC, (2012) 40%
ACTC Target:
100%
High
Reduction of waste to landfill during operation
Precinct Structure
Plan
Pre-feasibility studies
undertaken to determine
business case for specific
infrastructure items (vacuum
waste system, waste to
energy system, vertical
composters) and potential
ownership models to enable
viable delivery.
Masterplanning
Full feasibility analysis for
infrastructure items that rely
on early delivery.
3rd party providers, such as
waste contractors engaged,
to gauge required conditions
for 3rd party delivery of key
infrastructure items.
Design
Detailed design for early
stage buildings and
infrastructure items to ensure
integration with precinct
waste disposal system (if
undertaken).
Construct
Ensure integration of waste
costs.
Operate
Subsequent stages to be
integrated into precinct
waste system where
appropriate.
Monitoring and review of
waste management adopted
system against targets set.
Page 22
Sustainable Sustainable
transport
urban
development
Reducing the need to travel
Introduction
Many daily travel needs are created by the separation of residential
areas from land uses that support jobs, shops, key services,
schools and recreation. By creating areas that support multiple
uses, or locating new residential development close to existing
services and infrastructure, the need to travel can be reduced
significantly.
Key concepts
Mixed use developments are those that combine residential,
commercial, recreational and/or community amenities in close
proximity.
The ACTC is well placed to reduce the need to travel, based
on a strong mix of uses and an ability for individual trips to the
centre to service a wide variety of needs. The size of the town
centre at approximately 1.2km by 800m, provides opportunity for
delivery of a truly sustainable mixed use precinct, subject to the
detail design stage ensuring that complementary uses having well
defined pedestrian connections between them.
Small office or home office residences offer both residential
and office amenities such that people may work where they live,
including the ability to meet with clients.
Recreational facilities include parks, barbeques, gyms, pools
and tennis courts.
Key services include offices, shops and cinemas, postal,
banking, medical and childcare services.
Communal facilities can comprise of a combination of
recreational and commercial amenities that are available for use
by residents and businesses in the development. Depending on
the scale of the development these could include meeting rooms,
function areas, lecture theatres etc.
Business service providers are private organisations that rent
out meeting spaces and offices, as well as providing reception
and telecommunications facilities to businesses.
Case Study
Melbourne’s hierarchy of Activity Centres is based on identifying
key precincts that contain a mix of particular uses and community
facilities. ‘Principal Activity Centres’ and ‘Central Activities
Districts’, such as Dandenong, Footscray and Coburg, are
places which can support significant employment, residential
development, key community services and are serviced by good
transport services. They also represent the ability to establish
areas where the need for travel between work, home and
recreation is reduced.
Moreland City Council’s The Coburg Initiative - a major urban
renewal project at Coburg Principal Activity Centre - aims to
create an environment suited to ‘5 minute living’, where key daily
needs are within an easy 5 minute walk. By combining higher
density residential development with key community services,
diverse retail and commercial uses, a pedestrian-focused
environment and communications infrastructure such as high
speed broadband, the precinct will present opportunities for many
residents to work, live and play without significant travel.
Image: Vibrant mixed-use streetscape, Melbourne
Page 23
urban
transport
development
Reducing the need to travel
Opportunities
Opportunity
Potential impact
Challenges and
considerations
Mixed use
development
Trips related to work, shopping,
personal business and
recreation comprise over
70% of total trips made in
Melbourne.
The co-location of a range of
uses can limit the need for
multiple trips.
A mixture of uses can foster
a sense of community and
collaboration.
Scale - A major activity centre
of this size offers the potential
to co-locate all relevant uses.
Staging – The residential
component of the ACTC will
not be viable in the short term.
Risk - The potential for
restricted retail in the ACTC will
promote car use to the activity
node.
Dual benefit - contributes to
economic and place-making
objectives.
Planning tools
• PSP to mandate a range of uses through
preferred zoning provisions.
• PSP to ensure future flexibility for residential
uses at upper levels within primarily
commercial areas of the ACTC.
• Design guidelines to ensure prominent
pedestrian access between complementary
uses, including collocation of car parking
where practical.
• Provision of fixed rail at earliest opportunity
to provide catalyst for town centre residential
development.
• Early commercial projects to set benchmark
for delivery of high priority pedestrian access
between complementary uses.
Recreational
and communal
facilities
Trips related to recreation
comprise 25% of total trips
made in Melbourne.
Physical constraints - Difficult
to service all recreational needs
in the one location due to the
land take of some types of
recreational uses.
Scale - Some specialised
health services require larger
catchments.
Planning tools
• PSP and design guidelines to encourage
passive recreation facilities in the commercial
district e.g. – water play, including evening
uses to activate the space and support
multi-purpose trips.
Council leadership
• Council to prioritise early delivery of
recreation facilities such as the aquatic
centre.
Current practice
Percentage of trips less than 6km
Current practice:
Geelong & Regional Centres
(Victoria, Australia).
67% (2007 data)
Inner city Melbourne
80% (2007 data)
Vauban (Freiburg,
Germany, 2006).
84% (2000 data)
0%
10%
20%
30%
Low
ACTC Target:
40%
50%
Moderate
60%
Percentage of trips less than 6km
70%
80%
90%
100%
High
ACTC, (2012) 75%
Precinct Structure
Plan
PSP to support mix of uses
within the ACTC.
PSP preserves the ability to
diversify uses further over
time.
PSP to build in capacity
for dedicated off-road PT
services to Geelong.
Masterplanning
Masterplanning of
development parcels
to provide for a range
of commercial uses and
preserves opportunity for
residential development at
upper levels in commercial
centre.
Early delivery of community
facilities especially recreation
uses.
Design
Detail design of buildings
and public realm areas
to provide high quality
connections between
complementary uses.
Construct
Operate
Place and Sustainability
manager to attract a range
uses not yet represented in
the area to reduce the need
for travel to destinations
outside the precinct.
Page 24
Reducing private vehicle use
transport
urban
development
Introduction
Cars now dominate most Australian cities. While they can provide
valuable mobility for some needs, they can also reduce the quality
of life in our cities, and the ability to get around using other means.
For many daily transport needs, cars are not the best option.
Reducing private vehicle use has many benefits including financial
savings for individuals, reduced congestion, reduced noise
pollution, reduction in required parking spaces, increased safety
and reduced greenhouse emissions.
Key concepts
New public transport infrastructure may be delivered as part of
large development projects. This could include adding new stops
or interchanges to an existing route or establishing a new train,
tram or bus route.
Reducing private vehicle use within the ACTC will rely on early
delivery of a variety of key infrastructure items within the town
centre. The key items include high frequency bus services to
the regional catchment, a dedicated public transport (PT) link to
Geelong and successful travel behaviour strategies.
Encouraging public transport use through the provision of
information, incentives and linking infrastructure can make public
transport an attractive alternative for the majority of trips.
Car share schemes provide members with access to a vehicle
without some of the major costs of owning one. This means
people can access a well maintained car on the irregular
occasions they need one, without having to pay registration,
insurance and servicing costs.
Centralised car garaging involves storing cars separately to
dwellings, and ensuring other transport modes such as cycling,
walking and public transport are convenient. Residents that
require a car park can purchase a space in the car garage.
Carpooling is the sharing of journeys so that more than one
person travels in a vehicle.
Oversupply of car parking in the centre is a risk to a sustainable
town centre, promoting the convenience of private vehicle travel
above more sustainable travel modes.
Case Study
The Adelaide O-Bahn operates a 12km long dedicated service
with minimal stops from the eastern suburbs to the Adelaide city
centre.
The service carries more than 7 million passengers a year with
the ability to move 18,000 people an hour in each direction.
The cost of the infrastructure (including the bus fleet) was just
under $100 million, considerably cheaper than heavy rail.
http://www.adelaidemetro.com.au/guides/obahn
Plug-in hybrid electric vehicles (PHEV) allow the batteries to be
charged using the electricity network. PHEV connected to ‘smart
grids’ can be charged using off-peak electricity supplied from
base load generators and renewable energy generators.
100% electric vehicles have zero tailpipe emissions. Electric
vehicles powered using low or zero emissions electricity offer the
potential to reduce greenhouse emissions from private transport.
Image: Transport options, Copenhagen.
Page 25
urban
transport
development
Opportunities
Opportunity
Potential impact
Challenges and
considerations
Provision
of new or
improved
public
transport
services
Significant greenhouse gas
emission reductions through
mode shift from private
vehicles to public transport.
Economic – Provides catalyst
for higher density development.
Cost: Rail infrastructure
adds significant additional
up-front capital cost whilst
patronage levels are still low,
and will to require engagement
and financial support from
government – may be offset
by benefit in establishing
sustainable transport behaviour
from outset.
State Government DoT has
not formally committed to rail /
light rail for ACTC.
Feasibility - SV Business case
based on preliminary costs of
rail & other PT options.
Chicken and egg - Achieving
higher housing densities can
ensure the commerciality of
public transport services, but
public transport also provides
a catalyst for these higher
densities.
Planning tools
• PSP to support interim shuttle service
to Marshall station until delivery of rail
infrastructure in medium term.
• PSP to support proposed model of smaller,
more frequent bus services to ACTC from
sub-regional catchment.
• PSP to limit car parking associated with
public transport interchange to ensure
integrated facility with minimal land take.
Council leadership
• Council to lead discussions with suppliers of
public transport services and infrastructure
to ensure early delivery including
demonstrating the GHG savings associated
with provision of fixed PT infrastructure.
• Council to instigate a business case for
early delivery of dedicated PT from ACTC to
Geelong.
• DoT to prioritise dedicated PT connection to
ACTC from Geelong.
Encouraging
public
transport use
Aside from walking and cycling,
public transport modes are
the most efficient and cost
effective ways to get around.
Discouragement of the
private vehicle - Major demarketing of the private vehicle
required, with mode switching
to public bus and rail travel.
Car parking – Oversupply
of car parking can make
distances between activity
nodes further and provide an
incentive to drive, (however
car-parking provision is highly
political and a commercial
incentive).
Detail design - Priority access
for pedestrian and bicycle
connections to PT (DoT
CIIPD) can improve the public
transport experience.
Behaviour change – Not
traditionally the role of a
high level plan to assist in
changing transport behaviour
beyond ensuring that the right
infrastructure is available and
that access to infrastructure
is maintained. Requires
collaboration with other
agencies & departments.
Planning tools
• PSP to provide support for ‘noninfrastructure’ elements of PT including
the integration of PT infrastructure and
information into key destinations.
• PSP and Design Guidelines to place ‘a cap’
on car parking provision for early projects
or create a deferment mechanism to build
it only if it is found to be required after a
defined review period.
• Design Guidelines to set targets for density
of commercial precinct; ratio of built form to
at-grade car parking area.
• Design Guidelines to ensure clear access
between PT infrastructure and key
destinations according to the following
priority;
• Pedestrian and mobility restricted
• Cyclist
• PT User
• Private motorist
• PSP to prioritise bus movements on roads
within ACTC.
Council leadership
• Council to lead by example by encouraging
public transport access to their facilities.
• Large commercial developers to support
behaviour change programs through their
employee and tenancy networks.
Page 26
urban
transport
development
Opportunity
Potential impact
Challenges and
considerations
Car share
schemes
Every car share vehicle can
remove the equivalent of
between nine to thirteen private
vehicles from the road.
Context – Presently, more
viable in inner city locations
where parking is limited.
Challenge to private ownership
of cars, which is well
established in regional areas.
Dual benefit - Reductions in
transport costs for residents
and businesses
Planning tools
• PSP and design guidelines to mandate
priority parking for car-share vehicles.
• Design Guidelines to provide incentive for
car-share provision within larger residential
development through the reduction in
mandatory car parking provision in response
to commitment to incorporate car-share
facilities.
Council leadership
• Council to enter into arrangement with carshare provider for servicing of its proposed
facilities.
Centralised car
garaging
The urban infill mixed use
development in the suburb of
Vauban in Freiburg, Germany,
utilised this approach,
contributing to a significant
reduction in car ownership
and usage. It also created a
better urban environment that
prioritised people over vehicles.
Economic: Opportunity to
decouple apartments from
car parking provision allowing
residents to purchase a car
park as an additional extra.
Early adopter: Market demand
for car-free development
is yet to be proven outside
Melbourne.
Design: Distance to centralised
car garaging needs to be
minimised to be viable option
– good opportunity exists with
staged residential development
of multiple buildings.
Dual benefit: Can increase
affordability of residential
apartments for those who do
not require a car space.
Planning tools
• PSP and Design Guidelines to incentivise
centralised car garaging for staged
development including support for
decoupling car titles from residential and
office uses where practical.
Council leadership
• Work with commercial and residential
developers to undertake pre-feasibility study
to determine suitability of alternative models
of car parking ownership / delivery in ACTC.
• Projects (including retail) to defer / quarantine
portions of land suitable for both car parking
provision or higher uses, with a review
period to determine whether car parking is
‘actually required’ or whether the land can be
developed for higher uses.
Carpooling /
vanpooling
Increasing car occupancy
rates from 1.4 to 1.6 persons/
car could reduce emissions
by 2.8Mt/year by 2020 in
Australia.
Mechanisms which relate to
voluntary action by individuals
cannot not be addressed at the
AC level.
through behaviour change strategies.
Incorporate
electric vehicle
charging
infrastructure
into car
parking
facilities
Electric vehicle uptake will
rely heavily on the roll-outof
supporting infrastructure
including charging facilities.
Early establishment of these
facilities can protect against
costly retrofits.
Context - May be difficult
to justify financially while the
uptake of electric and plug in
hybrid vehicles is in its early
stages.
Sustainability impact Significant Greenhouse gas
savings only achievable if
electricity is low carbon or from
renewable sources.
Partnerships - Ability to
tap into an emerging and
supported / subsidised market
through strategic partnerships
with emerging market
participants and government
agencies.
Visible - Increases awareness
through visual infrastructure.
Planning tools
• Design Guidelines to encourage the
provision of EV charging infrastructure in
large car parks.
Council leadership
• Council to facilitate interaction with leading
EV charging providers, such as Better Place
and ChargePoint, to explore opportunities for
external funding for infrastructure costs.
• Council to provide for electric vehicle
charging infrastructure through development
of its own facilities.
Page 27
urban
transport
development
Current practice
Households without cars
Current practice:
Hammarby Sjöstad
(Stockholm, Sweden,
2015). 33% (2005 data)
City of Greater
Geelong (Victoria,
Australia). 8% (2006)
0%
10%
20%
30%
Low
ACTC Target:
ACTC, (2012) 16%
Vauban (Freiburg,
Germany, 2006).
46% (2000 data)
40%
50%
Moderate
The Commons
(Brunswick, 2013).
100% (target)
60%
70%
80%
90%
100%
High
Households without cars (%)
Precinct Structure
Plan
Instigate business case
for dedicated PT service
between ACTC and Geelong.
PSP to set aside land for
nominated PT infrastructure.
Masterplanning
Work with PT providers to
develop high frequency
services to access early
commercial development
in order to establish user
behaviour for ACUGA.
Masterplanning of proposed
commercial development
and PT infrastructure to
reflect priority for PT Users.
Ensure car parking provision
is not oversupplied through
staged approaches to
provision.
Design
High quality design of PT
infrastructure to provide
amenity to PT users,
including connections
through the public areas.
Detail design of development
to ensure high visibility of PT
service information.
Construct
Ensure integration of PT
costs.
Operate
Continue to work with
PT providers to improve
frequency and access to
services.
Undertake behaviour
strategies to ensure that
sustainable transport options
are known to AC businesses
and residents.
Page 28
transport
urban
development
Active transportation
Introduction
Greater adoption of active forms of transportation, including
bicycling and walking, is beneficial to both the environment and for
the health of individuals. Active forms of transport can also reduce
traffic congestion and demand on limited parking.
Giving pedestrians and cyclists the highest priority in the design
process will encourage active forms of transportation within and
around a site as it moves into operation.
Strategies to foster active transport
Sustainable travel planning creates a blueprint for a
development to achieve a sustainable, convenient and safe
transport system and behaviours.
The ACTC proposes a network of well defined on-road and offroad pedestrian and cycling infrastructure. The key to successful
delivery of a town centre that fosters active transport will be the
issues of priority, safety, legibility and amenity, objectives which
mirror place making objectives for the town centre.
End-of-trip facilities provide bicycle riders or walkers with secure
storage, shower and changing facilities at their destination.
Safe and conducive environments encourage walking and
cycling.
Mode interconnection refers to being easily able to change
between rail, bus, tram and bike. It requires a focus on proximity,
safe and clear connection between modes, facilities and timetable
coordination.
Case Study
The Commons, a Brunswick development comprising
apartments, artist studios and two retail tenancies, has taken
the bold step of becoming one of the first truly ‘car-free’
developments in Melbourne. The site’s location close to high
quality public transport infrastructure, the mixed-use hub of
Sydney Road and other key services means that residents
potentially have low travel needs and a choice of public transport
options.
In addition to this, the project will foster a healthy lifestyle
supported by active transport choices. The site is located
immediately next to the Upfield bicycle path, providing
connections to the CBD and northern suburbs. Brunswick has
an established bicycle culture which continues to grow, and it is
expected that many residents will use bicycle for a variety of daily
transport needs.
Image: Shared use path.
Page 29
urban
transport
development
Opportunities
Opportunity
Sustainable
travel planning
Potential impact
Implementation: Plans are often
created as ‘static’ documents,
with no mechanism for
implementation or updating
however sustainable travel
planning requires ongoing
commitment.
Challenges and
considerations
Dual benefit – public health
savings are well established for
precincts that prioritise active
travel contributing to offsetting
infrastructure costs over time.
Planning tools
• PSP to provide for a designated Principal
Priority Pedestrian Network (PPPN) and
Principle Priority Bicycle Network (PPBN)
which includes dedicated off-road bicycle
infrastructure and minimises conflict between
modes on non-recreational routes.
• Developers strongly encouraged to provide
tenants and residents with information
sustainable local transport options.
Secure bicycle
storage
Removes barriers to bike
ownership and regular
use, including fear of theft,
convenience and space.
Physical constraints Adequate space can be difficult
in higher density development.
Planning tools
• Design Guidelines to mandate best practice
location and provision level of secure bicycle
storage in commercial, residential and in
combination with PT interchange.
Bike hire
scheme
Large annual emission
reductions have been
attributed to international
examples:
Paris: 32,330 tCO2 / year
Copenhagen: 90,000 tCO2 /
year
Freiburg, Germany: 10,600
tCO2 / year
Cost - A purely commercial
operation may struggle to
achieve financial viability
(however the indirect social,
economic and environmental
benefits are significant.
Target market - Bike hire
schemes are more successful
where tourism levels are high.
Regulation – The need to
provide helmets for cyclist has
limited uptake in Australia – eg
CoM scheme.
Voluntary action which could be encouraged by
CoGG should demand be established.
Provision of
bicycle and
walking paths
85% of surveyed Sydney inner
suburb residents said they
would take up cycling if a safe
bike network was provided.
Dedicated bike paths in Cairns,
Queensland have increased
commuter bike use by 300%.
Research found that bicycle
parking in shopping areas in
inner Melbourne generated
over 3 times the economic
expenditure than car parking
generated.
Council - Ownership and
ongoing maintenance of paths
often become responsibility
of local government, requiring
early engagement and
commitment.
Social impact - Eases traffic
congestion, improves local air
quality, reduces noise pollution
and improves general health.
Access for all – Different
bicycle skill levels need
different infrastructure – with a
need to avoid conflict between
pedestrian and bicycle.
Planning tools
• PSP to provide for off-road bicycle paths
to major destinations within the ACTC to
complement on-road provision.
• PSP to ensure that path provision can
accommodate mobility scooters with
additional provision from south-east aged
care residential precinct.
• Design Guidelines to ensure that bicycle
and pedestrian infrastructure is not grade
separated from key access points.
Page 30
urban
transport
development
Opportunity
Potential impact
Challenges and
considerations
End-of-trip
facilities
Reduces a common barrier
to commuting by bicycle by
allowing commuters to shower
and change conveniently.
Physical constraints Requires space allocation.
Administration- A large
facility may require a dedicated
manager of the facilities.
Planning tools
• Design Guidelines to mandate best practice
location and level of provision for end-of-trip
facilities.
Council leadership
• Council to lead by example by co-locating
public storage options and end-of-trip
facilities within recreation facilities.
.
62% of Australians would
consider riding a bike for many
of their daily needs, but don’t
due to safety fears.
Public Health - Walking and
cycling have strong links with
chronic disease prevention –
also highlighting a social and
economic benefits
Provision
of safe and
conducive
environments
Social impact - Community
perception about the ‘rights’
of cars as the primary mode
of transport can be difficult to
shift.
Regulatory - Needs to be
supported by those agencies
responsible for road design
and maintenance.
Dual benefit - Also increases
public realm amenity and
promotes activity.
Planning tools
• Design Guidelines to ensure safe well-lit
access to key after-hours destinations.
• Design Guidelines and landscape strategy
to support adequate ‘rest stops’, shelter and
visual amenity to encourage active transport
options.
• Need to align urban design, landscape,
place making and sustainability objectives
to create as shared vision of ‘an inviting walk
or ride’.
Current practice
Total trips using walking, cycling and public transport
Current practice:
City of Melbourne
65% (2007 data)
City of Greater Geelong
16.3% (2007 data)
0
10%
20%
30%
Low
ACTC Target:
Hammarby Sjöstad
(Stockholm, Sweden,
2015). 66% (2005 data)
City of Moreland
39.7% (2007 data)
ACTC, (2012) 32%
40%
50%
Moderate
60%
70%
Vauban (Freiburg,
Germany, 2006).
86% (2000 data)
80%
90%
100%
High
Total trips using walking, cycling
and public transport (%)
Precinct Structure
Plan
PSP to ensure key active
transport routes and
infrastructure items are
designated.
Masterplanning
Active transport links
are designed to link key
destinations and uses within
the ACTC.
Design
End of trip and storage
facilities designed into all
building types.
Construct
Early delivery of high quality
cycling walking paths to
encourage adoption of
active travel behaviour in
early residents, workers and
visitors.
Operate
Undertake behaviour
strategies to ensure that
sustainable transport options
are known to AC businesses
and residents.
Page 31
products
urban
development and materials
Construction and materials
Introduction
The use of sustainable construction materials can dramatically
reduce the ‘embodied’ environmental impact of a development;
that is, the resources that are needed to manufacture and
transport materials to their point of use.
Not all materials have the same impact on the environment, and
steel, bricks and concrete can have higher embodied energy due
to the greater levels of processing required in their production.
However alternative products, including recycled aggregate
concrete, can make a significant dent in this impact.
Construction and material strategies
Design for sustainability in this context includes reducing
consumption of resources by reducing house size, designing for
durability and reusability, reducing reliance on scarce materials
and incorporating materials with recycled content and low
embodied energy. This approach is also discussed in the Zero
Waste section of this document.
As a greenfield site, buildings within the ACTC will not have the
opportunity to reuse existing materials on-site. Instead the focus
of construction and material strategies will be at the building level
- to minimise embodied energy, increase recycled content and
ensure that materials are sustainably sourced and minimise waste
through efficient use.
Materials specification includes defining principles for the
selection of construction products. Sustainability principles
include preferences for reused, recycled, low embodied-energy,
and low toxicity materials as well as the use of materials from
sustainable sources.
Case Study
One Brighton, a development in the city of Brighton, south
of London, was delivered using the 10 principles of One
Planet Living created by BioRegional and included a focus on
sustainable materials specification. The project realised in some
cases it would be necessary to work extensively with suppliers
and sub-contractors to seamlessly incorporate new materials and
techniques into the building, and to do so cost-effectively.
Through rigorous research and careful negotiation, the project
was able to be delivered within a conventional construction
budget while incorporating a range of highly innovative materials
and construction techniques. Amongst other things, the site
achieved 49% (by weight) recycled materials, used 100% certified
sustainable timber products, minimised use of PVC and stipulated
use of low-VOC materials.
www.oneplanetcommunities.org/communities/endorsedcommunities/one-brighton/
Image: Passive design and sustainable material selections, Vauban Germany.
Page 32
Construction and materials
urban
products
Opportunities
Opportunity
Potential impact
Challenges and
considerations
Design for
sustainability
Reduced transportation,
material and waste disposal
costs and greenhouse gas
emissions.
80% of environmental impacts
are locked in at the design
stage, so it is important that
full consideration to material
options is given at this point.
Cost and skill: Additional time
and expertise may be required
at the design stage.
Planning tools
• Design Guidelines to encourage designs
that align with ‘Design for sustainability’
principles.
Materials
specification
Reuse of materials from the
demolition-site can achieve
both cost and emission
savings.
Use of sustainable versions
or alternatives to steel, bricks
and concrete can substantially
reduce embodied energy.
Contractors: Construction
contractors may attach a
risk premium to working with
unfamiliar materials.
Cost: Sustainable or low
impact materials may be more
expensive.
Visible - May add aesthetic
difference to buildings.
Planning tools
• Design Guidelines / sustainability ratings
tools to encourage designs that incorporate
materials re-use, and those from sustainable
sources with low embodied energy eg.
Forest Stewardship Council certified timbers,
fly-ash component in concrete.
Precinct Structure
Plan
Design guidelines and PSP
provisions adopted to meet
sustainable products and
materials objectives.
Masterplanning
Design
Construct
Operate
Construction materials
protocol developed to inform
detailed design process.
Page 33
products
urban
Sustainable consumption
Introduction
Building a sustainable development is just the beginning. Once the
development is occupied, there are many everyday decisions that
will affect the ongoing environmental outcomes achieved.
36% of Victoria’s ecological footprint is related to goods and
services, and a further 28% is due to food consumption. Through
minor changes to daily purchasing and consumption habits,
consumers can significantly cut their ecological footprint, and in
doing so support local traders and producers.
Key sustainable consumption concepts
Access to sustainable goods and services by exercising
control over the type of retail and/or commercial services available
within or used by the development (by the developer itself or
through the owners corporation) assists tenants and residents in
making sustainable decisions and purchases.
The ACTC, as a centre that will support a large residential and
business population, has good opportunity to develop sustainable
consumption behaviours based on economies of scale.
Green contracts require providers of services such as
cleaning, gardening and maintenance to deliver their services in
accordance with the environmental and social objectives of the
development. For example, the cleaning contract may require the
use of low toxicity or garden safe cleaning products.
Green leases require retail or commercial tenants to deliver their
products or services in accordance with the environmental and
social objectives of the development. These requirements typically
address the internal operations of the tenant, such as energy and
water use, and the products or services provided by the tenant,
such as a requirement for cafes to supply fair trade coffee or use
recyclable take away containers.
Buying groups can be established to facilitate the purchase of
environmentally and socially responsible products and services
such as low impact groceries, bicycle equipment and garden
safe cleaning products. By establishing these groups (typically
via an owners corporation), it can be easier for the occupiers
to purchase products and services that are consistent with the
environmental and social objectives of the development.
A medium term focus for a Place and Sustainability Manager will
be to facilitate awareness about the voluntary actions residents
and businesses can take to practice sustainable consumption.
Case Study
The 60L building in Melbourne was created as a showcase for
the future of sustainable office development, and ensuring that
the design and technology features were also coupled with
sustainable operations was a key focus.
The use of ‘green leases’ has been a key way of ensuring this,
with all tenants in the building required to enter into a green
lease that requires their ongoing commitment and support of the
building’s sustainability features. The lease also requires tenants
to make sustainable decisions when undertaking fit-outs or
renovations within their tenancy.
These conditions foster a culture of shared responsibility for
the building’s sustainability, which sees tenants collaborating to
achieve the best outcome for the building as a whole.
www.acfonline.org.au/articles/news.asp?news_id=3100
Page 34
Sustainable consumption
urban
products
Opportunities
Opportunity
Potential impact
Challenges and
considerations
Access to
sustainable
goods and
services
Reduction in greenhouse gas
emissions associated with
household goods and services.
End user responsibility
- Consumer choice is not
something developers have a
great deal of control over.
• Commercial developers may be able to
capitalise on the increasing awareness and
interest in sustainable and local produce
through targeting innovative businesses and
organisations as purchasers or tenants.
Green
contracts
Ensures those services
procured directly by the owners
corporation are aligned with the
overall sustainability goals of
the development.
Education -Communicating
to owners the value of
procuring sustainable
services is important, as other
providers may offer similar
‘unsustainable’ services
cheaper.
Council leadership
• CoGG to lead through its own procurement
practices
Green leases
Ensures ongoing environmental
performance of development.
The ACF 60L development use
green leases for all tenants.
End user appeal - May deter
some potential tenants due to
being a relative new concept.
Education - Small businesses
in particular may require
technical assistance to comply.
Council leadership
• CoGG to lead through its own leasing
practices
Buying groups
Increased awareness and
purchasing of goods and
services that are more
sustainable.
End user appeal - A buying
group may not appeal to a
mainstream audience.
End user responsibility Involvement in such groups is
voluntary.
Dual benefit - Helps foster
community.
Voluntary action which should be encouraged
Precinct Structure
Plan
Masterplanning
Targeted awareness raising
and education on options
available to improve
sustainable consumption.
Masterplanning to
provide for ‘new business’
opportunities that promote
sustainable lifestyles in
tenancy mix.
Design
Projects to consider use
green procurement, green
lease and green contracts
practices (Council to lead by
example).
Construct
Operate
manager to support
sustainable consumption
objectives through program
development and working
with retailer tenants.
Page 35
products
urban
Sustainable food
Introduction
28% of Victoria’s ecological footprint is due to food consumption,
more than residential energy use and transport combined.
While awareness of the need to conserve water and reduce
energy use is prevalent, the environmental impact associated
with the production, processing, packaging, storage, transport
and disposal of food are less well known. However through
minor changes to daily food purchasing habits, consumers can
significantly reduce this impact.
Key concepts for water consumption
On-site food production can be encouraged through the
provision of garden allotments or planter boxes on balconies.
The staging of the town centre, with dedicated PT infrastructure
and residential development likely to be delivered in the medium
term, offers significant scope for on-site food production in the
short to medium term, with encouragement of a continual food
production role in conjunction with residential development.
Low impact food produces fewer environmental impacts
relative to other foods. The production process, packaging and
transportation will generally vary from product to product, but
generally, fresh foods and seasonal foods have a lower impact
than processed and packaged foods, while animal products have
a higher impact than non-animal based products.
Access to local fresh food amenities requires ensuring that
within the development or nearby there are sources of fresh food
that can be accessed by residents or tenants without the need for
private transportation.
Sustainable food waste management involves recovering
the valuable resources that are embodied in food waste, rather
than disposing of food waste to landfill. Options for sustainable
management of the organic waste stream are discussed in the
Zero Waste section.
A risk for the ACTC, will be to ensure that access to local fresh
food is not compromised by the land holder development mix of
primarily supermarket developers.
Case Study
In Australian cities a range of local produce delivery services are
emerging, such as CERES Fair Food, and small initiatives by
developers, such as delivery spaces or promotion, can support
residents making more sustainable food choices.
www.ceresfairfood.org.au
Image: Small allotments can provide for productive gardens at inner urban,
higher density development.
Page 36
urban
products
Sustainable food
Opportunities
Opportunity
Potential impact
Challenges and
considerations
On-site food
growing
Producing food close its
point of consumption can
significantly reduce transport
energy requirements.
Additional social and health
benefits are also compelling.
Physical constraints Competition for space in higher
density urban environments
can make it difficult to allocate
space for food production.
Planning tools
• Design guidelines to include measures to
encourage space allocation for on-site food
production.
• PSP to set aside interim market / community
garden space within rail reserve to test
local demand for food production within the
centre.
Council leadership
• Council to support establishment of
community garden.
• Supermarkets to consider ‘local food’
promotion in stores.
Encourage low
impact food
Reduced greenhouse
gas emissions related to
private vehicle use for food
transportation.
Ability to control - Broader
access to certain types of retail
can be beyond the developer’s
control.
Voluntary actions such as these should be
encouraged where possible through behaviour
change strategies.
Access to local
fresh food
amenities
Health benefits, lower transport
emissions and local economic
benefits.
Diversity - Difficult to attract
suitable tenants early in a
project’s development. May
be challenging given Coles
and Woolworths are key
landholders.
Place Manager to actively encourage diverse
retail offerings, including ability to host farmers
market, through provision of support and
information.
Sustainable
food waste
management
Diversion of food waste from
landfill could reduce Victoria’s
landfill disposal by up to 40%
annually. This waste also has
the potential to be utilised in
energy generation or to create
valuable resources such as
compost.
Feasibility - May incur
additional cost.
Planning tools
• Design guidelines to include consideration of
on-site organic waste treatment.
Council leadership
• Council to progress business case for onsite food waste management (including
separate food waste collection, waste to
energy and vertical composters).
Precinct Structure
Plan
PSP to ensure available land
for purposes of market /
community garden eg rail
reserve.
Masterplanning
Determine locations for
onsite food growing areas
and determine preferred
governance of any
community gardens.
Design
Individual residential
developments to consider
food growing space for
residents.
Construct
Operate
manager to support
sustainable food objectives.
Investigate coordinated
collection of organic food
waste.
Page 37
Reducing water consumption
water
urban
development
Introduction
The overall reduction of water use, and in particular potable water,
is the primary opportunity in developing a sustainable approach to
water.
Many measures, such as water efficient appliances and fittings,
are becoming common in new developments. These, combined
with minor behaviour changes, can make a significant difference
to our use of this limited resource.
Key concepts for water consumption
Water efficient appliances and fittings use less water
compared to similar products. Most appliances and fittings that
use water are now labelled according to the Water Efficiency
Labelling and Standards (WELS) scheme.
ACTC has the potential to promote highly efficient use of water
at the precinct scale. Whilst most appliances and fittings are
considered at the building level during detail design, at the
precinct level opportunities are available such as water efficient
landscaping and behaviour change strategies linked to specific
water targets.
Water efficient landscaping and gardens can reduce watering
and irrigation needs of individual households and the common
areas. This can include selection of indigenous and drought
tolerant plants, mulched garden beds rather than lawns and use
of subsurface irrigation and soil conditioners to reduce watering
needs.
Case Study
Regulation and changes in industry practice have meant that
new development in Victoria generally includes water-efficiency
fixtures such as taps and shower-heads. Other appliances,
such as washing machines and dish washers, can account for
a significant proportion of household water consumption and
represent another opportunity to reduce overall potable water
use.
Developer VicUrban (now Places Victoria) worked with Harvey
Norman to offer buyers at The Nicholson a discount on
appliances for their new apartment, with a focus on highly efficient
models. By providing an incentive for residents to choose high
efficiency appliances, VicUrban has been able to further influence
the ongoing sustainability of the project in a manner not normally
within the control of a developer.
www.vicurban.com/thenicholson
Image: Water efficient fixtures are now commonplace in new developments.
Page 38
urban
water
development
Opportunities
Opportunity
Potential impact
Challenges and
considerations
Water efficient
appliances and
fittings
Significant reductions in water
demand are attributable to
high efficiency appliances and
fittings.
Moving target - Water
efficiency improves best
practice moves quickly,
making it difficult to mandate a
particular standard.
Detail design - Need to ensure
that recycled water does not
compromise warranties on
water products.
Dual benefit - Helps offset
rising water costs.
Planning tools
• Design guidelines and sustainability rating
tools to encourage water efficient appliances
and fittings beyond minimum compliance.
For example – this measure
was used by Forde residential
development in Canberra as
part of its strategy to reduce
potable water consumption by
up to 40%.
Water efficient
landscaping
and gardens
Significant potential to reduce
demand on water for the
activity centre, particularly
in the public realm and in
commercial areas.
Property rights - Difficulty to
mandate species selection in
residential backyards.
Enforcement – Landscape
plans will be required for
all large development.
Assessment of landscape
plans can be made against
these principles.
Planning tools
• Design guidelines to ensure species
selection are in accordance with landscape
species list adopted for the region by council.
Minimise
distance
between water
heating system
and wet areas
Showers account for the
majority of water usage within
households.
There is also a benefit for
energy consumption as heat
loss is avoided.
Detail design: Must be
balanced against other design
considerations.
Planning scope - Not
traditionally considered at
the planning level, despite no
regulatory framework in the
building code.
Planning tools
• Design guidelines and sustainability rating
tools to encourage outcome
Water
efficiency
behaviour
change
programs
Savings through efficiency
and re-use measures can be
boosted through behaviour
changes
The Victorian Government’s
Target 155 program is credited
with saving 53 billion litres
of water from the scheme's
introduction in December
2008, and August 2010
State support - Withdrawal
of state government support
on water saving awareness
campaigns may compromise
efforts.
Climate variability Successive La Nina years
(above average rainfall) have
resulted in it becoming more
to motivate the community on
water saving measures.
Planning scope - not the
role of a PSP to determine
behavioural change programs,
despite the potential gains.
• 30% target by CoGG and Barwon Water
provides a framework for a behaviour change
strategy in ACTC.
Page 39
urban
water
development
Current practice
Litres per person per day
Current practice:
Hammarby Sjöstad
(Stockholm, Sweden,
2015, mixed use). 100L
0
20
40
60
80
100
Victoria (Australia,
2010, residential). 155L
120
140
160
180
Low
200
High
ACTC, (2012) 108.5 litres
ACTC Target:
Litres per person per day (target)
Precinct Structure
Plan
Design guidelines to set
targets for water efficiency.
Masterplanning
Design
Detailed design for public
realm areas to consider water
use of specified plant species.
Individual buildings are
designed in line with overall
water efficiency targets.
Construct
Operate
Behaviour change strategies
to encourage water saving
practices for business and
residential community.
Page 40
water
urban
development
Water reuse
Introduction
On-site water collection and reuse can significantly reduce potable
water consumption. Additionally, water reuse reduces demands
on centralised water treatment facilities, reticulated potable supply
and storm and sewage drains. It also reduces or avoids the need
for infrastructure upgrades, resulting in significant cost savings
over time.
Key concepts for water reuse
Rainwater usage requires the installation of tanks to collect water
runoff from roofs. Rainwater can be connected to toilets, laundry,
showers or garden watering systems, or can be accessed
manually via a tap for other outdoor uses such as car washing.
Treatment of rainwater for these uses is generally minimal.
The ACTC, as part of the larger Armstrong Creek Urban Growth
Area (ACUGA) will deliver best practice in water re-use through
mandated connection to third pipe (recycled water) reticulation.
Green roofs are partially or completely covered with vegetation.
The vegetation slows and reduces stormwater runoff. They can
also regulate internal building temperature by reducing heat
retention and acting as insulation.
Greywater is wastewater from washing machines, showers,
basins and taps (except the kitchen tap). Greywater can be reused outdoors as well as indoors for toilet flushing and clothes
washing.
Blackwater, or sewage, is wastewater from toilet fixtures. Reuse
of black water after on-site treatment is generally only permissible
outdoors for subsurface irrigation. On-site systems must be
approved by EPA Victoria.
Recycled water reticulation is the use of recycled water from
an off-site large scale water treatment facility. This requires two
sets of pipes - one for drinking water and one for recycled water
– to be connected to the development. The recycled water pipe
is connected to toilet, garden and outdoor uses. Due to the
requirement of an additional pipe this option is mainly suited to
greenfield sites.
The availability of Class A recycled water to the town centre
makes investment in other water reuse infrastructure (such as onsite grey water and black water recycling) largely redundant.
Case Study
Ecovillage at Currumbin, a residential subdivision close to the
Gold Coast, has established itself as a leader in many aspects
of sustainable water management. The site’s over arching aims
to become water self-sufficient and to be disconnected from
both water supply and sewerage networks have been achieved.
With around 70 houses now built and occupied, a combination
of highly efficient fixtures, appliances and landscaping, rainwater
collection and reuse and on-site blackwater treatment and reuse
has meant that residents avoid paying any of the standard water
authority supply and sewerage charges.
www.theecovillage.com.au
Image: Water tank at 8.5 star development, WestWyck in West Brunswick.
Page 41
urban
water
development
Water reuse
Opportunities
Opportunity
Potential impact
Challenges and
considerations
Rainwater
collection and
reuse
‘Fit for use’ water – Rainwater
can replace potable water in
many applications, including
toilet flushing, clothes washing
and irrigation.
Water balance – Capture
and usage levels must
be determined to ensure
the appropriate level of
infrastructure provision, given
the availability of 3rd pipe
reticulation.
Planning tools
• PSP and design guidelines to mandate 3rd
pipe connection to all buildings.
• Design Guidelines or Sustainability Rating
Tools to mandate rainwater collection and
tank capacity where appropriate. Refer to
STORM tool for guidance on appropriate
tank sizing.
Council leadership
• Council to determine feasibility of communal
rainwater collection from assets to augment
supply to swimming pool.
Large commercial buildings,
in particular (eg supermarkets
and restricted retail) will have
significant rain harvesting
potential.
On-site
Greywater
treatment and
usage
Reusing treated grey water for
toilet flushing can save around
50L of potable water and about
90L for washing machines in
an average household per day.
Context: Since introduction of
water restrictions, greywater
has become commonly reused
by individual dwellings (often
without treatment) for garden
watering hence has high
community acceptance levels.
Not applicable to ACTC
Blackwater
treatment and
usage
Treatment and usage of
blackwater can offset water
used for all toilet flushing and
landscape irrigation.
In the 60 L building,
blackwater is successively
treated by sedimentation
and digestion, bio-filtration,
and then clarification, after
which it undergoes a separate
two-stage filtration and UV
sterilisation process.
Context – Benefit of on-site
grey-water treatment may
be reduced by availability of
Class A recycled water which
recycles grey-water on a
commercial scale.
Not applicable to ACTC
Recycled water
reticulation
(third pipe)
A ‘third pipe’ system provides
for the optimal use of recycled
water from on-site, near-site
or large recycling facilities, and
can replace potable water for
the majority of toilet flushing
and irrigation needs, and may
be suitable for laundry use.
Context – well supported
by previous studies for the
Armstrong Creek, with capacity
to upgrade the existing Black
Rock facility as part of the
overall Armstrong Creek
growth area development
Suitability – Particularly
suitable for medium and higher
density applications where
limited rain and storm water
collection opportunities exist.
Detail design - Need to ensure
that recycled water does not
compromise warranties on
water products.
Planning tools
• PSP and design guidelines to mandate 3rd
pipe connection to all buildings.
• Design guidelines to mandate connections
of 3rd pipe to all fittings / appliance where
non-potable water is deemed appropriate.
• Council to work with key stakeholders
to ensure delivery of 3rd pipe by
commencement of development.
Page 42
urban
water
development
Water reuse
Current practice
Percentage of water for landscape irrigation that will be sourced from on-site rainwater collection or recycled site water
Current practice:
1 Bligh St (Sydney, Australia,
2010, office). 90%
1-25 Harbour St, Darling Quarter
(sydney, Australia, 2010, office). 90%
39 Hunter St (Sydney, Australia,
2008, office). 90%
0
10%
Low
ACTC Target:
20%
30%
40%
50%
60%
70%
Moderate
Percentage of water for landscape irrigation that will be sourced
from onsite rainwater collection or recycled site water
80%
90%
100%
High
ACTC, (2012) 100%
Precinct Structure
Plan
Design guidelines to set
targets for water efficiency.
Masterplanning
Design
Detailed design for public
realm areas to consider water
use of specified plant species.
Construct
Operate
Behaviour change strategies
to encourage water saving
practices for business and
residential community.
Page 43
water
urban
development
Stormwater management
Introduction
Stormwater negatively impacts on receiving environments by
transporting gross pollutants, suspended solids, nutrients and
heavy metals to waterways. It can also cause localised flooding
and other environmental damage.
A combination of various techniques can be utilised to achieve
improved stormwater management.
Key concepts for stormwater management
Infiltration trenches, swales and litter traps collect and
filter stormwater by diverting water through vegetated filtration
systems. These systems are typically used on the side of
the roads and footpaths and can be retrofitted to existing
developments.
Dense urban centres can create significant storm water runoff due to highly impermeable surfaces such as car parks and
building roofs.
Bio-retention systems, or rain gardens, are landscape features
that collect the rain and slow down its movement. These can
be created using vegetated or paved areas, or a combination of
both.
Porous surfaces allow for stormwater to seep into the ground
gradually, reducing the volume of water flowing into drainage
systems, resulting in less drainage blockages during heavy
rainfall.
Constructed wetlands, streams and lakes can be used to
capture excess stormwater. Infiltration swales and bio-retention
systems are often connected to such areas either using existing
topology or conventional piping.
Rainwater tanks assist in reducing stormwater runoff volumes
during rainfall events, by providing temporary storage and delayed
release, and can reduce incidence of localised flooding.
Green roofs are partially or completely covered with vegetation.
The vegetation slows and reduces stormwater runoff. They also
regulate internal building temperature by reducing heat retention
and acting as insulation. This benefit is discussed in the Zero
Carbon section.
The strategy for ACTC includes a commitment to retain
stormwater back to pre-development levels and to use a series
of above ground and below ground retention basins / tanks and
WSUD treatments to treat and retain stormwater flows. Further,
the PSP will set caps on impervious surfaces to increase natural
stormwater seepage.
Case Study
The Coburg stormwater harvesting project - to be delivered
in Melbourne’s inner-north as part of the urban regeneration
project The Coburg Initiative - is a partnership project between
Yarra Valley Water, Moreland City Council and Melbourne Water.
The project will harvest stormwater from two existing drains,
transferring the water to a large underground tank before treating
the water on-site and distributing it around the precinct for use for
flushing toilets, washing clothes and irrigating open space.
The project will have a major impact on the water use of the
current and future development of the precinct and is expected
to save up to 213 million litres of drinking water each year
and significantly reduce pollution of the nearby Merri Creek
by reducing nutrients, litter and flow volumes associated with
stormwater runoff.
www.yvw.com.au/Home/Aboutus/Ourprojects/Currentprojects/
Coburgstormwaterharvestingproject/index.htm
Image: Stormwater management at WestWyck, West Brunswick.
Page 44
urban
water
development
Opportunities
Opportunity
Potential impact
Challenges and considerations
Strategy for Armstrong Creek Town
Centre
Use of
infiltration
trenches,
swales and
litter traps.
Use of these features in
the Lynbrook Residential
Estate in Victoria achieved
a 50% reduction in stormwater quantity, slowed runoff
significantly and improved
quality by 75%.
Context - Significant opportunity
in built up areas with large
impermeable surfaces.
Planning tools
• PSP to set out requirements for
incorporation of infiltration traps,
swales and litter traps in accordance
with overall stormwater management
strategy for the precinct.
Use of bioretention
systems, or
rain gardens.
Reduces peak loads, which
can also assist in reducing
peak nutrient loads after storm
events.
Strong opportunity for
increased landscaping within
built up centres.
Good opportunity for
community engagement on
water management issues (eg
interpretive signage)
Physical constraints – Some
WSUD treatments may be space
intensive.
Maintenance – Some additional
municipality maintenance following
handover from developer.
Visible - Can be an opportunity for
visual learning and sustainable water
management.
Planning Tools
• PSP to outline stormwater treatment /
retention as a core objective, including
outlining locations for retention basins.
• Landscape strategy to determine
appropriate use of WSUD within
streetscape and reinforce the role of
raingardens and bio-retention systems
within the public realm.
• Design Guidelines or sustainability
rating tools to set targets / standards
for stormwater retention within private
development.
Maximise
porous/
permeable
surfaces.
Reduced flood risk and
potential downgrading of size
of infrastructure required to
manage stormwater flows.
Landscape opportunity
through alternative hard
landscaping treatments.
Context – Town centres generally
have high levels of non-permeable
surfaces.
Dual benefit – Also offers scope to
reduce impacts of urban heat island
affect.
Planning tools
• PSP and Design Guidelines to set
target for maximum percentage of nonpermeable surfaces allowable for each
type of development.
Council leadership
• CoGG to lead by example by using
permeable paving where practical in
development of their own assets.
• Project developers encouraged
to challenge business as usual
approaches through innovative
materials and design treatments.
Use of
constructed
wetlands,
streams and
lakes.
Reduced flood risk.
Improved microclimate:
reduces heat island affect.
Suitability - Most suitable at
precinct scale such as ACTC.
Physical constraints - Requires
significant land hence suitable only
for larger sites.
Visible - Provides landscaping and
recreational amenities.
Planning tools
• PSP to support ground level – visible
drainage, ie constructed at natural
ground level where practical.
• PSP to support underground storage
tanks in combination with retention
basins / wetlands for retention in key
areas.
• PSP to determine potential for two
stage approach with an interim
solution of retention basins with
staged introduction of storage tanks
once additional passive open space
is required to support residential
development.
Page 45
urban
water
development
Opportunity
Potential impact
Challenges and considerations
Strategy for Armstrong Creek Town
Centre
Green roofs
Green roofs can reduce
total stormwater run-off by
up to 15% thereby reducing
infrastructure loads associated
with denser urban structures.
Cost and technical - May need
greater structural support, which
may incur additional cost, unless
incorporated from concept.
Maintenance - Ongoing
maintenance and management
required.
Aspirational - Initiative that should
be supported, but would require
voluntary commitment from building
owners
Planning tools
• Design Guidelines and sustainability
rating tools to support and encourage
the incorporation of green roofs into
development projects.
Council leadership
• Consideration of innovative measures,
such as green roofs and walls, in
Council facilities.
• Consideration of use of green roofs
and walls in suited developments. Early
commercial developments encouraged
to explore opportunities to use these
as design features and link to branding
strategy.
Stormwater
management
during
construction
Prevents and reduces
construction waste entering the
stormwater system.
Education - Training of contractors
may be required.
Coordination - Difficulty of
managing number of individuals
working on-site.
Technical - Streetscape and
precinct level infiltration and bioretention systems in place prior to
commencement of construction.
Staging - WSUD treatments may
be compromised by construction if
‘sacrificial systems’ are not used.
Planning tools
• Construction management plans to
be conditioned on any development
permit issued for the site.
• Key stakeholders to identify and act on
any knowledge gaps or staging issues
required for delivery of best practice
stormwater management during
construction.
Underground
stormwater
harvesting
for landscape
irrigation
Can offer localised
opportunities to augment the
potable water and recycled
supply to irrigate open space.
Context - Highly impermeable
environments may provide additional
opportunities.
Cost - May add significant
infrastructure cost, however may
be offset by the reduction in area
required for retention.
Planning tools
• PSP to support stormwater harvesting
and reuse for landscape irrigation in
nominated locations through ACTC.
Council leadership
• Council to work with key stakeholders
to ensure delivery of storm-water reuse
within ACTC.
Precinct Structure
Plan
PSP and design guidelines
to outline integrated water
management plans including
locations for storm water
retention.
Design guidelines to outline
acceptable standards for
storm water retention on site.
PSP to consider opportunity
for two stage approach for
storm-water management
(basins followed by storage
tanks at later date) .
Masterplanning
Masterplanning to ensure
high level of integration
between storm water
management and site
planning.
Design
Detailed design to specify a
variety of WSUD treatments
as visible sustainability
measure.
Construct
Construction practices to
ensure WSUD treatments
and storm water quality are
protected (delivered through
Construction Management
Plans (CMP’s)).
Plans developed for WSUD
maintenance.
Operate
Education and awareness
strategies to build
understanding of water
management within ACTC
eg through signage, local
schools.
Page 46
Sustainable Environmental
urban
performance
development
Introduction
Being able to measure environmental performance against key
indicators assists greatly in ensuring that a vision for environmental
sustainability can be delivered on the ground. Sustainability
rating tools are the key mechanism for measuring environmental
performance in buildings and precincts.
Sustainability rating tools
Sustainable ratings tools:
• Comprise a number of categories of environmental impact
• Set standards to measure the sustainability of a building or
precinct across defined categories
• Often target specific development types (e.g. residential
developments or precincts) or particular categories (e.g.
water), however it is common for different tools to evaluate
the same key indicators
• Present results in terms of a rating or a score that measures
a building’s level of sustainability.
Compliance with a particular tool is a simple way to indicate
targets, as tools have targets built into them. The use of
tools avoids the need for Council to undertake independent
research to identify and to justify their own targets, however
delivery of a precinct over an extended timeframe will need
to be flexible enough to change as standards improve and to
build in resilience for yet to be developed tools to be used to
demonstrate compliance with objectives.
An analysis of the current suite of available sustainability ratings
tools is outlined below. The analysis relies heavily on research
undertaken to support the MAV Planning for Sustainable
Buildings Guide.
Image - Germany’s Fraunhofer Institute for Building Physics
Page 47
Sustainable Zero
urban
carbon
development
Sustainability Rating Tools
Tool
Purpose
Pros
Cons
Green star – Building
rating tools
Green Star is a comprehensive,
national, voluntary
environmental rating system
that evaluates environmental
design and construction.
Certification is required for
claiming a particular star rating.
Reviews environmental
sustainability in the following
categories:
• Management
• Indoor Environment
Quality
• Energy
• Transport
• Water
• Materials
• Land Use & Ecology
• Emissions
• Innovation
•
Tools can be downloaded
in a spreadsheet format off
the Green Building Council
of Australia website - http://
www.gbca.org.au/
Provides benchmarks and
scores a development
Adopted and endorsed by
CASBE
Detail analysis that is suited
to developments aiming
for the top of the property
market
Useful for large development,
might be too detail for
smaller developments
Independent verification of
rating
• Green Star Certification requires
an accredited professional
• Not suited to all types of
development (rarely applied to
residential buildings)
• Relatively high cost of
assessment / certification
• Not applicable to precincts
A voluntary rating tool which
provides best practice
benchmarks and third-party
verification of the sustainability
of community and precinctwide developments.
The rating tool will assess the
sustainability performance of
projects’ planning, design and
construction outcomes across
six categories:
• Liveability
• Economic
• Environment
• Design
• Leadership and
governance
• Innovation
The PILOT rating tool will
contain more than 30 detail
‘credits’, which outline best
practice sustainable outcomes.
•
Applicable and built
specifically for assessing
precincts
Includes social and
economic aspects of
sustainability
Fills a gap in the market
- there is currently no
national sustainability
rating tool that provides
development projects with
an independently-verified
single rating.
• Currently still in development
• Certification may involve a
significant cost
• Council or representative of
council would need to rating
/ assessment process across
multiple land owners
Administrator: Green
Buildings Council of
Australia (GBCA)
Applicability: Office,
office interiors,
retail, healthcare,
multi-residential,
education, industrial
and convention centre
buildings, residential
neighbourhoods
www.gbca.org.au
Green star –
Communities
Administrator: Green
Buildings Council of
Australia (GBCA)
www.gbca.org.au
•
•
•
•
•
•
•
Page 48
Sustainable Zero
urban
carbon
development
Tool
Purpose
Pros
Cons
NABERS: national
australian built
environment rating
scheme
Scores environmental
sustainability elements for
offices, homes, retail and hotels
of the following categories (on
a scale of 0-5 stars, including
half stars):
• Energy Efficiency
• Water
• Internal Environmental
Quality (office only)
• Waste (office only)
It rates a building on the basis
of its measured operational
impacts on the environment
according to the following
categories:
• Energy
• Water
• Waste (Office only)
• Indoor Environment (Office
only)
Official ratings are only
obtained after completion
and occupation of a building,
based on actual performance
assessments.
•
Predictive energy modelling
can be undertaken to
ascertain a ‘NABERS base
building rating’
Using NABERS during the
design phase enables teams
to identify the most salient
aspects in terms of efficiency
Benchmarks the performance
of existing buildings, thus
provides the opportunity to
establish real life data of the
effect of building upgrades
Is part of the Mandatory
Disclosure Scheme
Distinguishes between
tenancy and base building,
thus detailing and identifying
potential improvements
Is tailored to time of
occupancy
• Official ratings can only be
achieved for buildings more than
12 months old
• Not suitable for multi-residential
buildings
• Emphasises operational rather
than design elements
Free and simple online
assessment rating tool for
residential development.
References energy ratings
using NatHERS tools, requires
a preliminary energy rating of
dwellings.
Easy to use by building
designers, architects and
planners. Typically an
assessment takes 1 hour to
complete, provided user has
enough information.
Tool formulated specifically for
assessment in the planning
process.
•
•
Simple interface
Anyone can use the tool and
training sessions on how to
use it available by MEFL
measures the percentage
improvement of a
development compared to a
conventional design
Adopted and endorsed
by Council Alliance
for a Sustainable Built
Environment ( a network
of Victorian Councils) sustainable built environment
is key focus
Caters to residential
development of various sizes
(with focus to the smaller
end)
Specifically formulated for
assessment in the planning
process
Interactive with scoring
generated immediately,
allowing user to improve their
score by upgrading design
features
• Limited choices in certain
categories
• Requires an understanding of the
NatHERS energy rating scheme
• Requires STORM as an input
• Limited applicability to rural
areas/areas without reticulated
services, i.e. gas & water
• Currently no assessment
of common areas (although
upgrade currently taking place)
Administrator: Australian
Government
Department of
Environment, Climate
Change and Water
Applicability: Constructed
office, retail, hotel and
residential buildings
www.nabers.com.au
STEPS: sustainable
tools for environmental
performance
Administrator: Moreland
City Council
Applicability: Residential –
Building Class 1-2
www.sustainablesteps.
com.au
•
•
•
•
•
•
•
•
•
•
Page 49
Sustainable Zero
urban
carbon
development
Tool
Purpose
Pros
Cons
SDS: sustainable
design scorecard
Free-to-download assessment
tool in Excel spreadsheet
format.
Scores environmental
sustainability elements of
planning applications
according to the following
categories with minimum target
scores:
• Energy Efficiency
• Transport
• Water (includes
Stormwater)
• Waste
• Materials
Able to be used by building
designers and architects.
•
Anyone can use the tool and
training sessions on how to
use it available by MEFL
scores a development
Adopted and endorsed
by Council Alliance
for a Sustainable Built
Environment ( a network
of Victorian Councils) sustainable built environment
is key focus
Useful for medium-large
developments
Tool specifically formulated
for assessment in the
planning process
Tool is interactive with
scoring generated
immediately, allowing user
to improve their score by
upgrading design features
• Limited choices in certain
categories
• Some categories require a
technical understanding of ESD
principles
• Limited applicability to rural
areas/areas without reticulated
services, i.e. gas & water
• Areas with limited/no access
to public transport are
disadvantaged
• Potentially too detail for smaller
developments
• Some of the questions are not
relevant to some non-residential
types eg industrial buildings
NatHERS provides a
framework that allows various
computer software tools to rate
the potential energy efficiency
of Australian homes.
NatHERS defines the minimum
set of information that must
be used by all software tools.
It is not a tool in itself, rather a
protocol for tool software.
NatHERS second generation
software includes FirstRate
5 (used in Victoria and
administered and owned by
Sustainability Victoria)
NatHERS uses computer
simulations to assess the
potential thermal comfort of
Australian homes on a scale of
zero to 10 stars. The current
standard in Victoria is 6-stars.
•
The framework allows for
different programs to be
produced
The framework encourages
going beyond minimum
compliance by defining star
bands up to 10 stars
Very well known and
understood in the
marketplace
• Limited to residential only
• Training is required for each of
the NatHERS software interfaces
• and each software type under
the NatHERS scheme is licenced
separately
• Different software tools increase
the complexity of administration
of the scheme
• Only addresses thermal efficiency
of the design, not actual
performance or other aspects of
energy use, appliances or nonenergy components
• FirstRate5 is currently for sale
Administrator: City of Port
Phillip
Applicability: Nonresidential – Building
Class 3-10
www.sustainablesteps.
com.au
NatHERS: nationwide
house
energy rating scheme
www.nathers.gov.au
Administrator:
Australian Government
Applicability: Residential –
Building Class 1-2
•
•
•
•
•
•
•
Page 50
Sustainable Zero
urban
carbon
development
Tool
Purpose
Pros
Cons
STORM: stormwater
treatment
objective - relative
measure
STORM is a one-page online
assessment tool for anyone to
use.
The elements of a development
that affect or treat stormwater
are assessed and given a score
from 0% to 100%.
100% STORM rating = 45%
reduction in the typical annual
load of total nitrogen and
achievement of best practice
objectives.
Assesses whether best
practice water quality
objectives have been achieved
or will be achieved on any site
in Victoria.
•
Simple interface and easy
to use
Tool is interactive with
scoring generated
immediately allowing user
to improve their score by
upgrading design features
Provides a simple assesment
for smaller developments
Is an input to the STEPS and
SDS tools
• Doesn’t allow sequential
treatment trains
• Not applicable to sites of greater
than 1 hectare
• Assumes rainwater is connected
to toilets
• Requires upgrade to some
technical components
MUSIC models stormwater
treatment elements and
provides the litres of
stormwater treated or stored
for reuse and pollution
reduction.
MUSIC is a model for urban
stormwater improvement
conceptualisation and is
designed to help urban
stormwater professionals
develop strategies to tackle
urban stormwater hydrology
and pollution impacts.
MUSIC predicts the
performance of stormwater
quality management systems.
It is intended to help plan and
design (at a conceptual level)
appropriate urban stormwater
management systems over
large areas.
•
Designed to simulate more
complex urban stormwater
systems
Better for larger
developments
Regularly used by local
councils to assess applicant
strategies for urban
stormwater hydrology and
pollution impacts
Applicable to precincts
• Requires a sound knowledge of
urban stormwater management
principles and practices
• Licensed software
The aim of the tool is to
provide a consistent and
comprehensive way of
assessing environmental
and social considerations of
infrastructure projects.
It is intended to be used
throughout a projects lifespan
from initial design through to
operation.
Intended to be used by
developer rather than councils
•
There is a strong emphasis
on complete lifecycle, both
in focusing on emission
impacts and in embedded
energy.
Largely non-technical
Tool is available free for
use, and self assessment is
encouraged
Useful for very large
(infrastructure) projects
Seeks to embed triple
bottom line in work
Sets simple methodology for
green procurement
Sets good targets for waste
management
Attempts to pull in
surrounding infrastructure
and communities into
considerations
• Certification requires
independent verification by
assessor appointed by Green
Infrastructure Council
• Because of the broad nature of
the topics, assessment points
may be vague
• Sets targets but does not provide
methods for improving energy
efficiency
Administrator: Melbourne
Water
Applicability: Stormwater
impact of all development
types up to 1 hectare
www.storm.
melbournewater.com.au
MUSIC
(model for urban
stormwater
improvement
conceptualisation)
Administrator: ewater
Co-operative, Research
Centre
Applicability: Stormwater
impact of all development
types
http://toolkit.ewater.com.
au/tools/MUSIC
Green Infrastructure
Tool
Green Infrastructure
Council
http://www.agic.net.au/
ISratingscheme1.htm
•
•
•
•
•
•
•
•
•
•
•
•
•
Page 51
Sustainable Zero
urban
carbon
development
Tool
Purpose
Pros
Cons
One Planet
Communities
Principles based
framework for
sustainability
Based primarily on the concept
of ecological footprinting,
the aim of the framework
is to provide a broad range
assessment of existing or
future buildings or communities
against the ten one planet
principles:
• Zero Carbon
• Zero Waste
• Sustainable Transport
• Sustainable Materials
• Local and sustainable food
• Sustainable Water
• Land Use and Wildlife
• Culture and Community
• Equity and Local Economy
• Health and happiness
The principles provide a
framework for examination of
sustainability challenges and
assist in the development of
action plans to live within a fair
share of the Earth’s resources.
Projects that develop a
detailed One Planet Action
Plan, outlining measures and
committments in line with
the ‘One Planet Common
International Targets to 2020’,
can apply for endorsement.
This involves assessment by
an approved representative
of BioRegional and final
endorsement by BioRegional’s
One Planet Steering Group.
•
• Formal endorsement is reserved
for those projects demonstrating
true international best practice,
so committments to achieve
endorsement can be significant.
• Logistically difficult to apply
across multiple landowners with
differing commitment levels to
sustainability.
• Council or representative of
Council would need to drive
framework use across multiple
land owners with third party
input.
Administrator:
BioRegional
Applicability: Multiapartment and mixed-use
buildings, precincts &
communities
http://www.
oneplanetliving.net/
•
•
•
•
Applicable for building and
precinct development.
Well respected
internationally.
Includes social and
economic aspects of
sustainability.
Principles ensure broad
spectrum examination
of community level
sustainability over time.
Can allow for more flexibility
to suit a site’s specific
context.
Page 52
Sustainability at
Armstrong Creek:
implementation
summary
Planning policy and tools
The structure planning process for the Armstrong Creek Town Centre will establish a clear framework
for future development at the site. This report has documented the opportunities for development
at the site to incorporate strong environmental sustainabiltiy principles through all stages of design,
construction and operation. It is important that these initiatives are successfully carried forward
through the formal planning policies and tools that will be applied to the site. The table below
provides a summary of the measures identified as suitable for implementation through the planning
system.
Principle
Zero carbon
Summary of strategies
PSP document
• Mandate performance beyond National Construction Code (NCC). The recommended
base target is the NCC minimum requirement plus one star for residential, and a 1/2
star increase on average NABERS rating for commercial. This is consistent with broader
ambitions of the project going ‘beyond compliance’.
• Mandate 60% average street tree coverage.
• Consider heat island impact of car park placement.
• Specify low-carbon on-site energy generation as priority opportunity.
• Provide support for underground thermal network servicing council facilities and central
commercial precinct to ensure ability to cost-effectively connect in the future.
• Provide for staged development by ensuring generation capacity and distribution network
can be expanded as required.
• Maintain flexibility in planning provisions for deploying technology at the building level or
micro network scale. Assessment framework to recognise use of innovative technologies
such as ground source heat pumps to reduce reliance on grid energy.
Design guidelines
• Require consideration of passive performance in street layout, building massing, height.
• Require demonstration of how urban heat island affects of car parks and buildings are
reduced through design, landscaping, materials and colours.
• Mandate delivery of energy efficient public lighting.
• Encourage best practice lighting within private development.
• Consider impact of overshadowing on solar access to energy systems for neighbouring
buildings.
• Consider impact of overshadowing on solar access to energy systems for neighbouring
buildings
• Require consideration of future PV installation in roof design, particular on large
commercial buildings
• Ensure ability to connect to a future district heating and/or cooling network. Include in
consideration of plant room design and location.
Other
• Require all buildings to source a proportion of hot water energy requirements via solar
• Require all buildings to source a proportion of electricity requirement via PV.
• Require consideration of opportunities for micro-grid when high-level infrastructure
planning is being undertaken.
Page 53
Sustainability at
Armstrong Creek:
implementation
summary
Planning policy and tools (cont.)
Principle
Zero waste
Sustainable transport
Design guidelines
• Mandate separation of waste streams in public places which are privately developed and
maintained
• Eencourage alignment with ‘Design for sustainability’ principles including green
procurement.
• Encourage alternative construction techniques that reduce waste and disposal
Other
• Waste management plans demonstrating compliance with agreed targets to be provided
by the way of standard permit condition for development
PSP document
• Mandate a range of uses through preferred zoning provisions
• Ensure future flexibility for residential uses at upper levels within primarily commercial
areas of ACTC
• Encourage passive recreation facilities in the commercial district e.g. - water play, including
evening uses to activate the space and support multi-purpose trips.
• Support interim shuttle service to Marshall station until delivery of rail infrastructure in
medium term.
• Support proposed model of smaller more frequent bus services to ACTC from sub-regional catchment.
• Limit car parking associated with public transport interchange to ensure integrated facility
with minimal land take.
• Provide support for ‘non-infrastructure’ elements of PT including the integration of PT
infrastructure and information into key destinations.
• Place ‘a cap’ pm car parking provisions for early projects or create a deferment
mechanism to build it only if it is found to be required after a defined period.
• Prioritise bus movements on roads within ACTC.
• Mandate priority parking for share-car vehicles
• Provide incentive for carshare provisions within lager residential development through the
reduction in mandatory car parking provision in response to commitment to incorporate
car-share facilities
• Incentivise centralised car garaging for staged development including support for
decoupling car titles from residential and office uses where practical
• Provide for a designated Principle Priority Pedestrian Network (PPPN) and Principle priority
Bicycle Network (PPBN) which includes dedicated off-road bicycles infrastructure and
minimises conflict between modes on non-recreational routes.
• Provide for off-road bicycle paths to major destination within the ACTC to complement
on-road provision.
• Ensure that path provision can accommodate mobility scooters with additional provision
from south-east aged care residential precinct.
Page 54
Sustainability at
Armstrong Creek:
implementation
summary
Principle
Sustainable transport (cont.)
Design guidelines
• Set targets for density of commercial precinct; ratio of built form to at-grade car parking
area.
• Ensure clear access between PT infrastructure and key destinations according to the
following priority: pedestrian and mobility restricted, cyclist, PT user, Private motorist.
• Encourage the provision of EV sharing infrastructure in large car parks
• Ensure prominent pedestrian access between complementary uses, including collocation
of car parking where practical.
• Mandate best-practice location and provision level of secure bicycle storage in
commercial, residential and in combination with pt. interchange
• Ensure that bicycles and pedestrian infrastructure is not grade separated from key access
points.
• Mandate best-practice location and level provision for end-of-trip facilities.
• Ensure safe well-lit access to key after hours destinations.
• Support adequate ‘rest stops’, shelter and visual amenity to encourage an inviting walk or
ride.
Sustainable products and materials
PSP document
• Set aside interim market/community garden within rail reserves to test local demand for
food production within the centre.
• Encourage diverse retails offering, including ability to host farmers markets.
Design guidelines
• Encourage designed that align with ‘Design for sustainability’ principles
• Encourage designs that incorporate materials re-use, and those from sustainable
resources with low embodied energy e.g. Forest Stewardship Council certified timbers,
fly-ash component in concrete.
• Include measures to encourage space allocations for on-site food production.
• Include consideration of on-site organic waste treatment.
Sustainable water
PSP document
• Mandate 3rd pipe connection to all buildings
• Mandate rainwater collection and tank capacity where appropriate. Refer to STORM tool
for guidance on appropriate tank sizing.
• Set out requirements for incorporation of infiltration traps, swales and litter traps in
accordance with overall stormwater management strategy for the precinct.
• Outlines stormwater treatments/retention as a core objective, including outlining locations
for retention basins.
• Set target for maximum percentage for non-permeable surface allowances for each type
of development.
• Support ground level - visible drainage, i.e. constructed at natural ground level where
practical.
• Support underground storage tanks in combination with retention basins / wetlands for
retention in key areas.
• Determine potential for two stage approach within an interim solution of retention basins
with stages introduction of storage tanks once additional passive opens space is required
to support residential development.
• Support stormwater harvesting and reuse for landscape irrigation in nominated located
through the ACTC.
Page 55
Sustainability at
Armstrong Creek:
implementation
summary
Principle
Sustainable water (cont.)
Design guidelines
• Mandate connections of the 3rd pipe for all fitting/appliance where non-potable water is
deemed appropriate.
• Landscape strategy to determine appropriate use of WSUD within streetscape and
reinforce the role of rain gardens and bio-retention systems within the public realm.
• Set targets/standards for stormwater retention with private development.
• Support and encourage the incorporation of green roofs into development projects.
• Construction management plans to be conditions on any development permit issued for
the site.
Page 56
Sustainability at
Armstrong Creek:
implementation
summary
Council leadership
The City of Greater Geelong has been an important advocate for the development of the
Armstrong Creek Growth Area to be underpinned by strong principles of environmental
sustainability. As a critical part of this growth area, the Town Centre, moves closer to detailed
planning, design and delivery, Council’s leadership and advocacy will continue to be vital.
Opportunities exist for Council to lead by example. for example by committing to delivery
of best-practice sustainability measures in its own facilities at the site. However its role as a
facilitator will be just as vital.
Innovative sustainability measures are often challenging at the precinct scale. However, some of
the biggest challenges may be overcome by little more than a proactive facilitator to bringing a
number of key parties together. An exciting opportunity exists for the City of Greater Geelong to
proactively bring key stakeholders together and find ways to deliver a ‘showcase’ of sustainable
town centre development. This table summarises the key opportunities for Council to both lead
and facilitate innovative sustainable outcomes for the project.
Principle
Zero carbon
Zero waste
• All Council facilities to be delivered in line with best practice thermal performance.
• Consideration of innovative measures, such as green roofs and walls in the design of
Council facilities.
• Council to invest in advanced Building Management Systems (BMS) for its own assets and
assist in developing the business case for other commercial developers to follow their lead.
• All public realm lighting to be delivered in line with current best practice standards. Higher
upfront costs are offset by energy savings and lower maintenance costs.
• Develop a procurement strategy for public lighting that addresses current market and
regulatory opportunities and constraints.
• Utilise solar hot water systems in all Council facilities.
• Council facilities to incorporate PV systems wherever practical.
• Work with supermarket operators to undertake pre-feasibility study to determine likely
suitability of a small waste to energy facility in the town centre using waste from the
supermarkets.
• Facilitate the development a pre-feasibility study for a range of on-site energy generation
scenarios, including central services hub, multi building or single building approaches.
If strong business case, engage with potential 3rd party operators (Energy Services
Companies), and commit council facilities to connecting to a future network.
• Explore regulatory mechanisms to require connection of buildings to local micro-grid.
• Explore nearby renewable energy resources for potential sites for a ‘project attributable’
renewable energy installation.
• Explore opportunities to link with existing community groups with an interest in local
renewable energy projects.
• Power purchase agreement with key tenants and/or local ESCo may be critical to feasibility.
• Opportunity for CoGG to demonstrate willingness to develop detailed plans for green
procurement for large development.
• Precinct level waste management plan developed to map resource flows and identify
opportunities for recovery.
• Instigate business case study for precinct wide vacuum collection system.
• Where new below ground infrastructure is being laid, precinct-wide vacuum waste collection
may be feasible if coordinated with other infrastructure delivery.
• Instigate business case study for waste to energy plant.
• Consideration of new or upgraded to regional resource recovery centre to service Armstrong
Creek Growth Area.
• Investigate opportunities for non-standard recycling services within the ACTC. Strong
potential to be incorporated into a community building (e.g. community leisure centre).
• Council to investigate options for differential pricing of different waste types through
municipal collections
Page 57
Sustainability at
Armstrong Creek:
implementation
summary
Council leadership (cont.)
Principle
• Council to prioritise early delivery of recreation facilities such as the aquatic centre.
• Council to lead discussions with suppliers of public transport services and infrastructure to
ensure early delivery including demonstrating the GHG savings associated with provision of
fixed PT infrastructure.
• Council to instigate a business case for early delivery of dedicated PT from ACTC to
Geelong.
• Council to lead by example by encouraging public transport access to their facilities.
• Council to enter into arrangement with car-share provider for servicing of its proposed
facilities.
• Work with commercial and residential developers to undertake pre-feasibility study to
determine suitability of alternative models of car parking ownership / delivery in ACTC.
• Council to facilitate interaction with leading EV charging providers, such as Better Place and
ChargePoint, to explore opportunities for external funding for infrastructure costs.
• Council to provide for electric vehicle charging infrastructure through development of its own
facilities.
• Council could lead by example by co-locating public storage options and end-of-trip facilities
with recreation facilities.
• Need to align urban design, landscape, place making and sustainability objectives to create
as shared vision of ‘an inviting walk or ride’.
• CoGG to lead through its own leasing and procurement practices
• Council to support establishment of community garden.
• Council to progress business case for on-site food waste management (including separate
food waste collection, waste to energy and vertical composters).
Sustainable water
• 30% target by CoGG and Barwon Water provides a framework for a behaviour change
strategy in ACTC.
• Council to determine feasibility of communal rainwater collection from assets to augment
supply to swimming pool.
• Council to work with key stakeholders to ensure delivery of 3rd pipe by commencement of
development.
• CoGG to lead by example by using permeable paving where practical in development of
their own assets.
• Consideration of innovative measures, such as green roofs and walls, in Council facilities.
• Council to work with key stakeholders to ensure delivery of storm-water reuse within ACTC.
Page 58
Sustainability at
Armstrong Creek:
implementation
summary
Landowner leadership and stakeholder collaboration
The Armstrong Creek Town Centre Precinct Structure Plan and associated planning tools will
provide direction to guide the development of this new urban area. The planning framework
provides important certainty and clarity on key issues to the local government, land owners,
developers and other stakeholders. There are, however, a range of issues and opportunities that
are currently not suited to mandatory consideration through formal planning tools and processes.
A range of the most innovative sustainability opportunities that have strong potential for
implementation at Armstrong Creek Town Centre fall into this category. Successful delivery
of these opportunities, including exciting initiatives such as precinct-scale low carbon energy
generation, and new approaches to efficient waste management, will therefore be reliant on the
initiative and cooperation of land owners, key stakeholders and the City of Greater Geelong.
The table below summarises the key strategies to be undertaken by land owners and other key
stakeholders to capitalise on the broad range of opportunities to deliver leading environmental
sustainability outcomes at Armstrong Creek Town Centre.
Principle
Zero carbon
• Prominent buildings and early projects to set benchmark for high passive performance
standards. For the supermarkets, this could include the development of ‘showcase’ stores in
line with stated company aims of demonstrating leadership in sustainable operations.
• Potential to facilitate bulk-buy of energy efficient appliances for commercial and residential
fitouts to reduce the small cost increases over standard appliances. The Place Manger
would provide important support.
• Consider light coloured covering for large exposed car parks. Potential to be fitted with PV
and form short term electric vehicle charging stations.
• Consideration of use of green roofs and walls in suited developments. Early commercial
developments encouraged to explore opportunities to use these as design features and link
to branding strategy.
• Advanced BMS design and commissioning approaches strongly encouraged for retail and
commercial buildings.
• Require large roof area buildings to make unutilised roof space available for rent for
aggregated solar array (at reasonable rate).
• Commercial tenants may be attracted to a leasing approach, reducing upfront capital and
realising savings during ongoing operation.
• Micro wind turbines may be appropriate for roofs of retail and office buildings, work with key
developers to identify opportunity for demonstration installation.
• If strong business case is present, obtain commitment of supermarkets to work with a 3rd
party operator to provide waste to, and purchase energy from, an on-site waste to energy
plant.
• Work with key commercial operators to lock in power purchase arrangements, to provide
greatest degree of certainty on future demand.
• Aquatic centre precinct, early retail/office/supermarket development may be appropriate as
catalyst customers.
Zero waste
• Work with supermarkets and other key landowners to ensure future connection to a
precinct-wide collection system.
• Work with supermarkets and other key landowners to understand potential waste stream
that a waste to energy facility could process.
Page 59
Sustainability at
Armstrong Creek:
implementation
summary
Landowner leadership and stakeholder collaboration (cont.)
Principle
• Provision of fixed rail at earliest opportunity to provide catalyst for town centre residential
development.
• Early commercial projects to set benchmark for delivery of high priority pedestrian access
between complementary uses.
• DoT to prioritise dedicated PT connection to ACTC from Geelong.
• Large commercial developers to support behaviour change programs through their
employee and tenancy networks.
• Projects (including retail) to defer / quarantine portions of land suitable for both car parking
provision or higher uses, with a review period to determine whether car parking is ‘actually
required’ or whether the land can be developed for higher uses.
• Developers strongly encouraged to provide tenants and residents with information
sustainable local transport options.
• Need to align urban design, landscape, place making and sustainability objectives to create
as shared vision of ‘an inviting walk or ride’.
• Commercial developers may be able to capitalise on the increasing awareness and interest
in sustainable and local produce through targeting innovative businesses and organisations
as purchasers or tenants.
• Supermarkets to consider ‘local food’ promotion in stores.
• 30% target by CoGG and Barwon Water provides a framework for a behaviour change
strategy in ACTC.
• Project developers encouraged to challenge business as usual approaches through
innovative materials and design treatments.
• Consideration of use of green roofs and walls in suited developments. Early commercial
developments encouraged to explore opportunities to use these as design features and link
to branding strategy.
• Key stakeholders to identify and act on any knowledge gaps or staging issues required for
delivery of best practice stormwater management during construction.
Sustainable water
Page 60

Armstrong Creek Town Centre

Transcription

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