a-corso nl-mbrc-ipwea project awards nomination

Excellence Award Nomination Projects 2015

Moreton Bay Regional Council Design and/or Construction of a local government/public works project

� Projects over $10 million � Projects $5 million to $10 million � Projects $1 million to $5 million � Projects under $1 million � Innovation and/or Introduction of New and/or Improved Techniques � Road Safety

CORSO NORTH LAKES - 10 The Corso, North Lakes, Queensland.

Name of Person making nomination: Ray Pini, Senior Project Architect - PDT Architects, on behalf of MBRC. C/- Alan Sheridan – Executive Director – Chief Executive Office, Moreton Bay Regional Council

Name of Council/Organisation: Moreton Bay Regional Council c/- Alan Sheridan Address: PO Box 159 Caboolture, QLD 4510 Telephone: MBRC - (07) 3480 6230 or PDT Architects - (07) 3232 1300 Email: [email protected], or [email protected] Endorsement by the Senior Divisional Manager/CEO: Alan Sheridan, Executive Director – Chief Executive Office, Moreton Bay Regional Council …………………………………………………..


How did you hear about the Excellence Awards? Carlie Sargent - RPEQ Coordinator c/- Alan Sheridan, Executive Director – MBRC

Names of participants responsible for project:

1. Client – MBRC Alan Sheridan, Executive Director – Chief Executive Office, Moreton Bay Regional Council

Keith Laurie, Coordinator Special Projects - Moreton Bay Regional Council

2. Project Manager - Ridgemill Project Management Martin Cooper & Ian Feek

3. PDT Architects

Tony Farmer, Ray Pini, Anya Meng, Leanne Goodwin, Natasha Prasek Nathan Clausen - Landscape Architect

4. Builder - Broad Constructions John Ponturo, Joel Ferrier, Craig MacNair & Jeremy Turnbull

5. Green Star - Ecolateral Green Star Consultant John Moynihan & Eliza Morawska

6. Structural & Civil - Bornhorst & Ward Michael Kumala – Structural Engineer, & Robert Gray – Civil Engineer

7. Electrical & Mechanical – Medland Metropolis Malcolm Rae & John Peacock – Mechanical, & Dinusha Ediriinghe – Electrical Engineer

8. Vertical Transport - Vetrans John Bennetts - Vertical Transport Engineer

9. Fire Services - OMNII Paul Futter & Jack Partridge - Fire Engineers

10. Hydraulic Services - Russell Jones Hydraulic Services Russell Jones - Hydraulic Engineer

11. Building Certifier - Bartley Burns

Ken Burns - Building Certifier

12. Access - Architecture & Access

Patricia Flores - Access Consultant

13. Acoustics - Ask Consulting Engineers

Stephen Lyons – Acoustic Engineer

14. Town Planning - ERM Town Planning

Antonio Tiolo

15. Traffic Planning – TTM

16. Cultural Heritage - Traditional Owners Cultural heritage

Dr Eve Fesl OAM, CM, PhD

17. Community Consultation Three Plus & MBRC representatives.

Peter Kelly (Three Plus)

18. Public Art - Brecknock Consulting

Adey Brecknock & Beth Jackson Sculpture “Transmission” by Studio Chris Fox

Sculpture “Yurri Gurri” by Artventure

Poem by A.Professor DR Eve Fesl OAM, CM, PhD

19. Quantity Surveyor - DCWC

Nell Shoeman

DESCRIPTION (Executive Summary)

Corso North Lakes is Moreton Bay Regional Council’s $45 million community and commercial complex located at 10 The Corso, North Lakes, and provides an all-inclusive regional destination to socialise, study, learn, perform and relax. The Corso opened in September 2014, showcases a modern library and community centre, and three levels of commercial office space, undercover car parking, and landscaped public plaza for outdoor community activities with master plan links to the town centre precinct, bus station, and “The Space” an integrated multi-purpose facility for young people operated by the YMCA . In October 2012, The Corso at North Lakes funded by Moreton Bay Regional Council and the Australian Government, became the first local government public building project to achieve a 5 Star Green Star – Public Building PILOT Design rating.


. SYNOPSIS

The Corso North Lakes features: • 2000 m2 open plan destination library to socialise, study and relax, • 1000 m2 community centre for corporate, community and social events, • 4000 m2 over three levels of commercial office space for lease, • Youth facility for music, dance, drama, life skills, recreation and social interaction, • Parking for standard and fuel efficient vehicles, End of trip for cyclists

DURATION OF PROJECT Design Commenced January 2011 Building Completed in September 2014

PLANNING (5%)

How was the project developed?

MBRC engaged Ridgemill Project Management and PDT Architects to develop a master plan and design brief for a new library, youth centre and offices to cater for North Lake’s rapid growth. JLL informed the master plan in terms of site development opportunities, and the design team engaged in stakeholder discussions to establish design and sustainable outcomes. Define the project outcomes

Project outcomes include a regional public library with a diverse range of activities and services, and community centre with meeting rooms and public plaza spaces. “The Space” provides a safe and welcoming place for young people to share a sense of ownership and to pursue freedom of expression via indoor and outdoor activities.


How did you engage the community? (Stakeholder engagement)

MBRC engaged Three Plus to help create a strong understanding of what services and facilities might be included in the final design. The aim was to ensure the community had the opportunity to contribute to the process and enthusiastically support the outcome. A Council website for continuing on-line availability of information and further feedback promoted the openness and transparency of the project. Meetings were also held with the traditional owner’s representative.

Was the project successful in achieving outcomes?

“Yurri Gurri - Come this Way” and “Growth” were key design themes that influenced the master planning, architecture and landscape design for the Corso North Lakes project, and were derived from the consultation process. These unique design outcomes with truly local context and meaning, helped to inform the building architecture, interiors, landscape and public art. Value added outcomes were achieved through community stakeholder’s consultation, and cultural heritage meetings.

INNOVATION (20%) Does the project demonstrate excellence and/or innovation in its approach?

Architectural, Interior and Landscape designs incorporates a common overarching ‘growth’ design theme that embodies the long history of farming in the area (dating back to the traditional landowners) and the ever-evolving North Lakes and Mango Hill locale. Selection of materials, finishes and architectural forms reflect this theme, with clear glazing allowing for maximum natural views to the landscape areas, and natural light to the people occupied spaces. Green Star provisions include:

• Green star certification and durability of finishes to ensure a healthy safe environment.

• High quality building management systems and smart metering of services

• Operable window system for “mixed mode” natural and mechanical ventilation,

• External Windows enhance and maximize natural lighting and direct views.

• Energy efficient mechanical and electrical services systems, to reduce energy consumption, and improve life cycle efficiency

• Chilled beam air conditioning in Commercial Offices and library back of house areas.

• Rainwater collection water tanks for toilet flushing and landscape irrigation

• Gas powered hot water provisions uses existing natural gas infrastructure

• Solar power generation via roof solar panels to reduce the power consumption.

• Main Lifts incorporate kinetic energy system to conserve and reuse energy for lift. • Fuel efficient transport - small car spaces, motorcycle spaces 30 % of the carpark • End of Trip cycle facility for 60 bikes with change room facilities


• 40 external bike positions for visitors at entries to Corso and the Space. • Refuse and recycling bins management system

How was it implemented?

The Moreton Bay Regional Council, as building owner and operator of the Corso, North Lakes, have an invested interest in, and ongoing commitment to Building Performance. MBRC will implement and or / maintain the following building performance initiations: Energy monitoring Water monitoring Responsible cleaning Responsible procurement of office consumables within the council run facilities The Building Management and Control System (BMCS) will link to a sophisticated electronic metering system which will monitor all energy and water sub-meters throughout the building and will control all building services. The BMCS monitors building performance and is programmed to respond to events (e.g. raise alarms), and collect all data received from the various systems to be accessed via a central SQL database. A dedicated building facility manager monitors the site regularly, both on site and remotely. MBRC will actively encourage future Office Tenants leasing office space within The Corso to act and operate their business sustainably through education and support information.

What opportunities were explored or incorporated within the design process?

The master plan explored and incorporated opportunities for linkages to the adjacent North Lakes bus station, Westfield Shopping Centre, nearby retirement resort, and future site. “L-Shape” theme was adopted for major columns in Library and walkways to represent “growth”. External colours, finishes and materials were related to natural theme finishes and textures. Covered walkways provides covered access to all new facilities with lifts , stairs and terraces providing vertical equitable access across the various levels of the site. An elevated link with external lift caters for equitable access between the Corso building and “The Space” youth facility.

Green roofs are incorporated to maximize opportunities for green space, and to disguise fire services and substation, and enhances landscape on the western elevated walkway roof areas. “Transmission” sculpture and “Yurri Gurri” public art sculptures further enhance the public realm and plaza entrances, and create a unique sense of place.

An elevated seating terrace overlooks the Young people’s space for outdoor social, cultural and sporting events, with skate friendly terrain, and half-court basketball provisions. Raised and level turf and hardstand areas on the main plaza provide spaces for relaxation, social and cultural interaction events, with a shaded playground and deck area for possible future café kiosk. Drought tolerant landscaping blends seamlessly with the built form of the buildings, with sunken gardens fronting the library, and planting incorporated to all building elevations.


How did you share information with the team/community/stakeholders throughout the project?

Ridgemill Project Management managed and controlled the project on behalf of the client – MBRC, controlled and issued PCG meeting minutes. The Master plan phase involved town planning and strategic development in discussion with JLL, and general stakeholders. Three Plus Consultants managed the public consultation phase, and issued relevant reports following public presentations to the adjacent retirement resort and at the existing library, as part of the design brief development. The MBRC were responsible for the Council web site indicating the latest design provisions. Regular communication and feedback occurred via project meetings, formal and informal presentations of the master plan and design drawings, emails, and via the on-line web page. Green star design and approval process was conducted in review with Ecolateral, the client’s green star consultant prior to issue to the GBCA. Communication during the construction phase was undertaken via the Builder’s – Incite information transfer system.

PROCESS (10%)

What was the extent of consultation with stakeholders? Extensive stakeholder/user group and public consultation was arranged with local community groups at various milestones throughout the project, including with indigenous representatives, aged care residents and young people. Further consultation involved Site Research phase

Client, Project Manager, Architect involved in regular project control group (PCG) meetings. Research on site context, town plan requirements and adjacent linkages to inform design. Design Brief Consultation phase Stakeholder user group meetings with MBRC representatives from Library, Community Centre, Youth & Community Services, Parks, and Public Art to inform brief and design feedback. Discussion and design review with Traditional Owner Representative. Three Plus – public consultation with public stakeholders. Design Concept & development phase Presentation and reports at Schematic design and Developed design stages including Green Star staged submissions and DA Town Planning process, including resolution of car parking. The original North Lakes Developer- Stockland were also informed on the design.


Technical documentation phase Technical services coordination with MBRC & Electrical consultant, Energex, Structural & Civil engineers evaluation to determine most efficient design. Electrical & Lighting, Mechanical and Natural Ventilation, Vertical Transport, Hydraulic & Wet Fire service evaluation to achieve client and green star requirements. Other considerations included Acoustics, BCA and fire engineering, DDA & equitable access CPTED and risk assessment, to establish “value for money” compliant solutions. Construction & Procurement phase

Regular contractor meetings during construction with Project manager, and design team, including commissioning and post construction fine tuning meetings. Was the project imposed or acceptable to the community during its development?

Three Plus consultants advertised and conducted public meeting opportunities to review the design with the public, and design team offered feedback and comments. During the design development, the Council on-line Web Site was also available for public review and comment. Has the project provided a legacy of skills, knowledge or capabilities? Moreton Bay Regional Council is the third largest council in Australia with a strong growth outlook. The Corso will not only deliver long-term sustainable outcomes for the council and users of the building, it will also demonstrate the council’s ‘leadership by example’ to the development industry and wider community. A sense of place

The Corso means ‘social promenade’ or ‘main street’ and this strongly influenced the evolution of the design into a community facility accessible to all. The new building has enhanced the Town Centre and created a sense of place for a regional destination, in which residents can socialise, learn, relax and grow. All elements of the buildings, public art, and landscape have been designed and conceived in parallel to compliment the design themes of “Growth” and “Yurri Gurri - Come this Way”. A meeting place The Corso Library, Community centre, Commercial Offices, Young Peoples Space and public plaza spaces provide a common meeting place to live, work, learn, grow and have fun for the regional community of North Lakes.


COMMUNITY & ECONOMIC CONTRIBUTION (20%)

What are the benefits of the project, how extensive? Corso North Lakes provides residents with an easy to access regional destination to socialise, study, learn and relax. Its striking architectural features include a large glass entryway to the new library, modern structures and some of the latest design and energy efficient elements. It is one of Australia’s first Five Star Green Star rated public buildings with more than 550 rooftop solar panels that will generate power for much of the building’s daily needs. Cutting-edge technology regulates lighting, air-conditioning and promotes mixed mode natural ventilation to public areas of the building, and up to 200,000 litres of rainwater will be captured for the Corso’s bathrooms, gardens and grassed areas. Who benefits – Council, Community, Region?

Everyone benefits from the Corso regional library, community centre and young people’s space _ the Council benefits from operational cost and efficiencies with solar power, natural lighting and natural ventilation opportunities and water savings, and the community benefits from a healthy flexible facilities.

Can the benefits be measured?

Patronage of the library is up with the new Library facilities .The building performance is monitored 24/7 by a BMCS, and on site facility manager, and can assessed remotely. Generally, all systems are functioning efficiently. Green star provisions lower running costs and provides a sustainable future by reducing greenhouse emissions by 50 per cent when compared to a standard building.

SUSTAINABILITY (10%) What was the commitment to sustainable practices?

Working towards a Green Star rating has helped local governments to achieve better outcomes in a cost-effective way for the economy, the environment and the community. “As a local government, we recognise that we have a responsibility to lead the way in sustainability, innovation and best practice. For this reason, Green Star was considered from the project’s inception. We embraced the opportunity to demonstrate our commitment to sustainability and the success of the project has inspired council to engage in the process again, this time seeking an As Built rating for the same project,” Mayor Sutherland says. How did you promote environmental principles & best practice? The MBRC is a key player in maintaining and enhancing biodiversity through good urban planning, and this is reflected at the Corso North Lakes project as highlighted on the MBRC and


GBCA web sites. MBRC promotes green star environmental principles and best practice through use of learning resources such as AV.Monitors, posters, and access to PCs to educate public, visitors and staff on the benefits of a healthy green star rated building, and its related functional performance. In addition, the Corso’s architectural presence in the North Lakes town centre, and direct access to the NL Bus Station, and Westfield highlights its importance to the MBRC and region.

What types of rigor analysis & alternatives were used?

The adoption of the Green Star certification process was a rigorous process, to ensure best practice design and services systems were adopted. Materials, finishes, architectural elements, services systems were analysed and submitted to GBCA for assessment. The Corso project demonstrates the MBRC’s commitment to Sustainability. In October 2012, the project achieved a 5 star Green Star Public Building PILOT Design Rating, with As Built-Green Star rating process still underway. The robustness of the Green Star rating system makes it simpler for local governments to report on environmental improvements and demonstrate the ongoing accountability and cost-efficiencies of public building projects, plus savings generate over their operational lifespan can help local governments to lower costs.

Final Outcomes

“The additional cost of building to a Green Star standard is expected to be easily recouped through savings in running costs and the rental yield from the leasing of premium commercial office space to the private sector. Council anticipates the additional costs to be recouped within 10 years. “Not all of the benefits of The Corso’s Green Star design will be monetary; just as important are the health benefits for visitors and workers, who will enjoy a clean and green built environment,” says Mayor Sutherland.

ENVIRONMENTAL IMPACT & MANAGEMENT (10%)

How clear was the projects’ environment objectives and how did you involve community consultation in the process?

Moreton Bay Regional Council identified the need for a community consultation program to help create a strong understanding of what services and facilities might be included in the final design. Community Engagement specialist Three Plus was contracted to implement a community consultation program .The proposal was welcomed by those who attended the Open Day. Those who chose to provide feedback approve of the development and see a significant need for the

Corso at North Lakes. Some comments included consider access, connectivity, safety, and building orientation and access to natural ventilation and natural light.


Were there any consequences of actions? How did you analyse risks? Building designs were reviewed in response to community and user group consultation, and items recorded and reflected in final documentation pending client sign-off of any extra initiatives. The MBRC facility management and design team representatives also analysed the final design relative to environmental, operational, maintenance, 24/7 management and related risks, per meetings and as part of the green star process, and prior to tender – construction issue. On completion of the building, fine-tuning and 24/7 monitoring of the building is now on going. What were the environmental benefits? How did you reduce negative impacts? It is one of Australia’s first Five Star Green Star rated public buildings with more than 550 rooftop solar panels that will generate power for much of the building’s daily needs. Cutting-edge technology will regulate lighting, air-conditioning and promote natural ventilation throughout the building, and up to 200,000 litres of rainwater will be captured for the Corso’s bathrooms, gardens and grassed areas.

How did the learnings from this project impact your teams’ continual improvement and ongoing management? On completion of the building, fine-tuning and 24/7 monitoring of the building is now on going, to ensure most cost efficient operations for the Council, and for maximum comfort of building users.

PROJECT MANAGEMENT (20%) Program planning & control Ridgemill Project Management managed the North Lakes Civic Project for the MBRC, and were responsible the design sign-off of all project stages, and contract administration. As the master plan process progressed the original project budget and brief were later reassessed by the MBRC. Additional federal funding provided for the development of a Youth Centre on the neighbouring lot in addition to a new regional library facility, new community centre and 4,000m2 of commercial offices. Green Star Public Building Pilot - Design Rating and As-built rating did affect the budget. Financial planning & control The Council appointed an independent quantity surveyor – DCWC to undertake cost-planning services for the project, to review best value for money, advice and support during the design, documentation and construction phases of the project. Summary of Costs and Bill of Quantities assisted in budget assessment of the project, and to minimize client budget risks. Logistics planning & control Ridgemill Project Management were actively involved in all project phases to evaluate design, master planning, green star budget implications, and procurement issues, and adopt necessary controls. Regular meetings and program reviews were carried out to ensure performance and deadlines were maintained. Risk management; OH&S The Design team were responsible to consider workplace health and safety as part of the designer obligations. Maintenance and cleaning of building at heights, traffic safety of vehicles, site safety through review of CPTED, and landscape maintenance were reviewed, in addition to risks during construction and fit out phase. These issues were also reviewed with MBRC, FM representatives and Project Manager.

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