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sbe SUSTAINABLE BUILT ENVIRONMENTS

Sustainable Management Plan (BESS)

Mixed Use Development

Piedimontes, 27-49a Best Street, North Fitzroy

28th July 2017

Submitted to:

PTA

CONTENTS

Executive Summary 3

1. Introduction 4

2. Management 8

3. Water 9

4. Energy Efficiency 10

5. Stormwater 11

6. Indoor Environment Quality 12

7. Transport 13

8. Waste 14

9. Urban Ecology 15

10. Innovation 16

Appendix 1 — BESS Report 17

Appendix 2 — Residential Ratings 18

Appendix 3 — Supermarket Modelling Outputs 19

Appendix 4 — Clause 58 Apartment Guidelines Response 20

Appendix 5 — WSUD MUSIC Model 21

Quality Assurance

Document: Sustainable Management Plan — BESS Assessment

Date: 2e" July 2017

Prepared by: Sean McArdle

Rev. Date Details Authorised

0 7th October 2016 SMP • BESS Assessment Sean McArdle

1 19th October 2016 Add motorbike parks and electric car charging Sean McArdle

2 25th May 2017 Add top storey RP

3 28th July 2017 Adjust apartment numbers RP

Sustainable Built Environments Pty Ltd

The information contained in this document is produced by Sustainable Built Environments solely for the use of the Client. Sustainable

Built Environments undertakes no duty to or accepts any responsibility to any third party who may rely on this document. All rights

reserved. No section or element of this document may be removed, reproduced, electronically stored or transmitted in any form without the written permission of Sustainable Built Environments.

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EXECUTIVE SUMMARY

The aim of this Sustainable Design Assessment report is to assess the ESD initiatives in the proposal and to convey to Council how ESD issues are being addressed. SBE has used the BESS tool as the basis for our assessment.

The projects BESS results are summarised in the table below. An overall BESS score of 54% is achieved. The assessment demonstrates how the project incorporates ESD principles for all the development.

Best Street Fitzrc::,- North 306S Fitzroy North Prolect number

Site area. 3623 gr' • Building Floor Area 12598 m' •

Date of Aasessment. 28 Jut 2017 • Version V3, 1.5.0-B149 •

Applicant: sean.mcardleasbe.com.au

4547 Draft

http://boss.net.au/prop3cts/4547

Category SccrePass

2 % Mar lagernerd6I)

4 % Water 50 % ✓

1/ % Energy 62 % ✓

100 13 % Storewater

9 % 1E0 59 % ../

3 % Transrxxt 36 %

1 % Waste 33 %

Urban 1% 24 %

Ecology

0 % Innovataxi 0 %

Your BESS score is

+54% 111111

0% 10% 20% aor, 40% 50% W% 10% 40% Y0%

50% + 70% +

Best Practice Excellence

% of toter

Figure 1 Extract from BESS assessment.

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1. INTRODUCTION

This Sustainable Design Assessment (SDA) provides an overview of the sustainable design initiatives and predicted

environmental performance of the proposed development.

1.1 The project

Our understanding of the project is based on the Town Planning Drawings by PTA Revision 2.

The project consists of:

• Basement carparking (2 levels) including motorbike parks and an electric car charging point.

• Supermarket (2 levels) 5473m2

• 90 Apartments above

• A large outdoor communal spaces incorporating significant panting (green roof).

1.2 City of Yarra Requirements

The following clauses are enshrined in the Yarra Planning Scheme and so must be addressed in this report:

1.2.1. Clause 22.16 Stormwater Management (WSUD)

An application must be accompanied by a Water Sensitive Urban Design Response including, as appropriate:

Requirement Detail Required

A site layout plan showing the location of proposed stormwater treatment measures.

Show location, area draining to a treatment measure, and the connection points, of any:

1. Harvesting and Reuse Measures: such as raingarden tanks (must identify what the tank is connected to; toilets, gardens etc).

2. Water Quality Treatment Measures: such as raingardens, wetlands, buffers and swales.

3. Infiltration Measures: such as porous paving and infiltration trenches/sumps.

4. Passive Irrigation Measures: such as directing runoff into gardens.

A report outlining how the application achieves the objectives of this policy.

A report including an assessment from an industry accepted performance measurement tool such as STORM or MUSIC (or equivalent).

1.2.2. Clause 22.17 Environmentally Sustainable Development

An SMP is required for all larger developments, comprising of 10 or more residential dwellings or more than 1000m2 of non-residential Gross Floor Area (GFA). A Sustainability Management Plan should:

• provide a detailed assessment of the development. It may use relevant tools from the examples listed in the table or an alternative assessment approach to the satisfaction of the responsible authority; and

• identify achievable environmental performance outcomes having regard to the objectives of this policy (as

appropriate); and • demonstrate that the building has the design potential to achieve the relevant environmental performance

outcomes, having regard to the site's opportunities and constraints; and

• document the means by which the performance outcomes can be achieved.

Various assessment tools have been listed in Table 1 which may be used to assess how the proposed development

addresses the objectives of this policy, as appropriate.

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Table 1 — ESD Application Requirements

Type of Development

Application requirements

Example tools

Accommodation/Mixed Use with residential component of:

BESS

STORM

2- 9 dwellings; or

Development of a building for accommodation other than dwellings with a gross floor area between 100m2 and 1000m2.

Sustainable Design Assessment (SDA)

BESS

Green Star

MUSIC

STORM

1.2.3. Clause 58 Apartment Guidelines

Clause 58 (parts 1-7) is assumed to this project apply as:

• The apartment development is five or more storeys, excluding a basement, and is in the General Residential Zone, Residential Growth Zone, Mixed Use Zone or Township Zone.

Some of parts 1-7 referred to above have ESD requirements, others not.

58.01 Urban Context Report and Design Response. No ESD requirement.

58.02 Urban Context. No ESD requirement.

58.03 Site Layout.

58.03-1 Energy efficiency objectives

To achieve and protect energy efficient dwellings and buildings.

Standard D6

Buildings should be:

• Oriented to make appropriate use of solar energy. • Sited and designed to ensure that the energy efficiency of existing dwellings on adjoining lots

is not unreasonably reduced. • Living areas and private open space should be located on the north side of the development,

if practicable. • Developments should be designed so that solar access to north-facing windows is optimised. • Dwellings located in a climate zone identified in Table B4 below should not exceed the

maximum • NatHERS annual cooling load specified. - NatHERS maximum cooling load for Climate zone

21 Melbourne = 30 MJ/M2 per annum.

58.03-2-7. No ESD requirement.

58.03-8 Integrated water and stormwater management objectives

To encourage the use of alternative water sources such as rainwater, stormwater and recycled water.

Buildings should be connected to a non-potable dual pipe reticulated water supply, where available from the water authority.

Standard D13

The stormwater management system should be:

• Designed to meet the current best practice performance objectives for stormwater quality as contained in the Urban Stormwater — Best Practice Environmental Management Guidelines (Victorian Stormwater Committee 1999) as amended.

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Development of 10 or more dwellings.

Development of a building for accommodation other than dwellings with a

gross floor area of more than 1000m2.

Sustainability Management Plan (SMP)

sbe

Designed to maximise infiltration of stormwater, water and drainage of residual flows into

permeable surfaces, tree pits and treatment areas.

58.04 Amenity Impacts. No ESD requirement.

58.05 On-site Amenity and Facilities. No ESD requirement.

58.06 Detailed Design. No ESD requirement

58.07 Internal Amenity.

58.07-02 Room depth objective

To allow adequate daylight into single aspect habitable rooms.

Standard D25

Single aspect habitable rooms should not exceed a room depth of 2.5 times the ceiling height.

The depth of a single aspect, open plan, habitable room may be increased to 9 metres if all the following requirements are met:

The room combines the living area, dining area and kitchen.

The kitchen is located furthest from the window.

The ceiling height is at least 2.7 metres measured from finished floor level to finished ceiling level. This excludes where services are provided above the kitchen.

The room depth should be measured from the external surface of the habitable room window to the rear wall of the room.

58.07- 3 Windows objective

To allow adequate daylight into new habitable room windows.

Standard D26

Habitable rooms should have a window in an external wall of the building.

A window may provide daylight to a bedroom from a smaller secondary area within the bedroom where the window is clear to the sky.

The secondary area should be:

A minimum width of 1.2 metres.

A maximum depth of 1.5 times the width, measured from the external surface of the window.

58.07-4 Natural ventilation objectives

To encourage natural ventilation of dwellings.

To allow occupants to effectively manage natural ventilation of dwellings.

Standard D27

The design and layout of dwellings should maximise openable windows, doors or other ventilation devices in external walls of the building, where appropriate.

At least 40 per cent of dwellings should provide effective cross ventilation that has:

A maximum breeze path through the dwelling of 18 metres.

A minimum breeze path through the dwelling of 5 metres.

Ventilation openings with approximately the same area.

The breeze path is measured between the ventilation openings on different orientations of the dwelling.

1.3 SBE Response

The following tools have been used to benchmark the sustainable initiatives included in the proposal:

• Built Environment Sustainability Scorecard (BESS) tool.

• First Rate 5 for Energy Ratings of a sample set of Dwellings

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•

•

•

• IES VE software for Energy modelling of Supermarket.

• STORM Assessment to address the Stormwater Management (Water Sensitive Urban Design) Policy.

This report shall address all of the above in the following pages. Responses to the new Clause 58 Requirements, where they relate to ESD, are contained in a separate Appendix.

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2. MANAGEMENT

Best practice for building management means that sustainability is integrated from concept design through the construction process. Good decisions made early will always deliver the maximum benefit for the lowest cost. Best practice building management also means giving future occupants the information they need to be able to run their

buildings in the most efficient way.

The following initiatives have been targeted:

• NAtHERS ratings have been undertaken on a representative sample of the apartments (refer to Appendix 2). BESS calculated an average area weighted NatHERS rating of 7.6 stars (refer to Energy section of the BESS

tool). • Preliminary modelling suggests the Supermarket can target a 44% reduction in greenhouse gas emissions

• Dwellings will be metered for electricity and water • Supermarket will be separately metered • A Building User's Handover Guide will be developed and issued to the occupants of the townhouses and a

Green Fitout Guide for the Supermarket.

Management 60% - contributing 2% to overall score

Credit Disabled Scoped out Score

Management 2.2 Thermal Performance Modelling - Multi-Dwelling Residential 100 %

Management 2.4 Thermal Performance Modelling - Non-Residential 100 %

Management 3.1 Metering 100 %



Management 4.1 Building Users Guide 100 %

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3. WATER

The average Melbourne household of four people uses approximately 240,000 litres of drinking water each year. Best practice water efficiency means using fixtures and appliances with a high WELS rating and substituting precious drinking water with alternative water sources (such as greywater and rainwater) for uses such as toilet flushing and garden irrigation, where appropriate.


• 3 Star WELS rated (>6.0 but <=7.5 L/min) showerheads, 5 Star WELS rated kitchen and bathroom taps, 4 Star WELS rated WC, no baths, throughout and no urinals specified except for facilities in the Supermarket. BESS calculates a 2% reduction in potable water demand due to efficient fixture and fitting selections.

• A centralised 30,000L rainwater tank will collect water from the clean roof and will be connected to all the toilets in each apartment for flushing. BESS calculates a 100% score for Rainwater collection & reuse.

• All planting will be low water demand (with drip irrigation timers and rain sensors) • No water based cooling towers will be specified.

Water 50% - contributin 4% to overall score Credit Disabled Sopped out Score

Water 2.1 Rainwater Collection & Reuse (Additional Uses) 100 %

Water 3.1 Water Efficient Landscaping 100 %

Water 4.1 Building Systems Water Use Reduction 100 %

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4. ENERGY EFFICIENCY

Up to 40 per cent of the world's energy resources are used in buildings. Good building design decreases power consumption, saves money and reduces the effects of climate change. On the other hand, poor building design is uneconomical and contributes to greenhouse gas emissions.

Best practice design for energy efficiency means designing buildings that need minimal heating and cooling because they are well insulated, have appropriate summer shading, have good orientation to take advantage of the sun for heating, and have high efficiency fittings and appliances On-site renewable energy generation is also encouraged to

supplement or meet energy needs.

In the energy category, BESS awards points for passive design and energy efficient services and appliances that deliver energy savings above a benchmark building. The benchmark building is based on minimum standards with the Building

Code of Australia.


• NAtHERS ratings have been undertaken on a representative sample of the apartments. BESS calculated an average area weighted NatHERS rating of 7.8 stars. (Refer to Appendix 2 for energy rating reports). A 78%

greenhouse gas reduction target.

• Domestic hot water for the residences will be provided from a centralised seven star (equivalent) gas hot water

boiler with a 20% solar contribution. • HVAC units for the dwellings (heating and cooling) will be 5 star reverse cycle.

• Supermarket will target a 44% greenhouse gas reduction (See appendix for modelling outputs), using improved building fabric and lighting as well as HVAC equipment with higher COPs.

• The maximum illumination power density (W/m2) in the residences will be at least 20% lower than required by Table J6.2a of the NCC 2016 BCA Volume 1 Section J (Class 2 to 9). This will be achieved with a combination of efficient luminaire selection (LEDs), timer and occupancy sensors and daylight sensing/dimming where

appropriate. • The maximum illumination power density (W/m2) in the supermarket will be at least 20% lower than required by

Table J6.2a of the NCC 2016 BCA Volume 1 Section J (Class 2 to 9). Clause to be contained in Green Lease

and/or Green Fitout Guide • External lighting: Controlled by motion detectors.

• No Clothes Dryers specified, retractable clothes lines located internally.

• Carpark ventilation controlled by CO sensors linked to VSD fans.

Enerav 62% - contributing 17% to overall score


Energy 1.1 Thermal Performance Rating - Non-Residential 24 %

Energy 1.2 Thermal Performance Rating - Residential 66 %

Energy 2.1 Greenhouse Gas Emissions 100 %

Energy 2.3 Electricity Consumption 100 %

Energy 2.4 Gas Consumption 56 %

Energy 3.1 Carpark Ventilation 100 %

Energy 3.2 Hot Water 56 %

Energy 3.4 Clothes Drying 100 %

Energy 3.6 Internal Lighting - Residential Multiple Dwellings 100 %

Energy 3.7 Internal Lighting - Non-Residential 100 %

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ewe Treatment Train Effectiveness Receiving Node

Score

100%

Scoped out Disabled Credit

Stormwater 1.1 Stormwater Treatment MUSIC Modelled

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Sources Residual Load R/0 Reduction

Flow (ML/yr) 2.01 1.39 30.7

Total Suspended Soids (kg/yr) 281 55.1 80.4

Total Phosphorus (kg/yr) 0.637 0.349 45.2

Total Nitrogen (kg/yr) 5.25 2.3 56.1

Gross Pollutants (kg/yr) 72.1 2.12 97.1

5. STORMWATER

Melbourne's continued urbanisation and expansion has resulted in a dramatic increase in areas of hard and impervious surfaces, such as buildings, roads and car parks. Designing buildings to reduce stormwater runoff improves the quality of our waterways. Best practice stormwater management means incorporating water sensitive urban design strategies such as rainwater tanks, raingardens, porous paving and landscaping to reduce the volume of run-off and the pollutant load on local waterways.


• A centralised 30,000L rainwater tank will collect water from the clean roof (911m2) and will be connected to all the toilets in each apartment for flushing. Remaining stormwater will be treated by a proprietary system (SPEL Hydrosystem or similar) - See Appendix for MUSIC Model.

Stormwater 100% - contributing 13% to overall score

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6. INDOOR ENVIRONMENT QUALITY

Autralians spend on average 90 percent of their time indoors, therefore the quality of the indoor environment is vital to our health and wellbeing. Building design and material choices impact on indoor environment quality and should be considered during the early design stages. Best practice design for Indoor Environment Quality means that building occupants can enjoy a comfortable space with good air quality, adequate daylight and ventilation. Indoor environment quality is affected by building orientation and layout, window sizes and specification, shading devices products used for construction and fit-out and neighbouring structures. Design for IEQ will also deliver other benefits such as reduced energy use for heating, cooling and lighting.


• All Apartments achieve the Daylighting Deemed to Satisfy Criteria (see below) and therefore score automatic full points in credits 1.1, 1.2. 1.3.

• All bedrooms have external windows.

IEQ 59% - contributin 9% to overall score Credit Disabled Scoped out Score

IEQ 1.1 Daylight Access - Living Areas 100 %

IEQ 1.2 Daylight Access - Bedrooms 100 %

IEQ 1.3 Winter Sunlight 100 %

IEQ 1.5 Daylight Access - Minimal Internal Bedrooms 100 %

IEQ 2.1 Effective Natural Ventilation 0 %

Daylighting DTS Compliance Notes

• Use the BESS Deem to Satisfy (DtS) method for IEQ? Yes • Are all living areas and bedrooms less than 8m deep (5m if south facing)? Yes • Do all living areas and bedrooms have a floor-to-ceiling height of at least 2.7m? Yes • Does all glazing to living areas achieve at least 60% Visible Light Transmittance (VLT)? Yes • Do all living areas have an external facing window (not into a courtyard, light well or other major obstruction)?

Yes • Does the building(s) comply with the requirements of the building separation tables? Yes

Natural Ventilation note:

24 dwellings have dual aspect and/or cross flow 24/90=26%. The remaining dwellings have single aspects and must rely on single sided ventilation. However, they all have the opportunity to open their front doors to the corridors. There are openable components at the ends of each corridor, which will enable occupants to boost the flow of air through their apartments.

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7. TRANSPORT

In Australia, cars account for approximately 50 percent of our total transport greenhouse gas emissions. The other half includes emissions from trucks, buses, aviation, railways and shipping. In addition to contributing to global warming, car exhaust contains toxic pollutants that are dangerous to our health. As the population of cities increases so does traffic congestion, further multiplying the amount of exhaust pollutants and greenhouse gas emissions in our air. Best practice design for transport means creating buildings that encourage walking, cycling, public transport, car sharing, and the use of lower emissions vehicles.


• 1 Secure bicycle space is provided for each resident. (90 of) • 18 Secure bicycle spaces are provided for visitors on the ground floor. • Bike parking provisions for the Supermarket Staff and customers are provided at 50% over the minimum

planning scheme requirements. • Motorbike parking provided for Greater than 5% number of carparks (10 of) • An electric car charging point for the residents

Transport 63% - contributin 5% to overall score Credit Disabled Scoped out Score

Transport 1.1 Bicycle Parking - Residential 100 %

Transport 1.2 Bicycle Parking - Residential Visitor 100 %

Transport 1.3 Bicycle Parking - Convenience Residential 0 %

Transport 1.4 Bicycle Parking - Non-Residential 100 %

Transport 2.1 Electric Vehicle Infrastructure 100 %

Transport 2.3 Motorbikes / Mopeds 100 %

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8. WASTE

Up to 40 per cent of the waste going to Australia's landfills is related to the construction and demolition of buildings. Simple design decisions can influence the amount of construction waste being produced and operational waste streams being separated. Even more waste is produced during the occupancy phase of buildings. Poor waste practices and

treatment of the environment in the past have not only lead to a degradation of our water, air and land resources but also represent a big financial burden to current and future generations. Best practice design for waste means re-using materials during construction where possible, and making sure future building occupants have opportunities to easily re-

use and recycle their waste.


• Recycling facilities will be as convenient as normal waste collection facilities.

Waste 33% - contributinu 1% to overall score


Waste 2.2 - Operational Waste - Convenience of Recycling 100 %

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9. URBAN ECOLOGY

In highly urbanised environments, it is important to maintain and enhance the health of our urban ecosystems, not only for local flora and fauna but also for ourselves. There is much we can do in our metropolitan areas to overcome the loss of natural processes and improve liveability for people, flora and fauna. One of the easiest actions involves decreasing the areas of hard or impervious surfaces and at the same time increasing vegetation and landscaping. Research indicates that landscaping in metropolitan environments can reduce air conditioning costs by up to 50%, just by providing shading. What's more, green spaces in cities have been closely linked with improved physical, social and mental well-being.


• Over 400m2 of roof top communal spaces has been provided for the residents. • Part of the roof top communal area will be green roof/garden (non-trafficable) • Each balcony/terrace will have access to a tap for watering

Urban Ecology 24% - contributing 1% to overall score Credit Disabled Scoped out Score

Urban Ecology 1.1 Communal Spaces 56 %

Urban Ecology 2.2 Green Roofs 100 %

Urban Ecology 2.4 Private Open Space - Balcony / Courtyard Ecology 100 %

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10. INNOVATION

The objective of the Innovation section is to encourage design features and technologies that are not recognised

elsewhere within BESS because they are new to Victoria, or because they go well beyond the best practice standard in

BESS.

The following initiatives have been targeted. These clauses will be added to the Architectural Specification:

• Interior finishes and products will be specified to minimise the levels of VOCs present in the building as follows:

Paints — specify low VOC emitting products 1

interior gloss < 75 g/L TVOC,

interior semi-gloss, interior low sheen, interiors flat washable < 16 g/L TVOC

ceilings interior flat <14 g/L TVOC

trim (gloss, semi-gloss, satin, varnishes, woodstains) < 75 g/L TVOC

timber and binding primers < 60 g/L TVOC with latex primers < 60 g/L TVOC

interior latex under costs and sealers < 65 g/L TVOC

one and two-pack floor coatings < 140 g/L TVOC

other solvent based coatings < 200 g/L TVOC

Internal wall, ceiling and floor coverings - specify low VOC emitting products

carpets to have total VOC limit of 0.5 mg/m2/hour

carpets to have 4-PC of 0.05 mg/m2/hour

other flooring products and wall / ceiling finishes to have TVOC (3 days) of 5 mg/m2/hour and TVOC (28 days) 0.5 mg/m2/hour

Adhesives and sealants — ensure all have a maximum VOC content of 5%.

Two innovation points are claimable at the discretion of the assessing officer at the Council.

From Green Star Multi Residential vt 2009 tool: IEQ-8 Volatile Organic Compounds tables 8.1 and 8.3

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APPENDIX 1 - BESS REPORT

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BESS - Piedimonte Page 1 of 26

BESS Report casbe 4.13:tr' :P: bens M A !!' V

This BESS report outlines the sustainable design commitments of the proposed development at Best Street Fitzroy North VIC 3068. The BESS report and accompanying documents and evidence are submitted in response to the requirement for a Sustainable Design Assessment or Sustainability Management Plan at Yarra City Council.

Note that where a Sustainability Management Plan is required, the BESS report must be accompanied by a report that further demonstrates the development's potential to achieve the relevant environmental performance outcomes and documents the means by which the performance outcomes can be achieved.

Best Street, Fitzroy North 3068 Fitzroy North Project number

Site area: 3623 m2 • Building Floor Area: 12598 m2 •

Date of Assessment: 28 Jul 2017 • Version: V3, 1.5.0-B149 •

Applicant: [email protected]

4547 Draft

http://bess.net.au/projects/4547

Your BESS score is

+ 54%

0% 10% 20% 30% 40% 50% 60% 70% 80% 90%

50% + 70% +

Best Practice Excellence

% of Total Category ScorePass

2 % Management60 %

4 % Water 50 %

17 % Energy 62 %

13 % Stormwater 100

9 % IEQ 59 %

3 % Transport 36 %

1 % Waste 33 % 100%

1 % Urban

24 % Ecology

0 % Innovation 0 %

http://bess.net.au/projects/4547/report-print 28/07/2017

MI Apartment IN Shop


Building Composition Dwellings Type

Apartment

Apartment

Apartment

Apartment

Apartment

Apartment

Apartment

Apartment

NameQuantityArea

East 144

facing 9 m2 upper

north 84

facing 7 m2 upper

south 70

facing 4 rn2 upper

west 70

facing 4 m2 upper

lower 70 19

east m2

lower 70 14

south m2

lower 70 12

west m2

lower 70 21

north m2

Non-Residential Spaces

Shop 5,534 m2

How did this Development Perform in each Environmental Category?



Maximum Available in Your Building

How does each Dwelling or Non-Residential Space type perform?

100%

75%

50%

25%

0 Apartment Shop

Sustainable design commitments by category The sustainable design commitments for this project are listed below. These are to be incorporated into the design

documentation and subsequently implemented.

Management

60% - contributing 2% to overall score


Management 2.2 Thermal Performance Modelling - Multi-Dwelling Residential 100 %

Management 2.4 Thermal Performance Modelling - Non-Residential 100 %




Management 4.1 Building Users Guide 100 %

Management 2.2 Thermal Performance Modelling - Multi-Dwelling Residential 100%

Score Contribution This credit contributes 14% towards this section's score.


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