Presentation to
the Energy
Efficiency Forum
14 LOOP STREET
Greening & Grooming
a 1904 old lady
9 March 2010
Introduction
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How green is green?
The imposter
Open up debate
“Developer Think”
The building
What we got right
What we missed
Lessons learnt
Discussion
How Green is Green?
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Watched overseas trends (esp. Australia)
Test the waters
Southern aspect lent itself to an energy efficient building
Hearsay said “10% more building costs for a green building”
What cost would the tenants bear in terms of additional rentals?
Marketing benefits
Use of consultants
Own research
DWAF “Working for Water” signed
as a tenant
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Dr Guy Preston
National Programme Leader
Committed to their cause
New insights for us
Some retrofitting
The Building
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Warehouse. Attacked at various stages by it’s owners
Heritage building
2,300m2
offices/retail
280m2
roof garden
11
basement parking bays
Excellent location in financial heart
of the CBD
High visibility
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Acquisition
Interesting mix of tenants
Gutted
Extensively renovated for multi-tenanting
Lease to Dept Water Affairs & Forestry
Occupation
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1904
April 2009
August 2009
October 2009
1 December 2009.
What we got right
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Our intention
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Windows
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double glazed
Tinted
Opening (both ways for easy cleaning)
Toilets
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Waterless urinals
Dual flush toilets
Partitioning
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Open plan
Partitioning not full height (70%)
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1.5m
1.8m
Improves air-con efficiency
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Installation Cost
Energy usage
Hot/cold spots
No problems to date!
Electricity savings
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Efficient air-con 30%
Less lighting requirement
Savings on building costs
& material usage
Rain Water reticulation
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Large roof area. Only penthouse roof used at this stage
Reticulate & stored for grey water usage
Material Uasge
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Reconstituted materials
Renewable resources (bamboo)
Recyclable materials (aluminium)
Retain existing fittings where possible
Ceiling tiles!
Mechanical & Electrical
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Air-conditioning
Ducted VRV per floor
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More expensive than console units R780/m2
Power saving 30% over console units
Open plan saved 30% power consumption
Environmentally friendly gas R410
Infinite control (not stepped)
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Timer
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Electrical
Low energy fittings
What we missed / lessons learnt
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T5 vs T8 fluorescent lighting (5 x more expensive to retrofit)
Solar panels
Photo voltaic cells (220m2 roof area)
Standard paint used
Data logger (DWAF may install)
Individual light switches – much debate
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Lessons
An evolving science
Seek advice
Tenant needs to come along
Discussion