LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
contents
Please click on the links below to find out more about each topic
purpose of the guide
The purpose of this guide is to encourage
and to explain to local government in
Victoria, why and how to introduce practices
to improve the sustainability of buildings
constructed within their municipalities.
The guide also explains to building designers
and planning permit applicants what
considerations regarding sustainable building
design will be taken into account at the
planning permit application stage, and how
Council’s will consider this information when
a planning permit application is lodged.
It will also provide useful information to
other planning agencies when considering
issues regarding sustainable building design
at the planning permit application stage,
such as the Department of Planning and
Community Development, the Victorian Civil
and Administrative Tribunal, and Planning
Panels Victoria.
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why make buildings more sustainable?
2
how to make buildings more sustainable
3
role of local government
4
sustainability assessment tools explained
5
a planning or building matter
6
goal setting and targets
7
how to organise your municipality
8
sustainability assessment processes
9
‘SDA’, ‘SDA+’ and ‘SMP’ explained
10 state policy recommendation
contents
11 local policy recommendation
12 glossary
Document created by hansen partnership pty ltd and sbe
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
1 why make buildings more sustainable?
This section explains the reasons why it is important to strive to improve the sustainability of buildings
environmental impacts
of buildings
ultimate goal of
sustainable buildings
the future
what is ecologically sustainable development (ESD)?
Ecologically Sustainable Development is: ‘using, conserving and enhancing the community’s resources so that ecological processes, on which
life depends, are maintained, and the total quality of life, now and in the future, can be increased’
(as defined in Australia’s National Strategy for Ecologically Sustainable Development 1992)
The world’s population is presently using resources faster than the world’s environment can replenish them. This is particularly the case in industrialised
countries such as Australia, where most people live in relatively low density cities, in relatively large houses, travel long distance by cars powered by fossil
fuels, and use electricity generated by coal (brown coal in Victoria’s case).
One measure of sustainability is how much land (globally) is required for the world’s environment to replenish the resources used per person i.e. a persons
ecological footprint (www.epa.vic.gov.au/ecological footprint). Australia’s ecological footprint is about 7.8 hectares. This is about 2.8 times the average
global footprint of the world’s population (2.7 global hectares). It is well beyond what the earth’s environment can replenish on an annual basis, which is only
2.1 hectares. We cannot continue living the way we do without causing irreparable damage to the natural systems that sustain life.
There is overwhelming evidence that global warming and climate change will increasingly affect the way we live and the earth’s environment and climate in
the future. Governments and people around the world are urgently trying to reduce the impacts of our present lifestyles on the environment.
Local government in Victoria and the MAV is committed to improving the sustainability of the way we live. This toolkit focuses on one aspect of sustainability
– which is the sustainability of buildings. It provides all the information necessary for Council’s to improve the sustainability of buildings built within their municipalities.
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
1 why make buildings more sustainable?
what is ecologically
sustainable
development (ESD)?
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
environmental impacts
of buildings
ultimate goal of
sustainable buildings
the future
environmental impacts of buildings
Globally, buildings are responsible for approximately:
· 30% of the raw materials used · 42% of energy used
· 25% of water used
· 12% of land use
· 40% of atmospheric emissions · 20% of water effluents
· 25% of solid waste
· 13% of other releases
(Australian Federal Department of Industry Science and Tourism, Environmental & Economic Life Cycle Costs of Construction, No. Canberra: 1998)
Buildings account for approximately 22% of Australia’s greenhouse gas emissions.
(COAG, July 2009) www.environment.gov.au/sustainability/energyefficiency/buildings
There is great potential to make buildings more sustainable and more energy efficient.
Greenhouse gas emissions from the built environment will more than double by 2050 if we do not address energy use in buildings now.
Electricity use in some residential and commercial buildings can be cost effectively halved by 2030, and reduced by more than 70 per cent
by 2050, through energy efficiency measures.
Of waste going to landfill across Victoria, 34% is contributed by construction and demolition.
(EPA Victoria Waste Profile 1999)
ultimate goal of sustainable buildings
The ultimate environmental design aim for the built environment should be to create buildings and neighbourhoods that benefit the community, use no
energy, no water, produce no waste in operation or construction, and are made of materials that are derived from sustainable sources. Whilst this may be
difficult to achieve in practice, this aim should be the theoretical goal for sustainability opportunities that are considered in any project.
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
2 how to make buildings more sustainable
what is ecologically
sustainable
development (ESD)?
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
environmental impacts
of buildings
ultimate goal of
sustainable buildings
the future
the future
The eventual introduction of a carbon tax and mandatory disclosure of energy efficiency information for tenants and purchasers of commercial office
and government buildings, will increase the appeal of more energy efficient buildings. The introduction of similar requirements in other building sectors,
i.e. residential, will increase awareness by consumers and the attractiveness of sustainable buildings. Energy efficient and sustainable buildings will
become more valued and sought after. They will be more pleasant to be in, will be cheaper to run and will command a higher value in the future.
Energy efficiency ratings for buildings were first introduced in the Victorian planning system in 2003, with the Building Code introducing a nation wide
standard in 2005. As the building industry becomes increasingly capable of exceeding targets and the community continues to demand more sustainable
buildings, further increases in standards will occur.
In many ways industry is adapting to the challenge faster than government. Whilst the Building Code presently requires a 5 star rating for building fabric,
soon to be increased to a 6 star rating, many volume builders are already offering 7 star homes due to consumer demand.
In a carbon constrained future, buildings that do not offer enhanced sustainability outcomes will become obsolete and will lose value, particularly with
rising resource costs, notably in the energy and water sectors.
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
2 how to make buildings more sustainable
what is ecologically
sustainable
development (ESD)?
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
2 how to make buildings more sustainable
This section explains key ways to make buildings more sustainable
Another way is to use sustainability assessment tools to assess the performance of buildings. The benefit of using sustainability assessment tools is that
they are more holistic. They have targets built into them that require improvements in the performance of buildings across a wide range of performance
measures. They provide flexibility to achieve sustainability targets using a variety of different initiatives. They achieve a higher level of sustainability than
individual sustainability actions taken in isolation.
This toolkit focusses on the use of assessment tools to improve sustainable building design.
A key to improving the sustainability of buildings is to include sustainability design principles at the outset of the design process. The earlier in the design
process such principles are considered, the cheaper is the cost of achieving a more sustainable design. The use of passive design features such as good
solar orientation etc, are among the most cost effective means by which to achieve higher levels of sustainability.
Features of sustainable building design include:
· Improved energy efficiency through enhanced building fabric, efficient appliances & services, use of daylight, renewable energy generation, use of
alternative energy sources, etc.
· Conservation of water use through water sensitive urban design, water efficient fittings, rainwater harvesting, greywater and blackwater treatment, etc.
· Improved indoor environmental quality through natural ventilation, improved thermal comfort, good acoustics, visual comfort, etc.
· Management of waste during demolition, construction and at the operational stage.
· Reducing / recycling a percentage of demolition and construction waste.
· A waste management plan (WMP) that ensures future waste from buildings will have adequate space and facilities for collection and processing.
· The selection of building materials.
Further reading:
www.yourdevelopment.org
www.yourbuilding.org
www.yourhome.gov.au/technical/index.html
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
2 how to make buildings more sustainable
One way of making buildings more sustainable is to encourage or require specific sustainability initiatives to be included in the design, construction and
ongoing operation of buildings – for example solar panels, higher levels of insulation, rain water tanks etc.
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
3 role of local government
This section explains what local government can do to improve the sustainability of buildings
.... Leading by example.
Local government is an important link between local communities and higher levels of government. It can be the voice of local communities.
It can express a local community’s views on matters such as sustainability. It has experience in constructing and operating its own buildings.
It manages building and planning permit approvals, which provide a means of improving the sustainability of buildings. Collectively it can advocate for
change at the State and Federal government levels.
Many local councils in Victoria have agreed to community reduction targets for greenhouse gas emissions. Promoting more sustainable buildings within
a municipality is a practical way of meeting such targets.
In many places around the world local government is setting the agenda when it comes to sustainability. The Greater London Authority has launched an
ambitious plan to reduce London’s carbon dioxide emissions by 60% below 1990 levels by 2025.
3 role of local government
The MAV and many member councils have a strong desire to move quickly to implement new initiatives regarding the sustainability of buildings within
their municipalities. Opportunities exist as part of the planning process to achieve this. The planning system provides the opportunity for both voluntary
and regulatory means of encouraging sustainability. In conjunction with building legislation, it provides the opportunity to embrace all aspects of the
sustainability of buildings.
The planning system provides the opportunity for new sustainability initiatives to be introduced and trialled before they might be included nationally into the
building system. In the planning system initiatives can be introduced on a geographic basis - either for a whole municipality or for part of a municipality - or
for particular types or sizes of development. As their acceptability becomes more widespread they can become part of the State planning policy framework
to give them statewide status. They can eventually be incorporated into the Building Code of Australia to give them national status. This process is referred
to by the MAV as the ‘planning building continuum’.
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
4 sustainability assessment tools explained
This section explains what sustainability assessment tools are, the range of tools and guidelines available and the sustainability requirements included
in the Building Code of Australia
STEPS
STEPS pros/cons
SDS
SDS pros/cons
green star
green star pros/cons
NABERS
NABERS pros/cons
NatHERS
NatHERS pros/cons
STORM
Sustainable assessment tools provide a way of assessing the degree to which a building is sustainable.
They usually:
· comprise a number of categories of environmental impact that relate to the sustainability of buildings
· set standards to measures the sustainability of a building in each category
· target specific building types (e.g. residential developments) or particular aspects of sustainability (e.g. water), however it is common for different tools
to evaluate the same key indicators
· are based on a computer program or spreadsheet that enables details about the design, construction and operation of a building to be entered, in order
to derive a rating or a score that measures a building’s level of sustainability.
Most tools are different and have been designed for different purposes. They may include different categories and may incorporate different targets or
standards. Generally, all tools will result in a higher level of sustainability than does application of the requirements of the Building Code of Australia.
As a general principle, flexibility should be provided to enable building designers to choose which tools they prefer to use. However Councils will need
to identify some form of targets to be used to determine whether buildings meet the building sustainability objectives the Council is seeking to achieve.
Compliance with a particular tool is a simple way for a Council 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.
The Green Star, STEPS and SDS tools are commonly used throughout Victoria and generally include the most complete range of considerations for
assessing the sustainability of buildings.
STORM pros/cons
MUSIC
MUSIC pros/cons
greensmart
greensmart pros/cons
use and application
of tools
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
4 sustainability assessment tools explained
building code
of australia
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
building code
of australia
building code of australia
STEPS
www.abcb.gov.au
STEPS pros/cons
Administrator: Australia Building Codes Board
Applicability: All buildings
SDS
SDS pros/cons
green star
green star pros/cons
NABERS
NABERS pros/cons
NatHERS
NatHERS pros/cons
BCA Section J requirements – Deal with energy efficiency, specifying building fabric standards and energy performance. Parts of Section J apply in
varying degrees to both residential and non-residential development.
Residential – Building Class 1-2 (single dwellings, apartments, medium density development)
Currently buildings are required to achieve a 5 star energy rating using NatHERS approved second generation software (AccuRate, BERS Professional &
FirstRate 5). The Victorian Building Regulations also require the provision of either gas-boosted solar hot water or a water tank for Class 1 buildings only.
The BCA review, proposes to impose a 6 star energy rating requirement.
Non-residential – Building Class 3-10 (hotels, aged care, office, education, retail, industrial)
Describe the minimum energy performance a building is required to achieve. The new BCA 2010 will introduce more stringent requirements for wall
insulation and skylights. It is likely the new requirements will reduce energy usage in buildings by 14% - 40%, depending on the climate zone in which
buildings are constructed.
STORM
STORM pros/cons
MUSIC
MUSIC pros/cons
greensmart
greensmart pros/cons
use and application
of tools
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
4 sustainability assessment tools explained
GUIDE
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
building code
of australia
STEPS: sustainable tools for environmental performance
STEPS
www.morelandsteps.com.au
STEPS pros/cons
Administrator: Moreland City Council
Applicability: Residential – Building Class 1-2
SDS
SDS pros/cons
green star
green star pros/cons
NABERS
NABERS pros/cons
NatHERS
NatHERS pros/cons
STORM
STORM pros/cons
Free and simple online assessment rating tool for residential development.
References energy ratings using NatHERS tools, requires a preliminary energy rating of dwellings.
measure of performance:
Areas of assessment and minimum % improvement compared to conventional design:
· Operating Energy – 15%
· Peak Energy Use – 10%
· Mains (drinking) Water Use – 25%
· Stormwater Quality Impacts – 75%
· Building Materials Impacts – 11%
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.
MUSIC
MUSIC pros/cons
greensmart
greensmart pros/cons
use and application
of tools
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
4 sustainability assessment tools explained
GUIDE
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
building code
of australia
STEPS
STEPS pros/cons
SDS
SDS pros/cons
green star
green star pros/cons
NABERS
NABERS pros/cons
NatHERS
NatHERS pros/cons
STORM
STEPS: pros/cons
 Anyone can use the tool and Moreland City Council provides training sessions on how to use it
 Provides benchmarks and measures the percentage improvement of a development compared to a conventional design
 Adopted and endorsed by Council Alliance for a Sustainable Built Environment (CASBE)
 Caters to residential development of various sizes
 Simple interface
 Allows anyone to assess the sustainability performance of their existing home in Victoria and identify ways it can be improved
 Specifically formulated for assessment in the planning process
 Interactive with scoring generated immediately, allowing user to improve their score by upgrading design features
 Requires internet access to produce a report
 Limited choices in certain categories
 Requires an understanding of the NatHERS energy rating scheme
 Limited applicability to rural areas/areas without reticulated services, i.e. gas & water
STORM pros/cons
MUSIC
MUSIC pros/cons
greensmart
greensmart pros/cons
use and application
of tools
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
4 sustainability assessment tools explained
GUIDE
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
building code
of australia
SDS: sustainable design scorecard
STEPS
www.morelandsteps.com.au
STEPS pros/cons
Administrator: City of Port Phillip
Applicability: Non-residential – Building Class 3-10
SDS
SDS pros/cons
green star
green star pros/cons
NABERS
NABERS pros/cons
NatHERS
NatHERS pros/cons
Free-to-download assessment tool in Excel spreadsheet format.
measure of performance:
Scores environmental sustainability elements of planning applications according to the following categories and minimum target scores:
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Energy Efficiency
Transport
Water (includes Stormwater)
Waste
Materials
Indoor Environment Quality
ESD Excellence (Innovation)
35 points
25 points
25 points
12 points
12 points
10 points
10 points
STORM
STORM pros/cons
MUSIC
MUSIC pros/cons
greensmart
greensmart pros/cons
use and application
of tools
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11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
4 sustainability assessment tools explained
GUIDE
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
building code
of australia
STEPS
STEPS pros/cons
SDS
SDS pros/cons
green star
green star pros/cons
NABERS
NABERS pros/cons
NatHERS
NatHERS pros/cons
STORM
SDS: pros/cons
 Anyone can use the tool and Moreland City Council provides training sessions on how to use it
 Provides benchmarks and scores a development
 Adopted and endorsed by CASBE
 The tool is upgraded annually
 Useful for medium-large developments, might be too detailed for smaller 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
STORM pros/cons
MUSIC
MUSIC pros/cons
greensmart
greensmart pros/cons
use and application
of tools
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
4 sustainability assessment tools explained
GUIDE
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
building code
of australia
green star
STEPS
www.gbca.org.au
STEPS pros/cons
Administrator: Green Buildings Council of Australia (GBCA)
Applicability: Office, office interiors, retail, healthcare, multi-residential, education, industrial and convention centre buildings, residential neighbourhoods
SDS
SDS pros/cons
green star
green star pros/cons
NABERS
measure of performance:
4 STAR GREEN STAR CERTIFIED RATING (score 45-59)
signifies ‘Best Practice’ in environmentally sustainable design and/or construction
5 STAR GREEN STAR CERTIFIED RATING (score 60-74)
signifies ‘Australian Excellence’ in environmentally sustainable design and/or construction
NABERS pros/cons
6 STAR GREEN STAR CERTIFIED RATING (score 75-100)
signifies ‘World Leadership’ in environmentally sustainable design and/or construction
NatHERS
Green Star is a comprehensive, national, voluntary environmental rating system that evaluates environmental design and construction.
NatHERS pros/cons
Certification is required for claiming a particular star rating.
STORM
Reviews environmental sustainability in the following categories:
STORM pros/cons
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MUSIC
MUSIC pros/cons
greensmart
greensmart pros/cons
use and application
of tools
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Management
Indoor Environment Quality
Energy
Transport
Water
Materials
Land Use & Ecology
Emissions
Innovation
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
4 sustainability assessment tools explained
GUIDE
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
building code
of australia
STEPS
STEPS pros/cons
SDS
SDS pros/cons
green star
green star pros/cons
NABERS
NABERS pros/cons
NatHERS
green star: pros/cons
 Tools can be downloaded in a spreadsheet format off the Green Building Council of Australia website www.gbca.org.au
 Provides benchmarks and scores a development
 Adopted and endorsed by CASBE
 Detailed analysis that is suited to developments aiming for the top of the property market
 Useful for large development, might be too detailed for smaller developments
 Independent verification of rating
 Green Star Certification requires an accredited professional
 Not suited to all types of developments
 Relatively high cost of assessment
NatHERS pros/cons
STORM
STORM pros/cons
MUSIC
MUSIC pros/cons
greensmart
greensmart pros/cons
use and application
of tools
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
4 sustainability assessment tools explained
GUIDE
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
building code
of australia
NABERS: national australian built environment rating scheme
STEPS
www.nabers.com.au
STEPS pros/cons
Administrator: Australian Government
Department of Environment, Climate Change and Water
SDS
SDS pros/cons
green star
green star pros/cons
NABERS
NABERS pros/cons
NatHERS
NatHERS pros/cons
STORM
STORM pros/cons
MUSIC
MUSIC pros/cons
greensmart
Applicability: Constructed office, retail, hotel and residential buildings
measure of performance:
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. However, NABERS Home
(an online tool www.nabers.com.au/home.aspx) can be used by anyone. The the rest of the NABERS tools require accredited assessors to conduct reviews.
As such they are frequently used to inform projects during the design phase in order to establish benchmarks and indicate likely outcomes that can be
achieved later in the process.
greensmart pros/cons
use and application
of tools
back to top
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5
6
7
8
9
10
11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
4 sustainability assessment tools explained
GUIDE
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
building code
of australia
STEPS
STEPS pros/cons
SDS
SDS pros/cons
green star
green star pros/cons
NABERS
NABERS: pros/cons
 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
 Will be 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
NABERS pros/cons
NatHERS
NatHERS pros/cons
STORM
STORM pros/cons
MUSIC
MUSIC pros/cons
greensmart
greensmart pros/cons
use and application
of tools
back to top
1
2
3
4
5
6
7
8
9
10
11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
4 sustainability assessment tools explained
GUIDE
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
building code
of australia
NatHERS: nationwide house energy rating scheme
STEPS
www.nathers.gov.au
STEPS pros/cons
Administrator: Australian Government
Applicability: Residential – Building Class 1-2
SDS
SDS pros/cons
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.
NABERS
NatHERS second generation software includes the following:
1. AccuRate
2. BERS Professional
3. FirstRate 5 (administered and owned by Sustainability Victoria)
NABERS pros/cons
This framework and energy rating system is referenced by the BCA Section J for Building Classes 1 and 2.
NatHERS
A dwelling can be rated before or after it is built. The rating depends on:
1. Layout of the home
2. Construction of its roof, walls, windows and floor
3. Orientation of windows and shading to the sun’s path and local breezes
4. How well these suit the local climate
green star
green star pros/cons
NatHERS pros/cons
STORM
STORM pros/cons
MUSIC
MUSIC pros/cons
greensmart
greensmart pros/cons
use and application
of tools
back to top
measure of performance:
House energy rating through NatHERS uses computer simulations to assess the potential thermal comfort of Australian homes on a scale
of zero to 10 stars.
0 STARS means the building shell does practically nothing to reduce the discomfort of hot or cold weather.
5 STARS indicates good, but not outstanding, thermal performance.
Occupants of a 10 star home are unlikely to need any artificial cooling or heating. Energy consumption by hot water systems, lights or household appliances
is not part of the rating because those fittings are usually replaced several times during the life of the building.
Some volume builders are currently design homes with 7 and up to 8 star ratings.
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7
8
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11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
4 sustainability assessment tools explained
GUIDE
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
building code
of australia
STEPS
STEPS pros/cons
SDS
SDS pros/cons
green star
green star pros/cons
NABERS
NatHERS: pros/cons
 The framework allows for different programs to be produced
 The framework encourages going beyond minimum compliance by defining star bands up to 10 stars
 Training is required for each of the NatHERS software interfaces
 Each software type under the NatHERS scheme is licenced separately
 Different software tools increase the complexity of administration of the scheme
 Limited to residential only
 Only addresses thermal efficiency of the design, not actual performance or other aspects of energy use, other than heating or cooling
NABERS pros/cons
NatHERS
NatHERS pros/cons
STORM
STORM pros/cons
MUSIC
MUSIC pros/cons
greensmart
greensmart pros/cons
use and application
of tools
back to top
1
2
3
4
5
6
7
8
9
10
11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
4 sustainability assessment tools explained
GUIDE
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
building code
of australia
STORM: stormwater treatment objective - relative measure
STEPS
www.storm.melbournewater.com.au
STEPS pros/cons
Administrator: Melbourne Water
Applicability: Stormwater impact of all development types up to 1 hectare
SDS
SDS pros/cons
One-page online assessment tool for anyone to use.
green star
measure of performance:
The elements of a development that affect or treat stormwater are assessed and given a score from 0% to 100%.
green star pros/cons
100% STORM rating = 45% reduction in the typical annual load of total nitrogen and achievement of best practice objectives.
NABERS
Assesses whether best practice water quality objectives have been achieved or will be achieved on any site in Victoria.
NABERS pros/cons
NatHERS
NatHERS pros/cons
STORM
STORM pros/cons
MUSIC
MUSIC pros/cons
greensmart
STORM: pros/cons
 Simple interface and easy to use
 Tool is interactive with scoring generated immediately allowing user to improve their score by upgrading design features
 Better for smaller developments
 Requires internet access to produce a report
 Doesn’t allow sequential treatment trains
 Restricted to sites up to 1 hectare
 Assumes rainwater is connected to toilets
greensmart pros/cons
use and application
of tools
back to top
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2
3
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5
6
7
8
9
10
11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
4 sustainability assessment tools explained
GUIDE
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
building code
of australia
MUSIC: model for urban stormwater improvement conceptualisation
STEPS
toolkit.ewater.com.au/tools/MUSIC
STEPS pros/cons
Administrator: ewater Co-operative, Research Centre
Applicability: Stormwater impact of all development types
SDS
SDS pros/cons
green star
green star pros/cons
NABERS
NABERS pros/cons
NatHERS
measure of performance:
MUSIC models stormwater treatment elements and provides the litres of stormwater treated or stored for reuse and pollution reduction.
MUSIC: pros/cons
 Designed to simulate more complex urban stormwater systems anywhere in Australia
 Better for larger developments
 Requires a sound knowledge of urban stormwater management principles and practices
 Licensed software
NatHERS pros/cons
STORM
STORM pros/cons
MUSIC
MUSIC pros/cons
greensmart
greensmart pros/cons
use and application
of tools
back to top
1
2
3
4
5
6
7
8
9
10
11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
4 sustainability assessment tools explained
GUIDE
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
building code
of australia
greensmart
STEPS
www.greensmart.com.au
STEPS pros/cons
Administrator: Housing Industry, Association (HIA)
Applicability: Residential – Building Class 1-2
SDS
SDS pros/cons
green star
green star pros/cons
NABERS
NABERS pros/cons
NatHERS
NatHERS pros/cons
STORM
STORM pros/cons
measure of performance: None
A guide that promotes environmentally responsible housing, produced specifically for the building industry.
It references the federal government online resource ‘Your Home Technical Manual’ which is an all encompassing guide to sustainable design at the
precinct and individual site scale.
www.yourhome.gov.au/technical/index.html
greensmart: pros/cons
 Not a tool but a set of guidelines
 Requires Greensmart training
 Relatively complicated to use
 Applies to larger scale developments
MUSIC
MUSIC pros/cons
greensmart
greensmart pros/cons
use and application
of tools
back to top
1
2
3
4
5
6
7
8
9
10
11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
4 sustainability assessment tools explained
GUIDE
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
Used to determine compliance with building regulations at the
building permit stage of a project
Green Star
Used by developers/permit applicants to certify compliance with
specified standards.
NABERS
Used by building owners/occupiers post occupancy, however can
be used as a predictive tool during the design phase of a project.
SDS
Used by Victorian Local Government and developers/applicants
at the planning permit stage for non-residential development
NatHERS pros/cons
STEPS
Used by Victorian Local Government and developers/applicants
at the planning permit stage for residential development.
STORM
MUSIC & STORM
Used by developers/applicants at the planning permit and building
permit stage and applicable to all types of development.
green star
green star pros/cons
NABERS
NABERS pros/cons
NatHERS
STORM pros/cons
  
Innovation
Ecology
Transport
     
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 
  
  
MUSIC
MUSIC pros/cons
greensmart
greensmart pros/cons
use and application
of tools
back to top
1
2
3
4
5
6
7
8
9
10
11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
4 sustainability assessment tools explained
AccuRate,
FirstRate, BERS
SDS pros/cons
Stormwater
SDS
Waste
use/application
Materials
tools
Internal
Environment
Quality
STEPS pros/cons
Water
STEPS
Energy (Green
House Gas)
building code
of australia
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
5 a planning or building matter
This section explains the opportunities and limitations for sustainable building assessments to be undertaken as part of the planning system, the roles of
and the relationship between the planning and buildings systems in terms of sustainable building design
the planning and
building systems
the planning & building systems
opportunities /
limitations of planning
The planning system provides the opportunity for both state and local government to implement their own sustainability policies. The state government
can amend the state section of planning schemes and local government can amend the local section of planning schemes, subject to authorisation by the
Minister for Planning.
VCAT cases
sustainable building
design across the
planning and building
systems
purpose of the
building system
opportunities/
limitations of the
building system
The building system is controlled at the national level. State government and council’s cannot amend the Building Code.
The planning system is well suited to introducing new initiatives that encourage the pursuit of improved standards of building sustainability which are
supported by state and / or local government, beyond what might be included in the Building Code.
The building system is suited to legislating for minimum national standards for a range of matters regarding building construction, including sustainability.
Combined the two spheres of legislation can work together to set an appropriate national standard for development through building legislation, whilst
responding to the fast rate at which community attitudes are changing about sustainability technologies, by implementing more aspirational policies and
requirements in the planning system.
In the past there have been varying opinions expressed by the Victorian Civil and Administrative Tribunal (VCAT) and Planning Panels Victoria about
whether matters regarding sustainable building design should be addressed in the planning or building systems
building code of
australia components
opportunities / limitations of planning
what measures can /
should be introduced
into the building
framework?
· Planning permits are not required for all development. Often it is the more complex and larger developments that require planning approval, and it is these
developments that offer greater possible sustainability gains
· Planning is regulated at the state and municipal levels
· The planning system has the power to control land use and development together or separately
· The Victorian Planning Provisions have a performance based approach to regulation which provides flexibility
· Planning offers opportunities for applicants and decision makers to work collaboratively towards common goals
· Planning policies can be applied to specific geographic locations and associated contexts, land use types, and / or development types, and environmental
(natural and built) considerations
· Planning decisions address site specific design and broader impacts on a strategic scale (neighbourhood, municipality, region, state)
· The planning permit stage is concerned with assessing a building in the context of its surrounding environment. An assessment undertaken at the
building permit stage is concerned with a building in isolation of its surrounds
what is the BCA
mandating?
building comission
back to top
5 a planning or building matter
planning schemes
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11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
the planning and
building systems
planning schemes
opportunities /
limitations of planning
Generally sustainability considerations concerning buildings can be taken into account in the planning system in one of two ways:
VCAT cases
sustainable building
design across the
planning and building
systems
purpose of the
building system
opportunities/
limitations of the
building system
· either ‘voluntarily’, at the time a planning permit application is lodged with a council; or
· as a ‘requirement’ of a planning scheme, at the time a permit application is lodged
There is strong policy support for sustainability in the planning system. There are numerous references to sustainability and sustainable buildings
throughout the Planning and Environment Act and the Victorian Planning Provisions (VPPs). However as a result of various VCAT decisions some
ambiguity remains regarding the role of sustainability assessments in the planning system.
The most effective way to ensure sustainability considerations can be taken into account at the planning permit application stage, is to include a specific
policy and / or requirements into planning schemes.
In the absence of such a policy, a body of case law is emerging which suggests it is appropriate to consider sustainability matters in relation to larger
developments, rather than smaller developments.
Such a policy can be introduced either by the state government into the state section of the VPPs, or by municipal councils into the local sections of
individual schemes, subject to authorisation by the Minister for Planning.
building code of
australia components
Sustainability policies can be included into a scheme either when council’s undertake a regular review and update of their planning schemes, or as a
specific amendment.
what measures can /
should be introduced
into the building
framework?
Proposing a planning scheme amendment requires a strategic basis to justify the purpose and outcomes sought by a policy. It will require authorisation
by the Minister, may be rigorously tested through a public exhibition process, and be examined by an independent panel.
what is the BCA
mandating?
· Melbourne Amendment C60 – introduced Clause 22.19 Environmentally Sustainable Office Buildings policy
· Manningham Amendment C33 – introduced Clause 22.13 Doncaster Hill Activity Centre Sustainability Management Plan policy (now part of the Activity Centre Zone 1)
· Bayside Amendment C44 – introduced Water Sensitive Urban Design (Stormwater Management) policy
Councils may wish to model local policies on these amendments. Alternatively a suggested draft policy is included in this Guide (see Sections 10 and 11).
building comission
5 a planning or building matter
planning schemes
Municipalities that have introduced sustainability policies into their planning schemes include:
Further reading:
Manningham C33 Panel www.austlii.edu.au/au/cases/vic/PPV/2003/94.html
Melbourne C60 Panel www.austlii.edu.au/au/cases/vic/PPV/2003/100.html
back to top
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7
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9
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11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
the planning and
building systems
VCAT cases
opportunities /
limitations of planning
Over recent years a number of VCAT decisions have provided direction about the consideration of sustainability issues, and the use of sustainability
assessment tools, as part of the planning permit process. Key lessons arising from these decisions include the following:
planning schemes
· ESD requirements in planning must be consistent with the building regulations
· Considerations of sustainability are not limited to building regulations
· Outcomes should be sought through planning as applicable and where not already covered by other methods
· Focus on environmental performance rather than design / product specifications
· Engage and educate Council staff, local residents and the development community in ways that the built environment can be made more
environmentally sustainable
· The most sustainable and cost effective outcomes are achieved by early consideration of sustainability in the design phase of a project.
It is essential to consider issues such as layout and orientation as early as possible
· A flexible approach to encouraging greater development sustainability should be pursued, with applicants able to set the level of environmental
performance above certain minimum outcomes
· Engagement with applicants at an early stage and education are critical
· The imposition of permit conditions should be responsive to the individual application and commitments made by the permit applicant
· There is no need to impose permit conditions which are comprehensively dealt with by other legislation or regulation
VCAT cases
sustainable building
design across the
planning and building
systems
purpose of the
building system
opportunities/
limitations of the
building system
building code of
australia components
what measures can /
should be introduced
into the building
framework?
what is the BCA
mandating?
building comission
5 a planning or building matter
GUIDE
Further Reading:
Taras Nominees v Yarra CC (2003)
Golden Ridge v Whitehorse CC (2004)
Hasan v Moreland CC (2005)
Jolin v Moreland CC (2006)
Long Lease Property Group PL V Darebin CC (2009)
CASBE,“SDAPP: Sustainable Design Assessment in the Planning Process Programme Overview”, May 2009
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7
8
9
10
11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
the planning and
building systems
sustainable building design across the planning and building systems
opportunities /
limitations of planning
The following table lists the type of sustainability considerations that are taken into account at the planning stage compared to the building stage
of a development.
VCAT cases
Aspirational policies and requirements
for specific areas or types of development
Planning
Standard requirements for all buildings
· Operational waste management plans
· Building management controls
· Building users guide
sustainable building
design across the
planning and building
systems
Category
Management
purpose of the
building system
Indoor Environment
Quality
· Access to natural light
· Access to external views
· Optimise opportunities for natural ventilation of buildings
and car parks
· Indoor materials specifications
· Internal layout to maximise views
· Ventilation system design
Energy
· Solar orientation
· Glazing size and “look” – reflectivity, transparency
· Sun shading
· Space for services
· Noise and visual impact of external services
· Space and orientation for on-site renewable energy systems
considered (sized on minimum standard appliances)
· Access to natural light
· Insulation values
· Glazing types
· Building sealing
· Service design and equipment selection
· Full design of systems
· Light fittings
· Appliance specifications
opportunities/
limitations of the
building system
building code of
australia components
what measures can /
should be introduced
into the building
framework?
what is the BCA
mandating?
building comission
back to top
Building
5 a planning or building matter
planning schemes
1
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11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
the planning and
building systems
Transport
· Priority for access & movement around site by walking
· Provision of bicycle facilities
· Reduced and small car parking allowances
· Locations close to public transport
· Disability access
· Compliance with DDA
Water
· Integrated water management
· Space for rainwater tanks allocated
(sized on minimum standard fittings)
· Use of recycled water systems
· Fittings specifications
· Full hydraulic service design
Materials
Land Use
and Ecology
· External material types
· Detailed materials specifications
Emissions
and Waste
· Space and access to full waste collection & storage
· Construction waste management plan
· Stormwater treatment – space for tanks, water sensitive
urban design landscaping features
· Minimise light spill
· Detailed contribution waste management plan
· Detailed hydraulic and landscaping plans
ESD Excellence
and Innovation
· Any unique sustainable design element OR any sustainable
design taken beyond best practice
· Detailed design of sustainable design element
opportunities /
limitations of planning
planning schemes
VCAT cases
sustainable building
design across the
planning and building
systems
purpose of the
building system
opportunities/
limitations of the
building system
· Landscaped areas to be designated
· Retention of native vegetation
· Integration and space for any water sensitive urban
design features
· Detailed landscaping plans
building code of
australia components
what measures can /
should be introduced
into the building
framework?
what is the BCA
mandating?
building comission
back to top
5 a planning or building matter
GUIDE
1
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8
9
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11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
the planning and
building systems
purpose of the building system
opportunities /
limitations of planning
The Building Code of Australia (BCA) is produced and maintained by the Australian Building Codes Board (ABCB) on behalf of the Australian Government
and each State and territory government. The stated purpose, objectives and goals are (as per BCA 2009 - Introduction):
planning schemes
“The BCA is a uniform set of technical provisions for the design and construction of buildings and other structures throughout Australia.
The goal of the BCA is to enable the achievement of nationally consistent, minimum necessary standards of relevant health, safety (including structural
safety and safety from fire), amenity and sustainability objectives efficiently.
VCAT cases
sustainable building
design across the
planning and building
systems
The goal is applied so that –
a) there is a rigorously tested rational for the regulation; and
opportunities/
limitations of the
building system
building code of
australia components
what measures can /
should be introduced
into the building
framework?
what is the BCA
mandating?
c) the competitive effects of the regulation have been considered and the regulation is no more restrictive than necessary in the public interest; and
d) there is no regulatory or non-regulatory alternative that would generate higher benefits.”
opportunities/limitations of the building system
· The BCA ensures that buildings achieve certain standards in detailed design, services and construction
· The BCA is regulated at the national and state levels
· At the building stage of a project, the focus is more on aspects within the boundaries of the site and the built form itself
· The BCA mandates specific performance of building elements but is yet to address a range of sustainability issues, at present only addressing energy of
the building fabric
· The BCA does not address:
· Construction waste management
· Provision of building users guide
· Water efficiency of fixtures and fittings
· Native and water efficient landscaping
building comission
back to top
5 a planning or building matter
b) the regulations generates benefits to society greater than costs (that is, net benefits); and
purpose of the
building system
· Building management controls
· Health, safety and embodied energy of indoor materials
· Water conservation elements (e.g. greywater & blackwater recycling, rainwater harvesting)
· Operational waste management and recycling provisions
1
2
3
4
5
6
7
8
9
10
11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
the planning and
building systems
building code of australia components
opportunities /
limitations of planning
The BCA is the relevant benchmark for building permits for commercial buildings (Volume 1 covering building classes 2 to 9) and residential buildings
(Volume 2 covering building classes 1 and 10). The code is usually updated on a yearly basis with new versions being implemented on the 1st of May of the
relevant year. The code generally aims to ensure that minimum standards are met.
VCAT cases
sustainable building
design across the
planning and building
systems
purpose of the
building system
opportunities/
limitations of the
building system
building code of
australia components
what measures can /
should be introduced
into the building
framework?
what is the BCA
mandating?
building comission
back to top
The BCA contains technical provisions for the design and construction of buildings and other structures, covering such matters as structure, fire resistance,
access and egress, services and equipment, and energy efficiency as well as certain aspects of health and amenity.
While no specific section covers sustainability in general, Section J deals with energy efficiency provisions. Following is a brief description of the clauses
within Section J:
J1 Building Fabric (Insulation) To reduce the base loads for heating and cooling the buildings, the building fabric is required to be optimised.
J2 GlazingTo reduce the base loads for heating and cooling of buildings, the vertical glazing of the building is required to be optimised and windows
adequately shaded according to orientation and location.
5 a planning or building matter
planning schemes
J3 Building Sealing Ensures that buildings achieve certain levels of air-tightness. Leaky buildings impact on heating and cooling energy and can also
cause sick building syndrome due to mould growth.
J4 Air-Movement Specifies air movement requirements for building classes 2 & 4.
J5 Air-Conditioning Mandates minimum efficiencies for building services.
J6 Lighting Ensures that installed lighting power densities do not exceed BCA’s benchmarks and also deals with external lighting.
J7 Hot Water services Only applies in SA.
J8 Maintenance According to the BCA Section J8 – Maintenance, access must be provided to all plant, equipment and components that require maintenance.
Although water conservation is clearly a topic that should be addressed under building regulations, the BCA does not mandate any standards for water efficiency.
The only exception is that new Class 1 (individual residential) buildings have to include either a rainwater tank connected to all sanitary flushing systems or
a solar water heater system.
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7
8
9
10
11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
the planning and
building systems
what measures can / should be introduced into the building framework?
opportunities /
limitations of planning
· Building management controls can be implemented to improve the efficiency and safety of services. A simple initiative such as the provision of a
Building Users Guide could educate users and lead to lower energy and water consumption, better maintenance and improved security.
· While planning reviews external materials, indoor materials selection can be addressed at the building stage. Toxicity, embodied energy and embodied
water of selected materials should be considered.
· Internal planning layouts are likely to be changed at design development. Ventilation, daylight access, views and thermal comfort should be considered
when making decisions.
· The detailed design of a Heating Ventilation and Air Conditioning system will be developed at the building permit stage. Various Australian Standards
and the BCA will ensure minimum health and safety standards are met. Other sustainability issues to consider are ventilation rates, thermal comfort of
occupants, acoustics, energy and water consumption.
· While the Parts 2.6 and 3.12 and Section J prevent energy efficiency bad practices, there is the opportunity in going a step further in improving the building
fabric through selecting glazing and roof, wall and floor insulation for better thermal performance.
· Appliances & equipment that occupants use affect the operational energy use of building. Although it is not entirely possible to control this through building,
selecting the best possible energy and WELS rating for built-in appliances and equipment would reduce operational energy and water consumption.
· Water fixtures and fittings should be selected for their reduced water consumption.
· Native and water efficient landscaping can be designed and implemented at the building stage.
· A detailed waste management plan that includes building space design and provisions for operation waste management and recycling.
· Construction waste management should also be encouraged to reduce pollution and waste to landfill.
planning schemes
VCAT cases
sustainable building
design across the
planning and building
systems
purpose of the
building system
opportunities/
limitations of the
building system
building code of
australia components
what measures can /
should be introduced
into the building
framework?
what is the BCA
mandating?
building comission
back to top
5 a planning or building matter
GUIDE
what is the BCA mandating?
The BCA mandates specific performance of building elements but it has yet to address a range of broader sustainability issues. At present it only addresses
the performance of the thermal envelope and the services of a building. A few exceptions exist due to specific state policies. The BCA in Victoria does not
mandate any standards for water efficiency and / or conservation (e.g. mandating a specific performance for water fittings). However it does mandate that
new Class 1 (individual residential) buildings include either a rainwater tank connected to all sanitary flushing systems or a solar water heater system.
1
2
3
4
5
6
7
8
9
10
11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
the planning and
building systems
building commission
opportunities /
limitations of planning
The Building Commission is a statutory authority that oversees the building control system in Victoria. It pledges to ensure the safety, livability and
sustainability of the built environment.
planning schemes
The Commission seeks to bring vision, innovation and leadership to the Victorian building industry. It oversees building legislation, regulates building
practices, advises Government, and provides services to industry and consumers.
sustainable building
design across the
planning and building
systems
purpose of the
building system
opportunities/
limitations of the
building system
building code of
australia components
what measures can /
should be introduced
into the building
framework?
what is the BCA
mandating?
building comission
back to top
The Building Commission works closely with four statutory bodies to provide industry leadership and regulate building quality.
The associated bodies are the Building Advisory Council, Building Appeals Board, Building Practitioners Board and the Building Regulations Advisory Committee.
The Commission and other four bodies:
Practice notes relevant to sustainability include:
· Regulate the Victorian building industry
· PN 2009-42 Building controls for bushfire
· Administer the registration of Victorian building practitioners and monitor their conduct
safety (Interim)
· Advise the Minister for Planning and the Victorian Government on building regulatory development
· PN 2008-55 Residential sustainability measures
· Administer building legislation, the Building Act & Building Regulations
· PN 2007-61 Water Saving Options available
when testing fire safety systems
· Resolve domestic building disputes as part of the Building Advice and Conciliation Victoria service
·
PN
2007-12 Applying BCA energy efficiency
· Accredit building products, construction methods, designs, components and systems associated
measures to existing Class 2-9 buildings
with building
· PN 2006-47 Part 4 of the building regulations
· Determine disputes and appeals arising from the Building Act
· PN 2006-4 Stormwater drainage
· Inform consumers about building and renovating
· Communicate changes that occur in building legislation
· Promote improved building standards in Victoria, nationally and internationally
· Provide comprehensive information on building activity
5 a planning or building matter
VCAT cases
Further reading:
www.buildingcommission.com.au
www.buildingcommission.com.au/www/
html/2296-practice-notes.asp
· Inform industry decision making through data and analysis
· Facilitate industry research
· Support the uptake of information technology and e-commerce
· Encourage sustainable and accessible building design, construction and use
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
6 goal setting and targets
This section explains what is involved in setting goals and targets for sustainable buildings and ways to go about it
setting of performance
based targets
commonly
referenced aims
targets within tools
benchmarking
within tools
legislating for
targets / regulation
varying geographic
/ environmental
conditions
measuring and
monitoring goals and
reporting systems
Council’s can either set their own goals for sustainability or accept goals that have been set through other work that has already been completed.
If a council seeks to set its own goals, it requires a detailed strategy that justifies the goals and the applicability of any sustainability measures proposed to
be introduced within a municipality’s context.
Alternatively, councils can adopt sustainability assessment tools that have inbuilt targets. These tools are thoroughly researched to establish appropriate
benchmarks. They are generally considered acceptable and have been through a testing process. It is relatively simple and easy for local government to
adopt available assessment tools, compared to setting their own goals and targets.
setting targets using tools
Building rating tools such as STEPS, SDS, Green Star and NABERS are a comparatively easy way of setting targets. Many of these tools cover a wide
range of environmental impacts and allow users to set holistic benchmarks.
The advantage of this approach is that it is possible to compare agreed targets within the market place and thus enable users to position themselves.
Is the goal to ensure best practice or high end innovation? Tools can also be used to inform and benchmark projects during the design process.
However to be able to realistically estimate the performance against set targets, experience and / or training is likely to be required.
setting of performance based targets
why measure
and monitor?
Targets can also be set by measuring and analysing current performance and determining potential improvements. Some tools such as NABERS are
designed to evaluate environmental performance using real life data (e.g. energy bills).
what to measure
and monitor?
This approach allows teams to establish tailored targets that can tackle the most salient environmental aspects, while obtaining a deep understanding of
the status quo. The measured performance indicators can be used to form a valuable basis and data set to assist in making informed decisions in the future
(e.g. deciding on a 20% improvement from year to year).
smart meters
back to top
6 goal setting and targets
setting targets
using tools
On the other hand, setting up the required processes and infrastructure for measurements as well as obtaining the required data, will take time and expertise.
This approach does not necessarily benchmark the targets within the wider market place, unless performance based tools are applied.
1
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5
6
7
8
9
10
11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
setting targets
using tools
commonly referenced aims
setting of performance
based targets
Following are some of the common aims councils (and others) set for sustainability in their municipalities:
targets within tools
benchmarking
within tools
legislating for
targets / regulation
varying geographic
/ environmental
conditions
measuring and
monitoring goals and
reporting systems
why measure
and monitor?
what to measure
and monitor?
smart meters
· zero net emissions (ZNE) – all greenhouse gas (GHG) emissions emitted over a year are offset by either on-site generation of renewable energy
(e.g. solar electricity) or through Green Power schemes. Usually this term relates to operating energy and excludes embodied energy. Even though
this approach aims at the supply rather than the demand side of a project, zero net emissions can realistically only be achieved by reducing resource
demand through enhancing passive and active building systems.
· carbon neutrality – can be applied to individual developments in the same way as ZNE but is often used in a precinct or council context.
Using it in the latter sense poses challenges in terms of legislating, implementing and measuring.
· zero / plus energy building – the GHG emissions of a development are reduced to a degree that allows production of more renewable energy than a
development requires.
· GHG emissions reduction targets (baselines) – GHG emission baselines are set targets in tools that are usually estimated based on research on
typical performance.
· beyond minimum compliance – usually refers to developments which demonstrate compliance above the mandated requirements
(e.g. 20% improvement over BCA Section J requirements)
· best practice – projects aiming for best practice are normally placed within the top 25% of the market. Best practice implies that building design draws
on knowledge and technologies that have been proven to deliver successful outcomes in the recent past. The design initiatives and likely outcome and
financial aspects, are reasonably well understood and adaptation should usually be possible without significant difficulties. Innovation as such is usually
not the focus of projects aiming for best practice. 4 Star Greenstar signifies ‘best practice’. Best practice implies that the current advancements are
implicated within typical economical benchmarks.
· water autonomous – the entire water demand of a project is met through initiatives such as efficient water appliances, rain water collection respectively
grey / blackwater treatment. Usually refers to the operation of a building rather than its construction.
· autonomous house – Refers to a building that generates all operational resource requirements through on site capture and resource generation.
In terms of energy this usually implies that the building can operate separately from the grid through on-site energy storage.
6 goal setting and targets
commonly
referenced aims
It should be noted that many of the above terms do not have strict definitions and are often used for setting aspirational targets.
back to top
1
2
3
4
5
6
7
8
9
10
11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
setting targets
using tools
targets within tools
setting of performance
based targets
Targets commonly addressed in tools may cover the following core ESD categories:
targets within tools
benchmarking
within tools
legislating for
targets / regulation
varying geographic
/ environmental
conditions
· Energy efficiency
· Water resources
· Indoor environment quality
· Stormwater management
· Building materials
· Transport
· Waste management
· Innovation
· Urban ecology
· Ongoing building and site management
Naming conventions might differ from tool to tool but the above terms describe the general salient topics that are usually covered.
measuring and
monitoring goals and
reporting systems
benchmarking within tools
why measure
and monitor?
Operating energy and water are identified as the most salient categories in most tools. The embodied energy of buildings becomes of greater relevance as
the efficiency of the operation of a building improves. It is anticipated that future generations of tools will place greater emphasis on embodied energy.
what to measure
and monitor?
STEPS
Core Category
Min. Targets (% above typical design)
smart meters
Operating Energy
Energy efficiency
15%
Peak Energy Use
Energy efficiency
10%
Mains (drinking) Water Use
Water resources
25%
Stormwater Quality Impacts
Stormwater Management
75%
Building Materials Impacts
Building Materials
11%
6 goal setting and targets
commonly
referenced aims
* all categories must be addressed to a minimum standard
back to top
1
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5
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7
8
9
10
11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
setting targets
using tools
setting of performance
based targets
commonly
referenced aims
targets within tools
benchmarking
within tools
legislating for
targets / regulation
SDS
Core Category
Targets (min. points required)
Energy Efficiency
Energy efficiency
35
Transport
Transport
25
Water (includes Stormwater)
Water resources and Stormwater Management
25
Waste
Waste Management, Urban Ecology
12
Materials
Building Materials
12
Indoor Environment Quality
IEQ
10
ESD Excellence (Innovation)
innovation
10
* all categories must be addressed to a minimum standard
6 goal setting and targets
varying geographic
/ environmental
conditions
measuring and
monitoring goals and
reporting systems
why measure
and monitor?
what to measure
and monitor?
smart meters
back to top
1
2
3
4
5
6
7
8
9
10
11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
setting targets
using tools
Green Star
Core Category
Management
· Water Resources
· Waste Management
· Energy Efficiency
· Also addresses construction and commissioning
targets within tools
Indoor Environment Quality
IEQ
benchmarking
within tools
Energy
Energy efficiency
Transport
transport
legislating for
targets / regulation
Water
· Water resources
· Stormwater management
varying geographic
/ environmental
conditions
Materials
Building materials
Land Use & Ecology
Urban Ecology
measuring and
monitoring goals and
reporting systems
Emissions
· Urban Ecology
· Water Resources
· Stormwater Management
· Also addresses health aspects related to building services
Innovation
innovation
setting of performance
based targets
commonly
referenced aims
why measure
and monitor?
what to measure
and monitor?
smart meters
back to top
6 goal setting and targets
GUIDE
* Green Star does not require projects to meet certain criteria within each category (with the exception of energy and urban ecology).
Projects are assessed through a holistic consideration of the overall performance.
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11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
setting targets
using tools
legislating for targets / regulation
setting of performance
based targets
A number of councils have been working on strategies for zero net emissions or carbon neutrality to address the impact of council operations and of
development within their municipalities. These provide examples of target setting within the framework of local government and show leadership for
addressing climate change.
targets within tools
benchmarking
within tools
legislating for
targets / regulation
varying geographic
/ environmental
conditions
measuring and
monitoring goals and
reporting systems
Legislating targets within the building framework is not possible.
At present there are no known examples of council’s incorporating greenhouse gas emission targets into planning schemes. Rather they are imposed by
means of monitoring and review, and are largely focussed on council operations with incentives for reducing energy consumption and increasing renewable
energy generation.
varying geographic / environmental conditions
Geographic and environmental conditions vary widely across Victoria. Water availability for instance differs substantially throughout different climate zones.
Furthermore developments in urban, suburban, peri-urban and rural councils typically differ in scale and access to services such as gas, reticulated water
and sewerage, etc.
These varying conditions require different responses and will impact on the achievability of targets. The following table outlines some of the variables that
might differ across and within municipalities. It is not meant to be exclusive.
why measure
and monitor?
Key
Variables
Considerations
Comments
what to measure
and monitor?
Building
Typology
Varying densities can impact quite significantly on how sustainability is addressed.
Low density developments do not usually benefit from economies of scale unless district solutions
are implemented.
smart meters
Low density development
Medium to low density
development
High to medium
density development
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6 goal setting and targets
commonly
referenced aims
Higher density developments generally include higher impact buildings, where improvements can benefit
from economies of scale. Despite their visibility, the overall impact of higher density developments are not
necessarily greater than the combined impact of low density development.
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5
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7
8
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10
11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
setting of performance
based targets
commonly
referenced aims
targets within tools
Speed of
Development
Resource
Availability
benchmarking
within tools
Annual number of major
refurbishments
The number of new developments or refurbishments is an important aspect with respect of resourcing ESD
in councils. In cases of limited change to the built environment, councils might consider alternative ways
of financing the required ESD knowledge, such as sharing an ESD officer or engaging independent ESD
consultants on an as needs basis.
Availability
of Gas
The local availability of resources needs to be considered when aiming at increased sustainability in the
built environment.
Available Materials
The embodied energy of buildings becomes more important with increased operating efficiency of buildings.
Existing Infrastructure
Whether certain infrastructure is readily available or not will change the feasibility of various design
solutions (e.g. retaining sewage on site versus connecting a building to the local sewage system)
Connection to sewage or
stormwater system
legislating for
targets / regulation
varying geographic
/ environmental
conditions
Annual number of new
developments
Local Climate
Average Rainfall
Heating vs Cooling
climates
measuring and
monitoring goals and
reporting systems
Local climate can have strong impacts on building design and appropriate design solutions.
This is likely to become more relevant when resourcing, ESD personnel or sharing ESD personnel across
council boundaries.
6 goal setting and targets
setting targets
using tools
Humidity
why measure
and monitor?
what to measure
and monitor?
smart meters
back to top
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7
8
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10
11
why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
setting of performance
based targets
commonly
referenced aims
targets within tools
benchmarking
within tools
legislating for
targets / regulation
varying geographic
/ environmental
conditions
measuring and
monitoring goals and
reporting systems
measuring and monitoring goals and reporting systems
why measure and monitor?
· Measuring and monitoring are elements of a process that can greatly enhance the understanding of the status quo and can point out a path for the future.
· Measuring enables identification of key indicators for enhancing sustainability and allows conducting a review of the environmental and economic pay
backs that can be achieved. Measuring also provides detailed information on where improvements can be gained.
· Monitoring allows measured data to be interpreted in a long term context, enables assessments to be made about whether targets have been met, and
assists in identifying future targets.
· Measuring of resources also provides the opportunity for displaying the performance to showcase the achieved green credentials and can be used for
educational purposes.
what to measure and monitor?
At the very least energy and water consumption should be monitored. This can usually be easily achieved by analysing relevant bills. It should be noted that
the Mandatory Disclosure Scheme will require larger developments to undertake NABERS assessments, which are based on actual energy bills.
6 goal setting and targets
setting targets
using tools
For detailed resource management, greater detail in measuring is required. The following table outlines variables that could be considered for measuring in
case they significantly contribute to the overall resource requirements.
why measure
and monitor?
what to measure
and monitor?
smart meters
back to top
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
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SUSTAINABLE BUILDINGS
GUIDE
Energy
Variable
Lighting energy
setting of performance
based targets
Separating zones with different functions (e.g. kitchen, office, car park, different business units)
commonly
referenced aims
Common area power
Lifts
targets within tools
Air handling fans
benchmarking
within tools
Chillers
legislating for
targets / regulation
Gas Use
varying geographic
/ environmental
conditions
Electricity
On site power generation
Water
Water demand for irrigation
measuring and
monitoring goals and
reporting systems
Showers
Evaporative heat rejection systems
why measure
and monitor?
what to measure
and monitor?
Rain water harvesting
6 goal setting and targets
setting targets
using tools
Recycled water supply
Humidifiers
Waste
Non recyclable waste
Recyclable waste
smart meters
Organic waste
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how to make
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role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
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GUIDE
setting targets
using tools
smart meters
setting of performance
based targets
Smart meters are devices that take real time measurement of electricity, gas or water use and automatically store the data.
In contrast, traditional meters only measure total resource use. Smart meters are typically linked to some form of management system.
commonly
referenced aims
Smart meters provide detailed information that enables better optimisation of resource use within buildings. In terms of energy, the data can be used to
reduce peak demand by shifting the operation of appliances to off peak hours. While this can lead to substantial financial savings, it also reduces the overall
peak demand in the grid, which defines the number of power stations required.
targets within tools
benchmarking
within tools
legislating for
targets / regulation
6 goal setting and targets
varying geographic
/ environmental
conditions
measuring and
monitoring goals and
reporting systems
why measure
and monitor?
what to measure
and monitor?
smart meters
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buildings more
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how to make
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role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
7 how to get your council organised
This section will assist Councils to implement systems, actions, policies and organisational structures that support the assessment
and attainment of sustainable buildings
sustainability
implementation plan
sustainability goals
organisational
structure
what has to be done to get your council on board?
gaining whole of council commitment
The first step in implementing a sustainability assessment framework for buildings as part of the planning system is to get whole of council in principle
commitment. This can be achieved by establishing a working team of existing staff who are dedicated to and/or will be responsible for integrating ESD into
Council’s existing planning systems.
The working team should seek to:
assessment triggers
· Gain CEO and management support
· Gain Councillor support
· Obtain a council resolution with in principle support to establish a Sustainability Implementation Plan.
internal procedures
successful communication
proformas and
templates
The key to gaining whole of council support is to target communication material to the specific audience. Ensure that a range of communication techniques
are employed to give maximum effect. An educational approach and a thorough briefing can best equip decision makers with the necessary knowledge.
Above all having an informed, enthusiastic and interesting approach will help communicate the message effectively.
staff resources
staff trainaing and
capacity building
planning implementation
building implementation
pitfalls to avoid
back to top
7 how to organise your municipality
what has to be
done to get your
council on board?
Effective methods of communicating and engaging with councillors and council staff include:
· direct discussions
· workshops
· forums
· guest speakers
· study tours
· information resources such as the internet, this toolkit, etc
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how to make
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role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
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GUIDE
sustainability
implementation plan
sustainability goals
organisational
structure
staff resources
assessment triggers
internal procedures
proformas and
templates
staff trainaing and
capacity building
planning implementation
building implementation
pitfalls to avoid
back to top
explaining the reasons to pursue sustainable buildings
An essential ingredient in gaining whole of council support is to communicate the reasons and benefits of embracing sustainable buildings, to both council
and the community. Benefits include:
· the imperative to change the way we live and to reduce the resources we consume in buildings, in order to reduce the impacts of global warming and
climate change
· improved environmental performance - above minimum compliance reduces impacts to mitigate and climate change; reduces mains water consumption;
improves water quality in creeks, rivers and bays; lowers impacts from materials; supports more sustainable transport and waste practices; and
contributes to meeting organisational and community environmental targets
· reduced infrastructure burden - achieves greater infrastructure resource efficiency, improved stormwater management reduces need to mitigate extreme
weather events and reduces financial costs for current and future building owners and occupants
· reinforcement of organisational and endorsed council objectives – allows consistency with many council commitments towards more sustainable
outcomes relating to both built and natural environments
· support for groups such as the Council Alliance for a Sustainable Built Environment (CASBE), which is affiliated with the MAV ESD Advocacy Group, in
advocating for legislative change to support sustainability assessments for buildings in the planning system
· improved staff capacity and retention – greater appreciation and understanding of environmental issues, and support for more sustainable outcomes by
council staff, prepares council staff for future legislative changes by developing their understanding of basic sustainable design principles and practices,
and higher staff retention is likely where an organisation is delivering on their personal ideals
· increased council revenue - buildings with better environmental performance will increasingly be valued higher, particularly following the introduction of
national mandatory disclosure requirements in 2010. By their nature sustainable buildings will retain their value longer, thus providing greater certainty
for long term rates revenue
· early consideration of ESD - ensuring that ESD initiatives are recognised at the beginning of a project, thus keeping opportunities alive in the early
stages of a design and enabling economical implementation. Introducing certain ESD measures at later stages is often more difficult and might require
additional financial resources. Thus the planning stage is an ideal opportunity for considering ESD initiatives
Refer also to part 1 of this guide for further details
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role of local
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sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
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GUIDE
sustainability implementation plan
sustainability goals
A sustainability implementation plan is like a business plan, but is specifically focussed on how sustainability building assessment practices can be
implemented in a municipality. It should set out a step by step strategy to institutionalise sustainabilty assessment into all relevant aspects of council
operations. It should address what needs to be done, how it is done, who is to do it and the cost implications to council. A sustainability implementation plan
will answer the questions posed in the remainder of this guide.
organisational
structure
sustainability goals
staff resources
decisions to be made
assessment triggers
· What are council’s sustainability goals?
internal procedures
· Does the council plan / corporate plan support the sustainable building aspirations?
sustainability
implementation plan
proformas and
templates
staff trainaing and
capacity building
planning implementation
building implementation
7 how to organise your municipality
what has to be
done to get your
council on board?
· Should council adopt an existing framework (i.e. Sustainable Design Assessment Planning Process) or establish a new strategy and protocols?
discussion
Council should establish a clear set of goals for sustainability which extend beyond just the planning and / or building departments. It should be a holistic
set of goals for council to implement itself, as well as for the broader municipal community. These goals can be documented or at the least addressed in
the council plan / corporate plan. With support from council either via the corporate plan or a special resolution, the working team can formulate a plan for
implementing sustainability assessment/sustainable buildings. It is important to consider how the decisions and actions of different disciplines, i.e. planning,
environment and building, need to be integrated.
pitfalls to avoid
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how to make
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role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
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what has to be
done to get your
council on board?
There are two main paths a council can follow to pursue sustainable building design:
sustainability
implementation plan
To follow this path council would need to undertake the detailed research and strategic work necessary to justify the goals and targets being sought.
This option is likely to be resource intensive and time consuming, but can be tailored to the specific needs of a municipality. A few municipalities have taken
this approach. Examples are: Melbourne City Council (Zero Net Emissions by 2020 Strategy, Environmentally Sustainable Office Buildings local policy) and
Manningham City Council (Doncaster Hill Strategy, Doncaster Hill Activity Centre Sustainability Management Plan local policy).
This would likely lead to a Planning Scheme Amendment.
organisational
structure
staff resources
assessment triggers
internal procedures
proformas and
templates
staff trainaing and
capacity building
planning implementation
building implementation
pitfalls to avoid
2. adopt an existing strategy and framework
7 how to organise your municipality
sustainability goals
1. prepare new strategy and framework
There are a range of processes and tools in place that a council can easily adopt, i.e. Council Alliance for a Sustainable Built Environment (CASBE)
has established a process called the ‘Sustainable Design Assessment in the Planning Process’ (SDAPP) which embraces the use of STEPS and
SDS assessment tools by local government at the planning permit application stage. In-built within these tools are targets and standards for improved
sustainability that have been rigorously researched. The benefits of adopting an existing framework is that a council does not have to ‘reinvent the wheel’.
Rather it can sign a Memorandum of Understanding with a group such as CASBE and can implement the process almost immediately. Utilising this
approach builds a critical mass of support for sustainable building assessments as part of the planning process, as a number of councils are already
employing this assessment method. This would support voluntary action by applicants.
organisational structure
decisions to be made
· What council departments can / will be responsible for implementing sustainable building initiatives?
· What change management and training is required to support organisational and procedural changes?
· Does council need to consider restructuring departments or teams?
discussion
Each council differs in terms of its structure and its grouping of infrastructure, planning, building, urban design and environment departments, which are
typically the departments responsible for implementing matters relating to development.
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how to make
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role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
sustainability
implementation plan
sustainability goals
organisational
structure
staff resources
assessment triggers
internal procedures
proformas and
templates
staff trainaing and
capacity building
planning implementation
building implementation
pitfalls to avoid
The sustainability implementation plan should consider who will take part in implementing the framework. This should consider the role of different
departments. It should drill down through the organisation to the officer level, to ensure that it is comprehensively understood how people within the
organisation will work together to implement the plan.
A range of staff will be affected by the plan including officers, administrative staff and councillors. ‘Change management’ procedures will need to be
established to ensure new processes are institutionalised within the organisational structure, proper training is provided, and so that staff can smoothly
transition new procedures and protocols. This is critical to ensure the successful realisation of the plan.
Change management is a structured approach to transition individuals, teams and organisations from current practices to new ways of doing things.
Comprehensive training, trialling of procedures, monitoring, rewriting of internal procedures and report / assessment templates, and review of new practices
should be factored into the plan.
7 how to organise your municipality
what has to be
done to get your
council on board?
staff resources
decisions to be made
· Can new practices be absorbed by existing staff?
· Does council need additional staff, if so what areas of expertise are required?
· Does council want to build capacity across the planning team for assessing sustainable buildings or implement a referral process with a dedicated
ESD planning officer?
· Will council outsource ESD assessment to a consultant?
· What additional resources need to be provided to train or employ staff?
discussion
The integration of sustainability assessment will not significantly increase municipal costs. However it is recognised that initially, some additional costs and
resourcing implications are likely to be incurred within councils.
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role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
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GUIDE
sustainability
implementation plan
sustainability goals
organisational
structure
staff resources
assessment triggers
internal procedures
proformas and
templates
staff trainaing and
capacity building
planning implementation
building implementation
pitfalls to avoid
It is critical that ‘under resourcing’ in the initial phases of implementation does not impede the adoption and subsequent implementation of the plan/process.
Thus, tailoring the system to reflect the municipal context and considering ways that staff resourcing can be built up over time, is important. This may be
through extra training and also by targeting ‘big gains’ earlier, i.e. implementing assessment methods and protocols for larger developments, where the
biggest environmental gains can be achieved, rather than for all developments.
In the context of staff resourcing there are numerous methods by which the process can be implemented on a day to day basis, and these will vary between
municipalities. Most notably, it will depend on the ‘triggers’ incorporated into the assessment method. This is discussed in the section below.
Council’s consideration of whether additional staff will be required, i.e. an ESD engineer / planner, needs to factor in the expertise that may be ‘missing’
from the organisation. ESD covers a range of aspects of the built and natural environment. Hence an ESD Officer requires sufficient knowledge to be able
to engage in discussions with a wide range of clients, professional disciplines and stakeholders. Lateral thinking is required to balance the sometimes
conflicting goals of sustainability and to set priorities in order to achieve best outcomes for the environment and community.
7 how to organise your municipality
what has to be
done to get your
council on board?
An ESD officer should understand and be competent in applying the principles of the following categories of environmental impact:
· Energy Efficiency · Water Resources · Indoor Environment Quality · Stormwater Management · Building Materials
· Transport
· Waste Management · Innovation
· Urban Ecology
· Management (design, construction, operation)
As the focus of an ESD officer will be on buildings and planning, a degree in mechanical engineering, architecture, planning or building science will be an
advantage. Such a background will assist in the understanding of buildings from architectural, building services and structural perspectives.
General experience in the property sector will also be an advantage, in order to manage conflicting priorities and to deliver high quality outcomes on time,
whilst ensuring that client expectations are met.
It is noted that budget consideration might lead to compromises. However, councils should consider their needs and find a suitable candidate based on the
above described general skill set.
Depending on the number of planning permit applications likely to require a sustainability assessment, options for the engagement of an appropriately
qualified ESD officer include:
· internal permanent staff - either full-time or part-time or shared with another municipality
· external specialist consultant
To maximise the successful implementation of an ESD framework within a council for the first time, it is strongly recommended that a permanent (either
full-time or part-time) specialist ESD officer be appointed. In the absence of this there must be an ‘ESD champion’ appointed within council, whose role will
be to ensure that the ESD framework is established and adhered to.
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why make
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how to make
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role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
what has to be
done to get your
council on board?
assessment triggers
sustainability
implementation plan
· Are there any scales of development within a municipality which form a natural distinction between what might be considered a ‘small’ development
versus a ‘large’ development’?
organisational
structure
staff resources
assessment triggers
internal procedures
proformas and
templates
staff trainaing and
capacity building
planning implementation
building implementation
pitfalls to avoid
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· What is the profile and number of planning permit applications in the municipality?
· Consider the progressive implementation of the framework and how the triggers may change over time to encompass more development assessment
opportunities, as skills and the resourcing of the framework improve.
7 how to organise your municipality
sustainability goals
decisions to be made
discussion
Given the body of case law that has evolved over time and the greater opportunities that exist to achieve increased sustainability outcomes for larger rather
than smaller developments, the sustainability implementation plan should provide for different levels of assessment for different scales of development
i.e. smaller developments being subject to lesser requirements than larger developments.
The following considerations can inform the ‘triggers’ a council may choose to distinguish between different scales of development:
· the profile of planning permit applications in the municipality (i.e. development types, scale of development, value of development, etc)
· the level of committed resources and staffing
· the level of sustainability assessment that planning staff undertake
· whether council will have a dedicated ESD assessor, will share an ESD assessor with neighbouring municipalities, or engage external consultants
· the benefits of beginning with larger developments and thereby limiting the number of assessments to those with the greatest potential to deliver
improved environmental outcomes
· whether renovations and extensions will be considered
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role of local
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sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
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GUIDE
sustainability
implementation plan
sustainability goals
Councils should refer to their own planning permit registers and to the Department of Planning and Community Development’s Planning Permit Activity
Report to assist in determining triggers.
Whilst councils should determine triggers appropriate to their specific needs, there is benefit in establishing a common approach across a range of
municipalities. This will assist in establishing a consistent approach between municipalities, and in gaining support for state level and potentially national
sustainability assessment frameworks in the future.
staff resources
There may be benefits to councils in introducing sustainability assessment requirements for larger developments, for specific types of buildings, or for
precincts within their municipality initially, with a view to rolling the framework out to an increasing proportion of planning permit applications over time.
A staged rollout may assist councils in resourcing the framework and also in learning from experience, with a relatively small number of applications, before
applying the approach more broadly.
assessment triggers
As a guide, the following triggers have been adopted by some councils that currently require sustainability assessments for buildings:
internal procedures
City of Darebin: Commercial or industrial development with an increase in net floor area of 50m2 or more. All medium / high density housing and
mixed-use development.
organisational
structure
proformas and
templates
staff trainaing and
capacity building
planning implementation
building implementation
7 how to organise your municipality
what has to be
done to get your
council on board?
City of Port Philip: Any development where works exceeds 50m2 or are determined by the responsible statutory planner to be significant enough to
warrant referral.
City of Moreland: Major commercial and industrial developments, 15 or more residential dwellings, or a development of four or more storeys,
require the submission of an ESD Management Plan. Minor commercial and industrial developments or less than 15 residential dwellings - request a
STEPS assessment.
Hobsons Bay City Council: All new industrial buildings, all new single dwelling and multi-unit housing applications, and all new commercial buildings.
The referral trigger threshold must be developed and balanced against available resources. It can be changed over time to reflect resource capacity.
pitfalls to avoid
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why make
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how to make
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role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
sustainability
implementation plan
sustainability goals
organisational
structure
staff resources
assessment triggers
internal procedures
proformas and
templates
staff trainaing and
capacity building
planning implementation
building implementation
pitfalls to avoid
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internal procedures
decisions to be made
· What existing procedures need to be changed?
· What new procedures need to be introduced?
discussion
Existing procedures that are likely to need to be changed and/or new procedures that are likely to need to be introduced include the following:
· ESD officer invited to attend pre-application meetings
· When assessing planning permit application for adequacy of information and determining whether a request for further information is required, should
check that a sustainability assessment has been provided
· Letters to applicants that require further information or suggest design changes to a development, should include design comments from the
sustainability officer, where relevant
· Permit applications should be referred to the ESD officer for comment
·
·
·
·
·
·
7 how to organise your municipality
what has to be
done to get your
council on board?
ESD comments should be included in the planning officers report on the planning permit application
ESD conditions, as relevant, should be included on any planning permit or notice of decision recommended to be issued by council
ESD officer should be available throughout the process for ongoing liaison with a planning permit applicant
Establish new protocols for liaison between the ESD officer and other departments within council
Prepare ESD position description(s)
Prepare procedural guidelines to guide the operation of the ESD department / officer(s)
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role of local
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sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
sustainability
implementation plan
sustainability goals
organisational
structure
staff resources
assessment triggers
internal procedures
proformas and
templates
proformas and templates
decisions to be made
· What proforma letters, checklists, report templates etc need to be changed?
discussion
Proforma letters, checklists, report templates etc that may need to be changed include the following:
· Planning permit application adequacy of information checklist
· Internal referrals checklist
· Request for further information proforma / checklist
· Request for design changes proforma / checklist
· Standard conditions booklet
· Prepare set of assessment checklists and report templates etc for use by the ESD department / officer(s)
7 how to organise your municipality
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staff trainaing and
capacity building
planning implementation
building implementation
pitfalls to avoid
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role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
sustainability
implementation plan
sustainability goals
organisational
structure
staff training and capacity building
decisions to be made
· What additional training will be required for: staff, councillors, permit applicants, others?
· What training courses are already available within council or by external organisations?
· What forums are already available for public information?
· What means of communication will council employ to foster a collaborative approach with building and planning permit applicants?
staff resources
discussion
assessment triggers
internal procedures
It is imperative that appropriate and ongoing staff training and capacity building is undertaken to ensure staff who are likely to be involved in sustainability
assessments gain the correct knowledge and have the ability to transfer this knowledge to colleagues, developers, other stakeholders, and the general public.
proformas and
templates
Opportunities should be taken to identify dedicated staff to keep abreast of new developments in the ESD field and make recommendations for further
changes to create a culture of ESD by advocacy within the organisation.
staff trainaing and
capacity building
7 how to organise your municipality
what has to be
done to get your
council on board?
At present, training courses in the use of the STEPS and SDS tools are offered by Moreland City Council through the Moreland Energy Foundation (MEFL).
Further training is also available in areas such as passive solar design, water sensitive urban design and embodied energy.
planning implementation
building implementation
pitfalls to avoid
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role of local
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sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
sustainability
implementation plan
sustainability goals
organisational
structure
planning - implementation
decisions to be made
· What are the implications on Council’s existing policy?
· What further strategic work will be required?
· What incentive programs can Council offer?
· What administrative processes will need to be changed/introduced?
staff resources
· What training of administrative and planning staff is required?
assessment triggers
· How will strategic and statutory planning work together to realise the desired outcomes?
internal procedures
discussion
proformas and
templates
Planning offers opportunities to influence the sustainability of buildings through its two key functions: strategic planning and statutory planning.
Councils should target both realms of planning to ensure that an integrated approach is taken to increasing the sustainability of buildings.
staff trainaing and
capacity building
Establishing planning processes that facilitate sustainability assessments should be a key element of the sustainability implementation plan. Both
regulations and processes can contribute to sustainability goals. Introducing planning policies into planning schemes, which specifically support
sustainability assessments, clarify the legitimacy of such assessments as part of the planning permit process. Such policies also assist in communicating a
council’s specific policies and approach to sustainability assessments, which may vary from one municipality to another. Communication with applicants at
pre-application meetings and through training and education can also assist in establishing a collaborative approach between applicants and council staff.
planning implementation
building implementation
7 how to organise your municipality
what has to be
done to get your
council on board?
pitfalls to avoid
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
what has to be
done to get your
council on board?
building - implementation
sustainability
implementation plan
· What forums are available to encourage building permit applicants to incorporate sustainability assessment into the preparation of their applications?
organisational
structure
staff resources
assessment triggers
· What scope is there to educate and inform building permit applicants?
· What incentive programs can Council offer to encourage building applicants to address sustainability requirements/opportunities?
discussion
This guide focuses on sustainability assessment in the planning phase of development. The opportunity also exists to influence buildings that do not need
a planning permit, but only a building permit.
internal procedures
In such situations councils may choose to circulate a sustainability information kit to applicants, encouraging them to take into consideration the same
information in the design of their building as a council requires a planning permit applicant to do.
proformas and
templates
If a council chooses this approach it will need to prepare a sustainability information kit for use by the building department. It will also need to review
procedures, proformas, templates used etc. by the building department. These items should be set out in detail in the sustainability implementation plan.
staff trainaing and
capacity building
It should be noted that the majority of building permits are issued by private building surveyors, and so strategies to inform and work with the local building
industry should also be explored.
planning implementation
7 how to organise your municipality
sustainability goals
decisions to be made
building implementation
pitfalls to avoid
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why make
buildings more
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how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
sustainability
implementation plan
sustainability goals
organisational
structure
staff resources
assessment triggers
internal procedures
proformas and
templates
staff trainaing and
capacity building
planning implementation
pitfalls to avoid
Examples exist where councils have decided to require sustainability assessment for buildings as part of the planning permit process, but after 12 months
the change has not been embraced by council and is discontinued.
Major pitfalls to avoid to prevent this from happening include the following:
· Get a specialist ESD officer rather than relying on training the existing planning staff or referring applications to an external consultant.
A specialist ESD officer will become the champion for sustainability and is a clear demonstration of council’s commitment to the process.
· Adequately resource the process and ensure that sufficient staff resources exist to deal with the number of planning permit applications that will be
reviewed by the ESD officer, in a timely manner.
· Make sure existing departments within Council are taken through a change management process so that new processes and protocols are understood,
are followed and become entrenched in council’s systems.
· Make sure all necessary changes to the organisational structure, procedural changes, changes to checklists, proforma documents and templates etc
are made, and ensure they are followed.
· Ensure that the director in charge of the planning department, ESD officer, and the statutory planning manager are totally committed to the process.
· Embed sustainability within the culture of the council. Organise regular information sessions and events, and continuing professional development programs
for staff throughout council, but particularly for councillors, executives, senior management, and staff in the planning and building departments.
· Proactively support sustainable buildings for council’s own upgrades and new development.
7 how to organise your municipality
what has to be
done to get your
council on board?
building implementation
pitfalls to avoid
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
8 sustainability assessment process
This section explains how the sustainability of buildings can be assessed as part of the planning permit application process
main features of
suggested approach
It is up to individual councils to decide how they choose to pursue more sustainable buildings within their municipalities. This is one of the key decisions a
council will need to make when deciding to adopt a policy regarding more sustainable buildings.
a typical
SDAPP process
An increasing number of council’s have been pursuing sustainable buildings through the planning process for many years. Their actions have been
reviewed by VCAT and Panels Victoria on a number of occasions and a body of ‘case law’ has been established that provides guidance in terms of
sustainability assessments as part of the planning process. Generally case law suggests that under the existing provisions of the VPPs:
steps in the process
back to top
· It is appropriate to require a sustainability assessment for larger developments, but not necessarily for smaller developments.
· For smaller developments, is it not considered appropriate to require a sustainability assessment unless there is a specific policy in the planning scheme
(state or local section) which supports such a requirement.
· Voluntary (agreed) action is always able to be supported.
A group of councils who support sustainability assessments as a part of the planning process has formed a body called the ‘Council Alliance for a
Sustainable Built Environment’, or CASBE. CASBE has developed a process for including sustainability assessments of building design in the planning
process at the local government level. The procedure is called the ‘Sustainable Design Assessment in the Planning Process’ (SDAPP). The processes
described in this brochure are based on the CASBE model.
8 sustainability assessment processes
SDAPP model
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
main features of
suggested approach
main features of suggested approach
a typical
SDAPP process
The following are the main features of a suggested approach. The procedures could potentially apply to all planning permit applications submitted for the
purpose of a ‘building’ under the provision of the planning scheme.
steps in the process
back to top
· Individual council’s should identify their own triggers to distinguish between different scales of development and the level of assessment required.
However unless municipal specific factors apply, for the purpose of consistency being established between council’s, smaller developments could be
considered to be residential developments of 2 to 10 dwellings or non-residential developments of 100 to 1,000 square metres, and larger developments
could be considered to be residential developments of more than 10 dwellings and non-residential developments of more than 1,000 square metres.
· If a planning scheme includes a specific sustainability policy that supports the requirement for a sustainability assessment for building design, a council
will be able to require a sustainability assessment to be submitted with a planning permit application for smaller as well as larger developments.
· If a planning scheme does not include a specific policy that supports a sustainability assessment, a council will only be able to request (rather than
require) a sustainability assessment for smaller developments.
· If a planning permit is not required for the purpose of a ‘building’ pursuant to the planning scheme, but only a building permit is required, a council
may choose to circulate a ‘sustainability information kit’ to an applicant, encouraging them to undertake the same type of sustainability assessment as
suggested for planning permit applications.
· A more detailed level of assessment and a higher level of sustainability will be required for larger developments than for smaller developments.
This information will be in addition to other information required to be submitted with a planning permit applicant pursuant to other sections of the
planning scheme.
· For smaller developments where there is no state or local sustainable buildings policy in place a ‘sustainable design assessment’ or SDA will be
requested. A SDA is intended to be simple and easy to complete and fulfil a ‘code assess’ format. Submission of a compliant STEPS or SDS print out,
or an equivalent or higher level of compliance agreed with Council, will constitute a deemed to comply outcome for a SDA.
· For small developments where there is a state or local sustainable buildings policy then a ‘sustainable design assessment plus’ or SDA+ will be
required. A SDA+ will list the sustainability measures that are to be designed into a development at the planning stage. It will not generally be
necessary to engage a sustainability consultant to prepare such a statement. Submission of a compliant STEPS or SDS print out (or an equivalent
or higher level of compliance agreed with Council) and a written report which addresses the remaining 10 environmental criteria will form a SDA+ for
consideration by council.
8 sustainability assessment processes
SDAPP model
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why make
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sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
a typical
SDAPP process
SDAPP model
steps in the process
· For larger developments a more detailed ‘sustainability management plan’ or SMP will be required. A sustainability management plan will need to
explain how a design responds to each of 10 key areas of sustainability relevant to a building. It will normally be necessary to engage a sustainability
expert to prepare such a plan. Submission of a document demonstrating compliance with a 4 Star Green Star rating, or an equivalent or higher standard
agreed with Council, will constitute a deemed to comply outcome for a SMP.
· To promote best practice and innovation, flexibility will exist for a permit applicant to agree with council on the level of sustainability to be aimed for in a
development, and the means of assessing compliance with the agreed approach. The suggested process does not involve specifying compliance with a
particular standard or the use of a particular tool.
· An outcome to be agreed with council will need to be equivalent to or higher than the minimum ‘deemed to comply’ requirement. Pursuit of higher levels
of sustainability are strongly encouraged and will be actively supported by councils.
· In all cases the sustainability assessment will be incorporated into the planning permit by way of conditions.
SDA
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SDA+
8 sustainability assessment processes
main features of
suggested approach
SMP
Sustainability Design Assessment
Sustainability Design Assessment Plus
Sustainability Management Plan
Applicant agrees with council on
outcome (could include STEPS,
SDS or other tool assessment
Applicant adresses all ten core
sustainability categories
(can incorporate STEPS, SDS or
other tool assessment)
Applicant adresses all ten core
sustainability categories (can
incorporate Green Star assessment)
For smaller developments.
Assessment required (i.e. voluntary)
For smaller developments. Assessment
required by planning scheme
For all larger developments
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why make
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sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
a typical
SDAPP process
NO
SDAPP model
YES
send sustainable buildings kit to applicant
steps in the process
state or local sustainable buildings policy in planning scheme?
NO
YES
smaller buildings
larger buildings
smaller buildings
larger buildings
REQUEST SDA
REQUIRE SMP
REQUIRE SDA
REQUIRE SMP
sustainability design
assessment
sustainability
management plan
sustainability design
assessment
sustainability
management plan
applicant consents?
NO
YES
SDAPP
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why make
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how to make
buildings more
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role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
8 sustainability assessment processes
Figure 1
shows when a sustainability
assessment is required to be
submitted with a planning permit
application, and the type of
assessment that needs to be
submitted
planning permit needed?
main features of
suggested approach
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
a typical SDAPP process
main features of
suggested approach
sustainable design statement or similar
submitted with the planning application?
a typical
SDAPP process
NO
SDAPP model
YES
refer to ESD planner/sustainable design officer/equivalent
does the development meet council’s SDAPP trigger(s)
steps in the process
Figure 2
shows the
process of
considering a
sustainability
assessment,
once an
application
has been
lodged with
Council.
advise applicant of expectations:
· pre-application meeting(s) · planning checklist(s) · fact sheets, promotions, etc
YES
NO
are the environmental commitments to an acceptable level in the context
of the development and application?
send sustainable buildings kit
NO
include item in Request for Further Information
letter for the submission of an Assessment or similar
YES
address concerns with applicant through discussions
was an Assessment or similar submitted by the
applicant following the RFI request?
improved outcome?
-21OR
YES
NO
YES
NO
OR
has the applicant agreed to submit an Assessment
or similar, but is unable to do so at this time?
YES
only at individual council discretion
NO
OR
are the major initiatives shown on the plans?
no further action possible
NO
YES
only at individual council discretion
permit condition - requirement for submission of sustainable design
assessment or similar to the satisfaction of the responsible authority
sustainable?
sustainable
back to top
permit condition - specifically condition major initiatives
agreed to by the applicant (i.e. rainwater tanks)
permit condition - requirement for all items in endorsed
sustainable design assessment to be incorporated to the
satisfaction of the responsible authority
tools explained
permit condition
requirement for all items in endorsed
sustainable design assessment to be
incorporated to the satisfaction of the
responsible authority
municipality
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why make
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how to make
buildings more
role of local
government
sustainability
assessment
a planning or
building matter
goal setting
and targets
how to
organise your
8
9
10
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
11 12
glossary
8 sustainability assessment processes
local policy
recommendation
recommendation
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
a typical
SDAPP process
SDAPP model
steps in the process
SDAPP model
What is it?
The Sustainable Design Assessment in the Planning Process (SDAPP) model is:
· a practical approach to assessing sustainable development matters during the planning permit application process
· the consistent inclusion of key environmental performance considerations into the planning approvals process to achieve more sustainable outcomes
for the long-term benefit of the wider community
· developed and used by increasing numbers of councils in Victoria.
8 sustainability assessment processes
main features of
suggested approach
steps in the process
1. pre-application
To optimise the opportunity to improve the sustainability of buildings, sustainability principles need to be integrated into the design of a building from its inception
i.e. at the planning stage.
Applicants are strongly encouraged to organise a pre-application meeting with council’s planning and sustainability staff.
Key points to raise with applicants prior to an application being lodged include:
· The range of options available to applicants seeking to incorporate sustainability matters into their application, either through the use of tools such as
Green Star, SDS and STEPS, or by the applicant’s own means. Councils should be flexible and make available an ESD officer for consultative meetings
and ongoing support to the applicant. A collaborative and supporting approach should be encouraged between an applicant and council.
· The need for the applicant to provide information about the ESD features of the project via either a Sustainable Design Assessment (smaller projects),
Sustainable Design Assessment Plus or a Sustainability Management Plan (larger projects).
· For smaller buildings for which sustainability considerations are not deemed to be a ‘requirement’ pursuant to the current provisions of the VPPs, council
should explain why it is requesting an assessment, and the voluntary and cooperative nature of the relationship Council is seeking with the applicant:
» That Council is committed to building for the long term and to minimising the use of resources (e.g. building materials, energy, water), reducing the impact
on climate change, and providing high quality accommodation for residents and businesses.
» Because mandatory disclosure of building energy efficiency is to be introduced nationally.
» Because building projects that achieve more than minimum compliance have a marketing advantage.
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why make
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how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
main features of
suggested approach
Applicants should be provided with the following sections of this guide to assist in their understanding of sustainable building assessment as part of
the planning:
a typical
SDAPP process
· 1. “Why make buildings more sustainable?”
· 4. “Sustainability assessment tools explained”
· 8. “Sustainability assessment processes”
· 9. “‘sustainability design assessment’, ‘sustainability design assessment plus’ and ‘sustainability management plan’ explained”
2. agreeing on level of sustainability with council
SDAPP model
steps in the process
8 sustainability assessment processes
GUIDE
An important part of the process is agreeing on the level of sustainability to be sought in the design of a building with council and the means by which it is assessed.
This needs to occur early in the process at the pre-application stage, before a SDA, SDA+ or SMP has been prepared.
3. assessing the adequacy of information provided with an application
Information required to be submitted with an application should include the following:
· a Sustainable Design Assessment (SDA), Sustainable Design Assessment Plus (SDA+) or Sustainability Management Plan (SMP) depending on the
size of a development (see Section 5 for a description).
· A statement confirming the level of sustainability to be sought for a development, which is to be agreed with Council.
Depending on whether a SDA, SDA+ or a SMP is required, the documentation should address each of the following sustainability categories:
·
·
·
·
·
·
·
·
·
·
back to top
energy efficiency
water resources
indoor environment quality
stormwater management
building materials
transport
waste management
innovation and ESD excellence
urban ecology
ongoing site/building management
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why make
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role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
a typical
SDAPP process
SDAPP model
steps in the process
The following information should be shown on/in the plans/documentation accompanying an application:
· solar orientation
· prevailing winds
· location of any existing solar collecting devices
· west facing shading devices
· shade vegetation
· ventilation systems
· heating and cooling devices
· materials and finishes with thermal properties
· glazing types and response to orientation factors
· water sensitive design and installations
· on-site renewable energy generation devices
· daylight access
· sustainable transport options
· access for all
· site ecology
· waste management
4. requesting further information
8 sustainability assessment processes
main features of
suggested approach
The following proforma requests for further information are suggested for use by Councils, depending on the circumstances.
Option 1: Requesting a voluntary ‘sustainability design assessment’ for smaller developments
“Council requests that applicants make a voluntary commitment to improving the sustainable design elements of their development above the minimum
compliance requirements of the building code in accordance with Council’s direction for a more sustainable municipality.
To enable assessment by Council, provision of a Sustainable Design Assessment is required. The assessment must outline the sustainable design
initiatives of the project. Refer to the attached information sheet.
To assist you in completing a satisfactory Sustainable Design Assessment Council suggests you talk to Council’s sustainability officers and agree on the
level of sustainability you are seeking to achieve in your building and the means of assessing compliance. As a minimum Council will be seeking compliance
with STEPS or SDS or an equivalent agreed by Council.”
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why make
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how to make
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role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
a typical
SDAPP process
SDAPP model
steps in the process
Option 2: Requiring a ‘sustainability design assessment plus’ or a ‘sustainability management plan’
“In accordance with Council’s <policy/strategy> applicants are asked to submit documentation demonstrating their development’s sustainable design
initiatives. Further information is required to assess the ESD aspects of the proposal including a ‘Sustainable Design Assessment Plus / Sustainability
Management Plan’ with relevant information provided on the application plans in accordance with the attached < NAME>.
To assist you in completing a satisfactory Sustainable Design Assessment Plus / Sustainability Management Plan, Council suggests you talk to Council’s
sustainability officers and agree on the level of sustainability you are seeking to achieve in your building and the means of assessing compliance. As a
minimum Council will be seeking compliance with STEPS or SDS for smaller developments and 4 Star Green Star for larger developments, or an equivalent
standard agreed by Council.
8 sustainability assessment processes
main features of
suggested approach
The sustainable design initiatives are judged against Council’s expectations as expressed in the <name> . More information on these tools and sustainable
design assessment are provided on the <name> website <website> (e.g. http://www.morelandsteps.com.au/index.html )
The Sustainable Design Assessment Plus / Sustainability Management Plan will be endorsed under any permit issued and as such conditions will be
imposed on the permit if this information is not provided during the application process.”
5. internal referrals
An application will be referred to Council’s ESD engineer or sustainability officer when:
· Applicants have submitted a Sustainable Design Assessment, Sustainable Design Assessment Plus or Sustainability Management Plan
· The application demonstrates a degree of technicality that relies on specialist knowledge
6. suggested planning permit conditions
It is suggested that all councils use similar conditions to achieve a consistent approach. As a matter of case law previous decisions of VCAT have generally
determined that:
· Permit conditions cannot replicate the requirements of the Building Code of Australia.
· Permit conditions should have a reasonable nexus with the reasons for which a permit is granted.
· Without a specific state or local policy requiring the provision of a sustainability assessment or management plan in a planning scheme, conditions
requiring such are unlikely to be supported by VCAT for smaller developments.
· Councils should work collaboratively with applicants and promote the benefits of sustainable buildings and the provision of a Sustainable Design
Assessment (smaller developments), a Sustainable Design Assessment Plus or Sustainability Management Plan (larger developments) as part
of application documentation
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
main features of
suggested approach
a typical
SDAPP process
SDAPP model
steps in the process
For residential developments up to 10 dwellings and non-residential development between 100m2-1,000m2 floor area the following conditions are suggested.
Option 1: If Sustainable Design Assessment / Sustainable Design Assessment Plus has been submitted and is satisfactory
The sustainable design initiatives listed in the endorsed Sustainable Design Assessment (identified as a Sustainable Design Assessment/ Sustainable
Design Assessment Plus, Application No: <#>, Date <dd/mm/yyyy> prepared by <Associates name>) must be incorporated into the development to the
satisfaction of the responsible authority.
8 sustainability assessment processes
Option 2: If Sustainable Design Assessment / Sustainable Design Assessment Plus (or similar) has not been submitted and one is required
Before the development starts, a Sustainable Design Assessment / Sustainable Design Assessment Plus detailing sustainable design initiatives to be
incorporated into the development must be submitted to, and approved in writing by the responsible authority. The Sustainable Design Assessment
must outline the proposed sustainable design initiatives within the development such as (but not limited to), energy efficiency, water resources, indoor
environment quality, stormwater management, building materials, transport, waste management, innovation, urban ecology and management.
For residential development of 10 dwellings or more and non-residential development 1,000m2 or more the following conditions are suggested.
Option 1: If Sustainable Management Plan has been submitted and is satisfactory
The sustainable design initiatives listed in the endorsed Sustainability Management Plan (identified as a Sustainability Management Plan, Application
No: <#>, Date <dd/mm/yyyy> prepared by <Associates name>) must be incorporated into the development to the satisfaction of the responsible authority.
Option 2: If Sustainability Management Plan has not been submitted
Before the development starts, a Sustainability Management Plan prepared by a suitably qualified person, detailing sustainable design initiatives to be
incorporated into the development must be submitted to, and approved in writing by the responsible authority. The Sustainability Management Plan
must outline the proposed sustainable design initiatives within the development such as (but not limited to), energy efficiency, water resources, indoor
environment quality, stormwater management, building materials, transport, waste management, innovation, urban ecology and ongoing management.
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
9 ‘SDA’, ‘SDA+’ and ‘SMP’ explained
This section explains what a ‘sustainability design assessment’ is, what a ‘sustainability design assessment plus’ is,
what a ‘sustainability management plan’ is, and when each document will be required to be submitted with a planning permit application
a sustainable
design assessment
(SDA)
One of three types of sustainability assessment reports will be required to be submitted with a planning permit application, depending on the size of a
development and nature of policies in effect.
a sustainable design
assessment plus
(SDA+)
For smaller developments a sustainable deisgn assessment plus will be required where there is a state or local suatainable buildings policy.
For larger developments a more detailed ‘sustainability management plan’ (SMP) will be required in all cases.
In established urban areas, smaller developments generally include residential developments of 2 to 10 dwellings or non-residential developments of
100 to 1,000 square metres, or as otherwise determined by a council.
sustainability
assessment checklist
Larger developments generally include residential developments of more than 10 dwellings or non-residential developments of more than 1,000 square metres,
or as otherwise determined by a council.
a sustainable design
assessment plus
(SDA+)
A SDA, SDA+ and a SMP address similar issues and have a similar format, but vary in their level of detail and the level of sustainability they seek to achieve.
a sustainability
management plan
(SMP)
SUSTAINABLE
BUILDING
ASSESSMENT
CHECKLIST
PDF LINK
9 ‘SDA’, ‘SDA+’ and ‘SMP’ explained
a sustainability
management plan
(SMP)
For smaller developments a more simple ‘sustainable design statement’ (SDA) will be requested where there is no state or local sustainable buildings policy.
a sustainable design assessment (SDA)
when will a SDA be required?
A SDA will be requested for smaller developments where there is no policy in the planning scheme (state or local section) that specifically relates to
sustainable buildings
what is a SDA?
A SDA is a comparatively simple sustainability assessment of a proposed building at the planning stage.
The aim of the assessment is to ensure that opportunities for improving the sustainability of a building are identified and considered at the planning stage of
a development.
Generally it should not be necessary to engage a sustainability consultant to prepare a SDA.
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
a sustainable design
assessment plus
(SDA+)
a sustainability
management plan
(SMP)
sustainability
assessment checklist
a sustainable design
assessment plus
(SDA+)
a sustainability
management plan
(SMP)
SUSTAINABLE
BUILDING
ASSESSMENT
CHECKLIST
PDF LINK
A typical SDA will comprise the output from the sustainability assessment tool agreed to with Council or at a minimum a compliant STEPS or SDS print out.
It is envisaged that the SDA takes a more simplified ‘code assess’ approach which encourages applicants to use existing assessment frameworks.
The essential difference between the SDA and the SDA+ is that the SDA+ is required to address all 10 key environmental impact categories that are
relevant to sustainable buildings:
the contents of a SDA
A SDA should address, as much as possible, the following 10 key environmental impact categories that are relevant to sustainable buildings:
· Indoor environment quality
· Energy Efficiency
· Water resources
· Stormwater management
· Building materials
· Transport
· Waste management
· Urban ecology
· Innovation
· Ongoing building and site management
9 ‘SDA’, ‘SDA+’ and ‘SMP’ explained
a sustainable
design assessment
(SDA)
its adequacy
To encourage best practice, creativity and innovation there is no specified requirement or standard which must be met in terms of building sustainability for
smaller developments. Applicants will need to agree with Council at the outset of a project, about what level of sustainability they are seeking to achieve in a
development, and the targets or tools they propose to use.
Councils will accept at a minimum a compliant STEPS or SDS assessment.
A sustainable buildings information kit should be provided to applicants who do not agree to submit an assessment with a planning permit application.
A SDA should be referred to the municipal ESD officer for review and comment.
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
a sustainable design
assessment plus
(SDA+)
a sustainable design assessment plus (SDA+)
when will a SDA+ be required?
A SDA+ will be required for smaller developments where there is a policy in the planning scheme (state or local section) that specifically relates to
sustainable buildings.
a sustainability
management plan
(SMP)
what is a SDA+?
sustainability
assessment checklist
The aim of the assessment is to ensure that opportunities for improving the sustainability of a building are identified and considered at the planning stage of
a development.
a sustainable design
assessment plus
(SDA+)
Generally it should not be necessary to engage a sustainability consultant to prepare a SDA+.
a sustainability
management plan
(SMP)
the contents of a SDA+
SUSTAINABLE
BUILDING
ASSESSMENT
CHECKLIST
PDF LINK
back to top
A SDA+ is a document that provides a comparatively simple sustainability assessment of a proposed building at the planning stage.
9 ‘SDA’, ‘SDA+’ and ‘SMP’ explained
a sustainable
design assessment
(SDA)
An example template for a SDA+ is attached to this guide.
A SDA+ should address each of the 10 key environmental impact categories that are relevant to sustainable buildings:
· Indoor environment quality
· Energy efficiency
· Water resources
· Stormwater management
· Building materials
· Transport
· Waste management
· Urban ecology
· Innovation
· Ongoing building and site management
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
a sustainable design
assessment plus
(SDA+)
a sustainability
management plan
(SMP)
sustainability
assessment checklist
a sustainable design
assessment plus
(SDA+)
a sustainability
management plan
(SMP)
SUSTAINABLE
BUILDING
ASSESSMENT
CHECKLIST
PDF LINK
In relation to each category the following information should
be provided:
· Objectives: which explain the general aims and purposes of
the category with regards to the planning policy
· References: which suggested potential benchmarks and standards that might apply
· Themes: a list of potential themes that fall under the main category which an applicant is considering. These themes provide a starting point for
discussion and applicants
to determine which matters to focus on.
· Design response: the approach taken to achieve the
objectives identified.
9 ‘SDA’, ‘SDA+’ and ‘SMP’ explained
a sustainable
design assessment
(SDA)
its adequacy
To encourage best practice, creativity and innovation there is no specific requirement or standard stated which must be met in terms of building
sustainability for smaller developments. Applicants will need to agree with Council at the outset of a project, about what level of sustainability they are
seeking to achieve in a development, and the targets or tools they propose to use to meet the objectives.
Applicants should draw on suggested and / or other relevant sources to demonstrate how a proposed design addresses the agreed objectives.
As a minimum, the level of sustainability agreed between Council and an applicant should be equivalent to or higher than compliance with a STEPS or
SDS assessment. Where these tools are proposed to be used, as they do not address all 10 categories of building sustainability listed above, additional
information should be included in response to the categories not covered by the tools.
A sustainable buildings information kit should be provided to applicants who do not agree to submit an assessment with a planning permit application.
A SDA+ should be referred to the municipal ESD officer for review and comment.
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
a sustainable design
assessment plus
(SDA+)
a sustainability
management plan
(SMP)
sustainability
assessment checklist
a sustainability management plan (SMP)
when will a SMP be required?
A SMP will be required for all larger developments.
what is a SMP?
A SMP is a document that provides a more detailed sustainability assessment of a proposed design at the planning stage.
The goal of a SMP is to ensure that a holistic review is undertaken of a buildings design at the planning stage to identify beneficial, easy to implement
best practice initiatives. The nature and extent of larger developments provides the opportunity for increased potential benefits and opportunities for
improvement. Hence greater rigour in investigation is justified.
a sustainable design
assessment plus
(SDA+)
Generally it will be necessary to engage a sustainability consultant to prepare a SMP.
a sustainability
management plan
(SMP)
the contents of an SMP
SUSTAINABLE
BUILDING
ASSESSMENT
CHECKLIST
PDF LINK
back to top
9 ‘SDA’, ‘SDA+’ and ‘SMP’ explained
a sustainable
design assessment
(SDA)
An example template for a SMP is attached to this guide.
A SMP must address each of the 10 key environmental impact categories that are relevant to sustainable buildings:
· Indoor environment quality
· Energy efficiency
· Water resources
· Stormwater management
· Building materials
· Transport
· Waste management
· Urban ecology
· Innovation
· Ongoing building and site management
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
a sustainable design
assessment plus
(SDA+)
a sustainability
management plan
(SMP)
sustainability
assessment checklist
a sustainable design
assessment plus
(SDA+)
a sustainability
management plan
(SMP)
SUSTAINABLE
BUILDING
ASSESSMENT
CHECKLIST
PDF LINK
back to top
In relation to each category the following information should
be provided:
· Objectives: explain the general aims and purposes of the category with regards to the planning policy
· Standard: suggestion of potential benchmarks and standards that might apply
· Topics to be addressed: a list of potential topics that fall under the main category and might need to be discussed. Planners can indicate whether a
certain sub-criterion needs to be addressed and include additional relevant sub-criteria. A ‘comment’ section leaves space for further elaboration.
· Design response: the approach taken to achieving the objectives. The applicant will reference established benchmarks and describe how the
benchmarks are to be met.
· The SMP should also outline how the design measures will be delivered through the design & construction process (responsibilities)
its adequacy
9 ‘SDA’, ‘SDA+’ and ‘SMP’ explained
a sustainable
design assessment
(SDA)
To encourage best practice, creativity and innovation there is no specific requirement or standard stated which must be met in terms of building
sustainability for larger developments. Applicants will need to agree with Council at the outset of a project about what level of sustainability they are seeking
to achieve in their development, and the targets or tools they are proposing to use to meet that objective.
Applicants should draw on suggested and / or other relevant sources to demonstrate how a proposed design addresses the agreed objectives.
As a minimum, the level of sustainability agreed between Council and an applicant should be equivalent to or higher than a 4 Star Green Star rating. Green
Star’s rating tools are available from the following website: http://www.gbca.org.au/green-star/rating-tools/
A SMP should be referred to the municipal ESD officer for review and comment.
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
10 state policy recommendation
This section provides an example of the provisions that could be included into the state section of Victoria Planning Provisions by the Department of Planning
and Community Development, to strengthen and clarify the role of sustainabiity assessments for buildings, as part of the planning permit application process.
state policy
recommendation
PDF LINK
This section provides an example of how the state section of the Victoria Planning Provisions (VPPs) could be changed to strengthen and clarify the role
of sustainability assessments for buildings in Victoria, as part of the planning permit application process.
The provisions suggested would apply statewide, and would allow all municipalities to require a sustainability assessment for developments of all
scales, at the planning permit application stage.
The provisions are based on the revised state section that the Department of Planning and Community Development (DPCD) is presently preparing.
If the VPPs were to be changed to incorporate such wording. the provisions would apply to all municipalities throughout the state. Such an amendment
would avoid the need for individual municipalities to prepare their own planning scheme amendments to strengthen and clarify the role of sustainability
assessments for buildings in the planning permit process.
10 state policy recommendation
The revised state section of the VPPs proposes a new Section 17 that will contain a number of policies that are specifically related to ‘buildings’. These
provisions include urban design, cultural heritage, safety and energy efficiency. The suggestion is that a new policy be included in that section that relates
specifically to sustainability assessments for buildings. The policy would provide the strategic justification for sustainability assessments for buildings.
To supplement the policy, a new clause is suggested in Clause 52, which is the section of the VPPs that enable particular provisions to be inserted for
specific matters. The suggested new clause would set out particular provisions in relation to sustainability assessments for buildings. The clause would
provide the process by which sustainability assessments would be undertaken.
It should be noted that this guide refers to three types of sustainability assessments for buildings:
- a Sustainability Design Assessment (SDA)
- a Sustainability Design Assessment Plus (SDA+)
- a Sustainability Management Plan (SMP)
Reference to a SDA in the following suggested policy should be read as a reference to a SDA+ as described in the guide. The less detailed SDA,
as described throughout the toolkit, will become redundant once an amendment is made to the planning scheme.
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
11 local policy recommendation
This section provides an example of the provisions that could be included into the Victoria Planning provisions by local councils, to strengthen & clarify the
role of sustainability assessments for buildings, as part of the planning permit application process.
local policy
recommendation
PDF LINK
This section provides an example of how the local section of the Victoria Planning Provisions (VPPs) could be changed to strengthen and clarify the role
of sustainability assessments for buildings, as part of the planning permit application process.
The provisions suggested in this brochure would only be appropriate to apply if a statewide amendment had not been initiated by the Department of
Planning and Community Development. If a statewide amendment had been implemented, there would be no need for the suggested local amendment.
The suggestion is that a new local planning policy be inserted into the local section of the planning scheme. The local policy would provide both the strategic
justification for sustainability assessments for buildings and the process by which such assessments would be undertaken.
It should be noted that this guide refers to three types of sustainability assessments for buildings:
- a Sustainability Design Assessment (SDA)
11 local policy recommendation
- a Sustainability Design Assessment Plus (SDA+)
- a Sustainability Management Plan (SMP)
Reference to a SDA in the following suggested policy should be read as a reference to a SDA+ as described in the guide. The less detailed SDA,
as described throughout the toolkit, will become redundant once an amendment is made to the planning scheme.
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
12 glossary
This section provides a glossary of acronyms and commonly used terminology relating to sustainable buildings and sustainability assessment
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ACH
Best Practice
COP
Co-generation
Air Changes per Hour
EER
Energy Efficiency Ratio. A performance measure for heat pumps which compares heating/cooling output to electrical input.
If expressed in metric units the EER is the same as the COP. In case imperial units are used the EER = COP x 3.413
Embodied Energy
Embodied energy is the energy consumed by all of the processes associated with the production of a building, from the
mining and processing of natural resources to manufacturing, transport and product delivery. Embodied energy does not
include the operation and disposal of the building material. This would be considered in a life cycle approach. Embodied
energy is the ‘upstream’ or ‘front-end’ component of the life cycle impact of a home
ESD
ESDMP
GHG
GHG Coefficient
GTP
Ecological Sustainable Development
IEQ
Indoor Environment Quality – encompasses all aspects of the indoor setting including air quality, ventilation, thermal
comfort, lighting and noise
Imperial Units
kL
kW
kWe
kWh
Units like British Thermal Units (BTU), feet (ft), etc. Commonly used in the US and Great Britain
A combination of techniques, systems and methods that through research have led to optimum ESD outcomes
Coefficient of Performance. A performance measure for heat pumps which compares heating/cooling output to electrical input
The production of power and heating from the one energy source (e.g. gas) which harnesses the byproduct (waste heat) of
the energy generation process for recirculation, i.e. for space heating
Ecologically Sustainable Design Master Plan
Greenhouse Gas
This value determines how many GHGs are released by a certain power grid, fuel, etc.
12 glossary
Green Travel Plan – details the sustainable travel options for a development and seeks to develop a strategic approach to
changing travel behaviour
Kilo Liter = 1,000 Liters
Kilowatts. The power of engines as well as heat and cooling loads are measured in kW
Electric Kilowatts – electrical power
Kilowatt hours. A measure of energy. 1 kWh = 3.6 MJ
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary
LOCAL GOVERNMENT - PLANNING FOR
SUSTAINABLE BUILDINGS
GUIDE
back to top
kWth
Metric Units
MJ
Renewable Energy
RECs
R-value
Thermal Kilowatts – thermal power
SHW
Solar Electricity
Solar Thermal
Sustainability
Tri-generation
Solar Hot Water
VOCs
Volatile Organic compounds The World Health Organization defines VOCs to include all organic compounds
(substances made up of predominantly carbon and hydrogen) with boiling temperatures in the range of 50-260°C,
excluding pesticides. This means that they are likely to be present as a vapour or gas in normal ambient temperatures.
Substances that are included in the VOC category include aliphatic hydrocarbons (such as hexane), aromatic hydrocarbons
(such as benzene, toluene and the xylenes), and oxygenated compounds (such as acetone and similar ketones)
VRF
VRV
Variable Refrigerant Flow. This is a different name for VRV systems (See below)
WELS
WSUD
Water Efficiency Labelling and Standards www.waterrating.gov.au
Units like Megajoules (MJ), meter (m), etc. Commonly used everywhere in the world
Megajoules. A measure of energy. 1 kWh = 3.6 MJ
Renewable energy is power generated by means
Renewable Energy Certificates; managed by the Office of the Renewable Energy Regulator www.orer.gov.au
R-value measures the resistance of to heat flow. The higher the R-value, the slower the rate of heat flow through a particular
material or system (i.e. the greater the insulating capacity)
Generating electricity direct from the sun using Photovoltaic
Generating heat from the sun. The heat can be either used direct for space heating or to generate steam and produce
electricity
Ecologically sustainable development
12 glossary
The production of power, heating and cooling from the one energy source (e.g. gas) which harnesses the byproduct
(waste heat/cooling) of the energy generation process maximising resource use
Variable Refrigerant Volume. This refers to an air-conditioning system which can transfer heat between different building zones.
This feature makes these units highly efficient
Water Sensitive Urban Design
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why make
buildings more
sustainable?
how to make
buildings more
sustainable
role of local
government
sustainability
assessment
tools explained
a planning or
building matter
goal setting
and targets
how to
organise your
municipality
sustainability
assessment
processes
‘SDA’, ‘SDA+’
and ‘SMP”
explained
state policy
local policy
recommendation recommendation
12
glossary