Case Studies
Floth 69 Robertson Street
Design Feature
Type of project
Landowner Strategy
State
Queensland
Location
Urban
Floth 69 Robertson Street is a commercial building located in Fortitude Valley, Brisbane. Having owned the property since 2000, Floth Sustainable Building Consultants explored a range of options for the site before deciding in June 2014 to construct a new, purpose-built head office. The result has set new sustainability benchmarks and offers a healthy working environment for the occupants of the building.
Setting the sustainability benchmark
When Floth Sustainable Building Consultants selected 69 Robertson Street in Fortitude Valley as the site of their new headquarters, the immediate objective was to achieve the most sustainable office building possible at market value. The architectural design consists of three storeys of office space, with a total lettable area of 1042 square metres. The fully finished first floor tenancy offers 373 square metre net leasable area (NLA), while Floth occupies levels two and three – spanning 351 square metres and 317 square metres NLA respectively.
The first stage of the sustainability process was extensive modelling in order to find best practice solutions. To minimise the building’s ecological footprint, Floth ran a 60 year whole-of-building Life Cycle Assessment (LCA) which involved collecting as much information as possible about the materials and equipment used in the project, as well as its expected energy requirements. Floth Sustainable Building Consultants used these findings, along with additional business requirements, as a blueprint to guide design requirements.
The first stage of the sustainability process was extensive modelling in order to find best practice solutions. To minimise the building’s ecological footprint, Floth ran a 60 year whole-of-building Life Cycle Assessment (LCA) which involved collecting as much information as possible about the materials and equipment used in the project, as well as its expected energy requirements. Floth Sustainable Building Consultants used these findings, along with additional business requirements, as a blueprint to guide design requirements.
69 Robertson Street achieved a six-star National Australian Built Environment Rating System (NABERS) rating through a plethora of sustainable provisions in the building design. Floth 69 Robertson St is the first commercial office building to receive a Green Star Design and As-Built v1.1 certified rating in November 2015 and a six-star NABERS Indoor Environment (IE) rating in May 2016.
Green trellis walls located throughout the building feature drought-resistant plants that add to the indoor ambiance and sense of place.
Additionally, it was also the first building upon completion in August 2015 to publicly adopt the Australian Sustainable Built Environment Council (ASBEC) Zero Carbon Standard Building definition.
Additionally, it was also the first building upon completion in August 2015 to publicly adopt the Australian Sustainable Built Environment Council (ASBEC) Zero Carbon Standard Building definition.
In its final design, construction and operation, the sustainable features of the building have had a positive impact on workers performance, productivity and satisfaction. For example, the project has a secure biking parking area for employees located in the basement level of the building. The provision of end-of trip facilities at workplaces has been shown to have a positive impact on workers decisions and behaviours to actively commute to work. Furthermore, there was a deliberate effort to limit the car parking spaces available and select a site in close proximity to public transport. The building is located less than 1 kilometre away from the Fortitude Valley Train Station and along multiple bus lines. Moreover, the inclusion of stairs in the building passively promotes physical activity and the natural light well encourages use of these stairs.
During construction of Floth 69 Robertson Street, the core concepts of global warming, climate change and health impacts of building practices were discussed in the induction training that was provided as part of the safety requirements for every contractor working on the project.
During construction of Floth 69 Robertson Street, the core concepts of global warming, climate change and health impacts of building practices were discussed in the induction training that was provided as part of the safety requirements for every contractor working on the project.
Project team
- Architect: MONDO Architects
- Building services: Floth Sustainable Building Consultants
- Client: Floth Sustainable Building Consultants
- Contractor (builder): James Trowse
- Electrical services contractor: Stowe Australia
- ESD: Floth Sustainable Building Consultants
- Hydraulics services contractor: Hollywood Plumbing (Qld)
- Mechanical services contractor: VAE Group
- Project manager: Russell James
Project Cost
Approximately $3.9 Million
Health value
Floth 69 Robertson Street is registered and pursuing a WELL New and Existing Interiors Certification at the Gold level and is implementing a number of additional health and wellness initiatives including but not limited to:
- Over 40% of workstations have sit-stand desks
- Healthy food provision and labelling
- Herb and vegetable garden on roof to staff members to enjoy
- Fitness incentives including free swimming pool memberships for interested staff
- 50% subsidy on Fitbits for interested staff
- Active transport facilities including showers, lockers and bicycle maintenance tools
- Health and wellness awareness library
- Stress management program for interested staff.
Economic value
The majority of the structural materials of the building were sourced locally, including masonry which was from Ormeau QLD, with all raw material extracted from the Gold Coast area. Therefore, money is being invested back in to the local economy.
Reduced staff costs as buildings with environmental performance have a propensity to increase occupant satisfaction. This leads to improved staff wellbeing and productivity while reducing sick leave and staff turnover, thereby directly improving business profitability. There is a comprehensive body of international peer-reviewed research that can be drawn upon to suggest that productivity improvements of 8-11% are not uncommon as a result of better air quality alone.
Reduced staff costs as buildings with environmental performance have a propensity to increase occupant satisfaction. This leads to improved staff wellbeing and productivity while reducing sick leave and staff turnover, thereby directly improving business profitability. There is a comprehensive body of international peer-reviewed research that can be drawn upon to suggest that productivity improvements of 8-11% are not uncommon as a result of better air quality alone.
Environmental value
Sustainability was considered in every element of designing 69 Robertson Street. In terms of façade design, the building incorporated low-e double glazing, thermally insulated assemblies and integral shading provided by articulation and balcony elements. The building used low Volatile Organic Compound (VOC) paints, sealers and floor coverings and low formaldehyde engineered wood products. 95% of the natural timber was Forest Stewardship Council (FSC) certified and the decking was 50% FSC and 50% recycled.
Indoor Environment Quality (IEQ) monitoring sensors located in all office and meeting zones were set up to measure and control CO2 levels to below 800 parts per million by continuously adjusting outside air ventilation rates. Additionally, the building’s ventilation system demand controlled, and a combination of standard and fresh air ducted indoor units meets airflow requirements and provides optimal thermal comfort.
Some pioneering practices were also established when designing the building’s power and water systems. The site is a ‘zero lot line’ (meaning the structure covers nearly the entire land area of the block) so there is little stormwater to deal with on the ground. Therefore, most stormwater that falls on the roof is collected in a 15,000 litre tank and used for flushing toilets and irrigation. Green trellis walls located throughout the building feature drought-resistant plants that add to the indoor ambience and sense of place. This combination of features has resulted in a 74% reduction in the amount of potable water the building would normally expect to use.
The building has a 15 kilowatt roof-mounted solar photovoltaic system which produces 28% of its total operational electricity. A solar thermal hot water preheat system and an efficient gas heated storage tank further reduces its power demands. A LED lighting system achieves a lighting power density of less than six watts per square metres and is automatically controlled with occupancy and daylight sensors. Supplemental power from the grid is 100 per cent accredited GreenPower which completes the building’s zero carbon model.
Indoor Environment Quality (IEQ) monitoring sensors located in all office and meeting zones were set up to measure and control CO2 levels to below 800 parts per million by continuously adjusting outside air ventilation rates. Additionally, the building’s ventilation system demand controlled, and a combination of standard and fresh air ducted indoor units meets airflow requirements and provides optimal thermal comfort.
Some pioneering practices were also established when designing the building’s power and water systems. The site is a ‘zero lot line’ (meaning the structure covers nearly the entire land area of the block) so there is little stormwater to deal with on the ground. Therefore, most stormwater that falls on the roof is collected in a 15,000 litre tank and used for flushing toilets and irrigation. Green trellis walls located throughout the building feature drought-resistant plants that add to the indoor ambience and sense of place. This combination of features has resulted in a 74% reduction in the amount of potable water the building would normally expect to use.
The building has a 15 kilowatt roof-mounted solar photovoltaic system which produces 28% of its total operational electricity. A solar thermal hot water preheat system and an efficient gas heated storage tank further reduces its power demands. A LED lighting system achieves a lighting power density of less than six watts per square metres and is automatically controlled with occupancy and daylight sensors. Supplemental power from the grid is 100 per cent accredited GreenPower which completes the building’s zero carbon model.
Social value
Enhanced and maintained corporate social responsibility reputation, which assists in attracting and retaining quality staff who are environmentally aware.
Improved tenant-landlord relationship and tenancy experience, leading to fewer tenant-landlord disputes and potentially offset costs associated with more frequent office relocations.
Higher occupancy rates and lower tenant turnover due to improved tenant-landlord relationship and tenants’ satisfaction: The 2017 project vacancy rate is 0% which is significantly lower than the average vacancy rate of the office market for Brisbane of 14.7% (PCA, Brisbane market report, January 2014).
Improved tenant-landlord relationship and tenancy experience, leading to fewer tenant-landlord disputes and potentially offset costs associated with more frequent office relocations.
Higher occupancy rates and lower tenant turnover due to improved tenant-landlord relationship and tenants’ satisfaction: The 2017 project vacancy rate is 0% which is significantly lower than the average vacancy rate of the office market for Brisbane of 14.7% (PCA, Brisbane market report, January 2014).
Use value
In addition to ongoing hosting of Green Star Foundation Courses and Masterclasses, a GBCA Boardroom lunch for C-level executives with Queensland Minister of Housing and Public Works Mick de Brenni invited as keynote speaker was held at Floth conference room to foster relationships and mutually common goals between the GBCA, industry leaders and Government.
The local Brisbane chapter of the Living Building Challenge collaborative also use the building to meet after hours to discuss sustainable building design beyond the GBCA’s Green Star.
The local Brisbane chapter of the Living Building Challenge collaborative also use the building to meet after hours to discuss sustainable building design beyond the GBCA’s Green Star.
References
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