Microsoft Word 02 Exegesis doc A study of the Lithgow New Government Office Development Using Best Practice to Deliver Sustainable Developments Mark Urizar B of Arch, FRAIA, MBA, RPM School of Propert[.]
A study of the Lithgow New Government Office Development Using Best Practice to Deliver Sustainable Developments Mark Urizar B of Arch, FRAIA, MBA, RPM School of Property, Construction and Project Management RMIT University August 2007 This exegesis is submitted in fulfilment of the requirements of the degree of Master of Applied Science from the Royal Melbourne Institute of Technology ii Declaration I certify that except where due acknowledgement has been made, the work is that of the author alone; the work has not been submitted previously, in whole or in part, to qualify for any other academic award; the content of the exegesis is the result of work which has been carried out since the official commencement date of the approved research program; and, any editorial work, paid or unpaid, carried out by a third party is acknowledged I further declare that I was the appointed project manager for the procurement of the new Lithgow development In this role, I had the overall project management responsibility and was the authorised person for the project As the project manager, I directed this development from inception to completion Mark Urizar Mark.urizar@yahoo.com.au August 2007 Word count: 39,568 Inclusive of all words in this document Excluding words in Appendices Mark Urizar; Student No: 3033099 August 2007 iii Acknowledgements This research was part of a scholarship funded by the RMIT University, Department of Building & Construction Economics, Masters by Projects Program Acronyms ABGR ACT AIPM Basix BCA BRE CO2 Commerce CSF CSR D&C EMS ESD GEMP GOB GRI IR IPCC LCC NAFTA NatHERS NCSI OHS&R PAL PDS PM PMCofE PMG PSC QA RAIA RD RMIT SBS SDRO SEDA Sqm SRI TNS TQM UKEEO UTF WWF Australian Building Greenhouse Rating Australian Capital Territory Australian Institute of Project Management Building Sustainability Index Building Code of Australia Building Research Establishment (UK construction and environmental research consultants) Carbon Dioxide Department of Commerce Critical Success Factors Corporate Social Responsibility Document and Construct Environmental Management System Ecological Sustainable Design Government Energy Management Policy Government Office Building Global Reporting Initiative Industrial Relations Intergovernmental Panel of Climate Change Lithgow City Council American Free Trade Agreement National Home Energy Rating Scheme NATA Certification Services International Occupational Health, Safety and Rehabilitation Police Assistance Line Professional Development Strategy Project Management Project Management Centre of Excellence Project Management Group (Commerce) Project Support Centre Quality Assurance Royal Australian Institute of Architects Research and Development Royal Melbourne Institute of Technology Sick Building Syndrome State Debt Recovery Office Sustainable Energy Development Authority Square metres (area) Socially Responsible (ethical) Investments The Natural Step Total Quality Management UK Energy Efficiency Office Urban Task Force World Wildlife Fund Mark Urizar; Student No: 3033099 August 2007 iv Table of Contents Abstract Chapter Introduction 1.1 The Aims of the Research 1.2 Research Objectives 1.3 Description of the Single Critical Case Study Project 1.4 The Project Procurement Process 1.4.1 Pre-design Phase 1.4.2 Design Phase 1.4.3 Construction Phase 1.4.4 Building Operations Phase 1.5 Rationale and Relevance of the Single Case Project 1.5.1 Social and Organisational Responsibility 1.5.2 Business and Sustainability 10 1.6 Research Design 10 1.7 Research Methodology 11 1.7.1 The Assessment of the Lithgow GOB Development 12 1.7.2 Interviews 12 1.8 Summary 13 Chapter Historical and Cultural Context 14 2.1 The Single Case Study’s Host Organisation; Department of Commerce 14 2.2 Commerce’s Mission and Values 15 2.3 Commerce’s Business Drivers 16 2.4 Commerce’s Business Practices 16 2.5 Commerce’s Maturity and Project Management Roadmap 17 2.6 The Lithgow GOB Development Description and History 18 2.6.1 Research Background Information: The Appendices 22 2.7 Policies Adopted 22 2.7.1 Government Energy Management Policy 22 2.7.2 Premier of NSW Memorandum No 2004-4 23 2.8 Summary 24 Chapter Theoretical Technical Context and Basis for Sustainability 25 3.1 Established Research, Findings and Theories 25 3.1.1 Information gaps 26 3.1.2 Global Perspective 28 3.2 Business and Practices 30 3.2.1 Good and Best Practice 31 3.2.1.1 3.2.1.2 3.2.2 3.2.3 3.2.4 3.2.5 3.2.6 3.3 Benchmarking 33 Best Practice 34 Eco-Efficiency 36 Eco-Effective 37 Best Practice and Social Responsibility 38 Organisations’ Responsibility 41 Best Practice and Sustainable Property Developments 42 Sustainability 45 Mark Urizar; Student No: 3033099 August 2007 v 3.3.1 3.3.2 3.4 Sustainability – The Theoretical Basis 46 Business and Sustainability 50 Summary 52 Chapter 4.1 Analysis 53 The Need for the Analysis 53 4.2 The Single Case Study: The GOB Development 54 4.2.1 The Pre Design Phase 54 4.2.2 The Design Phase 58 4.2.2.1 4.2.2.2 4.2.2.3 4.2.2.4 4.2.2.5 4.2.2.6 4.2.3 The Business Aspects 58 The Social Aspects 59 The Environmental Aspects 60 The Life Cycle Aspects 61 The Technological Aspects 61 The Economic Aspects 62 The Construction Phase 62 4.2.3.1 4.2.3.2 4.2.3.3 4.2.3.4 4.2.3.5 4.2.4 Document and Construct Process 63 C21 Collaborative Contracting 64 Construction Safety 65 Environment Management Systems 65 Industrial Relations 66 The Building Operations Phase 66 4.2.4.1 4.2.4.2 4.2.4.3 4.2.4.4 Building Management Systems 67 Post Occupancy Evaluation 67 User Post Occupancy Evaluation 68 Energy Post Occupancy Performance Assessment 69 4.3 Interview Summary Analysis 70 4.3.1 Interview Response Findings 72 4.4 The GOB Assessment 73 4.4.1 The Business Aspects 74 4.4.2 The Social Aspects 74 4.4.3 The Environmental Aspects 75 4.4.4 The Life Cycle Aspects 76 4.4.5 The Technological Aspects 77 4.4.6 The Economic Aspects 77 4.5 Findings and Recommendations 80 4.5.1 The Procurement Phases Findings 81 4.5.1.1 4.5.1.2 4.5.1.3 4.5.1.4 4.5.2 4.6 The Pre-Design Phase Findings 81 The Design Phase Findings 83 The Construction Phase Findings 83 The Building Operations Phase Findings 83 Recommendations 85 Summary 85 Chapter Conclusions 87 5.1 Research Objectives 87 5.2 Research Aims 87 5.3 The Research and Key Findings 88 5.4 Implications of Research 89 5.5 Towards Sustainability 90 5.6 Recommendations for Further Research 91 Bibliography and References 92 Mark Urizar; Student No: 3033099 August 2007 vi Appendices A Interview Transcripts 98 - Interview transcript; Eric Yeo (Design Engineer), - Interview transcript; Graham Fry (Building Owner Representative) - Interview transcript; Ian Rufus (Town Planner, Lithgow City Council) B Craddock, R (Prepared by), NSW Department of Commerce, (2004) ‘Lithgow Government Office Block, Electricity Loading Report’, September 109 C AIPM PMAA Submission (Written by Mark Urizar, and Edited by Anne Williams and Bernice Redman, Department of Commerce), 2004 146 D AIPM NSW Department of Commerce, NSW Lithgow Government Office Building, & Award night extracts, in Excellence in Project Management 2004, Project Management Achievement Awards 197 E Design Report: Base Building Performance Specification 201 F Design Report: Sustainable Design Rationale and Fit-out Design Guidelines 241 G Design Report: Statement of Environmental Effects, Aug 2002 245 H Design Report: Development Application Report, Aug 2002 260 I Design Study Building Sunshade Diagrams 269 Mark Urizar; Student No: 3033099 August 2007 vii List of Figures FIGURE 1.1; IMAGES OF THE LITHGOW GOVERNMENT OFFICE DEVELOPMENT FIGURE 2.1; ROADMAP INTRANET WEB PAGE 17 FIGURE 2.2; RELATIONSHIP BETWEEN ORGANISATION’ S MATURITY AND PROJECT DELIVERY 18 FIGURE 3.1; ESTIMATED TOTAL LIFE CYCLE CO2 EMISSIONS FOR VARIOUS OPTIONS 36 FIGURE 3.2; NATHERS ENERGY LOAD ASSESSMENT FOR VARIOUS CONSTRUCTION PLANT OPTIONS 36 FIGURE 3.3; RELATIONSHIP OF FORMAL AND INFORMAL COLLECTIVE CHOICE AREAS 41 FIGURE 3.4; SUSTAINABILITY MODEL 47 FIGURE 3.5; FOUR PILLARS OF SUSTAINABLE CONSTRUCTION 48 FIGURE 4.1; THE COST OF OPPORTUNITY AND ITS IMPACT IN THE PROJECT LIFE CYCLE 57 FIGURE 4.2; PROJECT INPUTS, CONSIDERATIONS AND OUTCOMES 58 FIGURE 4.3; LEVEL SDRO FLOOR LAYOUT PLAN 59 FIGURE 4.4; ESD OFFICE CHAIR EXAMPLE 61 FIGURE 4.5; C21 AND GC21 WEB-PAGE ENTRY SCREENS 65 FIGURE 4.6; SUSTAINABILITY AND ITS DETERMINANTS 82 FIGURE 4.7; THE DIFFERENT PROCUREMENT PHASES DURING THE LIFE OF A PROJECT 84 FIGURE 5.1; TOWARD SUSTAINABILITY 91 List of Tables TABLE 2.1; GOB PROGRAM 20 TABLE 2.2; COMMERCE’S LITHGOW GOB DEVELOPMENT OUTCOME ASSESSMENTS 21 TABLE 3.1; RAINWATER GOOD MATERIAL COMPARISON TABLE 28 TABLE 3.2; ENERGY USE PER STATE COMPARISON TABLE 28 TABLE 3.3; ASSESSMENT FACTORS FOR CORPORATE SUSTAINABILITY 31 TABLE 3.4; ANNUAL FUEL COST BENCHMARKS OF OFFICE BUILDING TYPES 32 TABLE 3.5; TYPICAL AND GOOD PRACTICE OFFICE BUILDING TYPES COMPARISON TABLE 32 TABLE 3.6; ENERGY CONSUMPTION OF TYPICAL AND GOOD PRACTICE OFFICES 32 TABLE 3.7 AVAILABLE METHODS FOR ENERGY USE CALCULATIONS 35 TABLE 3.8; BUILDING IMPACT OF BELLBRAE PRIMARY SCHOOL REDEVELOPMENT 42 TABLE 3.9; METHODS TO MEASURE SUSTAINABILITY 47 TABLE 4.1 BENCHMARK ELECTRICITY USE ASSESSMENT 70 TABLE 4.2 SUMMARY OF INTERVIEW RESPONSES 71 TABLE 4.3 THE THEORETICAL SUSTAINABILITY RATING SUBJECTIVE ASSESSMENT OF THE LITHGOW GOB DEVELOPMENT 78 Mark Urizar; Student No: 3033099 August 2007 A study of the Lithgow New Government Office Development Using Best Practice to Deliver Sustainable Developments Abstract Business practices have and will continue to greatly influence and determine the shape and viability of the built environment Traditional practices have continued to use non renewable and polluting resources such as fossil fuels, and these are rapidly becoming unviable and unacceptable within the built environment As an alternative to these traditional practices, concerned building practitioners are applying best practice initiatives in the-belief that these produce sustainable outcomes This research is based on the hypothesis that applying building industry’s best practice initiatives can deliver sustainability within the built environment This hypothesis assumes links between the applied practices, the outcome achieved and sustainability This research tests this hypothesis with a single ‘critical’ case project; the recently constructed Lithgow Government Office Building (GOB) Development, and against a theoretical framework that defines sustainability The GOB Development is a best practice example procured by a long lived and socially responsible organisation, government organisation - the Department of Commerce This organisation adopted and applied new government policies along with best practice initiatives to produce a new benchmark – an award wining, trend-setting, seemingly sustainable development The industry successes of the GOB Development made this a suitable single case study, one that was most likely to fare better than any other development procured at that time and by other means The research conducted provides an insight and understanding into all the different factors during the procurement of the GOB project and highlights how these influenced the eventual built outcome and determined whether sustainability would be attained This research assessment is seen as a crucial step in understanding the many limitations of best practice and thereby enabling the building industry’s progression towards achieving sustainability within the built environment The potential insight that can be gained from this research can enable the relationship between practice and theory to be better understood, and thereby provide the means to influence all future built outcomes It is believed that such insight can encourage building practitioners and organisations to adopt and apply best practice initiatives as a means to achieve sustainability within the built environment Chapter Introduction This research is the study of a single critical case project, the study of an award wining, seemingly sustainable development that was procured from a long-lived organisation and adopted industry best practice initiatives This single case project, Lithgow Government Office Building (GOB) is studied from its inception to occupation, together with its host organisation and the adopted practices used to procure this development This research provides an insight and understanding into how business practices can influence the outcomes produced and determines whether the application of industry best practice has the potential to deliver a sustainable built outcome This research and study is considered important as it has the potential to direct future business practice towards achieving sustainability within the built environment At present, the building industry and its product - the built environment - are adversely impacting on nature, both at the local and national level, causing many of the natural systems to change in ways that are now starting to threaten our long-term survival Buildings worldwide consume about 50% of the planet’s material resources and use 40% of all energy The construction of buildings is estimated to consume billion tones of raw materials per year, and generating 50% of all waste produced with 50% in the form of chlorofluorocarbons (CFC) and HCFC Traditional practices used by the building industry have contributed to the release of carbon dioxide (CO2) into the atmosphere, attributed to the manufacturing process used by many common building materials The release of CO2 into the atmosphere has continually increased since the industrial revolution and is now starting to affect the world’s climates by increasing global temperatures In the next two decades alone, global temperature is predicted to rise by 0.7 degrees Fahrenheit According to the Worldwatch Institute, almost 40% of the 75 billion tons of raw materials annually extracted from the Earth are transformed into the concrete, steel, glass, rubber and other elements that make our buildings One quarter of the annual wood harvest is used for construction And buildings consume about 40% of the world’s energy production and produce 40% of the sulfur dioxide and nitrogen oxides that cause acid rain and smog.3 Such information can be viewed as key challenges and as catalysts for change The most viable option to meet these challenges is for the building industry to adopt ‘best practice initiatives’ and reduce its impact on the global environment by enabling and achieving sustainability However, this can only be achieved if the adopted best practice initiatives can positively influence, define and determine the type of outcome produced Day, 2000 Eilperin (2007) who quoted Gerald Meehl, a senior scientist at the National Center for Atmospheric Research in Boulder, Colorado USA Talarico, 2004 Mark Urizar; Student No: 3033099 August 2007 ... than you, and in what areas they are better than you, and then create a roadmap to get there In creating a roadmap, assess your situation Benchmark, build a plan of attack, execute and then measure... 3033099 August 2007 A study of the Lithgow New Government Office Development Using Best Practice to Deliver Sustainable Developments Abstract Business practices have and will continue to greatly... building practices can enable sustainability and provide organisations with the assurance that the application of best practice will achieve sustainability in the outcomes they produce, within the