Incentives and Barriers impacting theImplementation of Green Building Exteriors

University of New South Wales

Bachelor of Planning

October 2009

Jason Duda

Abstract

Green exteriors, encompassing vegetated walls and roofs, are considered by many commentators

and practitioners to benefit local amenity and assist in improving the physical environmental conditions

around buildings. In the broader urban context the technical benefits brought about by these built

form treatments in tropical and temperate climates also assist in reducing the heat island effect. The

improved local amenity aspect is particularly important when assessing public interest considerations

and the social aspect of triple bottom line reporting. While local development controls and strategies

have begun to identify the need to encourage green exteriors in major Australian cities, the lack of an

integrated green space approach comprising roof, wall, and ground elements is identified. This gap

in policy limits opportunities for connecting public and private green spaces to create an enhanced

city wide green space network. The thesis recognises that in recent times green building codes

have been the main driver of encouraging green building technologies and that economic costs of

implementing green exteriors are greater than conventional exterior treatments. However, the thesis

concludes that green exteriors can potentially provide more than just environmental benefits and

explores opportunities that can be taken by policy makers to encourage high quality green exteriors

in Australian urban development.

i

I sincerely thank Mr Philip Brogan and Professor Robert Freestone for providing guidance through

the thesis research process and for asking questions that made me think harder about the topic and

research process.

Additionally I thank all those who have assisted in the research processes particularly the

representatives from Green Roofs Australia.

My employer, Urbis, in particular Sydney Design Director, Mr Rohan Dickson for being supportive and

understanding of my requirements to complete the Bachelor of Planning degree and for teaching me

so much on the job about planning, politics and urban design.

Finally, my partner Madeline for being understanding and supportive.

Acknowledgements

ii

Table of Contents

iii

1 Introduction ................................................................................................................... 1

1.0 General Introduction .............................................................................................................. 21.1 Research Scope ..................................................................................................................... 4 1.2 Research Objectives ............................................................................................................... 5 1.3 Methodology ........................................................................................................................... 6 1.4 Structure .................................................................................................................................. 10

2 Importance and Types .................................................................................................. 11

2.0 Definition of Green Exteriors ................................................................................................. 12 2.1 Elements of Green Exteriors ..................................................................................................... 14 2.2 Vertical Green Exterior Typologies ............................................................................................ 17 2.3 Horizontal Green Exterior Typologies ........................................................................................ 20 2.4 The Importance of Objectives ................................................................................................... 21

3 Barriers ................................................................................................................................ 22

3.0 Introduction ............................................................................................................................ 233.1 Uncertainty and Risk in New Technology .................................................................................. 23 3.2 Competition for Use of Facades ................................................................................................ 25 3.3 Economic Cost ....................................................................................................................... 26 3.4 Lack of Policy and Standards ..................................................................................................... 28

4 Incentives ........................................................................................................................... 30

4.0 Introduction ............................................................................................................................ 314.1 Reduced Heat Island Effect .................................................................................................... 31 4.2 Visual Quality ........................................................................................................................... 32 4.3 Local Production ...................................................................................................................... 33 4.4 Natural Environment ................................................................................................................. 34 4.5 Economic ................................................................................................................................. 36 4.6 Social ....................................................................................................................................... 36

iv

5 Case Studies ..................................................................................................................... 37

5.0 Introduction ........................................................................................................................... 38 5.1 Commonwealth Policy ............................................................................................................. 38 5.2 New South Wales State Policy ................................................................................................. 40 5.3 CIty of Sydney Local Policy ...................................................................................................... 40 5.4 CBD Fringe Case Studies ........................................................................................................ 42 5.5 KENS Site ............................................................................................................................... 45 5.6 The Ivy ..................................................................................................................................... 45 5.7 M Central ................................................................................................................................. 46 5.9 Council House 2 ....................................................................................................................... 47

6 Recommendations ....................................................................................................... 48

6.0 Context of Recommendations .................................................................................................. 496.1 Key Principles and Objectives ................................................................................................. 50 6.2 Research Outcomes ............................................................................................................... 53 6.3 Future Research Recommendations ....................................................................................... 54 6.4 Conclusion .............................................................................................................................. 55

References ............................................................................................................................ 57

Appendix A - Extract from Rockdale City Council DCP 71 - Landscape Design ....................... 61

Appendix B - HREAP Approval ........................................................................................ 68

introduction 1

1.0 General Introduction

2

Figure 1 Green exteriors not new for Australia. Drawing in Riviera investments Prospectus, proposed block of bachelor flats, Perth, John Oldham, 1936, reproduced (Buttler-Bowden & Pickett 2007: 95)

In recent years as building form changed

in the bid to gain efficiency, designers

have over looked opportunity for inclusions

of green exteriors in their building forms.

Interest in roof gardens is a relatively recent

phenomena even though there have been

a significant amount of flat roof in building

designed in the last 50 years, whilst

designers and engineers have struggled to

manage storm water.

Examples of the earliest green building exteriors acknowledged in literature date back as early as the

16th century (Lambertini 2007) for vertical gardens and for contemporary roof top gardens it has been

noted as stemming from Germany as early as the 1960’s (Elliot 2008). The establishment of these

as viable techniques can be exemplified through examples of regular practitioners such as Emilio

Ambasz, Patrick Blanc and Ken Yeang. In the context of Post-European settlement in Australian

there are examples of green exteriors form the first half of the 20th Century including residential flats

in Perth (Figure 1). More significantly it has been the growth of public knowledge and understanding

about sustainability and green building that has sparked a recent rise in interest and implementation

of green building exteriors.

The terminology to describe green building exteriors in both literature and policy is both vast and

inconsistent. Green Exteriors was a term that arose in early thesis discussions with UNSW Professor

Robert Freestone which encompassed both flora based walls and roofs. This term is used throughout

the thesis encompassing the use of either a vertical and/or a horizontal building exterior that contains

flora. The preference for this terminology is to recognise an integrated approach to addressing the

technique of incorporating flora into the facades and roof of a building. During the course of the

research, it was found that many people were uncertain of what “Green” was referring to, so in order to

establish clear definition of what is being studied and avoiding green washing this thesis embellishes

a chapter devoted to the definition of types of green exteriors.

The concept of biophilia, the innate need for contact with nature; a term coined by E.O. Wilson

and recognised by Beatley (2009) in the Australian context of bush capitals is a key rationale for

development of green exteriors in Australia. As opportunities to develop ground level green spaces, in

line with population growth and increased densities, become more limited the desire will change the

way green space that which green space is provided experienced.

Managing the risks and expectations of the users and owners of green exteriors will also become

increasing important as the technology is implemented more widely. The impact of the existing and

future climate, risk of fire, pests and maintenance are all fears that affect property owners, however

the success of green exteriors will to be ensure that the benefits out weight these fears.

3

1.1 Research Scope

4

The research is primarily focused on the implementation of green exteriors, in inner city areas, as

defined in chapter two. However it is recognised that many of the issues explored may apply to

the implementation of green exteriors in less dense urban areas. The research does not examine

art works or stand alone structures that use flora as part of their exterior but do not serve another

particular function that would normally be in an urban “commercial“ development (e.g. car parking,

storage etc.).

There is no attempt made to specifically address particular land uses on an individual basis, however

it is acknowledged that green exteriors have different roles in publicly accessible and non-publicly

accessible locations. Green walls and vertical gardens that are internal are also not considered as

part of this research. While this research is focused on establishing a coordinated approach to building

exteriors, a whole building approach for greening buildings,including green interiors, does appear

to have merit. The research does not attempt to examine green exterior design in detail however

considers broad integration, urban design and construction issues.

The selection of examples examined in this research are based on relevance, weight in literature and

upon recommendations from organisations that have an interest in promoting green exteriors.

1.2 Research Objectives

The aim of the research is to develop ideas on a relatively new topic area for planners and urban

designers. There are six broad objectives of the research to help achieve this:

• Provide definition of what green exteriors are and why they are important in the Australian

context.

• Identify the most significant barriers faced by those attempting to implement green exteriors.

• Provide a summary of the existing policy situation for Sydney CBD.

• Determine the most relevant form of policy/legislative/governance implementation framework

for Sydney CBD.

• Determine which level(s) of government are creating barriers and which are providing incentives

for green exteriors.

• Develop a set of principles to address social, economic and environmental issues for green

exteriors as a single entity i.e. not individual designs for walls and roof focusing on interaction

between roofs and facades as well as adjoining exteriors.

5

1.3 Methodology

Figure 2 Green Exterior research methodology process diagram (Duda 2009)

case

stu

dies

Relevant POlicY RevieW

tRiPle bOttOmline RequiRements / cOst

deteRmine cOntRibutORs tO success

assessment OF incentives and baRRieRs

develOP design and Planning POlicY RecOmendatiOns

sOcial ecOnOmic enviROnmental

gOveRnance and imPlementatiOn(sPeciFic aPPlicatiOn tO sYdneY)

undeRstanding OF POlicies and case studies

undeRstanding OF HistORY, tecHnical design and cOnstRuctiOn metHOds

STAGE 1

(liteRatuRe RevieW)

STAGE 3(analYsis and FORmulatiOn OF RecOmmendatiOns)

STAGE 2

(inteRvieWs and site visits)

living WallsgReen WallsveRtical gaRdens vegetated Walls Wall gaRdens

living ROOFsgReen ROOFsROOF(tOP) gaRdensvegetated ROOFsskY gaRdens

HorizonTAl VErTicAl

gReen buildingsgReen staR buildingsveRtical FaRms

inTEGrATEd

TEc

Hn

icAl

cAS

E ST

ud

iES

Poli

cy

seaRcH tecHnique - using knOWn teRminOlOgY

gRe

en e

xteR

iORs

6

The research was undertaken

between July and October 2009

and comprises of three stages as

shown in the methodology process

diagram (Figure 2). It is noted that

there is inconsistent and a variety of

terminology used to describe what

has been in this research as green

exteriors. The specific research

methods are explained in greater

detail on the following pages.

7

Qualified Written Data Identification and Review

The review of literature forms a key component of the thesis. There are a limited number of local

examples of green exteriors and academic literature for green exteriors, this is noted by Downton

(2008) and Loh (2008). The lack of local literature can be attributed to the recent rise of a number

of green technology including green exteriors with limited examples of implementation. The existing

literature also generally focuses on certain aspects of particular exteriors i.e. focus on walls or roofs

rather than taking entire building holistic approach. This required searching different terminology in

order to gather data on essentially growing flora on buildings. The terminology primarily searched is

shown in Figure 2 with searches primarily focused on the following categories:

• Technical Data

- Types of implementation

- Construction methods

- Physical barriers

- Social barriers

• Case studies

- Australian

- International

- Historical

• Policy

- Barriers

- Incentives

A review of select international, national, state and local policy was also undertaken. The selection

criteria of international and state policies reviewed was primarily those identified in literature and

nominated by organisations promoting green exteriors.

Qualitative Research Interviews

A variety of relevant organisations with an interest in green exterior policy or design including industry,

Non Government Organisations, Local Government were identified through review of literature as being

active in promoting or developing green exteriors. These organisations were contacted through publicly

available details including telephone and/or email. Through discussions with the organisations approached,

each organisation identified potential individuals within their organisation to assist with the research.

The purpose of these interviews were to gain a greater understanding of the perspectives of key

players prior to making recommendations for establishing principles for green exteriors.

INDUSTRY

Three green roof/wall design and construction businesses with representatives in Sydney were

approached for face to face interviews about their experiences of implementing green building

exteriors. However, no interviews were undertaken due to no response from business or unavailability

of representatives during the study period.

NON - GOVERNMENT ORGANISATIONS

The Green Building Council of Australia(GBCA) was approached for a face to face interview, the

organisation initially agreed to assist with research, however the employee delegated by the GBCA

responsible for assisting with research was non responsive to requests for an interview.

Green Roofs Australia was approached in both New South Wales and Victoria, an interview was

conducted with a Victorian Executive Member.

LOCAL GOVERNMENT

City of Sydney Council was contacted numerous times however did not nominate a representative

to participate in a research interview. City of Melbourne Council was not contacted directly however

through Green Roofs Australia, an interview was conducted with a senior architect with knowledge of

the Council House 2 project.

8

9

Mapping

Sydney CBD existing/proposed roofs and Walls in attempt to identify any geographical trends to assist

with comparison between Sydney and Melbourne CBDs. On street verification of known examples

was undertaken in October 2009.

A desktop Google Earth search for green roofs was undertaken for Rockdale, NSW where a

comprehensive green exteriors section of Development Control Plan 71 exists. This was to identify

any potential outcomes of this policy document, however no significant rooftop gardens were identified

from this analysis.

Retrofitting Using Bioclimatic Principles Conference 3 August 2009

The Retrofitting Using Bioclimatic Principles Conference was a one day conference held at the

University of Sydney with Ken Yeang as keynote speaker that was attended. The speakers delivered

presentations which provided a broad understanding of the issues faced in the retrofitting process.

The importance of managing solar and wind impact was also reinforced by many of the speakers.

Case Study Site Visits

Due to the number and quality of constructed green exteriors in Australia and the limited academic

literature available, a qualitative exploration of selected sites was identified as necessary. While

gaining access to constructed green exteriors was difficult, especially privately owned and used

rooftops, a limited number of examples located in Australia’s two largest urban centres, Melbourne

and Sydney, were examined.

Analysis using an enquiry by design approach specifically Ziesal’s (2006) Observing Physical Traces

methods along with photographic documentation were used for the following sites:

• Council House 2 (CH2), Melbourne, Victoria

• Embarkation Park, Woolloomooloo, New South Wales

• KENS Site (Westpac Place), Sydney, New South Wales

• The Ivy, 330 George Street, Sydney, New South Wales

(photography was not permitted at the request of management at The Ivy)

Other sites were also informally visited however viewed only from the public domain.

1.4 Structure

This research projects develops the idea that a single approach can be taken to developing a flora

based strategy for an urban site by way of roof, facades and ground planting. An attempt is made

to explore the broader issues in the implementation of green exteriors and the identification of any

benefits that out way these.

The thesis examines what green exteriors are and why they are important (chapter two). This is

followed by a critical analysis of what the barriers (chapter three) and incentives (chapter four) are for

the implementation of green exteriors in the inner city context. Chapter five contains a series of case

studies including a detailed study of Sydney CBD with references to examples in the surrounding

urban areas, comparisons to Melbourne CBD, and international case studies. Recommendations

and conclusions are made in chapter six on the basis of the case studies analysed and extent of the

research.

10

importance and types 2

2.0 Definition of Green Exteriors

12

Figure 3 Lack of iconic green exteriors, Ambaszs ACROS Building one of only a few recognisable examples of Green Exterior buildings (Lambertini 2007)

Green exteriors, taking the form of flora based walls and roofs and are a type of finish that can

be applied to a building or structure. In understanding the contextual setting for green exteriors it

must be acknowledged that the level of technology and public interest has growing rapidly in recent

years. The significant mainstream media coverage in recent years is exemplified through articles in

newspapers including The Sydney Morning Herald (Elliott 2008) and on television shows for example

ABC Gardening Australia (Kirton 2008). The mainstream media along with the benefits identified in

literature has contributed green exteriors moving from an almost utopian idea to a desirable finish

which can be exemplified through the implementation in corporate developments for example the

headquarters of Google and Lend Lease in Sydney (Greenwall 2009).

Green exteriors are one of many

examples of responses to changes

to climate and form within cities.

Ehrlich (1972) provides early insight

in the context of broader changes in

cities while Downton (2009) identifies

changes to cities in both a recent

and Australian context. Furthermore

recent examples specifically

addressing green walls and roofs at

the city level including CSIRO’s Your

home Technical Manual (Downton

2008) and case study examples in

Beatley’s (2000 & 2009) publications

on green urbanism and resilient

cities.

Green exteriors are considered by numerous commentators including but not limited to Johnson(2004),

Osmundson(1999), Oberndorfer et al.(2007) and practitioners Blanc(2008), Yeang(1994) to benefit

local amenity and assist in improving the physical environmental conditions in and around buildings.

In the broader context the technical benefits of these built form treatments assist in tropical and

temperate climates particularly with regard to addressing heat island effect (EPA 2009), (Oberndorfer

et al. 2007).

While green exteriors are considered desirable there is an apparent lack of recognisable historic ex-

amples of green exteriors. Figure 3 shows one of only a few recognisable historic examples of green

exteriors. In addition as noted in the methodology there are various definitions and terminology used

within the literature for green exteriors. This lack of recognisable examples makes explaining the

study area important and hence the elements and typologies are explored in the following sections.

For the purpose of this research green exteriors encompass any wall or roof that has a form of flora

growing on it to achieve an objective or serve a particular purpose as defined by the designer or pro-

prietor of the development.

13

Figure 4 Layering - Typical Layering of an extensive green roof (Wheeler & Osbourne 2009)

2.1 Elements of Green Exteriors

14

GREEN ROOF DESIGN RESOURCE MANUAL 4. LANDSCAPE DESIGN CONSIDERATIONS

4.6 Filter Course

layer or, in turn the stormwater system. An additional advantage is protecting the membrane.

-

parallel with the drainage layer.

Material groups and types

courses. Either the fabric is laid on top of the drainage course in a separate operation or it forms an integral part of ready-madematting.

-

detector proof.

4.6 - Filter Course

The elements that make up green exteriors have

been broken into components so that these can

be identified and analysed in terms of barrier

and incentives in greater detail. The basis for

the grouping are upon an understanding gained

from review of product literature (Fytogreen

2009, Greenwall 2009, Junglefy 2009), historical

examples and case studies (Osmundson 1999,

Wheeler & Osborne 2009, Oberndorfer et al. 2007,

Loh 2008). The elements have been classified in

to two categories, physical and social.

PHYSICAL

The physical elements of green exteriors are based on a principle of layering a number of components

to enable the growth of flora for a specific purpose such as shown in Figure 4. No distinctive or

minimum sizes of roof or wall area are required for green exteriors. However for food producing

exteriors at a production scale there are minimum sizes in order to achieve a critical mass for financial

implementation (Mendes et al. 2008). It is noted that there various permutations of modular or

manufactured systems of physical elements which avoid the need to construct each layer in situ,

hence adding with construction. Both in situ and prefabrication can be either retrofitted to existing

buildings or designed as part of new buildings.

The fixture to structural support ensures that the flora, growing medium and other components are

protected, safe, positioned correctly and hence achieve desired outcomes of the green exterior. The

fixture(s) may take many forms and may include adhesive, frame mounted, bolted or tensile wire

attachments. These may be connected in as an additional structure or module or be directly attached

to the facade or roof. Potential issues relate to the design, construction and maintenance as there are

not specific standards in Australia that relate to this particular construction.

The waterproofing element protects the facade or roof surface from water damage. Insulation is often

be place between the structural element and the waterproofing, in some cases protection board is

laid on the outer side of the waterproofing to protect it during construction (Osmundson 1999). Filter

fabrics and root barriers may also be used to protect the waterproofing element in the longer term.

Adequate waterproofing ensures that there are no structural issues caused by water penetration.

A drainage system may be integrated with the watering element to create an integrated hydrology

system or be separated. The drainage system ensures that excess water is drained from the wall or

roof to prevent leakage or water logging causing root rot.

The watering system waters the flora, and can be manually operated or in on a mechanical system.

The inclusion of water storage systems as part of designs ensure that water can be managed with

the potential to have a self sufficient water supply. High quality design of the overall hydrology can

result in a net benefit for the stormwater management of the site and potentially locality if a cumulative

impact is achieved.

Growing medium or substrate is holds nutrients to ensure the survival of the flora and provides structural

stability to the flora. The material in which the flora is grown is preferred to be light weight to prevent

excesses structural requirement, particularly for roofs. Blanc (2008) recognises that approximately

2500 plant species out of approximately 8000 identified species can live without soil which means that

the opportunities to implement green exteriors is vast.

The flora may be multi layered, living or replanted on a seasonal basis. The flora can be either

self sufficient or maintained. It is noted that some plant species require a minimum growing area in

order to achieve the desired outcome and many require specific conditions to thrive. The flora can

be selected to create the most desirable outcome as defined in the objectives of the green exterior.

These may include but are not limited to improving air quality, managing or making the most of water

collected on site, physical beauty, provision of biodiversity.

15

The provision of fertiliser and nutrients is important in ensuring plants thrive and reach potential

growth size and health so that to achieve green exterior objectives. The availability of obtaining of

purchasing is wide spread with the opportunity to purchase nutrients for maintenance over the internet

for delivery (Fytogreen 2009). All other material are generally available commonly except flora which

is dependent on local availability.

Other optional elements of green exteriors may include:

• Power generation elements such a photovoltaic cells

• Solar diffusers to minimise harsh sunlight entering the building or being harmful to plants

• Water features

• Sculpture

• Lighting (subject to local policy)

• Incorporation of paving and hard surfaces for access

• Furnishings including seating etc.

SOCIAL

There are a number of social elements of a green exterior, these include whether it can be used for

active, passive or visual recreation. The size and location of the green exterior provide an understanding

of the type of uses that can be undertaken within and around the exterior. While there are attributes

that contribute to social elements there are no particular social aspects that are common to all green

exteriors.

16

Figure 6 String Gardens (Unknown 2009)

2.2 Vertical Green Exterior Typologies

Figure 7 Milk bottle hanging garden, Mandurah, WA(Borrett 2009)

Figure 5 String Gardens (Unknown 2009)

17

Green walls and vertical gardens are the

most common collective terms used to

describe vertical green exterior typologies.

Specific design is subject to climate and site

related conditions however the following

typologies provide an example of the form

and nature of the area of study.

HANGING PLANTING

Comprise substrate filled containers hung

by wire, or string across facade, between

facades or from a frame attached to a

building.

Examples: No permanent examples.

Temporary examples:

• String Gardens, Celebrate Shape, Arhem

2009 Exhibition (Figures 5 and 6)

• Milk Bottle Hanging Garden, temporary

installation, Mandurah, WA. (Figure 7)

Figure 8 City of Sydney Library, Surry Hills, Facade Atrium Planting (Duda 2009)

Figure 10 262 Kent Street, Balcony (Layered) Planting (Duda 2009)

Figure 9 CH2, Climbing species grow from pots located on balconies on each level. An example of Layered Planting (Duda 2009)

18

FACADE ATRIUM (GLASS ENCLOSED)

Single level or the use of modules like

shelving containing flora in containers or

ground to form part of a presentation facade

enclosed by glass. Suitable for certain

species and climates that are not able to be

used in other vertical green exteriors, also

provide benefits for internal amenity.

Example:

• City of Sydney Library, Surry Hills, NSW

(Figure 8)

LAYERED PLANTING

Layered planting covers all or part of a facade

and is characterised by the use of substrate

in planter boxes, containers or pots to support

flora. It is one of the most simple form of

vertical green exterior and can be contained

on balconies, designed wall fenestrations,

shelves or frame attached to the exterior of

the building.

The green exterior cannot typically be

accessed unless located on balconies

Provides limited visual amenity

Examples:

• Council House 2, Melbourne (Figure 9)

• 262 Kent Street, Sydney (Figure 10)

• Z58, Shanghai

• ACROS, Fukuoka, also considered a series

of horizontal elements.

Figure 13 Ground level climbing plants attached to facade for aesthetic purposes (Duda 2009)

A display suite for the Clara housing development in South Yarra was designed to provide an early visual identity for prospective clients.

The display features the interior of a contemporary and elegant townhouse, opening onto a large private garden courtyard. The courtyard is filled with a grid of Pin Oaks, creating a continuous dappled canopy, through which a spectacular vertical garden can be seen extending the length of the site.

Clara Display Suite, South Yarra VIC RCorporation’s Clara South Yarra will comprise Townhouses, Villas and Apartments by Jackson Clements Burrows and Elenberg Fraser overlooking private courtyards, tree-lined streetscapes and a large new public parkland by Tract. The site is located at the corner of Clara and Palermo Streets, South Yarra.

Figure 11 fixed modular system attached to facade for aesthetic purposes (Tract 2009)

Figure 12 Doncaster Hotel, Kensington, NSW(Duda 2009)

19

FIXED MODULAR SYSTEM

Use panels of felt to hold flora and growing

medium. This typology is usually used for

smaller scale applications for maintenance

reasons.

Examples:

• Clara Display Suites, South Yarra

(Figure 11)

• Melbourne Central Shopping Centre,

• Ferry Road Markets, Southport, QLD

GROUND LEVEL PLANTING

ENCOURAGED TO GROW ON FACADE

(CLIMBERS)

Species selection of flora grown in soil at

ground level or in planter boxes, in the form

of climbing species. The are encouraged to

grow on frames, wires or directly attached

to wall.

Examples:

• Doncaster Hotel, Kensington, NSW

(FIgure 12)

• Council House 2, Roof, Melbourne

2.3 Horizontal Green Exterior Typologies

Figure 16 CH2 Roof (Duda 2009)

Figure 15 Embarkation Park, Woolloomooloo(Duda 2009)

APPENDIX - CASE STUDIESGREEN ROOF DESIGN RESOURCE MANUAL

1 2

type

construction

extras

extensive

a multi layered system

solar panelswind turbinescooling showersgrey water treatmentsewer mining

Council House 2 (CH2)

1 2

DPI Marine and Freshwater Resource Institute

type

construction

extras

extensive

a multi layered system

wetlands

Figure 14 DPI Marine and Freshwater Resource Institute (Wheeler & Osbourne 2009)

20

RECREATION

Roof created primarily for the purpose of

recreation and have no or limited substrate.

Has potential for use in urban school

application and sports clubs. These have

limited local amenity and environmental

benefits.

Example:

• Domain Carpark, Sydney

EXTENSIVE

Can be substrate or mat/blanket based.

Generally contains low growing shrubs,

herbs and/or grasses

Example:

• 30 The Bond (Lend Lease HQ), Sydney

• DPI Marine and Freshwater Resource

Institute, Queenscliff, Victoria (Figure 14)

INTENSIVE

Provides the most amenity of the horizontally

based exteriors. The green exterior has

deep substrate to support a more substantial

mass and size of plant species.

• Embarkation Park, Woolloomooloo

(Figure 15)

• Darling Park, Sydney

• CH2, Melbourne (Figure 16)

2.4 The Importance of Objectives

21

Figure 17 Roof Use and Type Relationship(Greater London Authority 2008)

Figure 17 shows the relationship between use and type of horizontal exterior, to help determine which

is the best combination clear objectives need to be set. This section explores the approach that can

potentially be achieved by both vertical and horizontal typologies by nominating objectives.

As explored in the typology analysis there are various forms of implementing green exteriors.

However an understanding of the purpose of the exterior is required prior or during concept design for

incorporation into detailed design. Johnson (2004) looks at approaching the city of Sydney as a whole

to be greened, however falls short of developing policy implementation methods and clear objectives,

instead going straight to detailed design solutions. While the results may be beneficial is unclear why

one would choose a particular exterior if following the documentation in Johnson(2004). The purpose

of this section is to resolve this issue

Combinations of the vertical and horizontal elements is desired to be undertaken in a cohesive

approach. This may comprise of one or more typologies which would be dependent on site and climatic

conditions. This approach is to have clear aims and objectives in terms of social, environmental,

economic, governance which includes operation, maintenance and accessibility.

Following the nomination of the objectives, an analysis should be undertaken in order to determine of

any conflicts are present. Once the objectives have been refined and broader strategic objectives of

the locality considered then the selection of typology can take place and concept planning can being

or continue.

barriers 3

3.0 Introduction

3.1 Uncertainty and Risk in New Technology

There are a number of barriers which are preventing the green exterior industry from becoming more

prevalent in Australia. This chapter looks at the potential barriers in a broad sense of the implementation

of green exteriors including the planning and design phase as well as consideration for barriers for in

the construction and post construction phases.

An overall risk in a number of areas involved in implementing green exteriors means there is a much

greater opportunity for something to go wrong in a green exterior than conventional exteriors. However

as for most property development the greater the risk the greater the return, while this section explores

barriers the following chapter (four) investigates the flip side, the incentives which are the potential

return.

Overall the largest barrier facing the implementation of green facades is perceived financial risk

accociated with event beyond the control of the owner or unexpected due to lack of examples and

research. Craig (2008:7) quotes Stuart Tyler, Victorian Branch manager of Dutch based green exterior

builder Fytogreen, “Developers all want to say their building is ‘green’, and lots of them are looking at

us now for their upcoming buildings. But the truth of the matter is they want to have a profit. We need

more local evidence to show them that green roofs pay in the long run. ”

One issue identified is what happens when buildings are abandoned and is unable to be properly

maintained. Unlike convention buildings where fenestrations can be boarded up if unoccupied or

abandoned, green exteriors may pose risks for adjoining landowners or the greater community.

Potential issues of increased fire risk, rodent breading, the spread of weeds and potentially undesirable

smells from rotting organic matter.

23

As green exteriors are an artificial bioclimate, even if you use local natives, you don’t want native

species to thrive to the extent that they grow beyond their desired size or extents as this will add

to the maintenance costs. Maintenance programming may avoid this risk however the impact of

climate, including global temperature fluctuations and rainfall mean that water management and flora

management and maintenance are beyond the control of the developer or occupier.

Events such as machinery not functioning correctly or as expected may result in unexpected costs

“Wall of plants at Bennetts Associates’ New Street Square office will be ‘fine by next spring’, says

director Rab Bennetts. Plants had to be moved around because the wall’s irrigation system was

putting too much water in at the bottom. The wall was also struggling because water was switched

off in the summer during an exchange of maintenance contractor. The New Street Square wall, which

covers three sides of a building at the $350 million RIBA redevelopment” (Battenbough (ed.) 2009:2 )

Reduced rainfall and failure to have enough water, may result in damage to an exterior also.

The combination of these uncontrollable factors means that green exteriors are subject to much

greater risk than conventional facades.

24

Figure 18 Growing in popularity - media walls. GreenPIX sustainable media wall project, Xicui Entertainment Complex, Beijing (GreenPIX 2009)

3.2 Competition for Use of Facades

There is significant competition for the uses of

exteriors of buildings which signifies another

reason why there are limited examples of

green exteriors in Australian and in Sydney

and Melbourne in particular. Roof space has

competing uses including electricity generation

(solar/wind/tri-generation), communications

towers and building plant. Facades may be

financially maximised with glassing to provide

solar access to building interiors, advertising/

signage, media facades, power generation

and access and egress points particularly at

ground level.

While there are economic benefits of these competing uses it is difficult to compete with the visual

amenity provided by a well designed green exterior. However the competing space comes from the

increasingly popular media facades such as the GreenPix wall in Beijing (Figure 18). As noted by

Curry (2008) the sustainable technology uses photovoltaic cells behind a glass curtain wall to power

the world’s largest colour LED display whilst providing climatic benefits to the building behind the wall.

An analysis and comparison of the benefits between media walls and green exteriors could only be

measured though a triple bottom line approach based on objectives for the site, state and local area.

25

3.3 Economic Cost

26

Many developers would prefer low cost and lower risk facades. Even though costs for green exteriors

could be reduced by knowledge gained over time from experience there will always be a significant

cost in the design and specification due to the nature of the treatment requiring specialist input. Craig

(2008:7) notes that the Australian Property Institute (API) were working towards including green roofs

in their guidelines for building valuations, however searches for documentation of this failed to find

any resulting output by the API.

There was no literature found on the financial costing of green exteriors in Australia, either in terms

of methodology or in terms of average or typical costs. Logically the financial cost can be calculated

as:

Green Exterior Financial Cost

= Design cost + Specification cost + Construction Materials cost + Construction labour cost

+ Maintenance (ongoing)

+ Opportunity Cost

The opportunity cost is the cost of using the facade/ roof for other purpose for example solar panels

(production of energy) or media facade (advertising space).

This assumes that the developer profit or risk premium is considered in the cost of the entire building.

Potentially a risk premium could be applied to as a percentage to this equation.

As green exteriors require site specific design in order to be successful, the cost of consultants will

always be greater than those specifying conventional materials or treatments. The lack of knowledge

and education on green exteriors in Australia means that there are a limited number of consultants

with expertise and experience in the design and construction. This allows these consultant to charge

a premium for their services hence placing additional costs on labour.

There may also be a number of consultants for large and/or difficult projects to ensure design is

undertaken to a high level. These consultants must assess the current and future climatic and other

physical conditions impacting the site and collaborate with the other identified experts:

• Engineering - structural, hydrology, wind and climatic

• Architecture, Planning and Urban Design – built form design , visual and solar access assessment

• Landscape Architecture or Horticulture - plant specification and maintenance including fire safety

measures, organic waste storage and removal and food safety requirements if food is grown for

human consumption.

Wheeler (2009) notes the failure of developing prolific, wide spread solar water heating in Australian

dwellings to cost, the lack of direct financial incentives, including government funding to assist with

research and development during the design phase and lack of knowledge. A comparison can be

drawn between the condition of the new technology of solar water heaters during the 1950’s and

green exteriors today.

Additionally there is a lack of a critical mass in demand for green exteriors in Australia contributing to

higher overheads for specialist green exterior consultancy and also contributing to governments not

providing funding for research and development.

27

3.4 Lack of Policy and Standards

28

One of the important roles of planners and urban designers is avoiding gimmicks and trends that

become outdated but at the same time ensuring a high level of amenity and built urban form that

is sustainable for the longer term. Given that the benefits of green exteriors are acknowledged to

satisfy these objectives as explored in previous chapters, it appears timely to implement principles

and policies to ensure that green exteriors are implemented easily and in a way that does not pose

long term negative issues.

Policy makers often wait until something undesirable or catastrophic happens before we implement

controls and policy to resolve the issue. By considering the potential health risks, cumulative impact,

potential organic waste removal issues and climatic site specific issues we can be proactive an attempt

to avoid a potential undesirable or catastrophic situation. For example a lack of standard for green

exteriors causes poor design resulting in a undesirable or catastrophic situation.

The overarching issue is that there is virtually no policy and legislative direction in Sydney for green

exteriors. There are a number of problems that combine to make developing principles for this a

significant task. Firstly, it is unclear whether land use or building type influences design and planning

principles for green exteriors. Furthermore, environmental and climatic factors need to be taken into

consideration as identified by Johnson (2004). The scale of implementation is also important and must

be understood in the context of cumulative impact, incentives/barriers, green building codes, triple

bottom line assessments, visual and micro climatic amenity.

Australia is behind best practice as there are no examples in Australia of local or state governments

mandating the development of green exteriors. Additionally there are no examples of policy providing

incentives in NSW. The key barrier in policy is the readiness of community to change as recognised by

Gleeson et al. (2005). It is also noted by Gleeson et al.(2005) that green policies are built up through

many small- scale actions heading in a similar direction. Some examples of best practice policy are

as follows.

The city of Toronto requires a green roof for all new development in Toronto above 2,000 square

metres of gross floor area. The following are the required percentages of green roof:

20 per cent: Portion needed for 2,000 to 4,999 square metres

30 per cent: For 5,000 to 9,999 square metres

40 per cent: For 10,000 to 14,999 square metres

50 per cent: For 15,000 to 19,999 square metres

60 per cent: For 20,000 square metres or greater

Source: City of Toronto

Portland Green Roof Policy mandates city owned buildings have a minimum 70% green roof.

Additionally the city zoning code offers floor area bonuses for green roofs. The government also levy

a stormwater management charge on impervious surfaces. Other cities include Stuttgart, Germany

which provides up to 50% of the construction cost of green roofs and the City of Chicago offers density

bonus options for green roofs of 50% of roof area or more (Toronto City Planning 2005).

The exclusion from green building codes by way of lack of direct reference means that only biodiversity

benefits can be recognised. This has significant implications as the codes are focused on the clean

production and reduction in the use of energy of which however there is no attempt to recognise

mitigation of heat which is produced by energy usage. This can be addressed by ensuring that policy

contains facades, roofs and ground planes dealt with as a single landscape concept and the overall

landscape benefit is assessed.

29

incentives 4

4.0 Introduction

4.1 Reduced Heat Island Effect

The temperature in cities is greater due to the removal of tree and replacement with built form, this

is referred to as heat island effect. Heat Island effect is noted as both an environmental issue as well

as a social issue with inequity in affected areas (Harlan et al. 2008). The potential for green exteriors

to improve the microclimate including heat island effect are widely recognised (Osmundson 1999,

Oberndorfer et al. 2007) by increasing the amount of plant life into the environment.

Research at the University of Singapore in managing this phenomena acknowledge by Ken Yeang

at the Retrofitting Using Bioclimatic Principles Conference August 2009 by lowering ambient air

temperatures in the locality is increasingly important for cities as climate change has future potential

increases in temperature. By implementing green exteriors there is an immediate locality benefit with

an overall city benefit from cumulative impact of implementation.

Green exteriors have the ability to provide more than just environmental benefits but also economic

and social benefits that can be recognised in triple bottom line reporting. It has been identified that

there are no financial or floor space bonuses offered in This chapter also looks at the potential

barriers in a broad sense of the implementation of green exteriors including the planning and design

phase as well as consideration for barriers for in the construction and post construction phases.

There are two types of incentives from green exteriors, the first is implied, benefits that are achieved

if anyone developed a green exterior. For example a green wall reducing the number of blank walls

on a development hence less graffiti. The second is additional or supplementary, such as funding to

develop green exteriors from local government. Growth in the number of green exteriors in cities in the

United States far out strips the number in Australian cities (Taylor 2007) which is a significant indicator

that the previously noted supplementary incentives provided there is making a significant difference.

31

4.2 Visual Quality

A highly visual awareness that owners and tenants of building are “being green” is providing an

underlying demand from property owners and renters in building with green exteriors. In the corporate

environment it is important to be seen that the company is making efforts to address climate change.

It is also noted that where there are limited instances of examples from leading artists/ practitioners or

beyond the norm examples there is also a visitor “novelty” factor which provides other benefits such

as localised tourism.

Green exteriors also assist in the reduction in visual pollution, including graffiti, sign clutter, and

undesirable reflectivity. Additionally they can improve the visual quality internally as well be helping to

diffuse light, preventing glare. The forms of green roofs can also be design to improve visual quality,

the DPI Marine and Freshwater Resource Institute is an examples of this, see Figure 14 (Page 20).

32

4.3 Local Production

There are two key aspects of local production food production or urban agriculture and energy

production.

The ability to grow food locally hence reducing food miles. Girardet (1999) discusses the importance

of urban farming to supplement the food supply in larger cities. Sky Vegetables a concept of rooftop

agriculture above supermarkets has been acknowledged as one potential option while large scale

vertical farms have also been mooted. Many large scale concept examples also house energy

production in association with the food as the main production source (Despommier 2008).

One example in the Sydney context is Olive trees on the top of a residential development in Vaucluse,

NSW have been acknowledged as having their first harvest (Burton Taylor 2009) however it can be

view from the public domain around Sydney with examples of balcony facing the streets containing

plantings of tomatoes, corn, sunflowers, capsicums and various citrus tress (physical observations

made during streetscape site visits Duda 2009).

The concept of producing energy on site in association with green exteriors usually takes the form of

wind or solar generation. The collectors of these energy producing technology can be site so not to

disrupt or visually detract from the green exterior

33

4.4 Natural EnvironmentThere are two key categories of environmental benefit, the first being the natural environmental

benefits and the second the built form environment which has been categorised as urban design

benefits.

NATURAL ENVIRONMENT

In addition to heat island effect green exterior can provide biofiltration which results in the improvement

of water quality and phytoremediation the improvement in air quality (Loh 2008).Biodiversity is also

noted in some literature however there appears to be a lack of academic material to support claims

that biodiversity is of a long term beneficial outcome particularly for the Sydney or Australian context.

In relation to biodiversity there is conflict in relation to whether providing an environment to assist

in increasing insects and birds is beneficial as it may result in an undesirable outcome of additional

undesirable species

Green exteriors are acknowledged as having the capability to reduce storm water volume and storm

water flow, helping to alleviate the pressure on storm water infrastructure (Crawford 2009) and in

some cases general waste water infrastructure systems where these have not been separated.

Water features can be incorporated into the design of green exteriors to enhance the visual amenity

and to further assist with water management and quality. If treatment infrastructure is implemented the

water can filter and cool water runoff, helping prevent nitrogen, phosphorus, and toxins from entering

waterways.

34

URBAN DESIGN

One of the key elements of urban design is recognise streets as open space as recognised by Barnett

(1982). One way of improving the quality and experience of streets is to add flora, usually by way of

street trees. An alternative to street trees for greening attributes in the inner city context where space

is limited and buildings enclose the street could be the use of green exteriors. In some situations this

would reducing clutter by removing the need for street trees and avoids some of the issues that affect

street trees as raised by Ely (2009) including interference with infrastructure, compacted substrate

and potentially vandalism.

Apart from providing an additional ways of greening streets the overall benefits including creating

useable space for activities to occur are often a resulting outcome. Spaces that are surrounded by

plant life in the urban context are valued greatly by workers and residents.

35

4.5 Economic

36

Long term building costs may be reduced in a number of aspects including extending roof life through

material selection and potentially increase the net-lettable area of occupancies. Ongoing building costs

may be reduced through reduced energy consumption particularly in relation to cooling and heating.

The increased marketability of properties, supporting higher rents, re-sale and levels of occupancy is

another key economic consideration.

There are no examples of direct funding, subsidies or floor area/ plot ratio/ density incentives in Australia,

however as noted on page 29 there are numerous examples in North America and Europe.

4.6 Social

The broadly green exteriors enhance urban areas and supplement public open space particularly if

experienced from the public domain. Beatley (2009) raises the term Biophilia in the context referring

to the affiliation to nature. It is important to understand that having a safer, cleaner environment

allows people to work long and more efficiently. Beatley raises the idea that by putting nature (or

greenery) back into the cities then this will assist with creating this safer cleaner environment. Green

exteriors can create sustainable interactive community spaces where people can interact, overcoming

problems of “vertical living” and isolation.

case studies 5

5.0 Introduction

38

5.1 Commonwealth Policy

There are a number of federal document that have relevance to Green exteriors

• Building codes (Building Code of Australia, Green Building Code Australia)

Neither building code recognises green exteriors as an element in itself.

• Your home website

Contains advice on implementing construction methods for green roofs and walls

• National Strategy for Ecologically Sustainable Development (December 2009)

Part 2 Sectoral Issues - Chapter 6

Urban and Transport Planning

Objective 6.4 to improve the amenity of local urban areas

Governments will:

• continue to support reform initiatives through the Building Better Cities Program,

in particular area-based initiatives which demonstrate ways to make better

use of infrastructure and natural resources

• work to improve the safety and aesthetic amenity of urban areas, provide clean air,

land and water, and protect their natural, cultural and historical heritage

• encourage action by local governments to retain and improve natural

ecosystems, within urban areas

The National Strategy for Ecologically Sustainable Development directs local government to improve

natural ecosystems, however the document is for guidance and does not appear to carry any statutory

weight.

A series of case studies were examined in both Sydney and Melbourne and primarily comprised

of observations and photo documentation. There is limited material available on Australian green

exterior case studies. These case studies are put into perspective through an analysis of relevant

policy.

5.2 New South Wales State Policy

BASIX

BASIX does not recognise green exteriors in the form of green roofs or green walls as part of the

sustainability index.

SYDNEY METROPOLITAN STRATEGY- CITY OF CITIES

Three of the seven strategies contained in the strategy were examined in relation to green exteriors.

Environment and Resources

Parks and Public Places

Metropolitan Greenspace Program administered by the Department of Planning is identified in Action

F1.2.1 as an imitative for improving linkages between bushland, parks waterways and centres (NSW

Department of Planning 2009). The program provides funding to local councils on an annual basis

to implement green space projects. The selection of projects is subject to submission of applications

addressing aim and objectives of the program.

A search of the NSW Department of Planning and Metropolitan Strategy websites, including a review

of recently funded Metropolitan Greenspace projects, provided no reference to the creation of green

spaces on buildings. Given the nature of the funding, through councils, with the strict requirement to

improve linkages, means that there are limited opportunities to include green exteriors in an application

for funding. The potential exists for the Department of planning in future years to specifically nominate

green exteriors as a criteria within their aims and objectives in order to potentially fund a project of

regional significance.

Governance and Implementation

The actions contained within of the governance and implementation section contained limited

relevance to green exteriors however Action G5 Keeping the Strategy Current

G5.6 Review the strategy

In is noted that the strategy was released in 2005 and is subject to review every 5 years making 2009

the end of the first cycle of this document. The potential for opportunity to add additional actions based

to growing desire for green exteriors to be included.39

NSW DEPARTMENT OF ENVIRONMENT CLIMATE CHANGE AND WATER POLICY

The NSW Department of Environment Climate Change and Water has no biodiversity policy identified

in relation to green exteriors. The policies and literature are primarily focused on conservation and

regeneration of native landscapes.

40

5.3 City of Sydney Local PolicyA review of local policy applicable to Sydney city was undertaken. while no specific reference were

found for green exteriors the statutory and policy documents, they do not appear to inhibit the ability

to deliver green exteriors in any of the forms identified in Chapter 2.

The document reviewed where:

SYDNEY LOCAL ENVIRONMENTAL PLAN 2005

DRAFT ECOLOGICALLY SUSTAINABLE DEVELOPMENT CONTROL PLAN 2007

CENTRAL SYDNEY DEVELOPMENT CONTROL PLAN 1996

SYDNEY 2030

The Sydney 2030 vision document puts in place targets for energy production for the city

The support document identifies green zones primarily along streets and in at grade open space

areas

AWNINGS POLICY 2000

There is no direct reference to green exterior within the Awnings Policy however it is acknowledged

that a compliance with the policy would not need

EXTERIOR LIGHTING STRATEGY 2005

The strategy identifies the objectives of facades of building are to be lit in accordance with the policy

There is no direct reference to green exteriors within the Exterior Lighting Strategy however it is

acknowledged that lighting plays an important part in ensuring night time safety in and around green

exteriors.

41

GREEN ROOF RESOURCE MANUAL

As resource manuals for green exteriors are only just being established, often on limited budgets or

grants such as the City of Sydney the level of detail is limited. This is the case for the Sydney City

Council Green Roof Resource Manual.

There is an attempt to develop design principles however with the limited studies undertaken on

existing Sydney green roofs

GREEN ROOF RETROFIT DESIGN MODEL 2009

Developed from a City of Sydney Environmental Grant the design model identifies a number of

areas

Target groups identified for education were identified

• COS planning staff

• design professionals (landscape architects, architects)

• developers

• commercial building owners

• owners’ corporations of large residential strata buildings

• general public

The City of Sydney (2009b) website promotes the growing for food on both roofs and vertical

gardens.

5.4 CBD Fringe Case Studies

Figure 21 City of Sydney Library, Surry Hills (Duda 2009)

Figure 19 Embarkation Park, Woolloomooloo (Duda 2009)

Figure 20 Embarkation Park, Woolloomooloo (Duda 2009)

Due to the limited examples of accessible

constructed green building exteriors in

the CBD areas of Sydney and Melbourne

a number of fringe examples were also

examined to assist in develop trends and

provide understanding of the types of green

exteriors being established in Sydney.

CITY EAST PRECINCT

The city east precinct comprises of a series

of significant horizontal exteriors in close

proximity to the east of the Sydney CBD as can

be seen in Figure 22. The sites where these

examples exist include the Domain carpark,

Embarkation Park, Woolloomooloo (Figures

19 & 20), Woolloomooloo Apartments and

the Sydney Conservatorium of Music.

CITY OF SYDNEY PROJECTS

Two recently completed examples if green

exteriors have been completed on behalf of

the City of Sydney, Paddington Reservoir

Gardens shows good use of landscape

layering and the City of Sydney Library in

Surry Hills (Figure 21) which contains a

roof garden and an atrium planted facade.

The City of Sydney’s willingness can be

considered important in educating as well as

being proactive in promoting the technology. 42

Copyright 2008. PSMA Australia Ltd, Navigate Pty Ltd.

CBD

Scale = 1:15,002

Metres 200 400 600 800

NORTH

Copyright 2008. PSMA Australia Ltd, Navigate Pty Ltd.

CBD

Scale = 1:15,002

Metres 200 400 600 800

NORTH

Copyright 2008. PSMA Australia Ltd, Navigate Pty Ltd.

CBD

Scale = 1:15,002

Metres 200 400 600 800

NORTH

Existing Green wall

Existing Green roofExisting Green wall and roof

Proposed Green exteriors

Figure 22 Sydney CBD Green Exterior Locations (Duda 2009)

43

Figure 23 Artists impression of Carton United Brewery site, Broadway Residential Block 2 prepared by Atelier Jean Nouvel (JBA 2009)

Figure 24 Artists impression of Carton United Brewery site, Broadway Residential Block 2 prepared by Atelier Jean Nouvel proposed terracing (JBA 2009)

THE CARLTON UNITED BREWERY SITE

At the time of undertaking this research the

Department of Planning had placed on public

exhibition Residential Block 2 of the concept

planned former Carlton United Brewery site

at Broadway,Sydney. The proposal shows

one of the most advanced green exterior

approach for Sydney examined as part of

this research. Figure 23 shows the design

prepared by French architects Atelier Jean

Novel. The proposal contains 68,000sqm of

gross floor area which comprises just under

29% of the 235,000sqm approved in the

concept plan for the entire Carlton United

Brewery site and has a maximum height of

133.0m AHD.

Significantly the proposed development is

in the vicinity of a heritage item and careful

design appears to have been undertaken so

that not to diminish the value of the heritage

item. There is a cohesive approach shown

between the ground plane landscaping and

the green exteriors, Figure 24 demonstrates

this. Furthermore the design addresses

wind and reflectivity issues.

44

5.6 The Ivy

Figure 26 The Ivy fronting George Street, Sydney (Duda 2009)

Figure 25 Westpac Place Urban Park (McGillick 2006)

151Issue 27 November 2006Indesign.com.au150

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Stowe(61 2) 9898 0200, (61 2) 9898 0355 (fax)stoweaus@stoweaustralia.com.au, stoweaustralia.com.au

Lobby Art Installation‘White Lines’ art installation by Jonathan Jones,2005, courtesy Gallery Barry Keldoulis.Gallery Barry Keldoulis(61 2) 8399 1240gbk.com.au

Please note that so many products were specified for the Westpac project that we have had to limit our Dissection to furniture and lightingthat is visible in the images, as well as other major suppliers.

21

5.5 KENS Site (Westpac Place)

45

The urban park (Figure 25) is flanked on two

sides by food court and connection through

to a few retail shops which encourages the

use of the green exterior during weekdays.

The exterior is sited towards the lower part

of the building sited between Kent Street

and Sussex Street between which there is

significant level change. When in the urban

park on the KENS Site you do not realise

that you are on top of a carpark unlike in

Embarkation Park, Woolloomooloo, when the

sense of parkland is diminished by visibility

of car parking below which makes the space

less desirable to be in.

The Ivy contains planting in planter boxes

forming the upper levels of the front facade.

The laneway created by the development

has plants either side making you feel closer

to nature. The plants which hang out of the

building towards George Street provide an

interesting variation to the homogenous

facades experienced on either side of the

development. The development won the AIA

NSW 2009 State Award for Urban Design

and the State Award for Commercial which

provides the development with the recognition

that green facades can make a difference.

5.7 M Central

Figure 27 M central under construction (DaleJones Evans 2009)

Figure 28 M central constructed (DaleJones Evans 2009)

The roof of M Central, a redevelopment

of a Heritage listed building, formerly

used as a car park was converted to

contain a 3000 sqm roof top garden

for the private communal access of

residents as part of the redevelopment.

The garden is situated on the western

side of the Sydney CBD as shown on

the map (Figure 22).

Kirton (2009) notes that Daniel Baffsky

of 360° Landscape Architecture

recognises the use of the extensive

horizontal green exterior by the

residents as the “fundamental measure

of success” (p.78) for the exterior.

Figure 27 and 28 show the conversion

of the rooftop from carpark to extensive

garden.

46

Figure 29 CH2 Facade (Duda 2009)

5.8 Council House 2

Figure 30 CH2 roof (Duda 2009)

Figure 31 Bioclimatic Section (City of Melbourne 2009)

47

The CH2 is a superior example of incorporating

bioclimatic principles (Figure 31) into a civic

building in Melbourne. Craig (2008: 6) notes

“The City of Melbourne last month announced

that council workers had increased their

productivity by 10.9% in their first year at CH2-

partially because they had a green space in

which to relax.” The downfall of the building

is that there is no clear integration of facade

(Figure 29) and roof (Figure 30).

In Melbourne the prevalence of hedges and

climbing plants on property boundary walls in

medium density areas such as South Yarra,

Victoria is evident from a qualitative review

of the streetscape. The amount of greening

along retail streets is evident particularly along

Toorak Road and Chapel Street (pyramid

planters, hedge rows around footpath cafe

seating) with the high level of urban design

expressed by the architects and designers of

the strong Melbourne design scene.

However there did not appear to be a noticeable

difference in the amount of green exteriors or

urban greening in general between Sydney

and Melbourne. It was noted that Melbourne

has the Melbourne GrowingUp program which

is a concept to promote green roofs in the City

of Melbourne, there was no similar program

found for Sydney.

recommendations 6

6.0 Context of Recommendations

The following recommendations have been developed in accordance with knowledge of the policies

and best practice examples examined and documented earlier in the thesis. The recommendations

are formulated for the inner Sydney area, noting climatic, political and policy constraints.

The growth of understanding green technology and techniques has also spurred subculture interest

with informal start-ups such as guerrilla gardening, sometimes undertaking illegitimate projects that

do not provide a net benefit the community in the longer term. By putting in place planning framework

for new technology and urban greening interests, efforts and investment can be wisely spent for

the longer term benefit. A planning framework will also be able to better balance the incentives and

overcome the barriers.

In order to achieve a greater long term satisfaction from the community, these recommendations

should form part of a comprehensive approach to urban greening in the form of greening by creating

more traditional green spaces, greening along streets, which should be treated as open space (Barnett

1982, City of Sydney 2008b).

The recommendations are formed on the basis that in keeping with NSW State Government attempts

to simplify the planning system no new forms of planning policy will be used. Hence the delivery of

incentives for those who do and barriers for those who do not develop green exterior will be in the

form of existing policy forms, i.e. Local Environmental Plans and Development Control Plans at the

local level. State government direction should come in the form of updates to the Sydney Metropolitan

Strategy, Subreigional Strategies and Ministerial Directions.

49

6.1 Key Principles and Objectives The following principles and objectives will help to establish a greater prevalence of green exteriors in

Sydney and potentially the rest of Australia.

SYDNEY NEEDS TO LEAD BY EXAMPLE

By leading by example others will be able to use the knowledge gained from previous research and

design. State and local government owned development needs to incorporate new technology as a

way of showing the private sector that it is important and that the benefits out weigh risks associated

with increased costs.

Objectives:

Have iconic buildings with green exteriors that will become historic examples in the future. Sites such

as Barangaroo, which has already been identified in the Metropolitan Strategy (NSW Department of

Planning 2005) as having the opportunity for this will encourage owners of existing building stock to

retrofit green exterior when renovating.

INCENTIVES

Providing incentives to developers will make them more likely to accept the risks of developing green

exteriors.

Objectives:

Financial incentives for councils through modifying existing programs such as the Metropolitan

Greenspace Program to include and encourage green exteriors

Financial incentives by way of increased allowable gross floor area for private developers to undertake

green exteriors in accordance with policy that provides greater community outcome. Alternatively

reduced development potential for developers who fail to follow local government policy such as a

Development Control Plan or Local Environmental Plan prescribing the type and locations of green

exteriors.

50

EDUCATION/RESEARCH

Through the education upcoming built form designers of best practice examples, theoretical project

and an understanding of the broad principles, these designers will be able to have the confidence to

design and specify green exteriors.

Research of existing built examples will inform future decisions increasing the quality of design and

specification

Objectives:

Bozikovic (2008) explains the importance of making sustainable design practices visible particularly

to those that have grown up in unsustainable built environments. Education of the current university

and TAFE students of best practice examples, theoretical project and an understanding of the broad

principles, so that they will have the confidence to design and specify green exteriors.

Funding for research of existing built examples through grants for both industry and universities.

Provide public access to recent examples to provide the public and practitioners with firsthand

experience assisting to raise the quality of green exteriors developed.

DEVELOP A CRITICAL MASS

By developing a critical mass over a short period of time the establishment of an industry and

knowledge will make it easier for others to follow.

Objectives:

Provide one off incentives to help kick-start an industry by government and education providers

cofounding the employment of a panel of experienced green exterior practitioners to assist local

designers and assist in education and research.

Short courses to educated urban professionals already on the workforce to be knowledgable of best

practices in urban greening and green exteriors.

51

ESTABLISH LOCAL POLICY AND STANDARDS

Establishing climate based standards will assist designers and specifies and hence increase the

likelihood of the use of green exteriors

Objectives:

Recognition of green exteriors in their own right in the Building Code of Australia, Australian Standards,

standard template Local Environmental Plan and in Development Control Plans.

Provide broad principles at the regional and/or local government level and mandate the inclusion of

these principles in Local Environmental Plans.

Establishing climate based standards will assist designers and specifies and hence increase the

likelihood of the use of green exteriors

ESTABLISH WHO WILL UNDERTAKE EACH OF THE ABOVE PRINCIPLES

Determine what level of government will facilitate and fund the objectives of the above principles.

Objectives:

Industry groups to pressure governments to take a lead action in undertaking the above principles

Provide funding for “Green Planners” at the local level. Concept of “green planners” as a specialisation

in the same way that there is specialisation in statutory landuse planners, recreation planners and

S94 planners. Councils implement planners to specifically address the climatic and integration of

green spaces (which encompasses more than just open space but also non usable greening e.g.

facades) The specialisation of sustainability or green planners whom have a detailed understanding

of sustainability issues as well as a broad land use understanding.

52

6.2 Research Outcomes

ACHIEVEMENT OF RESEARCH OBJECTIVES

From the review of literature, analysis of policy and discussions with practitioners, the thesis provided

broad definitions of what green exteriors are and why they are important in the Australian context.

Chapter 3 provided the summary of a number of barriers that were identified for those attempting to

implement green exteriors in Australia.

The existing policy situation for the City of Sydney was provided in Chapter 5 with commentary

on national, state and local relevant polices. In this review it was made apparent that all levels of

government in Australia are inhibiting the growth of green exteriors. Federal government needs to

provide funding for research and development of the technology to avoid “solar water heater syndrome”

– the lack of take up by owners and developers due to poor design and lack of incentives.

A set of broad principles to address primarily the economic issues has been established for green

exteriors as a single entity. It is anticipated that the social and environmental issues can be resolved

through increased uptake and development of policy.

PERSONAL OUTCOMES

As an undergraduate planning student and practicing private sector urban designer the research has

been very challenging. When beginning the research I had only a broad understanding about what

green roofs and walls were and had not experienced any exposure to policy for these. I was also

uncertain of whether the use of this technology was of significant benefit to buildings, building users

or the local community. Upon developing recommendations I am now favourable toward the use of

green exteriors on suitable sites. This has meant that I have endured a steep learning curve which

I am now able to take the knowledge learnt to the workplace to assist in developing schemes which

contain these finishes and technology.

53

6.3 Future Research Recomendations

Future academic research into the incentives and barriers of Green Exteriors should consider the

following points.

• Throughout the research the documentation of objectives for green building exteriors was very

limited or inexistent. Consider interviews with developers and designers to establish if objectives have

been established for green exteriors and if so to what extent.

• A detailed study of economic analysis based on actual constructed and indexed maintenance costs

as thereappears to be no financial data for green exteriors in Australia in existing literature.

• As the techniques become more widely used creating a comprehensive GIS database of examples.

A study of locations over time in relation to policy would provide insight to how the technology and

development controls are progressing, for example in Rockdale, NSW.

• In general of a lack of academic published material on green exteriors.

54

6.4 ConclusionThis thesis has examined the terminology, definitions, barriers and incentives for green exteriors by

way of review of literature, policy and case studies. Through the research it became apparent that

there is a distinct lack of policy in Australia at all levels of government. Green exterior objectives are a

sticking point for utilising the full potential of the technology and require policy to provide direction. Until

city wide objectives are agreed and implemented through policy and statutory documents, a cohesive

approach to applying green exteriors in a consistent way are limited to the knowledge of consultants

and developers of each individual site. Hence achieving biodiversity outcomes are unrealistic. There

is an opportunity for this to change as identified in the recommendations, however catalysis for change

require targeted education and funding championed by an advocate for revolution.

The scale of implementation appears to be driven by biophilia however it is unclear whether a

cumulative impact will slow or enhance uptake. However it is apparent that more developments are

including green exteriors now then in recent times. Hence there is a need to provide guidance to

local planners and decision makers by way of a framework for assessment of proposed development

containing green exteriors. This is made difficult by the need to design green exteriors for locality and

site.

Many urban land use planners would not have experience or expertise in understanding the impact of

green exteriors and may not know how to assess such a proposal. In lieu of a green exterior specialist,

an alternative is to have a team of urban professionals assessing proposals. These may include town

planner, landscape architect, ecologist, engineer and urban designer. The cost of having a panel of

experts is recognised however should be implemented in such a way to ensure appropriately sized

and difficult projects are adequately resourced.

Policy documents should provide clear direction on objectives to proponents and assessment officers,

furthermore policy documents should not be a barrier to green exteriors. Policies such as Rockdale

DCP 71 (extract in Appendix 1) provide a start in developing policy however lack the weight and

direction required to ensure green exteriors are implemented in a forward thinking long term way

as a component of urban greening. This should include assessment of potential cumulative impact,

identification of potential risks at the development application stage including undesired biodiversity

impacts; insects, rodents, spread of weeds, provision of shelter to introduced species that compete

55

with native species for food. In addition to local and state policy, recognition with building codes, in

particular green building codes is important in ensuring desirable delivery of this urban treatment.

Green exteriors are important in the context of the growth in sustainable technology even though

they are not recognised in their own in Australian building codes as a beneficial aspect to a building.

While individuals and businesses are generally concerned with saving money, ensuring a supply of

power and water there is also another aspect that has seen growth but not to the same level; social

accountability. Social accountability measured through triple bottom line means that organisations

need to be providing greater community benefit through nominated objectives in order to keep a

good balance sheet. However even with this knowledge there are still many barriers facing the

implementation of green exteriors in New South Wales and Australia.

56

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Aappendixextract from Rockdale City Council Development Control Plan 71- Landscape Design

BappendixHREAP Approval