Onsite Generation
Commercial Lighting
Common Lighting
Materials
Commercial HVAC CO Sensors for car park vent. Naturally ventilate.
Category Improved Design Strategies
Organic lighting solution (motion and lux sensor).
Lux sensors to reduce lamp run time. Motion sensors to reduce lamp run time.
Intelligent design to maximise functionality. Increase design life through density.
Roof top solar PV. Total 15 kW assumed.
Page 5
# 58
m2
870
Years 115
Occupancy (1person/15m2)To compare projects of different size, density
and functionality, commercial LC building
impacts are measured per m2 per year,
residential LC impacts are measured per
occupant per year
Net Total Covered Floor Area
Estimated Building Service Life
The life cycle impacts associated with an average new building with the above functionality have been estimated.
The purpose of this process is to effectively inform the design process and ensure the environmental goals of the
project are met without compromising other key project goals. This estimate is inherently limited in accuracy as the
project is still in the early stages of design and many of the subsequent design decisions will influence the
performance of the building significantly. However, it does effectively inform the design team on which building
elements need the most attention.
Below is a summary of the total life cycle impacts of the building which shows the largest environmental impacts
related to Commercial Operational Energy. Further detail on the breakdown of these impacts is found in the report.
For the purposes of the LCA scoping study, the development was divided into residential and commercial spaces.
The commercial portion of the building consists of 58 estimated occupants and 870m2 commercial space.
Project Summary Notes
Concept Design Summary
6
165
19
Life Cycle Impacts(kgCO2e/Occupant/year)
Embodied Impacts
Commercial Operational Energy
Common Area Operational Energy
Page 6
● Increase density to reduce redevelopment potential
● Improve design quality (performance and aesthetics)
● Design for adaptability and future occupants
Project Functionality - Design Life
For office buildings, the core function is to provide a work environment to occupants. Sustainable buildings provide
more occupancy with less materials and energy. Car park and common areas are hence critical considerations for
good LC performance. Both of these factors have been trending poorly in Australia until recently with a growing
number of office buildings being built with little or no car parking. Allowing more occupants to be housed within
smaller floor areas increases the functionality of the building.
The design life of the 248 Newcastle St development is likely to benefit from the mixed use, strata breakdown of
lots. This will decrease redevelopment pressure until it becomes an equivalent low density building compared to
the surroundings. Consideration during the design phase to how the building may evolve in the future will also aid
design life.
Given the likely long design life of the project (115 years), construction materials with long term performance and
low maintenance requirements are encouraged. From a sustainability perspective the carbon intensity of these
materials must however be considered carefully.
Building design life is critical for LC performance. Unfortunately the studies indicate that less than 10% of buildings
reach their practical service life. A vast majority of demolitions are motivated by economic or aesthetic reasons with
no regard for the structural integrity of the core building. Changing functional requirements for buildings also drive
some redevelopment. Key strategies to increase building life include:
Project Functionality - Occupancy
Key Themes and Opportunities
Page 7
3 1.6% 3 2.4%
0 0.2% 0 0.3%
2 1.1% 4 2.6%
1 0.3% 1 0.4%
0 0.1% 0 0.1%
59 31.3% 43 31.4%
3 1.6% 3 2.2%
34 17.9% 31 22.5%
5 2.8% 5 3.5%
22 11.4% 20 14.4%
37 19.6% 30 21.6%
4 2.2% 4 3.1%
13 7.1% 10 7.1%
1 0.4% 1 0.6%
5 2.5% 5 3.5%
- 0.0% 21- -15.7%
190 100.0% 136 100.0%
Embodied
Carbon
Materials
Materials Transport
Recurring (Building Maintenance)
Assembly (Building Construction)
Planning and Sales
Category
LC Carbon Emissions (kgCO2e / m2 / year)
Base Design Improved Building
Onsite Generation Photo Voltaics
Total (kgCO2e / m2 / Year)
Key Themes and Opportunities
The life cycle emissions of the current base design Energy monitoring are also in place to significantly reduce the
commercial electricity use. Use of roof space to produce on site electricity is also included to improve overall
environmental and cost performance, with a total 15 kW system assumed initially. Other opportunities include
engineered HVAC solutions to increase natural ventilation and system efficiency, and lighting controls.
The PV system size of 45kW total (commercial and residential) assumes a custom roof design to optimise PV
allocation. In case the total PV system can not be fitted, high efficiency panels and other recommendations will
have to be implemented to compensate.
Common
Lighting
BMS
Vertical Transport
Operational
Carbon
Emissions
Commercial
HVAC
Water Heating
Work Stations
Hydraulic Pumps
Miscellaneous
UPS
Lighting
Life Cycle Carbon Emissions Detail
Page 8
CategoryImproved Design
StrategiesPotential Further
Strategies
The following table summarises stragegies already in place and lists a number of potential additional strategies to
further improve the performance of the design.
Commercial Work Stations Under further investigationCloud based servers. Behavioural Change
Programme. High Efficiency Appliance Fitout.
Commercial HVAC CO Sensors for car park vent. Naturally ventilate. VSDs for fans. High COP / EER equipment.
Improved fabric performance. Automatic Louvres
Commercial Lighting Organic lighting solution (motion and lux sensor). Increased natural light levels.
Common Vertical Transport Under further investigation
Occupancy controlled lighting and ventilation. Stairs
as first preference to vertical transport. High efficiency
drives, gearboxes and controls. Regenerative drive
mechanisms.
Common LightingLux sensors to reduce lamp run time. Motion
sensors to reduce lamp run time. Increased natural light levels. High efficiency lamps.
Under further investigation Carbon offsetting.
Onsite Generation Roof top solar PV. Total 15 kW assumed. PV facade installed. Tri-generation. Solar Thermal
Hot Water.
Recurring (Building
Maintenance)Under further investigation
Use of low carbon finishes, fittings and construction
materials. Carbon offsetting. Use of low maintenance
finishes, fittings and construction materials.
Assembly (Building
Construction)Under further investigation
Provision of alternative biofuels for construction fleet.
Carbon offsetting. Fast construction time.
Materials Transport Under further investigation
Low carbon transport methods (ship and rail).
Reduction in materials through technology (e.g.
concrete replacement technology). Carbon offsetting.
Locally produced materials.
Planning and Sales
Commercial Water Heating
Materials
Under further investigationSolar Thermal with gas top-up. Gas Heating over
electric
Intelligent design to maximise functionality.
Increase design life through density.
Low carbon local materials where possible. Reduction
in materials through technology (e.g. Bubbledeck).
Light frame construction. Carbon offsetting. Low
maintenance finishes.
Page 9
Page 10
10%
13%
69%
8%
100%
2,329,615 32% 1,392,470 30%
117,446 2% 117,446 3%
1,333,051 19% 1,199,746 26%
205,530 3% 184,977 4%
851,483 12% 766,335 17%
1,457,460 20% 1,069,237 23%
164,349 2% 120,927 3%
528,507 7% 380,525 8%
29,361 0% 29,361 1%
185,956 3% 185,956 4%
- 0% 837,936- -18%
7,202,759 100% 4,609,045 100%
Maintenance Costs 1,231,335
Commercial Operating Energy Costs 6,458,935
Base design Project Life Cycle Costs
In order to focus design attention on cost effective solutions that lead to true savings for the building owners, the
following base design life cycle cost figures have been estimated. The values quoted below do not allow for
inflation (see later note in report regarding inflation) and hence future operating and maintenance costs are likely to
be higher than that quoted below. Further to this, the construction cost calculations only include materials, labour
and transport and hence represent only a small proportion of total site based expenditure.
Category Base design Estimated LC Costs ($)
Construction Costs 959,628
Total
Key Themes and Opportunities
The strategies identified for reducing the environmental impacts of the building will also have positive life cycle cost
impacts for the future owners. There exists an opportunity to further increase these savings with the
implementation of further strategies ranked by life cycle cost gain.
Hydraulic Pumps
Miscellaneous
Lighting
Common Area Operating Energy Costs 743,824
Photo Voltaics
UPS
Commercial
Total Life Cycle Costs (zero inflation) 9,393,722
Detailed operational energy costs have been benchmarked also for the concept project as outlined below.
Category
Estimated LC Operating Energy Costs ($)
Base Design Building Energy Efficient Building
Water Heating
Work Stations
Common
Lighting
BMS
Vertical Transport
On Site Generation
HVAC
Page 11
kWp 79 15
m2 642 122
kWh / Annum 121,082 121,082
kWh / Annum 121,082 22,978
kWh / Annum - 98,104
$ / Annum 40,562 40,562
$ / Annum 16,638 32,946
$ / Annum 23,924 7,616
$ 181,798 34,500
Years 7.60 4.53
PV System Size
Improved Building
Roof Area
Matched
UnitConsumption
Matched
Solar PV System Size Calculations
Estimated Capital Cost of Solar
Total Savings
Energy Costs With Solar
Energy Costs Without Solar
Net Energy Use
Simple Payback Period
PV Energy Generation
Building Energy Use
Approx. Roof Space Requirement
The current design has a relatively large area of roof space available for PV. However, the high density and hence
high annual operational energy demand mean that achieving net zero operational carbon emissions will be very
challenging. The table below shows what solar PV generation will achieve given the current roof size (minus that
required for HVAC, Hot Water plant and Residential PV). Total roof area will enable 45 kW total capacity divided
into residential 30 kW and commercial 15 kW. To reach a target of zero operational carbon would require over 5.3
times the PV that is currently available to put on the roofspace. The area available for PV may be significantly
increased by utilising frames and pergolas over plant space, balconies and common areas. Including all possible
energy effieincy measures detailed in this study and utilising energy efficient panels would increase the impact of
the PV significantly.
Onsite Generation Potential - Solar PV
Page 12
Carbon Emissions Sensitivity
Base Low High
0.0% -1.0% -5.0%
0.0% -1.0% -5.0%
Sensitivity Analysis of Life Cycle Impact Scoping Study
The above estimated life cycle carbon emissions are calculated using today's carbon intensive energy and material
coefficients. Realistically, the carbon intensity of our distributed energy, construction materials and transport will
diminish over time as we move towards a low carbon economy. The following charts display the potential influence
of carbon intensity on the life cycle impacts of the average building.
The above chart highlights the importance of reducing the initial embodied impacts of the project. Without
accounting for decreases in carbon intensity of energy and materials, initial embodied impacts of a project of this
size are expected to contribute less than 15% of total carbon emissions. However, if current government's policy
commitments to reductions in greenhouse gas emissions are fulfilled and a high rate of CO2 reduction occurs, the
initial embodied carbon may account for nearly 50% of the building's total life cycle emissions.
Key Themes and Opportunities
Assumed Annual Carbon Intensity Adjustment and Inflation Figures:
Annual Reduction in Carbon Intensity
Energy Supply
Materials and Labour
Average Building Carbon Emissions versus Time (tCO2e, 100 years outlook including rebuilds):
16,246
3,442 549
10,425
-
2,000
4,000
6,000
8,000
10,000
12,000
14,000
16,000
18,000
0 20 40 60 80 100 120
Base Case CO2 High CO2 Reductions Low CO2 Reductions
Page 13
Base Low High
0.0% 3.1% 6.0%
0.0% 1.4% 2.8%
Cost Inflation Rates
Energy
Maintenance Materials and Labour
Average Building Cost versus Time ($1,000s, 25 Year Outlook Including rebuilds where applicable);
Key Themes and Opportunities
As inflation of energy continues, the proportion of the building's life cycle costs relating to operations increases
significantly. Within the first 25 years of operation, the operating and maintenance component of the building
increases from 191% to 423% of the initial capital cost. The inflation figures in the high inflation case are perhaps
conservative as they represent actual inflation levels for the past 10 years. With this in mind, attention may be
further focused on increasing energy efficiency of the building.
Cost Sensitivity
All costs quoted thus far in the report are calculated using today's energy, construction, freight and labour rates.
Realistically the cost of energy, goods and services are likely to rise. Energy inflation in particular has in recent
times outstripped the consumer price index significantly, and is predicted to keep doing so. The following charts
display the potential influence of inflation on the life cycle impacts of the base design project.
Assumed Annual Carbon Intensity Adjustment and Inflation Figures:
2,793
3,676
5,015
-
1,000
2,000
3,000
4,000
5,000
6,000
0 5 10 15 20 25 30
Base Case (No Inflation) Low Inflation Scenario High Inflation Scenario
Page 14
Once the project moves forward to the detailed design stage, we recommend that a comprehensive LCA is
conducted on the base case design. This will determine how the design performs against the benchmark, and most
importantly, identify further opportunities for improvement.
With this approach eTool has been able to deliver low carbon and zero carbon projects without compromising
affordability (in many cases improving it in life cycle terms). Having reviewed the early stage concept designs we
are confident that similar outcomes can be achieved thus giving the project an edge within the growing market for
sustainable, energy efficient and affordable dwellings.
Next Steps
Page 15
Author:
Reviewed:
Report Date:
eTool Environmental Impact Scoping Study
248 Newcastle St - Residential
The following notes were documented during a project scoping study and are based on concept designs.
From the concept design information, an estimated life cycle impact assessment was conducted to
understand the likely total comparative environmental impact of the project. The results highlight the
largest environmental impact areas within the concept design to be addressed in the design phase and
enable the design team to focus on areas that will yield the best environmental and cost outcomes
throughout the project life. This enables delivery of sustainable and affordable designs which can be
further improved with a streamlined LCA of detailed designs.
Henrique Mendonca
Pat Hermon
20-Nov-13
Page 1
Goals of LCA Scoping Study
The goal of an LCA scoping study is to understand in broad terms the likely impacts of a particular building or
infrastructure development. Key elements of the concept design are considered, however the majority of the
assessment is conducted using a weighted average combination of materials and energy inputs for like buildings
from the extensive eTool LCA database. A project specific materials take off is not conducted, and similarly,
energy inputs are not accurately calculated but rather derived from like projects. These figures are then adjusted
based on the specific initiatives that are being applied in the concept design that may lead to an improvement (or
otherwise) in the environmental performance of the design. This provides a comparison of likely performance
between the applicable benchmark, a base design, and the actual improved concept design. The purpose of this
excercise is to understand the likely performance of the design before full documentation is complete. This
enables both communciation of this result and identification of potential further improvements. It should be noted
that the results will not be as accurate as a full LCA, an LCA certificate will not be released based on these
calculations, nor will the merits of individual sustainability initiatives be quantified in terms of their environmental or
cost improvements.
Page 2
Disclaimer
The LCA predictions of embodied and operational impacts (including costs) conducted in eTool software, by their
very nature, cannot be exact. It is not possible to track all the impacts associated with a product or service back
through history, let alone do this accurately. The software has been built and tested to enable informed decision
making process when comparing design options. Generic cost and environmental impact coefficients do not
necessarily correspond to those of individual brands of the same product or service due to differences within
industries in the way these products and services are delivered.
eTool Life Cycle Assessments are used predominantly for improving the environmental performance of buildings
and hence always quote carbon emissions as a measure of sustainability. For the purposes of demonstrating the
life cycle cost benefits of energy efficiently buildings, costs are also calculated. This also helps prioritise efficiency
measures when detailed life cycle assessments are undertaken ensuring design teams can achieve the best
environmental and energy efficiency outcomes for the lowest cost. The costs quoted in eTool LCA reports should
never be used for estimating purposes and only serve to compare the costs of two designs analysed with eTool
LCA software.
eTool PTY LTD cannot make assurances regarding the accuracy of these reports for the above reasons.
Page 3
A comprehensive list of existing design initiatives contributing to this outcome is found on the next page. Further to
this an additional list of design initiatives that can drawn on by the design team to meet the project objectives have
been provided separately. During detailed design, a full LCA will enable prioritisation of sustainability initiatives
based on environmental and life cycle cost improvements.
LCA Scoping Study Report Summary
During concept design development of 248 Newcastle St - Residential, a life cycle environmental impact scoping
study was conducted on the proposed building and compared to the eTool benchmark average new residential
building (consisting of 74% detached/semi detached and 26% apartment). This quantified and categorised the
likely environmental impacts of the project. Environmental impact hot spots are then well understood and become a
focus of the design team to improve the environmental performance of the building. The findings of the study are
documented in this report. In summary the project over its life cycle is expected to achieve the following
environmental and cost outcomes:
The estimated life cycle carbon emissions saved with the measures in place in the concept design are equivalent to
approximately 7 times the savings possible by achieving a 10 star NatHERS rating for all dwellings in the
development.
-7% saving in life cycle GHG emissions against benchmark building
-17% saving in life operating cost against benchmark building
50% saving in GHG emissions against benchmark building
41% saving in operating cost against benchmark building
Base Design
Improved Design
eTool have also modelled some initial improvements that could potentially be applied to the design including PV
(30kW), energy monitoring, CO sensors for carpark ventilation, refrigeration ventilation and solar gas boost hot
water. These measures would provide the following predicted savings.
-2,000
-1,000
-
1,000
2,000
3,000
4,000
5,000
Average New Residential Building Current Base Design Improved Design
Estimated Greenhouse Gase Savings(kgCO2e /occupant/year)
Embodied Impacts Residential Operational Energy
Common Area Operational Energy Renewable Generation
Page 4
Residential Water HeatingSolar Gas Boost hot water system (approx. 80% emissions saving over electric
resistance heaters).
Category Improved Design Strategies
Residential Miscellaneous
Energy
Residential Entertainment
CO Sensors for car park vent. Naturally ventilate common areas.
Intelligent design to maximise functionality. Increase design life through density.
Improved fridge cabinetry (size and ventilation requirements). Limited fridge
cabinetry size.
Onsite Generation Individual solar systems for each dwelling as purchase option. Assumed total 30 kW.
Common HVAC
Materials
Residential Refrigeration
Energy monitoring to inform and influence occupant behaviour.
Energy monitoring to inform and influence occupant behaviour.
Page 5
m2
3,528
m2
2,231
# 42.6
Years 115
Estimated Residential Occupancy
Estimated Building Service Life
The life cycle impacts associated with an average new building with the above functionality have been estimated.
The purpose of this process is to effectively inform the design process and ensure the environmental goals of the
project are met without compromising other key project goals. This estimate is inherently limited in accuracy as the
project is still in the early stages of design and many of the subsequent design decisions will influence the
performance of the building significantly. However, it does effectively inform the design team on which building
elements need the most attention.
Below is a summary of the total life cycle impacts of the building which shows the largest environmental impacts
related to Residential Operational Energy. Further detail on the breakdown of these impacts is found in the report.
For the purposes of the LCA scoping study, the development was divided into residential and commercial spaces
and residential portion consists of 3528m2 of total enclosed floor area, 2231m2 residential and the balance car
parking, common areas and outdoor / landscaping space.
Project Summary Notes
Net Total Covered Floor Area To compare projects of different size,
density and functionality, commercial LC
building impacts are measured per m2 per
year, residential LC impacts are measured
per occupant per year
Total Residential Floor Area
Concept Design Summary
599
2,886
489
Life Cycle Impacts(kgCO2e/Occupant/year)
Embodied Impacts
Residential Operational Energy
Common Area Operational Energy
Page 6
● Increase density to reduce redevelopment potential
● Improve design quality (performance and aesthetics)
● Design for adaptability and future occupants
Project Functionality - Design Life
Building design life is critical for LC performance. Unfortunately the studies indicate that less than 10% of buildings
reach their practical service life. A vast majority of demolitions are motivated by economic or aesthetic reasons with
no regard for the structural integrity of the core building. Changing functional requirements for buildings also drive
some redevelopment. Key strategies to increase building life include:
Project Functionality - Occupancy
58%28%
6%
8%
Typical Reasons for Demolition From Kapambwe, M. et al Dynamics of Carbon Stocks in Timber in Australian Residential Housing, Forest
and Wood Products Australia, 2008
Demolished for Site Redevelopment
Dwelling Ceases to Suit Owners Needs
Other Reasons
Dwelling Becomes Unserviceable
50
100
150
200
250
2.4
2.5
2.6
2.7
2.8
2.9
3
1980 1985 1990 1995 2000 2005 2010 2015 New
Dw
elli
ng F
loor
Are
a (
m2)
Pers
ons P
er
Household
Residential Building Occupancy and SizeFrom Australia Bureau of Statistics
Persons / Household Dwelling Size
Page 7
The design life of the 248 Newcastle St development is likely to benefit from the mixed use, strata breakdown of
lots. This will decrease redevelopment pressure until it becomes an equivalent low density building compared to
the surroundings. Consideration during the design phase to how the building may evolve in the future will also aid
design life.
Given the likely long design life of the project (115 years), construction materials with long term performance and
low maintenance requirements are encouraged. From a sustainability perspective the carbon intensity of these
materials must however be considered carefully.
For residential buildings, the core function is to provide a home to occupants. Sustainable buildings provide more
occupancy with less materials and energy. Dwelling size and occupancy rates are hence critical considerations for
good LC performance. Both of these factors have been trending poorly in Australia until recently. In 2009 it was
reported that Australia was building the largest average size residential dwellings in the world. The latest ABS data
suggests occupancy per dwelling and dwelling size are now trending in positive directions. This matches trends
from around the world where families are far more likely to occupy medium and high density dwellings. Allowing
more occupants to be housed within smaller floor areas increases the functionality of the building.
Key Themes and Opportunities
Page 8
246 6.2% 262 14.0%
32 0.8% 32 1.7%
266 6.7% 348 18.6%
42 1.1% 42 2.2%
14 0.3% 15 0.8%
1,127 28.3% 156 8.4%
395 9.9% 355 19.0%
336 8.4% 302 16.2%
255 6.4% 229 12.3%
227 5.7% 145 7.7%
548 13.8% 507 27.1%
251 6.3% 126 6.7%
131 3.3% 118 6.3%
46 1.1% 46 2.4%
61 1.5% 61 3.3%
- 0.0% 874- -46.7%
3,975 100.0% 1,869 100.0%
Onsite Generation Photo Voltaics
Total (kgCO2e / occupant / Year)
Key Themes and Opportunities
The traditional use of electric element hot water systems is a very carbon intensive way of delivering hot water on
the WA electricity grid. A central solar with gas boost hot water system would deliver significant improvements in
the building's carbon emissions. Energy monitoring is also a simple low cost measure that has been proven to
reduce the residential electricity use. Improvement in carpark ventilation and residential refrigeration also has
significant impact in the overall performance. Use of roof space to produce on site electricity is also recommended
to improve environmental and cost performance. These measures have been modelled in the improved building, a
full list of potential strategies is provided below.
Common
HVAC
Lighting
Vertical Transport
Miscellaneous Energy
Operational
Carbon
Emissions
Residential
Water Heating
Entertainment
Cooking & Prep
HVAC
Refrigeration
Miscellaneous Energy
Embodied
Carbon
Materials
Materials Transport
Recurring (Building Maintenance)
Assembly (Building Construction)
Planning and Sales
Life Cycle Carbon Emissions Detail
Category
LC Carbon Emissions (kgCO2e / occupant / year)
Base Design Improved Building
Page 9
