Monash University ESD Guide

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4 Earths
Monash University Guide for
Design & Management of
Ecologically Sustainable Buildings:

the Eco-Accord model
Part 1: Introduction to Guide
Part 2: Ecologically Sustainable Design Guide
Part 3: Ecologically Sustainable Management Plan

October 2006

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4 Earths

Prepared for Monash University by the:
Facilities and Services Division
October 2006

Monash University 2006. This work is copyright. Apart from any use as permitted under the
Copyright Act 1968, no part may be reproduced by any process without prior written
permission from Monash University.

Approval concerning reproduction should be directed to the Office of the Divisional Director
Facilities and Services Division Monash University or as defined in the terms of engagement
when being copied for use in approved university projects.

*The Eco-Accord logo, the 4 Earths' signifies our resource intensive lifestyle and the need to
reduce the magnitude of our current unsustainable rate of resource consumption.

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Copyright Monash University
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4 Earths

Monash University Guide for Design & Management of

Table of Contents

Page No.
Part 1: Introduction to Guide 8

1.0 Executive Summary 8
2.0 Program Purpose 9
3.0 Eco-Accord model 9
3.1 Model Overview 9
3.2 Relationship of the Parts 10
3.3 How to Use this Model 10
3.4 The Eco-Accord Steps 11
4.0 Importance of ESD 12
5.0 Monash and the Environment 12
5.1 University Commitments 12
5.2 University Strategies for Improvement 13
5.3 Current University Performance 13
5.4 Risks and Need for Change 14
5.5 University Benefits from Change 15
6.0 Principles of Sustainable Development 16
6.1 Environmental Sustainability 16
6.2 Sustainable Developments (Green Buildings) 17
7.0 Guide Development 18
7.1 First version 18
7.2 International Practice 19
7.3 Local Practice 20
8.0 Principles of the Eco-Accord Model 21
8.1 Design Guide 20
8.1.1 Design Guide Overview 21
8.1.2 ESD strategies 21
8.1.3 Quality Design Guide 21
8.2 Management Plan 22
8.2.1 Management Plan Overview 22
8.2.2 Design Standards 22
8.2.3 Process management 23
8.2.4 Quality Management Plan 23
Table of Contents


1.0 Introduction to Part 2 26

Eco-Accord: step 1 Corporate Aim: 28
1.0 Strategies: 28
1.1 Monash Directions 2025: 28
1.2 Environmental Policy: 28
1.2.1 Natural environment; 29
1.3 Campus Developments: 29
1.3.1 Sustainable development; 29
2.0 Resources: 29
3.0 Summary of Findings: 29

Eco-Accord: step 2 Stakeholder Relationships: 30
1.0 Strategies: 30
1.1 Client Team Establishment: 30
1.1.1 Resource requirements; 30
1.2 Consultant Selection: 31
1.1.2 Consultants capabilities; 31
1.3 Project Management: 31
1.1.3 Management relationships; 31
2.0 Resources: 32

Eco-Accord: step 3 Site Analysis: 33
1.0 Strategies: 33
1.1 Site Environs survey: 33
1.1.1 Features survey: 33
1.1 2 Environmental Conditions: 34
1.1.3 Landscape Review: 34
1.2 Cultural Heritage: 34
1.2.1 Heritage: 34
1.3 Geotechnical: 34
1.3.1 Geological features: 34
1.4 Infrastructure: 35
1.4.1 Existing services; 35
1.5 Site Linkages: 35
1.5.1 Facilities and features; 35
1.6 Site Transport: 35
1.6.1 Transportation Links; 35
1.7 Hazards & Risks: 35
1.7.1 Hazards; 35

2.0 Resources: 36

2
Monash University Guide for Design & Management of Ecologically Sustainable Buildings:
Table of Contents

Eco-Accord: step 4 Site Modelling 37
1.0 Strategies: 37
1.1 Bioclimatic Review: 38
1.1.1 Topographical features: 38
1.1.2 Environmental conditions: 38
1.1.3 Landscape review: 38
1.2 Site Review: 38
1.2.1 Site identification: 39
1.2.2 Linkage and access: 39
1.3.1 Values and waste: 40
1.4 Site Planning: 40
1.4.1 Siting and retention: 40
1.5 Mitigation of Hazards & Risks: 41
1.5.1 Nuisance and risk:
1.6 Innovation: 41
1.6.1 Consumption and reuse:
2.0 Resources: 41

Eco-Accord: step 5 Project Design: 43
1.0 Strategies: 43
1.1 Bioclimatic Design: 44
1.1.1 Seasonal variations; 44
1.1.2 Topographical features; 44
1.1.3 Built form; 44
1.2 Building Design: 45
1.2.1 Building envelope; 45
1.2.2 Building form; 45
1.2.3 Building features; 45
1.3 Spatial Design: 46
1.3.1 Functional areas; 46
1.3.2 Space planning 46
1.3.3 Space Types; 47
1.1.4 External infrastructure; 47
1.4 Building Technologies: 47
1.4.1 Lighting Design: 48
1.4.2 Heating Ventilation and Cooling: 49
1.4.3 Mechanical Systems 50
1.4.4 Energy Management: 51
1.5 Interior Architecture: 51
1.5.1 Indoor Air Quality: 52
1.5.2 Visual Quality: 52
1.5.3 Acoustic Quality: 53
1.6 Materials Selection: 54
1.6.1 Procurement: 55
1.6.2 Design Principles: 55
1.7 Water conservation: 56
1.7.1 Water consumption: 56
1.7.2 Water conservation: 56
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Table of Contents

1.8 Landscape Design: 57
1.8.1 Natural eco-systems: 57
1.8.2 Landscape Design Principles: 57
1.8.3 Civil works & amenity: 58
1.9 Operational Requirements: 59
1.9.1 Service operations: 59
1.10 Innovation: 59
1.10.1 Energy and resource management: 59
2.0 Resources: 60

Eco-Accord: step 6 Project Delivery: 61
1.0 Strategies:
1.1 Contract Performance Requirements: 61
1.1.1 Contractual management; 62
1.1.2 Project management; 62
1.2 Contractor selection: 63
1.2.1 Selection Criteria 64
1.3 Commissioning: 64
1.3.1 Commissioning; 64
1.3.2 Completion; 64
2.0 Resources: 64

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Table of Contents

Part 3: Ecologically Sustainable Management Plan

1.0 Introduction to Part 3 66

Eco-Accord: step 1 Corporate Aim: 68
1.0 Compliance to Strategies: 68
1.1 Monash Directions 2025: 68
1.2 Environmental Policy: 68
1.2.1 Natural environment; 68
1.3 Campus Developments: 69
1.3.1 Sustainable development; 69
2.0 Resource Outputs: 69
Corporate Aim Statement of Compliance: 71
Corporate Aim Outputs: 72

Eco-Accord: step 2 Stakeholder Relationships: 73
1.1 Client Team Establishment: 73
1.1.1 Resource requirements; 73
1.2 Consultant Selection: 73
1.1.2 Consultants capabilities; 73
1.3 Project Management: 74
1.1.3 Management relationships; 74
Stakeholder Relationships Statement of Compliance: 76
Stakeholder Relationships Outputs: 77

Eco-Accord: step 3 Site Analysis: 78
1.0 Compliance to Strategies 78
1.1 Site Environs survey: 78
1.1.1 Features survey: 78
1.1 2 Environmental Conditions: 78
1.1.3 Landscape Review: 78
1.2.1 Heritage: 79
1.3 Geotechnical: 79
1.3.1 Geological features: 79
1.4 Infrastructure: 79
1.4.1 Existing services; 79
1.5 Site Linkages: 80
1.5.1 Facilities and features; 80
1.6 Site Transport: 81
1.6.1 Transportation Links; 81
1.7 Hazards & Risks: 81
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1.7.1 Hazards; 81
Table of Contents

Site Analysis Statement of Compliance: 83
Site Analysis Outputs: 84

Eco-Accord: step 4 Site Modelling: 85
1.1 Bioclimatic Review: 85
1.1.1 Topographical features: 85
1.1.2 Environmental conditions: 85
1.1.3 Landscape review: 85
1.2 Site Review: 86
1.2.1 Site identification: 86
1.2.2 Linkage and access: 86
1.3.1 Values and waste: 86
1.4 Site Planning: 87
1.4.1 Siting and retention: 87
1.5 Mitigation of Hazards & Risks: 87
1.5.1 Nuisance and risk: 87
1.6 Innovation: 88
1.6.1 Consumption and reuse: 88
Site Modelling Statement of Compliance: 90
Site Modelling Outputs: 91

Eco-Accord: step 5 Project Design: 92
1.0 Compliance to Strategies 92
1.1 Bioclimatic Design: 92
1.1.1 Seasonal variations; 92
1.1.2 Topographical features; 92
1.1.3 Built form; 92
1.2 Building Design: 93
1.2.1 Building envelope; 93
1.2.2 Building form; 93
1.2.3 Building features; 93
1.3 Spatial Design: 93
1.3.1 Functional areas; 93
1.3.2 Space planning 93
1.3.3 Space Types; 93
1.4 Building Technologies: 94
1.4.1 Lighting Design: 94
1.4.2 Heating Ventilation and Cooling: 94
1.4.3 Mechanical Systems 94
1.4.4 Energy Management: 94
1.5 Interior Architecture: 95
1.5.1 Indoor Air Quality: 95
1.4.2 Visual Quality: 95
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1.4.3 Acoustic Quality: 95
Table of Contents

1.6 Materials Selection: 95
1.6.1 Procurement: 95
1.6.2 Design Principles: 96
1.7 Water conservation: 96
1.7.1 Water consumption: 96
1.7.2 Water conservation: 96
1.8 Landscape Design: 97
1.8.1 Natural eco-systems: 97
1.8.2 Landscape Design Principles: 97
1.8.3 Civil works & amenity: 97
1.9 Operational Requirements: 97
1.9.1 Service operations: 97
1.10 Innovation: 98
1.10.1 Energy and resource management: 98
Site Modelling Statement of Compliance: 100
Site Modelling Outputs: 101

Eco-Accord: step 6 Project Delivery: 102
1.0 Compliance to Strategies : 102
1.1 Contract Performance Requirements: 103
1.1.1 Contractual management; 102
1.1.2 Project management; 102
1.2 Contractor selection: 103
1.2.1 Selection Criteria 103
1.3 Commissioning: 199
1.3.1 Commissioning; 199
1.3.2 Completion; 103
Project Delivery Statement of Compliance: 105
Project Delivery Outputs: 106

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4 Earths
Copy right Monash University


Part 1: Introduction to Guide

1.0 Executive Summary

The Monash University Guide for Design and Management of Ecologically Sustainable
Buildings: the Eco-Accord Model (the Guide) is a project management tool and a resource for
the procurement of new building projects and the refurbishment of existing buildings.

The Australian and Victorian governments warn of the implications of climate change and
promote the need for building developments to be ecologically sustainable.

Globally buildings and construction activity consumes forty percent of the worlds materials
and energy. Thirty per cent of newly-built or renovated buildings suffer from sick building
syndrome causing health concerns for the occupants (Roodman and Lenssen 1995).

In Victoria, energy use in commercial buildings is responsible for around twelve per cent of
the States total greenhouse gas emissions (Victorian greenhouse strategy action plan 2005).

The quality and performance of the Monashs capital buildings, infrastructure and assets are
the major source of the Universitys greenhouse gas emissions and greatly contribute to the
excessive consumption of natural resources by the University. In terms of total consumption
Monash is one of the highest users of water and energy of all Australian universities.

To ensure projects are ecologically sustainable requires a whole of organisation approach.
This approach requires that necessary cultural changes are embedded into the organisation
along with the provision of new project management tools and the provision of Ecologically
Sustainable Design (ESD) advice.

The Guide is a part of an overall approach to inform the University executive, project
managers, consultants and the wider University community on the principles of ESD. The
EPC approved the Guide in principle and now requires it to be implemented throughout all of
the universitys operations (EPC Meeting May 2006).

Further, this resource and the expected improvements arising from its adoption will enhance
the educational experience of Monash students and researchers engaged in University
programs. On completion, buildings will be better places in which to study, work and live.
ESD buildings improve human well-being as measured by occupant health and productivity,
can cost less to operate, are more adaptable to alternative uses and can have longer
economic lives.

In summary, the purpose of the Guide is to ensure University building projects cause less
environmental impact and provide more benefits than traditional institutional facilities.

The adoption of this first version of the Guide will be a further demonstration of the Monash
Universitys Statement of Purpose commitment to a sustainable environment.
Part 1 Introduction to Design Guide & Management Plan

2.0 Program Purpose

The Guide is a project management tool and resource for the procurement of new buildings
and the refurbishment of existing buildings to ensure these developments are ecologically
sustainable.

Australian and Victorian governments climate change strategies indicate the importance of
ensuring developments are ecologically sustainable. Monash Universitys Statement of
Purpose, their Environmental Policy and commitments to the wider community requires
Monash to demonstrate leadership and ensure buildings are ecologically sustainable.

To ensure buildings are ecologically sustainable requires a whole of organisation approach.
To achieve this requires the necessary cultural changes be embedded in the organisation,
along with the need to adopt new project management tools and the provision of advice,
knowledge and training.

The development of the Management Plan and Design Guide and the Eco-Accord model is
part of this overall approach and a means to inform the University executive, project
managers, consultants and the wider university community on the principles of ecological
development.

In the development of the Eco-Accord model knowledge has been drawn from a range of
sources made available by national and international government authorities, various
agencies, non-profit industry associations, other universities and some environmental
advocacy groups.

The knowledge gained has been used to consider how ecologically sustainable design
principles can inform the procurement process of new building projects and the refurbishment
of existing buildings to ensure buildings are ecologically sustainable. The Guide has been
prepared by the Facilities and Services Division of Monash University under the guidance of
the University Environmental Policy Committee (EPC) ESD working party and in consultation
with key university stakeholders.

The EPC ESD working party determined a need for a process and environmental standards
to ensure building projects are well designed, appropriately managed and to maximise usage
for their intended life. Further, there is a need to document the principles of ESD, provide
training for those involved in designing, delivering, maintaining and using buildings and to
make this information available to the wider University community.

The EPC approved the Guide in principle and now requires it to be implemented throughout
all of the universitys operations (EPC Meeting May 2006).

3.0 Eco-Accord Model

3.1 Model Overview

To ensure proper project management and adequate provision of information for those
involved in the procurement and use of building projects, a project procurement process has
been developed titled the Eco-Accord model.

The model will enable all those with a general or specific interest to be informed and engaged
as required in the procurement process and the ongoing operation of a building.

As well as being able to inform the people who use the facilities and the key stakeholders, the
Eco-Accord model provides an opportunity for University staff and students with an academic
interest in sustainable developments to learn from the projects outputs and outcomes
throughout the procurement process.
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The resultant program: the ESD: Management Plan and Design Guide using the Eco-Accord
model has established three related and integrated parts. These are:

Part 1: Introduction;
Part 2: Ecologically Sustainable Development Design Guide; and
Part 3: Ecologically Sustainable Development Management Plan.

3.2 Relationship of the Parts

The relationship between the three parts of the overall program model is as follows.

Part 1: Introduction: presents the case of ESD in context with government and University
strategies, policies and commitments; describes the Eco-Accord model; outlines the principles
of ESD (green buildings); promotes the benefits Monash can expect ESD developments; and
establishes a resource for wider educational purposes.

Part 2: Ecologically Sustainable Development: Design Guide: provides the project
management strategies to be adopted and the step-by-step approach to be taken in the
procurement of University projects. It includes the ESD design principles and technical
advice for review.

Part 3: Ecologically Sustainable Development: Management Plan: documents the Monash
project management process and ESD project standards, using the same step-by-step
approach. It includes the project ESD checklists, quality review cycle, University standards to
be adopted and the approval processes required to ensure projects are ecologically
sustainable. Further, the outputs and outcomes are made available for wider reference.

The quality process adopted for the review of each stages outputs in Parts 2 and 3 is in line
with the Monash Quality Cycle of Plan, Act, Evaluate and Improve.

3.3 How to Use this Model

The purpose of having the program prepared in three parts is that it is not necessary for
everyone to read all sections. The model responds to the need that the overall program
requires a whole of organisation approach. However you only need to read the Part relevant
to your role in the project procurement process.

Part 1 is mostly useful for the universitys higher level management to identify and confirm the
programs overall linkages to university commitments and policies.

Part 2 mostly informs the project designers, contract managers, contractors and internal
project managers of the strategies and technical design advice required to achieve
ecologically sustainable (green) buildings.

Part 3 is for use by the project team under the guidance of the project manager to ensure that
the ESD strategies have been comprehensively considered and reviewed before gaining the
necessary project approvals at all levels of the university and before proceeding any further
with the overall procurement of the project.

The three tiers of facility management including the building occupants relationships with
facility managers and operational staff is also expressed in the model.

Future improvements to the Guide will be mostly achieved through communication and
consultation with the various key stakeholders within the university, by reviewing the
performance of the building projects overtime and the evaluation of new standards in ESD.

The intent of the three parts of the model is explained further in Figure 1 page 24.
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3.4 The Eco-Accord Steps

The Eco-Accord model requires the use of a step-by-step approach in the procurement of
university projects. Each Eco-Accord step includes the project management strategies and
outcomes that are considered critical in ensuring a project is well managed from its
conception through to occupation. The steps are common to Part 2 and Part 3.

The purpose of Guide and the Eco-Accord model is to ensure University building projects
cause less environmental impact, provide more benefits than traditional institutional facilities,
and ensure outcomes are in-line with the Universitys Statement of Purpose.

The program begins by ensuring there is high level organisational support for the project to be
an environmentally sustainable development and concludes with confirming the project ESD
objectives have been met on delivery. It requires the process is public and transparent so the
outputs and benefits can be easily reviewed and is readily available for educational purposes.

The Eco-Accord steps are common to Part 2 and Part 3 and include:

Eco-Accord Step 1: Corporate Aim
Eco-Accord Step 2: Stakeholder Relationships
Eco-Accord Step 3: Site Analysis
Eco-Accord Step 4: Site Modelling
Eco-Accord Step 5: Project Planning
Eco-Accord Step 6: Project Delivery

Eco-Accord Step 1: Corporate Aim requires agreement at the highest organisational level the
project is to be a sustainable development.

Eco-Accord Step 2: Stakeholder Relationships requires the internal project team to be
adequately resourced and suitably qualified consultants are engaged.

Eco-Accord Step 3: Site Analysis requires the project sites natural and physical environment
to be assessed.

Eco-Accord Step 4: Site Modelling determines the ESD design opportunities and constraints.

Eco-Accord Step 5: Project Planning ensures the natural environment is preserved, the
projects adverse impacts are reduced and the development takes advantage of the natural
environment.

Eco-Accord Step 6 Project Delivery ensures the project conforms with is ESD principles.

At the completion of each step, it is necessary for the project team to report on any conditions
or qualifications regarding the ability to undertake the project as originally intended. The team
must advise on any pitfalls, reach accord in respect to the projects scope and intent at each
of the models steps, sign off the project step, and seek endorsement and approval to
proceed to the next program step.

At the completion of each step there is a requirement to publicly report on the outputs and
outcomes of each stage regardless of the rate of success. This public reporting can be used
as an educational resource for review and for the engagement of interest groups internal or
external to the University.

Involvement and participation can range from the inclusion of success stories in University
publications to detailed interrogation by those working in related fields of academic
endeavour, including presentations and case studies for students.

The relationship of the model is demonstrated in the program model detailing the six Eco-
Accord steps designed for Part 2 and Part 3. Refer to Figure 2 page 25.
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4.0 Importance of ESD

The Australian Government advises there is growing recognition Australia has to look beyond
economic progress to achieve sustainable society. Sustainable development must be
ecologically sustainable (Australian Government Ecologically Sustainable Development
2005).

The Australian Department of the Environment and Heritage (DEH) warns, existing
pressures from human settlements are not consistent with a sustainable environment and
there is a high and increasing per capita energy usage in human settlements leading to
increase in greenhouse gas emissions... (State of the Environment Summary DEH 2001).

The State Government of Victoria says the most serious environmental problem facing the
global community is climate change and Victoria has an important role to play:-our emissions
do matter (Victorian Greenhouse Strategy Update 2005).

The United Nations promotes sustainable development rests on the three pillars of:
environmental protection, economic development and social progress and involves issues of
international relevance such as poverty reduction, climate change and the conservation of
biodiversity (Our Common Future 1987).

Australias National Strategy for ESD defines ecologically sustainable development as
using, conserving and enhancing the communities resources so that ecological processes,
on which life depends, are maintained, and the total quality of life, now and in the future, can
be increased.

The Victorian Government promotes that university and TAFE sectors have a strategic role to
play in developing a skilled and informed workforce capable of responding to the challenge of
climate change (Greenhouse Strategy Action Plan Update 2005).

The Victorian Government commissioned the Environment Protection Authority (EPA) to
determine what Victorians demand of nature to sustain our lifestyle. The EPA calculated that
if the entire world lived as we do in Victoria, four planet Earths would be needed to supply the
resources (The Ecological Footprint Assessing Victorias Demand on Nature).

The Eco-Accord logo, the earth and the number 4 represents our resource intensive lifestyle and the
need to reduce the magnitude of our current unsustainable rate of resource consumption.

5.0 Monash and the Environment

5.1 University Commitments

Monash was founded by an act of Parliament in 1958 and originally located in Clayton. Since
then Monash has expanded to become one of Australias largest and most prestigious
universities. Monash locally has established a presence in Parkville, Caulfield, Peninsula,
Berwick and Gippsland. Internationally Monash has campuses in Malaysia and South Africa
and centres in London (United Kingdom) and Prato (Italy).

Monash University takes seriously the importance of ESD and the challenges of climate
change. The University has declared this in their Statement of Purpose: Monash University
seeks to improve the human condition by advancing knowledge and fostering creativity. It
does so through research and education and a commitment to social justice, human rights
and a sustainable environment (Monash Directions 2025). Monash is also committed to
research and educational programs that embrace themes and problems relevant to the
regions and countries in which they take place and the major issues of our times (Monash
Directions 2025).

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The Universitys Environmental Policy (2002) makes a strong statement about the
environment. It states: Monash recognises its duty to the wider community to minimise its
own environmental impacts through the implementation of sustainable and environmental
best practice in all aspects of its operations and continuous development of innovative
approaches to environmental management. It also states that Monash University respects the
natural environment and its life supporting ecosystems, and recognises the adverse impacts
human activities can impose on the natural environment. The Policy indicates the key to
reducing the Universitys adverse environmental impacts is a life cycle assessment of the
infrastructure, resources, products and services.

5.2 University Strategies for Improvement

The Universitys planning strategy Monash Directions 2025 states that Monash aims to be
ranked as one of the best universities in the world on reputable indices by 2025. Monash has
established strategic planning frameworks to inform the wider University of activities required
to advance specific policies and programs.

To respond to the challenges of climate change Monash has adopted a number of planning
strategies. The Annual Environmental Sustainability Plan outlines the activities and the
implementation strategies to be adopted to meet the objectives of the Environmental Policy
and includes performance targets, measures, and timelines and identifies the faculty or
division that is accountable for their implementation.

Monash compares the Universitys current and historic environmental impacts with its
Australian counterparts, namely the Group of Eight (Go8). The Go8 represent Australias
leading research universities. The Go8s mission statement is: building the intellectual, social,
cultural and economic excellence of Australias future.

The future environmental performance measures to be adopted by Monash are being
established for the period 2006-2010. The measures include requirements for Institutional
Infrastructure and Operations which will have the most impact on the design, delivery and
operation of University projects. These include setting performance measures and targets for:
improvements to buildings and properties; water conservation; reduction in energy
consumption; transport initiatives; reduction in waste, reuse and recycling; and procurement
of goods and services.

5.3 Current University Performance

Two critical measures of sustainability are the amounts of water and energy consumed by the
University. In terms of total consumption Monash is one of the highest users of water and
energy of all Australian universities. Monash has adopted a range of strategies in response
to this including cultural change programs and improvements to infrastructure. However the
of consumption of energy continues to increase.

To reduce the Monashs impact on the environment (greenhouse gas emissions) the
University has committed to purchasing ten per cent of the electrical energy consumed in the
form of Green Power. However Monash remains the university producing the most
greenhouse gas emissions of any Australian university.

To improve Monashs performance, the Vice Chancellor launched a campaign to reduce total
energy use by 20 per cent per Effective Fulltime Student Load (EFTLS) by 2010 based on
2005 consumption levels. The setting of this target was strongly influenced by a national and
local student campaign to reduce Monashs contribution to climate change.

Other environmental initiatives aimed at improving the Universitys environmental
performance are the Green Office Program, the Waste Wise program, membership to the
Greenhouse Challenge Plus program and green purchasing commitments.
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5.4 Risks and Need for Change

To improve Monashs environmental performance, the University is continually developing
comprehensive environmental plans and setting higher order performance targets for critical
activities. The University measures performance against these targets. The need to ensure
developments are ecologically sustainable has been identified as one of the most critical
activities to be acted upon.

There is increasing community awareness and growing government concerns, at all levels, for
the need to take action and respond to the challenges of climate change. If Monash does not
ensure developments are ecologically sustainable, the University is further at risk of having
external groups establishing requirements.

If the University does not act, external authorities, agencies and industry groups may
establish universal project standards, reporting procedures and approval processes. If
externally imposed standards are generic, they may be difficult to achieve in the university
context. There may also be requirements to prepare reports to various agencies and
authorities on the project standards as a part of a projects approval process. A need to
commission independent auditors to review developments and confirm compliance to these
standards may arise.

The added complexity and reporting that comes with any externally imposed system will most
likely result in additional administrative requirements, adding to staff workloads and increasing
project costs.

Governments, along with industry associations, are already introducing additional procedures
in response to environmental concerns. Some of the government and industry initiatives
currently in planning will likely affect university developments and operations,. Some recent
developments testify to this and include:

Example 1: Australian Government legislation.

The Australian Government has recently passed legislation requiring that from J uly 2006
corporations using more than 0.5 petajoules (PJ ) of energy per year to undertake a rigorous
assessment of Energy Efficiency Opportunities (EEO) every five years and report publicly on
the outcomes. This program was established to capture what the Australian Bureau of
Statistics identified as being the top 250 energy consuming businesses in Australia.

The Universitys use of energy is already above this level and will most likely need to comply
with this legislation. New building projects and refurbishments may need to be reviewed to
determine compliance with the intent of the EEO program, to reduce operational energy
consumption.

Example 2: Building Codes.

The Australian Building Codes Board (ABCB) is a joint initiative of all levels of government in
Australia and the building industry. The ABCB has decided to include energy efficiency
measures for commercial buildings in the Building Code of Australia (BCA) 2006. Some of the
Universitys building projects, particularly those partly or wholly built for commercial use, may
need to comply with these standards.

Example 3: Town Planning.

The City of Melbourne has recently adopted a new policy, to obtain a town planning permit for
a commercial building, the project has to be a minimum of a four star rating under the
Australian Green Building Councils (AGBC) Green-star rating system.
Any Monash project in the City of Melbourne, or in other municipalities that adopt similar
policies, could require future Monash projects to meet such standards.
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At present the AGBC is developing a Green-star rating tool for hospital developments and
plan to develop a rating tool for university projects. The new process and standards changes
promoted in Guide may be advance of what will soon become universally accepted
standards.

By adopting Eco-Accord Monash can demonstrate it is actively responding to the challenges
of climate change by reducing the Universitys environmental impacts and recognising the
need consumption of natural resources.

5.5 University Benefits from Change

Monash will benefit in many ways by adopting the principles of ecologically sustainable
development. Benefits include financial savings arising from reduced operational costs for
the designed life of the buildings; decreased energy use from grid sources; less consumption
of potable water; and reduced waste disposal costs.

Students will benefit also, including improving the quality of their learning. An American study
of students in three cities found students in classrooms with the greatest amount of daylight
performed up to 20 per cent better than those in classrooms that had little daylight
(Heschong-Mahone Group Day Lighting in Schools 1999).

Reported staff benefits include improved occupant health, comfort and productivity. Buildings
with good overall environmental quality can reduce the rate of respiratory disease, allergies
and asthma. This, in turn, translates to greater staff productivity from reduced absenteeism
caused by illness. Reductions in staff turnover in ESD buildings have been reported which
contributes to a more informed and efficient work force.

One example of the benefits of a healthier workplace is from the telecommunications
company, Veriphone. Eighteen months after Veriphone employees began working in a
building retrofitted to cut indoor pollution and improve indoor environmental quality,
absenteeism rates were down 40 per cent and productivity was up more than five per cent
(US Environmental Protection Agency, Indoor Air Quality 2003).

Monashs annual operating costs are approximately half the total asset value when including
the Universitys properties, infrastructure and equipment. As staff costs are a significant
proportion of the operating costs, improving and maintaining staff health and productivity are
important factors in securing the Universitys future.

Broader institutional benefits include: financial gains as developments are less reliant on the
use of personal motor cars; better utilisation of existing facilities; and higher quality
infrastructure. Significant reductions in total project costs can be achieved with: more efficient
facilities; smaller building floor plates; greater flexibility of use; and adaptable infrastructure to
accommodate institutional churn.

Efficiencies can be gained by building occupants using different spaces internal and external
to buildings. For example, the new National Bank of Australia (NAB) headquarters located in
Docklands provides opportunities for people to meet and interact in of non-traditional ways
such as using modified circulation spaces.

The possibility for improving communication and providing enhanced opportunities for social
interaction in educational facilities can be achieved by better utilisation of the public spaces.
Examples of improved communication and interaction are: circulation spaces provided with
amenities for working such as tables, power points for laptops etc. and lounges, open meeting
areas and even outdoor spaces can be used for some classroom and tutorial activities, in
addition to their primary purpose.

15

A projects capital cost and ongoing operational cost can be reduced by providing higher
quality outdoor spaces with shade and shelter or by designing innovative hybrid spaces that
can be readily converted from indoor to outdoor spaces, as needs arise and weather permits.
Victorias and particularly Melbournes climate is very mild for most of the year and given the
extreme heat of summers is mostly experienced outside of the normal academic semester;
the milder term time is quite conducive to making better use of indoor/outdoor spaces. Some
social spaces can be improved by providing directly for educational activities such as,
creating IT Hot Spots.

6.0 Principles of Sustainable Development

6.1 Environmental Sustainability

According to Canada International Development Agencys (CIDA) Policy for Environmental
Sustainability, sustainable development requires three concepts to be considered and
applied. These are:

1. the ecological basis for development, to recognise the productive potential and
ecosystem limits to development in a given area;
2. the economic value of the environment and means for recognising environmental
values in economic decision making; and
3. the relationships among poverty, population dynamics natural resource consumption
and environmental degradation.

The Australian university and higher education sector peak body for facilities management,
the Tertiary Education Facilities Management Association (TEFMA), has adopted the
Australian National Strategy (ANS) for Ecologically Sustainable Development (1991) definition
for ESD.

The ANS defines ESD as: using, conserving and enhancing the communitys resources so
that ecological processes, on which life depends, are maintained, and the total quality of life,
now and in the future, can be increased.

TEFMA promotes that facilities managers have the ability to significantly influence
sustainability outcomes in a wide range of activities such as campus planning and design,
building construction, waste management, environmental management, purchasing, and
buildings and grounds maintenance (A guide to incorporating Sustainability into Facilities
Management 2004).

Globally, according to World Watch Institute (Roodman and Lenssen 1995) buildings and
construction activity consume: forty percent of the worlds materials and energy and
Fifty five per cent of the wood cut for uses other than fuel. Thirty per cent of newly-built or
renovated buildings suffer from sick building syndrome, exposing occupants to stale or
mould-and chemically-laden air.

According to the State Environmental Resource Centre of California (SERC) other
environmental and economic impacts that traditional buildings are responsible for include
(www.serconline.org 2004):

fifty per cent of all materials and resources;
thirty-five per cent of the worlds CO
2
emissions;
eighty per cent of potable water use; and
forty percent of municipal solid waste to landfill.

In Victoria, energy use in commercial buildings is responsible for around twelve per cent of
the States total greenhouse gas emissions (Victorian greenhouse strategy action plan update
2005).
16

The quality and performance of the Monashs capital buildings, infrastructure and assets are
the major source of the Universitys greenhouse gas emissions and greatly contribute to the
excessive consumption of natural resources by the University.

6.2 Sustainable Developments (Green Buildings)

The United Nations have adopted the Bruntland definition of sustainable development;
meeting the needs of the present generation without compromising the ability of future
generations to meet their own needs (Our Common Future 1987).

Building projects to be sustainable developments need to be built, renovated, operated, or
reused in an ecologically and resource efficient way and reduce the impact on the
environmental and social systems that surround it.

Monashs commitment to sustainable development will be mostly demonstrated and achieved
through the Universitys capital building developments, refurbishment projects, minor works
and renewal programs, and purchasing programs.

An environmentally sustainable building is commonly known as a green building. Compared
to traditional buildings, green buildings use less water and energy and fewer raw materials
and resources.

The University of British Columbia (UBC) report shows that green buildings are far superior to
their traditional counterparts. As part of their design they typically feature:

appropriate building form and orientation;
thermally efficient roofs, walls and windows;
thermal mass and day lighting;
water efficient supply and waste fixtures;
visual access to the outdoors; and
reduced sources of interior pollutants;
landscaping with little or no irrigation;
on-site stormwater management; and
alternative commuting options for building users.

Green buildings are better places in which to live and work. hey cost less to operate, and are
more adaptable to alternative uses and as a result can have longer economic lives (Why Build
Green? Ten key questions answered School of Architecture University of British Columbia
2002).

A key feature of green buildings is energy efficiency. This is achieved by reducing the
buildings infrastructure and adopting passive design principles. Passive design is energy
efficient design and makes use of local conditions and ensures the internal environment is
comfortable while reducing operating costs.

Passive design can significantly reduce the need for expensive artificial lighting, mechanical
heating and cooling by considering designs that use natural systems such as natural light and
cooling breezes to make spaces more pleasant, comfortable and natural.

Green buildings improve occupant experiences and comfort by giving them more control over
the internal environment. This can be as simple as opening or closing a window, or choosing
to work closer to a natural light source.

Maintenance and service contractors have a significant role in managing green buildings to
maintain the buildings environmental performance. Operational staff can adjust the buildings
environmental systems, as required, to maximise the efficiency of the energy systems and
improve user comfort. The scale of the systems is usually determined by the facility type and
level of sophistication required to manage them.

17

Waste reduction strategies also bring benefits during construction, renovations and in the
ongoing operation of green buildings.

International studies demonstrate that with experience, green buildings will cost no more
when ESD principles are included from the beginning of a project. It has been reported by
those who have surveyed designers of green buildings they can attract premiums of about
three to four per cent of the project cost. A recent study prepared for the State of California
found even if an additional upfront investment of about tow per cent of construction costs is
required, green buildings can yield returns of ten times the initial investment (A Report to
Californias Sustainability Building Task Force 2003).

The same Californian study found that on average twenty five to thirty per cent more energy
efficient buildings are typical of the higher rating buildings under the US Green Building
Council green building rating system LEED. They further report that water consumption could
be reduced by twenty per cent for schools and hospitals, with much higher savings for office
buildings.

Enabling greater access to public transport can reduce the need for the provision of car parks,
roads, and transport infrastructure and for personal required for traffic management. The
provision of bicycle parking and associated amenities such as secure compounds, showers
and lockers can encourage the use of more environmentally responsible forms of transport.

Green buildings are usually better buildings because of the skill, discipline and processes
required to design them. For example, many of the environmentally sustainable buildings use
modular building components to reduce wastage by avoiding creating off cuts from materials.
In turn, when maintenance is required, the task of repairing and or replacing damaged
components or adding more if the need arises, is a far easier and more efficient task when
compared to one-off on-site solutions.

The quality processes employed to design and deliver more environmentally sustainable
buildings makes them easier to alter regardless of whether the changes require minor works
or a major renewal and refurbishment. When the facility is no longer fit for its current purpose
or is not required, its partial or total demolition, reuse, recycling and disposal is more easily
accomplished.

7.0 Guide Development

7.1 First version

The Universitys EPC has made a commitment to establish a project delivery process, set of
design standards and a project guide to ensure future University building projects are
environmentally sustainable.
The Monash University Ecologically Sustainable Development: Management Plan and Design
Guide using the Eco-Accord model has been prepared by the Facilities and Services Division
of Monash University under the guidance of the EPC ESD working party.

In the development of the Eco-Accord model consultation has taken place with key
stakeholders including: representatives of the Monash Sustainability Institute (MSI), OHSE,
academic experts, and the Facilities and Services Division.

This first version of the Management Plan and Design Guide is intended to establish the
broad framework and provide quality information about the principles of sustainable
development. Further, it is intended to establish the University ecological design standards
and prescribe the processes required to ensure new buildings and refurbishment projects are
ecologically sustainable developments.

18

As experience with the Eco-Accord model and the principles and knowledge on sustainable
developments is gained and further knowledge acquired, the guide can be added to and
improved upon.

Continuous development will enable embedding of the necessary cultural changes along with
identifying improvements to the project management tools, the quality of advice, level of
knowledge and provision of further training.

The programs overall capability and potential to become a resource for teaching and
research programs has also been recognised and the projects outputs and outcomes can be
made available for this purpose.

7.2 International Practice

A review of how major organisations are approaching ESD capital development programs has
influenced many international universities, state governments and public authorities,
particularly on the North American continent, to adopt a dual approach to project
procurement.

A dual approach involves the establishment of a project management delivery process along
with the information about the principles of ESD.

Stanford and Cambridge universities and government agencies such as the United States
National Institute of Health (NIH), have all adopted this dual approach even though they
developed different systems to meet their own needs.

The project management process specifies the tasks required and ESD deliverables at each
stage of the projects procurement and approval process. The principles of what makes a
project sustainable are provided and include advice on best practice in design, contemporary
trends in facility management and systems selection.

The project management process includes establishing a quality project management system:
determining project objectives and questioning and validating the projects requirements. The
processes involve the institutions senior executive and relevant management at all levels,
including: those with responsibility to procure, deliver, commission and operate projects as
well as users, key stakeholders and the wider community.

The results of the project management process are used to inform the project professionals
about the institutions ESD requirements and standards for the project, which are typically
provided in the form of a guide.

A means of scoring and rating designs through the procurement process is used by some
institutions, such as those adopted by the University of Minnesota (Minnesota Sustainable
Design Guide 2002). The Minnesota Sustainable Design Guide scoring system enables the
design team and building operators to evaluate the building performance. Points are awarded
based on specific performance indicators from the one hundred points made available. A
checklist of actions is required to be completed at each identified stage.

Stanford University have adopted a heart-beat model for both new construction and
renovation projects. The heart-beat is meant to indicate the magnitude of the importance of
key decisions and at what level of authority they should be made. For example, projects
greater than US$3 million must be approved by a committee of the Board of Trustees.

In recognition of importance of the early stages of a projects procurement, Stanford require
each new construction project to be reviewed and approved by the Board four times prior to
construction with a final report submitted after completion. Renovation projects are reviewed
three times by the Board with a final report on completion. Renovations involving external
features are approved as for new projects (The Project Delivery Process at Stanford 2001).
19

International approaches to ESD guides include successful project case studies;
supplementary advice in the form of graphics and useful models; and indicate where
additional advice and resources can be obtained.

Processes for reviewing final project outcomes, such as post occupancy evaluation reports,
are used to identify improvement opportunities.

The most significant and common feature of the processes and guides reviewed is the need
to adopt a different approach for the engagement and involvement of the design
professionals, building owners and clients along with the buildings commissioning teams and
building occupants.

To achieve higher order environmentally sustainable outcomes requires higher levels of
approach, with respect to project management and project design including the provision of
expert advice. The City of New York believes higher order outcomes in ESD buildings require
an interdisciplinary approach, team coordination and client participation , which is not seen in
traditional buildings (High Performance Building Guidelines City of New York 1999).

In the traditional approach, often the professionals advice is based on previous project
experience and knowledge of the project type. The traditional approach has sometimes been
referred to as working in professional silos with one group taking responsibility for the overall
design outputs and others providing specific advice and services relating to parts of a project
only (NIH Design Policy 1999).

7.3 Local Practice

The City of Melbournes new Council House 2 (CH2) is a green building project currently
under construction. The project design processes commenced with a char-rette involving key
professionals and a range of other stakeholders The Project Director has stated that the
design concept was informed by the imaginative and lateral thinking of an architectural
student involved in the char-rette. The students thinking assisted in determining the
fundamental project design principle, allowing the project to be further developed (developed
into what a more ESD compliant building?). CH2 has since been declared Australias most
green commercial project so far (Rob Adams, City of Melbourne Director of Culture and City
Projects).

A range of systems are used for reviewing project outcomes to ensure they are
environmentally sustainable designs. Many processes engage independent third party groups
to audit a project using green rating tools such as: the Building Research Establishment
Assessment Model (BREAM), developed in the UK and the Leadership in Energy and
Environmental Design (LEED) developed in the USA.

Locally, the Green Building Council of Australia (GBCA) has developed the Greenstar rating
tool and to-date the tool series includes Greenstar-Office Design which evaluates
environmental initiatives and/or potential environmental impacts of new or refurbished Class 5
commercial office buildings. Although Greenstar is primarily for office buildings, the GBCA
have reported that many and varied organisations internationally and locally have used the
Greenstar-Office Design tool in a range of project types and it has provided significant
benefits.

TEFMA recently produced A Guide to incorporating Sustainability into Facilities Management
and much of the development of this ESD: Management Plan and Design Guide have been
informed by this work on embedding the principles of ESD into facilities management.
Monash has a strong association with TEFMA and TEFMA provides is the primary source of
benchmark data and information used to measure and compare Monashs facilities
management performance. The TEFMA guide is the tool that will be used to measure the
progress made by Australian universities to successfully incorporate sustainability into
facilities management.
20

8.0 Principles of the Eco-Accord Model

8.1 Design Guide

8.1.1 Design Guide Overview

Part 2: Ecologically Sustainable Buildings Design Guide is the primary source of information
to inform the procurement process of new building projects refurbishments of the ecological
principles required to ensure buildings are environmentally sustainable.

The guide provides instruction on the strategies to be employed to steer the projects
progression through the procurement process and is a resource to inform all those associated
with the project from its conception, through to completion and occupation about the
strategies required to ensure building projects are environmentally sustainable in design and
operation.

Establishing the projects environmental and ecological sustainability principles and strategies
in-line with the design process is an effective means of ensuring the ESD aspects will be
considered throughout the procurement process.

This approach to the embedding of ESD in a project is in response to reviews of major
organisations and is driven by the concern that environmentally sustainable project
opportunities are being considered as optional or as add-ons. If ESD is not seen as integral
to the design process there is a high risk that ESD aspects will be expunged in the later
project stages if costs are high. This frequently occurs in traditional approaches.

8.1.2 ESD Strategies

The strategies adopted in the Guide include many ESD design principles that are considered
to be applicable to a range of typical institutional university projects. It is also recognised that
the strategies and design principles must be practical, and achievable if they are to be useful
in informing the procurement process.

Environmentally sustainable buildings can be higher order buildings. To achieve this the
approach to design needs to give consideration to the environmental factors and therefore
should not be limited by the services normally provided by professional consultants working to
discipline and industry-based project briefs and specifications.

The Guide also incorporates concepts and innovations that rely upon sensible and informed
use of the facilities by the buildings occupants. It also includes ideas about how the
operational staff can be actively involved in managing the infrastructure as well as being
responsible for managing central building automated systems.

8.1.3 Quality Design Guide

The Eco-Accord steps include an overview of the aim of each stage, provide an explanation
of the purpose of each section, and describe the expected outcomes and how these are to be
carried forward to the next stage of the projects development.

The project team needs to consider each stage collectively. The outcomes of each stage
then inform the Management Plan review. Issues or aspects not fully accounted for need to
be noted and reported according to the Management Plan process requirements.

21

This relationship provides an opportunity to review all ESD opportunities, and to consider,
debate, include, reject, or modify as appropriate as well as include new initiatives not
considered at project inception. The adoption of innovative solutions is encouraged
throughout this process.

The formal review process in the Management Plan enables feedback to be provided to the
projects initiators and approvers, so they can be informed in a transparent and meaningful
way of what is being achieved and what can be expected once the project is ultimately
realised.

8.2 Management Plan

8.2.1 Management Plan Overview

Part 3: Ecologically Sustainable Buildings Management Plan is the project delivery
management tool that specifies the Universitys environmental sustainability standards and
enables project specific environmental performance requirements to be established in
advance of the project design and delivery process.

Establishing the projects environmental sustainability standards and goals prior to
commencement is an effective means of ensuring that projects will be environmentally
sustainable developments.
Traditional approaches often involve firstly engaging a lead consultant who may commence
some preliminary design work, identifying a few project options, presenting indicative design
solutions and providing estimates for the capital costs. Rarely are operational costs and life-
cycle costs estimates included. Pay back periods for specific items of plant and systems may
be investigated by specialist consultants, but it is not mandatory.

The Eco-Accord model requires the Universitys ESD project requirements to be agreed upon
in-line with the projects overall function and performance requirements. The projects intent
and sustainability requirements are agreed upon and there is accord reached with the key
stakeholders, management and operational representatives.

By establishing the agreed project purpose and aims, this allows the capabilities of those
required to design, deliver and manage project procurement to be established. By adopting
quality based selection procedures and selecting appropriately skilled and experienced team
members the project outcomes can be delivered with the available resources.

Once the team is established the overall team charter can be confirmed. This approach
empowers the project team to work collaboratively towards the projects common goals and to
the Universitys ESD standards.

The management plan sets out the step-by-step process that ensures the standards and
goals are achieved at the predetermined stages, or steps.

8.2.2 Design Standards

The ESD standards and goals adopted in Eco-Accord model include firstly University
standards (if established), then industry standards; and then generic standards. Where no
standard exists or is deemed suitable, then performance specifications are given.

The standards range from minimum requirements to higher order targets as required to meet
particular project circumstances or University commitment. For example, the water
conservation performance standard is taken from the KPIs reported to University Council.

22

The review and setting of further standards will be closely scrutinised in the adoption of this
first version.

An open review process will ensure the Universitys environmental standards and
performance requirements are the most appropriate for each project type and will ensure
developments are ecologically sustainable.

8.2.3 Process Management

The step-by-step requirement of the Management Plan process is designed to ensure a
review and evaluation of the ESD aspects of a project is undertaken before proceeding to the
next step of the projects development.

It is intended that by adopting a more structured process there is a greater prospect of
optimising the opportunities for achieving higher order and more environmentally sustainable
buildings.

The step-by-step process ensures the critical aspects required to procure an environmentally
sustainable project are identified, reviewed and assessed against the original project intent,
University standards and project specific performance targets.

The agreed targets and outcomes include the primary client expectations, management
requirements, the requirements of those associated with the task of delivering the project and
eventually those responsible for maintaining and operating the asset.

The review process is undertaken by the project team, including key stakeholders and using
peer review when this has been identified as being critical to achieving the required project
outcome. That is, for example, if it is intended at the initiation of a project to achieve a certain
target such as a 5 star rated building under the GBCA Greenstar program, then it will be
necessary to engage an independent certified auditor in accordance with the Greenstar
standard.

8.2.4 Quality Management Plan

The collective team review process provides an opportunity to review and consider any
unforeseen impediments and/or to include new initiatives not originally taken advantage of at
the outset of the project. The adoption of innovative solutions is encouraged throughout this
process.

The formal review process enables feedback to be given to those who initiated and approved
the project so they can be informed in a transparent and meaningful way what is being
achieved and what can be expected once the project is ultimately realised.

By establishing the projects environmental sustainability standards and goals in advance of
the design process the University does not mean to disempower the project design team from
proposing innovative design solutions, nor does it mean to say that higher order standards
should be precluded. The setting of performance goals should be seen as an opportunity for
skilled professionals to optimise design outcomes from their collective capabilities and
experience in the project design and delivery.

The review process includes the Monash University Quality cycle of Plan, Act, Evaluate,
Improve is utilised to optimise the project benefits and enhance the potential outcomes at
each predetermined stage of its development. Opportunities for innovation can also be
flagged at each review.
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24

the Eco-Accord model: Relationship of Parts

4 Earths
Program Implementation

PART 1
ESD Principles &
Benefits to
Monash
University
PART 2
Design Guide:
Technical Advice
for Green Buildings
PART 3
Management Plan:
Project Approval
Process to Achieve
Green Buildings
Review Informs
Review

Building Occupants, Facility Users and Visitors
Facilities & Services Project Managers & Operational Staff
High Level
Management
Interested Parties
Informs
Informs Informs
Strategies Linkage to
Planning &
Policies
Process
Project Designers
Contract Managers
Project Managers
Contractors
Project
Management
Check
Project Managers
Project Teams
Project Directors
Facilities & Services Managers

Key Stakeholders

Figure 1 Parts Relationship Model

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25

the Eco-Accord model: Program Model

4 Earths

Eco- Accord step 1
Corporate Aim
Eco- Accord step 2
Stakeholder Relationships
Eco- Accord step 3
Site Analysis
Eco- Accord step 4
Site Modelling
Eco- Accord step 5
Project Design
Completion
Eco- Accord step 2
Stakeholder Relationships
Completion
Eco- Accord step 3
Site Analysis
Completion
Eco- Accord step 4
Site Modelling
Completion
Eco- Accord step 5
Project Design
Completion
Project Completion
Eco- Accord step 6
Project Delivery
Eco- Accord step 6
Project Delivery
Eco-Accord step 1
Corporate Aim
Figure 2 Program Model Six Steps
. . . . . . . . . . . . . . . . . . . . . . .

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26
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4 Earths



1.0 Introduction to Part 2

Buildings: the Eco-Accord model (the Guide) is a project management tool and a resource for

The Program includes three parts:

strategies, policies and commitments; describes the Eco-Accord model; outlines the principles
of ESD (green buildings); promotes the benefits Monash can expect ESD developments; and
establishes a resource for wider educational purposes.

advice for review.

approach and involves reaching accord in respect to the projects scope and intent at each of
the models steps. It includes the project ESD checklists, quality review cycle, University
standards to be adopted and the approval processes required to ensure projects are
ecologically sustainable. Further, the outputs and outcomes are made available for wider
reference.



Part 2 (this Part) mostly informs the project designers, contract managers, contractors and
internal project managers of the strategies and technical design advice required to achieve

Part 2 Design Guide Introduction

Part 3 (this Part) is for use mostly by the project team under the guidance of the project
manager to ensure that the ESD strategies have been considered from the first identification
of the need for the project though to the projects completion, commissioning and occupation.

The intent of the three parts of the model is explained further in Part 1 Figure 1 page 24.

The step-by-step approach, termed Eco-Accord steps, refers to the project management
steps that are considered critical to ensure a project is well managed from its conception
through to occupation. The steps are common to Part 2: ESD Design Guide and Part 3: ESD
Management Plan.

The purpose of Eco-Accord steps is to ensure University building projects cause less
environmental impact, provide more benefits than traditional institutional facilities, and ensure
outcomes are in-line with the Universitys Statement of Purpose.

outputs and benefits achieved can be widely assessed and used for institutional educational
purposes.


Eco-Accord step 1: Corporate Aim
Eco-Accord step 2: Stakeholder Relationships
Eco-Accord step 3: Site Analysis
Eco-Accord step 4: Site Modelling
Eco-Accord step 5: Project Planning
Eco-Accord step 6: Project Delivery

Eco-Accord step 1: Corporate Aim requires agreement at the highest organisational level the

Eco-Accord step 2: Client Relationships requires the internal project team to be adequately
resourced and suitably qualified consultants are engaged.

Eco-Accord step 3: Site Analysis requires the project sites natural and physical environment
to be assessed.

Eco-Accord step 4: Site Modelling determines the ESD design opportunities and constraints.

Eco-Accord step 5: Project Design ensures the natural environment is preserved, the projects
adverse impacts are reduced and the development takes advantage of the natural
environment.

Eco-Accord step 6 Project Delivery ensures the project conforms with the ESD principles.

Accord steps designed for Part 2 and Part 3. Refer to Part 1 Figure 2 page 25.

The Eco-Accord step Programs, Targets, Strategies and Output requirements follow.

27

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Part 2 Design Guide
28

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Eco-Accord: Ecologically Sustainable Design Guide
Eco-Accord: step 1 Corporate Aim
4 Earths

Program Overview:
Agree and confirm at the highest organisational level the project is to be in
accordance with the universitys statement of aim, policies, campus
developments and public commitments.

Target:
To include in the projects business case the principles and standards required to
ensure the project will be an ecologically sustainable development.

1.0 Strategies:

Adopting the following review criteria will ensure the aim of the project is: in accordance with
the universitys statement of aim, public commitments and policies, is clearly defined; can be
readily agreed upon by the university executive, management; client groups, community
stakeholders and is able to be clearly communicated to the project team.

1.1 Monash Directions 2025:

Monash Directions 2025 seeks to improve the human condition by advancing knowledge
and fostering creativity through research and education and a commitment to social justice,
human rights and a sustainable environment.

1.1.1 Sustainable environment;
The commitment to ecologically sustainable environment can be achieved by:
Project vision: ensuring the project vision is in accordance with the Monash
Directions 2025 Statement of Aim, university commitments and policies,
Business case: ensuring a business case is established for the project and
includes provision for a life cycle assessment of the project and an environmental
impact statement for review and approval,
Triple bottom line: ensuring the project business case is in line with Monash
Universitys agreed performance targets and triple bottom line measures pertaining
to; social justice, human rights and a sustainable environment.

Part 2 Design Guide Eco-Accord: step 1 Corporate Aim
1.2 Environmental Policy:

Monash University respects the natural environment and its life supporting ecosystems, and
recognises the adverse impacts human activities can impose on the natural environment.

1.2.1 Natural environment;
Respect of the natural environment and the avoidance of adverse environmental impacts
can be achieved by:
Best practice: reviewing and adopting sustainable and environmental best practice
in all aspects of procuring projects and ensuring service operations minimise
environmental impacts,
Innovation: identifying and adopting innovative approaches that enhance
opportunities to procure environmentally sustainable developments, improve
building management practices and service operations.

1.3 Campus Developments:

Campus developments need to be sustainable over time, meet the universitys short,
medium and longer term research and education programs space, amenity and facility
requirements; take account of the relevant campus master plan and be compliant.

1.3.1 Sustainable development;
Sustainable campus developments can be determined by:
Master Plans: ensuring the proposed development conforms to the Campus
Master Plan, specific site or refurbishment project requirements,
Compliance: confirming the intention to comply with all relevant environmental
sustainability building controls, regulations and acts of local, state and national
authorities and their agencies,
International standards: identifying and giving consideration to adopting
international environmental sustainability standards, procedures and processes,
Environmental impact assessment: committing to undertaking an environmental
impact assessment and accounting for any factors affecting the site or surrounds,
Key stakeholders: agreeing the environmental impact statement will be accessible
to key stakeholders, relevant authorities, and the local community both internally
and externally to the university.

2.0 Resources:

The resources required to confirm ecologically sustainable principles are incorporated into
the projects statement of aim, they are in line with the strategic vision and policies of the
university and there has been community consultation are those normally employed in the
establishment of a capital program capital and operational plan.

3.0 Summary of Findings:

The Corporate Aim should conclude with the outputs as described and be able to clearly
communicate the ecologically sustainable objectives included in the projects business case.

Corporate Aim Outputs:
The Corporate Aim should confirm at the highest organisational level required the
project is to be in accordance with the universitys statement of aim, public
commitments and policies to ensure it will be an ecologically sustainable development.
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Eco-Accord: step 2 Stakeholder Relationships
4 Earths

Program:
Establish the project team and network necessary to ensure the projects
outcomes will meet Monashs commitment; university projects are to be
ecologically sustainable developments.

Target:
To engage a suitably qualified project team capable of managing the projects
development from its inception to completion and, to determine individual and
team roles responsibilities in accordance with the projects sustainability
objectives.

1.0 Strategies:

Adopting the following project team and client representative group selection strategy at the
outset will ensure; the team is capable of undertaking the projects further development, the
project teams roles and responsibilities are clearly defined and can be effectively
communicated to management for approval, key stakeholders for consultation and
information.

1.1 Client Team Establishment:

The ecologically sustainable objectives included in the projects business case need
reviewed to determine the resource requirements necessary to initiate the program and
further advance and manage the overall project procurement process.

1.1.1 Resource requirements;
The projects internally allocated resource requirements need to be determined, roles
clarified and responsibilities allocated. Give consideration to:
Project resources: reviewing the projects environmentally sustainable objectives
included in the business case, identify key client representatives, internal
stakeholders, community stakeholders, determine the key project leaders and the
required resources,
Terms of reference: preparing and confirming the terms of reference for the
establishment of a project steering group,
Project steering group: establishing a project steering group which includes key
stakeholders, responsible management and project management,
Responsibilities: identifying terms of roles and responsibilities of project steering
group and allied people required for delivering the identified outcomes,
Part 2 Design Guide Eco-Accord: step 2 Stakeholder Relationships
Approval: have the team terms of reference, roles and responsibilities agreed to
and approved by the relevant accountable authorities within and, if required, those
external to the university.

1.2 Consultant Selection:

The capabilities of those involved in the design, management, commissioning, of the
project, preparing information for the facility users and providing training for the operators of
facilities and associated infrastructure is paramount in ensuring the projects environmental
performance standards are achieved.

1.1.2 Consultants capabilities;
The projects external resource requirements need to be determined, roles clarified and
responsibilities allocated. Give consideration to:
Consultant selection: ensuring consultants selection procedure is qualification
based,
Key selection criteria: determining key selection criteria that requires a bidding
organisation and consultancy group to demonstrate they have a capability to design
and deliver environmentally sustainable projects,
Experience: taking account of consultants experience in projects environmental
sustainability performance requirements,
Capabilities: assessing consultants overall capabilities required to fulfil the
commissions professional obligations within the available resources.

1.3 Project Management:

The allocation of responsibilities for managing and delivering the required outcomes in line
with the original projects intent and purpose is critical to ensuring the project will be
environmentally sustainable its life.

1.1.3 Management relationships;
The projects internal managements requirements need to be determined, roles clarified and
responsibilities allocated. Give consideration to:
Commitment: ensuring the accountable management groups the client team
reports to commits to supporting and providing adequate resources to the appointed
client team throughout the program,
External environment: ensuring the accountable management groups commits to
keeping the client team informed of any changing circumstances affecting or
influencing the project or program,
Reporting: ensuring the client team has a reporting program back to the
management group agreed to and as required by the program,
Relationships: ensuring the same standards of relationships and understandings
are established throughout the internal, external stakeholders networks and with the
commissioned consultants,
Knowledge transfer: ensuring the project management team enables sufficient
and continuous communications and knowledge being collected and disseminated
at the key project milestones of the procurement process
Peer review: engaging independent environmental auditors if required for third
party project review to meet any externally recognised project standards.

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Monash University Guide for the Design & Management of Ecologically Sustainable Buildings:
Part 2 Design Guide Eco-Accord: step 2 Stakeholder Relationships
2.0 Resources:

The expertise required to establish the quality network and meet the universitys
commitments to environmental sustainability should exist within the organisation.

To obtain the best external practitioners and professionals experienced in environmentally
sustainable design should be undertaken by adopting peer review and the use of
qualification based selection criteria.


The Client Relationships should conclude with the outputs as described to ensure that the
quality network required to undertake the identified program of works is established and is
capable of ensuring the project is an ecologically sustainable development.

Stakeholder Relationships Outputs:
The Stakeholder Relationships stage outputs include the engagement a suitably
qualified and adequately resourced project team; capable of managing the projects
development from its inception to completion, individual and team roles responsibilities
agreed and allocated, clear communication reporting lines established and overall able
to meet the projects sustainability objectives and obligations.

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Eco-Accord: step 3 Site Analysis
4 Earths

Program:
Investigate and document the development site and areas for refurbishment
surrounds and natural and constructed environmental features including: the
prevailing environmental site conditions, physical attributes and heritage values,
noting the constraints and opportunities requiring further consideration to ensure
the projects ecologically sustainability objectives can be achieved.

Target:
To gain a proper understanding of the site and the surrounds and areas to be
refurbished to fully inform the project team of the sites attributes and prevailing
conditions and to determine the strategies needing to be employed to mitigate or
minimise the projects environmental impacts.

To identify opportunities for to the enhancing the natural and built environment
and ensuring the projects overall ecologically sustainability objectives are met.

1.0 Strategies:

Undertaking a thorough investigation of the project sites natural environment and physical
infrastructure at the outset of the program will assist in determining the scope and type of
works required to reduce the environmental impacts of the proposed development.

1.1 Site Environs survey:

Recording and assessing the sites natural features, environmental conditions and
landscape features is required to enable the sites development potential to be the assessed
and considered in conjunction with determining the ecologically sustainability development
opportunities and constraints.

1.1.1 Features survey:
Record the existing site features by undertaking a site survey of the existing natural and
built environment. Give consideration to:
Survey: surveying all land forms, contours, depressions, wetlands, water features
and vegetation including, locating tree trunks, root zones and canopies for large
and specimen trees,
Levels: locating surface infrastructure access points and all systems levels,
Risks: determine any risk of flooding or potential for overflows from adjacent areas,
Views: establish sight lines to nearby features and distant views.

Part 2 Design Guide Eco-Accord: step 3 Site Analysis

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1.1.2 Environmental Conditions:
Determine in consultation with relevant authorities, people with knowledge and from local
investigations the environmental factors having an influence across and near to the site and
surrounds. Give consideration to:
Winds: recording air movement patterns, particularly for high winds, low level
winds, sheltered zones and the presence of gentle breezes at ground level taking
account of seasonal variations,
Solar access: preparing solar access diagrams for the site and recording existing
shade and shelter arising from the existing built environment and natural
environmental features.

1.1.3 Landscape Review:
Determine record and assess the landscapes values both within the site and surrounds.
Give consideration to:
Specimen trees: identifying significant specimen trees and vegetation tracks
noting where interruptions and future linkages are possible,
Habitat value: reporting on the habitat value and potential for providing further
natural site shelter,
Wastelands: locating wastelands and areas with potential for rehabilitation,
Landforms: locating and assessing risks of any landforms likely to slip or cause
deleterious materials to enter the site,
Root zones: record root zones of significant trees and vegetation,
Vegetation: determine if the vegetation is exotic, native or indigenous to the site
and local environs and prepare a commentary on the species and individual
specimens values and condition,
Environmental weed: identify the presence of any plant considered to be an
environmental weed or potentially hazardous.

1.2 Cultural Heritage:

Research and record any built and natural environmental features that have or potentially
could have cultural heritage importance or significance and can contribute to the projects
overall qualities and users experiences.

1.2.1 Heritage:
Determine record and assess the heritage values both within the site and surrounds. Give
consideration to:
Significance: determining the site significance including remnant structures and
vegetation.

1.3 Geotechnical:

Undertake a geological site survey to determine the ground conditions to ensure that the
attributes and potential impediments to the site development are known.

1.3.1 Geological features:
Determine record and assess the geological features both within the site and surrounds.
Ground water: determining the presence of ground water and the water table
level,
Soil profile: soil profile noting depth and quality of top soils and
Foundation: the suitability and characteristics of the foundation materials.


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1.4 Infrastructure:

Locate record and assess the built infrastructure within the site and surrounds and areas to
be refurbished with the aim of maximising use and avoiding duplication.

1.4.1 Existing services;
Determine from existing documents, key personnel and from site investigations the site
infrastructure. Give consideration to:
Services: determining the location, condition, capacity, redundancies,
infrastructure and service systems quality and reliability available within nearby
structures and accessible service mains.

1.5 Site Linkages:

Investigate surrounding facilities and features approximate to the site to ascertain their
potential to add value and avoid any unnecessary duplication of services and amenities.

1.5.1 Facilities and features;
Determine from existing documents and site investigations the nearby facilities that may be
able to compliment and enhance the project. Give consideration to:
Opportunities: noting their key attributes and any potential for opportunities to
enhance them and or take advantage of them,
Impediments: determining what if any impediments and restrictions they might
present to the project.

1.6 Site Transport:

Record the location and purpose of transportation links local to the site to enhance the site
accessibility.

1.6.1 Transportation Links;
Determine record and assess the transportation links within the site and surrounds. Give
consideration to:
Public access: public transport, vehicular drop-off points, bicycle paths, pedestrian
routes including disability access points.
Vehicular access: record the location of any existing road networks, car parks and
service vehicle access points to the site.
Emergency access: record any emergency access points, service areas and
where activities including waste storage and disposal occur.

1.7 Hazards & Risks:

Record any hazardous materials located within or nearby to the site to determine risks or
impediments to the projects:

1.7.1 Hazards;
Determine record and assess the hazards and risks within the site and surrounds. Give
consideration to:
Waste: waste, rubbish, dangerous building structures, pits, enclosed vessels, soil
born contaminants


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Nuisance: record any local sources with the potential to cause a nuisance
including noises noting their sound levels,
Exhausts: locate any exhausts and determine the types of emissions
Air intakes: locate any air intakes to nearby structures
Construction risks: identify any potential risks that could cause damage to the
site during and after construction such as site access points, waste and spoil
storage and disposal points
Neighbourhood nuisance: take account of any potential risks to adjacent sites
and those impacted by vehicular movements, noise dust contamination.
Safety: not withstanding the above generally investigate then record and report on
any identified environmental (and or personal or other ) safety risk and hazard.

2.0 Resources:

The expertise required to undertake the site analysis can include but does not mean to limit
to the engagement of, a land surveyor, landscape architect, heritage consultant,
horticulturalist, mechanical, electrical and structural engineers, architect, traffic engineer,
urban planner, and construction manager.


The Site Analysis should conclude with the outputs as described and as required to ensure
a complete understanding of the environmental conditions and influences across the site
and surrounds has been gained.

The information gained needs to be prepared in forms accessible and useful to all team
members. It is important for all project and team members to have equal access to this
information to facilitate full team participation and collaboration.

Site Analysis Outputs:
The documentation arising from the Site Analysis should include site plans prepared at
a range of scales showing all of the local and surrounding site conditions that have
been identified for the development site and areas for refurbishment.

Reports describing the condition and level of importance of the identified elements
including all relevant data sources and references should be prepared in appropriate
formats for suitable for distribution and use by the project team. The recording and
reporting on any matters that may lead to any environmental impacts occurring is
particularly important.

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Eco-Accord: step 4 Site Modelling
4 Earths

Program:
Prepare an ecological development model for the development site and areas
for refurbishment surrounds; recording opportunities to enhance the project and
identifying all matters with the potential to cause adverse environmental impacts
within the site and the surrounds.

Target:
To prepare an ecological development model for the site and areas for
refurbishment that will enable the project team to establish the projects overall
environmental footprint and determine the zones and features for preservation,
areas for soft and hard landscape developments and identify possible site
linkages and any internal spatial relationships.

To identify opportunities in nearby site developments and local spaces where
further benefits can be gained and or offsets are possible to enhance the natural
and built environment and ensure the project is ecologically sustainability.

1.0 Strategies:

The preparation of an overall site environmental development model can enable the sites
existing natural and built environmental features to be more readily considered and
assessed and opportunities taken best advantage of. This approach reduces the risks of
any adverse environmental impacts occurring and better enables a team based approach to
the projects overall development.

The site development model is an effective tool that provides all known information in a
transparent way to team members and enables better collaboration and transfer of
knowledge between team members.

The development model is a design aid that can be used throughout the projects
development to test various options and scenarios. It is a useful reference at the completion
of the project as a means to review the projects outcomes and is a useful resource for
future developments. Adopting the following strategies will enable the establishment of a
site environmental development model.

Part 2 Design Guide Eco-Accord step 4 Site Modelling

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1.1 Bioclimatic Review:

The analysis and assessment of the bioclimatic influences determined to exist within the site
and surrounds including the topographical features, environmental conditions and
landscape elements ensures the natural environmental features and sites attributes are best
utilised.

1.1.1 Topographical features:
Assessing the topographical features ensures the project can be well sited and reduces the
need for excessive civil works, site works, services infrastructure and new landscapes. In
particular give consideration to:
Natural land forms: preserving significant natural land forms to reduce
construction energy expenditure and maximise any environmental gains they
provide including shelter and reducing external energy loads,
Existing contours: minimising the need to alter existing contours that result in
additional external works and limit accessibility around the site and the
developments perimeter,
Preservation: preserving low lying areas, including wetlands, habitat and
vegetation of value or with potential value to the site and also surrounding areas,

1.1.2 Environmental conditions:
Assessing the environmental conditions leads to determining where the project can be best
sited to benefit from natural conditions, seasonal influences and existing amenity, and
reduces the need for infrastructure. Give consideration to:
Seasonal influences: reducing the affect of high level and at ground winds noting
the seasonal influences both within the site and the surrounds, giving particular
emphasis on avoiding creating problems to nearby and down-wind sites,
Solar gain: preserving useful solar gain opportunities while reducing unwanted heat
loads for both the subject site and surrounding or nearby facilities,
Cooling breezes: making use of cooling breezes during hotter periods to both
external and internal public and private spaces,
Shade and shelter: preserving and potentially using existing shade and shelter,
General amenity: avoiding robbing adjacent sites, other developments, public
spaces and amenities of natural light, need for solar heat gain, existing views and
avoiding any unnecessary affect on other sites general amenity.

1.1.3 Landscape review:
Reviewing and prioritising the existing landscape features within the site and surrounds to
determine what opportunities exist to make best use of existing assets and features and
preserves the natural landscape. Give consideration to:
Specimen trees: incorporating existing specimen trees into the projects landscape
design and further preserving them by enhancing their natural environment such as
complimentary planting associations,
Significant vegetation: incorporating significant vegetation tracks into the
landscape noting where interruptions and future linkages are possible which will
add legibility, purpose and functionality of the natural landscape environment,
Natural habitat: extending any natural habitat noting the potential for providing site
shelter and shade,
Views: preserving sight lines to significant features and distant views while
screening less desirous elements,
Areas for rehabilitation: identifying areas with potential for rehabilitation that can
enhance the development,


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Plant habitat: avoiding introducing shade to existing plant species affecting
optimal sun exposure,
Risk re landforms: avoiding developments within or near areas where landforms
are likely to slip or cause deleterious materials to enter the site,
Root zones: protecting and preserving root zones of significant trees and
vegetation tracks,
Quality spaces: preserving existing spaces with current or potential to become
quality outdoor passive social spaces which can complement the internal functions
of the proposed facility.

1.2 Site Review:

The assessment of the sites geology, existing developments, infrastructure and previously
developed sites will identify where opportunities exist to maximise the use and reuse of
existing and redundant facilities and can be incorporated into new developments to reduce
waste and avoid duplication.

1.2.1 Site identification:
Identifying where developments will cause the least impact and can maximise the use of
existing assets and infrastructure brings environmental benefits. Give consideration to:
Major developments: locating major developments where the foundation materials
have been found to be most suitable and avoiding areas where the ground
conditions include the presence of ground water, high water tables and areas of
high quality top soils,
Nearby infrastructure: making best use of any existing infrastructure in nearby
structures and service mains where the current and future capacities are likely to be
in excess of demand, ,
Existing infrastructure: making best use of existing infrastructure including street
lighting, hard landscape,
Brownfield sites: determining opportunities for developing over waste areas and
above all developing brownfield sites where previous developments have taken
place including partial demolition of existing structures and considering major
renovations of existing whole of partially redundant facilities.

1.2.2 Linkage and access:
Maintaining existing access and improving site linkages can reduce the environmental
impacts. Give consideration to:
Site linkages: preserving existing inter-site connections or potential links to nearby
facilities and features near the site reduces the extent of works required to gain
access for current or for future developments,
Transportation links: taking advantage of existing transportation links to the site
including public transport, vehicular drop-off points, bicycle paths, pedestrian routes
including disability access,
Access points: preserving making advantage of any emergency access points,
service areas and where activities including waste storage and disposal occur and
avoiding unnecessary duplication,
Existing networks: preserving existing road networks, car parks and service
vehicle access points to the site and minimising distances between arrival and
destination points,
Service areas: identifying space for service areas including waste management
storage, recycling and collection,
Bicycle access paths: ensuring access to bicycle paths and facilities to meet a
range of individual user requirements.


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Incorporating existing assets and remnants of former structures of cultural and heritage
interest or significance reduces waste, adds visual interest and links to social values.

1.3.1 Values and waste:
Determining if any of the built and natural environmental features including remnant
structures and vegetation have current or potential social or heritage significance or interest
at a local, state, national or international level. Give consideration to:
Cultural value: preserving the feature to add cultural value and or social interest to
the development
Embodied energy: retaining the existing embodied energy in the project rather
than creating waste to landfill.

1.4 Site Planning:

Siting the development to preserve the natural site attributes ensures that the
developments footprint, zones and features for preservation, areas for soft and hard
landscape developments, site civil works, service corridors, site linkages and zones for
potential future developments reduce projects overall environmental impacts and can bring
benefits to the development.

1.4.1 Siting and retention:
Determining the projects optimum location, establishing barriers to other zones, preserving
natural landforms and buffer zones makes best use natural systems. Give consideration to:
Siting: organising the buildings mass, orientation and outdoor amenities and social
spaces to obtaining maximum benefits from the natural site environmental
conditions as determined,
Barriers: allowing for transitional zones and spaces and barriers where necessary
to minimise the impacts from one zone unnecessarily affecting a more sensitive
natural system,
Natural landforms: using natural landforms and reforming earth from within a site
as against the importation of foreign materials and substances that unnecessarily
consume energy and create risks of introducing, contaminants, micro-organisms
and diseases,
Buffer zones: preserving adequate areas and in appropriate locations to establish
buffer zones to reduce wind effects, allowing for plantings to provide for seasonal
shade and shelter,
Solar gain: ensuring that maximum solar gain into required areas can be achieved
while allowing non essential areas to be located in less desirable site areas,
Natural water: ensuring that natural water systems and new drainage including
open swales and piped systems can take advantage of natural falls and in minimal
infrastructure when non-sustaining,
Passive design: creating heat sinks and coolth sinks where useful to take
advantage of passive design solutions as against energy consuming systems,
especially for indoor outdoor areas,



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1.5 Mitigation of Hazards & Risks:
Recording matters having a potential to impede the projects development or cause problem
once completed reduces risks and the need for further works and infrastructure being
required.

1.5.1 Nuisance and risk:
Ensuring in preparing for the planning of the development nuisances and risks are recorded.
Local nuisances: ensuring that any local sources of nuisance including noises with
potential for high sound levels and dangerous or offensive emissions are recorded
enabling solutions leading to good planning and not on infrastructure to resolve,
Potential risks: identifying opportunities for mitigating potential risks that could
cause damage to the site during and after construction such as from the poor
location of site access points, waste and spoil storage and disposal points,
Nearby risks: taking account of any potential risks to adjacent sites including those
impacted by vehicular movements, noise and dust contamination.
Hazardous materials: ensuring that appropriate actions are planned for disposal of
any hazardous materials located within or nearby to the site including waste,
rubbish, dangerous building structures, pits, enclosed vessels, soil born
contaminants.

1.6 Innovation:

Record any concept, issue, matter or idea about the project that may with further
development bring additional environmental benefits or assist in mitigating any
environmental impacts arising from the project.

1.6.1 Consumption and reuse:
In particular consideration should be given to:
Reducing consumption: determining any opportunity within the site that can assist
with reducing energy consumption, water consumption, gaining free heat, or
advantages in cooling and also making best use of redundant or facilities or
infrastructure no longer required for other past purposes,
Reuse: determining any opportunity outside of the site where either by collaboration
or by reuse of unwanted or underutilised existing amenities saving construction or
establishment of new facilities or infrastructure and further benefits can be obtained.

2.0 Resources:

The expertise required to undertake the site modelling can include but does not mean to
limit to, an environmental engineer, planner, landscape architect, heritage consultant,
horticulturalist, civil, mechanical, electrical, structural and geotechnical engineer, architect,
traffic engineer, urban planner, and building economist.


The Site Modelling should conclude with the outputs as described and as required to ensure
that a complete understanding of the environmental conditions and their influences across
the site and surrounds has been gained and comprehensively analysed in a comprehensive
and collaborative team approach.


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The features plan should respond to the conditions as determined from the site analysis
including describing the likely impacts of the prevailing environmental site conditions, the
sites physical attributes, its heritage values and the constraints and opportunities as found.

The final outputs again need to be distributed to the project and team members. It is
necessary to ensure that all project and team members have equal access to all important
information that has influenced the establishment of the features plan design and to enable
the team in further development the project to understanding the global and local
environmental factors and influences leading to the an environmentally sustainable
development.

Site Analysis Outputs
The documentation arising from the Site Modelling should include site plans prepared
at a range of scales showing the overall developmental footprint including the zones
determined as being suitable for development, the features identified for preservation,
the areas for soft and hard landscape developments and site linkages to adjacent sites
services and infrastructure.

Reports describing the condition and level of importance of the identified elements
including all relevant data sources and references should be recorded in appropriate
formats for further team use.

Information provided should identify where emerging opportunities exist and require
further investigation and review which may produce benefits that will enhance the
natural and built environment and or lead to offsets which can reduce the projects
environmental impacts.

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Eco-Accord: step 5 Project Design
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Program:
Prepare the building, areas for refurbishment and landscape designs for the site
and surrounds in response to the conditions as determined in the site analysis.
Take account of the likely impacts of the prevailing environmental site
conditions, ensure the preservation of the sites physical attributes its heritage
values, limit the development to within the sites natural constraints, take
advantage of the opportunities as found and achieve the minimum ecological
footprint in providing the agreed spatial and functional needs.

Target:
To design and document the overall project incorporating contemporary and
innovative environmental sustainable design concepts, features and systems
that take account of the need to preserve the natural environment, minimise
green house gas emissions, conserve energy, resources including water so that
the project is ecologically sustainable throughout its design life and is designed
for redesign, deconstruction and for decommissioning when no longer required.

1.0 Strategies:

Adopting the following project design principles and the employment of appropriate building
technologies in the design of a project will assist in maximising the opportunities to provide
better and more functional facilities and amenities that are more environmentally friendly.

The projects occupants and the facility users will gain benefits that overall will enhance their
wellbeing when using and enjoying this improved working environment. There should also
result significant environmental gains and benefits to the external environment and the local
precinct including neighbouring facilities and amenities.

Once successfully concluded such a facility should be more easily maintained and managed
by both the building occupants and facility managers and operators. The ultimate success
of the program will be measured by there being a reduction in the quantum and seriousness
of any environmental impacts arising from a project when compared to past practices.

The guiding principles provided are under the specific headings of bioclimatic design,
building design, spatial design, building technologies, interior design, materials selection
landscape design and innovation.

The guiding principles are designed to inform the whole of the design team and client
groups to ensure that the greatest level of adoption and benefits are realised.
Part 2 Design Guide Eco-Accord: step 5 Project Design

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1.1 Bioclimatic Design:

The maximisation and use of potential bioclimatic influences that exist externally including
solar seasonal variances, wind seasonal changes, topographical features, built forms and
landscape elements can benefit the buildings performance. Give priority to benefits arising
from:

1.1.1 Seasonal variations;
Seasonal variations occur with solar and wind conditions and can be used to the benefit of
the projects design. Correspondingly harsh seasonal influences can cause detriment to the
project if the affects are not ameliorated against. Give consideration to:
Solar heat gain: selecting sites to maximise opportunities of solar heat gain by day
and seasonal variances,
Prevailing winds: selecting sites to use daily and seasonal changes in prevailing
winds, to reduce energy consumption,
Amelioration of impacts: ensuring seasonal variations of excessive solar gain
and unwanted influences of seasonal winds are assessed and considered.

1.1.2 Topographical features;
Topographical features whether natural or built forms can be used to the benefit of the
project. Give consideration to:
External land forms: using significant natural land forms to reduce exposure to
harsh environmental conditions and to moderate them to benefit the internal
spaces and external areas,
Land contours: using existing land contours to naturally drain water from the site
and surrounds away from the built forms to retention areas for reuse,
Shade and shelter: preserving and potentially using existing shade and shelter at
entry points and where the built form could benefit from reduced external heat
loads and weather protection (without being detrimental to personal safety
concerns).

1.1.3 Built form;
The built form can benefit by taking advantage of external natural or constructed features. It
can also unduly impact on nearby structures. Give consideration to:
External shading; minimising any seasonal environmental impacts by using
external shading and any ability to reduce external solar energy loads and heat
losses from cooling winds,
Integrated planting: integrating the use of natural plantings systems into the
design of facades where there is evidence that such systems can be mostly self
sustaining and maintaining,
Entry location: locating points of entry or external penetrations and external
spaces where they can make use of wetlands, and vegetation to cool and
moderate prevailing wind and reduce high temperatures,
Nearby structures: avoiding reflecting solar heat gain and glare to critical points of
nearby structures and amenities,
Adjacent sites: avoiding causing harm to adjacent site developments, public
spaces and amenities by reducing their access to solar heat gain, cooling breezes
and reducing their accessibility and linkage to other amenities.

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1.2 Building Design:

Environmental gains can be achieved by maximising the potential of the overall building
envelopes orientation, proportioning, volumes, forms, fenestration including all windows and
openings, massing, screening, shading and detailing to benefit from the external solar
seasonal and time of day variances. Give priority to:

1.2.1 Building envelope;
The design of the building envelope is a critical element in ensuring the overall
environmental performance of the project and includes benefits arising from naturally
occurring site features and from existing built forms. These influences need to be
addressed to the benefit the project design. Give consideration to:
Northern orientation: ensuring that the majority of the long elevation of the
building mass is orientated to the north with fenestration and major openings
designed to provide the principle habitable and occupiable spaces with the benefits
of seasonally and by time of day controlled solar gain,
Light penetration: ensuring that the building form maximises any opportunities for
natural light to penetrate the interior,
East west sun control: ensuring that a significant majority of east and west
elevations have limited fenestration to prevent unwanted heat gain from sun
penetration controlled by external shade devices, preferably of a static nature, or
low-tech in operation,
Southern sun control: accurately determining the proportion, area and screening
of south facing fenestrations to reduce early morning and late summer afternoon
heat gain,
Glazing: using low emissivity (low e) coatings to glazing and high R values to
reduce unwanted solar heat gain/loss,
Glare control: ensuring that all elevations have any fenestration designed to
prevent unwanted glare from the suns rays controlled by external shade devices,
preferably of a static nature, or low-tech in operation,
Faade design: designing facades that can make use of cooling breezes during
hotter periods to both external and internal public and private spaces,
Insulation: insulating any non-light source, external wall or significant wall feature
where integral to the design to reduce unwanted external heat gain/loss,
Pollutants: avoiding external architectural and detailing that allows for, or
encourages the perching or roosting of birds, the collecting of litter, dusts, airborne
pollutants, and any pooling of condensation or rain.

1.2.2 Building form;
The internal form of the building is a major element in ensuring the quality and overall
environmental performance of the project. Give consideration to:
Thermal mass: employing thermally accessible building masses to the interior of
the structure including exposing heavy ceiling structures, providing heavy
permanent partitions and internal walls including at the inside of exterior walls,
Solar gain: locating principle spaces to take advantage of useful solar gain
opportunities while locating lower use and less functionally critical spaces to areas
and building zones where higher external heat loads can be better tolerated,
Air circulation: using major circulation spaces and atriums as thermal corridors
and convectors, particularly for introducing air circulation in public spaces,
Floor plate proportions: establishing building floor plate proportions that optimise
the use of natural lighting and to minimise day time reliance on artificial lighting,
Green roof design; considering to making use of roof areas as activity spaces
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1.2.3 Building features;
Specific features incorporated into the design can improve the level of comfort and usability
of spaces and enable the implementation of natural systems. Give consideration to:
Natural light: using atriums, skylights, light tubes, light shelves as a means of
distributing natural light internally,
Air-locks and wind locks: using air-locks and wind locks to minimise heat
gain/loss on entry and exiting, particularly in areas of high wind exposure,
Rainwater reuse: designing roof areas and facades for collecting the maximum
amount of useful rainwater for reuse in the building, as a first priority, and then for
grounds use as the second priority,

1.3 Spatial Design:

The minimisation of the overall projects spatial requirements and maximisation of the use of
shared spaces, circulation areas, assembly areas, indoor/outdoor and making greater use of
outdoor areas can reduce the projects overall infrastructure requirements and reduce
significantly the environmental impacts. Give priority to:

1.3.1 Functional areas;
Consideration of the use and functionality of spaces is an important aspect. Give
consideration to:
Spatial groupings: grouping similar spatial and functional types to maximise
systems compatibility and achieve uniformity in design,
Multi use spaces: determining where individual spaces can have multiple uses,
Ancillary spaces: providing ancillary spaces to multi purpose areas to further
extend the flexibility of their uses,
Alternative work places: employing alternatives to providing individual and or low
use offices, work places and associated amenities,
Space allocation: including systems approaches to allocating spaces overtime to
maximise their utilisation,
Access space: minimising the use of corridors for circulation, egress and access
use only,
Public spaces: where practical incorporating features fixture and furnishings into
the design of public spaces to allow for social interaction and to reduce equivalent
formal spaces,
Infrastructure: avoiding providing spaces with complex infrastructure when
accommodating functions and activities that do not require such high levels of
environmental control,

1.3.2 Space planning;
The allocation of areas within the building can enable natural systems to be employed to
their fullest advantage. Give consideration to:
Buffer zones: using public spaces and circulation spaces as buffer zones to areas
where higher levels of environmental control are required,
Natural lighting: locating functional spaces that are less reliant on natural light to
internal areas within the building structure,
Heat gain: locating functional spaces that do not require passive heating or that
generate significant heat to areas of floors that avoid further solar heat gain,
Heat source management: if practical, locating heat generating spaces to areas
where the heat gains can be transferred by natural or other means to other areas
requiring heating,
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Space separation: isolating spaces mechanically, thermally and physically which in
their own right can benefit from being separate such as indoor/outdoor spaces
areas for socialising and congregating, for example, lounges and cafeterias,
Outdoor linkages: linking flexible spaces to outdoors where benefits can be gained
environmentally and act as areas of respite,
Passive environments: providing environmentally passive environments as an
alternative to highly controlled work environments for respite,
Useful solar gain: locating principle spaces that can tolerate variations in
temperature in or near perimeter zones to take advantage of useful solar gain
opportunities and breezes,
Temperature control: locating spaces less tolerant to temperature variations to
areas and building zones where environments can be more easily managed,
Less important spaces: allocating spaces less functionally important spaces to
areas where natural or systems controls can be less effective and or where
seasonal allocating variations make for changing circumstances,
Impediments: utilising spaces with good levels of natural lighting and ventilation
but subject to occasional disturbances such as those from loud noises, glare or
other nuisances, as areas for occasional communal activity rather than as
permanent accommodation.

1.3.3 Space types;
The use of different space types and systems can benefit the project design. Give
consideration to:
Outdoor spaces: encouraging the greater use of nearby outdoor spaces as
supplementary areas to meet peak demands arising from guests or visitors,
Adaptability and flexibility: designing spaces for future adaptability and flexibility
to reduce the waste and the impacts arising from churn and future requirements.
Modular design: adopting building design modular grids and like components that
enable easier space subdivision and meet changing accommodation requirements

1.3.4 External infrastructure;
The external infrastructure can be affected by external environmental conditions and these
should be taken account in the project design. Give consideration to:
Mechanical plant location: locating plant rooms and air intakes and exhausts
away from the influences of high level and at ground winds, including those caused
by structures within the site and the surrounds and designing for seasonal
influences,
Fresh air intakes: locating fresh air intakes including building entry points and
natural ventilation intakes away from vehicular access and loading bays, cooling
towers, waste disposal and storage and any emission points,
Exhaust location: locating building exhausts and emission points to avoid creating
problems to nearby sites and those down wind,

1.4 Building Technologies:

Employing bioclimatic design principles and using passive building design features in
advance of using building technologies can significantly reduce the consumption of energy
and use less non renewable resources.

Where it is necessary to employ building technology systems and or infrastructure that are
reliant on consuming non-renewable energy or non-recoverable resources then adopt
designs that integrate technical solutions with both passive and natural systems. Give
consideration to:
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1.4.1 Lighting Design:
Good lighting in a work environment is important as it provides the necessary amount of
illumination to undertake the required function. In addition, natural light brings added
benefits of awareness of the external environment including if it is day or night and
establishes seasonal variations. Most importantly, natural light provides the full spectrum of
lighting that humans prefer. Give consideration to:
Systems integration: integrating both passive and energy reliant systems such as
those required for lighting and illumination,
Natural light: employing systems and lighting arrangements that firstly allow for
total natural light to be used in lieu of artificial light when external ambient sources
can provide lighting levels that are within allowable tolerances,
Partial natural light: employing systems that allow for partial natural light to be
used in lieu of maximum artificial lighting when external ambient levels are within
acceptable limits and result in lower levels of energy consumption,
Automatic control: employing systems that measure variations between internal
an external lighting differences and adjust the illumination levels to use external
lighting for internal areas that can remain habitable with less stringent lighting
requirements,
Operational requirements: employing systems that determine by sensor the level
of activity within a space or area and determine system operational requirements
accordingly, including the use of heat and motion detection to sense occupation,
User selection: employing systems that a facility user can modify and or select
from a range of predetermined environmental conditions that meet lesser lighting
standards than normally required,
Facility manager control: employing systems that a facility manager can modify or
select from a range of predetermined illumination conditions that operate the system
according to predetermined time requirements and or performance requirements,
Limit artificial lighting: only designing fully artificial lighting solutions where
regulations and or agreed functions require such levels of specified performance,
Design for local requirements: using intelligent design in the design of facilities by
giving consideration to the performance requirements of specific zones and local
areas and even parts thereof,
Space allocation: allocating spaces requiring high levels of uniform artificial light
and low glare requirements for specific functions to internal spaces if available,
Perimeter spaces: preserving areas with a lesser requirement for uniform light
distribution to a buildings perimeter where occupants can take advantage of daylight
supplemented as required then by artificial light,
Limited habitation: avoiding over designing lighting for areas that functionally only
require low levels of illumination such as those that have minimal habitation
requirements (once provision is made for safety),
Multi-systems: investigating contemporary technological solutions that
complement program delivery practices to determine if there are advantages to be
gained in providing lighting arrangements that reflect the multi-use characteristics of
a space or area,
Lighting distribution: using efficient lighting distribution arrangements to maximise
outputs and ensuring that the lighting is complementary to the interior design,
Colour schemes: ensuring that the interior design colour schemes and interior
materials, tones and levels of reflectance are complementary to the lighting design,
User access: allowing responsible users access to controls to manage the local
area requirements,
Task lighting: making provision for local task lighting and reducing the need for
high levels of overall room lighting,
Out of hours: providing minimal effective out of hours lighting for night security,
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Light pollution: reducing the negative impacts of light pollution of the sky, external
habitat and neighbouring facilities,
Best practice: employing best practice systems designs that moderate energy
consumption from start up to operation and for the designed life of the electronics
and fitting,
Fitness for purpose: selecting fittings fit for purpose to avoid unnecessary
cleaning, repairs and general maintenance,
Maintainability: designing for maintainability and avoiding or reducing the use of
artificial lighting for aesthetic affect which does not complement the functionality of a
space or area,

1.4.2 Heating Ventilation and Cooling:
Good heating, ventilation and cooling in a work environment is important as it provides the
required levels of comfort necessary to undertake the work activity. Conditions will vary
depending upon the activity but in all cases the quality is affected by the amount of fresh air
provided and how it is distributed. Give consideration to:
Systems integration: integrating both passive and energy reliant systems such as
those required for heating, cooling and ventilation,
Full fresh air: employing systems that allow for full fresh air to be used in lieu of
recycled air when external ambient temperatures are within allowable tolerances,
Partial fresh air: employing systems that allow for partial fresh air to be used in lieu
of maximum recycled air quantities when external ambient temperatures are within
acceptable limits, and result in reduced energy consumption,
Automatic control: employing systems that measure variations between internal
and external temperature differences and adjust comfort levels to use external
untempered air for internal areas that can remain habitable with less stringent
thermal requirements and reduced energy consumption can result,
Operational requirements: employing systems that determine by sensor the level
of activity and or environmental conditions that exist within a space or area and
reduce the systems operation to meet the minimum occupant requirements,
Sensors: including the use of motion and or heat detection to sense occupation
and atmospheric sensors to determine levels of carbon dioxide (CO2) and Volatile
Organic Compounds (VOCs) where used to automatically reduce system
requirements,
User control: employing systems that a facility user can modify to select from a
range of predetermined environmental conditions that deliver less stringent
environmental conditions than required during peak operation which can result in
energy savings,
Facility manager control: employing systems that a facility manager can modify or
select from a range of predetermined environmental conditions that operate the
system according to predetermined time requirements and or performance
requirements which can result in energy savings,
Limit air reticulation: only designing fully reticulated close tolerance air
conditioned spaces (after allowing for minimum fresh air requirements) where
stringent regulation and or agreed functions require such high levels of specified
performance,
Insulation: enhancing insulation standards to reduce energy consumption in areas
where stringent temperature requirements are established,
Design for local requirements: using intelligent design in the design of facilities by
giving consideration to the performance requirements of specific zones and areas,
as against over designing and or over serving an area as a result of maintaining
simple system uniformity,
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Isolating pollutants: isolating systems where pollutants may arise from other
functional areas,
Thermal mass: using thermal mass as a means of maintaining environmental
control over a space once the required temperatures have been initially achieved,
allowing for the system to wind back to lower energy consumption levels,
Limited habitation: for areas requiring high levels of temperature maintenance and
with no or minimal service ventilation requirements such as those with minimal
habitation, providing no or minimal fresh air with a capability to introduce air on an
as needs basis,
Program delivery: investigate contemporary technological solutions including
those that question historic program delivery practices to determine if there are
advantages to be gained in adopting new methodologies,
Negotiating offsets: mitigating the effects of fully reticulated systems requirements
by negotiating offsets with building occupants and users in other non critical areas.

1.4.3 Mechanical Systems
The design and selection of mechanical central plant and associated infrastructure has a
great influence on the buildings energy consumption and the buildings overall performance
with respect to the requirements of the occupants. Plant selection also greatly influences
the buildings capability to be added to and modified to meet changing organisational needs
over the design life of the facility. Give consideration to:
Building design: systems to take account of the overall building design including
its orientation, massing, local and seasonal thermal characteristics,
Precinct plant: considering options to provide precinct central plant in lieu of facility
by facility plant when developing a multi facility site,
Mixed mode: considering the use of mixed mode heating and cooling that enables
the maximum use of external fresh air when external conditions are suitable and the
internal occupancy and functions permit,
Operational requirements: grouping sizing, and establishing central plant and
secondary systems where appropriate that reflect the internal operational
requirement by season, by hours of use, by day, by night and by hourly variations in
occupancy rates and functional requirements,
Air handling plant: locating air handling plant on individual floors when times of
use and performance requirements vary and to reduce over design and improve the
ease of balancing the delivered air,
Duct work design: locating plant close to a facility to avoid long runs of duct work,
Noise generation: ensuring that night time and or quiet time external operational
acoustic considerations are taken account of in the system design,
Night purging: ensuring that the air supply intakes, ducting and return air systems
enable full fresh supply and air night purging when natural ventilation cannot be
achieved,
System selection: giving consideration to the selection of either variable air
volume systems as against constant air systems including taking account of the
operational staff resource capabilities,
Peak demand: reviewing the use of alternatives to grid supplied energy sources
when peak electricity loadings may exceed supply and or peak tariff arrangements
including the use of gas chiller absorption units, coolth storage using ice or phase
change materials,
Alternative energy sources: establishing where practical and when both the
financial and environmental paybacks enable, the use of alternative energy sources
such as solar panels, wind turbines,
Geothermal energy: investigating options to employ geothermal energy sources
where appropriate to the size and operational conditions a of development,
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Heat recovery: considering the use of heat exchange in the recovery of heat from
spill air,
System performance: selecting plant and equipment that operates efficiently
throughout the design range of the system performance, including from low to high
load requirements,
Modular systems: using modular or stackable heating and cooling systems and
where changing uses overtime may be known and future developments are
possible.
System optimisation: reducing the environmental impacts of major central plant
and infrastructure by optimising the operational environment and ensuring its overall
efficiency throughout its designed life expectancy.

1.4.4 Energy Management:
The selection of the buildings automated and manual control systems and that they are able
to be programmed and managed both centrally and locally and for the range of
circumstances and functions that the building accommodates, is critically important to
ensure the overall system operates at its optimum level of efficiency. Control systems are
also critical in ensuring that the comfort and well-being of the occupants is maintained and
that the systems can be operated to minimise any unnecessary energy consumption and
wasting of resources. Give consideration to:
Control systems: ensuring that building control systems are able to meet the
design requirements throughout the life, scope and range of all the systems
employed including all energy reliant infrastructure so its operation can be
optimised,
Power factor correction: ensuring that the overall electrical system design include
the appropriate technologies such as power correction system to maximises
systems efficiencies,
Future technologies: ensuring that the selection of building control systems are
compatible with the current and known future technologies that are planned to be
included or are planned to be employed on the site or precinct,
Systems requirements: ensuring that the building control systems employed are
capable of meeting the specific systems requirements and functionality of the
overall project design including the seasonal, user, and changing requirements of
the various functional spaces as provided,
Designed life: ensuring that major plant, equipment and services are selected for
the designed life of the facility and take account of energy consumption, green
house gas emissions, resource consumption and operational costs, as well as
giving consideration to the capital cost,
System monitoring: ensuring that there is an adequate control system capability to
enable high energy and resource consuming equipment installed by a facility user to
be monitored,
Load shedding: enabling load shedding to take place by reducing the systems
requirements at times when peak electricity loadings may exceed supply and or
peak tariff arrangements,
System duplication: providing system duplication in case of local or periodic need
including providing controls and features for use by both occupants and
management.



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1.5 Interior Architecture:

The quality of the design and fit-out of the interior of a facility can greatly influence the
performance of the overall building and the functionality of the work spaces accommodated
within it. The provision of a pleasant and productive work environment can be achieved by
ensuring that the passive design features and the systems employed respond to fresh air
and natural light requirements. In particular consideration must first be given to:

1.5.1 Indoor Air Quality:
The passive design features and the performance of the systems employed need to be able
to effectively distribute fresh air, manage temperatures to within acceptable limits, avoid the
build up of pollutants, manage humidity, stuffiness, and prevent over-dryness and drafts.
Air distribution: providing means to distribute air evenly throughout the interior
space and avoiding uneven temperatures and the stratification of air within a
particular volume,
Air quality: avoiding the introduction of bad air from nearby facilities, equipment
and utility areas including from food preparation areas, photocopying and high
volume printers and other production equipment. (Specialist equipment, services
and specific program requirements need to be further considered with reference to
relevant local operational requirements, codes of practice and regulations as
appropriate),
Air born contaminates: avoiding the introduction of air born contaminates
including dusts and pollutants via central plant, air-handling systems ductwork and
any other means of air distribution systems from nearby facilities, equipment and
other production facilities,
Quality and quantities: installing local sensors where required to meet specific
operational conditions to ensure where critical that the necessary air quality and
quantities are achieved,
Minimal conditions: installing local sensors as appropriate to provide minimal
operational conditions when supported by plant and therefore optimise the systems
performance while also maintaining a safe and comfortable environment,
Avoiding discomfort: avoiding discomfort by placing workstations, activities and
operational functions directly into areas where external solar gains can be
experienced without adequate control devices or systems in place,
Fresh air: ensuring that supply air is fresh, distributed in the appropriate location
and is of an adequate volume for the activities and operational functions being
performed,
Dead air zones: avoiding dead air zones and or poor system designs including
ductwork and vent locations that recirculate internal air,
Fresh and spill air: where permitted and appropriate first introducing fresh air into
primary spaces and allowing spill air to permeate through and into secondary
spaces,
Impeding of air flow: ensuring that local fixtures, fittings, minor structures do not
impede air flow or distribution,
Rates of air change: ensuring that when reduced space populations allows for
lower rates of air changes that the system is capable of firstly introducing fresh
outside air when within limits as against recirculating internal air
Project coordination: ensuring that the materials selected minimise the risk of air
born pollutants and that when any work is undertaken by other trades which may
introduce any emissions such as those from paints and the application of sealants
are done at times to avoid absorption and latter contamination of the work place.

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1.5.2 Visual Quality:
Good interior visual qualities can enhance the work environment. Design solutions that
reduce glare, avoid irregular lighting patterns and reflections can improve the quality and
functionality of a space. The provision of long distance views to the outside is also
beneficial as it provides a visual rest and is particularly desirable when activities require
detail visual effort and concentration for extended periods of time. Give consideration to:
Natural light: ensuring the maximum penetration of natural light into the interior of
the habitable spaces from the perimeter of the building or from internal natural light
sources including, skylights atriums and light tubes and other such means and
devices,
Minimising obstructions: minimising obstructions and structures such as opaque
partitions and items of large furniture, storage cupboards and fittings that can
impede the penetration and even distribution of natural light,
Colour selection: employing colours schemes and coloured surfaces that avoid
creating high levels of contrast in and around work spaces,
Glare and reflection: selecting surfaces with levels of reflectivity that assist with
distributing the light within the interior, without causing glare or reflectance,
Work area location: locating both open and enclosed work stations and work areas
so that the benefits are equitably distributed and shared throughout the work
environment,
Natural light and views: locating individual work stations and activity areas to gain
the maximise benefits of natural light and views,
Space allocation: considering the use of better quality space for communal
activities as against being allocated for singular uses and occupancies,
Natural lighting: making advantage of spaces with good levels of natural lighting
but with occasional impediments whether caused by noise or varying environmental
conditions as areas of respite and or for communal activity,
Natural lighting control: ensuring that local provision is made to control daylight
by way of internal blinds and screens and where required for local adjustment, both
robust and easily managed,
Lighting fixtures and fittings: selecting lighting fixtures and fittings that use
reflection in addition to direct lighting to emulate and complement natural lighting
effects,
Evenness of lighting: ensuring a reasonable evenness of lighting in the local work
and activity area to emulate a more natural and potentially more comfortable visual
environment,
Lighting colour: ensuring any artificial light source is an appropriate light colour for
the intended functions,
Varying lighting levels: avoiding establishing an artificial feel, unless functionally
required, by providing too consistent a lighting level throughout large volumes,
Avoiding glare: avoiding the selection of lighting fixtures and fittings that cause
direct or indirect glare,
Screen based activities: paying particular care in the design of interiors where
computer based activities are predominant,
Screen requirements: including avoiding computer screen glare and strong lighting
contrasts to surrounding work surfaces,
Obstructions to views: avoiding strong light in the view lines above or surrounding
screen based activities to enhance the experience required for visual rest breaks,
Dark areas: avoiding overly dark areas within or near to work environments,
Seasonal and time variations: allowing for seasonal and time of day variations to
be accommodated into the design.

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1.5.3 Acoustic Quality:
Good interior acoustic qualities can enhance the work environment. Interior designs that
keep noise levels within acceptable limits can greatly improve the overall performance of the
interior amenities and enhance their functionality and usefulness. The provision of quiet
spaces is also beneficial, particularly when activities require confidentiality or rest from
undertaking noisier activities. Give consideration to:
External noise: ensuring the major sources of noise generation external to the
building including sources from major roads, service roads, areas for deliveries are
taken account of in the design of the building and where achievable that these
areas are physically distant to the occupied areas,
Mitigating noise: employing external sound screens and deflection devices
including natural land forms, vegetation screens and other low environmental
impact solutions,
Internal noise: ensuring that the major causes of noise generation within the
building including major plant, infrastructure, equipment areas and service areas are
located furthest away from areas requiring higher levels of acoustic environmental
performance,
Structural separation: separating or isolating the primary building elements where
noise and or vibrations can emanate from to prevent transmission occurring through
the structure,
Services design: ensuring that where local services and infrastructure may
potentially cause noise either continually or under certain operational conditions,
such as when higher introduced air flow occurs from VAV systems, that acoustic
requirements are taken account of,
Sound abatement: ensuring when designing hydraulic systems that sounds
caused from events such as rainwater on roofs, or by downpipes and from flushing
systems that adequate separation and isolation is achieved,
Interior design: ensuring that when various internal occupancies have different
acoustic performance requirements that there are adequate design strategies
employed to reduce any negative effects, noting that wall placement, the use soft
furnishings and sound absorbing screens can in some circumstances be effective
and can avoid any requirement for heavy weight partitions,
Sound frequencies and levels: noting that sound frequencies need consideration
in addition to noise levels in acoustic design and management,
Resonance: ensuring that particularly in larger volumes and those requiring good
sound projection, that sound resonance needs to be designed for,
Detailing of installations: ensuring that plant and equipment is properly installed
using local anti vibration and isolation pads and that sounds are adequately
contained,
Air intakes and exhausts: ensuring that air intakes, discharge exhausts emission
points, are well designed to direct sounds away from openings, and habitable areas,
Detailing of habitable areas: ensuring that openings, doorways, penetrations,
duct designs, locations and outlets are designed in manner to reduce and control
sound transmissions and the transfer of secondary noises,
Silencers: including duct silencers and acoustic plenums and baffles with interiors
to reduce transfer of sound between spaces,
Work areas: using sound reduction and control measures in local workstation and
work area design including using sound absorbing furnishings, carpets and
deadening noise creation from flooring and reflection from hard surfaces,
Work area equipment: providing adequate separation from noise generating
equipment and the provision of local sound attenuation and or reduction strategies.

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1.6 Materials Selection:

The careful selection of materials used in the construction of a project can provide
significant health benefits and aid the wellbeing of the building occupants and users. Most
importantly, well researched and considered selection of materials and products used in the
construction and maintenance of facilities and grounds can assist greatly in reducing the
projects ecological footprint, throughout its designed life, in its disposal and from major
renewals. Give consideration to:

1.6.1 Procurement:
The environmental impacts of materials can be caused by the means they are sourced and
procured. Give consideration to:
Embodied energy: selecting materials and products with understanding and
consideration being given to the embodied energy required to produce the product,
including the energy associated with its extraction, transportation manufacturing and
installation,
Local procurement: sourcing and procuring materials and products from local
resources and by local manufacturers to reduce the energy used in transportation,
Life cycle costs: giving consideration to and selecting products and materials
requiring less maintenance throughout their designed life expectancy and in their
disposal,
Life cycle assessment: taking account of the energy and resources consumed in
the manufacture and maintenance of products or materials throughout their
designed life expectancy and in their final disposal,
Manufacturing hazards: ensuring that either in the supply process or in the
manufacturing of a product or material that there are no adverse environmental
impacts that will require remediation to make good the environment,
Recycled products and materials: investigating and selecting where there are
environmental and performance benefits, products and or materials for reuse that
can still meet the projects design intent and requirements,
Construction hazards: selecting materials that do not create hazards during the
on-site construction process and waste disposal,

1.6.2 Design Principles:
The selection of suitable materials including designing to the reduce waste, avoiding
environmental impacts occurring within the project to the building fabric or to the occupants
throughout the life of the project requires assessment. Give consideration to:
Design to reduce: ensuring that during the design process that all products
selected have been consider in respect to their normal standard of sizes to minimise
wastage,
Design to reuse: determining at the design stage where wastage and excess
materials can be reused either within the project or in another project or enterprise,
Design for disposal: giving consideration to the use, placement and the
accessibility of components and materials so that at the end of their designed life, or
when requiring servicing or maintenance they can be readily accessed for removal
without causing unnecessary waste to the product or the system it is a part of,
Occupant benefits: determining that the materials used in the interiors of the
buildings have low or no chemical emissions and are not hazardous to health,
Out gassing: determining that the product or material does not have a propensity
to emit gasses and particularly any volatile organic compounds (VOCs) as supplied,
nor the capacity to absorb the same during the construction and installing process
or when requiring maintenance,
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Design relationship: selecting products and materials that complement the design
principles and intent of the overall project with respect to energy performance,
design legibility, and ecologically sustainability.

1.7 Water sensitive design:

The quality and increasing scarcity of water has in recent times become an important social
and environmental issue. The design and management of water resources is crucial in
maintaining life and as a resource to undertake many processes and production,
maintenance and construction activities. Water is still a relatively cheap resource to
purchase, however as it becomes scarcer, this situation will rapidly change. Given facilities
should be designed for a whole of life basis, then a greater emphasis needs to be placed in
the design of new projects and in the refurbishment of existing facilities, including the
associated grounds and infrastructure, for the conservation and preservation of water. This
can be achieved through water sensitive design. Give consideration to:

1.7.1 Water consumption:
Designing buildings and systems to use reduced amounts of water and from non potable
and recycled water can greatly reduce the amount of waster consumed throughout the life of
the building. Give consideration to:

Major plant and equipment: avoiding employing major plant and equipment that
consumes unnecessary quantities of potable water such as in cooling towers of air-
conditioning systems,
Cleaning: avoiding the design of areas and installations that require the use of
water to clean and maintain them including external hard surface areas, rooftops,
and windows designing where practicable for self cleaning,
Fixtures and fittings: specifying wet area and service areas fixtures and fittings
that are designed to reduce water consumption and supply the minimum quantities
necessary for the required function,
Maintenance: ensuring that all fixtures and fittings that require routine serving have
well located control values and taps to enable them to be serviced efficiently and
promptly.

1.7.2 Water conservation:
Designing buildings and systems to enable the separate collection of water types from
discreet system enabling the capture and storage of the quantities potentially available for
use and reuse is cost effective if included as a part of the initial design. Give consideration
to:
Design selection: selecting service equipment that does not waste water, such as
automatic toilet flushing systems, or fittings that may use excess water when worn,
Rainwater: designing for the collection of rainwater for reuse within the facilities
including watering internal planting and external landscapes and grounds,
Grey-water: designing, when safe and compliant to regulations, for the capturing
and reuse of grey-water within the facilities including watering internal planting and
external landscapes and grounds,
Site retention: reducing site water run-off by capturing and retaining within the site
for reuse or store for proper disposal to mitigate the potential for downstream
pollution,
System capacity: designing to remain within the current systems capacity.

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1.8 Landscape Design:

The design and development of an effective landscape integral to the overall building design
can provide benefits to the building project in addition to ensuring that the building fits well
within the areas urban plan and is responsive to the local context and existing environment.

1.8.1 Natural eco-systems:
Designing landscapes that preserve and add value to the existing natural systems can
provide benefits for the sites and the local ecology and enrich the experience of the facility
occupants and users. Give consideration to:
Bioclimatic influences: incorporating the bioclimatic influences that exist within the
site and surrounds including, the topographical features, environmental conditions
and landscape elements,
Natural land forms: conserving significant natural land forms to reduce
construction energy expenditure and maximise any environmental gains they
provide (including shelter) and reducing external energy loads
Existing contours: retaining existing contours to limit unnecessary external works,
Wetlands and habitat: preserving wetlands, habitat and vegetation by
incorporating them into the design and developing local area management plans,
Specimen trees: incorporating existing specimen trees into the landscape design
and providing complementary natural planting associations,

1.8.2 Landscape Design Principles:
Designing landscapes that preserve views, enhance existing remnant landscape and or that
recreate historic indigenous themes can help preserve and add to the landscape quality,
maintain local biodiversity, ensure species are suitable to the local environment and lesson
the risk of losses occurring from growing conditions or from natural pests, incorrect soil
types and inappropriate characteristics. Give consideration to:
Natural habitat: extending any natural habitat to assist in its longer term
preservation and to enhance the sites provision of shade and shelter,
Landscape vegetation: incorporating existing vegetation tracks into the landscape
and link them to surrounding vegetation to add legibility and purpose into the
functionality of the natural landscape environment,
Water conservation: considering firstly the availability of water from onsite sources
such as harvesting rainwater, reusing grey-water and from natural water-courses if
there is no or only a limited risk of impacting on the natural system,
Water sensitive design: incorporating into the design in innovative and transparent
ways the use of water from on site sources and an educative device and for public
awareness,
Plant selection: selecting suitable species taking account of their requirements for
water and its availability, their potential to provide shade and shelter where
appropriate, and habitat,
Plant associations: selecting plant types and species which do not compete,
resulting loss of species or crowding, requiring arbitorial works or unnecessary
general maintenance,
Indigenous species: selecting species in accordance to the sites planting
principles, giving preference to indigenous, then native species
Exotic species: avoiding the selection of exotic species unless required for specific
performance and functional characteristics such as being deciduous and being used
to allow for winter solar gain,
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Distant views: preserving sight lines to significant features and distant views while
screening less desirous elements,
Rehabilitation: rehabilitating any areas damaged prior to the development or
during the construction to reinstate the sites biodiversity and to enhance the overall
amenity provided by the site,
Make safe: making safe and good areas where landforms are likely to slip or cause
deleterious materials to enter the site,
Root zones: protecting and preserving root zones of significant trees and
vegetation tracks,
Cultural heritage: preserving and incorporating any features to add cultural value
and or social interest to the development,
Site planning: organising the orientation and outdoor amenities and social spaces
to obtain the maximum benefits from the natural site environmental conditions,
Transitional zones: incorporating transitional zones and spaces and barriers
where necessary to minimise the impacts from one zone unnecessarily affecting a
more sensitive natural system,
Natural water systems: incorporating natural water systems and new drainage
including open swales and piped systems to take advantage of natural falls and in
minimal infrastructure,
Low maintenance: ensuring landscape designs are low maintenance in design to
reduce the need for manual watering, labour intensive pruning, hand weeding and
lawn mowing,
Water course pollution: avoiding the need for using imported fertilisers, materials
or substances which can enter other systems, water courses and cause damage or
pollution,
Environmental impacts: ensuring maintenance operations minimise the
consumption of potable water, the production of waste and greenhouse gas
emissions.

1.8.3 Civil works & amenity:
Civil works can cause permanent damage to existing natural environments. Works need
to be able to demonstrate they confirm the landscape design and cause minimise loss
of amenity project, are low impact and maximise ground permeability and include the
necessary amenity and infrastructure to support the building design. Give consideration
to:
Landscape developments: develop existing spaces with current or potential to
become quality outdoor passive social spaces that can complement the internal
functions of the proposed facility.
Paths and networks: providing connecting paths to existing transportation links to
public transport, vehicular drop-off points, bicycle paths and pedestrian routes
(including disability access),
Site and building linkages: ensuring that any external social spaces and
amenities are easily accessible from within the buildings interior to maximise their
use and provide respite from the enclosed interior environment,
Buffer zones: preserving areas to establish buffer zones to reduce wind effects,
allowing for plantings to provide for seasonal shade and shelter,
Preservation of solar gain: ensuring that planting designs will not reduce over the
life of the building any solar gain required into essential areas,
Urban heat islands: isolating and or shading any hard paving areas to avoid the
effects of urban heat islands,
Service areas: incorporating adequate space for external service areas including
waste management storage, recycling and collection,
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Reforming earth: using natural landforms and reforming earth from within a site as
against the importation of foreign materials and goods,
Bicycle parking: ensuring the location of accessible, secure, sheltered bicycle
parking facilities for a range of individual user requirements with easy access to
showers lockers and change rooms.

1.9 Operational Requirements:

Sufficient space needs to be allocated for the facilitys operational and service requirements
to ensure the project can be effectively and efficiently managed and maintained throughout
projects life.

1.9.1 Service operations:
Plant maintenance, service operations needs to be adequately resourced and information
made available. Give consideration to:
Infrastructure and plant: ensuring sufficient mechanical plant and service space is
provided for current and future infrastructure, particularly making allowances for
additional plant and equipment if future developments are likely,
Service provision: ensuring sufficient internal and external facilities for service
operations including opportunities for streaming waste arising from user activities,
provision to store items and materials for reuse, recycling and for grounds
maintenance including composting,
Cleaning: ensuring there is adequate storage and provision for any special
cleaning and maintenance services and equipment,
Information: ensuring provision of information for the users and visitors of the
facility to appreciate and best benefit from the environmental friendly facilities and
services provided.

1.10 Innovation:

The design of environmentally sustainable projects can be enhanced by the consideration
and adoption of innovative concepts and new technologies. Most importantly, it should be
noted that innovation mostly results from a whole of team approach and the easiest time to
introduce these is at the design stage.

1.10.1 Energy and resource management:
Innovation in the design of energy and resource consuming systems can achieve overall
efficiencies and reduce waste. Consideration should be given to:
Reducing energy consumption: determining any opportunity within the site that
can assist with reducing energy consumption, gaining free heat, or taking
advantages in cooling and also making best use of redundant or facilities or
infrastructure no longer required for other past purposes,
Reducing water consumption: ensuring that any landscape designs are drought
tolerant unless adequate sources of waste or excess water from natural sources
can be found and utilised without long term negative effects or total reliance in case
of changing circumstance,
Precinct opportunities: determining any opportunity outside of the site where
either by collaboration or by reuse of unwanted or underutilised existing amenities
saving construction or establishment of new facilities or infrastructure and further
benefits can be obtained,

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2.0 Resources:

The expertise required to undertake the project design can include but is not limited to: an
environmental engineer; planner; landscape architect; heritage consultant; horticulturalist;
civil, mechanical, electrical, and structural and geotechnical engineers, architect, traffic
engineer; urban planner; and building economist. An environmental auditor may also need
to be employed if the project is to be independently assessed to meet the requirements of
an environmental rating system.


The Project Design should conclude with the outputs as required to ensure that: the design
has taken the fullest advantage of the sites natural attributes; the proposed development
preserves any important natural features and remnant habitats; the existing ecosystems
have been preserved; the sites heritage values have been incorporated; the remediation of
any degraded system or infrastructure has been included and the risk of any further
degradation occurring within the site or damage or nuisance occurring to any surrounding
areas has been mitigated.

The project design team members should have taken the fullest advantage of the
opportunities provided by their inclusion in the quality design team and ensured that their
skills, knowledge, experience and expertise were taken account of by their active
participation in the creative design process as established.

This project design guide environmental benefits and risks should have been fully
considered during the design process and various design options evaluated before the
adoption of any preferred solution and then incorporated as required in the final design to
meet the overall project design intent and design parameters.

The final design should have benefited from the opportunities provided to collaborate and
engage with the client through having the common aim of achieving an environmentally
sustainable development as best attainable given the intellectual, human and financial
resources made available.

The final outputs need to have been presented in such a way to ensure all the information
required by those who are to be involved in the procurement and delivery of the project has
been included and in forms which are transparent and transferable into the project deliver
process.

The same outputs in turn need to be able to be transferable at the time of the projects
completion and commissioning to those who will ultimately be responsible for the occupying,
managing, maintaining and effectively using the facilities and amenities provided.

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Project Design Outputs
The documentation arising from the Project Design should include plans prepared at a
range of scales showing the overall development, its detailed design, the associated
infrastructure, services, components, equipment and controls, installation
requirements for all the zones determined as being suitable for development, noting
the features identified for preservation, the areas for soft and hard landscape
developments and site linkages to adjacent sites services and infrastructure.

Specifications describing the condition and level of performance and standards of the
identified elements including all relevant data sources and references should be
recorded in appropriate format.


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Part 2 Design Guide

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Eco-Accord: step 6 Project Delivery
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Program:
Determine and define the environmental risks; potential hazards and include the
necessary controls which need to be considered and included in the conditions
of contract and management plans to ensure that the site and surrounds are
properly protected throughout the project procurement and delivery process.

Determine the capabilities, skills, experience and the personal attributes
required to manage and undertake the program of works including, identifying
any specialist services or other resources required to successfully complete,
commission and make operational the project within the allocated resources.

Target:
To complete a project which incorporates contemporary, innovative, features and
systems that preserves the natural environment, minimises green house gas
emissions, reduces energy, water and resource consumption the projects and
be an environmentally sustainable development.

1.0 Strategies:

Adopting the following contract performance requirements, contractor selection and project
commissioning practices in the delivery process will ensure the original project intent and as
developed throughout each of the project procurement stages can be delivered in a manner
which results in it being an environmentally sustainable development.

Once completed the projects the ongoing success will be determined by the skills and
capabilities of the operational staff, the facility managers and the users. The effectiveness
of the ongoing communication with the buildings occupants and amenity users throughout
its life is critical in ensuring the well-being and comfort of the occupants and the
minimisation and mitigation of any on going adverse environmental impacts.

1.1 Contract Performance Requirements:

To ensure that the project is procured and delivered as intended and designed it is
incumbent upon the design team to provide the builders team with quality and
comprehensive documentation that includes; the design documentation of the project, all
necessary site information, formal contract conditions and project specifications that include
references to relevant standards and codes of practice.

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1.1.1 Contractual management;
Including specific environmental standards and conditions in the contract documents
ensures important environmental controls can be enforced. Give consideration to:
Site management plan: ensuring the building contract documents include a site
management plan that indicates, site access, areas for deliveries, storage and most
particularly areas requiring protection and preservation,
Financial bonds: advising on the level of risks regarding important features and
requiring financial bonds and imposing penalties for breaches,
Significant vegetation: determining how areas of significant vegetation including
specimen trees, habitats, native grasses shall be managed during construction and
remediated if damaged,
Rehabilitation: noting where vehicular movements and or the storage of materials
may inadvertently cause the compaction of the natural ground, where it may need
rehabilitation on completion and returned to a near natural state,
Noise abatement: ensuring times and levels of noise emanating from the site and
works are specified to reduce neighbourhood inconvenience, particularly if the
project is a refurbishment or an extension to an occupied building,
Salvaging: indicating quantities and location of existing soils and materials,
including vegetation, arising from the works to be reclaimed and advising on the
requirements for recovery, stockpiling or storage for reuse and or recycling,
Special works: describing special works requiring specific expertise to achieve,
such as the removal of a tree or artefact requiring care, curatorial work, a controlled
environment or management in storage before its return or relocation,
Recycling and reuse: specifying the requirements for the removal, recycling and or
reuse within the project or environs of components or materials,
Waste minimisation: identifying expected standards of waste minimisation and
providing clear advice when opportunities have been identified for waste reduction
and or reuse, so that there is effective communication with the contractors.

1.1.2 Project management;
Recording environmental practices, standards and the importance of establishing site
specific controls reduces the potential of environmental concerns arising during construction
and for the life of the project. Give consideration to:
Buffer zones: determining where buffer zones and the provision of barriers and
hoardings are required to ensure the protection of important features and the
identification of risk mitigation strategies,
Tree protection: determining the arboriculture management practices required for
trees, particularly when placed under stress during construction,
Site waste: ensuring the avoidance of any the risk of contaminated soils, waste or
toxic materials being wrongfully removed from the site,
Dust mitigation: avoiding or minimising the creation of dust from works and
surrounds, particularly specifying the controls when neighbours or nearby activities
or systems may be unduly affected by the creation of dust,
Site run-off: ensuring the avoidance of any the risk of site run-off occurring during
rain or other such events, giving reference to appropriate standards and authorities
requirements,
Curing and flushing times: ensuring that where products and activities require
time for curing and or fresh air flushing prior to any other trade, construction activity,
or occupancy, that these requirements are specified,
Importation of hazards: ensuring materials, components or substances that could
be subject to contamination, such as moulds, insects, larvae, particularly if using
recycled or reclaimed goods are specified and managed appropriately,



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1.2 Contractor selection:

The selection and proper engagement of a suitably qualified and skilled builders team will
maximise the opportunities to deliver an environmentally sustainable development. It is
essential to establish a quality relationship between the client's representatives via the
project team with the builders team, and any agencies or authorities directly or indirectly
involved.

1.2.1 Selection Criteria

The selection of builders, contractors, specialist trades employed in the procurement of the
project should be qualification based. Give consideration to:
Commitment: selecting builders and contractors who can demonstrate a strong
commitment environmentally sustainable development,
Experience: selecting builders and contractors who have substantial previous
experience in the construction and project management of environmentally
sustainable buildings,
Training: selecting contractors who provide staff training on environmentally
sustainable development,
Capability: selecting contractors who can demonstrate a capability to implement
appropriate environmentally friendly practices and procedures,
Construction management: selecting builders and contractors who can prepare
and implement a construction management plan for the sites protection covering
access, departure, storage and construction,
Site management: selecting builders and contractors who can minimise noise,
prevent emissions and cause least disturbances to the local precinct,
Health safety & environment: selecting builders and contractors who can prepare
and operate to the requirements of site health, safety and environment plan,
Best practice: selecting builders and contractors who adopt best practice when
selecting and using materials for construction purposes,
Waste management: selecting builders and contractors who can prepare and
implement a project waste minimisation management plan which includes,
arranging supply contracts that allow for the return of packaging and excess
materials, the reuse of waste and recycling of unwanted goods and materials.

1.3 Commissioning:

The proper commissioning of a project is crucial to ensuring that the systems employed
within the building project are fully operational and meet the projects design intent and
achieve the required environmental and other agreed performance standards.

The commissioning stage of the project is when the systems and their performance can be
fully tested, adjusted or modified if necessary.

The commissioning stage is the best time for the operational staff to become fully aware of
the systems employed in the buildings operation and gain a thorough understanding of its
complexities and use.

The commissioning and occupancy stage provides the best opportunity to introduce the
building users to the facility and inform them of the buildings features, educate them on its
operation and on how their own behaviour can influence the environmental performance of
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The commissioning stage relies mostly upon the people who have designed and built the
project to ensure that the project meets the design objectives and performs to the projects
operational specifications.

1.1.3 Commissioning;
The proper commissioning of the project along with having well informed building users and
operational staff and by having quality management plans in place will ensure that the
project is environmentally sustainable for its design life. Give consideration to:
Team capability: ensuring the people employed in the commissioning of the project
and have the knowledge, experience and resources to undertake the task,
Commissioning role: ensuring the project team engaged for the commissioning
program is fully informed about the projects overall design intent, the specified
performance standards and operational requirements,
Programming: ensuring a commissioning program is established; making
allowances for the time required to test, adjusting and retesting systems and
allowing time to adjust for any influencing factors arising from seasonal variations,
Variations:, ensuring an adequate allowance is made to review and refine any
proposed variations to the project so they do not unduly create problems or
unwanted nuisances, locally or in other parts of the project,
Completion: ensuring on completion all documents, reports, commissioning and
maintenance requirements, material and hazard data sheets have been provided,
Training ensuring the provision of training programs for all staff involved, to ensure
that the building remains environmentally sustainable for its life,
Validation: ensuring if certification under any external rating scheme or quality
assurance process is required the group engaged in assessing and validating the
systems performance has full access and is well informed,

1.1.4 Completion;
The on-going management, maintenance and user input and use is essential to ensuring the project
remains an environmentally sustainable development. Give consideration to:
Review: ensuring on completion a program of continual review is established and
implemented in line with the projects maintenance program, operational
requirements and is responsive to users needs,
Future works: ensuring maintenance works are undertaken or occupancy changes
result in building refurbishments works are sensitively and sensibly undertaken so
the project remains an environmentally sustainable development.

2.0 Resources:

The expertise required undertaking the projects procurement, construction and
commissioning includes but is not limited to, capable and committed client representatives,
skilled and motivated project design team members, experienced contract and project and
specialists including environmental auditors, builders, contractors, skilled tradespeople,
craftspeople, artisans and artists.

The engagement of specialists including independent consultants skilled in the
commissioning of projects, environmental auditors to gain certification under an industry or
government environmentally rating scheme and project managers who can further represent
the client should be considered.



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On completion, the engagement of trainers for educating and informing the projects users is
important, particularly when the systems have been designed for user self-adjustment and
operation. Well trained and skilled operational and capable facility managers are required to
provide on going support and expertise to maintain the project to its optimum level of
environmental sustainability.


The Project Delivery should conclude with the outputs as described and as required to
ensure the project has been designed, delivered and commissioned, completed as originally
intended, made operational and any unwarranted environmental impacts avoided.

If unplanned adverse environmental impacts have occurred and are attributable to the
project, they will have been reviewed and remedial action undertaken to ensure they are
accounted for.

On completion, the sites natural environment and biodiversity will have been protected, the
sites heritage values retained, the surrounding neighbourhood and properties protected
through-out and the resultant project will be an environmentally sustainable development.

Project Design Outputs
The final outputs include all design documentation, product information, maintenance
and servicing requirements for the ongoing facility management, maintenance,
provision of operational services, training for the use of the facilities and amenities
ensures on completion the project is an ecologically sustainable development.

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4 Earths
Copy right Monash University


Part 3: Management Plan

1.0 Introduction to Part 3

Buildings: the Eco-steps Model (the Guide) is a project management tool and a resource for

The Program includes three parts:

strategies, policies and commitments; describes the Eco-steps program model; outlines the
principles of ESD (green buildings); promotes the benefits Monash can expect ESD
developments; and establishes a resource for wider educational purposes.

advice for review.

approach and involves reaching accord in respect to the projects scope and intent at each of
the models steps. It includes the project ESD checklists, quality review cycle, University
standards to be adopted and the approval processes required to ensure projects are
ecologically sustainable. Further, the outputs and outcomes are made available for wider
reference.



Part 2 mostly informs the project designers, contract managers, contractors and internal
project managers of the strategies and technical design advice required to achieve

Part 3 Management Plan

Part 3 (this Part) is for use mostly by the project team under the guidance of the project
manager to ensure that the ESD strategies have been considered from the first identification
of the need for the project though to the projects completion, commissioning and occupation.

The intent of the three parts of the model is explained further in Part 1 Figure 1 page 24.

The step-by-step approach, termed Eco-Accord steps, refers to the project management
steps that are considered critical to ensure a project is well managed from its conception
through to occupation. The steps are common to Part 2: ESD Design Guide and Part 3: ESD
Management Plan.

The purpose of Eco-Accord steps is to ensure University building projects cause less
environmental impact, provide more benefits than traditional institutional facilities, and ensure
outcomes are in-line with the Universitys Statement of Purpose.

outputs and benefits achieved can be widely assessed and used for institutional educational
purposes.


Eco-Accord Step 1: Corporate Aim
Eco-Accord Step 2: Stakeholder Relationships
Eco-Accord Step 3: Site Analysis
Eco-Accord Step 4: Site Modelling
Eco-Accord Step 5: Project Planning
Eco-Accord Step 6: Project Delivery

Eco-Accord Step 1: Corporate Aim requires agreement at the highest organisational level the

Eco-Accord Step 2: Stakeholder Relationships requires the internal project team to be
adequately resourced and suitably qualified consultants are engaged.

Eco-Accord Step 3: Site Analysis requires the project sites natural and physical environment
to be assessed.

Eco-Accord Step 4: Site Modelling determines the ESD design opportunities and constraints.

Eco-Accord Step 5: Project Planning ensures the natural environment is preserved, the
projects adverse impacts are reduced and the development takes advantage of the natural
environment.

Eco-Accord Step 6 Project Delivery ensures the project conforms with the ESD principles.

steps designed for Part 2 and Part 3. Refer to Part 1 Figure 2 page 25.

The Tasks to be undertaken, Standards to be met, Quality Review process, Summary of
Findings, Outputs and program approval requirements follow.

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Eco-Accord: Ecologically Sustainable Development: Management Plan
Eco-Accord: step 1 Corporate Aim
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Program Overview:
Confirm at the highest organisational level the project is in accordance with the
universitys statement of aim, policies, campus development plans and public
commitments to ensure the project is an ecologically sustainable development.

1.0 Compliance to Strategies:

1.1 Monash Directions 2025:

A: Task: To confirm the project intent is for a sustainable development to ensure the
project is in accordance with Monash Directions 2025.

Action 1.1.1: Sustainable environment:
Confirm the project vision, business case and triple bottom line measures are in accordance with the
university requirements.

B: Standard: Met Yes No


Business case includes a life cycle cost assessment and incorporates triple bottom line
measures.

C: Quality review: Confirm Yes No

The Leadership Team agrees the project demonstrates Monashs commitment to a sustainable
environment.

D: Findings: Risk Yes No

Part 3 Management Plan Eco-Accord: step 1 Corporate Aim

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1.2 Environmental Policy:

A: Task: To confirm the project intent respects the natural environment to ensure the
project is in accordance with the university environmental policy.

Action 1.2.1: Natural environment:
Confirm the project brief includes reviewing and adopting best practice in project procurement and in making
provision for service operations and encourages innovation.


The project intent respects the natural environment, its life supporting ecosystems and
mitigates the adverse impacts the project imposes on the natural environment.


The Leadership Team agrees the project intent is in accordance with the University
environmental policy.


1.3 Campus Developments:

A: Task: To confirm the project meets the universitys research and education programs
space amenity and facility requirements to ensure the project is sustainable overtime.

Action 1.3.1: Sustainable development:
Confirm the project conforms to the Campus Master Plan, is compliant including the incorporation of relevant
national and international standards, includes a requirement for an environmental impact assessment and
engages key stakeholders.


Campus developments meet the universitys short, medium and longer term research and
education programs space and amenity and facility standards, are in accordance with the
Campus Master Plan and is compliant with all relevant legislation.


The Leadership Team confirms the project intent for sustainable project overtime.




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2.0 Resource Outputs:

A: Task: To confirm all those associated with the projects establishment are at the highest
organisational level required and have met their obligations to ensure the project is an
environmentally sustainable development.

Action 2.1.1: Corporate Aim:
Confirm all those associated with the project proposal have the project are at the highest organisational level
necessary and have met their obligations.


Projects are approved in accordance with the university financial and governance approval
procedures according to project risks, resources and required authority levels.


The Leadership Team confirms the project design approvals and procedures as established
and agreed will enable the procurement of an environmentally sustainable development.



A: Task: To confirm at the highest organisational level required the project Corporate Aim
is in accordance with the universitys statement of aim, public commitments and policies to
be an environmentally sustainable development.

Action 3.1.1: Corporate Aim:
Confirm the Corporate Aim stage is complete.

Action 3.1.2: Project documentation:
Confirm the project the documentation arising from the Corporate Aim is complete.


Confirmation at the highest organisational level required the project is to be in accordance with
the universitys statement of aim, public commitments and policies to be an environmentally
sustainable development.


The Leadership Team agrees the Corporate Aim stage is overall complete and will enable the
procurement of an environmentally sustainable development.



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4.0 Corporate Aim:

Part A: Statement of Compliance

Corporate Aim: Statement of Compliance

A: Potential for implementation:
The Review Team agrees the ability to implement the certified actions and
corresponding standards are overall achievable; subject to the following
conditions and qualifications:

B: Potential Risks:
The Review Team considers there are potential risks and the possibility of
impediments arising from some certified actions and corresponding standards
and recommends:



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Part B: Project Team Accord

Eco-Accord: Corporate Aim

A: Corporate Aim Stage Approval
To sign-off Corporate Aim stage, seek endorsement and approval to proceed to
the Stakeholder Relationship stage.

1/ Leadership Team Sign-off:
The Leadership Team agrees to sign-off the Corporate Aim stage as complete and confirms
the project intent is for an ecologically sustainable development; then seeks validation,
endorsement and approval to proceed to the Stakeholder Relationships stage.

Leadership Team Sign off:...

2/ Project Manager Validation:
The Project Manager reviews the Corporate Aim stage, validates it as being complete and that
it will enable an ecologically sustainable project to be developed and seeks endorsement to
proceed to the Stakeholder Relationships stage.

Project Manager Agreement:......

3/ Program Director Endorsement:
The Program Director accepts the Project Managers endorsement that the Corporate Aim stage is
complete and will enable an ecologically sustainable project to be developed and endorses the
project proceeds to the Stakeholder Relationships stage.

Recommendation to Proceed...

4/ Corporate Governance Approval:
The relevant university committee and executive group accepts the recommendation of the Program
Director that the Corporate Aim stage is complete and that it will enable an ecologically sustainable
project to be developed and approves the project to proceed to the Stakeholder Relationships stage.

Approval to Proceed...

5.0 Corporate Aim Completion:

A: Task: To report publicly that the Corporate Aim for the project is agreed to and that it will
enable an ecologically sustainable project to be developed and the project can now proceed
to the Stakeholder Relationships stage.


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Eco-Accord: step 2 Stakeholder Relationships
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Program Overview:
Confirm the project team resource requirements have been reviewed, a suitably
qualified project team capable of managing the program engaged and the
necessary networks established to meet Monashs commitment, university
projects are ecologically sustainable developments.


1.1 Client Team Establishment:

A: Task: To confirm the projects business case has been reviewed to determine the
overall programs resource requirements.

Action 1.1.1: Resource requirements:
Confirm the project resources, project team terms of reference, team membership, and responsibilities have
been identified and approved.



Resources need to be sufficient to ensure the program will result in an environmentally


Project Team agrees the team is capable of undertaking the projects further development.


Part 3 Management Plan Eco-Accord step 2 Stakeholder Relationships

1.2 Consultant Selection:

A: Task: To confirm those involved in the design, management, commissioning, of the
project, preparing information for the facility users and providing training for the operators of
facilities and associated infrastructure are capable.

Action 1.2.1: Consultants capabilities:
Confirm the key selection criteria, experience and capability requirements are determined and consultant
selection is qualification based.


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Consultant selection is qualification based.


Project Team agrees consultant capabilities are sufficient to ensure the university commitment
to a sustainable development can be achieved.


1.3 Project Management:

A: Task: To confirm the responsibilities for managing and delivering the project outcomes
are appropriately allocated.

Action 1.3.1: Management relationships:
Confirm the management commitment, external relationships, reporting regimes, working relationships, ability
to transfer knowledge and engage in peer review is agreed and established.


Internal and external project management relationships are defined and agreed and third party
peer review considered.


Project Team agrees the internal and external project management relationships are defined
and agreed and third party peer review considered.





A: Task: To confirm the expertise required to establish the quality network exists within the
organisation and capable external professionals experienced in ecologically sustainable
design have been engaged.

Action 2.1.1: Client relationships:
Confirm all those associated with the project proposal have the required expertise and experience to enable
the procurement of an ecologically sustainable development.


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Projects are approved in accordance with the university financial and governance approval
procedures as determined by the environmental risks, resources and required authority levels.


Project Team confirms the Client Relationship approvals and procedures will enable the
procurement of an ecologically sustainable development.



A: Task: To confirm the project team resource requirements have been reviewed, a
suitably qualified project team capable of managing the program engaged and the
necessary networks established.

Action 3.1.1: Stakeholder relationships:
Confirm the Stakeholder Relationships stage is complete.

Confirm the project the documentation arising from the Client Relationships is complete.

B Standard: Met Yes No

The engagement of a qualified and adequately resourced project team, with individual and team
roles responsibilities agreed and allocated and communication reporting lines established.

C Quality review: Confirm Yes No

Design team agrees the Client Relationships stage is overall complete and will enable the



4.0 Stakeholder Relationships:


Stakeholder Relationships:
Statement of Compliance

The Review Team agrees the ability to implement the certified actions and

B: Potential Risks:
The Review Team considers there are potential risks and the possibility of
and recommends:

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Stakeholder Relationships Outputs:

A: Stakeholder Relationships Stage Approval
To sign-off Stakeholder Relationships, seek endorsement and approval to
proceed to the Site Analysis.

The Leadership Team agrees to sign-off the Stakeholder Relationships stage as complete and
confirms the project intent is for an ecologically sustainable development; then seeks
validation, endorsement and approval to proceed to the Site Analysis stage.


The Project Manager reviews the Stakeholder Relationships stage, validates it as being
complete and that it will enable an ecologically sustainable project to be developed and seeks
endorsement to proceed to the Site Analysis stage.


The Program Director accepts the Project Managers endorsement that the Stakeholder
Relationships stage is complete and will enable an ecologically sustainable project to be developed
and endorses the project proceeds to the Site Analysis stage.


Director that the Stakeholder Relationship stage is complete and that it will enable an ecologically
sustainable project to be developed and approves the project to proceed to the Site Analysis stage.



A: Task: To report publicly that the Corporate Aim for the project is agreed to and that it will
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Eco-Accord: step 3 Site Analysis
4 Earths

Program Overview:
Confirm the site and surrounds natural and constructed environmental features
are recorded and assessed including; the prevailing environmental site
conditions, physical attributes and heritage values, and the opportunities for
enhancing the natural and built environment have been identified to ensure the
projects overall ecologically sustainability objectives can be achieved.


1.1 Site Environs survey:

A: Task: To confirm the sites natural features, environmental conditions and landscape
features are recorded and the sites environmental opportunities and constraints identified.

Action 1.1.1: Features survey:
Confirm the existing site features have been identified and surveyed including, levels, potential risks and
views.

Action 1.1.2: Environmental conditions:
Confirm the existing wind and solar access features have been researched and recorded.

Action 1.1.3: Landscape review:
Confirm existing specimen trees, habitat values, wastelands landforms, root zones, vegetation and
environmental weeds have been surveyed and assessed.



Survey identifies opportunities and constraints to a standard and format suitable for use by all
project team members review and input, community consultation and authorities review.


Project Team agrees the site survey enables the sites development potential to be assessed
and considered.


Management Plan Eco-Accord: step 3 Site Analysis

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A: Task: To confirm the sites features which have or potentially could have cultural
heritage importance or significance are recorded and assessed.

Action 1.2.1: Significance:
Confirm the significance of existing site features have been surveyed and assessed.


Records and assessment is to a standard and format suitable for use by all project team
members review and input, community consultation and authorities review.


Project Team agrees features of cultural importance or significance have been identified.


1.3 Geotechnical:

A: Task: To confirm a geological survey has been undertaken and the ground conditions
known.

Action 1.3.1: Significance:
Confirm the ground water, soil profile and foundation conditions are known.


Investigation and assessment is to a standard and format suitable for use by all project team
members review and input, community consultation and authorities review.


Project Team agrees investigation and assessment is to a standard and format suitable for use
by all project team members review and input, community consultation and authorities review




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1.4 Infrastructure:

A: Task: To confirm the built infrastructure within the site and surrounds has been located,
recorded and assessed.

Action 1.4.1: Existing services:
Confirm the site and surrounds infrastructure and service systems have been located, the condition, capacity,
any redundancies assessed.


Investigation ensures existing infrastructure attributes and capacities are known. and enable
maximum use and avoid duplication.


Project Team agrees investigation and assessment will enable maximum use of existing
infrastructure and avoid duplication.


1.5 Site Linkages:

A: Task: To confirm surrounding facilities and features potential to add value and avoid any
unnecessary duplication of services and amenities.

Action 1.5.1: Facilities and features:
Confirm the opportunities and any impediments arising from nearby sites and surrounds have been identified
and assessed.


Existing facilities and features are identified and assessed to avoid any unnecessary
duplication of services and amenities.


Project Team agrees investigation and assessment ha identified any features that add value.




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1.6 Site Transport:

A: Task: To confirm existing transportation links have been investigated and recorded.

Action 1.6.1: Transportation links:
Confirm the opportunities arising from public access, vehicular access and for emergency access have been
located.


Determine record and assess the transport links attributes and capacities to the site and
surrounds.


Project Team agrees investigation and assessment enhances the site accessibility.


1.7 Hazards & Risks:

A: Task: To confirm existing transportation links have been investigated and recorded.

Action 1.7.1: Hazards:
Confirm any hazardous materials, including waste, local nuisances, exhausts, air intakes, construction risks,
neighbourhood nuisances, and safety matters exist within or nearby to the site


Hazardous materials located within or nearby to the site have been located.


Project Team agrees investigation and assessment has identified potential risks or
impediments to the projects.



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A: Task: To confirm the environmental conditions and influences across the site and
surrounds have been documented and assessed.

Action 2.1.1: Site Anal ysis:
Confirm the information gained has been prepared in forms accessible and useful to all team members, key
stakeholders and authorities.


Site and surrounds natural and constructed environmental features; prevailing environmental
site conditions, physical attributes and heritage values and risks are recorded and assessed.


Project Team agrees the site and surrounds environmental conditions and influences are
appropriately documented including all risks which may result in environmental impacts.



A: Task: To confirm reports describing the prevailing environmental site conditions and
opportunities for enhancing the natural and built environment have been identified.

Action 3.1.1: Client Relationships:
Confirm the Site Analysis stage is complete.

Confirm the project the documentation arising from the Site Analysis is complete.


The environmental conditions and influences across the site and surrounds have been gained
and the information prepared in forms useful and equally accessible to all team members.

Design team agrees the Site Analysis stage is overall complete and will enable the



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4.0 Site Analysis:


Site Analysis: Statement of Compliance

The Project Team agrees the ability to implement the certified actions and

B: Potential pitfalls:
The Project Team considers there are potential risks and the possibility of
and recommends:



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Eco-Accord: Site Analysis

A: Site Analysis Stage Approval
To sign-off Site Analysis, seek endorsement and approval to proceed to the Site
Modelling.

The Leadership Team agrees to sign-off the Site Analysis stage as complete and confirms the
project intent is for an ecologically sustainable development; then seeks validation,
endorsement and approval to proceed to the Site Modelling stage.


The Project Manager reviews the Site Analysis stage, validates it as being complete and that it
will enable an ecologically sustainable project to be developed and seeks endorsement to
proceed to the Site Modelling stage.


The Program Director accepts the Project Managers endorsement that the Site Analysis stage is
project proceeds to the Site Modelling stage.


Director that the Site Analysis stage is complete and that it will enable an ecologically sustainable
project to be developed and approves the project to proceed to the Site Modelling stage.



A: Task: To report publicly that the Site Analysis for the project is agreed to and that it will


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Eco-Accord: step 4 Site Modelling
4 Earths

Program Overview:
Confirm an environmental development model for the site and surrounds has
determined the zones and features for preservation, areas for soft and hard
landscape developments, identifies site linkages and opportunities to enhance
the natural and built environment has been established enabling the project
team to establish the projects overall development footprint.


1.1 Bioclimatic Review:

A: Task: To confirm the bioclimatic influences existing within the site and surrounds
including the topographical features, environmental conditions and landscape elements are
identified for preservation and utilisation.

Action 1.1.1: Topographical features:
Confirm topographical features preserve natural land forms existing contours and areas of significance.

Action 1.1.2: Environmental conditions:
Confirm the environmental conditions of seasonal influences solar gain cooling breezes shade and shelter
general amenity are assessed.

Action 1.1.3: Landscape review:
Confirm the landscape review includes identifying specimen trees significant vegetation natural habitat, views,
areas for rehabilitation, plant habitat, risks re landforms, root zones and quality spaces.



Existing areas of value, assets and features are identified and the natural environmental feature
and sites attributes are preserved.

Project Team agrees opportunities to reduce the need for civil works, site works, new
landscapes, services and infrastructure are identified and preserves the natural landscape.


Management Plan Eco-Accord: step 4 Site Modelling

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1.2 Site Review:

A: Task: To confirm the sites existing features, geology, developments, infrastructure and
previously developed sites have been identified for use and reuse of existing and redundant
facilities.

Action 1.2.1: Site identification:
Confirm site identification includes major developments sites, existing infrastructure, nearby infrastructure and
brown-field sites to maximise use and reuse.

Action 1.2.2: Linkage and access:
Confirm linkages and access within and to the site, transportation links, access points, existing networks, service
areas and bicycle access paths are maintained.


Site review: site identification linkages and access maintain and maximise the use of existing
assets and infrastructure and improve site linkages.


Project Team agrees existing features and existing developments can be incorporated into
new developments to reduce waste, reduce the environmental impacts and avoid duplication.


A: Task: To confirm existing assets and remnants of former structures of cultural and
heritage interest or significance are incorporated.

Action 1.3.1: Values and waste:
Confirm features with cultural values are preserved and embodied energy retained.


Features of cultural heritage value or of potential social or heritage significance or interest are
preserved.


Project Team agrees built and natural environmental features including remnant structures and
vegetation adds visual interest and links to social values.




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1.4 Site Planning:

A: Task: To confirm the siting the development preserves the natural site attributes

Action 1.4.1: Siting and retention:
Confirm siting of the preserves the natural site attributes, includes barriers and buffer zones to sensitive areas,
retains natural landforms, maximises solar gain, preserves natural water courses and adopts passive design.


The siting of the project is the optimum location and makes best use natural systems.


Project Team agrees the projects siting reduces projects overall environmental impacts and
brings benefits to the development.


1.5 Mitigation of Hazards & Risks:

A: Task: To confirm matters having a potential to impede the projects development or
cause problems on project completion have been recorded.

Action 1.3.1: Nuisance and risk:
Confirm opportunities to mitigate nuisance and risks from local sources, hazardous materials, any potential
risk, or cause problems to nearby areas are recorded.


Record matters with potential to impede the projects development or cause problems once
complete.


Project Team agrees the risks for further works and infrastructure being required is reduced.



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1.6 Innovation:

A: Task: To confirm concept, issue, matter or idea about the project that may bring
additional environmental benefits or assist in mitigating any environmental impacts have
been recorded.

Action 1.6.1: Consumption and reuse:
Confirm opportunities to reduce consumption of resources and for reuse of underutilised existing amenities.


Identify any concept, issue, matter or idea about the project that brings environmental benefits
or assists in mitigating any environmental impacts arising from the project.

Project Team agrees innovative opportunities to reduce energy and resource consumption, re-
uses redundant facilities and infrastructure, brings further environmental benefits are identified.



A: Task: To confirm site modelling has been documented and includes plans and reports
describing conditions, areas for preservation and development opportunities for further
review.

Action 2.1.1: Site Modelling:
Confirm the information gained has been prepared in forms accessible and useful to all team members, key
stakeholders and authorities.


Plans showing zones for development, features identified for preservation, areas for soft and
hard landscape, site linkages and reports on the condition and importance.


Project Team agrees areas for preservation, development has identified opportunities to
enhance the projects viability and preserve the natural and built environment.



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A: Task: To confirm the site modelling has enabled the project team to understand the
global and local environmental factors and influences.

Action 3.1.1: Site Modelling:
Confirm the Site Modelling stage is complete.

Confirm the project the documentation arising from the Site Modelling is complete.


The environmental conditions of the site and surrounds has been assessed and modelled in a
collaborative team approach, prepared in forms useful and accessible to team members.


Design team agrees the Site Modelling stage is overall complete and will enable the


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4.0 Site Modelling:


Site Modelling: Statement of Compliance

The Project Team agrees the ability to implement the certified actions and

B: Potential pitfalls:
The Project Team considers there are potential risks and the possibility of
and recommends:



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Eco-Accord: Site Modelling

A: Site Modelling Stage Approval
To sign-off Site Modelling, seek endorsement and approval to proceed to the
Project Design.

The Leadership Team agrees to sign-off the Site Modelling stage as complete and confirms the
project intent is for an ecologically sustainable development; then seeks validation,
endorsement and approval to proceed to the Project Design stage.


The Project Manager reviews the Site Modelling stage, validates it as being complete and that
proceed to the Project Design stage.


The Program Director accepts the Project Managers endorsement that the Site Modelling stage is
project proceeds to the Project Design stage.


Director that the Site Modelling stage is complete and that it will enable an ecologically sustainable
project to be developed and approves the project to proceed to the Project Design stage.



A: Task: To report publicly that the Site Modelling for the project is agreed to and that it will


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Eco-Accord: step 5 Project Design

4 Earths

Program Overview:
Confirm the building and any spaces identified for refurbishment responds to the
conditions as determined in the site analysis, takes account of the likely impacts
of the prevailing environmental site conditions, preserves the sites physical
attributes, heritage values, limits the development to within the sites natural
constraints, takes advantage of the opportunities as found to ensure the
development is the minimum ecological footprint able to meet the projects
spatial and functional requirements within the allocated resources.


1.1 Bioclimatic Design:

A: Task: To confirm the bioclimatic influences have been used to maximise the benefits to
the building and any areas to be refurbished and improve the facilities overall environmental
performance.

Action 1.1.1: Seasonal variations:
Confirm space selection maximises opportunities of seasonal variations of solar and prevailing winds.

Action 1.1.2: Topographical features:
Confirm topographical features of the external land forms, land contours, shade and shelter has been used to
the benefit of the building and the interior spaces to be refurbished.

Action 1.1.3: Built form:
Confirm the design takes advantage of benefits of the built form, external shading, integrated planting, entry
location, and do not unduly affect nearby structures, and adjacent sites and the local amenity



Bioclimatic Design: Seasonal variations; Topographical features; Built form assessed and
design take advantage of these to reduce energy consumption and the need for infrastructure.


Design team agrees that maximum benefits have been obtained within constraints and given
conditions and will improve the facilities environmental performance.


Part 3 Management Plan Eco-Accord: step 5 Project Design

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1.2 Building Design:

A: Task: To confirm the design of the building and any the interior spaces to be refurbished
benefit from prevailing environmental conditions, enhances the buildings environmental
performance and mitigates any impediments.

Action 1.2.1: Building envelope:
Confirm the buildings orientation, sun controls and faade features design elements overall provide benefits
to the environmental performance of the building and minimises risks of the entry of contaminants and
pollution.

Action 1.2.2: Building form:
Confirm the internal form and proportion, volumes and thermal mass of the building ensures the overall quality
and overall environmental performance of the project and any spaces to be refurbished.

Action 1.2.3 Building features:
Confirm building form enables effective distribution internally of natural light, prevents unwanted entry of wind
and solar gain.


Building Design: Building envelope; Building form; Building features have taken advantage of
prevailing conditions and reduces the need for infrastructure for all or some operations.


Design team agrees that maximum benefits have been obtained and impediments mitigated
within constraints and given conditions to overall improve the environmental performance.


1.3 Spatial Design:

A: Task: To confirm the overall projects spatial requirements have been minimised and the
use of space maximised to benefit the overall buildings function, reduces the need for
infrastructure and environmental benefits gained.

Action 1.3.1: Functional areas:
Confirm the buildings spatial groupings, space type, allocation and use including the use of public spaces
improves the overall functionality and the need for infrastructure is reduced.

Action 1.3.2: Space planning:
Confirm the allocation of areas within the building can enable natural systems to be employed to their fullest
advantage by the provision of buffer zones, maximised benefits of natural lighting, solar heat gain, designed
for internal heat loads and prioritised space allocation and minimised impediments to space use.

Action 1.3.3 Space types:
Confirm the use of different space types including outdoor, and flexible adaptable spaces using modular
design.

Action 1.3.4: External infrastructure:
Confirm the affects of the external infrastructure have been taken account of including, plant, exhaust and air
intake locations.


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Spatial Design: Functional areas; Space planning: Space types; External infrastructure has
been minimised to benefit overall building function.


Design team agrees that maximum benefits have been obtained and impediments mitigated
and reduces the need of infrastructure.


1.4 Building Technologies:

A: Task: To confirm building technology systems and infrastructure, reliant on non-
renewable off-site sources, adopt integrated technical solutions with design solutions that
employ natural systems, reduce energy consumption and avoid adverse environmental
impacts.

Action 1.4.1: Lighting Design:
Confirm the design includes firstly the benefits from natural light, provides the necessary amount of
illumination to undertake the required discreet functions, meets local requirements, employs system
integration, has automatic and manual user controls, employs sensors, is maintainable, allows for task lighting
and avoids light pollution and overall reduces the consumption of energy.

Action 1.4.2: Heating Ventilation and Cooling:
Confirm heating, ventilation and cooling provides the required levels of comfort necessary to undertake the
local work activity, including adequate supply and distribution of fresh air, natural sources and system
integrated, automatic and manual user controls, H&C systems extent minimised, are maintainable, allows for
local adjustment within limits, and avoids build up of internal pollutants and distribution of pollutants from other
sources.

Action 1.4.3 Mechanical Systems:
Confirm the design and selection of mechanical central plant and associated infrastructure is appropriate for
the occupants current requirements, is capable of accommodating future changes, takes account of the
building design, thermal mass, orientation, peak, off peak requirements, considers and employs alternate
sources and is optimised to meet the building overall requirements and to minimise the buildings energy
consumption.

Action 1.4.4: Energy Management:
Confirm the building and areas for refurbishment automated and manual control systems are able to be
programmed and managed both centrally and locally and for the range of circumstances and functions that
the building accommodates, including for the projects design life, to accommodate future technologies,
seasonal requirements and avoids risks during down time.


Building technologies; Lighting design; HVAC; Mechanical systems; Energy management; are
integrated with natural system, reduce need for infrastructure and reduce energy consumption.


Design team agrees building technologies are integrated with natural systems and reduce
environmental impacts.


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1.5 Interior Architecture:

A: Task: To confirm the provision of a pleasant and productive work environment using
passive design features and systems which are responsive to, fresh air and natural light
requirements.

Action 1.5.1: Indoor Air Quality:
Confirm the design effectively distributes fresh air, manages temperatures to within acceptable limits, avoids
the build up of pollutants, manages humidity, stuffiness, and prevents over-dryness and drafts.

Action 1.5.2: Visual Quality:
Confirm the interior design visual qualities enhance the work environment by use of natural light, appropriate
colour schemes, minimises obstructions, and the design solutions reduce glare avoids irregular lighting
patterns and reflections particularly for screen based activities, improves the quality and functionality of a
space, locates work areas appropriately, provides long distance views to the outside and for seasonal
variances.

Action 1.5.3 Acoustic Quality:
Confirm the design and selection of interiors and associated infrastructure is conducive to good interior
acoustic qualities, enhances the work environment, maintains acceptable levels and controls local noise.


Interior Architecture: Indoor air quality; Visual quality; Acoustic quality; incorporate passive
design systems using fresh, air natural light and control noise levels.


Design team agrees interior architecture incorporates passive design features to provide
pleasant and productive work spaces.


1.6 Materials Selection:

A: Task: To confirm the materials selected for the project reduce the projects
environmental impacts and aid the wellbeing of the building occupants and users.

Action 1.6.1: Procurement:
Confirm the environmental impacts of the materials have been considered and selected including for their
reduced embodied energy, life cycle qualities, manufacturing hazards, are locally procurable, recyclable and
will not cause risk during construction.


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Action 1.6.2: Design Principles:
Confirm the selection of suitable materials including designing to the reduce waste, allow for reuse, are
maintainable accessible and avoid environmental impacts occurring within the project to the building fabric or
to the occupants throughout the life of the project.


Materials Selection; procurement; Design principles reduce the projects environmental impacts
and aid well being.


Design team agrees materials selection has reduced environmental impacts and aids well-
being.


1.7 Water conservation:

A: Task: To confirm design conserves water and uses on-site captured and recovered
water in the building technology systems and infrastructure.

Action 1.7.1: Water consumption:
Confirm the design reduces the amounts of water used in major plant and fixture and fittings reduce water
consumption and are maintainable.

Action 1.7.2: Water conservation:
Confirm the building Design and systems enable the separate collection of rain water, grey-water types from
discreet systems, captures and stores potentially available quantities on site for use and reuse, not exceeding
system capacity.


Water Conservation: water consumption; water conservation reduces amount of water
consumed and water is conserved for reuse.


Design team agrees water consumption; water conservation reduces amount of water
consumed and water is conserved for reuse.




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1.8 Landscape Design:

A: Task: To confirm the landscape design landscape preserves and enhances natural
systems and is integral to the overall building design.

Action 1.8.1: Natural eco-systems:
Confirm the landscape design preserves and add value to the existing natural systems, provides benefits for
the sites and the local ecology and enriches the experience of the facility occupants and users.

Action 1.8.2: Landscape Design Principles:
Confirm the landscape design retains views, preserves and enhances existing remnant landscape, historic
elements, includes indigenous themes, adds to the landscape quality, maintains local biodiversity, species
suitable to the local environment, preserves water, is water sensitive, is safe, avoids downstream pollution,
lessens the risk of plant losses and is integrated into the building project design.

Action 1.8.3: Civil works & amenity:
Confirm the landscape design causes minimise loss of amenity, is low impact, avoids creating heat sinks,
maximises ground permeability and provides for services, bicycle and paths networks, and maintenance and
storage requirements.


Landscape design: natural eco-systems, design principles, civil works and amenity preserves
and enhances the natural system and is integral to the overall design.


Design team agrees landscape design preserves and enhances the natural system and is
integral to the overall design.

1.9 Operational Requirements:

A: Task: To confirm the project can be effectively and efficiently managed and maintained
throughout its designed life and there is sufficient space allocated for the facilitys
operational and service requirements for the projects life.

Action 1.9.1: Service operations:
Confirm the infrastructure, plant is capable of accommodating future growth, there is adequate amenity and
space for service operations, including external maintenance and access for cleaning and information on the
service operations and public use is apparent or available.


Operational requirements: service operations have been provided with sufficient space to meet
current and future space needs and Information is made available.


Design team agrees operational requirements and service operations have been provided with
sufficient space to meet current t and future needs and information made available.


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1.10 Innovation:

A: Task: To confirm the design is enhanced by the consideration and adoption of
innovative concepts and new technologies by way of a whole of team approach.

Action 1.10.1: Innovation:
Confirm the project has included innovative processes and concepts enabling the identification of design
solutions to; reduce space requirement, energy consumption, water consumption, and takes advantage of
precinct opportunities.


Innovation has been adopted in the design processes and solutions to reduce energy
consumption, water consumption and taken advantage of opportunities within the precinct.


Design team agrees Innovative concepts have been adopted to reduce energy and water
consumption and to take advantages of precinct opportunities


A: Task: To confirm the engagement and participation of those associated with the design
and documentation of the project have met their obligations and achieved an
environmentally sustainable development and has been independently audited if required.

Action 2.1.1: Project design:
Confirm the engagement of those associated with the design and documentation has been, actively involved
in the design of the project, their expertise has been fully utilised by the project team, to enable the


Project team, consultants, responsible groups and stakeholders have actively participated in the
project design to enable the procurement of an environmentally sustainable development.



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Design team agrees the project design will enable the procurement of an environmentally



Task 3.1: To confirm the project design and project documentation will enable the
construction and completion of an environmentally sustainable development.

Action 3.1.1: Project design:
Confirm the project stage is complete.

Confirm the project the documentation arising from the Project Design is complete

1.7.2 Standard: Met Yes No

Project design stage design and documentation is overall complete, achieves the project
objectives as required by the university, representatives and key stakeholders.

1.7.3 Quality review: Confirm Yes No

Design team agrees the Project design stage design and documentation is overall complete,
and will enable the procurement of an environmentally sustainable development.


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4.0 Project Design:


Project Design: Statement of Compliance

The Project Design team agrees the ability to implement the certified actions
and corresponding standards are overall achievable; subject to the following

B: Potential Risks:
The Project Design team considers there are potential risks and the possibility
of impediments arising from some certified actions and corresponding standards
and recommends:



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Eco-Accord: Project Design

A: Project Design Stage Approval
To sign-off Project Design, seek endorsement and approval to proceed to the
Project Delivery

The Leadership Team agrees to sign-off the Project Design stage as complete and confirms
the project intent is for an ecologically sustainable development; then seeks validation,
endorsement and approval to proceed to the Project Delivery stage.


The Project Manager reviews the Project Design stage, validates it as being complete and that
proceed to the Project Delivery stage.


The Program Director accepts the Project Managers endorsement that the Project Design stage is
project proceeds to the Project Delivery stage.


Director that the Project Design stage is complete and that it will enable an ecologically sustainable
project to be developed and approves the project to proceed to the Project Delivery stage.


5.0 Project Design Completion:

A: Task: To report publicly that the Project Design for the project is agreed to and that it will

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Eco-Accord: step 6 Project Delivery
4 Earths

Program Overview:
Confirm the conditions of contract and management plans include the
environmental performance standards; the capabilities, skills, experience and
the personal attributes of the builders and contractors are those required to
successfully manage, complete commission and make operational the project
and ensure an ecologically sustainable development is procured.


1.1 Contract Performance Requirements:

A: Task: To confirm the builders team is provided with the necessary documentation to
avoid any potential risks for environmental concerns arising during construction and for the
life of the project.

Action 1.1.2: Contractual management:
Confirm contractual management includes a site management plan, imposes financial bonds, protects
significant vegetation, indicates areas for rehabilitation, includes noise abatement requirements, records
materials for salvaging, any special works, requirements for recycling and reuse and waste minimisation.

Action 1.1.3: Project management:
Confirm project management requirements determines buffer zones, tree protection controls, site waste
management, dust mitigation, site run-off control, curing and flushing times and the avoidance importing
hazards.



Contract performance requirements: contractual management; and project management include
general and project specific environmental standards and practices.


Design team agrees important environmental controls are enforceable and controls reduce the
potential for environmental concerns arising during construction and for the life of the project.


Part 3 Management Plan Eco-Accord: step 6 Project Delivery

103
1.2 Contractor selection:

A: Task: To confirm the selection and proper engagement of a suitably qualified and skilled
builders team.

Action 1.2.1: Selection Criteria:
Confirm builders and contractors selection criteria includes; a commitment and experience in environmental
practice, provide training and adopt environmental best practice in environmental construction management,
site management, health safety & environment and waste management.


Contractor selection, selection criteria enables the selection a builders team with the required
environmental capability and experience.


Design team agrees the selection and engagement of a suitably qualified and skilled builders
team will maximises the opportunities to deliver an environmentally sustainable development.


1.3 Commissioning:

A: Task: To confirm the commissioning of a project achieves the required environmental
and performance standards, the operational staff and users informed on the buildings
features, its operation and what influences the environmental performance of the building.

Action 1.3.1: Commissioning:
Confirm the commissioning teams capability, commissioning role, programming requirements, allowances for
variations, completion, training, and validation requirements are complete.

Action 1.3.2: Completion:
Confirm on completion a program of continual review is established and implemented and the requirements of
future maintenance work are known.


Commissioning and completion ensures the project fully operational, meets the projects
design intent, and achieves the required environmental performance standards.


Design team agrees the project meets the design objectives and performs to the projects
operational specifications.




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A: Task: To confirm the final outputs include all design documentation, product information,
maintenance and servicing requirements.

Action 2.1.1: Project deli very:
Confirm the project the final outputs include for the ongoing facility management, maintenance, provision of
operational services, training for the use of the facilities and amenities.


The sites natural environment and biodiversity protected, heritage values retained, surrounding
properties protected and the project is an environmentally sustainable development.


Project team, agrees the building users and operational staff have been well trained to
maintain the project to its optimum level of environmental sustainability.


Task 3.1: To confirm the projects procurement is an environmentally sustainable
development.

Action 3.1.1: Project deli very:
Confirm the project delivery stage is complete.

Confirm the project is complete


The sites natural environment and biodiversity protected, heritage values retained, surrounding
properties protected and the project is an environmentally sustainable development.

C Quality review: Confirm Yes No

Project team agrees the project has been delivered and commissioned, completed as originally
intended, made operational and any unwarranted environmental impacts avoided or mitigated.



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4.0 Project Delivery:


Project Delivery: Statement of Compliance

The Project Design team agrees the ability to implement the certified actions
and corresponding standards are overall achievable; subject to the following

B: Potential Risks:
The Project Design team considers there are potential risks and the possibility
of impediments arising from some certified actions and corresponding standards
and recommends:



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Eco-Accord: Project Delivery

A: Project Delivery Stage Approval
To sign-off Project Delivery, seek endorsement and approval to declare to the
Project complete

The Leadership Team agrees to sign-off the Project Delivery stage as complete and confirms
the project is an ecologically sustainable development; then seeks validation, endorsement and
approval to declare the project is complete.


The Project Manager reviews the Project Delivery stage, validates it as being complete and
that it is an ecologically sustainable project and seeks endorsement to declare the project is
complete.


The Program Director accepts the Project Managers endorsement that the Project Delivery
stage is complete and the development is an ecologically sustainable project and endorses the
project should be declared complete.

Recommendation to Declare Complete....

The relevant university committee and executive group accepts the recommendation of the
Program Director that the Project is complete and that it is an ecologically sustainable and
declares the project is complete.

Approval to Declare Complete

5.0 Project Delivery Completion:

A: Task: To report publicly that the Project Delivery for the project is complete and it is an
environmentally sustainable building.


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