Life Cycle Analysis and Sustainability (ABPL90027)

Assignment 1 Property life cycles and management roles

Prepared by
Zihao Zeng | 1329129

26 th Aug 2022
 Content
1.Life cycle tracking ..........................................................................................3
Site ................................................................................................................... 3
Structure .......................................................................................................... 3
Skin ...................................................................................................................4
Services ............................................................................................................ 4
Scenery .............................................................................................................5
Settings .............................................................................................................5
2.Roles and functions .......................................................................................6
Asset management .......................................................................................... 6
Property management .....................................................................................6
Facility management ........................................................................................7
Maintenance management ..............................................................................7
3.Occupant impact ...........................................................................................7
4.Sustainability ratings .....................................................................................8
Reference ......................................................................................................... 10
1.Life cycle tracking
500 Collins Located at 500 Collins Street is a 28-story office building built in 1973, one with 28
floors, an additional underground car park, a 2-story bistro, and a small bistro facing Little Collins
Street.

The foyer and some office floors were renovated in 1993. The 10th floor was refurbished in 1997.
Major upgrades to the building came in 2002 when Kamirice acquired 500 Collins Street, which
was subsequently renovated and upgraded from 2003-2011. First, refurbish and replace plants
and equipment, and renovate building facades followed by refurbishment of retail spaces and car
parks. The retail area was also upgraded, and a floor-by-floor renovation started in 2006 was
completed in 2008. After renovation, the leasable area is 24,454 square meters. The average
floor area is 922 square meters.

Site

The site is located at 500 colins street, on the former site of the old McCracken City Brewery,
which was demolished in the late 1960s and the current 500 Collins was built in 1973. The project
is 34.7m from Collins St and 27.9m from Lt Collins St, with a land area of 2,813 sqm.

Structure

The structure variation and refurbishment is the expansion of the office space and car park.
Before the renovation, the building had a total of 23,500 square meters of office space and 5
retail stores. The builder expanded the office area to about 24,400 square meters and made 13
stores through floor-by-floor renovations and adjustments, and adjusted the ceiling height to
make the floor- The to-ceiling reaches 2.7 meters and uses a perforated metal flat ceiling.
Skin

The building's facade was upgraded, replacing glass arched panels with aluminum wall paneling,
restoring and refurbishing vertical columns, and repainting the entire
facade.

Services
First, the HVAC system was completely updated. A chilled beam air conditioning system was
installed.
Install solar panels on the roof, install rainwater and condensate capture and use large storage
tanks in the basement car park for greenery irrigation, and install baffles on cooling towers to
prevent aerosol spray. The building's control system was updated, the main electrical switchboard
was replaced, and lease sub-metering was provided for efficient energy monitoring. Lighting
retrofit including energy efficient T5 lighting and high frequency ballasts for base buildings and
rental areas.

Scenery

The roof and exterior perimeter landscaping have been updated for tenant satisfaction.

Settings

The main foyer has been replaced with elegant limestone floors, polished marble wall paneling
with light fixtures and furniture, and some art decorations. Completed in May 2019, the project is
spread over several floors and several different offices.
2.Roles and functions

Asset management
500 Collins is an asset managed by Kamirice Pty Ltd, Knight Frank, and JIL. Asset managers
align the strategy and direction of building the asset with the strategic goals of the
organization, aligning asset lifecycle value in the process of achieving the owner's goals.
Knight Frank and JIL are responsible for leasing and market research assets and reporting to
real estate holding companies, researching and advancing leasing marketing strategies (lease
and/or sales), renovation risk management, and tenant retention programs.
Kamirice Pty Ltd creates a regulatory framework for high-value assets and conducts planned
acquisitions, and operations target real estate investments and study the financial
performance of real estate and investment portfolios. This includes activities or services that
maintain and augment assets. Asset management focuses on maximizing property value and
consistent returns.

Property management

ECS Property Group specializes in efficient asset management, overseeing day-to-day

building operations or facilities. Operate, maintain, upgrade and dispose of assets in the
most efficient and effective manner, such as documenting asset conditions, identifying and
managing risks, and adding value to existing assets. It covers the processes, systems, and
people needed to manage the life cycle of a property. This includes acquisition, control,
responsibility, maintenance, utilization, and disposal (Devine, 2003). Examples include
managing leases and fulfilling landlord responsibilities under the lease, acting as a liaison
between landlords and tenants for insurance claims and reviewing occupancy and
performance, and implementing tenant retention and attraction strategies to help to build
owners achieve their financial and asset management goals.
Facility management

Charge by Umow Lai & Associates and ECS Property Group

Facility management is performed during the operational phase of a building's life cycle. It
represents a continuous service process that supports and continuously improves the
owner/investor's core business. Facility management is "...the integration of processes
within an organization, To maintain and develop agreed services that support and enhance
the effectiveness of its main activities. During this process, the ECS property group is
responsible for supervising the tenants in a building or leased building, maintaining building
systems, coordinating the use and layout of spaces, managing facility work Staffing and
delegating work orders as needed, Umow Lai & Associates provides the team with expert
advice to assist in maintaining the functionality and efficiency of building equipment and
infrastructure.

Maintenance management

Daily cleaning services for tenants and common areas are coordinated by ECS Property
Group and Facilities Manager. The services of the cleaners are inspected every two
weeks to ensure a high standard of display is maintained throughout the building, a
recycling and waste management program is in place to process or recycle the waste
generated by the building and its occupants.

3.Occupant impact
The impact of building users on the life cycle is mainly reflected in the interaction between
building users and facilities in the building and the needs of production and life. Elham
Delzendeh (2017) believes that the interaction of occupants will have an impact on the life
cycle. For example, in terms of energy, occupants Use of electricity and plugs, windows,
and fans/air conditioners. Therefore, the life cycle of the building is affected not only by the
passively generated metabolic heat of the occupants but also by the active behavior.
Occupants interact with systems and facilities to achieve their desired level of comfort or
personal needs, such as using HVAC, using humidifiers or air purifiers, using lighting and
controlling the amount of natural light (such as curtains), using hot water, creating
vibrations and noise. These man-made changes in air quality, acoustic conditions, and
visual and aesthetic states all have an impact on the life cycle of the building. Using Duffy
to classify it, it can be found that the impact of the occupants on the site and structure is
very small, because in the project design stage, their life expectancy is more than 50
years, and the site is almost considered to be permanent, mainly affected by the living The
parts affected by user behavior are Services, Scenery, and settings. Elissaveta M.
Brandon (2019) believes that architecture is the soul of the city, and the architectural
landscape is constantly changing according to population, technology, and needs. In fact,
the landscape of the city is indeed constantly updated, and the landscape design is
updated.
It is also conducive to the display of urban style and culture. Renewal of facilities is also
inevitable, in the case of 500 Collins street, after being taken by Kamirice Pty Ltd in 202,
they first carried out a major update to the HVAC, because, after more than 20 years of
use, the HVAC plant has apparently reached The end of its life cycle, and the new HVAC
also brings better energy efficiency to the building. The life of Settings is shorter. For
example, the aging of desk and chair bulbs generally only takes 5-10 years. In many
cases, some natural behaviors of building users, improper use, or unreasonable
arrangement will accelerate the aging process, such as stacking on desks. Too many
documents and equipment can take a toll on the durability of the desk, and using a sharp
pen to mark the monitor damages the screen surface while speaking.

4.Sustainability ratings

Green Star ratings refer to nine attributes of buildings: Management; Indoor Environment
Quality; Energy; Transport; Water; Materials; Land Use & Ecology; Emissions and
Innovation and benchmark them. During this process, an independent evaluation panel
reviews the documentary evidence that the project is in compliance with the Green Star
benchmarks and awards points.
In terms of management, the building's main achievement is compliance with the
Environmental Management Plan and the establishment of an integrated waste
management plan to land 80% of construction waste. And appoint independent
commissioning agents to ensure optimum building performance. In indoor environments,
fresh air emission rates have increased by 50%, use of low-VOC paints, carpets, sealants,
and adhesives and optimization of comfort levels, environmental improvements have
resulted in a reduction of 39% of employees in 2007-08 % of sick leave requests, a 44%
reduction in sick leave costs per employee, a 9% increase in average typing speed, and a
7% increase in billings ratio. In terms of Energy, by reducing air conditioning and lighting
energy consumption by 30% and reducing hot water use by 15%, the energy efficiency
model achieves an estimated 5-star ABGR rating. In terms of Water, 40-50% of water is
saved.
The main contribution on the transport side is an increase in the proportion of car parking
spaces and the addition of bicycle storage facilities and changing rooms which improve
the performance of the transport. In terms of building materials, dedicated recycling waste
storage areas have been created, and structures and facades have been reused.
The results show that 500 Collins Street has the best performance in management, which
is close to 90%, followed by transport and water use which contribute more than 80% and
68%, and the worst performance in energy is only about 35%, while the performance of
other parts is equal. more than 50%. Eventually, 500 Collins Street was awarded a 5 Star
Green Star - Office Design v1 Certified Rating by the Australian Green Building Council in
October 2006.
Reference
Theage.com.au. 2022. 500 Collins Street to sell for $60m. [online] Available at:
<https://www.theage.com.au/national/500-collins-street-to-sell-for-60m-20020508-gdu6rn.html>
[Accessed 26 August 2022].

Delzendeh, E., Wu, S., Lee, A. and Zhou, Y., 2022. The impact of occupants’ behaviours on building
energy analysis: A research review.

En.wikipedia.org. 2022. Green Star (Australia) - Wikipedia. [online] Available at:

<https://en.wikipedia.org/wiki/Green_Star_(Australia)> [Accessed 26 August 2022].

Nast, C., 2022. 50 Years of Japan's Changing Architectural Landscape. [online] Architectural Digest.
Available at:
<https://www.architecturaldigest.com/story/50-years-of-japans-changing-architectural-landscape>
[Accessed 26 August 2022].

Www-cityscopeonline-com-au.eu1.proxy.openathens.net. 2022. OpenAthens / Sign in. [online]

Available at: <https://www-cityscopeonline-com-au.eu1.proxy.openathens.net/DataView.aspx>
[Accessed 26 August 2022].