Sustainable Public Buildings: Leading the Way

Megan Howell and Damon Birchfield, Waitakere City Council1

Abstract Waitakere City Council is reclaiming the place of public buildings as a source of civic pride and local identity. Through an extensive building programme of libraries, community centres and a new civic centre, Waitakere is creating hubs for community life that respond to the environment around them. In keeping with the eco city vision, Waitakeres public buildings incorporate the best of environmental design. Buildings are energy and water efficient, and use sustainable materials and technologies. Artworks are developed as an integral part of the design process, in partnership with the local community. As a result, the buildings are great spaces to be in. Sustainable building is gaining momentum globally and in New Zealand. The public sector has a growing portfolio of these buildings, and is reaping the benefits of greener, healthier buildings with lower operating costs. The Auckland Sustainable Cities Programme has an objective of achieving a regional commitment to sustainable public buildings by 2007. As with any innovation, there are challenges along the way. This paper reflects on the lessons to be learned about the design, construction and operation of sustainable public buildings. It shares Waitakere City Councils experience with the design, construction and operation of the Glen Eden Library. The paper offers insights for those looking to develop their own sustainable buildings. Introduction Public buildings have traditionally been a source of civic pride and local identity. Libraries, post offices, town halls and schools had a distinct presence in the streetscape and community, were readily identifiable as serving a civic function, and contributed to the legibility of the urban fabric.2 Through a substantial building programme, Waitakere City Council is reclaiming the place of public buildings in its urban environment. Over the last seven years, the Council has been extremely busy building four libraries, two community centres, a sports stadium, a swimming pool, and a new Civic Centre and transport hub. The last of these projects are due to be completed in the next twelve months. All of these buildings revive the civic tradition of reflecting the communitys values and aspirations, and leading the development of higher quality buildings. In
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Contact: [email protected] CABE, Better Public Buildings: A proud legacy for the future, London: Department for Culture Media and Sport, October 2000.

Waitakeres case this has meant employing the ethos of the eco city to create sustainable public buildings. These buildings are designed to be iconic, to work with nature, and to be attractive to the communities who use them. They contribute to the revitalisation of town centres, community activity, and the belief that the west is a great place to live. As with any innovation, there are many challenges along the way. This paper reflects on the lessons to be learned about the design, construction and operation of sustainable public buildings. It shares Waitakere City Councils experience with its most recently completed building, the Glen Eden Library, as well as its other construction projects. The paper offers advice for those looking to develop their own sustainable buildings. Waitakeres philosophy Waitakere City Council declared itself an eco city in 1993. The eco city vision guides our decisions and activities and, together with Councils acknowledgement of the Treaty of Waitangi, is at the heart of our aspirations for the City. We are working with the community and other key partners to build a future that is sustainable, dynamic and just. Changing the shape of our urban form, from a dormitory edge city to a sustainable eco city is a key component of Councils approach. Transforming the Citys urban form is a substantial challenge; the starting point is a collection of suburbs dominated by a single residential land-use, with limited commercial or industrial activity, and relatively low quality public space. We are concentrating urban development to ensure the critical mass necessary for prosperous and diverse town centres, serviced by efficient transport networks. By focusing growth in the town centres, we are also able to protect the Citys rich natural heritage. Yet the focus on urban form goes beyond physical and environmental concerns. It is also a concern for social equity and democracy. By investing in an array of public facilities, we have achieved a rapid lift in the quality of life available to residents. Attractive and accessible libraries, sports facilities and community centres speak directly to the needs of our children. As one of the larger investors in the City, we also recognise that we have a role to play in leading by example, catalysing change by demonstrating that sustainable development is possible and achievable. Developing sustainable buildings is a part of this drive. Sustainable buildings are generally concerned with: how we acquire, use and conserve energy, water and materials; creating buildings that are more resource efficient and cost effective reducing impacts on the environment through better siting, design, construction, operation, maintenance, and removal; creating satisfying spaces that maximise human health and productivity; and

providing culturally enriching spaces that meet the needs of their users/communities.3 It should be noted that Waitakere City Council is but one of many organisations committed to sustainable public building. The Council has worked with other organisations to deliver a $60 million extension and refurbishment of the Waitakere Hospital, a new Unitec Campus, the Summerland School, and the Earthsong EcoNeighbourhood. Other organisations are actively building green throughout New Zealand, including Landcare Research, Kiwi Properties, Kapiti District Council, Christchurch City Council, Canterbury University, the Ministry of Education, Ministry for the Environment, Ministry of Defence, and Department of Statistics. Case study: the Glen Eden Library The Glen Eden library was opened in October 2004. The brief to architects Warren & Mahoney was to create a building that invites users to: enter, read, look, listen, and learn while also extending a sense of welcome, accessibility and convenience to as wide a range of people as possible.4 Sustainable design features in the development include: passive ventilation and cooling systems, passive solar heating, optimized natural lighting, energy efficient lighting and appliance systems, on-site stormwater management systems, sustainably sourced timbers, and building materials selected for their longevity. The brief was also concerned with the long-term functionality of the building. In a structurally non-inhibitive design, the library ceiling spans the full width of the building, with no columns to limit how the room might be used in future. The design process allowed for a collaborative and participative approach with input from a wide range of Council and community stakeholders, including a strong emphasis on integrating community art throughout the design process. The striking design of the building ensures a civic presence for the library. It expresses the character, nature and unique qualities of the locality, community and Waitakere City. Whilst browsing the shelves, library users enjoy sweeping views to the Ranges, and are reminded of the natural wealth of the City.
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Definition adapted from The Office of the Federal Environmental Executive, The Federal Commitment to Green Building: Experiences and Expectations, Washington D.C., 18 September, 2003. 4 Waitakere City Council, Professional Services Contract: Glen Eden Library Urban Development, Waitakere: Waitakere City Council, October 2002.

The Glen Eden Library (photo courtesy of Simon Devitt) In terms of urban design, the library anchors the western part of the Glen Eden town centre, as part of a cluster of significant local buildings (the RSA, the newly refurbished Playhouse Theatre, a church and the Glen Eden shopping centre). Both the building and the surrounding space have been designed to be pedestrian focused, providing safe spaces for people to gather. Local bus and train routes are all within walking distance and bike racks are provided on-site, making a range of transport options available. Through-site linkages connect the shops with the theatre, and the intersection of Glendale Road and West Coast Road through the carpark toward Harold Moody Park. Libraries sit at the heart of civic life, and the popularity of the new Glen Eden Library is evident in its patronage. In its first month of occupancy, the library attracted more than double the number of visitors (over 28,800, up from 12,000 the previous month). Visitor numbers and book issues continue to be strong. A comments book records such responses as Absolutely stunning. Awesome art features take a bow. Council has recently completed a post-construction evaluation of the Glen Eden Library. The research attempted to identify the key challenges in commissioning, designing, constructing and operating sustainable public buildings. This evaluation forms the basis for the following sections.

Interior of the Glen Eden Library (photo courtesy of Simon Devitt)

What weve learned about sustainable building 1. Building more sustainably is possible and desirable As well as reducing our environmental footprint, more energy- and water-efficient buildings lead to direct operational savings. The Glen Eden Library is too new to be able to quantify those savings with any accuracy, however Landcare Research estimate that their Tamaki Building is saving around $70,000 per year in energy costs alone.5 Furthermore, international evidence demonstrates that buildings that are naturally ventilated and lit directly contribute to improved productivity, learning and health.6 2. Concept and commissioning phase: balancing the budget with the vision As with most building projects, aligning the vision with the budget can be challenging. This was particularly the case for the Glen Eden Library, constructed in a time of rapidly escalating construction costs.7 Yet a sustainable building must be economically viable. This requires careful consideration of the way the building will
5 EnergyWise News, Two at Tamaki, Wellington: Energy Efficiency and Conservation Authority, October 2004: pp. 8-14. 6 William J. Fisk, Health and Productivity Gains from Better Indoor Environments and their Relationship with Building Energy Efficiency, Annual Review of Energy and the Environment, 25 (2000): pp. 537-66. 7 Construction costs have been rising on average at close to 10% per annum for the past few year (Housing New Zealand Corporation, Housing Market Report, Wellington: HNZC, 2004.) Other industry sources estimate the escalation at closer to 15%.

be used, its impacts, and the priorities for the project. Will the building use much hot water? If so, the higher upfront capital cost of solar hot water heating will be quickly offset through operational savings. Waitakere City Council has developed a list of sustainable design features that provide a basis for this kind of decision-making. A US study has found no statistically significant difference between capital costs for green and conventional buildings. There are low cost and high cost green buildings, just as there are low cost and high cost conventional buildings.8 A New Zealand study, due to be released later this year, should provide insight into the budgetary implications of sustainable building in this country.9 Anecdotal evidence indicates a similar variability of costs, however given that we are still in the early adaptor phase of sustainable building practices, its possible that there will currently be a cost premium. 3. Design phase: a whole-building approach Designing buildings irrespective of natural climate and site conditions is a relatively recent development. The combination of technological developments and low-cost energy has enabled buildings to be built often very inefficiently as a series of compartmentalised systems: one system to deal with temperature, another to deal with light, and so on. By contrast, the mantra for sustainable building has to be integration, integration, integration. Each aspect of a building needs to consider the effect on other aspects. If natural ventilation requires that windows be open, what are the effects on noise levels? It is essential to select an architect who is practiced in sustainable design. At the same time, sustainable building design does not have to be complex. Simple steps can significantly improve the performance of a building. For example, orienting the building and glazing can make best use of solar gain. 4. Construction phase: holding onto the vision In moving from design to construction, it is essential to ensure that everyone working on the project understands the intention of the building, and is able to apply that intention to their own piece of the puzzle. Given the integrated nature of sustainable design, seemingly minor decisions taken on site can have significant knock-on effects. Doing away with curtains or shade sails can appear to be an easy way to trim the budget, overlooking their integral role in managing solar gain essential if the building is to be kept cool naturally. A collaborative approach can help to ensure issues are communicated promptly and decisions are informed from a whole-building perspective. This can prove a challenging process, requiring changes to regular building site practices (for example, how contractors work together). Project management teams need to include people who understand the sustainable design of the building.

Lisa Fay Matthiessen and Peter Morris, Costing Green: A Comprehensive Cost Database and Budgeting Methodology, Davis Langdon, July 2004. 9 Commissioned by the Ministry for the Environments Gov3 sustainable procurement programme.

5. Operation phase: Green buildings are made, not born. Creating a green building doesnt end when the builders leave the site. As with all buildings, technologies can take a while to bed in. Monitoring performance is essential to fine-tuning operations. As the Glen Eden Library is less than a year old, monitoring results are very preliminary. Initial estimates of the buildings energy use suggest that it is not yet achieving its target of 100 kW hrs/m2/yr. Work is underway to disaggregate energy data, identify any hot-spots, and fine-tune the buildings operations. Rather than adjusting mechanical systems, its often a case of teaching people how to operate green buildings so that they perform as they were designed to. We have lost the art of doing simple things in the work place that we regularly do at home, such as opening windows before it becomes too hot. Regular training or mentoring can help to remind staff, and also ensure that new staff are well inducted into their workplace. Conclusions and Next Steps The Glen Eden library is a good example of a sustainable public building, combining quality urban design with sustainability. As well as providing for the recreational and informational needs of Waitakere's residents, the library demonstrates the benefits that can be achieved through sustainable design, and leads the charge for green building in New Zealand. The momentum for more sustainable public buildings is growing. As part of the Auckland Sustainable Cities Programme, a group of officials from central and local government is working to implement a region-wide commitment to sustainable public building by 2007. It has already been picked up in policies and plans across the Auckland region10 and by central government in its Gov3 sustainable procurement programme. There is a strong case for public sector leadership in sustainable building. There are direct bottom-line benefits to be reaped especially valuable for those agencies who have long-term investments in the operation of the buildings they are constructing, and for those who are responsible for the management of the resources and environments that buildings impact. By creating a portfolio of real-world examples of efficient and attractive sustainable buildings, the public sector has an opportunity to set the standard for the wider industry, encouraging private developers to also become interested in the promise and benefits of sustainable building. With time, hopefully, these will become the norm rather than the exception, and we will ask how we ever built anything else.

10 For example, the Auckland Regional Policy Statement Plan Change 6 specifically seeks that Government agencies and territorial authorities should lead by example, incorporating advancements in sustainable building practices into all public buildings and infrastructure projects.