Attachment 4- Sustainable Design Report.pdf

Page 2

Understanding Noosa’s Sub-Tropical Climate

The climate of the Noosa area is moderate, and mostly sub-tropical. This results in a macro climate
of winters that are cool and dry, and summers that are hot, wet and humid. Weather statistics are
often misinterpreted. There appears to be a large under heating period during winter at the site
location, but closer analysis of the diurnal shows that most of the sub-comfort periods are at night.
The clear dry days result in comfort though bright, weather. The better local architecture responds
to these winter conditions by controlling glare, and admitting early morning and evening sun to
provide warmth. Sheltering from cool westerly winds is also a necessary response, once sheltered,
there is enough solar energy in the sun to combat the lower air temperatures.

The summer weather events are difficult to respond to with building form alone. Humidity is often
in the range of 60-100% making still air temperatures at 27-30°C uncomfortable, and the search for
breeze a psychological as well as the physiological, necessity. However more often than not breezes
are not necessarily available for a variety of reasons and in particular those reasons often have to do
with micro climatic effects and don’t take into consideration that the source of the breeze can also
be the source of noise or pollution. The temptation therefore to reach for a fan or an air conditioner
noting that a fan is a good low energy alternative to Air conditioning in the absence of natural
breezes) is becoming a more common strategy that obviates the need for passive design. For those
that seek the passive design route, the role of micro climate, envelope control and site planning
become design generators to maximise the prevailing breeze; thus location and proximity to
mitigating impacts of prevailing breezes is everything. The pattern of rainfall also causes further
complications with the humidity; alternate patterns of rain and sun during the summer fuel the high
humidity levels, with only the rare sub-tropical storm providing high cooling potential.




Key Ecologically Sustainable Design Strategies

The design proposal set out for the Noosa Springs Boutique Hotel project has been based on
addressing a number of sustainable design principals appropriate to the sub-tropical climate, the
site itself and incorporating many energy efficiency initiatives. It represents a new generation of low
rise resort hotel developments which acknowledge Noosa’s sub-tropical climate in a meaningful way
and by their construction and occupation minimises impact on the environment. The specific
principles and initiatives incorporated or under consideration for this project are as follows:



The Site

•       Revitalisation of an under used site
•       The provision of open space as landscaped gardens within the site;
•       Rehabilitation of the existing landscape
•       Removal of rubbish and noxious plant species from the existing landscape
•       Provision of ongoing passive surveillance to Resort Drive
•       Minimisation of paved areas and provision of some porous treatment to driveways where
        possible to limit contaminated stormwater;
•       Provision of bio-retention swale drains to filter pollutants from driveway water stormwater
        run-off.


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Understanding Noosa’s Sub-Tropical Climate

The climate of the Noosa area is moderate, and mostly sub-tropical. This results in a macro climate
of winters that are cool and dry, and summers that are hot, wet and humid. Weather statistics are
often misinterpreted. There appears to be a large under heating period during winter at the site
location, but closer analysis of the diurnal shows that most of the sub-comfort periods are at night.
The clear dry days result in comfort though bright, weather. The better local architecture responds
to these winter conditions by controlling glare, and admitting early morning and evening sun to
provide warmth. Sheltering from cool westerly winds is also a necessary response, once sheltered,
there is enough solar energy in the sun to combat the lower air temperatures.

The summer weather events are difficult to respond to with building form alone. Humidity is often
in the range of 60-100% making still air temperatures at 27-30°C uncomfortable, and the search for
breeze a psychological as well as the physiological, necessity. However more often than not breezes
are not necessarily available for a variety of reasons and in particular those reasons often have to do
with micro climatic effects and don’t take into consideration that the source of the breeze can also
be the source of noise or pollution. The temptation therefore to reach for a fan or an air conditioner
noting that a fan is a good low energy alternative to Air conditioning in the absence of natural
breezes) is becoming a more common strategy that obviates the need for passive design. For those
that seek the passive design route, the role of micro climate, envelope control and site planning
become design generators to maximise the prevailing breeze; thus location and proximity to
mitigating impacts of prevailing breezes is everything. The pattern of rainfall also causes further
complications with the humidity; alternate patterns of rain and sun during the summer fuel the high
humidity levels, with only the rare sub-tropical storm providing high cooling potential.

Key Ecologically Sustainable Design Strategies

The design proposal set out for the Noosa Springs Boutique Hotel project has been based on
addressing a number of sustainable design principals appropriate to the sub-tropical climate, the
site itself and incorporating many energy efficiency initiatives. It represents a new generation of low
rise resort hotel developments which acknowledge Noosa’s sub-tropical climate in a meaningful way
and by their construction and occupation minimises impact on the environment. The specific
principles and initiatives incorporated or under consideration for this project are as follows:

The Site

. Revitalisation of an under used site

. The provision of open space as landscaped gardens within the site;

. Rehabilitation of the existing landscape

. Removal of rubbish and noxious plant species from the existing landscape

. Provision of ongoing passive surveillance to Resort Drive

. Minimisation of paved areas and provision of some porous treatment to driveways where
possible to limit contaminated stormwater;

. Provision of bio-retention swale drains to filter pollutants from driveway water stormwater

run-off.

Page 3

Site Planning

•      Provision of large communal open space areas
•      Provision of internal pedestrian and street systems providing maximum passive surveillance;
       Placement of buildings to achieve privacy between hotel rooms by avoiding cross viewing
       and over viewing,
•      Orientation of buildings optimised for landscape outlook, solar and breeze access;
•      Efficient traffic management design minimises pavement and provide efficient access to
       buildings, servicing and refuse collection systems;
•      New buildings minmise any overshadowing to adjacent properties;
•      Retention of as many existing trees as practically possible
•      Buildings arranged and integrated with landscape to avoid overlooking impact on adjoining
       properties and between hotel rooms;
•      Provision of significant areas of open space on site along with major new planting and
       landscape rehabilitation both to the site and within the Koala conservation area to enhance
       habitats for local fauna;
•      Set back of buildings from street boundaries for minimal impact on existing heavily
       landscaped neighbourhood character.



Architecture

•      Internally hotel rooms designed for efficient use of space (e.g. minimal hallways, generous
       outdoor living areas);
•      Predominant orientation of buildings to north/south;
•      Provision of deep large outdoor living areas/deep balconies to all hotel rooms also providing
       protection from any significant sun entry to those spaces;
•      Shaded glass doors and windows allowing indirect natural light penetration with protection
       from weather;
•      Restriction on east and west facing windows and glass doors;
•      Generous sun shading to all windows to habitable spaces;
•      Minimisation of external walls exposed to sun to avoid thermal mass heat radiation;
•      Provision of insulated rooves;
•      Design for maximum through and thermal ventilation wherever possible , particularly to
       major public spaces, naturally ventilated and naturally lit lobbies;
•      Provision of space for secure bicycle parking;
•      Use of self-cleaning finishes to building exterior, minimising maintenance;
•      Large areas of shaded external glazing to all façades are provided to maximise daylight
       penetration and minimise the need for artificial lighting;
•      Large outdoor living areas are designed to encourage maximum resident engagement with
       the natural environment;


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Site Planning

. Provision of large communal open space areas

. Provision of internal pedestrian and street systems providing maximum passive surveillance;
Placement of buildings to achieve privacy between hotel rooms by avoiding cross viewing
and over viewing,

° Orientation of buildings optimised for landscape outlook, solar and breeze access;

. Efficient traffic management design minimises pavement and provide efficient access to
buildings, servicing and refuse collection systems;

. New buildings minmise any overshadowing to adjacent properties;

. Retention of as many existing trees as practically possible

. Buildings arranged and integrated with landscape to avoid overlooking impact on adjoining
properties and between hotel rooms;

. Provision of significant areas of open space on site along with major new planting and

landscape rehabilitation both to the site and within the Koala conservation area to enhance
habitats for local fauna;

. Set back of buildings from street boundaries for minimal impact on existing heavily
landscaped neighbourhood character.

Architecture

. Internally hotel rooms designed for efficient use of space (e.g. minimal hallways, generous
outdoor living areas);

° Predominant orientation of buildings to north/south;

. Provision of deep large outdoor living areas/deep balconies to all hotel rooms also providing
protection from any significant sun entry to those spaces;

. Shaded glass doors and windows allowing indirect natural light penetration with protection
from weather;

. Restriction on east and west facing windows and glass doors;

. Generous sun shading to all windows to habitable spaces;

° Minimisation of external walls exposed to sun to avoid thermal mass heat radiation;

° Provision of insulated rooves;

. Design for maximum through and thermal ventilation wherever possible , particularly to
major public spaces, naturally ventilated and naturally lit lobbies;

. Provision of space for secure bicycle parking;

. Use of self-cleaning finishes to building exterior, minimising maintenance;

. Large areas of shaded external glazing to all facades are provided to maximise daylight
penetration and minimise the need for artificial lighting;

. Large outdoor living areas are designed to encourage maximum resident engagement with

the natural environment;

Page 4

Materials

•      Specification of low toxicity materials particularly for adhesives, sealants, paints and plastics;
       Use of “Rockcote ECO” external texture paint system or similar to be used throughout.
       Rockcote is an environmentally friendly applied finish with well documented sustainable
       practices used in the products production and application;
•      Large internal areas of concrete and masonry walls provide thermal mass for lower
•      temperatures in summer and higher temperatures in winter when exposed to lower winter
       sun;
•      General consideration to preference for lower embodied energy materials wherever
       possible.
•      Use of 100% wool or a wool mix carpet to carpeted areas laid on a natural fabric underlay
       with a smooth edge, not glued;
•      Use of natural stone benchtops in lieu of plastic laminates to approximately 70% of
       benchtops;
•      Design grid and dimensioning based on standard materials and components wherever
       possible to minimise wastage;
•      Use mechanical fixings where possible;
•      Detail for disassembly of elements where possible;
•      Detail for future removal of selected internal walls;
•      Cleaning practices to be considered in the selection of finishes and tips included in user
       manual;
•      Consider use of recycled timber wherever possible;
•      Endangered and rainforest timber species not to be used;
•      Old/regrowth Australian hardwoods not to be used;
•      General consideration in materials selection for easy cleaning, durability and robustness in
       design.
•      Thermal properties of building envelope materials will need to be given special
       consideration given the NCC 2019 Section J.


Building Services

•      Minimised use of ozone depleting substances (ODS), air conditioning units to have
       refrigerants with low ODPs;
•      Interlocks to be used to prevent operation of AC when external doors are open.
•      Sun shading to external façade openings;
•      Use of minimum 3 star energy rated appliances where possible throughout;
•      Specification of energy efficient lighting systems to all internal and external areas;
•      Provision of maximum individual resident control to all lighting, electrical, building services,
       air conditioning and other automated facilities;
•      Refrigerators located in a ventilated position away from heat sources;
•      Specification of inverter drive compressor for low energy performance of air conditioning
       systems;
•      Ventilation Systems shall utilise heat exchangers to reduce energy usage associated with
       cooling outside air entering the building. This system shall precool outside air ventilation
       system air with ventilated wet area air within the above mentioned heat exchangers(1 per
       building segment, 3 in total)
                                                                2
•      Provision of variable speed drive fans controlled by CO monitors for carpark ventilation
       systems for energy efficiencies
       Escape stairwells will be switched with a latching system where all lights (except emergency
       and security lighting) turn on from a reed switch or motion sensor at the entry of each
       stairwell. This is an energy reducing alternative to these lights being on 24 hours a day,
       otherwise wasting energy;
•      Provision of control to basement lights via the access control system and therefore only


[OCR of page images]
Materials

. Specification of low toxicity materials particularly for adhesives, sealants, paints and plastics;
Use of “Rockcote ECO” external texture paint system or similar to be used throughout.
Rockcote is an environmentally friendly applied finish with well documented sustainable
practices used in the products production and application;

. Large internal areas of concrete and masonry walls provide thermal mass for lower

. temperatures in summer and higher temperatures in winter when exposed to lower winter
sun;

. General consideration to preference for lower embodied energy materials wherever
possible.

° Use of 100% wool or a wool mix carpet to carpeted areas laid on a natural fabric underlay
with a smooth edge, not glued;

. Use of natural stone benchtops in lieu of plastic laminates to approximately 70% of
benchtops;

. Design grid and dimensioning based on standard materials and components wherever
possible to minimise wastage;

° Use mechanical fixings where possible;

° Detail for disassembly of elements where possible;

° Detail for future removal of selected internal walls;

. Cleaning practices to be considered in the selection of finishes and tips included in user
manual;

. Consider use of recycled timber wherever possible;

° Endangered and rainforest timber species not to be used;

° Old/regrowth Australian hardwoods not to be used;

. General consideration in materials selection for easy cleaning, durability and robustness in
design.

. Thermal properties of building envelope materials will need to be given special

consideration given the NCC 2019 Section J.

Building Services

. Minimised use of ozone depleting substances (ODS), air conditioning units to have
refrigerants with low ODPs;

. Interlocks to be used to prevent operation of AC when external doors are open.

. Sun shading to external facade openings;

. Use of minimum 3 star energy rated appliances where possible throughout;

. Specification of energy efficient lighting systems to all internal and external areas;

° Provision of maximum individual resident control to all lighting, electrical, building services,
air conditioning and other automated facilities;

. Refrigerators located in a ventilated position away from heat sources;

. Specification of inverter drive compressor for low energy performance of air conditioning
systems;

. Ventilation Systems shall utilise heat exchangers to reduce energy usage associated with

cooling outside air entering the building. This system shall precool outside air ventilation
system air with ventilated wet area air within the above mentioned heat exchangers(1 per
building segment, 3 in total)

. Provision of variable speed drive fans controlled by co’ monitors for carpark ventilation
systems for energy efficiencies
Escape stairwells will be switched with a latching system where all lights (except emergency
and security lighting) turn on from a reed switch or motion sensor at the entry of each
stairwell. This is an energy reducing alternative to these lights being on 24 hours a day,
otherwise wasting energy;

. Provision of control to basement lights via the access control system and therefore only

Page 5

       operating the luminaries when required;
•      Provision of low weight, high efficiency machine room less traction lifts considerably
       reducing the energy required and decreasing running costs of the life of the buildings;
•      Minimum energy performance requirements to be specified for all mechanical plant items
       throughout the project.
•      Photovoltaic panels integrated into car parking shade structures to offset energy
       consumption of the development


Hydraulics

•      Water use is to be limited to pressure control eg systems design or pressure control devices
       which use less water than standard features;
•      Use of AAA efficiency rated water saving fittings and fixtures;
•      Gradated flick mixer taps to sinks and basins;
•      Thermostatic mixers to showers;
•      Provision of dual flush toilets;
•      Collection and storage of limited rainwater as required to top up the swimming pool water
       after evaporation.
•      Collection and redirection of rainwater harvesting to the existing lake system for irrigation
       throughout the project;
•      Use of HDPE pipework or best practice certified PVC
•      Centralised gas hot water plant in lieu of individual heaters;
•      Provision of energy efficient variable frequency water pumps for all domestic water
       pressure and transfer pumping to further reduce energy consumption over the normal
       accepted construction techniques;
•      Provision of water efficient devices and appliances throughout including tap aerators, low
       water use dishwashers and spring return taps for all common amenities;
•      The use UPVC plumbing pipe to be minimised;
•      Use of infiltration drainage (eg swales and permeable surfaces).
•      Rainwater capture and storage of 135,000 litres for on site re-use. Any overflow or not
       captured stormwater will discharge to the existing on site lake system for irrigation
       throughout the project. The rainwater storage will be used for pool water top up for the
       evaporation from the hotel pool system. The rainwater output will have filtration for solids
       and the pool filtration will sanitise the rainwater to be suitable for pool top up. This is a
       significant saving on potable water usage and an efficient use of rainwater re-use.


[OCR of page images]
operating the luminaries when required;

. Provision of low weight, high efficiency machine room less traction lifts considerably
reducing the energy required and decreasing running costs of the life of the buildings;

. Minimum energy performance requirements to be specified for all mechanical plant items
throughout the project.

. Photovoltaic panels integrated into car parking shade structures to offset energy

consumption of the development

Hydraulics

. Water use is to be limited to pressure control eg systems design or pressure control devices
which use less water than standard features;

. Use of AAA efficiency rated water saving fittings and fixtures;

° Gradated flick mixer taps to sinks and basins;

° Thermostatic mixers to showers;

° Provision of dual flush toilets;

. Collection and storage of limited rainwater as required to top up the swimming pool water
after evaporation.

. Collection and redirection of rainwater harvesting to the existing lake system for irrigation
throughout the project;

. Use of HDPE pipework or best practice certified PVC

° Centralised gas hot water plant in lieu of individual heaters;

. Provision of energy efficient variable frequency water pumps for all domestic water

pressure and transfer pumping to further reduce energy consumption over the normal
accepted construction techniques;

. Provision of water efficient devices and appliances throughout including tap aerators, low
water use dishwashers and spring return taps for all common amenities;

. The use UPVC plumbing pipe to be minimised;

. Use of infiltration drainage (eg swales and permeable surfaces).

. Rainwater capture and storage of 135,000 litres for on site re-use. Any overflow or not

captured stormwater will discharge to the existing on site lake system for irrigation
throughout the project. The rainwater storage will be used for pool water top up for the
evaporation from the hotel pool system. The rainwater output will have filtration for solids
and the pool filtration will sanitise the rainwater to be suitable for pool top up. This is a
significant saving on potable water usage and an efficient use of rainwater re-use.

Page 6

Landscape

•      The landscape design generally has adopted principles of sustainability reflecting the overall
       development philosophy of sustainable design;
•      Use of low maintenance, native plant species offer predominant indigenous and endemic
       species for vegetation;
•      The establishment of ecosystems which are viable on the site to support habitats for urban
       adjusted indigenous animals;
•      The creation of self sustaining landscapes as much as possible;
•      The use of ground cover and shade to reduce reflection around the road areas and other
       pavement;
•      Detailed design to block cold winds and channel breezes for cooling;
•      Existing trees where retained to be protected during construction;
•      Maximisation of the use of plants to absorb carbon dioxide;
•      Use of drought tolerant plants where possible in landscaping;
•      Considered use of lawn to avoid the need for high irrigation;
•      Provision of drip irrigation;
•      Provision of timers for night watering;
•      Provision of high levels of mulching;
•      The landscape design has adopted the principles behind “crime prevention through
       environmental design” (CPTED) including; effective use of low planting and placement of
       vertical elements such as planter walls/fencing to create visual permeability within public
       areas and paths of travel within the development;
•      Use of organic fertiliser;
•      Landscape arranged for maximising available views to immediate gardens areas and larger
       open space beyond.



Construction

•      Implementation of a pollution control program and dust management;
•      Implementation of a waste management program, including separation of construction
       waste for recycling;
•      Use of environmentally friendly cleaning agents;
•      Avoidance of use of toxic materials or materials with toxic by-products during manufacture;
•      Implementation of a “green” site office policy, eg. through maximising the use of recycled
       paper, double sided copying, electronic communications rather than paper etc;
•      Impervious areas will be balanced with porous treatment;
•      Any existing top soil on site for reuse to be stock piled if suitable and if possible;
•      Organic pest control methods to be used wherever possible.


Refuse Management

•      On site construction management program to maximise the opportunities for separation of
       waste and to minimise environmental damage;
•      Develop and implement approved waste management plan for the development post
       construction.


[OCR of page images]
Landscape

. The landscape design generally has adopted principles of sustainability reflecting the overall
development philosophy of sustainable design;

. Use of low maintenance, native plant species offer predominant indigenous and endemic
species for vegetation;

. The establishment of ecosystems which are viable on the site to support habitats for urban
adjusted indigenous animals;

. The creation of self sustaining landscapes as much as possible;

. The use of ground cover and shade to reduce reflection around the road areas and other
pavement;

. Detailed design to block cold winds and channel breezes for cooling;

. Existing trees where retained to be protected during construction;

° Maximisation of the use of plants to absorb carbon dioxide;

. Use of drought tolerant plants where possible in landscaping;

. Considered use of lawn to avoid the need for high irrigation;

° Provision of drip irrigation;

. Provision of timers for night watering;

. Provision of high levels of mulching;

. The landscape design has adopted the principles behind “crime prevention through

environmental design” (CPTED) including; effective use of low planting and placement of
vertical elements such as planter walls/fencing to create visual permeability within public
areas and paths of travel within the development;

° Use of organic fertiliser;

. Landscape arranged for maximising available views to immediate gardens areas and larger
open space beyond.

Construction

. Implementation of a pollution control program and dust management;

. Implementation of a waste management program, including separation of construction
waste for recycling;

. Use of environmentally friendly cleaning agents;

. Avoidance of use of toxic materials or materials with toxic by-products during manufacture;

. Implementation of a “green” site office policy, eg. through maximising the use of recycled
paper, double sided copying, electronic communications rather than paper etc;

° Impervious areas will be balanced with porous treatment;

. Any existing top soil on site for reuse to be stock piled if suitable and if possible;

. Organic pest control methods to be used wherever possible.

Refuse Management

. On site construction management program to maximise the opportunities for separation of
waste and to minimise environmental damage;
. Develop and implement approved waste management plan for the development post

construction.