Industrialised, Integrated, Intelligent sustainable Construction - I3con

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SUSTAINABLE CONSTRUCTION HANDBOOK 2 stricter building codes to ensure that new homes are more energy efficient and environmentally sustainable. Stricter building codes are allied to generous tax rebates and subsidies for the installation of solar panels in housing and environmentally sustainable water heating systems. Such systems are not cost effective for average income earners to install without a subsidy. In essence governments have positioned environmentally sustainable housing as a merit good. It is a good that is not efficiently provided by the market, at least not in the quantities that will make a difference to climate change, but nevertheless has significant social merit, thus attracting a subsidy from the state. Affordable housing and sustainable housing might fall under the common rubric of a merit good in Australia and are increasingly considered in a single context. However, this raises the question of how might affordable housing be made sustainable in a practical sense to achieve congruent social, cultural and environmental objectives? 52 Ecocents Living Project The Ecocents Living research project was undertaken to identify a suite of built forms for housing that are both affordable and environmentally sustainable. The project was supported by the South Australian Department of Families & Communities and the Hindmarsh group of companies. Innovative housing solutions were to be investigated which might have valuable demonstration potential and could contribute to a diverse portfolio of responses across a number of target groups, tenures and locations. The main aim of the research was to identify relevant building systems from a suite of affordable and sustainable housing projects that are consistent with South Australian government policy. At the outset of the project, it was agreed that certain aspects would be considered in the research such as: • Environmentally sustainable housing including energy efficient design, sustainable materials, water conserving technologies and life cycle approach • Innovative procurement and construction methods such as prefabrication techniques and efficiently manufactured building systems • Adaptability to changing life cycle needs and different target groups, tenures and locations with particular relevance to rental housing. The research methodology was to triangulate data on affordable and sustainable building systems based on the best international and national knowledge and experience. This included: • A review of the international and national literature on affordable building systems • A review of the international and national literature on sustainable building systems • Inspection of identified affordable/sustainable building developments of interest • Identification of key performance indicators • Consultation with key informants on affordable and sustainable building systems • Identification of systems that are both affordable and sustainable in the Australian context and targeted to include rental housing projects. Comparison of existing examples of affordable and sustainable housing The early findings from the review of literature had indicated certain characteristics of affordable and sustainable housing and it was necessary to test the relevance of these using recent and/or progressive housing developments. This would contribute to the following aspects of the methodology: • testing of the characteristics and, where necessary, supplementation so that they more fully represented affordable and sustainable housing • development of the essential characteristics into a range of performance indicators • introduction and development of metrics into the performance indicators • formation of benchmarks indicating current and future levels of performance
HANDBOOK 2 SUSTAINABLE CONSTRUCTION • identification of possible models for affordable and sustainable housing The selection of the recent and/or progressive housing developments was carried out to include: • several South Australian housing developments which had some affordable and sustainable housing characteristics • reference to interstate developments to provide a national perspective • two overseas developments to give an international comparison These developments are summarised in Table 1 Table 1. Housing developments selected for analysis Name State/ Country Location Development Size Inspire South Australia Noarlunga, 30km to south of Adelaide CBD 28 dwellings – Stage 1 Lochiel Park South Australia Campbelltown, 8km to north 100 dwellings when east of Adelaide CBD complete Christie Walk South Australia Adelaide CBD 24 dwellings of various forms Mawson Lakes South Australia 12km to the north of Adelaide CBD 4,000 homes by 2010 Aldinga Arts Eco Village Landcom NSW designs South Australia 45km to the south of Adelaide Currently 55 homes CBD mainly owner- builders New South Wales, Various across NSW Various depending on Australia particular project K2 Melbourne Victoria, Australia 5km to the south east of Melbourne CBD 96 apartments BedZED United Kingdom 14km to south of London CBD, near Mitcham 99 dwellings Oxley Park United Kingdom 70km to north west of London 145 houses Results of research Initially, the nine developments were analysed using the characteristics identified from the literature review which included measures of environmental, economic and social sustainability. Specifically, environmental characteristics consisted of energy efficiency, water efficiency, construction materials and construction methods. For economic sustainability, financial procurement methods used for the development projects were considered as well as purchase (or rental) costs. Dwelling size, adaptability (for occupants with disabilities), community acceptability and whether the design of the development was intended for outer or inner city locations were the social characteristics. This initial analysis resulted in the necessity to define performance indicators and to introduce subindicators where appropriate and these are described as follows: • Energy efficiency encompasses all measures to reduce a dwelling’s energy use and greenhouse gas emissions. Sub-indicators were energy star ratings, use of photovoltaics and solar water heating, and solar passive design. • Water efficiency encompasses water conservation, storage and water sensitive urban design techniques. Sub-indicators were rainwater storage, water efficient appliances and grey water reuse. 53
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