Background
5 Star Green Star in the Redfern Redevelopment
The Redfern Redevelopment in Sydney was only the second multi-unit residential project in Australia to be awarded a 5 star Green Star rating and the second social housing scheme in Australia to gain a Green Star rating. The design was completed in accordance with the Green Building Council of Australia PILOT rating tool for residential developments.
5 stars represent ‘Australian Excellence’ in environmentally sustainable design. This project sets a new standard for social housing developments, and demonstrates that environmental, economical and social sustainability outcomes are achievable. For further information about the Green Building Council of Australia visit www.gbca.org.au.
This redevelopment is part of the revitalisation of the inner city neighbourhood of Redfern and provides new affordable housing for young families, seniors and people with disabilities. The project is a triple bottom line success story, addressing not only environmental sustainability, but also social and economic sustainability.
What was built in Redfern
The goal of the redevelopment project was to deliver housing with a more appropriate mix of housing types that meets local demand and promotes a greater level of community within the area, including more adaptable and accessible housing for aged and disabled members of the community, whilst having minimal impact on the environment.
A Master plan comprising a mix of public and private housing was prepared for two blocks of land between Elizabeth Street to the west and Moorehead Street to the east. Redfern East represents the social housing component and is located on the eastern block. The project involved demolition of ten existing 60 year old, 2-3 storey walk-up social housing blocks, which had become unsuited to modern living and the demands of seniors and people with disabilities.
A mixture of 1-2 bedroom senior apartments and 2-4 bedroom family townhouses are provided
The resulting redevelopment provides a quality mix of accommodation types, with a total of 106 dwellings provided through 40, two to four bedroom townhouses with backyards for families and 66 one and two bedroom seniors’ living apartments, 18 of which have adaptable floor plans. Apartments are entirely wheelchair accessible and the mix of townhouses, some of which have been designed for disabled access, ensures this type of accommodation is available to wheelchair users also. This mix, while providing for the current needs of the community, allows future needs to be met and provides a balanced community where support and interaction is promoted.
How 5 star Green Star was achieved
Energy
The energy efficient design of the redevelopment is estimated to reduce energy consumption by over 70 per cent compared with standard residential buildings of a similar size. The development was designed for Sydney’s Climate Zone, with the incorporation of many passive design elements over active, energy consuming systems. This has resulted in a development that not only provides a comfortable and pleasant living environment, but consumes minimal ongoing energy and generates significantly less greenhouse gas emissions than other residential developments.
A solar photovoltaic (PV) system provides the majority of common area lighting energy required and reduces peak demand in hot periods. Energy efficient bulbs were used in all lighting design, with compact fluorescent fittings and/or T5 fittings used in common areas and all apartments and townhouses. Movement and daylight sensors control outdoor lighting of townhouses and a master switch at the entrance of each apartment allows residents to turn off all lights as they exit the property.
A centralised solar hot water heating system with gas boosted back up for each apartment building and instantaneous gas hot water systems for each townhouse provides low cost hot water to the tenants. Hot water recirculators are also used to reduce energy used for water heating. These measures reduce resident’s annual hot water bills, reducing annual greenhouse gas emissions considerably compared to standard electric hot water systems.
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Solar photovoltaic (PV) system
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| No mechanical air conditioning or heating is provided in the development due to the excellent thermal comfort levels created by the design. An average 7 star NatHERs rating was achieved for each dwelling. Low-E glass windows and clear glazed light shafts provide ample day lighting and reduce the need for artificial lighting whilst minimising heat transfer. The innovative open gallery providing access to each apartment building maximises daylight and natural ventilation. Styrofoam insulation, roof sarking, light coloured roofs and walls, canopies, operable sun shades, louvers and weather strips maximise natural light, ventilation and thermal comfort and assist tenants reduce energy bills.
The combination of these design elements is estimated to result in annual savings of around $26,000 across the entire building in energy consumption annually. |
Open gallery provides natural light & ventilation
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Water
The development has been designed to be water efficient and is estimated to save 4,700 cubic metres of water a year, equivalent to almost two Olympic-sized swimming pools. Approximately 45 per cent of on-site water needs are met by non-potable water. A key feature of the redevelopment is the double-reuse of non-potable water on site: rainwater is collected for reuse in laundries and toilets, and greywater from kitchens and bathrooms is reused again for irrigation.
The on-site Grey Water Treatment System marks the first time wastewater treatment and reuse has been implemented in a social housing project. The system collects water from kitchens and laundries in a central treatment system and water is reused in the subsurface irrigation system. Health concerns were addressed by appropriate treatment levels, with below ground irrigation preventing human contact. The system uses primary filtration with no chemical treatment.
The large rainwater harvesting system significantly reduces the amount of potable mains water consumed by residents. Water is collected from the roof areas in two central rainwater tanks totalling 160 cubic metres storage capacity and used for toilet flushing and washing machines.
All dwellings are fitted with water efficient fixtures and fittings in kitchens, laundries and bathrooms including 5 star rated kitchen and bathroom tap ware with water saving aerators and flow regulators, 4 star rated dual flush toilets and 3 star showerheads under the Water Efficiency Labelling Scheme.
The water wise landscape design minimises reliance on water, with planting a mixture of locally indigenous, native and exotic species selected for environmental appropriateness, drought tolerance, low water use and robustness, including deciduous trees. |
Grey water treatment system
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Waste
Plans were developed to ensure waste minimisation throughout all stages of the project. As a result of these plans, at least 80 per cent of waste (by weight) of all demolition and construction waste was reused or recycled and the development produces minimal waste during operation.
Turnable compost bins provided in the outdoor area of each townhouse and the provision for a communal work farm facility in the unit building significantly reduces the production of waste by residents.
Ample recycling facilities for paper, plastic, glass and composting waste have also been provided, with each townhouse provided with its own separate waste and recycling bins. In addition, two spaces have been provided for oversized household items within the development.
These initiatives help the conservation of precious natural raw materials, natural resources and energy for current and future generations.
Transport
Ample bicycle storage facilities are provided to encourage tenants to use more environmentally friendly transport alternatives and live an active lifestyle. Only disabled parking facilities are provided due to low car ownership levels amongst residents, the site’s close proximity to public transport and the availability of sufficient on-street parking.
Resources
Sustainable Material Assessments were carried out for all major material uses, including embodied energy, whole of life and recycling potential assessments, in order to ensure the most sustainable materials were chosen whenever feasible. Both the apartments and townhouses incorporate a range of materials selected for their environmental merit including glazed blue and brown brickwork, rendered and painted masonry and metal.
At least 30 per cent of the cementitious product in the concrete mix comprised of fly ash/industrial by-products. Recycled, natural, low energy embodied and/or low pollutant emission materials were chosen wherever possible. Green Building Council of Australia approved products were used for floor and wall tiling and high-density polyethylene was used instead of PVC wherever possible. Thermal insulation free of ozone depleting gases in both manufacture and composition was chosen and products containing non-environmentally friendly substances were avoided.
Community and Biodivsersity
The Redfern redevelopment integrates and enhances the urban landscape of Redfern. The dwellings face the street in order to create opportunities for community interaction. The on-site community centre provides opportunities for residents to interact and develop a sense of neighbourhood.
The redevelopment has also encouraged community involvement in the project by having a minimum of 20 Aboriginal construction workers on the site, linking the development with the cultural history of Redfern. From a Green Star perspective this was considered an innovative aspect of the project and is a first for public housing in Australia.
By providing employment opportunities to both Aboriginal and long-term unemployed people to enhance their business skills, increase their knowledge of ecologically sustainable development issues and improve the social and economic conditions it benefits both the individuals and the community.
The site planning strategy also resulted in an increase in the amount of open communal space within the development, achieved in part through the abolition of parking facilities in favour of adequate on-street parking, which provides opportunities for social interaction amongst residents.
The development includes native landscaping and gardens that require minimal maintenance and blend with the existing urban landscape. Existing mature trees were retained and transplanted.
Awards and Recognition
The Redfern redevelopment project has received recognition for its outstanding contributions to environmental innovation, leadership, efficiency and sustainability. Below is a list of awards that recognise the Redfern redevelopment project and Housing NSW’s environmental achievements:
- GreenSmart Residential Development of the Year HIA-Boral GreenSmart Awards 2011
- High Commendation Affordable Housing - Urban Taskforce Development Excellence Awards 2011
- Housing NSW Public Sector Sustainability Award Winner – Green Globe 2011
- Housing NSW Highly Commended Public Sector Energy Award – Green Globe 2010
Active street frontages and communal recreation areas encourage social interaction
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