By Tina Perinotto
CASE STUDY – 11 February 2010 – CFS Retail Property Trust and the Gandel Group has swept aside the challenges of going green for retail property, winning the first 5 Star Green Star for retail centres in Australia for the massive Chadstone Shopping Centre.
The top green rating was awarded for the West Mall, the 33rd stage of the centre which ranked Number One in Australia for total sales in the Big Guns Survey 2009, and has around 530 tenants and 136,556 square metres of lettable area, more than 15,161 sq m of office and 9160 car spaces.
Located about 13 kilometers south-east of Melbourne, the centre is anchored by David Jones, Myer, K-Mart, Target, Coles, Woolworths, Aldi, Colonial Fresh, Borders, Toys’R’Us, JB Hi-Fi, Dick Smith Electronics, Fitness First and an entertainment area with a 16 screen cinema and an AMF Bowling Centre.
For shopping centres the challenge of going green has been extremely difficult mainly because of the heavy energy demands from many tenancies – in supermarkets uncovered fridges are a key feature and food courts typically consume huge amounts of water.
According to recent estimates (covered in TFE) retail property consumes 50 per cent of all commercial property energy.
Chadstone’s West Mall bucked the dominant trends with a range of sustainability measures designed by key consultants sustainability Consultant, Simpson Kotzman and architects, The Buchan Group and builder Probuild Constructions Australia.
Solutions included sealed external shopfront displays to minimise western solar heat load; a high performance skylight with a “thermally broken frame” and high performance insulated glazing; external shading to mall entries and an insulated facade through double glazing and insulated precast panels.
Transport notched up improved results through provision of staff bicycle storage and dedicated end of trip facilities, visitor bicycle parking adjacent to entries and more significantly perhaps, the “exceptional access” to public transport with integrated bus transit facilities within the shopping centre, the owners said in their submission.
Part of the winning plan included clear guides to inform staff and tenants of environmental initiatives and how to operate the building correctly.
Overall achievements were:
- 61 per cent reduction in greenhouse gas emissions compared to a typical retail development, equating to 3200 tonnes CO2/year.
63 per cent reduction in potable water resulting in 13 million litres of water saved every year compared to a typical retail development
Improved indoor environment quality through naturally lit mall space
Following are other key highlights submitted to the GBCA.
A highly efficient heating and cooling system with:
- Hot layer removal and night purging systems.
- Variable volume air handling plant
- High efficiency central plant
Low energy artificial lighting system with:
- LED lighting used throughout mall
- Daylight and occupancy sensed lighting control
Indoor environment quality:
- Improved air quality through increased outside air delivered to the building as well as carbon dioxide sensing to increase the outside air quantities further in times of peak occupancy.
- Naturally lit mall spaces to improve indoor environment and reduce power consumption of artificial lighting.
- Paints, carpets and composite wood products selected to minimise off-gassing
- Reduced potable water consumption through
- Rainwater harvesting – 450kL tank connected to 12,000sqm of catchment, rainwater used for irrigation and toilet flushing
- Fire service test water recycling
- Air cooled cooling plant
- High efficiency fittings and fixtures, complete with leak detection system
- Reuse and recycling facilities within the shopping centre with ease of access for tenants to encourage reuse or recycling of waste
Land use and ecology
- Reuse of existing land thereby reducing impact of clearing greenfield site
- Airconditioning and refrigeration systems selected with zero Ozone Depleting Potential (ODP) refrigerant
- All insulation products selected not to use Ozone Depleting Potential substances in the manufacturing process
- Reduced sewerage emissions through high efficiency fittings and fixtures
Owner: CFS Retail Property Trust and The Gandel Group
Developer: Colonial First State Global Asset Management
Project Manager: Colonial First State Global Asset Management
Construction: Probuild Constructions Australia
Sustainability Consultant: Simpson Kotzman
Architect: The Buchan Group
Consultants: Baigents Structural and Civil, Cardno Grogan Richards Traffic Engineer, Rider Levett Bucknall Quantity Surveyor, CLG Plumbing Design Hydraulics Consultants, Simpson Kotzman Mechanical, Fire and Electrical Services Consultants
Furniture Supplier (primary): PGR Furniture