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This case study has been developed to give an insight into VicUrban’s flagship sustainability housing development, Aurora in Epping North. As the Victorian Government’s sustainable land developer, VicUrban (and its predecessor the Urban Land Authority) has a long history of sustainability initiatives on its projects, such as pioneering the use of Water Sensitive Urban Design in Victoria at Lynbrook in the early 1990s.

Nearly all of VicUrban’s projects incorporate environmental initiatives to some degree, however Aurora has taken these to the next level to help minimise our footprint on the environment.

The largest 6-Star housing development in Victoria, Aurora is a pioneering example of how to initiate, develop and grow a sustainable development on a significant scale.

Aurora was first conceived in 2001 – years before consumer sentiment for more sustainable living reached tipping point. It now sets the benchmark for an array of ESD initiatives, including recycling of construction waste by up to 85 per cent and an estimated residential carbon footprint less than half that of an average Melbourne household. VicUrban estimates that when Aurora’s recycled water comes on line shortly it will save the equivalent of 400 Olympic sized swimming pools of drinking water each year.

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Objectives

Environmental leadership. Community well-being. Urban design excellence.

These are the pillars that underpin Aurora by VicUrban, a unique development which breaks new ground in Australia.

This suburb in the making demonstrates a totally new standard of living, one that actively pursues the ethos of re-use, reduce and recycle at every level. From innovative ways with water and mandatory 6-Star home design to careful management of biodiversity and urban planning, Aurora is designed with all the care in the world.

After a four year period of intensive masterplanning and extensive industry and expert consultation, VicUrban launched Aurora in October 2006 to achieve the following objectives:

• To develop Victoria’s first 6-star energy designed housing development that is  commercially viable through Aurora’s masterplanned community for 8,000 homes.
• To create the first residential development of its scale in Victoria to recycle wastewater for toilet flushing, external residential use and active public open space irrigation.
• To create Aurora as a benchmark for sustainable and innovative housing developments in Australia by engaging and encouraging the domestic building industry to adopt similar environmental practices.
• To increase awareness and educate consumers about the benefits of purchasing and living in 6-Star energy designed homes with recycled water, solar energy and fibre optic to the home on a scale not seen before.
• To employ Aurora’s achievements and successful outcomes to increase awareness with the Victorian community of the Government’s role in promoting and delivering sustainable urban development and environmental sustainability.
• To partner with Victorian government stakeholders, councils, departments and agencies to help demonstrate their environmental, urban development policies and strategies through Aurora.

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Principles

Ecological footprint, energy and greenhouse
It is now an accepted fact that the world is consuming land, water and biodiversity resources at an unsustainable rate. ‘Reduce, recycle and reuse’ has become a global mantra for efforts to arrest potentially devastating consequences of climate change.

Aurora is a living example of an entire community designed to lessen its impact on the environment.

An analysis by the Global Footprint Network and Royal Melbourne Institute of Technology found that: Aurora Residents’ Footprint is 9% less than for residents of a 5-Star energy rated greenfields development and less than that of the average Victorian.

• The Housing Footprint of Aurora achieves a 53% reduction.
• Up to 50% less household energy use in Aurora homes as a result of the 6-Star energy efficient house design including evaporative cooling with gas heating and compulsory solar hot water.
• Water consumption will be reduced by 45% at Aurora due to its third pipe providing recycled water to all homes for toilet flushing, garden watering and car washing once operational – plus the inclusion of AAA efficient water fixtures.
• 11% reduction in Transport Footprint at Aurora due to the pedestrian and bike friendly design combined with greater housing densities.
• Each home has the capacity to reduce greenhouse gas emissions by up to 5 tonnes a year.

Water
A challenge for the water re-use objective was to capture and re-utilise water used by Aurora residents and channel that waste water back to the development for re-use. Water from household use will be collected, treated to Class A standard and then funnelled back to homes via a ‘third pipe’ for garden watering and toilet flushing.
The recycled water will also be used for park irrigation.

The Aurora treatment and storage facility is on track to commence in 2009 – around the time that the 1000th resident family move in. It is estimated that the use of recycled water at Aurora could amount to saving the equivalent of 400 Olympic-size swimming pools of drinking water each year.

The use of drought tolerant plants, turf species and materials as well as raingardens (planted bio-retention basins) are part of the landscaping at Aurora and help to contribute to the health of downstream waterways, and ultimately the plants and animals that rely on them.

All homes at Aurora are fitted with flow-restricting shower roses and taps.

Waste
At Aurora there is a strong commitment to reducing waste and recycling materials.
The benefits of this approach are clear – it saves on valuable resources, it saves money and it reduces impact on the environment. One significant step that has been taken is the focus on recycling building construction waste. Through site management and control and separation of materials so that they can be more easily recycled off-site, Aurora is able to reduce construction waste going to landfill by up to 85%.

Preservation or enhancement of the built or natural environment
Forty-eight hectares of open space has been set aside for conservation areas.

Parks, reserves and waterways are planned to maintain habitat for rare and endangered species such as the Matted Flax-lily, Golden Sun Moth and Growling Grass Frog, while supporting more than 130 species of indigenous plants.

Recent community consultations have found that connections with open spaces, rural lifestyles and local history are important values to people living in Melbourne’s north. Reflecting this, Creeds Farm Village has been planned around the historic Creeds Farm. Preserving and restoring the bluestone buildings, dry stone walls, mature peppercorn trees and stockyard of Creeds Farm captures and retains some of the original character of the area and harnesses the idea that places and communities evolve with reference to their past while providing an educational and community hub for the future.

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Challenges

The two greatest obstacles to the creation of Australia’s largest 6-Star energy designed development were stakeholder buy-in and consumer acceptance. VicUrban has consulted widely with community, energy stakeholders, local government, technology providers, home builders and materials manufacturers to ensure that the project could be ratified as 6-Star energy designed, achieve its sustainability goals and be commercially viable for all concerned.

In terms of consumer acceptance a major brand development strategy was put in place that promoted the project’s green credentials, educated buyers to the benefits and demonstrated the initiatives in a ‘see-touch-feel’ way at the Aurora Discovery Pavilion and 6-Star energy designed display village.

Engagement and planning has assisted the development to achieve an average 35% local market share in the Epping corridor, and over 400 sales since its launch (as at July 2008).

One of Aurora’s objectives is to widen the adoption of 6-Star energy designed homes.

Getting buy-in to 6-Star
Educating and working with builders has been an integral part of Aurora’s success.

Until Aurora, 6-Star design on this scale was new for the development industry and 6-Star energy homes were not part of the mainstream volume builder market.

VicUrban’s partnership with its eight key builders created an opportunity to develop new, and adapt existing home designs, to suit Aurora’s high sustainability standards.

One of Aurora’s objectives was to widen the adoption of 6-Star homes and VicUrban applauds the marketing efforts undertaken by its builder partners to offer their 6-Star energy rated home designs at other non-VicUrban land estates since Aurora’s launch.

Exciting consumer awareness
VicUrban launched a major brand development strategy to promote the project’s green credentials, educate buyers to the benefits and demonstrate the initiatives in a ‘see-touch-feel’ way. VicUrban’s research has found that purchasers are now focused on projects where both energy and water saving initiatives are offered; projects exactly like Aurora.

Recycled water is a big selling point for purchasers and one of the most tangible environmental initiatives we have at Aurora. Conceptually, it’s easier for someone to imagine washing their car with recycled water than to understand the benefits of reducing their carbon footprint.

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Key Issues:

Benefits:

Aurora’s sheer scale and size enables the project to effectively demonstrate sustainability initiatives to the development industry:

• The mandatory 6-Star energy rated homes require 50% less energy to run. When complete, the approximate 8,000 home community can save up to 40,000 tonnes of greenhouse gas emissions each year
• Recycled water for toilet flushing and outdoor use can save up to 400 Olympic sized swimming pools of drinking water per annum
• Masterplanning has provided a safe permeable street and parkland network that encourages walking; most homes are within 200 metres of a park, 400 metres from a bus stop and 800 metres from a school and local shop
• The development of the EcoSelector achieved up to an 85% reduction of construction waste to landfill
• Developed cutting edge WSUD together with ‘rain water for hot water’ system, rain gardens, and streetscape swales
• Habitat are being maintained for rare and endangered species through upgrade of 48 hectares of conservation reserves
• Native drought-tolerant and indigenous plants in residential and public landscaping optimising long term sustainability and minimise water needs
• Extensive market engagement, education and demonstration of green initiatives
• The creation of many partnerships across builders, State Government and local council
• Aurora is the largest housing development in Australia to be connected by advanced Fibre Optic To The Home technology enabling faster and more effective connectivity to the community.

Costs:

There were various research and development costs involved in implementing some sustainability initiatives such as design and development for 6-Star housing.

Stakeholder engagement with key stakeholders such as builders, The City of Whittlesea, Environmental Protection Agency, gas and water utilities (such as Yarra Valley Water) and consumers themselves, took time but was essential in developing and launching the many sustainability initiatives.

It is important to note that the time and costs involved in the research and development for sustainability initiatives are feasible due to the sheer size and scale of Aurora.

The learnings VicUrban has received through this process will be applied and built on our current and future projects across Victoria. VicUrban also showcases many of these initiatives onsite to school groups, government and businesses to help share our sustainability knowledge.

Savings:

Savings from sustainability initiatives are easy to point out but harder to measure. Based on our initial research, VicUrban estimates that Aurora’s residents can save the following through our sustainability initiatives, on a per annum basis:

• up to $1700 per annum on energy bills (for an average family of four)
• up to 5 tonnes of greenhouse gas emissions
• up to 45% less potable or drinking water

The many urban design and community well-being initiatives at Aurora have resulted in unquantifiable savings for the health and happiness of our residents. This will become more apparent as time goes on.

Benchmarks:

Water Balance Modelling

The Aurora project seeks to achieve the highest possible level of sustainability for an urban development and water use is a major focus.

In order to best determine the best water cycle management options available to Aurora, VicUrban and its consultants undertook a series of water modelling scenarios. These included the analysis and adoption of indoor and outdoor water use demands, water cycle balance modelling, investigation of wastewater treatment and reuse issues, potential effects on public health and the proper management systems to minimise any risks involved. By assessing all of these aspects, the team was able to identify the water cycle management options best suited to Aurora.

‘Acquacycle’ was used to simulate the water use scenarios for the Aurora Development and to produce outputs included daily, monthly and annual estimates on water demand, stormwater yield, wastewater yield, evaporation, potable water use, stormwater and recycled water use.

The preferred scenario was to have wastewater (combined grey and blackwater) treated at a purpose built water treatment plant to Class A standard. Reclaimed water will be reticulated to households through third pipe for toilet flushing, garden watering and outdoor use.

At this point, we are still some time away from commissioning the waste water treatment plant (early 2009). While it is estimated that potable water use will be reduced by up to 45% we will only know the true figure once operational.

6-Star energy rated homes

All homes at Aurora are required to have a minimum 6-Star energy rating. As of 2005, new homes in Victoria were required to be rated a minimum of 5-Stars for energy efficiency.

The 6-Star energy rating is designed to moderate the difference between inside and outside temperature better than a 5-Star energy rated home. With effective operation of windows, doors, blinds and ceiling fans there should be a reduced need for heating and cooling, therefore saving money and reducing the harmful effects on the environment.

For a home to be rated, detailed information about the home is entered into the Australian industry standard rating program known as AccuRate. The information includes materials used for construction, orientation of the home, ie north / south facing, capacity for cross flow ventilation, insulation used, window sizes and positioning and if shading devices are installed. 

http://www.sustainability.vic.gov.au/www/html/1491-energy-rating-with-firstrate.asp

The EcoSelector

A key tool developed and implemented as part of the process is EcoSelector – a guide to choosing environmentally preferred building materials.

EcoSelector provides suggestions of alternative products which meet both the necessary design and structural requirements and Aurora’s environmental and sustainability requirements. The tool covers all stages of building including floor structure, framing, wall cladding, roofing, fittings, finishes and landscaping.

Using this tool to achieve a benchmark rating of 80 points or more, builders, architects and designers can determine which materials are environmentally preferable and use these within the house construction.
 
Ecoselector was developed in conjunction with RMIT Centre for Design and involved analysis of factors including embodied energy of materials, resource consumption, toxicity and impacts on biodiversity.

Other benchmarks:

In addition to water saving, 6-Star energy ratings and the EcoSelector, Aurora has many other benchmarks that have contributed towards the development of the sustainable development. Some of these include:

• 80% of dwellings living areas to be dual-aspect
• All provided within 1.5 stars of best available Australian Gas Association Energy Star.  
• Gas boosted solar hot water systems mandatory
• Provide flow retardation for ecological & flood protection of public & private assets through achieving:
  • pre development peak flow rates for a 1.5 year ARI storm event; and
  • pre development peak flow rates for a 100 year ARI storm event following development.
• Preserve & enhance ecological values of natural waterways and drainage paths through continuous reaches of riparian vegetation using 100% native plantings.
• Waterway rehabilitation plan for catchments > 60 hectares to address urban impacts on stream ecology, geomorphology and vegetation
• Secure space per dwelling according to AS2890.3
• Visitor - secure space per 400m² according AS2890.3
• Secure space per 50m² NLA according to AS2890.3
• Visitor - secure space per 1000m² NLA according to AS2890.3
• Windows ≥1200mm in height facing North to have 600mm deep fixed eaves for each storey and vertical shading to primary windows facing east or west
• 80% of construction and demolition waste to be recycled and or reused
• ≥50% of plants used are indigenous to Victoria
• Minimise bird and insect disturbance by preventing light spill onto adjacent sites and the night sky.
• Demonstrate protection of Flora and Fauna significant to project site as per outcomes of biodiversity features survey and provide for wildlife corridors where applicable.

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Development Phase Actions:

Feasiblity:

The Aurora feasibility, while primarily a commercial / financial analysis of the project's estimated revenue, expenditure and profit, was also required to take account of a number of other considerations such as research and development of its sustainability initiatives, such as the development of 6-Star homes.

Planning:

As a key principle in the Victorian Government's Melbourne 2030 planning policy, the consolidation of growth through the reduction of urban sprawl was a fundamental in Aurora's planning.

The concentration of higher densities of housing surrounding facilities such as shopping centres and public transport nodes has been adopted to achieve this planning principle. With provision for high-quality rapid public transportation from Aurora back to the Melbourne CBD in the near future, Aurora is planned as a 'transit-oriented development'.

At VicUrban, we ensure the subdivision design provides builders with maximum opportunity to use all available energy saving principles, including the solar orientation of houses and cross flow ventilation within them.

Before our involvement, most builders were accustomed to constructing houses using traditional methods and according to the selling characteristics of design aesthetics and affordability. Aurora challenged this way of thinking by introducing the additional characteristic of sustainability, which has now become another key selling point.

Design:

Aurora is a masterplanned community which incorporates exceptional urban design excellence. Aurora is a 'walkable neighbourhood' which strives to reduce car trips required by its residents. Facilities have been carefully designed to be within close proximity to all allotments - each house will be within 200m of a park, 400m of a bus stop, and 800m of shops and schools.
 
As the largest project of its kind in Australia, all homes within Aurora have a 6-star energy efficiency rating, and the urban design layout orients streets and allotments for maximum solar benefit.
 
Community facilities have also been incorporated within the urban design for Aurora, with an emphasis on their early delivery. Through careful research and discussion with various community stakeholder groups and Whittlesea Council, the number of and range of community services have been targeted specifically for the long-term Aurora community.

Construction:

To help builders achieve 6-Star energy rated designs, VicUrban provided a series of comprehensive education tools, including guidelines on building orientation, the reduction of overshadowing of neighbouring houses, improved insulation and ventilation, 4 to 5-Star energy efficient appliances and the use of gas-boosted solar hot water systems.

A key tool developed and implemented as part of the process is EcoSelector – a guide to choosing environmentally preferred building materials.

EcoSelector provides suggestions of alternative products which meet both the necessary design and structural requirements and Aurora’s environmental and sustainability requirements. The tool covers all stages of building including floor structure, framing, wall cladding, roofing, fittings, finishes and landscaping.

Ecoselector was developed in conjunction with RMIT Centre for Design and involved analysis of factors including embodied energy of materials, resource consumption, toxicity and impacts on biodiversity. It has proven so successful that VicUrban is now using it across other developments.

For example, construction waste is now recycled to such an extent that the amount going into landfill has been reduced by up to 85 percent. This includes excavated rock re-used on-site or recycled off-site as crushed rock, avoiding excavation within parks to reduce the importation of materials from off-site and systems to stockpile site topsoil for re-use.

Www.vicurban.com/ecoselector

Lot Creation:

To help builders achieve sustainable design excellence in housing design and orientation, VicUrban operates an internal design team specialising in sustainable and environmental urban form. This team works directly with builders on a range of designs and building products to suit each lot.

Completion:

Aurora is an 8,000 lot masterplanned community - a project which is scheduled to take approximately up to 10 years to develop. It is estimated to have a population of approximately 25,000 people within the next 17-20 years.

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