Your Development

Creation of sustainable developments includes designing and constructing buildings and dwellings that respond to climate (see Site Ecology - Microclimate), are energy efficient, comfortable and livable, and adaptable. Similarly, the appropriate use of landscape features such as vegetation and water, the establishment of accessible, functional, mixed mode transport connections, and accessibility to urban amenities and services such as public places and open spaces will also have a significant impact on the sustainability and usability of urban developments. The design, construction and management of physical infrastructure (e.g. stormwater, wastewater, energy and telecommunications) will also have significant sustainability implications.

This fact sheet expands on a number of areas related to built form and the creation of sustainable urban developments, including:

• Designing and constructing the built form components of development (dwellings and other buildings, outdoor places and spaces) to be climate responsive, comfortable to users, and consistent with reducing the associated energy footprint;
• Encouraging public use of the urban environment (the public realm), through providing pedestrian and cyclist connections, and readily accessible public and private vehicular (emphasis on public) transport systems;
• Incorporating development layout and built elements which fit with the existing landscape, rather than requiring major intervention through ‘hard’ engineering;,
• Designing subdivisions to protect and retain native vegetation, and reduce clearing;,
• Incorporating natural environmental and landscape features within the development (waterways, wetlands, open spaces);,
• Reflecting and responding to the natural landscape and features in design, building design appropriate in scale and form);,
• Use of vegetation for building elements, and climatic influence – green roofs, green walls, as well as stormwater water management and treatment;,
• Reducing the effect of urban heat island – impacts and amelioration, including the use of landscaping for local microclimate influence; and ,
• Use of water in landscaping and buildings (open areas, atriums, etc) for cooling influence.

In achieving sustainable developments, the intent should be for the design, construction and ongoing management of allotments, houses and other buildings, places, public spaces, and physical infrastructure to be more responsive to the natural environment.

Sustainable developments respond to the existing natural landscape, and where applicable, the surrounding built (urban) landscape. They respond and reflect local climate conditions, energy efficiency, passive design, and effective use of landscape and built forms. Key elements of sustainable developments delivered through estate design include the following:

Development planning & design

Site planning should reflect and respond to the physical characteristics of the site and surrounds:

• understanding the context of the site in terms of landscape values, surrounding natural and built environments, aiming to enhance and protect those values, providing urban amenity and ‘sense of place’;
• designing to maintain existing landform, including existing significant natural features of the site, and minimising cut and fill;
• avoiding development activities in areas of ecological value (remnant vegetation patches, fauna movement and waterway corridors; wetlands and core habitats);
• considering overland water and stormwater flow paths when orienting buildings, landscaping etc.;
• locating and designing buildings (and building envelopes), structures, and development features (roads, parks, landscaping) to retain natural features (eg. waterways, habitats and ecological corridors, significant trees, and other vegetation);
• designing for effective (onsite) management of stormwater consistent with water sensitive urban design (WSUD) and protection of water quality in local waterways and wetlands from stormwater runoff.

Back to top

Make a comment

Passive design of places and spaces

Using passive design principles to create places and spaces within the development which provide a comfortable, enjoyable experience by:

• orientating allotments, built elements and structures, and urban features (public open spaces, private (outdoor) living areas, and outdoor spaces) to benefit from local microclimate conditions (e.g. breezes) and allow and limit solar access into buildings and open spaces during cooler and warmer periods respectively;
• considering passive design principles with allotment and building design and orientation to minimise the need for mechanical cooling and heating (see http://www.inhabitat.com/category/architecture/).

Back to top

Make a comment

Planning for transport and mobility

Providing for ease of connectivity, mobility, and accessibility in, within and through developments for users and residents by:

• incorporating mobility and connectivity to existing and planned land uses – through active transport (walking and cycling) options to reduce car use (particularly single occupancy journeys) and increasing use of public transport through development centred on existing transport networks; and
• designing road corridors which manage/reduce traffic speeds on local roads (in residential estates) and are appropriate for heavy vehicles (commercial/industrial estates), and
• designing road corridors which manage/reduce traffic speeds and volumes on local roads (in residential areas), are appropriate for heavy vehicles (commercial/industrial areas), and achieve improved road safety and personal security conditions, particularly for pedestrians and cyclists.

Back to top

Make a comment

Sustainable built forms

Utilising ‘design for climate’ principles (see also Microclimate):

• including large overhangs / eaves / external shading (particularly on eastern and western windows) for management of summer heat gain, and adjustable screening/sun-shading on northern facades to prevent summer heat gain and where appropriate (other than in tropical environments) encourage winter heat gain while maintaining privacy;
• connecting living areas directly with generous balcony space or indoor / outdoor areas maximising natural breezes and light; and
• using appropriate materials, external shading and roof forms in light colours and using building setbacks to minimise heat gain.

Back to top

Make a comment

Place making

Creating sustainable places where people want to be:

• reflecting the character of the existing local neighbourhood and designing development to sympathetically reflect the site’s history and ‘sense of place’;
• orientating the development towards streets or open space to improve casual surveillance and amenity; and
• protecting or seeking to maximise the benefits of existing scenic amenity and/or sense of place in streetscapes and open space.

Back to top

Make a comment

Case Study – Evolve on Tenth, Windsor, Queensland

Australian Property Development (APD), in conjunction with Deicke Richards Architects have undertaken a medium density residential infill (units) project in the inner suburb of Windsor, approximately 5 km from Brisbane’s CBD. The project demonstrates the importance of incorporating sustainable design elements and planning into infill projects as much as greenfield development.

Historically the site was the location of the Brisbane Youth Detention Centre. It was put up for redevelopment by the Queensland Government for medium density residential, with the requirement that the final development incorporate an affordable housing component.

The project incorporates seventeen (17) 2-3 bedroom residential units. The 17 private housing units all achieve a minimum 4½ star BERS energy efficiency rating. The development incorporates subtropical design principles appropriate to Brisbane’s climate and the site’s locality & microclimate, including maximising natural cross ventilation, natural light penetration, energy efficient building design, stormwater capture and storage, and native low maintenance/irrigation landscaping.

The site is located in close walking proximity (within 400m) of the Windsor rail station, in a well established and serviced neighbourhood, which may serve to discourage private vehicle use, further reducing the development’s ‘footprint’. Incorporatiing public housing contributes to the development’s social sustainability as quality affordable housing is integrated into existing communities, rather than in under-serviced or urban fringe areas.

The project illustrates the significance of effective infill development and the need to incorporate sustainable development principles into medium density units as much as other development forms.

Back to top

Make a comment

Key Issues

Benefits

The benefits of a sustainable approach to developing (residential and commercial) estates are many. From a planning and development perspective, sustainable developments seek to provide benefits to users (residents/occupants) through delivering the following:

Physical environment:

• compact urban forms that minimise impacts on natural resources and environmental values;
• well-designed activity centres focused around public transport hubs, serviced by efficient infrastructure and well-utilised public transport;
• low levels of water and energy consumption and waste generation, and high levels of reuse and recycling of natural resources and waste products;
• minimal physical, chemical, waste and nutrient impacts on the natural environment;
• buildings that are designed and constructed to reduce the demand for energy and water (and associated costs);
• protection, retention, and rehabilitation of natural systems and wildlife habitats
• open spaces that serve recreational and visual amenity functions, as well as assist in the protection and enhancement of natural values and environments.

Social environment:

• vibrant communities with a strong sense of place and local identity;
• healthy, safe communities with places for recreation and leisure, as well as facilities, layouts and environments that encourage outdoor physical activity and more active lifestyles;
• respect for diversity and cultural heritage;
• housing choices which meet the needs of a range of lifestyles and family/household types (e.g. singles, couples, families, ‘empty nesters’ & retirees) and which encourage the creation of strong and diverse communities and allow people to ‘age in place’.

Economic Environment

• essential infrastructure, transport and communication systems providing high levels of accessibility to activities, facilities and services;
• accessible, connected and vibrant urban centres/precincts that encourage both employment and customer activity;
• a diversified and dynamic economy providing sustained local employment opportunities.

From a developer’s perspective, seeking to meet these objectives voluntarily (through a more sustainable development approach) potentially provides a number of benefits:

• Sustainable developments are generally better able to meet the planning requirements of planning authorities, often resulting in greater certainty in the approval process;
• Sustainable developments are attractive to purchasers/investors, potentially resulting in a higher sales price and lower purchase timeframe;
• Sustainable developments are better able to demonstrate their approach to risks, particularly risks of resource shortage (eg. water, transport, energy), and impacts of climate change (sea level rise, local microclimate changes). Investment and insurance business sectors have already begun to incorporate these risks into their own businesses, and will be more likely (in the future) not to favour projects which do not meet increasingly recognised sustainable development standards (see Lloyds 360 Risk Project )
• Those developers who undertake sustainable developments are gaining increased recognition in the industry from peers and industry representative groups. There is increasingly a prestige being recognised for sustainable development – potential customers recognise this prestige, and it is likely that as purchasers/tenants of development seek to be more ‘sustainable’, the unsustainable models of urban development will become less popular (and less profitable).

Back to top

Make a comment

Risks

While development industry stakeholders are still coming to terms with the shift to sustainable development, there is still an element of risk – mainly financial. Development assessment agencies in some states still find sustainability challenging to assess – because it is may involve solutions and approaches which are contrary to conventional and previously well accepted approaches to urban development. There may be some increased costs associated with the sustainable development approach, however it is increasingly reported by the development industry that there is ‘green to be made by being green’. For example, the Green Building Council of Australia has available for download a wide library of publications presenting the business case for sustainable development.

It is increasingly recognised that the risks of sustainable development are being far outweighed by the benefits and opportunities that arise from a more sustainable, more appealing, and more saleable development product.

Back to top

Make a comment

Savings

The savings associated with sustainable development are difficult to quantify in precise terms – each development project will have different issues – in terms of costs/profits/risks depending on location, type of development and proposed market, development objectives and potential target market (investor/owner), cost for land acquisition and/or holding costs, and the level of risk/profit that the project stakeholders/financial backers are willing to accept.

However, as sustainable development increasingly becomes the norm, the associated costs will come down. In those areas where sustainable development is already required by regulation, sustainability is effectively ‘business as usual’. Additional savings (to the developer) accrue through the project team being better skilled at delivering sustainability, and through assessment agencies being better able to assess sustainable development on its performance, rather than simply by regulation. Savings may also accrue by way of better development returns, through the developer delivering a project which is more marketable to purchasers and investors who believe in making a difference through ‘being green’[AW1].

Back to top

Make a comment

Costs

It is erroneous to look at the cost of creating sustainable developments without acknowledging the real costs of unsustainable development. Often, although not always, there may be additional up-front costs associated with investigating, designing and implementing more sustainable approaches to urban development.

However, this needs to be balanced with the potential ongoing cost savings (e.g. through energy efficiencies or water recycling), marketing advantages and potentially higher up-front returns on investment. It is also recognised that some planning authorities and their advisors may be resistant to the use of relatively new approaches to urban development and associated infrastructure (e.g. WSUD and on-site waste water treatment and reuse).

Specific costs may include:

• Increased costs during the application preparation stage, for engaging consultants with specialist sustainability skills related to development planning, design, and project management;
• Additional costs of report preparation to outline and justify sustainability measures incorporated into the development (for provision to development assessment agencies);
• Costs of additional time which may be taken by assessment agencies in assessing sustainable development approaches from a performance perspective, against regulatory standards/requirements from an engineering/infrastructure/asset management standard perspective.

However, the recognition of the benefits of sustainable development is fast challenging and changing this paradigm, as the sustainable development approach moves to demonstrating a better development outcome – reduced council maintenance requirements, better environmental outcomes, better social outcomes, and better communities.

Back to top

Make a comment

Barriers

There are very few, if any, real barriers to sustainable development – the barriers are largely institutional and based on the perception that sustainable development is somehow more difficult, more costly or just ‘too green’.

For a developer attempting to undertake a sustainable project, it is still necessary to ensure the project team (including project managers and relevant internal stakeholders) have sufficient understanding, experience, capability and sensitivity to sustainable development, so that issues are carefully considered throughout the design and development process. Specialist advice may therefore be required in ensuring the project team has a proper understanding of sustainability principles and their application to the development project (in contrast to ‘business as usual’ development feasibility analysis and planning). However, industry understanding of sustainability is increasing, and these barriers are becoming less significant.

Perhaps the biggest challenge to date has been demonstrating that sustainable development essentially provides a similar product to the 'business as usual' approach – albeit more resource efficient, less costly (in environmental and operational terms), and better in the long term. The misconception that sustainable development somehow negatively impacts on lifestyle is being challenged. The minimum standards (eg. energy efficiency, water efficiency, environmental protection) for development are increasing, along with the recognition of sustainable development as a better outcome with a resulting increase in market demand and opportunity.

Back to top

Make a comment

Benchmarks

Benchmarks for sustainable development vary across Australian States, and across local government planning scheme jurisdictions within each state/territory. For specific requirements relevant to any development proposal, seek advice from the relevant local government planning/development assessment officers for specific local requirements.

Back to top

Make a comment

Development phase actions

Feasibility

A detailed feasibility analysis and site selection considers:

• proximity to urban amenities,
• access to transport, employment and commercial activity, (physical and social ) infrastructure and essential services,
• topography, aspect, elevation, environmental features,
• relevant (state and local) planning requirements, and
• based on the above considerations, the financial feasibility of the development, the likelihood of the development being acceptable to the proposed market, and level of risk that would be considered acceptable to development stakeholders, financial backers.

Appropriate documentation to be developed in support of a (sustainable) development proposal will clearly demonstrate how the (environmental, social and economic) elements of sustainability have been addressed and incorporated in the development.

Back to top

Make a comment

Planning

Planning and design for sustainable estates will give due consideration to:

issues identified during the feasibility stage,

opportunities and constraints analysis and the development ‘design response’, which should include consideration of:

• topography and visual analysis (viewsheds and amenity),
• environmental features (vegetation, waterways),
• urban design, transport networks (particularly public and active transport)
• roads and connections, movement corridors (environmental and activity),
• services and infrastructure,
• water management,
• energy efficient responsive design (see also Site Ecology – Microclimate),
• community engagement and education, opportunities for building/improving social capital.

Back to top

Make a comment

Construction

Sustainable construction activities and practices will be consistent with the principles identified above, including:

• housing and building design and construction, impact of embodied energy, site layout and urban design
• material selection in buildings and structures, and selection of surfaces and reflectance to increase energy efficiency/thermal performance (see also Energy Efficiency fact sheet)
• use of landscaping, vegetation and shading, to influence microclimate, and reduce urban heat island effect
• stormwater management and water capture, retention and use, management of community impacts.

Back to top

Make a comment