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What Does 'Sustainable' Mean?

The definition of sustainability as applied to buildings is not fixed, but 'green' or sustainable buildings are sensitive to:

  • the environment - local and global
  • resource, water and energy consumption
  • the quality of the work environment - impact on occupants
  • financial impact - cost-effective from a long term, full financial cost-return point of view
  • long term energy efficiency over the life of the building.

When looking at what's involved with refurbishing or fitting-out a building, this could mean:

  • using resources efficiently - getting more from less
  • minimising waste
  • focusing on energy and water use
  • choosing products carefully to ensure they are not harmful to the environment or to occupants health.

Value for money

Greater cost savings and benefit to the environment are possible when sustainability principles are incorporated into new buildings right from the design and construction phase, but the important principles can also be incorporated into refurbishment and fit-out - if planned for from the beginning. This is dealt with in greater detail in the Ministry's Value Case Study on Sustainable Building in New Zealand.

Sustainability inevitably links to costs. It is important to dispel the myth that decisions which are more sustainable and products which minimise environmental impacts are inevitably more expensive. For example:

  • measures that save energy and water may be cost-effective in their own right
  • taking a whole-of-life approach lets you work out how any additional capital expenditure - for example, to buy better quality appliances - can be off-set by energy and other savings over the life span of the item
  • funding for energy efficiency for government agencies is available under the Energy Efficiency and Conservation Authority's Crown Loan Scheme. Payback periods of less than five years are considered acceptable, however longer payback periods may be acceptable subject to the availability of funds. For more information and an application form visit the EECA Crown Loan webpage.

Apart from the purely financial terms, other sources of value are real, but less easy to measure:

  • Credibility, reputation and leadership. Many government agencies work directly in fields where it is important to lead by example. Cabinet expects government agencies to show leadership in areas such as energy efficiency and best value procurement.
  • Risk management. Quantifying environmental risks associated with office fit-outs and refurbishment may be difficult, but this does not mean these risks do not exist. The continuum stretches from 'sick building syndrome' through to staff developing headaches from new carpet emissions. This guide provides advice designed to avoid these potentially serious problems.
  • Productivity. A growing body of research attests that sustainable buildings are associated with greater productivity. Relevant factors include better staff recruitment and retention, lower levels of sickness and absence, and higher quality work. This is dealt with in greater detail in the Value Case for Sustainable Building in New Zealand which suggests, for example, that indoor environmental quality can account for a 5-15% effect in terms of productivity. Sustainable fit-out and refurbishment practices are an essential part of realising these potential benefits.

Another benefit of sustainable fitting out relates to the Government purchasing guidelines. These require public service departments to be guided by the principle of 'best value for money over whole-of-life', so sustainable practice also supports compliance with this guidance.

Principles

We used a number of sources to compile a list of principles that can be applied to office fit-outs in New Zealand. We should strive to:

1. Conserve water and energy

This includes the embodied energy in the raw materials used during the fit-out or refurbishment as well as the ongoing operation of the building. Water is also used in manufacturing as well as for amenities within the building.

In New Zealand, the use of water and energy is mainly limited only by cost. While this controls the use of energy to some extent, water is generally inexpensive. Conserving water during the operation of the building also saves energy: eg, used in pumping for distribution, heating to provide hot water, and treatment and disposal of waste water.

2. Minimise impact on indoor air quality

Staff can spend at least eight hours a day in the office. The quality of the air they breathe is important to both short-term and long term health.

Paint, carpets, furniture and other office items can release volatile organic compounds (VOCs), formaldehyde and other emissions, as well as exposing staff to toxins and allergens. Health and safety, occupational health and other building regulations may also be relevant here.

3. Minimise the use of toxic and hazardous materials

Hazardous solid, liquid and gaseous wastes are produced during manufacture, as well as at the end of the life of a product. These wastes can be minimised if sustainable alternatives are specified during the project.

4. Reduce waste - reuse, recycle, minimise

Waste is created at all stages of a fit-out or refurbishment: manufacturing products; building processes and operations; and disposal. Reducing waste at source means deciding if you actually need a product at all, and looking for ways in which to reuse existing products - getting more from less.

Using recycled products is also likely to use less energy and fewer valuable raw materials than buying new.

The Ministry for the Environment has developed with partners a number of tools to help reduce, reuse or recycle construction and demolition waste. These are available on the REBRI website.

5. Use renewable, sustainably harvested natural materials, and consider biodiversity protection

Wood is the main natural material used in office fit-outs, while the manufacture of vinyl flooring or aluminium cladding relies on scarce minerals. Use products with certification from the Forestry Stewardship Council or the Tropical Timber Trust, or local non-indigenous sources.

6. Minimise pollution of air, land and water

Pollutants can be produced at all stages of the life-cycle of a product or building. Minimise the risk by ensuring product specifications, legal compliance and best practice standards are met - during the installation, operation, maintenance and disposal of the products.

7. Encourage environmental stewardship by suppliers and manufacturers

Some manufacturers are prepared to take responsibility for the environmental impacts of their products throughout their manufacture, distribution, operation, maintenance and disposal. You can help promote this approach by asking for details of product composition, manufacturing processes including energy and water use, packaging take-back schemes, and disposal options - and using this information when deciding between different products. Visit Environmental Choice, New Zealand's ecolabel, for a list of environmentally sound building products.

8. Ensure durability

A durable product with an extended life is generally more resource efficient. Look for quality products with replaceable or upgradable parts. You may need to balance this against other factors such as the inclusion of materials with high adverse environmental impact (eg, adhesives or synthetics).

These principles are at the heart of the checklist in Getting started.

Useful resources and information


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