Student Accommodation Development

177 Pages·2017·14.15 MB·English

STATE REVENUE OFFICE
PLANNING AND ENVIRONMENT ACT 1987
Metropolitan Planning Levy (MPL)
Certificate

JOURNAL PROPERTY PTY LTD
Certificate Number: MPLCERT6991

500 Swanston Street Issue Date: 20 September 2017

CARLTON Expiry Date: 19 December 2017

PART 1 - APPLICANT DETAILS

Details of person who applied for this Certificate:

Name: JOURNAL PROPERTY PTY LTD

Address: 500 Swanston Street
Address CARLTON
AUSTRALIA

PART 2 - LEVIABLE LAND DETAILS

Address of land to which the Metropolitan Planning Levy applies:
Street Address: 500 Swanston Street

CARLTON VIC 3053
Formal Land Description:
Vol/Folio: 1 0062 / 363 Lot/Plan: 1 / TP310 85 Block/Subdivision:
Crown Reference:
Other:
Municipality: Melbourne City Council
Estimated Cost of Development: $60,000,000

PART 3 - MPL PAYMENT DETAILS

MPL Application ID: MPL6991
MPL Paid: $78,000.0 0
MPL Payment Date: 18 September 2017

PART 4 - CERTIFICATION

The Commissioner of State Revenue confirms that the whole of the amount of the MPL has been paid
in respect of the estimated cost of development.
Paul Broderick
Commissioner of State Revenue
PART 5 – EXPLANATORY NOTES

General MPL Certificate
• The Metropolitan Planning Levy (MPL) is imposed for the privilege
• The Commissioner must issue a MPL Certificate if he is
of making a leviable planning permit application. satisfied that the whole amount of the MPL has been paid
• A leviable planning permit application is an application made to a in respect of the estimated cost of the development.
responsible authority or planning authority under sections 47 and
• Subject to section 96U(3) of the PEA, a MPL Certificate
96A of the Planning and Environment Act 1987 (PEA) for a permit
expires 90 days after the day on which it is issued.
required for the development of land in metropolitan Melbourne,
where the estimated cost of the development for which the permit Revised MPL Certificate
is required exceeds the threshold amount (see MPL threshold
• The Commissioner must issue a revised MPL Certificate if:
amount).
• the Commissioner has issued a MPL Certificate, which
• As a statutory requirement of making a leviable planning permit
has not expired;
application, the applicant must give the responsible authority or
• the estimated cost of the development increases before
planning authority a current MPL Certificate. The estimated cost of
the application for a leviable planning permit is made;
development stated in the MPL Certificate must be equal to or
and
greater than the estimated cost of the development stated in the
• he is satisfied that the whole amount of the MPL has
leviable planning permit application. If an applicant fails to comply
been paid in respect of the increased estimated cost of
with this requirement, the application for the leviable planning
the development.
permit is void.
• The Commissioner may also issue a revised MPL Certificate to:
• The applicant for the leviable planning permit application is liable for the
MPL. • Correct any error in the information listed in the MPL
• The Commissioner of State Revenue (Commissioner) has the general Certificate (except the estimated cost of development as
administration of the MPL. explained below), or
• the estimated cost of the development stated in the MPL
MPL threshold amount Certificate is different from the estimated cost of the
development stated in the Application for Metropolitan
• The threshold amount is $1 million for the 2015-2016 financial year.
Planning Levy (MPL) Certificate lodged by the applicant.
• For the financial year beginning on 1 July 2016 and each subsequent
financial year, the Consumer Price Indexed (CPI) adjusted threshold • A revised MPL Certificate expires 90 days after the day on which it
amount will be calculated in accordance with section 96R of the PEA. is issued.
• On or before 31 May each year, the Commissioner must publish the
Refund of MPL
CPI adjusted threshold amount for the following financial year on the
SRO website. • The only circumstance under which a person who has paid a
MPL is entitled to a refund is where there has been a
How MPL is calculated
mathematical error in calculating the amount of the MPL by
• The amount of MPL is $1.30 for every $1000 of the estimated cost of reference to the estimated cost of the development stated in the
the development for which the leviable planning permit is required. original or revised Application for Metropolitan Planning Levy
• If the estimated cost of the development for which the leviable (MPL) Certificate. Other than that, a person who has paid a MPL
planning permit is required is not a multiple of $1000, the estimated is not entitled to a refund of the whole or any part of the MPL.
cost is to be rounded up or down to the nearest $1000 (and, if the
Certificate number
amount by which it is to be rounded is $500, it is to be rounded up).
• The Certificate number is on the top right corner on the front of
Notification and Payment of MPL to the Commissioner
this Certificate.
• Before making a leviable planning permit application, the applicant • Quoting this Certificate number will give you access to
must submit a completed Application for Metropolitan Planning Levy information about this Certificate and enable you to enquire
(MPL) Certificate and pay the whole MPL amount to the about your application by phone.
Commissioner. This Application must state the estimated cost of the • You should quote this number in any correspondence.
development and any other information required by the
Commissioner.
• If, after the Commissioner has issued a MPL Certificate which has
not expired (see MPL Certificate), and the estimated cost of the
development increases before the leviable planning permit
application is made, the applicant must submit an Application for
Metropolitan Planning Levy (MPL) Certificate (Revised) and pay the
whole additional MPL amount to the Commissioner. This revised
Application must state the increased estimated cost of the
development and any other information required by the
Commissioner.

For more Metropolitan Planning Levy information please contact the State Revenue Office:

Mail Internet www.sro.vic.gov.au
Email [email protected]
State Revenue Office, GPO Box 4376, MELBOURNE VIC 3001 or DX260090 Melbourne
Phone 13 21 61 (local call cost)

Fax [phone]
Student Accommodation Development

Sustainability Management Plan

500 Swanston Street
Carlton VIC 3053

Revision: 05
Job No: MEL0835
Date: 26 September 2017

MELBOURNE SYDNEY BRISBANE
Level 11, 60 Albert Road Level 3, 8 Spring Street Level 4, 490 Upper Edward Street
South Melbourne VIC 3205 Sydney NSW 2000 Spring Hill QLD 4000
T: 03 9521 1195 T: 02 8203 5447 T: 07 3088 4022

www.adpconsulting.com.au
Innovative Design for a Better Tomorrow
/
500 Swanston Street, Carlton – SMP

Contents
1. Introduction ................................................................................................................................................. 5
1.1 Statutory Context ............................................................................................................................... 5
1.2 Summary of ESD Response .............................................................................................................. 5
Future Melbourne Community Plan 2008 ...................................................................................... 5
MPS Clause 22.19 Energy, Water and Waste Efficiency .............................................................. 6
MPS Clause 22.19-5 Energy, Water and Waste Efficiency for Retail Premises ........................... 6
MPS Clause 22.23 Stormwater Management (Water Sensitive Urban Design) ........................... 6
1.3 Summary of ESD initiatives ............................................................................................................... 6
ESD Benchmark ............................................................................................................................ 6
Management .................................................................................................................................. 6
Indoor Environment Quality ........................................................................................................... 7
Energy ............................................................................................................................................ 7
Transport ........................................................................................................................................ 7
Water ............................................................................................................................................. 7
Materials ........................................................................................................................................ 7
Land Use & Ecology ...................................................................................................................... 8
Emissions ....................................................................................................................................... 8
Innovation .................................................................................................................................. 8
2. ESD Initiatives ............................................................................................................................................ 9
2.1 Management ...................................................................................................................................... 9
ESD Consultant ............................................................................................................................. 9
Commissioning and Tuning ........................................................................................................... 9
Climate Change Adaptation ........................................................................................................... 9
Building Information ..................................................................................................................... 10
Commitment to Performance ....................................................................................................... 10
Metering and Monitoring .............................................................................................................. 10
Construction Environmental Management .................................................................................. 10
Operational Waste ....................................................................................................................... 11
2.2 Indoor Environment Quality ............................................................................................................. 12
Indoor Air Quality ......................................................................................................................... 12
Acoustic Comfort.......................................................................................................................... 12
Lighting Comfort........................................................................................................................... 12
Visual Comfort ............................................................................................................................. 13
Low-Toxicity Materials ................................................................................................................. 13
Thermal Comfort and Control ...................................................................................................... 14
2.3 Energy .............................................................................................................................................. 15
Passive Design Features ............................................................................................................. 15
House Energy Rating / BCA JV3 Assessment ............................................................................ 15
Glazing ......................................................................................................................................... 15
Thermal Mass .............................................................................................................................. 15
Insulation ...................................................................................................................................... 15
Air-Conditioning Systems ............................................................................................................ 16
Domestic Hot Water Systems ...................................................................................................... 16
Lighting ........................................................................................................................................ 16
Lighting Control Systems ............................................................................................................. 16
Appliances and Equipment ...................................................................................................... 16
Renewable Energy .................................................................................................................. 16
Peak Energy Demand Reduction ............................................................................................ 17
2.4 Transport.......................................................................................................................................... 18
Public Transport ........................................................................................................................... 18
Car Parking .................................................................................................................................. 18
Bicycle Use .................................................................................................................................. 18
Walk Score ................................................................................................................................... 19
2.5 Water ............................................................................................................................................... 21
Efficient Fixtures and Fittings ....................................................................................................... 21
Rainwater Harvesting .................................................................................................................. 21
Landscape Irrigation .................................................................................................................... 21
Fire System Test Water ............................................................................................................... 21

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500 Swanston Street, Carlton – SMP

Minimise Dead Legs .................................................................................................................... 21
Water Metering ............................................................................................................................ 21
2.6 Materials .......................................................................................................................................... 22
Life Cycle Assessment ................................................................................................................ 22
Structural and Reinforcing Steel .................................................................................................. 22
Sustainable Timber ...................................................................................................................... 22
PVC .............................................................................................................................................. 22
Construction and Demolition Waste ............................................................................................ 22
2.7 Land Use & Ecology ........................................................................................................................ 23
Reuse of Developed Land ........................................................................................................... 23
Vegetation .................................................................................................................................... 23
Topsoil ......................................................................................................................................... 23
Endangered, Threatened or Vulnerable Species ........................................................................ 23
Heat Island Effect ........................................................................................................................ 23
2.8 Emissions......................................................................................................................................... 24
Water Sensitive Urban Design / Stormwater ............................................................................... 24
Outflows to Sewer ........................................................................................................................ 26
Ozone-Depleting Substances ...................................................................................................... 26
Light Pollution .............................................................................................................................. 26
Occupant Education .................................................................................................................... 26
3. Implementation Schedule ......................................................................................................................... 27
4. Green Star Benchmarking ........................................................................................................................ 28
Appendix A – Green Star Pathway .................................................................................................................. 29

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500 Swanston Street, Carlton – SMP

Prepared for: -
Project: 500 Swanston Street
Location: 500 Swanston Street, Carlton
Prepared by: ADP Consulting
Level 11, 60 Albert Road
South Melbourne VIC 3205
Project No: MEL0835
Revision: Rev05
Date: 26/09/2017

Document Control and Verification
Revision 01 02 03 04
Date 24/07/17 21/08/17 6/09/17 21/09/17
Comment
Author DK DK DK DK
Signature
Technical Review SH SH SH SH
Signature
QA and SH MD MD MD
Authorisation
Signature

Document Control and Verification
Revision 05
Date 26/09/17
Comment
Author DK
Signature
Technical Review SH
Signature
QA and MD
Authorisation
Signature

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500 Swanston Street, Carlton – SMP

1. Introduction
This report provides an overview of the environmentally sustainable development (ESD) strategy for the
proposed development at 500 Swanston Street, Carlton, within the municipal boundaries of Melbourne City
Council.

The project is a student accommodation development comprising of communal facilities on the lower ground,
ground and mezzanine levels, plus student rooms from level 1 to level 16.

The objective of this report is to describe how best practice ESD will be incorporated in the development,
including targets and proposed design approaches, and to demonstrate that the development meets or
exceeds the standards required by the Melbourne Planning Scheme. The report will identify the specific ESD
initiatives for the development and the strategies proposed to meet them.
1.1 STATUTORY CONTEXT
The Melbourne Planning Scheme (MPS) aims to improve energy efficiency and sustainability by considering
environmental impacts of all development on energy sources. MPS Clause 22.19 Energy, Water and Waste
Efficiency is based on the policies set out in Future Melbourne Community Plan 2008 and incorporates a range
of goals which include:

• Reduce residential greenhouse gas emissions by 35% per capita by 2020 from 2006 levels
• Reduce residential water consumption by 40% by 2020 from 1999/2000 levels
• Reduce household waste in the City of Melbourne

Clause 22.19 aims to:

• Ensure buildings achieve high environmental performance standards at the design, construction and
operation phases
• Minimise the city’s contribution to climate change by reducing greenhouse gas emissions
• Improve water efficiency of buildings and encourage the use of alternative water sources
• Minimise the quantity of waste going to landfill and maximise recycling and reuse of materials
• Minimise the impacts of waste on the community
• Encourage the connection of buildings to available or planned district energy, waste and waste systems
in urban renewable areas.

Specific MPS performance measures applicable to this development are:

• Provide a Waste Management Plan (WMP) in accordance with the City of Melbourne’s Guidelines for
Waste Management Plans
• Demonstrate how the development meets the policy objectives and policy requirements of MPS 22.19,
including verification that the design has the potential to achieve the following Performance Measures:
o 1 point for “Credit 18: Potable Water” under Green Star - Design & As Built.
o 5 Star rating under Green Star - Design & As Built.
o For retail premises, 5 points for “Credit 18: Potable Water” under Green Star - Interiors.

MPS Clause 22.23 Stormwater Management (Water Sensitive Urban Design) requires that the development
meet a 100% STORM rating, and that the measures taken to achieve this are shown on drawings. Additionally,
stormwater protection measures must be taken in the site management plan and operation and maintenance
procedures.
1.2 SUMMARY OF ESD RESPONSE
This section provides a summary of the ESD response, based on the policy basis and performance measures
of MPS Clauses 22.19 and 22.23.
Future Melbourne Community Plan 2008
The development will achieve energy, water and waste reduction targets set by Future Melbourne Community
Plan 2008 as follows:

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500 Swanston Street, Carlton – SMP

• Design to reduce GHG emissions by at least 35% compared to a reference building designed to BCA 2006
energy efficiency requirements, using a deemed-to-satisfy comparison approach
• Design to achieve 178 L/person/day mains water consumption, a 40% reduction on 1999/2000 levels (296
L/person/day)
• Provide a WMP and waste separation facilities, and provide residents with guidance on reducing
household waste with the Building Users’ Guide
MPS Clause 22.19 Energy, Water and Waste Efficiency
The development will comply with the performance measures set out in MPS Clause 22.19 as follows:

• A WMP complying with the City of Melbourne’s Guidelines
• Project designed to a standard of a 5 Star Green Star - Design & As Built or equivalent.
MPS Clause 22.19-5 Energy, Water and Waste Efficiency for Retail Premises
The retail component of the project will comply with the performance measures set out in MPS Clause 22.19-
5 as follows:

• A WMP complying with the City of Melbourne’s Guidelines.
• Interior fitout designed to achieve 5 points for “Credit 18: Potable Water” under Green Star - Interiors.

The retail component will be fitted out by the prospective tenant. The above requirements will be outlined in
the Tenant Guidelines and made clear to incoming tenants before fit-out works begin.
MPS Clause 22.23 Stormwater Management (Water Sensitive Urban Design)
The development will comply with the requirements of this clause as follows:

• The development’s Environmental Management Plan (EMP) will includes details of measures to prevent
litter, sedimentation and pollution entering stormwater systems
• A rainwater harvesting and reuse system will be implemented to achieve a 100% STORM rating
• The rainwater harvesting and reuse system will include the provision of operation and maintenance
manuals to ensure the effective operation of the system is checked and maintained over the life of the
building.
1.3 SUMMARY OF ESD INITIATIVES
This section provides a summary of ESD initiatives that are currently being considered in line with the potential
Green Star pathway in Section 4. As the project progresses, the pathway may change as some credits targeted
can become replaced by others, but the objective of achieving Green Star Design & As Built 5-star equivalence
will not change.
ESD Benchmark
• Star Green Star - Design & As Built self-assessed rating with the target of achieving 60 points (5 Star)
equivalence
Management
• Environmental performance targets through design intent report or owner’s project requirements (OPR).
• Comprehensive services and maintainability review of project
• Comprehensive building commissioning and tuning
• Climate adaptation plan
• Building operation and maintenance information made available to facilities management
• Building users’ guide to assist occupants in correct, optimum building operation
• Performance targets for, measure, and report on at least two environmental building performance metrics
• Extensive metering and monitoring of energy and water
• Builder to be ISO 14001 certified and to implement environmental management plan
• Construction waste management plan and 90% reduction in waste to landfill during construction
• Operational Waste Management Plan (WMP)
• Dedicated bin room space provided for recycling separation and storage for collection

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500 Swanston Street, Carlton – SMP

Indoor Environment Quality
• Ventilation system compliant with ASHRAE 62.1:2013 regarding minimum separation between pollutant
sources and outdoor air intakes., and designed to provide adequate access for maintenance
• Cleaning of ventilation system prior to occupation and use
• Provision of fresh air in accordance with relevant standards
• Exhaust fans for fresh air and mould control
• Project designed to meet acoustic comfort criteria in internal noise levels, reverberation and acoustic
separation
• Flicker free lights and measures to address perception of colour in occupied space
• Achieving lighting levels and quality that comply with best practice guidelines while minimizing glare
• Improved uniformity of lighting to give visual interest in internal space via a combination of lighting and
surfaces
• Localised lighting control
• Glare from sunlight through viewing façades reduced through blinds, screens, fixed devices, etc.
• Good daylight levels
• Access to external views
• Use of low toxicity materials: paints, adhesives, sealants, carpets and engineered wood products
Energy
• Design for climate change, incorporating key attributes to avoid overheating in future climate scenarios
• High performance building fabric and glazing
• JV3 assessment for non-residential to demonstrate BCA compliance
• High efficiency air-conditioning systems
• Energy star rating for the air conditioning equipment to be at least 3-star (as per AS 3823.2-2011)
• Rated capacity of hydronic heating equipment will not exceed the design heating capacity by more than
20%
• Centralised high efficiency continuous flow gas hot water system
• High efficiency LED and compact fluorescent lighting with intelligent sensors, achieving lighting power
density 20% less than BCA limits
• Use of smart lighting controls including occupancy detection, daylight sensors and/or programmable timers
• Appliances with energy rating within one star of best available, including refrigerators/freezers,
dishwashers, clothes washers and clothes dryers
• 19.8kW photovoltaic system on roof proposed, sizing based on 25% contribution to domestic hot water
energy needs
Transport
• Excellent access to public transport and cycle routes
• No car parking provided for residents
• Provision of bicycle parking
• Excellent neighbourhood walkability and amenity
Water
• High WELS water efficiency ratings for fixtures, fittings and appliances:
- Showers: 3 stars (6 L/min or lower)
- Toilets: 4 stars (3/4.5 L/flush or lower)
- Taps: 5 stars (6 L/min or lower)
- Urinals: 5 stars <1 L/stall (with smart demand operation and urine sensing device)
- Dishwashers: 5 stars (if provided as part of base building package)
- Washing machines: 4 stars (if provided as part of base building package)
• Rainwater collection for toilet flushing and irrigation
• Landscaping plants selection to minimise watering requirements, and collection of rainwater for irrigation.
• Either drip irrigation or moisture sensor override used in the irrigation system.
• Fire system with temporary storage for 80% of the routine fire protection system test water
• Water metering for major water uses and for each floor
Materials
• Whole building life cycle assessment (LCA) for the project

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