Green Star – Performance

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					Green Star - Performance Tools
Proposal for Comment

October 2009

 We are seeking your feedback on the proposed scope for the Green Star – Performance
 tools. This document outlines our proposed approach to the scope of the tools and
 now we want to know whether you think we’ve got it right!

 Please provide your comments in the boxes provided and then email to
                               th by 5 November 2009.

 If you are interested in attending a Focus Group discussion to provide your feedback these will
 be held:
 Wellington – Wednesday 4 November 11am – 1pm
 Auckland – Thursday 5 November 10am – 12pm
 Please email to RSVP.

 For further information on the tools including the summary of the Stakeholder Workshops held
 in July 2009 please refer to our website.

The Green Star suite of rating tools was designed as a three-stage process to match the key
phases in a building life cycle- Design, Built and Performance. Now that Design and Built tools
are available for office, education and industrial buildings we are focusing on developing the
Green Star – Performance tool.

The Performance tool is critical to driving the building and property sectors to greater levels of
performance and efficiency. The tool will play a key role in ensuring the initiatives implemented
during design and construction of new buildings and refurbishments, are delivering actual
savings. In addition to providing essential information to close the loop on building design and
performance, it is also expected this tool will be taken up by existing building owners, occupiers
and managers as a benchmarking and decision-making tool.

It is our vision that:
    -    The environmental and energy performance of the majority New Zealand’s commercial
         buildings are benchmarked, managed, rated and improved through the use of the Green
         Star – Performance tools.
    -    The combined commercial and technical approach to the tools delivers a high level of
         uptake from the targeted sectors.
    -    Ratings achieved under the tool are recognised as technically robust and aligned to
         quantifiable outcomes, and drive market demand for greener buildings.

Proposed Scope for Comment

1. What will the tools cover?
Our buildings impact on the environment in a large number ways: through the energy, water and
land resources they use, through the emissions and waste they create, through the materials they
use in construction and refurbishment. The current Green Star tools provide a star rating which
identifies the environmental impact of a building or tenancy across all these areas or categories.

It is proposed that the Green Star – performance tool also addresses a broad range of
environmental impact areas/categories which can be measured. These will be:
    -    Energy
    -    Indoor environmental quality
    -    Water
    -    Waste
The Performance tool may also be expanded to include transport, emissions and land use and
ecology where performance in these areas is able to be readily and robustly measured.

Is there a need for any other type of rating?
Currently in New Zealand, the top 45 - 50% of the new office building market is targeting a Green
Star – Design rating. This represents a huge level of uptake and demonstration of best practice
by the New Zealand industry, and commitment to an integrated, holistic approach to building

In the existing building market, the holistic Performance rating will be offered, which is likely to be
targeted by the top 50% of the market interested in demonstrating best practice. However there is
also a significant need to provide a means for the remaining 50% to benchmark just their current
energy use, with a certified Energy Performance Certificate providing demonstration of improved
performance. For these users a holistic tool is unlikely to be attractive initially due to higher cost
and a less clear economic payback.

                    Energy Certificate

For these reasons a separate Energy Performance Certificate is proposed to be developed in
addition to the holistic Performance rating. Certificates in Water, Indoor Environment Quality
(IEQ) and Waste could also be offered in the future if there was market demand.

  What do you think of the proposal to develop both a holistic Performance rating and a related
  Energy Performance Certificate?

  Do you think the Performance rating should include a broader range of issues than energy, water,
  waste and IEQ?

2. What types of buildings could be rated?
Office buildings will be the first building type to be able to be rated. However it is proposed that
Green Star – Performance tools and Energy Performance Certificates will in the longer term be
developed for a wide range of commercial and public building types, and it is anticipated that the
framework will be applicable to most building types.
We are in discussion with managers of education and health facilities to identify opportunities to
immediately expand the tools for these building types.

  Are there other building types aside from office, education and health buildings, where there
  would be a high demand for performance ratings in the next 24 months?

3. Will the rating apply to the whole building?
It is proposed that three different rating options for office buildings are offered so that users can
choose the rating that suits their circumstances:
    -   Tenancy rating- this will rate the space occupied by one tenant, and would be sought by
        a tenant in a leased or owned building.
    -   Base building rating – this will rate the central services and common areas and would be
        sought by the building owner or manager.
    -   Whole building rating – this will rate all tenancy spaces (office) and the central services
        and common areas and would be sought by the building owner or manager.

  Do you support this range of rating options being offered for office buildings?

4. What will a rating cost me?
The tools will be available free of cost, online for anybody to undertake a self-assessment. For
those seeking formal certification through the rating tools, certification costs will be kept as low as

For the purposes of seeking input on appropriate cost levels, some notional costs have been
developed. However the cost of certification depends on the overall scope of the tool, and the
feedback that is received to this proposal will guide this.

Using an example of a 5 - 10,000 sq.m premises or building, and assuming a typical annual
energy spend of $75-$100,000, the following cost ranges are proposed:

                            Cost of Performance Rating: $8-10,000
                              Cost of Energy Certificate: $2-3,000
It is proposed that these figures represent the total cost of certification including certification fees
and any consultant costs. It should be noted there may be some cost for the organisation
associated with the initial setting up of measurements systems (e.g. recording the weight of waste
and recycling), and these have not been included.

These figures will be used as a guideline during the tool development phase, however as the
technical detail of the tools has not yet been resolved some adjustment may be required.

  Do you think the estimate of the cost for the Performance rating represents good value and will
  result in high levels of industry uptake?

  Do you think the estimate of the cost for the Energy Certificate represents good value and will
  result in high levels of industry uptake

5. What information will I need to get a rating and what will the rating tell me?
The table below sets out the proposal regarding the minimum information that will be required to
complete a Performance rating and what the rating will tell the tenant or building owner/manager.
This is based on the information required to undertake a NABERS rating. NABERS - the National
Australian Built Environment Rating System - is an Australian initiative managed by the New
South Wales Department of Environment, Climate Change and Water. It is a performance-based
rating system for existing buildings.

Based on the feedback received at the Stakeholder Workshops it is proposed that the ratings will
be based primarily on measured performance data (rather than on management practices or
features of the building asset). As well as giving an overall performance rating on a scale of 1-6
Stars (with ratings of 4, 5 and 6 eligible for formal certification), it is proposed that the rating will

tell you how your building or tenancy performs compared to other buildings, and best practice
levels for each of the individual categories (energy, IEQ, water and waste).

 Information          Information required for rating               Information provided from rating
 General         Floor space (m NLA)                            Overall rating e.g. 5 Green Star –
                 Location                                       Performance rating

                 Operating hours
                 Number of occupants and computers (not
                 required for base building rating)
 Energy          Total energy use amount for previous 12        Your energy score- this represents the
                 months (includes all energy sources e.g.       energy performance of your
                 electricity, gas, LPG, coal, etc).             building/tenancy relative to other
                      -     for tenancy rating – energy         buildings/tenancies and best practice
                            consumed by building occupants,
                            such as tenant’s light and          Energy use (as a total and per occupant)
                            equipment and tenant-controlled
                            supplementary air conditioning,
                            etc.                                Greenhouse gas emissions associated with
                                                                your energy use (as a total and per
                      -     for base building rating – energy   occupant)
                            consumed by central services, for
                            example common area lighting,
                            lifts, air conditioning, etc.
                      -     for whole building rating -
                            combination of the above.
 Indoor          Occupant satisfaction questionnaire            Your IEQ score- this represents the IEQ
 environment                                                    performance of your building/tenancy
 quality         Site visit for collecting quantitative         relative to other buildings/tenancies and
                 measurements of:                               best practice
                      -     Thermal comfort measure (indoor
                            and outdoor temperature)            Individual scores for:
                      -     Air quality measure(indoor                       -   Thermal Comfort
                            humidity and air speed)
                                                                             -   Air Quality
                      -     Indoor and outdoor carbon dioxide
                                                                             -   Acoustic Comfort
                                                                             -   Lighting
                      -     Indoor Pollutants measure:
                                                                             -   Office Layout
                                -    carbon monoxide
                                -    particulate matter
                                -    formaldehyde
                                -    total volatile organic
                                     compounds (TVOC)
                                -    microbials
                      -     Horizontal light level measure
                      -     Indoor sound level
                      -     Vertical light level measure
                      -     Office layout information
 Water           Total water use amount for previous 12         Your water score- this represents the water
                 months                                         performance of your building/tenancy
                 (Further work is needed to identify a          relative to other buildings/tenancies and
                 method of allocating water use to tenancy,     best practice
                 base building and whole building.)

 Waste           Mass of waste generated and waste                Your waste score- this represents the waste
                 recycled as verified by a waste audit            performance of your building/tenancy
                 undertaken over 10 days:                         relative to other buildings/tenancies and
                     -    for a tenancy rating - the total        best practice
                          mass of waste that is generated by
                          a single office tenant and their
                          recycling efforts
                     -    for a whole building rating - the
                          total mass of waste generated by
                          an office building including all of
                          the office tenants and their
                          recycling efforts.
                     -    for a base building rating - only the
                          recycling efforts of all office
                          spaces within a building.

For an energy performance certificate only the energy information and general information will be
required (see also Section 7).

  Whilst this is only a guideline as to a likely approach, what do you think about the amount of
  information needed to achieve a rating?

  What do you think about the information provided from the rating? Will this amount of
  information be enough to meet the needs of tenants, building owners and managers?

6. What information will I need for the Energy Performance Certificate and what
will it tell me?
There are now a wide range of energy performance ratings available internationally. These rating
systems can be grouped crudely into two broad types:
    -    Simple and basic
    -    Sophisticated and comprehensive
The simple/basic tools provide the type of information for energy outlined above in relation to the
Performance tool (i.e. overall benchmarked energy use compared to other buildings/best practice
and related greenhouse gas emissions). They require a low level of data input, and can therefore
be achieved cost-effectively for a large proportion of the market.
The sophisticated/comprehensive tools provide a much higher level of information to the user
about their building or tenancy’s performance. These have the potential to provide insight as to
whether low levels of performance are the result of the building asset or the management of the
building. Depending on the level of information input to the tool, some can also tell the user the
energy use by system (e.g. heating, cooling, lighting) compared to other buildings, and provide a
report of energy saving opportunities. However these tools also require much more information
about the building and its management practices to be provided by the user including potentially a
building survey, interviews with staff, sub-metering data, drawings and specifications. This
obviously has an impact on the cost and time associated with achieving a rating.

Currently it is proposed that a simple/basic type of Energy Performance Certificate is developed
for New Zealand. There is the potential that this could be expanded to be more sophisticated/

comprehensive in the future once understanding and uptake of energy ratings has grown in the
New Zealand market.

  Do you support the proposal that a simple/basic type of Energy Performance Certificate is
  developed for New Zealand, with the potential to be expanded in the future based on demand?

7. Who will assess the rating?
It is proposed that Performance ratings and Energy Performance Certificates are assessed by
Accredited Assessors. The Assessors will gather and interpret the building’s performance data,
and undertake the rating in accordance with a rating methodology published by the New Zealand
Green Building Council (NZGBC). The NZGBC will accredit the Assessors to ensure consistency
and integrity and each rating will be approved by the NZGBC.

This is a different assessment model from that used to certify buildings under the Green Star –
Design and Built tools. Under this model, a Green Star Accredited Professional (GSAP) works
with the project team to prepare the submission, which is then assessed by independent
Assessors who are not known to the project team/GSAP.

The NZGBC will undertake further work to align and clarify the assessment approach of all Green
Star tools prior to the Performance tools being released.

  Do you think that Accredited Assessors who gather the data and undertake the rating is the
  right approach to certifying the tenancy/building?

8. What will the rating levels be?
The following rating levels are proposed:

             Tool                           Rating Scale     Certified Ratings
             Green Star –                   1 – 6 Stars        4, 5 and 6 Stars
             Performance rating
             Energy Performance             1 – 6 Stars        1,2,3,4,5 and 6 Stars

  Do you agree that the rating scale should be from 1-6 Stars to align it with the other Green Star

  Do you agree that while only 4,5 and 6 Star levels should be eligible for formal certification
  under the Performance tool, all levels should be eligible under the Energy Performance

9. How long will the rating last for?
It is proposed that ratings are based on the previous 12 months performance and last for the next
12 months. In this way the rating can be aligned with other building management practices
undertaken on an annual cycle (e.g. building Warrant of Fitness).

  Do you agree that the rating should last for 12 months, or would you prefer some other

Thank you for your feedback – it is much appreciated. We look forward to
providing you with further updates as the Performance tools are developed.


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