Costco Major Development Plan Project Moorabbin Airport Corporation Pty Ltd 02-Dec-2013

Ecologically Sustainable Design Costco Major Development Plan Project

02-Dec-2013 Prepared for – Moorabbin Airport Corporation Pty Ltd – ABN: 94081564310

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Costco Major Development Plan Project Ecologically Sustainable Design

Table of Contents Executive Summary 1.0 Introduction 2.0 Project Description 3.0 Legislation and Policy 3.1 Kingston City Council 3.2 National Construction Code 3.3 Costco Wholesale Development Guidelines 3.4 Green Star and NABERS 4.0 Key Project Sustainability Initiatives 4.1 Biodiversity and Land Use 4.2 Water Efficiency 4.3 Energy Efficiency 4.3.1 Building Design Initiatives 4.3.2 Electrical Design Initiatives 4.3.3 Mechanical Design Initiatives 4.4 Alternative Transport 4.5 Materials and Resources

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Appendix A ESD Aspiration Summary

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02-Dec-2013 Prepared for – Moorabbin Airport Corporation Pty Ltd – ABN: 94081564310

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Costco Major Development Plan Project Ecologically Sustainable Design

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Executive Summary Moorabbin Airport Corporation (MAC) is preparing a Major Development Plan (MDP) for a Costco warehouse on a site within Precinct D, as defined within the Approved Master Plan (2010) for Moorabbin Airport. The proposed Costco warehouse will provide both business and private customers with a wide selection of merchandise, specialty departments and discounted fuel. The built environment has an impact on the natural environment in terms of demand for land, water, energy and other resources. There are a number of ecologically sustainable design (ESD) considerations that will be addressed by the Costco MDP Project to reduce its impact on the environment. MAC is committed to promoting and implementing the ESD principles as outlined in its Approved Master Plan (2010) and Approved Environment Strategy (2010). The design will also comply with the ESD requirements of the National Construction Code Section J, to ensure that sustainable solutions are achieved. The Costco Wholesale Development Requirements (2013) were developed by Costco to define the minimum requirements for all of the company’s warehouse developments in Australia. The document provides further guidelines on ESD principles to be incorporated into the development, with a focus on the impact of development on local ecosystems. Sustainability initiatives have been selected to ensure that the final design for the Costco warehouse aligns with the project’s sustainability drivers and objectives. These are categorised into the following environmental categories: -

Biodiversity and Land Use;

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Water Efficiency;

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Energy Efficiency;

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Alternative Transport; and

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Materials and Resources.

This report outlines the key ESD design features that have been considered for the Costco MDP Project. Sustainability initiatives to be implemented include: -

Bio-swales are used to remove hydrocarbons and other pollutants from stormwater collected from the surrounding hardstands;

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To prevent pollution downstream, the petrol station area is provided with a separate stormwater drainage system with water treatment and processes for monitoring the underground petroleum storage tank;

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The ecology of the site is enhanced through additional planting of native vegetation;

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Low water use plants will be selected for the landscape to minimise irrigation requirements;

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The design will include high performance building fabric and energy efficient lighting design and HVAC design;

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Skylights will cover 4-6% of the total roof area to reduce electricity consumption from lighting;

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To encourage cycling, 32 bicycle racks will be provided for use by patrons and staff;

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Building materials with recycled content, such as steel, will be selected where possible; and

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Dedicated facilities will be provided for storage and recycling of cardboard and used tyres.

02-Dec-2013 Prepared for – Moorabbin Airport Corporation Pty Ltd – ABN: 94081564310

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1.0

Costco Major Development Plan Project Ecologically Sustainable Design

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Introduction

The built environment has an impact on the natural environment in terms of demand for land, water, energy and other resources. These issues are addressed by ecologically sustainable design (ESD). In Australia, the National Strategy for Ecologically Sustainable Development (1992) defines ESD as: “…using, conserving and enhancing the community's resources so that ecological processes, on which life depends, are maintained, and the total quality of life, now and in the future, can be increased.” There are a number of ESD considerations relating to different ESD themes that can and should be addressed by a major development. The following sections outline the key objectives and initiatives for implementing ESD.

2.0

Project Description

MAC is preparing a Major Development Plan (MDP) for a Costco warehouse in accordance with the Airports Act 1996. Costco is a membership based organisation for both business and private customers. The proposed Costco warehouse will provide consumers with a wide selection of merchandise, plus the convenience of specialty departments and discounted fuel. The subject site is contained within Precinct D as defined within the Approved Master Plan (2010) for Moorabbin Airport. The subject site is located south-east of the existing alignment of Chifley Drive, in the north-eastern area of the Moorabbin Airport. The subject site is approximately 5.8 hectares and is located on Commonwealth Land (Airport land). The proposed development comprises the following: -

A Costco warehouse with a building area of 13,642 square metres with an additional 122 square metres for pump/switch/sprinkler valve rooms;

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A Costco service station with a site area of 5,245 square metres;

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Provision of 727 car parking spaces including 16 disabled/accessible spaces, as well as 32 safe and accessible bicycle parking facilities;

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A total loading dock area of 395 square metres;

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Extension of Chifley Drive through to Boundary Road ; and

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Provision of a fully signalised intersection at the new Boundary Road / Chifley Drive intersection .

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The purpose of the MDP is to provide the details of a major development on a Commonwealth airport and to ensure that the proposed development addresses the legislative requirements of the Airports Act 1996.

3.0

Legislation and Policy

MAC is committed to promoting and implementing the principles of ESD as outlined in its Approved Master Plan (2010) and Approved Environment Strategy (2010). MAC has identified emerging and significant issues, with the Approved Environment Strategy (2010) stating: “Environmental reviews of MAC and tenant operations have continued to be carried out since 1998 by both external environmental consultants and MAC. Some environmental issues have changed in status and/ or emerged such as WSUD, greenhouse gas (GHG) emissions and ESD…” In recognition of these issues, the Approved Master Plan (2010) states that “All building and engineering works should promote the more efficient use of resources and energy efficiency. Buildings should demonstrate the application of Ecologically Sustainable Design”.

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The extension of Chifley Drive and the intersection works at Boundary Road / Chifley Drive are being undertaken separately but concurrently, in accordance with the Approved Master Plan (2010). 02-Dec-2013 Prepared for – Moorabbin Airport Corporation Pty Ltd – ABN: 94081564310

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Costco Major Development Plan Project Ecologically Sustainable Design

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MAC’s objectives in relation to ecological sustainability are enunciated within the Approved Environment Strategy (2010) as: -

Assess its use of energy and resources (including water);

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Efficiently use energy and resources at the Airport;

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Promote energy and resource saving strategies; and

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Comply with the Airports (Environment Protection) Regulations 1997, Clause 3.08 (f,g).

The Approved Master Plan (2010) outlines the requirement for an ESD assessment at the design phase to ensure maximum energy and resource efficiency of proposed development. Specific design phase consideration is required in relation to the following options and opportunities: -

Energy efficiency;

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Natural ventilation;

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Building orientation;

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Glazing and sun shading elements;

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Use of recycled materials;

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Water harvesting and reuse; and

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Internal traffic flow and occupant interaction.

The overall objective of implementing ESD principles across the airport where applicable, as outlined in the Approved Master Plan (2010), is “...a reduction in net impacts both on the site and to the surrounding region”. This is in-line with MAC’s overall sustainability objective of “encourage land use and development which is safe, efficient, flexible and environmentally sustainable”. In addition, MAC has committed to undertaking long term water conservation and re-use measures using the principles of Water Sensitive Urban Design (WSUD), which addresses issues of water consumption, water re-use, waste minimisation and environmental protection.

3.1

Kingston City Council

Moorabbin Airport is Commonwealth land located within Kingston City Council. As Commonwealth land, the development is exempt from State and local planning policies, however, they have been considered in this ESD review. Kingston City Council has set out its strategic plan over a four year period in the Council Plan 2009 – 2013. The Council Plan articulates Council’s direction and priorities under specific outcome areas. One of the outcome areas is A Sustainable Environment. In accordance with the Council Plan’s sustainability objectives in this outcome area, the development considers practical measures to achieve positive outcomes with respect to: -

Water conservation and recycling;

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Stormwater quality;

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Energy efficiency;

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Transport; and

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Biodiversity.

In responding to these imperatives, the required application of planning policy is taken into account. The State Planning Policy Framework – Clause 11 Settlement states “Planning is to recognise the need for, and as far as practicable contribute towards: -

Energy efficiency.

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Prevention of pollution to land, water and air.

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Land use and transport integration.”

Further, the Kingston Planning Scheme – Clause 21.09 addresses the environmental landscape of Kingston. The relevant objectives for ESD under this clause are:

02-Dec-2013 Prepared for – Moorabbin Airport Corporation Pty Ltd – ABN: 94081564310

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Costco Major Development Plan Project Ecologically Sustainable Design

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Objective 2: To improve water quality within the municipality’s waterways.

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Objective 3: To maintain the diversity of flora and fauna habitats and promote opportunities for reinstating local native flora.

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Objective 4: To manage and protect floodplains and flood prone areas to minimise the impacts of flooding.

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The ESD approach undertaken for the Costco MDP Project by MAC aligns with and supports Council’s strategic ESD direction outlined within the Council Plan and local planning policy.

3.2

National Construction Code

As part of the Commonwealth Government’s policy to reduce greenhouse gas emissions, energy efficiency provisions were introduced into the legislated Building Code of Australia (BCA) in 2006 under Section J Energy Efficiency. In 2012, the Australian Building Codes Board amalgamated the BCA and Plumbing Code of Australia (PCA) into a single code now known as National Construction Code (NCC). The objective of NCC BCA Volume 1, Section J is to reduce greenhouse gas emissions associated with the energy consumption of buildings. This is achieved through thermally efficient building envelopes and energy efficient building services. The Costco MDP Project will comply with the requirements of NCC BCA Volume 1, Section J, to ensure that sustainable solutions are achieved. Section 4.0 outlines the key areas where the NCC BCA Volume 1, Section J provisions have been met.

3.3

Costco Wholesale Development Guidelines

The Costco Wholesale Development Requirements (2013) were developed by Costco to define the minimum requirements for all of the company’s warehouse developments in Australia. The document provides guidelines for site-wide design considerations, but does not define requirements for building services within the warehouse buildings. The Development Requirements include a number of ESD principles with a focus on the impact of the development on local ecosystems. The key ESD requirements for Costco developments are as follows: -

Detention and retention of stormwater from the site will be designed to prevent damage to downstream stormwater systems;

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Treatment of stormwater discharge, particularly from car park and car refuelling areas, to meet the requirements of local environmental authorities;

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Development of an Environmental Protection Plan for the underground petroleum storage system, including pollution protection equipment and loss monitoring procedures;

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Installation of landscaping around the site and within car park areas, using low water use plantings, minimal lawn areas and a water conserving irrigation system; and

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Provision of recycling storage and collection facilities for cardboard and used tyres.

In 2009, Costco’s internal Corporate Sustainability and Energy Group released the Corporate Sustainability Report. The report outlines further ESD principles implemented by Costco across their stores globally. Key initiatives include: -

Steel containing recycled content used for the external metal cladding;

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Skylights cover 4-6% of the total roof area of each warehouse, to reduce electricity consumption from lighting;

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Implementation of Energy Management Systems to optimise energy consumption;

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Water efficient fixtures and fittings, including tapware and toilets; and

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Implementation of leak monitoring, vapour recovery systems and spill clean-up solutions at Costco fuel stations.

02-Dec-2013 Prepared for – Moorabbin Airport Corporation Pty Ltd – ABN: 94081564310

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3.4

Costco Major Development Plan Project Ecologically Sustainable Design

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Green Star and NABERS

Two voluntary environmental rating schemes are in common use across Australia – Green Star and the National Built Environment Rating System (NABERS). Green Star is a holistic environmental performance tool that rates the design, construction and operation of a range of environmental attributes of a building, whereas NABERS only rates the operational performance of a building with respect to specific environmental areas such as energy and water. Neither scheme is mandated under legislation, nor are they applicable to this particular development. Nonetheless, the project team are committed to ensuring that elements of these sustainability rating tools have and will continue to be used to inform the design process (i.e. sustainability framework and benchmarks). This will ensure that key sustainability principles from these tools are integrated into the final design.

4.0

Key Project Sustainability Initiatives

Following is a summary of the key sustainability initiatives which have been categorised into the following environmental categories: -

Biodiversity and Land Use;

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Water Efficiency;

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Energy Efficiency;

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Alternative Transport; and

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Materials and Resources.

Sustainability initiatives have been selected to ensure that the final design for the Costco warehouse aligns with the project’s key sustainability drivers and objectives as stated in section 3.0. At this stage of the design process, each sustainability initiative has been assigned a level of project commitment according to the following method: Commitment for adoption into the current design. The initiative is in line with the project’s sustainability drivers and objectives Further development required. Costing and design implications need to be investigated before the initiative can be confirmed for incorporation into the design The initiative is not recommended for inclusion into the current design Each sustainability initiative has also been assigned a reference according to its practice within Australia’s engineering and construction industry:

S

Standard Practice: The initiative represents standard practice within the industry, and is also required by regulation as minimum practice (i.e. NCC BCA Volume 1, Section J Energy Efficiency requirements)

G

Good Practice: The initiative represents a practice that is above and beyond what is required under regulation (i.e. NCC BCA Volume 1, Section J Energy Efficiency requirements)

B

Best Practice: The initiative represents leading edge design and can be considered best practice within Australia’s engineering and construction industry

02-Dec-2013 Prepared for – Moorabbin Airport Corporation Pty Ltd – ABN: 94081564310

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4.1

Costco Major Development Plan Project Ecologically Sustainable Design

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Biodiversity and Land Use

A construction project of this size has the potential to incur a significant impact on the environment in both its construction and operational phase. Consequently, the following sustainable construction practices and operational management practices will be embedded in the project. Comment

Enhanced native vegetation and biodiversity

Water sensitive urban design (WSUD) principles will be implemented in accordance with Melbourne Water WSUD Guidelines through the use of bio-swales and stormwater detention basins. This includes the use of a sediment and erosion control plan during construction

B

Enhanced native vegetation and biodiversity

The landscape design will protect and enhance the local biodiversity through the planting of indigenous vegetation. This in combination with WSUD initiatives will work in concert to improve the biodiversity of the site

G

Stormwater discharge

The stormwater drainage system will be designed to prevent damage to downstream stormwater systems. The peak flows will be reduced by detention off site via the realigned Mordialloc Settlement Drain retarding basin

B

Recycling waste

Coupled with the ample provision of waste bins for patrons, dedicated and easily accessible areas for the collection and storage of materials for recycling will be provided for cardboard and used tyres

G

Light pollution reduction

Light pollution from the development to surrounding areas and the night sky will be minimised to reduce interference with the local habitat (particularly nocturnal creatures), neighbouring properties and aircraft operations

G

Petroleum storage tank monitoring

An Environmental Protection Plan will be developed for the underground petroleum storage system. The Plan will include loss monitoring procedures, an incident management procedure, and a maintenance schedule to minimise groundwater contamination

G

4.2

Status

Reference to practice

Initiative

Water Efficiency

Identified as a key sustainability objective for the project, the design aims to incorporate an efficient and sustainable use of water throughout the site. Following are the key hydraulic initiatives for the project. Comment

High efficiency fittings

High efficiency sanitary fittings and fixtures will be used throughout the development and wider site to reduce the potable water demand. This will reduce not only water consumption, but also the energy required by the domestic hot water plant. Fixture performances will include: Tapware: 4 star WELS rating (