ahm Wollongong
4 Star Green Star Rating
Project Overviewahm Wollongong is the first building to receive a 4 Star Green Star Design rating in the Illawarra region in New South Wales. The eight-level commercial office has a Net Lettable Area (NLA) of 7500 square metres and is the national headquarters of ahm, one of Australia's top ten health insurance organisations.Designed and constructed by Bovis Lend Lease for developer The GPT Group, the purpose-built office houses 400 ahm employees and is located on the corner of Market and Regent Streets in Wollongong's central business district. It occupies a prime site between commercial, retail and residential neighbours. The project consists of ground entry with public interface, lobby and support facilities, two levels of above ground car parking and five levels of large floor plate office space and a plant room level. From the outset, ahm had a vision to deliver a new, green workplace to accommodate the organisational growth and business needs, whilst incorporating the key objective of providing a healthy work environment. Key to the brief and development criteria was the clear, open floor plates and connectivity opportunities between floors to reflect and enhance the open, communicative workplace and to ensure a competitive market value. Bovis Lend Lease selected Bates Smart Architects to create the integrated base building and fitout design solution to achieve this brief. They worked on a design incorporating regular floor plates, flexible workspaces and floor areas with proximity to natural light and views to support the ecologically sustainable design aspiration. Building on the natural environment of the location, the team created work areas of collaboration, integration and vertical connectivity, providing employees with external views both to the mountains and the ocean and maximising daylight. Daylight was also accentuated through the design of an eastern side core that provided a clear, column-free workspace. As well as the base building design, the interior design for the integrated fitout was also inspired by the region's beach and hinterland colours, subtly reflecting the sustainability aspirations of the project in the final approach. The base building design embodies the original concept of a bold and sophisticated identity with visual presence. It provides a clear expression of building elements, base, middle and roof - and a strong directional, north-facing expression of architectural elements to accentuate primary building orientation and the Market Street address. The project's sustainability initiatives included carbon dioxide monitoring; the use of natural ventilation in car parks; water-saving devices; mixed mode operable louvers to facilitate natural ventilation; the use of low VOC paint, carpet and sealants; low emission formaldehyde wood; cyclist facilities including showers and lockers; building automation and metering to monitor and control energy in the base building and coordinated lighting power densities to reduce energy use. In addition, in excess of 60 per cent of construction waste was recycled. Sunshades were incorporated into the building to respond directly to the orientation specifics of each north and western facade. The level 7 roof terrace sought to enhance the expression of a dramatic roof form, whilst adding to the open workplace feel. The natural lighting and outlook offered by the transparent skin on the façade is maximised via glass walls to built zones on the perimeter and the careful selection of window furnishings to allow maximum visibility. The finishes are clean and fresh, creating a warm and healthy environment for employees throughout the building. Collaboration between the many parties was a key element in the success of this project. Roles and responsibilities within the development of the overall workplace brief enabled and supported the transition from design concept to quality results in construction. Despite the numerous stakeholders in the project, including the owners, developers, local authorities, tenant, consultants and the greater design team, the project team ensured all were involved in regular communications sessions and workshops. The constraints of the site were an additional challenge for the Bovis Lend Lease team, but these were overcome through regular and rigorous site inspections that ensured the quality and sustainable design aspirations for the project were achieved on site throughout construction. Positive feedback has been received from all stakeholders, including ahm employees. As a result of strong project management, ahm were able to occupy the building earlier than scheduled. In addition to its 4 Star Green Star - Office Design v2 rating, the building has been designed to achieve a 5 Star ABGR rating. Together, the project team has achieved a new benchmark commercial product in Wollongong that has an undeniable presence in its location. |
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Category Achievements
Management
A Green Star Accredited Professional was engaged from the design teamA Building Users' Guide, which includes information relevant to the building users, occupants and tenants' representatives is contractually required to be developed
A waste management plan has been developed to ensure that at least 60% of construction waste is diverted from landfill and reused on site or recycled.
Indoor Environment Quality
Carbon Dioxide in the building is designed to be monitored and controlled to ensure adequate fresh air in the office spaceShading devices have been designed to control daylight glare
High frequency ballasts have been specified throughout the office building to minimise flicker and eye strain of occupants
Low Volatile Organic Compound (VOC) paints, carpets, and adhesives and sealants have been specified throughout the building
Provision of a general exhaust riser that is used by tenants to remove indoor pollutants from printing and photocopy areas has been designed into the building
Energy
The building is designed to achieve a predicted 5 star ABGR ratingExtensive sub-metering has been specified to facilitate energy monitoring of base building services and tenancies
Lighting design is zoned (100m2 zones max.) to ensure ease of control
Transport
Cyclist facilities have been designed into the building to accommodate at least 5% of the building's staff.The building's location is near some public transport
Water
Water efficient fixtures and fittings have been specified for the buildingMaterials
A Waste Recycling storage area for tenants of the building has been designed into the buildingLand Use & Ecology
The buildings site was previously built uponThe site does not contain any endangered for threatened plant species
Emissions
Refrigerants and insulation with zero Ozone Depleting Potential (ODP) have been specifiedThe external lighting design avoids light pollution into the night sky