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20 Bond Street


20 Bond Street, Sydney, NSW, Australia
ESD, Mechanical, Electrical, Fire & Hydraulic Consultants

Commencement Date: June 2009
Completion Date: March 2011
Client: Mirvac
Developer: Joint Venture between Mirvac and ING (also building owners)
Architect: Mirvac
Builder: Mirvac
Building Owner: Mirvac & ING (joint owners)
Capital Value: $60 million

20 Bond Street is an existing 30,000m2 office building located in the heart of Sydney’s CBD. The site straddles the Tank Stream, which was Sydney’s first water supply and in 2009 work commenced on the refurbishment of the building.

Floth was initially appointed to undertake a services audit as the mechanical, electrical, hydraulic and fire services engineers, and was then engaged to design and document a refurbishment of the building services. With the exception of the chiller and cooling tower plant, the majority of the services were replaced due to their age and to improve the energy and water use efficiency.

The project has achieved a Green Star Office Design rating of 4 Stars and a NABERS Energy rating of 5 Stars. The existing main chillers were retrofitted with variable speed drives to improve their efficiency.

An active chilled beam system was selected for the air conditioning which was connected to the existing chilled water system for space efficiency. The use of this system enabled a disabled toilet to be incorporated into the redundant on floor plant room space. Floth was able to eliminate the smoke exhaust fan rooms at the perimeter of every alternate floor. These innovative designs provided an additional 525m2 of nett lettable area in the building which has a capitalised value of more than $3,500,000.

Floth specified 1200×600mm modular chilled beams, rather than the standard 2400×3000mm. This allowed for easy relocation of partitions depending on tenancy needs. The beams which are located in the ceiling grid also proved to be very cost efficient, eliminating the need for perforated ceiling tiles, acoustic treatment in the ceiling void and a white noise generation system.

The building remained 15% tenanted throughout the refurbishment. Floth produced work sequencing methods which enabled work to be completed without shutting down electrical and air conditioning services during business hours, despite the fact the new main switchboard and new condenser water pipework was installed.

Floth identified a sub-floor space below Basement 4, which was able to be used as a fire rated fire pump room. As a result Floth was able to move the existing pump system from a non-compliant fire location to a secure fire-rated room adding to the overall fire safety of the building.

As ESD consultants for the project, Floth was responsible for achieving a Green Star Office Design Rating of 4 Stars, a NABERS base building commitment agreement for 5 Stars and providing a report to attain Green Building Funding from the Commonwealth Government.

Special T5 light fittings were specified. This enabled the project to simultaneously maximise the requirements of the Green Star Credits to achieve lighting levels less than 400 lux and have a power density of less than 1.5W/m2/100lux. By installing the T5 lights, the overall number of light fittings in the development were reduced, which resulted in significant savings in the capital and operating costs.

Floth’s electrical and mechanical engineers worked closely with the tri-generation contractor to undertake detailed computer simulations of the tri-generation plant, to ensure maximum optimisation of the plant’s gas powered generator and absorption chiller were achieved. The overall results showed the installation of the tri-generation plant improved the building’s NABERS energy rating by 22 percent.

Project Award Wins:

Mirvac won the 2014 Property Council of Australia Innovation & Excellence Awards for the following category: Best Existing Sustainable Development.

Sydney

Ph:  +61 2 9419 4100
Fax: +61 2 9411 8460

Email: syd@floth.com.au

Brisbane

Ph:  +61 7 3513 8000
Fax: +61 7 3252 2499

Email: bne@floth.com.au

Melbourne

Ph:  +61 3 9448 8755

Email: mel@floth.com.au

Perth

Ph:  +61 8 6162 2396

Email: perth@floth.com.au

Jakarta

Ph:  +62 21 719 1044
Fax: +62 21 719 7812

Email: floth@flothindonesia.com