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General Project Description

Dominating the North Sydney skyline, 101 Miller Street is a flagship premium grade office building for the owners, Mirvac Property Trust and Eureka Funds Management.

With the relocation of anchor tenant Optus to its new headquarters in North Ryde, an ambitious $40 million upgrade was undertaken on the 16 year old building. The transformation included a complete reconfiguration of the lobby, as well as comprehensive upgrades to the large column-free office floors, premium building services
and amenities.

In line with the established sustainability credentials of the owners, the ongoing environmental impact of the building was a key consideration for the project. In an Australian first for an existing premium building a state of the art trigeneration plant has been installed at 101 as a partnership with Cogent Energy and with support from the NSW Government.

Trigeneration is the simultaneous generation of electricity, waste heat energy for heating and waste heat conversion for cooling through an absorption chiller by using a natural gas powered generator. The plant, combined with other energy saving features has produced a simulated NABERS Energy rating of 5 Star + 40% CO2 saving.

101 Miller demonstrates commitment to introducing new technologies and practical measures to reduce greenhouse gas emissions, improve energy efficiency and increase reliability of an assets' energy systems for the tenants.

Project Team Members

Project Manager- Mirvac Developments
Architect- Mirvac Design
Structural/Civil Engineer- Taylor Thomson Witting
Building Services Engineer- Shelmerdines
Quantity Surveyor- Mirvac Constructions
Acoustic Consultant- Renzo Tonin and Associates
Landscaping Consultant- Mirvac Design
Building Surveyor- Davis Langdon
Main Contractor- Mirvac Constructions

Management

• Green Star Accredited Professional engaged from the commencement of the design phase.
• Appointment of an Independent Commissioning Agent to provide commissioning advice and verify the commissioning of building systems.
• 12-month commissioning building tuning period after handover.
• Comprehensive Building Users Guide.
• Environmental Management Plan.
• Waste management plan to divert 80% of demolition and construction waste from landfill.

Indoor Environment Quality

• High levels of air change effectiveness delivering clean air.
• High frequency ballasts over more than 95% of NLA.
• Over 60% of the NLA is within 8m from windows providing external views.
• Thermal modelling utilised to optimise comfort levels.
• Low-VOC paints and carpets.
• Formaldehyde minimisation.

Energy

• Installation of Australia’s first trigeneration system in an existing premium commercial building delivering:
  > A reduction in electricity costs to the building and tenants when compared to current market prices for grid power;
  > The ability to provide the building and the tenants with full back up power supplies for continuity of business;
  > The technology has an efficiency of 75 – 80 per cent compared to grid power which is approximately 30 per cent; and
  > More reliable source of energy during peak demand periods.
• Base building design achieves a simulated 5 stars NABERS Energy + 40% rating including the car park.
• Tenant metering and electrical sub metering for plant and equipment.
• Office lighting zoning for flexibility and efficiency.
• 100% reduction in the peak energy demand on Energy Australia grid.

Transport

• Secure bicycle storage facilities, lockers and change rooms provided for 5% of building staff.
• Excellent proximity to public transport.

Water

• 3.5 L/flush toilets and 0.8 L/flush urinals reduce potable water consumption.
• Water meters are installed for all major water uses.
• Water efficient irrigation system with soil moisture sensor control.
• Cooling Tower system is designed for a minimum of 6 cycles of concentration.

Materials

• Re-use of façade and structure.
• Recycling facilities for office waste.

Land Use and Ecology

• Reuse of land that had previously been developed.

Emissions

• Refrigerant leak detection.
• Reduced flow to sewer due to water efficient fittings and fixtures.
• Light pollution minimised.

Innovation

• Installation of Australia’s first trigeneration system in an existing premium commercial building to reduce the peak energy demand on the electricity infrastructure by 100%, well in excess of the benchmark requirement of 25%.