Michael Green

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Let there be rock

In Architecture and building on September 11, 2014

From the centre of a stage to the bottom of a mountain, heavy rock has formed the soundtrack to Andy Walker’s life.

Smith Journal, Volume 11

ANDY Walker pulls into the kerb to pick me up. Rocky, his bullmastiff, stands watchfully in the back of the ute. “If you’re up for it, I was thinking of taking you to Wollumbin tomorrow,” he says, after I’ve settled in. “Early early. Dark early.”

“Sure,” I say, not sure at all. He explains: Wollumbin – or Mount Warning, as Captain Cook named it – is the old volcano north-west of Byron Bay.

“That’s where the stone comes from, man. That’s the source,” he says. “From there you can see the way the lava flowed; you can see why this area is shaped like it is. It’s all from that mountain. That’s why I’ve got a job here.”

He pauses a moment. “It’s really beautiful up there.”

Walker is a stonemason. He’s also the frontman of a stoner rock band called Fort. They don’t play so often anymore, but he’s still got the look: low-slung, skinny jeans and a metal-studded belt; a surfer’s tan, tatts and a handlebar moustache. His worn, navy t-shirt is printed with the logo for his business – Bay Area Stoneworks – and its tagline: “Let there be rock”.

“Everything we build with is volcanic,” he continues. “Wollumbin erupted and blasted basalt all over this area. Drops of molten lava fell from the sky and landed on flat surfaces and cooled.”

And then, there was rock.

“Little rocks and rocks the size of houses. You get these nice shapes and beautiful flat faces. The rocks get rolled around and weathered and worn over the years. They’re 23 million years old: they look better with age.

“I love the feel of stone,” he goes on. “It’s old. You can’t beat that feeling of working with something that’s older than anything else.”

I’ve only been in the car with Walker five minutes when I find myself thinking this thought: “Maybe I could move to Byron Bay and be a stonemason like him.”

Actually, Walker moved to Bangalow, the small town nearby. It was fifteen years ago, when he was 21 years old. He rented a room in the pub.

The son of an Air Force helicopter pilot, he’d lived “all over” growing up: Townsville, Karratha, Perth, Canberra. Nowhere more than five years.

He inherited a healthy dose of wanderlust. After a long stint overseas, and many months in Melbourne, he loaded up his 1961 Holden sedan and headed north. He wanted warmer weather and open space; he wanted to be outside; and most of all, he wanted to play music.

Walker is telling me all this as we drive. He’s giving me a tour of several jobs completed by Bay Area Stoneworks, all of which seem to be in the most outrageously beautiful places along the coast and scattered through the lush hinterland of the northern rivers.

We’ve just left a big house on Cape Byron overlooking the brilliant blue sweep of the bay, where Walker and his team recently spent six months building large stone terraces down the hill. “It was easy to get used to that view,” he says.

We take the road towards Bangalow and he points at a stone entrance to a driveway, alive with lichen and moss. “That’s the first job I worked on. It looks like it’s been there for a hundred years, right?”

It does – and appropriately so, for this is where Walker’s story takes on a timeless, almost mythical, quality:

The Young Man was travelling and searching, as young men will. Then one day in the alehouse, an Old Tradesman whispered in his ear. The next morning at dawn he took the Young Man to visit the Craftsman, Tom Stonemason, from whom he would learn.

“Instantly, I thought: ‘This is what I want to be doing’,” Walker says. “I stuck by his side for seven years.”

Just as fortuitously, Tom Stonemason loved the other kind of heavy rock, too.

Walker had started a band, inspired by the ’90s Californian stoner-rock band Kyuss. The band members all lived on farms around the hinterland, where they could rehearse long and loud, then drive to the beach and surf whenever they liked.

The guitarist, Stu Hume, began working with Tom Stonemason too. “We’d work for a month, take off for a week. Go touring, go recording. He would always let us come and go, and still keep teaching us.”

Their boss went to their gigs and even kicked in cash for band publicity. “At the bottom of posters it’d say: Proudly Supported by Tom Stonemason,” Walker says.

Fort played Splendor in the Grass, toured all over the country at metal festivals and supported bigger bands like the Black Keys, Fu Manchu, Monster Magnet, Grinspoon and even a reformed Kyuss. A review in Rolling Stone declared: “this NSW quintet wield some serious axe”.

Walker had always played music: a hot trumpet teacher had been his muse in early high school, but when she left, he bought a guitar. His high-school band, Solar Cat, supported some big Australian acts. “I’ve always loved big heavy, guitar-based rock and roll ever since I was little. I like it loud,” he says.

Something else was alluring too: “I like being in the spotlight,” Walker admits. “It’s one thing I miss. Whenever we did a gig it’d be a party, a big blow out. Next day would be like, ‘Fuck, what happened?’ That was fun.”

Around that time, he began dating his wife, Poppy, who is a filmmaker. It didn’t work out. Walker generally has the makings of a mischievous smile at the ready, and now it breaks out. “We were seeing each other briefly, but she was living a very healthy lifestyle and I was not,” he laughs.

Now, however, his long rock-and-roll locks have gone. “I guess my lifestyle has turned around. I was totally infatuated with her all along. She kept saying, ‘One day I’m going to get you to build me a stone house’. Finally, five years ago she came up here, and I said, ‘Let’s build a stone house’. She’s been here ever since.”

The band stopped touring when he and Hume decided to concentrate on their stonework. But they still play sometimes – Fort supported Monster Magnet again in April – and Walker records and composes music for films. Poppy is pregnant now, and he’s piecing together a kids’ album comprising humorous heavy rock songs, with children’s themes: “Kinda like the anti-Wiggles,” he explains. “I think it’s got legs.”

When he was a boy, Walker had a recurring dream in which he found coins on the ground. “Didn’t everybody have that dream?” he asks me. “It felt so good!”

We’re in a paddock now, collecting rocks. He’s stalking stones about 200 mm thick, with flat faces, to suit the top of a wall. “Every job is like a treasure hunt, looking for the right rock,” he explains.

Rather than buy stone in bulk, and cut it to fit the job, Walker likes to leave the stones whole, and let their shape dictate the work. Everyday, they gather their quarry from nearby fields or farms, with the farmers’ permission.

Shifting rocks is hard work. It can take a quarter of the hours on any given job. Walker is a regular visitor to Mexico – he and Poppy were married there – and when he visits the Mayan ruins, one thing he ponders is how far the stone had to travel, without the benefit of wheels and fossil fuels.

Even so, he wakes happily. Work is no burden. “In the mornings when most people are heading into town to work, I’m heading out to the hills, which is what I love.”

After the treasure hunt comes the puzzle: sifting the pile for the perfect stone for each crevice. The puzzle takes time, and that costs money. The clients of Bay Area Stonework are lawyers, financiers, jetsetters and the sons of steel barons. But unlike stonemasons past, for Walker the trade is not a matter of servitude.

“Without people who really appreciate the work I do, and if they didn’t have the money, I wouldn’t get to indulge in these great projects,” Walker says. “And they usually throw good parties as well.”

Earlier in the day, we’d visited the sumptuous estate of a banker, where the Bay Area crew had built a series of stone tracks and bridges in the forest along a river. And before that, we pulled into an old banana farm where the owner, a Hong Kong–based high-flyer, had commissioned massive stone walls and an epic staircase cutting through a hill, opening up to a panorama of the valleys and sea to the east. “My brief was to make it look like the continuation of the mountain,” Walker had explained, pointing at the cliff above us.

Most times, a one-wall job becomes two, and then a fire-pit, and then a staircase, and on and on. “People get seriously addicted to stonework,” Walker says.

Stone building – carefully constructed, massive and ageless – comprises the perfect combination of order and disorder. “It transforms a house; it can make an ordinary place look really attached to its surroundings. It’s got this way of making a new place have old character.”

Walker bought a house in Bangalow about the time Poppy moved north and the band stopped touring. He always likes to have a project on the go – mostly fixing up old Holdens – but in recent years he’s turned his hands to their house, as promised.

It’s unmistakable. There’s no flimsy front fence, only solid stone walls. Pass through the gate and you enter a large stone courtyard, bordered by stone walls, with a frangipani growing in a circle of stone. Inside, you’ll find a wide, immaculate stone chimney. Out the back, an impressive stone-clad garage.

(Poppy says: “Keep building!” Too much rock is not enough.)

It’s well before dawn, it’s raining, and we’re sitting halfway up the extinct volcano. The local Aboriginal people, the Bundjalung, request others consider not climbing Wollumbin, so we avoid the ascent to its peak.

Walker had picked me up at 3.30 am, earlier than I’d thought possible. Along the path, he paced ahead, stepping lightly through the beam of his torch.

He has been coming here ever since he moved north, usually for sunrise. On a clear day, the mountain receives the first rays to strike the continent. But today isn’t a clear day; instead, the clouds gradually shift from dark to grey to lighter grey.

The rain grows steadier and then becomes a downpour. Walker is only wearing a t-shirt and shorts, but the storm doesn’t trouble him. I remember the recurring childhood dream he’d told me about yesterday – the joyful one about finding a coin. It occurs to me that it doesn’t only explain his pleasure gathering rocks, but neatly sums up his approach to life.

Slowly, the rainforest reveals itself: the tangled roots of figs; the strong, wet smell of bat shit; the bulbous, luminous fungi beneath branches; and high above, the thick green canopy.

For some humans, life is confusing; waking each morning is a rupture that never quite heals. Walker is not burdened with such fears. Sisyphus struggled with his rock. Andy Walker loves his, always has. The heavier the better.

This article was published in Smith Journal, volume 11

Switching to solar

In Architecture and building, Environment on June 3, 2012

As electricity prices increase, more people are turning to solar power to reduce their reliance on the electricity grid. For those who want to make the switch, here are the basics of solar PV.

THERE’S a basic fact that a surprisingly large number of people haven’t yet grasped about solar energy. “We still get queries from people who get solar photovoltaics mixed up with solar water heating,” says Mick Harris, managing director of eco-retailer EnviroGroup. “It’s really a matter of understanding what you want.”

It’s a simple point, but it underscores the most important thing prospective panel purchasers need to do – research well.

Your deliberations will be detailed, from the technology and rebates to installation issues and variable electricity charges. But don’t be put off – once the panels are in place, maintenance is minimal. For at least 20 years, you’ll be able to sit back and enjoy the sunshine.

Open publication – Free publishing – More green home

Technology

There are three common types of solar PV panels: monocrystalline, polycrystalline and thin film. Most of the panels sold in Australia are of the mono and poly kind. Thin film is much less efficient – it needs nearly double the roof space of other panels – but requires far less silicon to make and has less embodied energy. Lance Turner of the Alternative Technology Association adds that there is also a hybrid panel made by Sanyo which is a combination of crystalline and thin film technologies. “These perform particularly well,” he says, “but at a price premium.”

As well as the panels on the roof your system will need an inverter, which converts the DC (direct current) electricity produced by the panels to AC (alternating current) and feeds any excess electricity into the grid.

‘Building-integrated’ photovoltaic systems such as tiles, facades or glazing are uncommon. Susan Neill, from engineering consultancy Global Sustainable Energy Solutions, says those systems are much more expensive: “It tends to be driven by airports or iconic buildings that want to make a statement by putting it in.”

Rebate madness

For the solar PV industry in Australia and for households it’s been the best of times and the worst of times. Let’s start with the worst: changes to government rebates.

The Federal Government’s cash-back rebate is based on the trading value of ‘small-scale technology certificates’ (STCs, formerly known as RECs), which are created when renewable energy systems are installed. Right now, eligible householders receive a credit of three times the certificate price, which fluctuates according to market demand. From July 1, the credit will be reduced to two, meaning the rebate for householders will fall by one-third.

Most of the incentives offered by state governments have also been cut. These feed-in tariff schemes pay people according to how much energy a household supplies to the grid. Queensland’s feed-in tariff is the last one intact – elsewhere they’ve been reduced, phased out or abolished overnight.

Tim Sonnreich, policy manager at the Clean Energy Council, says that despite these cuts there is good news for household solar PV that shouldn’t be overlooked. Overall the price hasn’t increased significantly, thanks to lower production costs and the high Australian dollar. A 1.5kW grid-connect system can cost from $1500 to $6000 installed (including the federal rebate).

“The price of solar technology has come down dramatically over the last few years,” he says. “Even five years ago, buying solar was a major financial decision, like buying a car. But now it’s in the ballpark of $2000, people put it on their credit card and get on with their lives. The market has changed dramatically.”

What size system should I get?

The answer to the all-important question of size, says Mick Harris, will become clear when you ask three additional questions. “Firstly, how much room have you got? That’s going to limit how much you can put on your house,” he explains. “Secondly, how much of your energy bill do you want to get rid of? And thirdly, what is your budget?”

Shade is death for solar panels, especially the mono and polycrystalline kind. Even a small amount of shading significantly reduces the efficiency of the whole system, so there’s no point buying one if you have a mighty big tree blocking the sun. Ideally, for a small system, you’ll need at least 10 square metres of roof space facing north.

Next, take a good look at your electricity bill and make note of how much you use. The average Australian household consumes 18 kilowatt-hours (kWh) a day, according to the Clean Energy Council. The output of panels varies throughout the country, but a 1.5kW system will offset roughly a third of the average daily consumption.

At this point in the research process, it’s wise to think more broadly about where you use the electricity you consume. If you have an electric hot water service, it probably accounts for about a quarter of your bill, Sonnreich says. “Hot water is a major expense, so if you don’t have much rooftop space, solar hot water might give you a better return than PV.”

Installation

Up to half the cost of your solar electricity system will go towards its installation, and as with any job around the house, you’ll want to make sure it’s done well.

The output of your panels will vary significantly according to their orientation, access to full sun, and whether they’re angled appropriately for your latitude. With that in mind, quiz your solar company about all these requirements, and about their installers’ experience.

To be eligible for the rebates and feed-in tariffs, you must use an installer accredited by the Clean Energy Council. “You must use an accredited installer in order to be able to access the upfront discount provided by the Small Technology Certificates (STCs) that are traded back through the renewable energy market,” says Damien Moyse from the ATA. He adds that when choosing a system and an installer, it’s best not to just choose the cheapest one. “Solar, like any other technology, depends on quality for performance, and you want a system that will generate for at least 20 to 30 years. Consider the warranties closely and be prepared to pay a little more upfront for a good-quality system that will provide you plenty of savings on your electricity bill over time.”

Susan Neill suggests that before buying you should request an indication of the panels’ performance. “Ask for a performance guarantee that the system will produce a certain number of kilowatt-hours per year, on average, for your location,” she says. “Then you’ll have the knowledge to check it yourself.” Likewise, seek a long-term warranty (up to 25 years) and make sure you keep hold of the documentation.

Energy retailers and distributors

You need to let your energy retailer know if you’re going to install a solar PV system. Many retailers will offer you a premium for the electricity you export to the electricity grid, but don’t be bamboozled by that rate alone: make sure you find out what your new tariff and fee structure will be.

“You have to ask the whole question – how much is it really going to change your bill?” Sonnreich says. “You might get a better rate for the power you export, but you might pay more for the power you import. Do the sums on everything.”

And while you’re speaking to the energy companies, ask them about your new meter – who will supply it, how will it work and how much will it cost?

Off-grid systems

Stand-alone renewable energy systems are much more expensive upfront than grid-connected systems. As well as the panels, you’ll need batteries, a regulator to manage the way they charge and possibly a backup generator.

After the Victorian bushfires in 2010, the ATA commissioned research into the cost of off-grid systems compared to grid infrastructure.

“The capital cost is high compared with grid connect,” says Damien Moyse, “but if you have an efficiently operating house, then you can set up one of these systems for $20,000 to $30,000 and it’s going to generate electricity for at least 20 years and longer.”

Is there any cause to go off-grid in the city? Smart meters now allow retailers to set time-of-use tariffs that incorporate high rates for peak time energy use. “If you are a household that cannot avoid consuming energy during these peak times, the long-term cost of installing batteries and electricity backup may become an attractive option,” Moyse says. “However, in most circumstances this will not yet be the case and a grid-connect system will still offer plenty of opportunity to avoid peak rates.”

Ask lots of questions

Some local councils or community sustainability groups still coordinate bulk purchases, though they’re less common than they once were. If you haven’t the time or the head for research, these schemes are a good source of information.

Even so, start your research with the Clean Energy Council’s consumer guide to buying solar panels. It contains a comprehensive list of questions to ask, but the legwork is up to you. “Shop around. Don’t make a snap decision,” Sonnreich suggests. “Find a company that is prepared to talk the issues through with you.”

Mick Harris also recommends some sleuthing. “There’s a mixture of players out there in the market – some of them are good and some are not so good,” he says.

If you google a solar retailer, together with the words ‘problems’ or complaints, you’ll soon find out which is which. It’s also worth checking the popular forums on the Whirlpool and ATA websites. “You can protect yourself from the worst of the companies by doing some homework online,” Harris says.

This article was published in Sanctuary Magazine.

Farming on the fringe: Q&A with Dave Sands

In Architecture and building, Environment on March 16, 2012

Dave Sands, former regional director of the ministry of agriculture, in British Columbia, Canada.

Why should people care about peri-urban agriculture?

FOR me, it’s agriculture. It just seems that the best farmland quite often is around the city. The city starts where the best climate is, and the flat land. In British Columbia, about 35 years ago the government realised we were burning up our best farmland and that’s when they stepped in and formed an agricultural land reserve.

It’s for the security of food production for future generations. With the cost of oil rising, shipping food will be very expensive. In Canada, 75 per cent of our food comes from the States. The Americans are burning up their prime farmland. We can’t rely on another country all the time to supply our food.

Can you explain how the land reserve works?

It’s only 5 per cent of the whole land base of the province. If you have a piece of land in the reserve and you want to subdivide it, there’s a special commission set up to oversee what’s good for agriculture. So if somebody said ‘I’m growing this crop and the market is down, I want my land out of the reserve so I can survive’, they say ‘I’m sorry, you either sell it as a farm or you ride it like everybody else’. The economics don’t come into it.

I bet the farmers didn’t like that, when it was brought in?

No. But when the farmers said ‘You’re locking us in’, that government made up a formula to make sure they got a fair return on their investment. For about seven years, they paid the farmers sometimes if the market went down, and it got them onside. What it was saying to the farmers was you’re giving up some rights for the good of the community therefore we’ll help you through it. And now, you get people buying in there, but they’re buying into the agricultural land reserve, they know what the law is. It’s very difficult now for them to chop up a piece of land.

The main question people always ask is ‘Where are you going to build your houses?’ But the first thing should be, ‘How are you going to feed the people?’ If it doesn’t affect your food to take that land, that’s fine. You have to reverse it – first tell us how you’re going to feed everyone. It seems so far off now, but it’s making plans for future, that’s the hardest thing sometimes to do, and that’s what we’ve done.

How does city fringe farming compare to urban agriculture?

People are talking about urban agriculture, but really it’s not agriculture – it’s gardening. Realistically, it would take thousands of these community gardens for one farm in our Fraser Valley. The answer is at the edge where that farmland is, and keeping those farmers farming.

Is this about thinking about the food system as a whole?

One thing about food is that everybody needs it. It’s one of those few things. A shortage of food would bother people. But the food system is taken for granted. We eat three times a day and we don’t ever think about it. It’s always there. For lots of people in the world it’s never there. But, for us, we’re so healthy and rich, we’re living at probably the best time we’ve ever had and nobody believes it’s going to end.

But the other thing is that now around the world, something happens in one country and everything falls. We haven’t ever been here before, there are 7 billion people and in 2040 we’re going to be 9 billion people. We’re struggling now and about one-third of the agricultural land has problems, and desertification is increasing.

Farmland and oil go hand in hand, because as oil becomes more and more expensive, we’re going to look around and say, ‘Well, let’s grow it here’. But we’re giving away thousands of acres we could have saved.

See a video of Dave Sands speaking about the agricultural reserve, at the On the Edge forum, run by Village Well. 

Farming on the fringe

In Architecture and building, Environment, The Age on December 4, 2011

What will we reap when agriculture moves away from town?

IF you drive through Clyde, on the south-eastern outskirts of Melbourne, you’ll see the old farms where a new, very different, crop is being sown.

Next to the market gardens and green paddocks still lined with windbreaks are expanses of soil dotted with earthmovers and giant concrete pipes. On these properties, houses will become the next harvest of the land.

Melbourne’s urban growth boundary was extended last year and is under review yet again. In May, the state government appointed an advisory committee to recommend “logical inclusions” to the boundary in seven municipalities on the city’s fringe.

In Clyde, the City of Casey opposes any further extension (pdf), and argues instead for “logical exclusions” from last year’s ruling. In its submission to the committee, it stated that the boundary has already exceeded a sustainable limit.

Kathryn Seirlis, the council’s manager of strategic development, says the current and former governments haven’t given enough weight to the role of agriculture in the region, especially in creating employment and improving health and wellbeing.

“We think it’s critically important to protect viable, high value agricultural land for the future communities of Casey and beyond,” she says.

The controversy over Clyde fits within a larger debate about farming on the city’s fringes. The issue was the subject of a recent forum on “peri-urban agriculture”, coordinated by placemaking consultancy Village Well.

Trevor Budge, associate professor of planning at Latrobe University, argues good soil should be managed like any other resource. “If you found a supply of building sand or gravel, you wouldn’t just build over the top of it, you’d treat it as a finite resource,” he says.

“From everything we know – whether it’s climate change, peak oil, energy costs or transport costs – having productive agricultural land close to the city makes us more resilient for the future.”

Mr Budge says constant shifts and reviews have turned the urban growth boundary into a “zone of impermanence”. Many farmers and landowners outside expect to be re-zoned inside, and don’t keep investing in their land.

It’s a problem acknowledged by the Growth Areas Authority, the statutory body charged with coordinating the development of new suburbs.

“One of the problems in the past has been short term, knee-jerk reactions, with huge numbers of people all expecting make a lot of money by being [re-zoned] in the next new residential area,” says Peter Seamer, CEO of the authority.

He says the latest round of reviews is different, and will set aside enough residential land for decades to come. “The processes we’re going through will be sorted out by government in the next few months and they’ll set a very clear direction for the next 25 years,” he says.

Mr Seamer says that although “no one likes to see a reduction in farming land”, urban growth comprises a very small proportion of Victoria’s total farmland.

“The growth has got to go somewhere,” he says. “There was a crisis in the middle of last year, when prices for land went up very steeply because there was a shortage of supply, particularly in the Casey area.”

The state government has not yet released the findings of the logical inclusions process.

But the Casey council has foreshadowed using its planning tools to support farming within the growth boundary, even if its submission is rejected. Together with the Cardinia and Mornington Peninsula councils, Casey has been working on a plan to establish the Bunyip Food Belt, a zone of intensive agriculture that would draw on recycled water from the Eastern Treatment Plant.

Mr Budge accepts that Australia isn’t running short on agricultural land, but says proximity to the population makes all the difference.

“Growing food is part and parcel of the way cities operate. The better metropolitan strategies around the world make agriculture one of the core social and economic components of their plans – not something that sits off the edge and can be pushed further out,” he says.

As well as the added security afforded by a short food-supply chain, he says peri-urban farming also improves wellbeing. “Having contact with nature and an understanding of where food comes from is good for us socially and psychologically. It maintains the contact with the real world that we’ve had for 10,000 years of human history.”

Trading herbs for suburbs

IT’S the end of a normal day on the farm at Australian Fresh Leaf Herbs, in Clyde, just beyond Cranbourne.

While the packing workers tidy the cool room before heading home, banker-turned-farmer William Pham gestures at the rows of hydroponic basil in front of him. “We recycle our water, so we need one-sixteenth of the water for conventionally grown basil,” he explains.

Together with his business partner Jan Vydra and their 60 casual and full-time staff, Mr Pham produces and packages 70,000 bunches of herbs each week.

They began operations here in 2008, but their farm was included in the revised urban growth boundary in 2010. They’re looking for land elsewhere. “When we bought here, this road was empty,” Mr Pham says. “Now you can’t recognise it. The development has happened much faster than I expected.”

Mr Vydra, who was recently named the 2011 Young Australian Farmer of the Year, says he wants to stay within 40 minutes of the city. That kind of proximity is better for business: it’s easier to find workers, supplies are cheaper and more accessible, and the cost of transporting the produce is lower.

But once the boundary expands, property values rise and rates increase. “That’s what happens – you have to sell up. It’s beautiful soil around the whole area at Clyde. People have been farming it for 100 years and they have to move,” he says.

“There’s an economic benefit – we get much more money for our property – but as a community, we lose some really fertile soil and they’re going to put slabs on top of it.”

Although he can see the dilemma for planners, who want to provide affordable housing, he’s worried about food security as older farmers retire. “We need to figure out what’s being produced here and how we’re going to shift it elsewhere to make sure we keep producing food for our people.”

Mr Pham is ambivalent about the change: he says small-time farmers will disappear, but doesn’t think there’ll be any impact on shoppers. “A lot of the smaller growers will sell up, make their money and have an easier lifestyle.

“We spent a lot of money on this place, so what the heck – we may as well do it again. We’re too young to retire. We just have to move further out.”

Read this article at The Age online and watch Trevor Budge’s talk on the importance of peri-urban agriculture in Australia, at the On The Edge Forum.

Retrofitting to six stars

In Architecture and building on November 15, 2011

HOUSE energy ratings are on the rise again. From May, the regulations in the national building code were lifted from five to six stars. Within a year, the new rules will be in place throughout the country (except New South Wales, which uses BASIX instead).

The rating system is based on predicted heating and cooling requirements for your home. Depending on your location, a six-star rating means you’ll need up to a quarter less energy to stay comfortable than you would under the old five-star rules. With utility prices on the march, that equates to a hefty saving on your bills.

So how much does it cost to convert five-star plans to six stars?

New homes

In a recent study, Timothy O’Leary and Dr Martin Belusko from the University of South Australia analysed a dozen house designs offered by volume builders. Using standard materials and without any major redesigns, they found it would cost an average of $3900 to lift the plans to the new standard (PDF).

But Alison Carmichael, CEO of the Association of Building Sustainability Assessors, says it’s possible to build to six stars at no extra cost, so long as you include passive solar design techniques such as good orientation and cross-ventilation.

“You need to involve someone who understands thermal comfort right from the beginning,” she says.

If you wait until you’ve settled on the design, moving to a higher rating can get expensive. “By then, there’s usually been so much blood, sweat and tears put into the plan that you’re loathe to change anything,” Carmichael says. “To get it up to six stars, the building sustainability assessor is left with little option than to recommend expensive inclusions such double glazing.”

Retrofitting existing homes

Although the timing and details are still unclear, the federal and state governments have agreed that a dwelling’s energy efficiency should be disclosed when it is put up for sale or lease. That’s sure to provide a big incentive for homeowners to lift their green game. But is possible for every home to hit six stars?

The Moreland Energy Foundation (MEFL) and Sustainability Victoria have analysed the efficiency potential of dozens of existing houses.

The researchers surveyed each dwelling and calculated its energy rating. Then they modelled a series of upgrades to the building fabric: ceiling, wall and floor insulation, draught proofing, drapes and pelmets, external shading and double-glazed windows.

Govind Maksay, from MEFL, says that without major renovations, six stars will be very difficult to achieve in most homes.

The average upfront rating of the houses they examined was just 1.7 stars. With a full suite of retrofitting measures in place, the average jumped to 5 stars. But out of the 45 dwellings studied, only half a dozen were able to reach or exceed six stars.

In Maksay’s initial study, the full retrofitting package landed at an average cost of over $22,000. However, the changes weren’t all equal, in either impact or cost.

“On average, over 80 per cent of the rating improvement came from the insulation and comprehensive draught proofing,” he says, “but that constituted just 20 per cent of the total upgrade cost.”

In contrast, double-glazing proved highly expensive for more limited benefit.

Although these findings vary according to the dwelling and the modelling undertaken, Maksay says householders can learn important lessons from the study: focus on the fundamentals before going for trendy upgrades – seal gaps and insulate walls and ceilings.

“To really improve your star rating you have to tackle wall insulation, whether that’s with blow-in granulated mineral wool, or by removing the weatherboards or plasterboard and inserting batts.

“Insulating your ceiling and ignoring your walls is like trying to stay warm wearing a beanie, but no clothes,” he says. “The other message is that there’s a difference between wimpy and comprehensive draught sealing. You need more than just door snakes.”

Maksay adds another important caveat: all-out blitzing your home’s star rating probably isn’t the smartest way to spend your money, or save energy, because it only takes into account the building fabric. “You can reduce your energy costs cheaply in other ways, with efficient lighting, appliances and hot water systems, and by reducing standby power,” he says.

“Also, if you’re renovating, think about how you can more effectively heat and cool your house – for example, you could put a super-efficient reverse-cycle air conditioner into your living room and limit the total area you need to keep at the right temperature.”

RETROFITTING CASE STUDIES

From Sustainability Victoria’s On-Ground Assessment of the Energy Efficiency Potential of Victorian Homes.

Vermont House

Construction type: 1970s single-storey, detached brick veneer, 175 m2. Suspended timber flooring.

Rating before upgrade: 1.5 stars

Rating after full upgrade: 5.3 stars

Cost for full upgrade: $45,724 (including double glazing worth $26,288, which added 0.4 stars to the rating, after drapes and pelmets)

Comments: “This home was orientated well,” Maksay says. “The long axis of the block is east-west, so it has a long northerly aspect and the living areas are situated to the north. All the utility areas are on the southern side, with a small amount of glazing. It had very good sub-floor access so it would be possible to insulate the ceiling, walls and floor to a high level.”

Coburg House

Construction type: 1930s single-storey, detached weatherboard, 108 m2. Flooring partially suspended timber and partially concrete slab on ground.

Rating before upgrade: 1.2 stars

Rating after full upgrade: 3.7 stars

Cost for full upgrade: $18,376 (including double glazing worth $11,455 which added only 0.2 stars to the rating, after drapes and pelmets)

Comments: “This house is not oriented very well,” Maksay says. “It only has a couple of windows to the north and one of them is in a bedroom. Wall insulation made a significant impact here – more than doubling the star rating of the house – but there wasn’t sufficient access to install floor insulation.

“But this house is ideally suited to using an efficient gas heater in the kitchen and living space only, because that area is thermally isolated. The Vermont house is centrally heated, so even though it reached a higher star rating, it would have a much larger overall annual heating and cooling bill.”

This article was published in Sanctuary Magazine

Open publication – Free publishing – More architecture
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