16-0302 v3.0/Construction and operation of tenanted spaces

QUESTION

Our project is a proposed retail centre including a supermarket, medical centre, gymnasium, child care centre, pharmacy, fresh food, restaurants and specialty shops. All of the individual businesses within the centre will be leased from the building owner, and for the initial construction of the building it is likely that most of the tenants will be responsible for completing their own fitout. We have a list of queries below that relate to tenant construction and operational factors as they impact on the relevant Imperatives. When reviewing these queries please note that we are fully intending on including the tenants in the LBC process and encouraging and supporting them to engage in and contribute towards the outcomes that the building is striving to achieve, however in some instances there are practical limits as to how far a landlord can influence a tenant, particularly with respect to how they choose to operate their business.  As a general note we are intending to incorporate as much of the tenancy fitout works into the LBC philosophy, particularly items that are fairly generic such as flooring, walls, partitions, lighting etc., this will be done through the use of a tenancy fitout guide and will provide mandatory requirements covering their fitout design and construction, as well as guidance information explaining the philosophy of the LBC and how the tenant's fitout works and operations fit within the overall buildings targets and aspirations. 

5. Net Positive Water Can all or any element of tenant specific operations be excluded from the requirements for this Imperative? 

6. Net Positive Energy Can all or any element of tenant specific operations be excluded from the requirements for this Imperative? 

7. Civilised Environment The design of some tenancies within the building may inherently require one or more small, private indoor rooms located inboard from an external wall, e.g. the medical centre consulting rooms. For these rooms, we propose to use borrowed natural light via internal glazing and borrowed natural ventilation via ventilation openings into an adjoining naturally ventilated space e.g. the main surgery reception area. We also propose that the ventilation openings are closable, and blinds are provided, for privacy. Please confirm if this approach is acceptable. 

8. Healthy Interior Environment We propose to exclude all tenant supplied specialist and process-related equipment and fittings (such as large specialist cooking and food processing equipment, refrigeration, medical devices, retail equipment and other tenant-supplied items) as FF&E from the prescriptive VOC requirements of this Imperative (while noting air monitoring targets must still be achieved). Please confirm if this is acceptable. 

10. Red List We propose to exclude all tenant supplied specialist and process-related equipment and fittings (such as large specialist cooking and food processing equipment, refrigeration, medical devices, pharmaceutical equipment, retail equipment and other tenant-supplied items) as FF&E from the Red List requirements. Please confirm if this is acceptable. 

11. Embodied Carbon We propose to exclude all tenant works and materials/equipment from the embodied carbon calculations required to determine the carbon offset. Please confirm if this is acceptable. 

12. Responsible Industry We propose to exclude all tenant supplied specialist and process-related equipment and fittings (such as large specialist cooking and food processing equipment, refrigeration, medical devices, retail equipment and other tenant-supplied items) as FF&E from the FSC requirements. Please confirm if this is acceptable. 

13. Living Economy Sourcing We propose to exclude all tenant supplied specialist and process-related equipment and fittings (such as large specialist cooking and food processing equipment, refrigeration, medical devices, retail equipment and other tenant-supplied items) as FF&E from the local materials requirements. Please confirm if this is acceptable. 

14. Net Positive Waste Can all or any element of tenant specific construction works and operations be excluded from the requirements for this Imperative? Specifically can we exclude tenant waste that is likely to be contaminated with potentially harmful or unsafe biological or industrial materials and which cannot be recycled or safely reused on-site, e.g.: Medical centre waste (soiled bandages, syringes, bodily fluids etc.); Pharmaceutical waste contaminated with medication or other chemicals or compounds; Child-care waste including soiled nappies; Food packaging or processing waste contaminated with food by-products such as oil, grease and blood; Contents from grease traps.

ANSWER

Exclusion of tenant operations does not fit within the framework of the Living Building Challenge because the Challenge is based on actual occupied building performance rather than a snapshot of the building shell before tenant fit-out.   
Rather than addressing multiple Imperatives, Dialogue posts should be limited to a single topic. If the project team has questions about multiple topics, they should be addressed individually in separate Dialogue posts or through our consulting services.    
Since a number of questions in this post are about equipment, we will address that issue in this post. Furniture, Fixtures and Equipment (also referenced as Freestanding Furniture & Equipment and FF&E) is defined in the v3.0 Materials Petal Handbook (MPH p18).  Equipment or furnishings that are connected to (e.g. piped or built in), or integral to the systems of the building (e.g. HVAC or Greywater) are subject to the requirements of the Challenge.  Equipment that is mobile is not addressed in the challenge, but their "loads" would be included in all Imperatives tracked during the Twelve-month Performance Period (water, energy, air quality, etc). 

Post ID 4323

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