Constructed in 1978, the Campbell Lodge in Victoria, British Columbia, is a two-wing, seven-storey subsidized seniors residential building featuring 74 studio units and 26 one-bedroom units. Within close proximity to many indoor amenities including shopping centres, churches, grocers and dining options, Campbell Lodge is only minutes away from a wide variety of outdoor activities as well. These activities include Beacon Hill Park, Spiral Beach, Clover Point Park and a short walk from downtown Victoria.
This project combined an Energy Audit and Building Envelope Condition Assessment (BECA), including an assessment of the existing building systems, as well as recommendations on future maintenance work and energy savings measures. The BECA provided by Williams Engineering (WE) included a detailed walk-through by all engineering disciplines to determine the current condition of the building components, including building envelope, mechanical, electrical and structural reviews. The current condition was assessed, and a plan was assembled for future maintenance and renewal of the building, including associated capital costs. The existing condition of the lodge was documented in a report along with the suggested building upgrades.
The ASHRAE Level II Energy Audit was based on the building condition assessment as well as an analysis of the building energy consumption. The existing building was simulated using an energy model, in order to confirm the energy end uses as well as estimate energy savings for the suggested upgrades. Information from the building walk-through was collected and presented to confirm the energy model inputs. Seven energy conservation measures were recommended, and the energy and emissions savings, as well as financial analysis, were provided by WE. The energy conservation measures suggested in the Energy Audit report included lighting upgrades, additional insulation for the building envelope, window upgrades, replacement of the baseboard radiators with heat pump systems, and upgrading to higher efficiency washing machines. Heating was the most significant energy end use for the building, so measures focused on reducing the heating demand were critical to reducing the energy consumption and emissions. The combined impact of the various energy conservation measures resulted in a 30% energy and emissions savings.
This project only included the assessment and audit in the original scope; however, the client chose to implement the wall insulation, window upgrade, and mechanical system measures, with a construction budget of $4 million. Sourcing high-performance windows that matched the current building aesthetic, as well as confirming the electrical distribution equipment had adequate capacity for the planned upgrades, was a key challenge for this project. By surveying available window suppliers, windows were found which met the aesthetic and thermal performance requirements. The electrical equipment capacity required a more detailed analysis, but a solution was ultimately found by the design team.
With engineering efforts currently underway at Campbell Lodge, WE continues to provide optimized design options that will effectively reduce greenhouse gas emissions and financial costs, ultimately resulting in improved building performance and efficiency. As the need for accessible, affordable housing options for seniors in British Columbia grows, Campbell Lodge provides critical assistance to ensure many members of the community avoid housing instability.
