Buildings
VOLUME 2 / ISSUE 3
ENG
ineering
The official journal supplement for CIBSE Australia and New Zealand region
Mainstreaming low carbon design
Intelligent Precincts Where people want to be
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2
Contents 5
ANZ
Committee
7
Editorial
8
News
Splash
CIBSE Profile 10
14
Suvekchhya Ranjit
People 14 Resigning gracefully 18
Here in Shanghai, I saw the world
20 Practical completion and the Persian flaw
Sustainability 24
Mainstreaming low carbon design
Case Study
FE ATURE
28 The Eco-Retreat – Environmentally friendly accommodation
Technology 30 What has Black Mirror taught us about technology so far? 33 Corrosion & asset protection in the HVAC and R industry
[1]
The Kinghorn Cancer Centre. Image: John Gollings.
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T o r b a
P a s o c G o a
Smart Buildings 37 Intelligent precincts – Where people want to be 41 Digital transformation in the built environment 44 Fab lab 46 Making buildings smart and creating the agile workplace
I f t f l i
49 Contemporary laboratory design
Commissioning 51 FIRPward thinking
T a
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L c i I i a i f
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EDITORIAL Editor & ANZ Chair: Paul Angus Tel: 0488 210 447 Email: pangus@cibse.org.au Business Development Manager: Sharon Pestonji Tel: 0435 979 400 Email: spestonji@cibse.org.au CIBSE ANZ ONLINE Website: www.cibse.org.au https://twitter.com/cibseanz https://www.facebook.com/CIBSEANZ https://www.linkedin.com/in/cibse-anz https://www.instagram.com/cibse_anz
CIBSE ANZ Committee
Chartered Institution of Building Services Engineers Australia and New Zealand Region Tusculum PO Box 671, Gladesville, NSW 2111, Australia Engineering Buildings is the official magazine for the CIBSE ANZ region for engineers, written by engineers.
ADBOURNE PUBLISHING 18/69 Acacia Road Ferntree Gully, VIC 3156 PO Box 735, Belgrave, VIC 3160 www.adbourne.com
Mathew Klintfält Honorary Treasurer mklintfält@cibse.org.au
Stephen Hennessy Technical Advisor shennessy@cibse.org.au
Jen Cardwell Honorary Secretary
Paul Angus CIBSE ANZ Chair pangus@cibse.org.au
Sharon Pestonji
Peter Kinsella
BDM spestonji@cibse.org.au
Technical Advisor pkinsella@cibse.org.au
ADVERTISING Melbourne: Neil Muir T: (03) 9758 1433 F: (03) 9758 1432 E: neil@adbourne.com Adelaide: Robert Spowart T: 0488 390 039 E: robert@adbourne.com PRODUCTION Emily Wallis T: (03) 9758 1436 E: production@adbourne.com
Keith Merry QLD Chair kmerry@cibse.org.au
Phil Senn NSW Chair psenn@cibse.org.au
Andrew Crabtree WA Chair acrabtree@cibse.org.au
ADMINISTRATION Tarnia Hiosan T: (03) 9758 1436 E: admin@adbourne.com SUBSCRIPTIONS Enquiries: (03) 9758 1436 Fax: (03) 9758 1432 Email: admin@adbourne.com Adbourne Publishing cannot ensure that the advertisers appearing in Engineering Builders comply absolutely with the Trades Practices Act and other consumer legislation. The responsibility is therefore on the person, company or advertising agency submitting the advertisement(s) for publication. Adbourne Publishing reserves the right to refuse any advertisement without stating the reason. No responsibility is accepted for incorrect information contained in advertisements or editorial. The editor reserves the right to edit, abridge or otherwise alter articles for publication. All original material produced in this magazine remains the property of CIBSE and cannot be reproduced without authority.. The views of the contributors and all submitted editorial are the author’s views and are not necessarily those of the publisher. The opinions expressed in editorial material do not necessarily represent the views of the Chartered Institution of Building Services Engineers (CIBSE). Unless specifically stated, goods or services mentioned in editorial or advertisements are not formally endorsed by CIBSE, which does not guarantee or endorse or accept any liability for any goods and/or services featured in this publication.
Sean McKeag
Sian Willmott
David Brown
VIC Chair Smckeag@cibse.org.au
YEN Chair swillmott@cibse.org.au
SA Chair dbrown@cibse.org.au
Stefano Ciciani CHCH Chair sciciani@cibse.org.au
Colin Wyatt Wellington Chair cwyatt@cibse.org.au
Mark Crawford Auckland Chair mcrawford@cibse.org.au
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Editorial W
hat a night we had at the Perth, WA Chapter end-of-year event! I really enjoyed celebrating with our members and toasting the efforts of both the amazing network of volunteers, plus each of you for being a big part of CIBSE, which makes the magic happen. The message from the key note speaker Davina Rooney Green Building Council Australia (GBCA) was a positive one, and we look forward to collaborating more with the GBCA in the future. With this being the final edition of ENGineering Buildings for 2019, it is such a pleasure to have so much varied content. With the end of the year right around the corner, consultants will be receiving their end of year reviews, as a result the grass may be looking a lot greener! In his article, (which we should stress is not encouraging anyone to depart their current employer) Giles Keay provides an insight into the art of resigning gracefully and ensuring bridges are never burnt. Net zero buildings is the new buzz word on the street. Ian Dixon, Philip Oldfield and Remy Augros provide the key takeaways from the newly published Guide to Low Carbon Commercial Buildings – New Build. In September, over 300 delegates attended the seminar series regional tour focused on IoT and the Neurology of Building Operations. The seminars provided the nuts and bolts on how to navigate the trends and threats of the IoT for better building performance. Intelligent Precincts by Tim Spies, Digital Transformation of the Built Environment by Christoph Begert and Making Smart Buildings by Paul Crothers: all insightful reads. The key takeaways in laboratory design are highlighted in David Keenan’s article examining the whole of life building perspective.
The amount of work that occurs behind the scenes from our voluntary network across the CIBSE Australia and New Zealand Region makes the magic occur at local and regional levels. We’ll be continuing to roll out news updates at the beginning of each Chapter seminar, so keep a look out for updates and how you can get involved with various initiatives. Our monthly eNews, podcasts and the ENGineering Buildings quarterly publication have also been going from strength to strength, bringing CIBSE direct to you with big plans to grow further in 2020. It's encouraging to receive so much positive feedback and look to improve upon that with every issue, and I encourage each and every one of you to get involved by contributing towards future editions of ENGineering Buildings. For now, though, it’s time for a relaxing and well-deserved break – for most of us at least! Thank you again for your support throughout 2019! Whatever you have planned over the coming weeks, please switch off and enjoy time with family and friends. Stay safe, and see you in 2020! Best wishes for the holiday period and the new year, from the CIBSE ANZ team! It's never been a better time to be a building services engineer!
PAUL ANGUS, EDITOR & CIBSE ANZ CHAIR Paul.angus@aecom.com
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NEWS SPLASH
Taking Home More Than an Award
A series of interviews with the 2019 Mark Griffin Student of the Year finalists revealed that an understated outcome of entering the competition was what the students had learnt in the process of gathering information for their entry.
Read more >
Read more >
Night sky lit up in Auckland
In late October, Auckland SkyCity convention centre, owned by New Zealand casino operator SkyCity Entertainment Group burnt into the night. With an inquest still underway, it is understood the fire may have accidentally started due to an unattended blowtorch, bringing central Auckland to a standstill. More than 150 firefighters were involved in battling the blaze which saw thick black toxic smoke pour from the rooftop for four days. The construction project, valued at NZ$703 million ($657 million), is estimated to be the biggest currently under way in New Zealand.
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ARBS Registration now open & your chance to win a $100 Bunning voucher
Learn about all the latest technologies, standards and best practice with the cutting edge seminar program held alongside the exhibition. Attend one of the many seminars, workshops, tech talks or tours and stay informed on topics and issues that are shaping and affecting our industry. Entry to ARBS is FREE to HVAC & R & building services & related Architectural, Engineering & Construction (AEC) industry trade visitors.
Register here >
Continue reading here
Victoria’s building regulation to be reviewed
The panel that will review Victoria’s building regulation system has been appointed, and includes the chair of a similar review in the UK that was commissioned following the Grenfell Tower tragedy in 2017.
Labs21 coming to a city near you!
David Keenan of CBRE hosted a kick off session in Sydney and Brisbane recently for the proposed establishment of an Australian chapter of the International Institute of Sustainable Laboratories (I2SL, formerly known as Labs21). The intent of the session was targeted to those passionate in the planning, design, commissioning and operations of sustainable laboratories and other technical facilities. A few like-minded industry friends had been talking for a little while on the establishment of an Australian chapter and took advantage of I2SL board member, Gordon Sharp, being in country. The agenda of the meeting was to discuss the ambitions of forming a local Australian chapter, a call for volunteers to support, and a technical presentation by Gordon Sharp on Aircuity technology. The meeting attracted a fantastic audience of clients, engineers, architects and other interested parties and the establishment of I2SL was warmly embraced. The intention going forward is to meet again with those who expressed an interest in establishing a NSW group, as well as scheduling roll out meetings in other states/territories. If you are interested in finding out more or want to get involved, contact David Keenan or Paul Angus.
Worker killed in horrendous incident on Sydney construction site
A man has died after a worksite accident at the IMAX Theatre in Darling Harbour in Sydney. It has been reported that the incident occurred whilst working with high pressure water pipework.
Continue reading here
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CASE STUDY
STUDENT
Suvekchhya Ranjit Student Member
My name is Suvekchhya Ranjit and I My name is Suvekchhya Ranjit I am currently a penultimate year student amand currently a penultimate year student studying a Bachelor of Mechanical Engineering at theofUniversity of New South studying a Bachelor Mechanical Wales. I have a specialised interest in the field of heating, ventilation and air Engineering at the University of New conditioning and in addition South to my Bachelor’s am currently undertaking Wales. I degree, have aI specialised a Professional Diploma of Building Services through the Australian interest in the(HVAC/R) field of heating, ventilation Institute of Refrigeration andand Air Conditioning (AIRAH)and in order to expandtomy air conditioning in addition knowledge within the industry. my Bachelor’s degree, I am currently undertaking a Professional Diploma of What inspired you to pursue a career Engineers are constantly changing the world Building Services (HVAC/R) through the in engineering? through their innovative designs across multiple fields, influencing Australian Institute of consequently Refrigeration and the Air lives of many individuals across the world Conditioning (AIRAH) in order to expand I pursued a career in engineering as I loved and I was adamant about being a part of a the challenge of solving real-worldmy problems community thatthe helped change the world knowledge within industry.
with practical and creative solutions. I saw for the better. studying engineering as an opportunity Suvekchhya Ranjitto equip myself with skills necessary to significantly contribute to real world solutions. What you is yourto greatest professional What inspired pursue a career Student Member accomplishment to date?
engineering?
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in
I saw studying engineering Initially, I was unsure which path I should as an opportunity to equip focus on my studies, chose to On pursuing a career in during engineering I loveand theI challenge study Mechanical Engineering as it gave me myself with skills necessary to of solving real-world problems with practical and creative the flexibility to explore numerous fields of I saw studying engineering as an opportunity significantly contribute to solutions. real engineering. I saw that mechanical engineers are needed across multiple disciplines of world solutions
"
I SAW STUDYING ENGINEERING AS AN OPPORTUNITY TO EQUIP MYSELF WITH SKILLS NECESSARY TO SIGNIFICANTLY CONTRIBUTE TO REAL WORLD SOLUTIONS
"
What is your greatest professional accomplishment to date? Initially, I was unsure which path I should focus on during my studies, and I chose to study Mechanical Engineering as it gave me the flexibility to explore numerous fields of engineering. I saw that mechanical engineers are needed across multiple disciplines of engineering and are needed throughout all phases of an engineering design project, including design, development and manufacture. The flexibility of working within a range of different areas is what attracted me to study this course. After having
What do you consider to be the main benefits of membership of CIBSE? One of the main benefits of CIBSE is being able to professionally develop within the building services sector, as well as maintain and track personal development. With CIBSE’s wide range of networks across 98 countries, it provides an excellent platform for networking opportunities with industry professionals across the world. Moreover, it enables access to a wealth of knowledgeable publications including access to the CIBSE Knowledge Portal and Journal, and allows members to contribute to social media discussions about developing technologies within the building services industry.
"
Engineers are constantly changing the world through their innovative designs across multiple fields, consequently influencing the lives of many individuals across the world and I was adamant about being a part of a community that helped change the world for the better.
CIBSE Profile
decided to focus on Building Services, I applied for a Professional Diploma of Building Services (HVAC/R) through AIRAH to further develop the necessary skills to succeed in this industry.
to equip myself with skills necessary to significantly contribute to real world solutions.
ONE OF THE MAIN BENEFITS OF CIBSE IS BEING ABLE TO PROFESSIONALLY DEVELOP WITHIN THE BUILDING SERVICES SECTOR, AS WELL AS MAINTAIN AND TRACK PERSONAL DEVELOPMENT
JOIN CIBSE AS A STUDENT MEMBER
"
Be supported through your studies and future career, with all the building services knowledge you need in one place. CIBSE Student members benefit from: • Free monthly subscription to the CIBSE Journal* and Student Newsletter • Free and unlimited access to the CIBSE Knowledge Portal, a comprehensive online library that contains the full range of CIBSE published guidance • Substantial discounts on CIBSE events, training courses, online learning modules and hardcopy publications • Countless networking and professional development opportunities to advance your career *Full-time students will receive an e-copy of the CIBSE Journal. Membership is free for full-time students and at a significantly discounted fee for those studying part-time.
11
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13
Resigning Gracefully
Giles Keay I Managing Director and Founder of Constructive
It is a part of working life that no one enjoys or looks forward to however, resigning and leaving an employer is something that happens everyday in businesses throughout Australia.
O
n an individual basis, according to the HILDA (Household, Income and Labour Dynamics in Australia) survey carried out by the University of Melbourne, the number of times that you are likely to have to resign is increasing. At present the average is 3 years 4 months however, current estimates for newer generations entering the workforce is that those in the under 25 bracket are changing every 1 year and 8 months meaning they could potentially have to resign over 30 times in a working career of 50 years. With this level of departures from businesses it has never been more important to exit a business correctly as the negative impact of not doing so can be huge. Apart from the obvious need for a reference in the future, the
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engineering and construction industries are very small and poor behaviour can spoil your future opportunities. During an employment you gain substantial networks both within and outside your employer which can provide extensive opportunity for further career growth including; • New future employment opportunities using relationships formed • Potential business opportunities
• Client Relationships for future business at your new employers in the future (obviously subject to meeting any post-employment contract restraints) • Supplier relationships formed can be utilised in future roles
To ensure you leave confidentially and professionally there are a few tips for you to consider; 1. Be very sure of your decision before giving notice. Wavering and mind changing at this point wastes everyone’s time and makes you look unprofessional. Nobody enjoys this part of the process and it can be emotionally draining for many people. Try to focus on how you’ll feel when you start your new exciting role.
PEOPLE
So, as you can see there are many reasons that are beneficial to ensure that you leave positively on exit as a poor exit process can affect all these should your reputation be negatively affected.
2. A lways write your resignation letter beforehand as verbally outlining your reasons for leaving in a meeting can be difficult whilst feeling under pressure and potentially embarrassed. The letter should be succinct, polite and give thanks their help and support while you were employed by them. It should NOT be bitter, angry or make accusations. 3. Review your current employment contract and check the various important points to consider such as notice periods and any specific restraints within the contract. It is important to understand these clearly and you can commit to your employer that you will be meeting these obligations on exit and that your new role does not break any of these clauses.
Counter Offers
“Resigning Gracefully” is not just about leaving your last employer correctly but also about joining your new one. Once you have accepted a new role it is important that you do not change your mind and reverse your decision. It is far better for you to take longer prior to making your decision. An acceptance and then withdrawal can cause just a much of an issue for your reputation in the market as a poor resignation. Your current employer will not wish to lose you, it’s much harder (and more expensive) to recruit and re-train new personnel. Counter offers are extremely common and your current employer may entice you to stay with more money or a new position. They may even say this pay increase or new role was already on the cards. This makes them look good and could make you second guess your decision.
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At this stage you must ask yourself three questions: 1. Why has it taken to get to this stage for them to offer you this increase in remuneration? 2. Why did they not previously mention this change in role? 3. Above all, remember your reasons for looking for a move in the first place! As a recruitment business we see that most people who accept a counter offer and stay at an organisation leave within 12 months. The underlying corporate culture is unlikely to change and your reasons for the initial move wonâ&#x20AC;&#x2122;t magically go away. Agree a provisional departure date at the time of resignation. This can be flexible but itâ&#x20AC;&#x2122;s best to set up a framework within which everyone can plan. If you hope to leave before your official notice period ends, suggest targets to work towards that would allow for an early release from your contract. In the very unlikely event of the meeting turning sour, retain your professionalism and close the meeting at the earliest opportunity. Your manager may well need time to reflect on your news. A negative response will certainly strengthen your resolve that youâ&#x20AC;&#x2122;re doing the right thing.
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Post Resignation
During the notice period and prior to commencement it can be useful for all parties to keep in touch to ensure a positive and seamless start in the new role. If you have concerns over any post-employment obligations from your last employer, make sure you have raised these with the new business to ensure that they are aware and can make sure that no contractual obligations are broken. This can be an extremely stressful process if done incorrectly but if you consider the various steps and make sure that you are handling all parties professionally and ethically leaving the business then it can be a positive experience and one that can assist you into the future.
About the Author
Giles Keay Giles Keay is Managing Director and Founder of Constructive (www.constructive.net.au) a specialist recruitment consultancy servicing the Built Environment, Infrastructure and Resources sectors. His career spans both industry and recruitment for over 25 years in the UK and Australia, and his passion is leading highly productive teams with an emphasis on positivity and happiness in the workplace.
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MCEC // MELBOURNE 19-21 MAY 2020 17
Here in Shanghai,
I Saw the World Baoying Tong I Professional Electrical Engineer, AECOM
YP Cohort 2019, 88 young professionals from 41 countries.
From the day I received the congratulations letter from Standards Australia, I knew this trip to Shanghai would not be ordinary. I had been to the city many times, but never for a purpose that is as great as this time. Fortunate enough, I was successful in my application and would be representing Australia as one of the two delegates to the annual Young Professionals’(YPs’) Programme of IEC (International Electrotechnical Commission), as a part of the IEC 83rd General Meeting in Shanghai.
N
ow back in Sydney, I wrote down some words for what I saw and what I experienced. I hope this would encourage more young engineers to get involved in the journey of standardisation.
Workshops
The programme offered many workshops. Among them, one that I particularly enjoyed is the committee meeting of JTC1, which is a joint committee of ISO and IEC for Information Technology. You may think that standardisation world is boring – it wasn’t at all in Shanghai. At the meeting, there were experts from the U.S., who presented their Strawman Proposal on how they would like to introduce a system that rates the Ethics of Artificial Intelligence. Using standards to define new technology is extremely important and need to be done fast so that companies would develop the technology in an ethical and fair way. After the presentation, there were a lot of comments from experts from China, Japan etc. The discussion was soon heated but very friendly. I was really impressed with the level of collaborations during the meeting. Another interesting presentation was given by Prof Francois Coallier, who is the Chair for JTC 1/SC41: Internet of Things (IoT). He talked about the history of IoT, how to approach it from a System Engineering perspective, and various applications across different sectors. It was an eyeopening session and I was fascinated with the prospects.
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AI Workshop – Brainstorming.
Transformation
As a part of the programme, the YPs were assigned tasks associated with the future changes of IEC. Our group had the topic of ‘Internal Transformation’. After a few sessions of very intensive discussions, we presented in front of the leaders of IEC, including the general manager of the organisation and the president-elect. We sold our ideas with passion, and they really liked it. One of our team members has his talent in sketching up concepts. He designed a transformer (not an electrical transformer) and showed around the room. Those executives got very
PEOPLE A discussion on the diversity of IEC.
With Andrew McConnell, the Two Young Professionals from Australia.
excited, and one of them raised up, and said, ‘I like this mascot. It is like the transformer from the Star Wars!’ There is probably no transformers in the movie, but from that point, all of us knew that what we were doing would make a difference.
Looking back, I started my journey in the standardisation world and applied for the programme because of my passion. For me, as I pitched to my peers at the election, I have two passions, i.e. I do work for the common good of society, and I work for the future.
Networking
To conclude, I would encourage all young engineers to apply for the programme next year and think about what you can change in the standardisation world. It is indeed a once-in-life experience!
One clear benefit of attending the Programme is the networking opportunity. There were 3,500 experts from the world who came to Shanghai for the General Meeting. Though you wouldn’t expect to meet all of them, there were still so many interesting conversations with people around. You could easily talk with people representing all aspects of the broad electrotechnical industry, such as suppliers, testing certifiers, manufacturers, designers and regulators etc., from all over the world. There were also many networking functions with peers and National Committees. One networking function is unique and special for us. As a tradition, the Australia and New Zealand National Committees organise a dinner every year during the General Meeting. It was a very friendly dinner and I thoroughly enjoyed the night with great food, interesting conversations and a lot of laughs.
Election
As a tradition of the Young Professionals Programme, the cohort would run an election and three would be elected as the leaders. Each candidate was given 90 seconds to pitch in front of peers. I decided to join the election in last minute and surprisingly, received a lot of support from my peers and won the election. As a result, I will be continuously involved in the network and attending next year’s programme in Stockholm. It is a quite good surprise and will surely keep me busy.
About the Author
Baoying Tong Baoying Tong is a charted electrical engineer at AECOM in Sydney. He has a keen interest in delivering large scale projects and has worked on major projects such as Garden Island Stage 2 Redevelopment Project and New Sydney Fish Market. He was selected by Standards Australia for its Young Leaders Programme in 16-17 and has been involved in standards committees such as JTC-001-01 Smart Cities Reference Group on the National Committee level, which reflects his passion in smart cities and other Internet of Things (IoT) technology. He represented Australia for the 2019 IEC (International Electrotechnical Commission) Young Professionals’ Programme in Shanghai. He has published research in LED lighting and electrical equipment testing. Outside of work he volunteers his time for various organisations to promote STEM education through university/professional body outreach, and cultural diversity in the engineering profession through mentorship programs. He sits on the NSW Young Engineers Committee since 2017. He was named as Young Engineer of the Year in 2018 by CIBSE, Australia and New Zealand.
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Practical completion and the
PERSIAN FLAW Hamish Clark I Director, Engineering Services, HKA
A number of recent decisions in the English Courts concerned disputes regarding practical completion in building contracts. These decisions have given rise to calls for better definitions of practical completion. Why should such a critical point in any building contract be so contentious and why is the defining moment of a building contract, completion, simply left to the opinion of the contract administrator? Surely those drafting building contracts could put their heads together and provide a simple unambiguous definition of practical completion and thus avoid costly litigation. It seems so obvious but perhaps there is a lesson in the principle of the “Persian Flaw”.
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he Persian Flaw is the concept that despite the fine craftsmanship and hours of skill and care taken in its creation, every Persian rug has a deliberate flaw. The reason being, that perfection is only in the hands of the gods and that even master craftsmen are incapable, and should not attempt, to claim such perfection. So, what could that have to do with practical completion? The standard forms of building contract have threestage mechanisms of practical completion, rectification and a final completion certificate for very good reasons. The industry recognised that a single stage of completion was impractical. A contractor leaving a site with ”zero defects” and handing over a building to an employer for immediate use, never to return, is setting a very high bar. The contract writers recognised that a more appropriate stage would be to identify when the works were “practically” complete in accordance with the design; that it was complete for practical purposes. It was foreseen that it was very likely that the contractor would return to site to rectify works or complete works that were considered “de minimis” in respect of the building’s practical use. Under the traditional form of contract, the person responsible for determining whether the works were practically complete was the architect or contract administrator (CA). The Architect/CA’s opinion as to whether the works were practically complete
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was not informed by a definition in the contract but from an intimate understanding of the employer’s requirements and of the design that was intended to fulfil these requirements. The Architect/CA would, or certainly should, have been intimately familiar with the specification and standards to which the contractor was required to build. Furthermore, the ongoing process of inspection and certification provided a mechanism for the contractor to work with the architect towards a building that would be practically complete. Key to the process of certifying practical completion would have been the preparation of samples and mock-ups; agreements on standards and, perhaps in some cases, reality checks on what could and what could not be delivered. Consequently, the contractor and architect could then better understand what was required at practical completion. It was therefore entirely appropriate for the architect, in its role as the contract administrator, to validate practical completion: the architect would know that the works complied with the requirements of the contract and any subsequent variations to the extent that they were fit for practical purposes and were practically complete. The alternative to such an approach could be to have a definition of practical completion within the contract and remove the apparent reliance on the judgement
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WOULD ANY CONTRACTOR BE ABLE TO DELIVER THE DEFINED PERFECTION REQUIRED OF THE CONTRACT AND COULD A DEFECT, A “FLAW”, NOT ALWAYS BE FOUND?
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A narrow definition would tie the hands of all the parties. No matter how apparently immaterial, a failure to satisfy the definition in every respect would mean a failure to complete and a party for whom non-completion would be beneficial would be in the position to exploit this narrow definition? An employer may be able to point to a minor defect that, by definition, prevents completion rather than be bound by an architect’s independent opinion. Is it not more beneficial to have a contract administrator with an intimate understanding of the works determine practical completion and assess whether any defects or outstanding work have any bearing upon whether the work was complete for practical purposes? If a dispute arose regarding whether the works satisfied the narrow definition, how would that dispute be resolved within a practical timescale? Who could be called upon to give an informed impartial opinion on whether the work was practically complete within a timescale that would not be self-defeating? Who would have the necessary intimate knowledge to understand all the complex design requirements to determine that the works satisfy the employer’s requirements? We come, of course, full circle and back to the Architect/ CA and its traditional role as the decision maker for practical completion. I can hear the gasps of horror. The lawyers will say that their drafting skills will cover all eventualities; the contractors will see the contract administrator as being in the employer’s pocket; the employer will see the CA as being vulnerable to a bullish contractor and the architect will consider that its fees are not sufficient to cover such weighty responsibilities.
But that gets to the heart of the issue. The decision to issue a Certificate of Practical Completion requires critical judgement rather than strict compliance with a definition. It needs a thorough understanding of the employer’s requirements, the specification and the standards of workmanship being delivered by the contractor. Above all it requires an impartial, professional opinion behind which stands a professional indemnity insurance policy. Rather than avoiding these responsibilities, architects and engineers should be trained so that they can understand their central role and grasp this responsibility.
PEOPLE
of the Architect/CA. But what would such a definition look like and how could such a standard definition be suitable for the apparently limitless circumstances that could arise? The wording would have to define practical completion in strict terms. In other words, the contract would have to describe what it considered to be perfection and this perfection would need to be delivered by the contractor. Therein lies the Persian Flaw; would any contractor be able to deliver the defined perfection required of the contract and could a defect, a “flaw”, not always be found? What impact would such a definition have on the operation of the contract?
If the contract writers believe that practical completion can be defined, they should heed the warning in the Persian Flaw and that perfection can only be delivered by the gods.
About the Author
Hamish Clark Hamish Clark is Director of HKA’s Expert Engineering Services in Sydney, Australia. He is a Chartered Architect with over 30 years’ experience working largely in the role of a project managing senior architect responsible for the delivery of commissions before concentrating his efforts as an Expert Witness. Hamish has given evidence and been cross-examined in the International Court of Arbitration in Singapore and the Court of Session in Edinburgh. He has provided concurrent evident in an International Arbitration. His expert reports cover matters such as building defects, compliance with building standards, design, standards of workmanship, professional negligence and contract administration and in addition to his own reports, Hamish has co-ordinated and reviewed expert reports prepared by specialist experts in acoustics, glass and swimming pools. Hamish holds a BSc in Architecture from Scott Sutherland School of Architecture in the UK, and a Diploma in Construction Law from University of Strathclyde, UK. Hamish is a Fellow of the Royal Incorporation of Architects in Scotland, Member of the Australian Institute of Architects, Member of the Royal Institute of British Architects, Member of the Chartered Institute of Arbitrators, Member of the Architects Registration Board (ARB), Accredited to the Royal Incorporation of Architects in Scotland Expert Witness Panel, included in the Royal Institute of British Architects Expert Register, Practising Member of the Academy of Experts, Who’s Who Legal Construction: Expert Witness (2019) and Who’s Who Legal Australia 2019: Construction. www.hka.com
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raditionally steam has been a key part of the infrastructure of many institutions, hotels and in particular most healthcare facilities. This is not by accident, and if we look at the benefits of steam it is easy to see why it is so widely used. It all boils, excuse the pun, down to the need for heat energy. The need to heat different process, from building heating to domestic hot water and even sterilisation in healthcare, requires energy. Traditionally this energy has come from the combustion of fossil fuels but, as it is not practical to light a fire under every process that needs heat energy, some way of transferring the heat energy from the combustion process to the heating process is required. Steam is the ideal medium to do this.
power is often put forward as the way to do this, but it is not quite that simple. In most facilities the heat energy provided to processes such as hot water and building heating is easily measured in terms of Mega Watts, and so represents a large amount of electrical power. If all these thermal processes were to convert to electricity, the infrastructure to generate and supply (both transmission from point of generation and then distribution within the facility) this level of electrical power would be immense. Further if the processes were considered as critical then back-up generation capacity would be required on site, with consideration given to how it may cope with some of the processes placing sudden large loads on such backup generation (for example the pulsed energy demands of sterilisers). There is also the question of storage – current methods are not practical for the amount of electrical power that would be required for thermal processes.
Steam is essentially water with heat energy added. A large amount of heat energy is added to get the phase change from water to steam and this comes from the heat In this regard the combustion of fuel to provide the energy provided by the combustion of to thermal processes will likely the fuel in the boiler. The steam is remain a key consideration, then transported, via the steam but this is not to say that this • High in energy reticulation system, to the point of can’t be done in a renewable • No pumps to distribute use, where the steam will come fashion. Biomass and hydrogen • Easily controlled into contact with a cooler surface are possible renewable energy • Efficient (heat exchanger) or product sources that could be used. The • Produced from water (direct contact) and immediately latter can be made efficiently • Inert condense and give up that heat from renewable sources such as • Sterile energy. The large amount of solar and wind, and overcomes • Direct heating energy put in to change the phase, the storage and distribution • Indirect Heating in the boiler, is released to the issues, so has great potential. process when it condenses, and Whether using a fossil fuel, or a this energy transfer is quick and renewable fuel, the key will be to make the use of energy efficient. The condensed water can then be returned to the in thermal processes as efficient as possible. Reducing boiler to receive more heat energy and repeat the cycle. the thermal energy usage, where possible, will be a major Apart from the high energy content of steam, it is also part of this, but even if energy demand can be reduced, easy to control and distribute. No pumps are required and there is still likely to be a high energy requirement (unless steam will automatically flow to where the heat energy is cold showers and cold buildings are to be accepted required (due to condensing steam causing a pressure – unlikely). Steam remains an ideal energy transport drop at the point of use). Steam only has a small mass medium for thermal processes, both for indirect contact and systems do not need to be drained and refilled for through heat exchangers, and for direct contact through maintenance. Further it is made from water, so is not toxic processes such as sterilisation and humidification, so (no contamination issues if there is a leak), and depending making the steam system more efficient will also be on the method of generation can also be clean and sterile critical. This can include how the steam is generated, for direct contact applications (for example sterilisers and using more efficient boilers, or even co-generation or humidification of air). tri-generation, using more heat recovery and efficiency improvements in the steam system itself. In the next We know that steam is an ideal energy transporter, but edition of this journal we will look at how steam systems, the need to look more closely at energy and carbon that are often integral to delivering thermal energy, can means that how energy is sourced and used is under be made more efficient, allowing steam to be embraced scrutiny. The desire to move away from fossil fuels and to as the primary, or only, thermal energy medium needed use renewable energy is a strong driving force. Electrical within a facility.
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Mainstreaming Low Carbon Design Ian Dixon I Philip Oldfield I Remy Augros
The transition to net zero carbon is well underway and not a week seems to go by without the release of a new paper or publication making the case for net zero buildings. A number of early adopters, largely made up of institutional property funds and education institutions, are already leading the way. However, if the building sector is going to play its part in the transition then widespread adoption of low carbon design is needed. Further, given that the buildings being designed or refurbished today will operate for many decades to come there’s an imperative that action is taken now to avoid locking in high emissions in the longer term.
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hat has been lacking to date is clear unambiguous industry guidance setting out practical and proven low carbon design principles. Que the CRC Low Carbon Guides. The guides released by the CRC for Low Carbon Living (CRCLCL) draw on several years of research combined with case studies to demystify and summarise best practice integrated low carbon design principles. They are available free on-line at: http://builtbetter.org/ lowcarbonguides The team behind the Guide to Low Carbon Commercial New Builds advise that “the fundamental purpose of the guides is to mainstream low carbon design and extend the knowledge base to build capacity across industry. Low carbon design principles provide a cost effective way of improving performance that can be adopted for all buildings and not just the few.” The commercial building guide authors, Remy Augros (GHD), Ian Dixon (GHD) and Dr Philip Oldfield (UNSW) summarise their top low carbon design principles opposite:
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Background to the CRC for Low Carbon Living and the guides The Cooperative Research Centre for Low Carbon Living is a national research and innovation hub linking leading Australian researchers and academics with private organisations working in the built environment. It has undertaken more than 100 research projects and when it ceases at the end of 2019 will leave a legacy of research outputs that will encourage best practice, innovation and enhance national industry capacity. The Guide to Low Carbon Commercial New Builds is intended to be a practical reference for the design of high performance, low carbon commercial buildings for use by everyone involved in the creation of new buildings. It is one of several guides produced by the CRCLCL.
Form and typology
• Optimise commercial floor plate design for site, climate and occupant comfort. In particular, the service core can be located to shade office spaces from unwanted solar gain on the western or northern facades, thus reducing cooling loads.
• Embodied carbon can make up to 20-45% of an office building's total carbon footprint (if we decarbonise electricity supply in the future, it could be even higher). Usually, in commercial buildings the greatest contributor to this is the structural system. So, strategies to make the structure more efficient, such as structural optimisation, can cut costs and carbon, and increase net lettable floor area.
• When sustainably sourced, mass timber structures can contribute to significantly reduced embodied carbon in commercial buildings, compared with traditional steel and concrete structures. A timber structure can reduce embodied carbon by about 300kgCO2-e/m². Building Envelope
• Increasing the insulation and air-tightness of office facades can reduce cooling loads and improve thermal comfort in perimeter zones. However, for the best results, they need to be combined with other strategies to reduce internal heat gains, such as high-efficiency equipment (LED lighting, computers, etc.), and night purge ventilation.
• There is evidence to suggest that less glazing and a reduced Window Wall Ratio (WWR) in Australian commercial buildings would mean lower carbon emissions. In particular, the use of insulated spandrel panels at low and higher levels would improve facade performance without negatively impacting daylight or views. • Facade design is an important contributor to low carbon commercial buildings. In office buildings with large floorplates (>2,000m²), a high-performance facade may only have a small benefit on the total building carbon performance, since there is less exposed surface area per unit building volume. However, a high-performance facade with appropriate WWR, shading, U-value and airtightness will always improve thermal comfort and reduce energy loads in perimeter occupied spaces. Heating Cooling and Ventilation
• HVAC is usually the largest contributor to carbon emissions in office and commercial buildings. Specifying the most efficient systems and equipment for a project is an excellent way to reduce carbon emissions. For example, in the scenarios considered in the Guide to Low Carbon Commercial New Builds, improvements to motor, VSD and fan efficiencies resulted in an 11.4 -28% reduction in wholebuilding carbon emissions.
• Strategies to reduce fan static pressures can also reduce HVAC carbon emissions. Again, in the scenarios in the
Guide to Low Carbon Commercial New Builds, reducing fan static pressures by 20% resulted in total operating emissions reductions of 0.7-5.5%.
• Allowing setpoints to vary beyond the standard 22.5°C ±1.5°C can reduce air-conditioning energy, with an increase of 1°C saving 6%. Adopting an adaptive comfort model, where internal conditions change with the seasons, would provide more significant air-conditioning reductions, although it would likely require a work culture that allowed occupants to change their clothing and behaviours according to the seasons.
• Providing exposed ceiling-thermal mass, along with night purge ventilation, can reduce carbon emissions by reducing both the operating hours and load of HVAC plant. On site low carbon energy generation
• Photovoltaic (PV) panels represent the best opportunity for on-site energy generation in commercial buildings in Australia.
SUSTAINABILITY
Low carbon design principles:
• Roof-mounted PV panels are an excellent choice for many buildings because they can be tilted towards the sun. However, in taller commercial buildings, roof space is limited, so facade mounted PVs may be used in tandem. These are usually more expensive and less efficient.
• Precinct level gas-fired trigeneration plants will likely not offer the lowest carbon emissions in the long term as decarbonisation of the electricity grid will mean electric systems are more carbon-efficient.
Integrated outcomes
As well as best practice, the guide includes case study simulations to quantify the impact of different strategies and technologies on carbon performance. These include simulations on a high-rise office building achieving NABERS 5.5 star, and a mid-rise office achieving NABERS 5 star. Both were simulated in Sydney, Brisbane and Melbourne. The results indicate that making small changes to any one system or building characteristic on its own has limited carbon impact. Integrated strategies along with the installation of onsite solar PV offer the best outcomes. Activity Systems: reducing internal loads can have a significant impact on carbon emissions. A 40% reduction in internal loads can provide up to 13.5% reduction in carbon emissions. Envelope Systems: improvements to the building envelope alone often have a small impact on overall carbon emissions. Reducing the U-value is often only effective when combined with strategies to reduce internal loads. In climates of Sydney and Brisbane decreasing U-value can trap heat in buildings leading to increased cooling demand. Reducing solar gain through decreasing SHGC or shading is the most effective intervention.
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HVAC: Targeting strategies to reduce air handling system energy is particularly effective. Reducing fan static pressures can lead to overall carbon savings of up to 5.5% and improving motor and fan efficiencies up to 28%. As a single parameter reducing air distribution energy offers the most significant carbon saving opportunity demonstrating the value of high-performance HVAC design in commercial buildings. Improving chiller performance up to IPLV of 12 can lead to between 4.5 and 11% carbon savings. Combinations: The integration of strategies provides substantial opportunities for carbon emission reduction beyond current best practice. In the case of the high-rise building, reductions to internal loads, improvements to building envelope, reduced air handling system static pressure and installation of a roof-based PV system could reduce emissions by 20-25%. In the mid-rise building similar interventions could provide up to a 50% reduction in carbon emissions. Using more innovative technologies and strategies generated performance closer to carbon neutral. Using higher-performance façade systems, reduced internal heat gains, high efficiency HVAC and an extensive on-site PV system saw carbon reductions of 82 – 97% across the scenarios – meaning effective carbon emissions of 2.29
– 10.23kgCO2-e/m²/annum. These results are far below those achieved by most high-performance buildings today, and demonstrate the potential of low carbon offices moving into the future.
About the Authors
Ian Dixon Ian is a technical director with GHD. He has been part of and project managed teams contributing to the sustainable design of a wide range of building and infrastructure projects. He has also worked on a number of energy and sustainability advisory projects supporting strategic policy development including completing cost benefit review of the GBCA Carbon Road Map. He was a member of the Green Building Council Technical Steering Group from 2015-2018 helping shape the development of Green Star tools, a member of the CRC for low carbon living and co-author the Guide to Low Carbon commercial buildings. Philip Oldfield Philip Oldfield is an Associate Professor and Director of the Architecture Program at UNSW Sydney. Prior to joining UNSW, he was an Assistant Professor at the University of Nottingham where he co-led the Masters in Sustainable Tall Buildings – the world’s only course and qualification dedicated to the design and research of high-rise architecture. In addition, he has taught at institutions in Chicago, Venice and Singapore. Philip’s research interests are focused primarily on tall building architecture, social sustainability and carbon performance. He is an active member of the Council on Tall Buildings and Urban Habitat (CTBUH) and Chief Investigator on research projects with total funding in the order of $1million AUD.
Guide to Low Carbon Commercial Buildings – New Build
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Philip is a 2015 British Science Association Media Fellow, and has spent time working at The Guardian, writing for the Science and Environment teams. He has also written for Architecture Australia, The Architects’ Journal, a+u and many other publications. Remy Augros Remy is a Senior Engineer with GHD Newcastle and has 14 years’ experience in the building services industry as a mechanical & sustainability consultant focused on sustainable building design and energy efficiency, primary through mechanical services design, building simulation modelling and energy auditing. His experience also extends to energy policy advisory and Measurement and Verification project upgrades as a certified M&V professional.”
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The Eco-Retreat – Environmentally friendly accommodation
Stefano Ciciani I Senior Mechanical Engineer, Team Leader Sustainability
Visitor arrivals to New Zealand are expected to reach 5.1 million visitors in 2024, up from 3.7 million in 2017, a growth of 4.6% a year, [“International Tourism Forecasts for the 2018-2024 period”, MBIE, 2018]. The impacts of these guests present both a huge challenge and an opportunity for developing infrastructure. Hosting these guests also has huge environmental impacts; internationally the accommodation sector accounts for approximately 20% of emissions from tourism alone [“Climate Change and Tourism: Responding to Global Challenges”, UNEP and UNWTO, 2007].
S
o how does the tourism accommodation industry-ready themselves for this increasing market whilst acknowledging the impact of tourism, not just on the local and global environment, but also on the local community? Can the tourism accommodation sector become an exemplar for demonstrating environmental impact reduction strategies both inbuilt and from operation, and community impact? Camp Glenorchy an eco-retreat with accommodation from campervan parks, to luxurious cabins, is already doing its very best to lead in this space. Located on the shores of Lake Wakatipu, Camp Glenorchy operates under the umbrella of businesses aptly called ‘The Headwaters’ who are doing good in the local community by funnelling all profit from its’ operation into The Glenorchy Community Trust. Glenorchy itself is a mere 45-minute scenic drive from Queenstown but a world away from the resort towns’ pace. Listed on ‘The Worlds 100 Greatest Places of 2019’ by Times’ Magazine it incorporates high-end holistic sustainability and beauty into its operations. Opened in 2018, it was built using the philosophy and requirements of the Living Building Challenge, referred to as the worlds’ most stringent green building design standard; (LBC), which calls for our buildings to be Socially Just, Culturally Rich and Ecologically Restorative. The program uses the analogy of
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a flower with seven petals, calling us to design buildings to emulate natures’ impact and design considerations. With guiding sustainability commitments like being Net Positive Energy (Generating 105% of the electrical energy it consumes over the course of a year with its’ solar garden), to using 50% less water than typical accommodations. All whilst adding more to the experience of its guests through its’ beautifully appointed spaces and native landscaping. Camp Glenorchy is the perfect location for reflection on sustainable practice.
The event approached Biophilia first from the incorporation and reflection of the emotion of place through emotive and reflective presentations by designer David Truebridge, and archeologist, conservationist Dr. Leslie Van Gelder. The value proposition of Biophilic design, including the growing body of research on its impacts, particularly in hospitals and treatment spaces, was presented by CEO of the International Living Future Institute (ILFI), and author of ‘Creating Biophilic Buildings’, Amanda Sturgeon interweaved with the benefit, meaning, and functionality, brought into spaces by Biophilic Design. To encourage the application of the summits’ topics within teams and projects, attendees engaged with frameworks and tools and were introduced to case studies where Biophilia has been part of the full design process, including the Burwood Brickworks’ development in Melbourne. Bringing the design process out to a place where it is engaged with and influenced more by all industries, will show the benefits of the collaboration of a variety of skill sets and practitioners working towards solutions. Biophilia is an opportunity to start collaborative process right from the beginning and
realise the value in diverse and on-going engagement with not only the design team, but the community of the project, and the ecological, historical, and emotional contexts of the site. Using Camp Glenorchy' spaces to reiterate elements of biophilic design and their impact on the experience and value in the built environment, enabled a heavy undercurrent of purpose and practical example to the summits’ messages. And while Camp Glenorchy continues on its’ Living Building Challenge journey, pursuing accreditation for the Water, Energy, and Beauty ‘Petals’, the next cohort of Oceania Biophilia Summit attendees will have new places to discover next year. The 2020 Summit is planned for the 5-7th August in Sydney. Keep an eye out on the Living Future Aotearoa New Zealand and the Living Future Institute Australia channels for updates and event information, or delve into the possibilities with a visit to Camp Glenorchy.
CASE STUDY
An excellent opportunity for such an event presented itself in the form of the inaugural Oceania Biophilic Summit, supported by Living Future Aotearoa New Zealand and the Living Future Institute Australia in August 2019. Biophilic Design, the practice of connecting people and nature within our built environments and communities, is an emerging practice internationally and there is a need and opportunity to draw practicing professionals from all fields to discuss and engage in the process practice of incorporating it into the design process. The summit speakers highlighted the poor outcomes of considering biophilia as an afterthought and the benefits of bringing everyone to the table early. Not solely the domain of architects and designers, solutions incorporating biophilia from a broad range of professions are effective, innovative, and creative, and recognized as such, particularly in the built environment.
About the Author
Stefano Ciciani Stefano Ciciani is the CIBSE Christchurch Chapter Chair. He is a Chartered Building Services Mechanical Engineer with over 15 years of experience in the Industry. Stefano has a passion for the excellence of the design that delivers robust, coordinated and cost-effective solutions that are also green, sustainable and energy efficient. He has applied this knowledge to the educational, leisure, commercial and public sectors where a pragmatic balance between the green initiatives and commercial considerations are necessary. His skills extend from projects completed in the UK, Ireland, Italy, Montenegro, Latvia, Russia, Auckland and Christchurch where Stefano is permanently based.
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What has
BLACK MIRROR
taught us about technology so far? Isabella Granero
Binge-worthy science fiction series Black Mirror is one of Netflix’s most popular shows. So what are the themes in it that get us hooked?
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ot only is each episode in Black Mirror eerily entertaining and mind-twisting, but they all highlight the issues regarding humanity’s relationship with technology. Below are some of the themes we’re exposed to in this thought-provoking series. WARNING – SPOILERS AHEAD!
Communication technologies often exploit our need for validation
Communication technologies, such as social media often increase our need for validation, as we judge our worth on how many likes, comments, views and shares we receive. In Nosedive we are transported to a world where people can give each other a positive or negative rating after they share any interaction. Like social media, this rating system increases everyone’s need for approval and causes them to suppress any negative emotion in fear of being “downvoted” by their peers. In Be Right Back, a widow is given the opportunity to have her partner’s personality replicated in an identical body to help her cope with the loneliness and pain. However, she realises that whilst the robot is similar to her husband, it will never truly replicate his quirks and natural responses. In both episodes, we are taught that social media platforms only act as another medium for us to seek validation from others, and how this constant search for approval is a lost cause. Technology has the ability to encourage human evil – but isn’t necessarily evil itself.
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Creator of the series, Charlie Brooker has maintained that technology is merely a facilitator for human evil rather than being responsible for it. The evil of technology is a theme explored heavily in the earlier seasons. In Hated in the Nation, an artist takes it upon himself to create a real-life elimination game on a Twitter-like platform, where each day users can vote who they think deserves to be “eliminated” using the hashtag #DeathTo and the person’s name. Little do they know; this artist has also planned to kill everyone who participates in the game as part of an artistic statement – sending the message that the selfish actions of the public and their disregard for human life make them just as guilty as those who are voted. Therefore, this innocent social platform was used as an accessory for evil. This mimics the “cancel culture” that is prevalent in our world today. With greater access to social media, the private lives of celebrities, influencers and public figures are increasingly displayed. Celebrities who express questionable or unpopular opinions are often boycotted or “cancelled”. This cancel culture is toxic as it doesn’t allow people the capacity to learn from their mistakes.
Technology complicates relationships
Although most of the technologies displayed in the show exaggerate what we have access to now, the series still delivers important messages about the way technology intervenes in our relationships. Tinder and dating are taken to the extreme in Hang the DJ, where paired up couples can see exactly how long the relationship is meant to last. Eventually, the data gathered from each relationship is supposed to lead the person to
TECHNOLOGY their one true match. However, one pair rebels against the system – teaching us that love cannot be man-made. A mother-daughter relationship is destroyed in Arkangel after a mother installs a device in her daughter’s brain so she can see through her daughter’s eyes. This episode parodies parental tracking apps, delivering the message that being overbearing and cautious won’t always ensure safety for your children. In the end, the lack of privacy and trust caused the daughter to resent her mother.
The media and the entertainment industry are flawed
Fifteen Million Merits presents a satirical take on entertainment shows and society’s insatiable thirst for distraction. In The National Anthem, a kidnapper forces the prime minister to fornicate with a pig on live television in order to secure the release of a royal princess he is holding hostage. It is revealed that the kidnapper’s motive was to make a statement about people’s obsession with the media and how we are fixated on humiliation and shock value. As part of the newest season, Rachel, Jack and
Ashley Too, comments on the way the music industry exploits artists into making vapid, meaningless music at the expense of their health. Overall, Black Mirror is a breath-taking attempt at showing us what our lives are with technology and the consequences that could very well follow if we are not careful. First published by W’SUP News – Western Sydney University’s student publication
About the Author
Isabella Granero Isabella Granero is a communications student who is interested in popular culture, music and film. She recently went on a trip to Xiamen, China to film content for a short video competition. Her keen interest in media and the way it shapes people's lives act as inspiration for most of her writing.
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CORROSION & ASSET PROTECTION IN THE [1] HVAC AND R INDUSTRY THE FORGOTTEN ISSUE
In general, one can state that energy consumption in Australia is the largest in commercial buildings, not residential. The biggest energy savings and efficiencies can be realised in these commercial buildings. Corrosion is a huge contributor to unnecessary energy and efficiency loss. It will cause a loss in cooling performance, reduced indoor air quality, reduced reliability, reduced energy efficiency and a reduction in service life. These issues will cause such things as discomfort and health risks to building occupiers, higher running costs, higher capital costs and more CO2. There are ways to limit or prevent this corrosion from occurring.
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his paper aims to raise awareness of the extent and impact of HVAC and R corrosion and will be a useful guide to inform decision makers and advisers of preventive measures in HVAC and R corrosion. It will be a useful reference paper for: • Engineers & Consultants • Building Designers
• Sustainability / Energy Efficiency Advisers
• Facility Managers • Building Owners
HVAC ENERGY USE IN AUSTRALIA[1]
According to the CSIRO, HVAC systems in buildings account for approximately 40-50% of building energy use and contributes to 34.7 megatonnes of carbon dioxide emissions every year. With electricity prices continuing to rise per year and with building energy contributing to Australia's greenhouse gas emissions, HVAC & R energy efficiency is a major economic and environmental issue even when not
TECHNOLOGY
M. Weir1, D. Fry2, D. Rundle3 I 1Blygold Oceania, 2Blygold Victoria, 3Blygold SA-NT, Australia
considering the increase in building construction and the expansion of building footprints which we currently see in Australia. [1] HVAC and R is Heating, Ventilation, Air Conditioning and Refrigeration.
HEAT EXCHANGER GEOMETRY[2]
Air-cooled heat exchangers consist of fins mounted on tubes to expand the heat-exchanging surface. Tubes and fins can be made of several metals like steel, copper, aluminium and stainless steel. The heat exchangers also called coils may have various dimensions depending on the application. Most heat exchangers are made of copper tubes and aluminium fins. This is because aluminium is easy to process, light and relatively corrosion resistant. Coil manufacturers use different fin forms to adjust the coil to the demands. The simplest form is the straight fin, a flat fin with only minor waves. More complicated is the louvered fin. This fin is perforated to create turbulence of air in the coil. This will increase the capacity of the coil.
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A good solution would be aluminium - aluminium. A coil with this fin type will be much more vulnerable Although this type of coil is becoming more and more because of the thin aluminium louvers. The louvered fins popular, some reasons why manufacturers are not using have an air filtering effect and will be exposed to more Coil manufacturers use different fin forms to adjust the coil to the demands. The simplest form is the straight fin, a flat aluminium fin with – aluminium in general yet are: pollution. Another option for creating more heat exchange only minor waves. More complicated is the louvered fin. This fin is perforated to create turbulence of air in the coil. This will increase the capacity of the coil. A coil with this fin type will be much more vulnerable because of the thin aluminium louvers. capacity is a wavy fin. The waves will force the air to The louvered fins have an air filtering effect and will be exposed to more pollution. Another option for creating more heat • Tubes made out of aluminium are difficult to weld, exchange capacity is a wavy fin.the The waves will force the airSee to bounce against the1. aluminium. See Figure 1. bounce against aluminium. Figure • The tubes would be damaged easier because aluminium is softer than copper, • It is easier to repair copper then it is to repair aluminium.
SOURCES AND EFFECTS OF HVAC CORROSION[4]
HVAC corrosion is a widespread problem. Australia’s population is concentrated in industrialised, urban, coastal strips and agricultural regions. All these areas Figure 1 contain sources of corrosion on HVAC equipment. Salt Figure 1 4. CORROSION OF HVAC EQUIPMENT [3] and humidity in coastal regions, sulphur oxides, nitrous With air-cooled systems, oxidation of the heat exchangers is a major problem. Aluminium is proven [3] to be one of the most oxides, hydrocarbons, chlorides, ammonia, electrolytes suitable materials for this kind of equipment. advantages of aluminium are: CORROSION OFTheHVAC EQUIPMENT - Lightweight metal, and contaminated dust all contribute to corrosion. - Easy toair-cooled shape, With systems, oxidation of the heat exchangers - Good heat transfer, is- Cheap. a major problem. Aluminium is proven to be one of the Examples of sources are Aluminium production plants, most suitable materials for this kind equipment. The The corrosion resistance of aluminium should be an advantage as well;of unfortunately, this is not the case. Aluminium forms an fertiliser production, petroleum & chemical production, oxide film as soon as it is exposed to air. This action is damaging in that it reflects the tendency of the metal to return to its advantages aluminium natural oxidation state. Ifof the oxidation layer were are: evenly spread, it would protect the metal from corrosion. However, the mining and metallurgy, power generation, paper and oxidation layer is patchy and because of the humidity and atmospheric pollution the process of oxidation or corrosion may accelerate here.
• Lightweight metal,
pulp mills, sewage treatment plants, steel production, swimming pools and farms.
Another problem concerning air-cooled systems is the construction of aluminium heat exchangers. Most aluminium heat exchangers use copper pipes. When two different metals in a conducting liquid are in direct contact with each other, corrosion of the least noble metal may be the result. The parts closest to the noble metal will be particularly affected. This corrosion depends on: - The potential difference between the two metals, - The relationship between the two metals; the larger the cathode surface (the noble metal) compared to the anode surface (the base metal), the more corroded the latter will be, - The conductivity of the solvent, and - The presence of oxygen.
• Easy to shape,
Environmental corrosion of the fin surfaces and galvanic corrosion at the tube-fin breaks down this mechanism • Cheap. which reduces maximum cooling capacity and energy efficiency as the refrigerant condensing temperature is The corrosion resistance of aluminium should be an A good solution would be aluminium - aluminium. Although this type of coil is becoming more and more popular, some raised to recover cooling performance. advantage as are well; unfortunately, is yet not reasons why manufacturers not using aluminium – aluminiumthis in general are: the case. - Tubes made out of aluminium are difficult to weld, Aluminium forms an oxide film as soon as it is exposed to - The tubes would be damaged easier because aluminium is softer then copper, Case Study: Two identical chillers after 4 years of - It is easier to repair copper then it is to repair aluminium. Examples of sources are Aluminium production plants, fertiliser production, petroleum & chemical production, mining and air. This action is damaging in that it reflects the tendency metallurgy, power generation, paper and pulp mills, sewage treatment plants, steel production, swimming pools and farms. operation – one untreated the other treated with a Environmental corrosion of the fin surfaces and galvanic corrosion at the tube-fin breaks down this mechanism which reduces the metal to return toCORROSION its natural 5.of SOURCES AND EFFECTS OF HVAC [4] oxidation state. If the [5] condensing temperature is raised to recover cooling maximum cooling capacity and energy efficiency as the refrigerant sprayed-on protective coating. See Figure 2. performance. HVAC corrosion is layer a widespread problem. Australia’s population isitconcentrated industrialised,the urban, coastal strips and oxidation were evenly spread, would inprotect agricultural regions. All these areas contain sources of corrosion on HVAC equipment. Salt and humidity in coastal regions, Case Study: Two identical chillers after 4 years of operation – one untreated the other treated with a sprayed-on protective coating. metal from However, the oxidation is dust all contribute sulphur oxides, nitrouscorrosion. oxides, hydrocarbons, chlorides, ammonia, electrolytes andlayer contaminated to [5] See Figure 2. Untreated Protected Diff. corrosion. patchy and because of the humidity and atmospheric Condenser condition Fins brittle Protected Uncorroded Diff.Untreated pollution the process of oxidation or corrosion may accelerate here. Condensing temp. 104° C 93° C 11 % • Good heat transfer,
Another problem concerning air-cooled systems is the construction of aluminium heat exchangers. Most aluminium heat exchangers use copper pipes. When two different metals in a conducting liquid are in direct contact with each other, corrosion of the least noble metal may be the result. The parts closest to the noble metal will be particularly affected. This corrosion depends on: • The potential difference between the two metals,
• The relationship between the two metals; the larger the cathode surface (the noble metal) compared to the anode surface (the base metal), the more corroded the latter will be,
Condenser condition
Fins brittle
Uncorroded
-
Condensing temp.
Cooling capacity
104° C
299 kW
93° C
326 kW
11 %
Power Consumption
2240 kPa
119 kW
1827 kPa
113 kW
18 %
Condensing press.
Condensing press.
Annual Energy Saving Cooling capacity Figure 2
Power Consumption
2240 kPa
-
30,390 kW.h
18 % 9%
5% 13%
299 kW
326 kW
9%
119 kW
113 kW
5%
Corrosion of the copper- pipes and headers (manifolds) Annual Energy Saving 30,390 kW.h 13% can create pinhole leaks. Formicary corrosion caused by 2 organic acids is a commonFigure cause of this type of failure. Corrosion of the copper pipes and headers (manifolds) can create pinhole leaks. Formicary corrosion caused by organic acids is See Figure a common cause of this 3. type of failure. See Figure 3.
- The conductivity of the solvent, and - The presence of oxygen. Figure 3
Figure 3
Soldered joints are particularly vulnerable to corrosion by sulphurous gases.
34
1827 kPa
Soldered joints are particularly vulnerable to corrosion by sulphurous gases. 6 years – City Centre
6 years – City Centre
6 years – City Centre
6 years – City Centre 6 years – City Centre
Requirement
Specification
1. High Corrosion Resistance
Broad spectrum – urban; coastal; industrial; rural / agricultural
2. Effective Cover
All vulnerable surfaces protected
3. High Thermal Performance
Minimise reduction in thermal performance
4. Durability
Broad environmental resistance; long-lasting
5. On-site application and maintenance
-C an protect new and in-service systems
< 7 years – Coastal
< 7 years – Coastal
< 7 years – Coastal
< 7 years – Coastal < 7 years – Coastal
6. Cost-Effective
- Maintainable, Repairable, Cleanable Acceptable Return on Investment
Pre-coats only protect the aluminium fin, not the tubes or headers. After the fin is pre-coated, it is cut to size and holes punched in them for fitment to the copper tubes. years – Suburban 10+ years – 10+ Township 7 years – Suburban years – Rural Township 7 years –7 Suburban 10+ years – Rural Rural Township 7 years – Suburban 10+ years – Rural Township 7 years – Suburban 10+ years – Rural Township This cutting exposes the aluminium which then comes Figure 4 Figure 4 Figure 4 Figure 4 into contact with the copper tubes; the beginning of the 4 CORROSION 6. PREVENTING COIL 6.Figure PREVENTING COIL CORROSION REVENTING COIL CORROSION galvanic corrosion process. Polyurethane post-coat will There 6. are two ways preventing corrosion. is through suit particular or There are intwo waysCOIL in HVAC preventing HVAC One corrosion. One materials is throughselection materialstoselection to suitenvironments particular environments or PREVENTING CORROSION protective coatings. e are protective two wayscoatings. in preventing HVAC corrosion. One is through materials selection to suit particular environments or cover all surfaces and joints of the fins and tubes. There are two ways in preventing HVAC corrosion. One is through materials selection to suit particular environments or
PREVENTING COIL CORROSION
ctive Mono-metal coatings. Mono-metal coils such as copper and fintube or aluminium and fintube willand avoid corrosion do not provide coils suchtube as copper and fin or tube aluminium fin galvanic will avoid galvanicbut corrosion but do not provide
protective coatings.
complete protection. For thistube method tofin bemethod effective, testing and assessments would to required to complete protection. For to beexpensive effective, air environmental testing environmental assessments would be o-metal coils such as copper andthis or aluminium tubeairexpensive and fin will avoid and galvanic corrosion but be do required not provide provide the provide best advice on what construction would be best suited a particular best advice what construction would befor suited for aenvironment. particular environment. There are ways inand preventing HVAC corrosion. One is lete protection. For thisthe method totwo beon effective, expensive air and environmental assessments would be required to Due Mono-metal coils such as copper tube fintesting orbest aluminium tube and fin will avoid galvanic corrosion but doto notepoxy provide pre-coats low thermal conductivity, it protective coating is construction the most available most frequently applied protection Protective forcoatings Athrough protective coating isreadily the most readily available and most frequently protection measure. coatings Protective for be required de theA best advice on what would be best suited for ato particular environment. complete protection. For this method toand be effective, expensive air applied testingmeasure. and environments environmental assessments would to materials selection suit particular creates an insulation layer at the critical fin-tube junction HVAC can be classified two separate areas. HVAC can beinclassified in two separate areas.
provide the most best advice what construction would beapplied best suited for a particular otective coating is the readilyon available and most frequently protection measure. environment. Protective coatings for or protective coatings. when fins are Pre-coat: priorapplied to coil assembly, -inapplied Pre-coat: prior to coiland assembly, and C can be- classified two separate A protective coating isareas. the most readily available and most frequently applied protection measure. Protective coatings for
formed, and coil is assembled. This can create a capacity loss of up to 15%. A Polual XT postMono-metal coils such as copper and or Most manufacturers offer an epoxy pre-coat applied to the aluminium as thetube lowest option for corrosionthe corrosion Most manufacturers offer an epoxy pre-coat applied to the fin aluminium fin ascost the lowestfin costimproving option forthe improving coat, contains an aluminium pigment which boosts -resistance applied Post-coat: afterofcoil assembly resistanceapplied of barePre-coat: metal. bare metal. prior to coil assembly, and aluminium tube and fin will avoid galvanic corrosion but manufacturers an epoxy applied to assembly the aluminium as the cost option for improving the corrosion -offer applied after coil thermal conductivity. Combine this with a low 25-micron Post coatings arePost-coat: the alternative pre-coats. what doSo, we what needfin to consider when looking for looking corrosion options Post coatings arepre-coat the to alternative toSo, pre-coats. do we needlowest to consider when forprevention corrosion prevention options ance for of bare metal. HVAC equipment? Seeprovide Figure 5. for HVAC equipment? See Figure 5. not complete protection. For fin this method Mostdo manufacturers offer an epoxy pre-coat applied to the aluminium as the lowest costto option for improving the corrosion dry film thickness (DFT) and you will minimise thermal and coatings areresistance the alternative to pre-coats. So, what do we need to consider when looking for corrosion prevention options of bare metal. expensive be effective, air testing and environmental pressure losses. Capacity losses with this type of coating VAC equipment? See Figure 5. Post coatings are the alternative to pre-coats. So, what doto we provide need to consider looking for corrosion prevention options assessments would be required thewhen best advice are 0-3%. for HVAC equipment? See Figure 5. on what construction would be best suited for a particular environment. With age and exposure to the elements, epoxy pre-coats lose adhesion and have a lower mechanical resistance. A protective coating is the most readily available and The polyurethane post-coat has excellent adhesion to most frequently applied protection measure. Protective most metals; in particular aluminium and copper, plus coatings for HVAC can be classified in two separate have the added benefit of excellent UV and chemical areas. resistance. -
Post-coat: afterapplied coil assembly - applied Post-coat: after coil assembly
betoclassified in twoand separate areas. Pre-coat:HVAC appliedcan prior coil assembly,
• Pre-coat: applied prior to coil assembly, and • Post-coat: applied after coil assembly
Most manufacturers offer an epoxy pre-coat applied to the aluminium fin as the lowest cost option for improving the corrosion resistance of bare metal. Post coatings are the alternative to pre-coats. So, what do we need to consider when looking for corrosion prevention options for HVAC equipment? See Figure 5. Epoxy pre-coats generally have a low resistance (1000hours) to prolonged exposure to salt and acid spray. A polyurethane post coat will protect for in excess of 11000 hours.[6]
TECHNOLOGY
Figure 5
The post-coat treatment can be applied in the workshop or on site and is maintainable, repairable and cleanable. Pre-coats are generally applied with no further ability to maintain or service on site being available. With a lower life expectancy, pre-coats will generally cost the client more in the future. A comparison is shown in the following diagram which shows a unit with the assumption that pre-coat coils are replaced on a five-year basis. The post-coat treatment is there for the life of the unit. This diagram shows a 14% cost saving over 15 years with a break even in 1 year for the post-coat treatment.[7] See Figure 6.
35
The post-coat treatment can be applied in the workshop or on site and is maintainable, repairable and cleanable. Pre-coats are 7. CONCLUSION generally applied with no further ability to maintain or service on site being available.
With a lower life expectancy, pre-coats will generally cost the client more in the future. A comparison is shown in the HVAC and R efficiency loss a following diagram which shows a unit with the assumption that pre-coat coils are replaced on a five-year basis. The post-coat emissions. Asset owners and m treatment is there for the life of the unit. 7. CONCLUSION are looking for alternatives to p This diagram shows a 14% cost saving over 15 years with a break even in 1 year for the post-coat treatment.[7] See Figure 6. HVAC andofRheat efficiency loss co a Corrosion exchanger emissions. Asset owners and m efficiency of HVAC systems. 7. CONCLUSION are looking for alternatives to p Applying effective HVAC andtheR most efficiency losspo a Corrosion of heat exchanger co adverse impact thus saving emissions. Asset owners andene m efficiency HVAC systems. are lookingoffor alternatives to p
7. REFERENCES Applying mostexchanger effective po Corrosion the of heat co adverse impact thus ene 1. CSIRO, Energy for building efficiency of HVAC saving systems.
2. Jeroen de Wit, Blygold Inter Applying the most effective po 7. REFERENCES 3. Jeroenimpact de Wit, Blygold adverse thus savingInter ene 1. CSIRO, Energy for building 4. A. Bhatia, CED Engineering 2. de Wit, Blygold Inter 7. Jeroen REFERENCES 5. Jeroen de Wit, Blygold Inter 3. Jeroen deEnergy Wit, Blygold Inter 1999 1. CSIRO, for building
Figure 6 Figure 6
CONCLUSION
HVAC and R efficiency loss accounts for a significant proportion of Australia’s energy consumption, business costs and CO2 emissions. Asset owners and managers are now even more aware of this plus the high maintenance and replacement costs and are looking for alternatives to prolong the life of their equipment. Corrosion of heat exchanger coils is a widespread problem and one that adversely impacts the performance and energy efficiency of HVAC systems. Applying the most effective post-coating treatment to these units will limit or prevent HVAC and R coil corrosion and its adverse impact thus saving energy and money and making our environment more sustainable to live in. REFERENCES 1. CSIRO, Reducing Energy Consumption in Commercial Buildings, March 2015 2. Jeroen de Wit, Blygold International, Blygold Operations Manual, Chapter 1, Coil Geometry, 2011 3. Jeroen de Wit, Blygold International, Blygold Operations Manual, Chapter 2, Corrosion, 2011 4. A. Bhatia, CED Engineering, New York, HVAC Design Considerations for Corrosive Environments, Page 7, 2012 5. Jeroen de Wit, Blygold International, Cost saving Analysis of Chiller Treated with Blygold and Chiller without Treatment, 1999 6. J.P.M. Rademaker MSc, Element Materials Technology, Amsterdam, The Netherlands, Salt Spray Testing Acc. To ASTM B117-11 of Polual XT Treated Samples 7. Jeroen de Wit, Blygold International, ROI Calculation on Blygold Treatment, 2012
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About the Authors
4. A. Bhatia, CEDBlygold Engineering 6. Jeroen J.P.M. Rademaker MSc,Inter Ele 2. de Wit, B117-11 of Polual XT Treated 5. 3. Jeroen de Wit, Blygold Inter 1999 7. Jeroen de Wit, Blygold Inter 4. A. Bhatia, CED Engineering 6. J.P.M. Rademaker MSc, Ele 5. Jeroen of de Polual Wit, Blygold Inter B117-11 XT Treated 8. AUTHOR DETAILS 1999 7. Jeroen de Wit, Blygold Inter 6. J.P.M. Rademaker MSc, Ele B117-11 of Polual XT Treated 8. AUTHOR DETAILS 7. Jeroen de Wit, Blygold Inter
Mark Weir Mark Weir is the Managing Director of Blygold Oceania, a position he has been in since July 2013. He has assisted in establishing the Blygold brand throughout Australia and New Zealand through his 8. AUTHOR DETAILS Directorship of Blygold Queensland since 2010. Mark has over 20 years’ experience in Business Management and Project Management with work in the I.T., construction and motor trades industries. Mark has a keen interest in sustainability and energy efficiency. David Fry David Fry is a qualified engineer with 30 years experience in design and engineering consulting. David has worked in the aerospace, automation, automotive and new product development industries, and brings particular skills in project management, process development and improvement, and engineering groups’ leadership. David was appointed Director of Blygold Victoria in 2012. Darryl Rundle Darryl Rundle is a born and bred South Australian with long standing Territory connections. Darryl's work includes 12 years experience at synthetic Chemical manufacturing plant Penrice Soda Products, tackling various roles including Production Coordination, managing a team of Chemical and Mechanical Engineers. His exposure at Penrice to issues including chemical exposure, confined space, gas testing, emergency response and corrosion control all led to his appointment as Director of Blygold SA-NT in 2010. Darryl still consults to the chemical manufacturing industry.
where people want to be
SMART BUILDINGS
Intelligent Precincts –
Tim Spies I Global Service Leader Mechanical and Client Director – Commercial Property, Aurecon
Population growth pressures and congestion are taking its toll on our communities. Governments are responding by changing the way infrastructure is planned and delivered. This new approach looks at infrastructure and land use holistically. It prioritises current and future liveability for the people who live, work and play in these communities.
T
his densification is creating opportunities to use technology to enhance the lives of the people using these new spaces. With this also comes the added complexity of balancing safety and security with the need to provide more intelligence to these spaces.
Background facts
World total population forecast to be 10 Billion by 2050 • 7 billion living in urban areas
• 5 billion will be middle class
Australia’s population forecast to reach approximately 40M by 2050. Most of this growth is expected to occur in major cities of Sydney, Melbourne, Perth and Brisbane.
What makes it smart?
During our recent CIBSE Seminar Series we spoke on Precincts and what makes them smart or intelligent. Contrary to some it was not the technology. When we looked at good examples of vibrant and liveable neighbourhoods, it’s their connection between people and what they do which they had in common. Creating spaces between buildings – spaces which engage people – is what was found to be important. We found that the drivers for more liveable neighbourhoods were all about the people. • Safety and security
• Addressing changes to population; density, age and diversity • Providing access to employment
• Resilience • Liveability
• Providing a sense of belonging
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Buildings of the Future
Through his Buildings of the Future research, Aurecon’s Peter Greaves found there were four key areas driving investment into buildings. In developing intelligent precincts these themes should be considered: Educational — How can we turn a Neighbourhood into a living, breathing example of good design and continually learn from it?
Economic — How can we increase a neighbourhood return on investment? Experiential — How can we increase the user experience? Environmental — How can a precinct benefit the community and environment over the long term
The role of technology
“We tend to overestimate the effect of technology in the short term and underestimate the effect in the long run.” 1
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Technology should be there to support these new precincts and not drive their development. We should be encouraging those involved with the development of these new precincts to carefully consider the human benefit that these technologies seek to provide.
Technology and Precincts
As people move between the difference spaces within a precinct they want the ability to make use of this technology to improve their experience, not detract from it. Careful planning to address current needs but with a clear view of future flexibility is key to these smart precincts. Some of this technology will be visible such as security cameras and digital signage, others like the Wi-Fi network or data analytics will be invisible. Both types need to work in tandem to create an intelligent neighbourhood. Technology and the data analytics that are associated with these new developments present an opportunity for us to support and learn from the spaces that we design, build, own and operate.
The power of data
The data our precincts and communities of the future will collect and analyse will have the potential for far more than just facilities management. Saving energy and increasing comfort for those using the space can also have a substantial impact on productivity and profit.
SMART BUILDINGS
There are many examples in our industry where we have fallen into this trap. Building Information Modelling (BIM) entered our lives almost twenty years ago with the promise of changing the way in which buildings were designed, constructed and managed. Yet it is only in the last few years where we have begun to see the real benefits that BIM can provide. From early stage concept designs right through the facilities management, BIM is now starting to live up to the promises it made many years ago.
The value in IoT for smart precincts lies not in the creation of hundreds more internet connected sensors, but rather new technology that leverages existing data from existing assets to optimise operations and amplify business performance, with the end-users being at the forefront of all decision-making. In summary…. • Our cities are growing; Intelligent Precincts put People at the centre
• The space around and between the buildings is important; the glue of the neighbourhood • Simple life, complex technology
• Good neighbourhoods succeed by combining the visible and invisible; they are designed to be efficient, healthy and economical places to live, work, and play.
References
1. Roy Amara, Stanford University computer scientist, head of the Institute for the Future.
About the Author
Tim Spies Tim is Aurecon’s Global Mechanical Leader and the Client Director for Commercial property within Australia. With over twenty years in the industry, ten of those spent in the United Kingdom, he has been responsible for delivering complex projects with both financial and social significance. His roles have seen him involved with technically challenging projects that demand a high degree of expertise and commercial acumen. Currently his remit is to lead a global team of engineers to pushing the boundaries of innovation, digital and eminence. He serves on the Technical Advisory Board of the Chartered Institute of Building Services Engineers (CIBSE).
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Managing change and complexity
SMART BUILDINGS
Digital Transformation in the built environment Christoph Begert I Honeywell
How to make money with Smart Buildings
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he key feature of Smart Buildings that creates extra value and saves costs, is the availability of structured data to systems and stakeholders. Building performance can be measured at sub-minute intervals, 24/7; different sub-systems can be integrated to offer new services or KPIs. For instance: • Smart-ceiling systems, typically deployed for wayfinding and to gather utilisation data, can also be used to inform cleaning priorities and check cleaning progress, both of which can be linked to contractual KPIs.
• Save energy by taking weather forecast and historical weather forecast into account for the HVAC operation.
• Utilising BIM for operations can provide a single source of truth for all your building documentation needs and graphics for sub-systems; this enhances quality and consistency and will reduce costs for site surveying and new projects. The ability to draw upon As built modelling information provides a level of certainty which can enable informed decision making.
Smart Buildings have evolved from fast developing digital technologies. The opportunities outlined above can be implemented today without much technical difficulty, if you have the expertise. From a building operations perspective however, corresponding workflows (including definition of professional roles and responsibilities) that can capture the enhanced capabilities as well as the contractual side of delivery have not been addressed adequately.
How to make money with building analytics
Within a few years the building industry, from planning through to operation, has undergone significant change that continues to accelerate. Today we have a situation in which decade old pneumatic systems live next to machine learning systems that analyse every asset, minute by minute, 24/7, informing financial and building performance optimisation strategies.
• Re-sell the number plate data collected by the car park to the local coffee shop, which can then offer “walk-through” purchases, i.e. automatic ordering and brewing of your favourite latte, in the time it takes you to park and walk by the coffee shop. No queues and no payments are required, since the costs for the coffee are deducted automatically from your stored credit card.
All the examples above, when executed, will quickly highlight various challenges: • How is the integration between the systems documented and how can it be maintained?
• Did the complexity of connections create an accidental vendor lock-in causing increased costs in the future?
• How do you manage continuous improvement in Smart Buildings and develop new opportunities?
Figure 1: Honeywell's analytics offering, OBS, is based on five pillars.
41
This is inherently messy, and immediately highlights the breadth of skills that are required to keep the building humming. When making the transition to analytics driven processes over the last years, we have found that this prospect creates some uncertainty among the people running the buildings and among many other stakeholders. What roles will be needed in the future? What will a building operating model look like tomorrow? Internal and external resistance did emerge. On the sites where we managed to respond to these concerns, analytics provided significantly better results than on those that bought analytics as a black box or as a new widget. The successful sites embraced the new approach and did drive the efficiencies analytics offer. The sites that saw the most significant improvements were the sites where detailed and specific handover documents were developed, outlining possible new workflows, and where the key stakeholders were involved in the development of the new workflows.
A strategy that outlines sub-system requirements with a link to a defined use case respectively a business case. Something I have called Digital Governance. The example of reselling data from the car park to the coffee shop highlights the problem quite neatly: If requirements are documented, that take interdependencies to third parties and stakeholders into account, the car park system can be trivially replaced with another. The documentation will be the tender document itself. If such documentation does not exist, the car park system replacement will come at much greater costs due to vendor lock-in linked to commitments to third parties. The answer to how to make money with integration platforms is to document clearly defined use and business cases for the relevant systems first. These use cases should be the foundation for the technical requirements. Today, often, this relationship is reversed.
Quickly, these new workflows ran square against existing commitments. Contract amendments were written, or entirely new contracts were negotiated, that allowed us to maximise the opportunities of building analytics. In summary, the success of building analytics depended on us taking change management seriously beyond the technical development of the analytics themselves and required detailed documentation and definition of new workflows.
How to make money with integration platforms
Deploying building analytics however is only one part of the digital transformation: Master System Integrations platforms will be as common in buildings as BMS systems. You may expect an MSI expert in your design team starting tomorrow but finding one who understands operational challenges and benefits is the real challenge. These platforms concentrate within them, most of the functionality that is offered by Smart Buildings. They are what makes structured data available and what enables cross-system communication and optimisation. Integration platforms are the backend, and sometimes frontend, of the Single Pane of Glass approach, emerging in the markets, which promises to visualise all aspects of activities in buildings to facilitate financial and operational optimisation. Managing integration of any sort has a technical side to it. However, the far greater challenge for complex systems is the administrative or governance approach that is chosen. Today, integration specifications outline the technical space quite well: what protocols to use, what data to store and in what way, frequency of data collection, etc. What is missing typically is a defined strategy that outlines why certain data is being collected, stored and shared with other systems.
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Figure 2: The digital transformation in buildings will impact on many stakeholders, requiring diligent change management.
Digital Governance! Think communities, not products The often-cited statistic that we spend 90% of our time in buildings is one way to highlight that buildings are not simply products. They are spaces of economy and social interaction and more akin to communities. Design and operational approaches must take this into account. Adding widgets, products and features to a facility, without a governance structure, will make it unlikely that whatever opportunities are offered will be captured long term. Digital Governance has a broad scope. It includes use and business cases of the anticipated activities in the building and thereby provides a foundation not only for the technical requirements, but also for the roles and responsibilities and the contractual deliverables. To make Smart Buildings work we must address the social and contractual aspects of them and how they differ from traditional buildings. We must address training, professional development and articulate the scope of new roles and positions. We must ensure that contracts and
The winning price for all this effort will be adaptable spaces, adaptable communities, that will facilitate fast and agile business experiments, spawning new value for occupants, for businesses old and new. Figure 3: The digital transformation will increase the number of systems and services in buildings. New workflows and new operation models are emerging causing. What will an operation model look like in five years from now?
About the Author
Christoph Begert Christoph has joined Honeywell in 2015 as a Project Manager and Energy Specialist for one of the largest Energy Performance Contracts in the Southern Hemisphere. Since then he had lead the development and deployment of smart analytics in building design and operation across the Southern District. His work with Honeywellâ&#x20AC;&#x2122;s specialist Facility Management group, TAM, includes some of the largest PPPs where the long contract periods and consequent life-cycle focus drive integration and digital solutions to optimise building performance.
SMART BUILDINGS
KPIs are designed to capture the new possibilities. And we must develop design approaches that are increasingly informed by detailed use cases to avoid underutilised stuck-on widgets and vendor lock-in by solution providers.
He has more than a decade of experience working on building projects throughout all stages, from planning to design and construction through to operation, and is currently the Digital Lead for Honeywellâ&#x20AC;&#x2122;s Total Asset Advisory Services group.
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David Keenan I National Director Science & Research | CBRE | Project Management
When it comes to sustainable laboratory design, global thinking can lead to local benefits, writes David Keenan.
W
ay back in 2008, I found myself in the middle of planning for a grand ambition to create a world-class cancer centre in Sydney wherein we would bring the very best in patient care and research into one purpose-built facility. Our planning was supported from the very top of the partner sponsor organisations St Vincent’s Hospital and the Garvan Institute, albeit with little clarity at the time as to when or how funding would follow. It’s a project initiation I am sure is familiar to many. In our planning for the project, given the very creative working title Garvan St Vincent’s Cancer Centre (GSVCC), we set a lofty target of creating a centre of world-class excellence where the very best of laboratory research would be driven by clinical challenges.
Laboratories are notoriously large consumers of utilities, not least of which is energy. It was with great interest FE ATURE that I attended a conference in 2004 held in Brisbane titled LABbuild where I, and I suspect many Australianbased interested parties, were exposed to a fascinating organisation called Labs21.
LABORATORIES FROM A WHOLEThe Kinghorn Cancer Centre. BUILDING PERSPECTIVE Image: John Gollings.
Labs21 was created by the US Environment Protection Agency (EPA) and Department of Energy (DoE) to improve the efficiency and environmental performance of USbased laboratories from a whole-building perspective.
The centre eventually became known as the Kinghorn Cancer Centre. The facility would be a true expression of “bench to bedside” thinking where research findings could, and would, be rapidly translated into clinical applications. Planning for “world’s best” is a common and perfectly reasonable approach to any significant project. The real challenges only arise when budgets and other constraints are brought on board. As both Garvan and St Vincent’s are not-for-profit organisations, those financial limitations are all the more obvious and pressing. It is also important to note that funding for capital projects is certainly required to enable construction. However, funding for the operational expenditure over the life of an asset, nominally 30-plus years, is another huge factor to consider.
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The Kinghorn Cancer Centre. Image: John Gollings.
Way back in 2008, I found myself in the middle of planning for a grand ambition to create a world-class cancer centre in Sydney wherein we would bring
• Plan early: The earlier you start planning, the more opportunity you will have to include all the technology and innovation you aspire to have in your facility.
• Find adventurous allies: Seek out consultants who are brave enough to try something new because doing something “the way we always have” is not good enough.
• Look for global expertise: If you can, seek global best practice and forums such as I2SL for ideas and like-minded individuals you can collaborate with.
• Be determined: You are bound to run into some resistance so once you’ve done all your homework, make sure you stand your ground.
The Labs21 initiative was, and remains now, under the International Institute for Sustainable Laboratories (I2SL) banner, a great vehicle to improve the performance of a huge energy-hungry sector.
I am pleased to note we were able to procure engineers who were able to see the benefits of responsive technology and to take on the challenge of being the first-in-country to install such technology. It is very easy to stick to the norm, but it is much more exciting and rewarding to push on and look for continual improvements.
After attending the conference and then having the pleasure of attending subsequent Labs21 conferences and workshops in the US, I found myself in 2008 attending the Labs21 conference in San Jose. There I was able to listen to global leaders in laboratory design specifically sharing ideas, experiences and thoughts on how to improve the energy performance of laboratories and how we could consider introducing these solutions into the coming GSVCC project. A key session that I recall to this day stands out where I heard Gordon Sharp present on “Combining Dynamic Air Change Rate Sensing with VAV Exhaust Fan Control to Minimise HVAC Energy Consumption in Laboratories”. I sat there enthralled by what I was hearing. In this presentation I was witnessing real-world installations of technology that were offering an alternate approach to the ventilation rate of laboratories. Traditionally the ventilation rates of laboratories have been both “high” when compared to an office environment and also fixed, only potentially reducing “after hours”. I was now hearing how, through sensors and controls, we could have a responsive system and by default have typical day-to-day operations consuming less energy. I was witnessing data that showed real installations and readily understood the awesome opportunities to reduce operational expenditure in our yet-to-be-built facility, and of course from an environmentally sustainable design (ESD) perspective help in our own small way. Witnessing the technology and understanding the opportunity is only one part of the deal, however. Upon returning to Australia I needed to have the support of the client group and, perhaps even more importantly, find engineers willing to take on board new technology that had not yet been installed in Australia. In 2009, the GSVCC (aka Kinghorn Cancer Centre) project was funded by the Australian federal government, and we were all go to complete design and procurement of the D&C team.
SMART BUILDINGS
THE KEY TAKEAWAYS FROM THIS JOURNEY
I was challenged through this process from various angles to defend the proposition and to defend the budget to ensure this capital expenditure item was protected to provide operational expenditure relief. I was again lucky to have an informed client group that appreciated the pressures of operating high-value assets.
THE PROOF IS IN THE PUDDING
Fast forward to 2019 and the facility has been successfully operating with significantly reduced operational expenditure compared to the existing Garvan facility on like-for-like HVAC plant. The proof is in the pudding as they say, and it is extremely satisfying to be able to use technology to derive value for important not-for-profit organisations.
David Keenan
I am happy to preach to the benefits of global thinking and seeking out the best-in-class opportunities to improve our important, and highly expensive, facilities.
About the Author
David Keenan David has over 15 years of national experience across the Science, Research and Education sector, providing greater opportunities to facilitate the human impact of clients’ work in these markets. As a National Director of the Project Management team, David delivers expert leadership to major projects across Australia, with a particular focus on science and research. David is a recognised leader of multi-awarding winning M+61 412 522 319 projects, with a thorough understanding of operational issues in David.Keenan@cbre.com the design and construction of these often complex and highly serviced facilities.
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E c t p s p w a t
D l a
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Making buildings smart
and creating the agile workplace Paul Crothers I General Manager Partner Solutions, Schneider Electric Digital Buildings division
Across our cities we see more and more smart buildings, equipped with sophisticated technology to monitor almost every aspect of their environment, but not all buildings are operating smartly.
T
he data captured by a building’s traditional operating technology (OT), including building management systems for air conditioning, electrical and energy, security, lighting and more, often sits unanalysed and underexploited. We need to ensure the newly created opportunities provided by the Internet of Things (IoT) can interact with a building’s fundamental operating technology to allow its data to be leveraged to enhance a building’s ability to become intelligent or smart. With the advances in integrated technology, a building can be more than just smart, it can adapt and evolve an environment to the requirements of a business and the businesses desire to be flexible and productive. It can also assist attracting and engaging a workforce that is more excited about experiences than tangible assets, and well-being with flexibility over traditional work/life balance. For me, it’s frustrating we don’t always allow buildings to achieve their intent. Without accessing building data, you are simply flying blind and missing a tremendous opportunity to truly enable a space and its environment. The increasing quantities of valuable data trapped within traditional operating technologies needs to be unleashed through the convergence of OT and IT solutions that can be enabled with an IoT enabled platform.
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Smart building systems monitor and alter parameters according to the user needs, it comes back to helping people work productively, everything from the right light, CO2 levels, heating and cooling, security, space utilisation. This all impacts on productivity and engagement at the end of the day. For the occupant, the building can alter all these systems according to their needs, providing more comfort and an enhanced working experience. In the smart building so much comes down to space utilisation and space activation, understanding what is going on across the workplace, around the workplace and where people are most productive. It’s about making the right, functional space available at the right time. Implemented properly, workspaces can be more nimble and flexible. We already have systems that are adaptable and can accommodate rapid change within organisations. As we know, what enables smart buildings is the IoT element, activating rich data so it becomes active, available and actionable. That’s why Schneider Electric provides IoT enabled platforms such as EcoStruxure Building Operation that allow for the integration and activation of building data into the IT space, which then allows further integration with activities and services that are more user or business centric.
Buildings and the spaces within them can adapt and evolve. Analytics and advisory platforms can learn and understand what a building should and shouldn’t be doing, utilising a combination of an IoT platform with smart devices and digital services. We want to boost engagement in the workplace, so that work is a win-win - there is improved productivity for the business, and improved satisfaction for employees. It’s a combination of people, work and place – and we’re looking at the actual ‘place’ far more closely than we ever have, to activate it, as well as people.
About the Author
Paul Crothers Paul has 20+ years of professional experience in electrical, mechanical, IT and service management arena, enjoying a diverse career spanning roles in project management, account management, business development, sales management, for a broad range of companies most recently Schneider Electric. Paul’s is driven to achieve the highest of outcomes and to promote an entrepreneurial and innovative environment to enhance the experience for customers and coworkers alike.
SMART BUILDINGS
IoT platforms enable a people, space and place philosophy, maximising space utilisation and efficiency but importantly connecting people to both the work environment and also the spaces surrounding services. This philosophy can increase occupant productivity, well-being and also improve building operating costs.
Paul’s current role is General Manager - Partner Solutions, Digital Buildings, for the global energy management and automation specialist, Schneider Electric.
The combination of connectivity, IoT sensors and location- based services is the key to enabling the best combination of people and place. We’re now linking the data that the business needs to work productively to the data that the building is gathering and you can then track these productivity improvements back to activity that’s being done in the space. A true people and place vision take this even further, to how the building integrates and interacts with its environment, associated services, public transport, the entertainment and lifestyle that surrounds the precinct, even the weather conditions come into play to create the best combination of people and place possible. Imagine your smart device letting you know the optimum time to leave for work, so that you meet your bus on time, equipped with your umbrella for that sprinkle of rain. When you approach your local work café they know you are coming and your coffee is waiting, the building welcomes you by directing you to the day’s activity based area and your allocated workspace is activated to your preferred settings as you team joins you to get another productive day underway. That’s the next frontier – the smart precinct. For more information on Schneider Electric’s smart building solutions, visit: se.com/au/buildings
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David Uhlhorn I Umow Lai
A director of a large architectural practice once defined a laboratory as an “engineering services system surrounded by a building”. Building services are an essential part of any laboratory, however the engineering is not a focus of this paper, rather it is to review the overall design of laboratories in the current context.
T
here are many and varied types of laboratories in Australia, however the bulk of them are located within Universities and allied institutions, or government organisations such as CSIRO, ANSTO etc. The majority of these laboratories are associated with life sciences, such as medical research and teaching, veterinary research and teaching, food science or agriculture. Trends that are increasing include: • Instrumentation – many tasks that used to be undertaken manually on the lab bench are now undertaken by machines that go ping, often much more accurately and much faster • Nanotechnology – this is a growing area of interest, with a wide variety of applications from improving the performance of solar panels to minute nanobots potentially undertaking medical procedures
• Genetic manipulation – a wide and growing field where man is attempting to improve on nature
• Health & safety – many procedures that used to be taken for granted are now banned – it was not that long ago that a scientist sucked on the end of a tube to fill a pipette • Data acquisition & storage – analytical machines produce enormous amounts of valuable data that needs to be stored so it can be evaluated • Bioinformatics – studying biological reactions not in a test tube but via simulation on a computer Technology is affecting all aspects of what is undertaken in laboratories.
SMART BUILDINGS
Contemporary Laboratory Design
Trends that are decreasing include: • Large scale bench work – as above, this is increasingly being undertaken by machines that go ping
• Chemicals usage – scientists often would talk of “bucket” chemistry, referring to the volumes of chemicals used in their work. Now they are more likely to be using thimbles. In the physical design of laboratories, research laboratories are moving away from small, dedicated labs to larger open plan spaces that can more readily adapt to the ebb and flow in the size of research groups. This also makes sharing of resources such as specialised equipment easier to achieve. Likewise, in the past few years there has been the emergence of teaching “superlabs” where multiple different classes are run in a common large laboratory space, making use of technology such as highly directional speakers or multi-channel audio sets coupled with advanced audiovisual systems.
About the Author
David Uhlhorn David Uhlhorn is a Group Director of Umow Lai, now part of the Integral Group, and has been involved in the design of laboratories for over 35 years. He has a particular interest in sustainable laboratory design, given a laboratory can use up to 10 times the energy per square metre of an office building. David has been involved in delivering a number of both 5 Star and 6 Star Green Star laboratories, including the first two 5 Star Green Star laboratories in Tasmania. He was also heavily involved in amending the Fume Cupboard Australian Standard AS/NZS 2243.8 to permit manifolding, off the back off several manifolded fume cupboard laboratory projects with heat recovery at the Australian National University.
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FIRPward Soft Landings and the Auckland District Health Board Mark Crawford I Commissioning Manager for FIRP
S
o, “what is FIRP?” I hear you ask.
Facilities Infrastructure Remediation Programme.
FIRP is a major project of work to replace, upgrade and future proof infrastructure that supports Auckland City Hospital, Starship Children’s’ Hospital and the Greenlane Clinical Centre. FIRP operates as part of the Auckland District Health Board (ADHB).
COMMISSIONING
thinking
So why is the FIRP team forward thinking?
With such a vast investment programme spanning over 10 years, FIRP want to realise best value. Being funded from public money great care is needed to get the best bang from the public buck. Investing in the correct equipment for the task then insisting it is installed, commissioned and operated correctly is a key approach to realising great value. This approach is often referred to by the catchy title: Soft Landings. The FIRP team are enthusiastic about adopting the Soft Landings philosophy on all the FIRP projects, with a full Soft Landings approach on the major projects. The advantage of adopting this approach on such a long programme is the ability to track perceived against actual benefits over time. This is a very exciting opportunity. One that the FIRP team is keen to share.
Timeline
The scale of the work has led for it to be divided into a number of tranches. Tranche 1 is underway and is referred to as the “Life Support” Tranche. Its prime purpose is to upgrade highly critical assets that are considered as high risk. This includes substations and electrical distribution around the sites, generators, air handling equipment, controls, fire protection and lifts. Tranche 1 commenced in 2018 and is planned to run until 2021. Future tranches will be announced in the future, as and when funding has been approved.
To assist with implementing Soft Landings the ADHB has engaged a Commissioning Manager for FIRP, which is also most forward thinking, especially in this part of the world. This is where I fit in to the organisation and it is a good time to introduce myself. I am Mark Crawford, the Commissioning Manager for FIRP. I dipped my toe in the world of commissioning back in the mid-1980s before going off to Uni to get a degree in Electrical Engineering. As a graduate I couldn’t find a proper job so went back into commissioning. This is where I found I had a real passion for making things
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work correctly and minimising waste. I have stayed involved with commissioning ever since. From 1994 until 2004 I operated as a free-lance commissioning manager on numerous projects in the UK. In 2004 I had a beer with a great Kiwi bloke and we ended up starting our own consultancy. The NZ connection having been made I was fortunate to find my family and I relocating to Auckland in 2007. This was thanks to Beca Limited (a highly regarded employee-owned engineering consultancy HQd in Auckland). So from 2007 I have been banging the commissioning gong in NZ. This is along with a small collection of similarly minded local engineers. It has been a long journey, with plenty still to go, but the benefits of good commissioning is now being understood. This is particularly true for larger owner-occupier organisations, such as Councils, Health Boards and Universities. I finally made the decision to depart from Beca in July of 2019 to pursue my commissioning passions on my own. I am delighted to be engaged as the FIRP Commissioning Manager, and I will continue to drive projects to deliver the Soft Landing visions. I will, naturally, continue to bang the commissioning gong for as long and as loud as I can. For information: I am the current Chair of the Auckland Chapter of CIBSE, a member of the IET and a fellow of the Commissioning Specialists Association (CSA). (Note: the photo above is me, but from quite a few years ago. I like it because I look much younger than I do now, just don’t look too surprised if you meet me in person).
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So What’s the Plan?
The FIRP programme is a rare opportunity to implement Soft Landings on such a scale and to have the time to measure the effects. Always looking at ways to promote the benefits of good planning and implementation of commissioning I suggested writing a series of related articles for the CIBSE ANZ journal, ENGineering Buildings. The FIRP Business Owner, Allan Johns, was happy to endorse this. So here we are…. Over the next few years I intend to provide project updates on how the Soft Landings (SL) is going. As projects move from construction to operation we shall be able to work with the facilities team to see what difference SL has made. Along with an overview I will focus on one project each article to demonstrate good (or bad) commissioning practices, problems encountered and lessons learnt.
This has subsequently been updated and the current framework is the 2018 version. The link to the website is here: https://www.bsria.com/uk/ consultancy/project-improvement/ soft-landings/ The framework was adapted for the Australian and New Zealand markets and published by CIBSE ANZ in 2014. This is a free download and the link to this is: https://www.cibse.org/Networks/ Regions/Australia-New-Zealand/ANZRegional-News/The-Soft-LandingFramework-Australia-New-Zealand-M There are up to six stages of soft landings with details provided in the framework documents. At FIRP we shall be following the five stage approach from the ANZ framework.
Stage 1 – Inception and Briefing
I shall start with a quick overview of the Soft Landing stages and how these will be implemented at FIRP.
The input and responsibilities for stage 1 are summarised in the table opposite top.
Soft Landings
Stage 2 – Design
The origins of Soft Landings dates back to the mid-2000s, with the first guide published by BSRIA in 2009.
The input and responsibilities for stage 2 are summarised in the table opposite middle.
Commissioning Manager
Project Manager
FM / BAU Team
Other Comments
Define requirements and expectations in the OPR (Owner’s Project Requirements)
Define the commissioning requirements within the OPR
Agree performance targets with client, including the level of aftercare
Input into the OPR from an operational viewpoint
What incentives can be applied to gain more confidence that soft landings will be followed?
Endorse the Soft Landings approach
Check the commissioning requirements are well documented in the RFPs for designers
Promote and emphasise the importance of soft landings to all RFP respondents
Help define performance targets and design requirements in the RFP
Work with the client and PM to define verification gateways
Set out and manage the gateways
Provide lessons learnt from previous projects
Designer
Commissioning Manager
Project Manager
FM / BAU Team
Other Comments
Include commissioning and soft landings requirements in design documents
Review the design documents at the various design phases for commissionability, operability and maintainability
Confirm the targets and requirements in the OPR have been included
Work with the commissioning manager and designer to check and input into the design
Investigate the benefits of Early Contractor Involvement (ECI)
Designer to demonstrate they have internal feedback sessions to avoid repeating poor outcomes
Confirm that soft landings has been correctly documented
Collate the tender documents and confirm the commissioning and soft landings requirements are included
Assist designer with commissioning clauses in specifications
Manage the gateways
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Stage 3 – Construction / Commissioning / Pre-Handover The input and responsibilities for stage 3 are summarised in the table below: Designer
Contractor
Commissioning Manager
Project Manager
FM / BAU Team
Other Comments
Review contractor’s documents
Provide commissioning plans and programme
Installation inspections for commissionability
Make sure the commissioning activities are integrated into the construction programme
Attend commissioning inspections and witnessing
Input from user groups for migration planning
Quality inspections
Provide test documentation
Review commissioning plans and programme
Agree handover requirements & aftercare
Review O&M information
O&M information reviews
Arrange all commissioning and testing activities
Attend witness tests and review results
Input into the client training
Organise client training and O&M manuals
Review O&M information and assist with client training
Attend training
Stage 4 – Handover / Initial Aftercare
The input and responsibilities for stage 4 are summarised in the table below: Designer
Contractor
Commissioning Manager
Project Manager
FM / BAU Team
Review energy logs and compare actual v design
Provide resources to provide initial aftercare
On site presence to assist users with operating the building
Manage aftercare
Provide energy logging Consider using a and distribute data digital platform for FM information
Assist in aftercare – part time presence on site
Rectify any teething problems or defects
Review system performance
Be a point of contact for the user groups
Check on user comfort and report issues
Perform initial maintenance
Assist with fine tuning
Obtain regular feedback from the users
Continuous training and commissioning
Circulate feedback to project team
Work with contractors on initial maintenance of plant
Stage 5 – Extended Aftercare
The items to include for the extended aftercare include: • Years 1 – 3 post occupancy • Aftercare review meetings
• Logging environmental / energy performance
Moving Forward
As the various projects develop at FIRP the Soft Landings approach will be implemented. Over the coming years the feedback from this will be recorded and summarised. It is my intention to provide updates in future articles in ENGineering Buildings.
• Fine tuning
• Adjustments for change of use • Good communications
• Feedback good ideas into future projects
About the Author
Mark Crawford Mark Crawford is the Commissioning Manager for FIRP. Mark is Chair of the Auckland Chapter of CIBSE Australia and New Zealand, a member of the IET and a fellow of the Commissioning Specialists Association (CSA).
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