Engineering Buildings Volume 2 Issue 2 Winter 2019

Buildings

VOLUME 2 / ISSUE 2

ENG

ineering

The official journal supplement for CIBSE Australia and New Zealand region

LACROSSE DECISION

What does this all mean?

The internet of value

Blockchain and facilities management

Acoustic separation in healthcare facilities

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Contents 5

ANZ

Committee

7

Editorial

8

News

Splash

Opinion 16 Lacrosse Decision: What does this all mean?

30 CCTV 46 Taking control of your building management and control systems and delivering the ‘new digital promise’

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Technical 23 New wiring rules AS/NZS 3000 – Are you ready for the change?

26 How can IoT for elevators & escalators improve transparency and reliability?

38 How to measure what you can’t see!

42 Acoustic separation in healthcare facilities

Thought Leadership 34 The internet of value – blockchain & facilities management

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NHP’s VMU-C cracks the code for NCC compliance Section J8.3 of the 2019 NCC introduces a new requirement that a building with a floor area of more than 2,500m2 must have energy meters configured to enable time-of-use energy consumption data recording linked by a communications system that collates the data so it can be stored, analysed and reviewed.

NHP ELECTRICAL ENGINEERING PRODUCTS 1300 NHP NHP | nhp.com.au |

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NHP’s VMU-C energy management controller is the ideal web-server based solution for monitoring small to medium size installations.

To learn more, visit nhp.com.au/more/nccvmu

NHP113965 05/19

The updated version of the National Construction Code (NCC) Australia was adopted on May 1, 2019 and the changes will come into full effect in May 2020 after a 12-month transition period.

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 S

ince our last issue of Engineering Buildings, a huge amount of work has been done behind the scenes. Our volunteer network within each Chapter has been extremely busy providing a fantastic array of technical seminars close to you. We are also in the final stages of preparing the CIBSE ANZ training modules (Building Blocks), covering all topics in the Built Environment, which we think you will find very exciting - more news on that in the next issue.

Planning for the annual Seminar Series is also well under way with a fantastic and inspiring array of speakers. The theme of the series revolves around the Internet of Things – Neurology of Building Operations, and it’s not to be missed. For further details refer to page 12. I would encourage you all to attend.

Finally, and most importantly from a CIBSE news perspective, we are celebrating the Student, Graduate and Young Engineer of the year awards on Thursday 12th September in Melbourne. This is an opportunity to hear how the finalist have attacked the big question ‘How can building services professionals tackle climate change?’. Seats are limited, so sign up now and grab an early bird savings (refer to page 9. for more details).

On to this edition of Engineering Buildings. As always, all the articles are written by building services engineers and associated professionals for the benefit and continued learning of engineers and others working in the built environment. In this publication we are pleased to be covering a wide array of disciplines and hot topics Bronwyn Weir shares her thoughts on the recent Lacrosse Tower litigation findings, and what these mean for key practitioners. John Topouzakis discusses changes related to AS /NZS 3000, and highlights what you need to know but were too afraid to ask; Clayton Boladeras rises up to the challenge, exploring how the internet of things is improving transparency and reliability for elevators and escalators; and Simon Hensworth questions how secure are our security systems, before providing examples of what valuable information hackers can access, and how we might mitigate the risk.

Blockchain is FM’s future and Rogier Roelvink explains why (and if you don’t quite understand the technology, he gives a great overview as well).

In Steve Powell’s article, we are exposed to the issues associated with corrosion within HVAC systems, and how important monitoring is, whilst Attila Szabo provides his findings on a recent focus study relating to acoustic separation and privacy elements within Healthcare facilities.

This edition closes with a technical article from David Oakeshott on how Building Management Systems are evolving and where they could be in not so distant future – perhaps we should invite him to the next CIBSE Seminar Series….

We hope you enjoy this new publication and would value your feedback on how we might make the next edition even better. If you have an article that you think should grace these pages, don’t be shy is sending it through to me.

We also value your thoughts on how we might deliver greater benefits to our members.

As always, a big thank you to all our members, supporters, sponsors and contributors for making this edition possible, and thanks again to all the Chapter Chairs and their committees for all their voluntary work It has never been a better time to be a building services engineer.

PAUL ANGUS, EDITOR & CIBSE ANZ CHAIR pangus@cibse.org.au

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NEWS SPLASH

Getting to know the regions new Hon Secretary

There’s a lot of focus on graduates and of course our industry leaders but it’s really important for young emerging professionals to have the opportunity to grow their skills and networks at this formative stage in their careers.” – Jen Cardwell, CIBSE ANZ Hon Secretary

CIBSE Technical Symposium 2020: Call for abstracts open

The tenth annual CIBSE Technical Symposium looks to encourage the participation of both young and experienced industry practitioners, researchers and building users to share experiences and develop networks.

Climate Change - Engineers Declare and CIBSE Action Plan

Building services engineers have created a declaration on climate change and loss of biodiversity, with pledges on actions they will take: here Engineers Declare is a member-led initiative. For the latest CIBSE climate action plan:

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Click here >

This invitation is for research papers, posters technical reviews, case studies and opinion presentations that are based on recent or current research or application, as well as those that examine the actual or potential impact on the built environment.

Submission deadline: Monday 16 September 2019

Start working on your abstract >

CIBSE ANZ Annual Function & Awards

Book your place

The CIBSE ANZ Annual Function & Awards is the building services industry’s flagship event.

CIBSE will celebrate the Young Engineer finalists for 2019 with all of the industries big names invited to attend. Join us.

CIBSE Guide E: Fire Safety Engineering (2019) – Available to download Guide E The highly anticipated fourth edition of CIBSE Guide E: Fire Safety Engineering has just been released.

Download your free copy now

This fourth edition of the Guide has been updated by experienced fire engineers, all of whom practise firesafety engineering in the UK and overseas. Many are members of the main fire professional bodies, including the Institution of Fire Engineers and the Society of Fire Protection Engineers.

2019 CIBSE Seminar Series – IoT, The Neurology of Building Operations

The 2019 CIBSE Seminar Series – IoT, The Neurology of Building Operations is your ticket to harnessing IoT for better building design and operation (and for a limited time tickets are available for all venues from $165)!

Delegates can expect insights into the latest innovations and opportunities for building operations driven by the Internet of Things. Presenters will share case studies of award-winning building, designed and operated using cutting edge IoT technologies to maximise building efficiencies and human comfort.

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2019 ANZ Young Engineers Awards – Finalists Announced

• Tommy Sailing, Electrical Engineer, Northrop Consulting Engineers

How can buildings services professionals tackle climate change?

All entrants should be proud of the work that they are doing and the entry they have submitted.

This was the theme of the 2019 CIBSE ANZ Young Engineers Awards competition.

Read more about each of the 2019 finalists

We asked students and young building services professionals for novel and scalable ways our industry could tackle emission targets set within the Paris Climate Change Agreement and they responded!

On scoring the entries this year, Roger Birchmore commented that “It is gratifying and comforting that so many of the emerging engineers clearly see the reduction of global warming as a core obligation rather than a niceto-have.”

Across three categories entries were received from six of ANZ’s eight chapters – New South Wales, Victoria, Queensland, South Australia, Auckland and Christchurch – the largest spread in the history of running the competition.

This year the judges were very impressed with the overall high standards of entries received. Never before have the margins for scoring the Young Engineers Awards been so slight.

“Perhaps the most impressive quality across the pool of applicants was their meaningful involvement in side projects, industry and personal initiatives to help shape the building services profession moving forward.”, Melanie Finch

The Finalists for 2019:

MARK GRIFFIN AWARD – STUDENT OF THE YEAR Sponsored by: • Bharat Rasali, Auckland University of Technology

• Jeff Tsang, University of New South Wales | Wood & Grieve Engineers

• Mitchell Peatman, University of Wollongong | Northrop Consulting Engineers CIBSE ANZ AWARD – GRADUATE OF THE YEAR • Aaron Hoare, Sustainability Consultant, WSP

• Katherine Jones, Engineer, Wood & Grieve Engineers

• Nirodha Siriwardena, Graduate Project Engineer, NDY JACK PIRIE AWARD – YOUNG ENGINEER OF THE YEAR Sponsored by: • Gareth Arnold, Electrical Engineer, Aurecon • Jack Jeffree, Account Engineer, Beuno

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The winners will be announced at the CIBSE ANZ Annual Cocktail Function and Awards Night on 12 September 2019 at the Melbourne Museum. This evening event is open to members and industry guests.

Book your place at the Annual Function and Awards Night Book before 11 August for early bird savings of up to 25% CIBSE ANZ would like to thank all the industry experts who volunteerer their time and lended their expertise to the 2019 Judging Panel.

The panel, tasked with the difficult job of selecting finalists in each category were: • Ashak Nathwani, Adjunct Senior Lecturer, Asset & Facilities Management, Mechanical Services & Building Services, University of Sydney • Baoying Tong, Electrical Engineer, AECOM & 2018 Young Engineer of the Year

• Manus Freeman, Associate, Waterman AHW & CIBSE Victoria Committee Member

• Melanie Finch, Project Engineer, NDY & 2018 Graduate of the Year • Roger Birchmore, Senior lecturer at Unitec Institute of Technology & CIBSE Auckland Committee Member • Sian Willmott, Principal Sustainability Consultant, AECOM and CIBSE ANZ Young Engineers Network Chair

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CIBSE ANZ 2019 SEMINAR SERIES IoT - The Neurology of Building Operations Engineering better building services by harnessing the power of IoT

Are you up to speed with the Internet of Things? IoT is changing how users and operators expect to interact with buildings and spaces at an exponential rate creating new opportunities to add value to building assets.

This event is your ticket to harnessing the IoT for better building operation. It will help you navigate the magnitude of available data to maximise a building's potential and deliver a balance between occupant comfort and operational efficiency. Going beyond the building, this seminar will share examples of how IoT is delivering smart precincts, smart transport integration, human centric design and more.

Find out what the future holds for the building services industry.

KEYNOTE SPEAKERS Sean Garrood James Cheesewright Peter Greaves Tim Spies

Hywel Davies Shelly McDowell

Jon Clarke Scott Yaworski Matt Sinclair

Competition Winner David Palin Nathan Rosaguti

W: www.cibse.org/ANZseminar

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E: spestonji@cibse.org.au

#CIBSEseminar

EARLY BIRD book before

5/8/2019

CIBSE ANZ 2019 SEMINAR SERIES IoT - The Neurology of Building Operations

And

SAVE UPTO $50

On single tickets and more with groups

Engineering better building services by harnessing the power of IoT

PROGRAMME 12:30 PM

Registration & Exhibition

2:55 PM

Afternoon Tea & Exhibition

1:00 PM

Session One

3:35 PM

Session Two

▪ CIBSE Chair Introduction ▪ How Next Gen Expect to Interact with Buildings and Spaces ▪ Intelligent Precincts ▪ The Pace of Change – EY Centre to ATP and beyond ▪ Data Collection: What Data will increase ROI

▪ Digital Transformation in the Built Environment ▪ New Technologies and Innovations on the Market ▪ An International Perspective ▪ Panel Debate

2:55 PM

5:30 – 6:30 PM

Q&A

Networking Drinks

FIVE DESTINATIONS Perth

| Tuesday 3 September 2019, Central Park, St Georges Terrace

Sydney

| Tuesday 10 September 2019, Four Seasons Hotel, 199 George St

Melbourne

| Thursday 12 September 2019, Melbourne Museum, 1 Nicholson St

Auckland

| Tuesday 17 September 2019 , Beca House, 21 Pitt Street

Brisbane

| Thursday 19 September 2019, Venue TBC

WHAT DELEGATES CAN EXPECT 1. Understand the implications of the ‘smart infrastructure’ trend on planning policies and governance models

4. The technologies and innovations on the market, and those of the future, that will enhance net worth

2. How to use data as a currency to increase your building’s ROI

5. How to design buildings for people and place rather than remain focused on data and technology

3. Insights to how building users of the future expect to integrate building services into their lifestyle

W: www.cibse.org/ANZseminar

6. How to integrate future trends like smart transport and drone technology into building design

E: spestonji@cibse.org.au

#CIBSEseminar

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CIBSE ANZ 2019 SEMINAR SERIES IoT - The Neurology of Building Operations Engineering better building services by harnessing the power of IoT

WHO YOU CAN EXPECT TO MEET ▪ Building and Operations Managers ▪ Building Monitoring and Modelling Engineers ▪ Building Services Engineers ▪ Commercial Property Owners ▪ Consulting Engineers ▪ Commercial Tenants ▪ Energy and Sustainability Managers

▪ Facilities Managers ▪ Government Employees ▪ Installation and Maintenance Contractors ▪ Property Managers ▪ Project Managers ▪ Those interested in the application of IoT for better building operation

WHY PARTNER CIBSE invites a select number of exhibitors, who’s services support the content of the seminar series, to exhibit and partner with us.

▪

Meet decision makers from top engineering consultancies, government agencies, commercial property owners and project managers

This is a chance to:

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▪ Showcase your expertise, products and services

Speak directly to your potential customers

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Access valuable CPD for your team

DISCUSSION AND NETWORKING Learning isn’t a one way street. This event offers plenty of opportunity for delegate participation and interaction through Q&A sessions and the panel discussion.

There will also be sessions to network and further explore ideas with speakers, delegates and industry suppliers during registration, tea breaks and sponsored drinks.

Join the conversation #cibseseminar

W: www.cibse.org/ANZseminar

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E: spestonji@cibse.org.au

#CIBSEseminar

EARLY BIRD book before

5/8/2019 and

SAVE UP TO $50

On single tickets and more with groups

CIBSE ANZ 2019 SEMINAR SERIES IoT - The Neurology of Building Operations

Engineering better building services by harnessing the power of IoT

RATES Early Bird until 4/08/2019

Official Rate from 5/08/2019

CIBSE or KINDRED ORGANISATION MEMBER $199

CIBSE or KINDRED ORGANISATION MEMBER $245

NON-MEMBER $245

NON-MEMBER $ 295

STAY INFORMED AS A TEAM CIBSE understands that benefits compound when your team learn together, that’s why we encourage you to register together with two or more colleagues to benefit from a discount of up to $85 per person.

Group rate (3 or more tickets purchased together): Until 4/08/2019 $165pp From 5/08/2019 $210pp

SPONSORED BY

2019 SUPPORTERS

W: www.cibse.org/ANZseminar

E: spestonji@cibse.org.au

#CIBSEseminar

15

Lacrosse Decision What does this all mean?

Bronwyn Weir I Managing Director at Weir Legal and Consulting Pty Ltd

There have already been many articles written about the outcome of the VCAT proceeding concerning the fire at the Lacrosse tower in Docklands in back in 2014.

Judge Woodward delivered his 227 page decision this week which dissects the practices of key practitioners in the building approvals process with masterful precision providing the industry with much needed legal authority and putting an end to the finger pointing at least for now.

W

hilst the decision makes it clear right up front that the findings apply to the facts in this particular case, it will nonetheless give a great deal of clarity to all practitioners about what the courts expect of them and where they might stand in relation to disputes about combustible cladding rectification going forward.

If there is a win to be had from all this it is that this decision gives the industry an opportunity to learn from its mistakes and change the way that it does it job.

In this article I am not going to go over the facts of the case or the outcome of the decision in detail. Instead, I am going to share my thoughts on what this means for the key practitioners involved.

BUILDERS

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However, the following passage from para 308 should be noted: That is not to say, of course, that a substantial commercial builder like LU Simon is inoculated against a finding of negligence, so long as it can show that it complied with the specifications and instructions given by other building professionals. Clearly its expertise and experience is such that there will be many instances where it would be reasonable to expect it to identify errors by another building professional. The case law is replete with examples of this. But where (as here) the skill involved is beyond that which can be expected of a reasonably competent builder and there is no actual relevant knowledge, I consider that LU Simon’s relationship with each of the other building professionals is analogous to that between a developer and a building professional.

For builders, on first blush, this decision may look like a win. The Tribunal found that although the builder was in breach of the statutory warranties that apply to all domestic building works in Victoria, it was not negligent.

The builder was primary responsible but is entitled to have 97% of the damages payable to the owners reimbursed by the fire engineer, building surveyor and architect.

The builder will pay the 3% of damages attributed to the occupier that smoked the cigarette that started the fire.

Builders should take from this that the law expects a reasonably competent builder to question errors or anomalies that they detect in building plans and other documents. Further, the expected knowledge of builders will change over time. For example, a court may be much less likely to make the same findings about builder where ACP was installed on a building after the Lacrosse fire, when all of the industry (in Victoria at least) became acutely aware of the fire risks associated with ACP.

The Tribunal accepted the evidence of the builder that at the time that the non complaint ACP was installed, it did not know that these panels were a fire risk and it was entitled to rely on the advice of the 3 consultant experts.

ARCHITECTS

The architect made several arguments in their defence of the matter. They gave evidence that at the relevant time, they were not aware that ACP products were a fire risk. They argued

All of these arguments failed. Whilst the Tribunal accepted that of the 3 consultants, the architects were the least responsible for knowing that most ACP products used at the time would not comply with the BCA, it nevertheless found that the services the architect agreed to provide under its contract included the preparation of contract material in a manner consistent to satisfy the legislative requirements which included the BCA. The upshot of this for architects is that subject to the terms of their consultancy agreements, the courts do expect them to prepare drawings and documents that demonstrate compliance with the BCA. Whilst it would be good if other designers or the building surveyor picked up and corrected aspects of the architect's design which did not comply with the BCA, if they don't this won't get the architect off the hook. Taking that one step further, everyone in the chain is expected to do their job properly.

Architects need to understand the BCA and produce documents that will comply with it.

BUILDING SURVEYORS

I begin by noting that the Tribunal found that the use of ACP on the balconies of the Lacrosse building was not compliant with the BCA. It rejected arguments from the building surveyor that the product was a 'bonded laminated material' within the meaning of C1.12 of the applicable BCA at the time. At paragraph 207 Judge Woodward states: In summary, a “bonded laminated material” can be expected to comprise a bonding material (adhesive) and two or more laminates. C12.1(f) is plainly seeking to deal in express and precise terms with the potential combustibility of each of these elements. Combustible adhesive is permitted up to a maximum thickness of 2mm.

But each of the laminates (including the polyethylene laminate) must be noncombustible.

The building surveyor had initially also argued that the ACP was complaint because it was used as an 'attachment' as set out in clause 2.4 of Specification C1.1. Ultimately the building surveyor abandoned this

argument conceding that it was not arguable that the ACP met clause 2.4 in this case. Despite this, there is a discussion of clause 2.4 at paras 271 to 278. In the end, Judge Woodward notes that the various assertions by the experts for the building surveyor about common interpretations of clause 2.4 that prevailed at the time lacked 'any real analysis of how or why this approach was justified.' (para 278)

OPINION

that despite the words in their consultancy agreement, the builder had assumed all responsibility for the design when it was appointed by the developer. They argued that although they had specified the use of ACP by referring to 'indicative to Alucobond' in the drawings, the builder could have chosen any product in that range including products which were more fire resistant that the 100% PE product that was chosen. In addition, the builder substituted Alucobond for Alucobest.

The architect said even though an Alucobest sample was submitted to the architect and approved, the approval only related to the colour and look of the product. Finally, the architects argued that one or more of the fire engineer, building surveyor or builder were responsible for ensuring the cladding was complaint with the BCA and it is not the responsibility of an architect to be aware of these things.

The building surveyor went on to argue that even if the use of ACP on the Lacrosse building was not compliant, it was common industry practice for building surveyors to approve its use in this way at the time and therefore the 'peer professional opinion defense' available under s 59 of the Wrongs Act 1958, applied. Judge Woodward found that building surveying was a 'profession' to which this defence could apply. He accepted that it was a uniform practice for building surveyors to treat this product as a 'bonded laminated material' thereby approving its use as a deemed to satisfy (DTS) solution. However, he said there was no logic in that practice and therefore the Wrongs Act defence did not apply. At para 388 Judge Woodward says his general impression of the evidence from the building surveyor and his 3 experts was: that otherwise experienced and diligent practitioners were beguiled by a longstanding and widespread (but flawed) practice into giving insufficient scrutiny to the rationale for that practice.

There was a discussion about whether the changes to the BCA since the Lacrosse fire were evidence that the use of ACP was complaint at the relevant time. At para 378 the Judge states: In this context, each of the Gardner Group Experts put significant store in their evidence in the ABCB’s decision since the Lacrosse tower fire to amend BCA C1.12(f) (which is now found in BCA C1.9(e)(vi)). For example, Mr Leonard asserts in his report that an advisory note foreshadowing this change confirmed that the ABCB was “well aware that clause C1.12 BCA was being interpreted in a manner that permitted the use of ACP with a combustible core”.611 In my view, the Gardner Group Experts overstate what conclusions or inferences can be drawn from the change.

At most is shows that at some point (probably after the fire), the ABCB became aware of the Relevant Practice. Moreover, the explanatory note expressly states that the “clarification was made to prevent the incorrect interpretation” of the concession in C1.12(f) (emphasis added).

The Judge's discussion of the building surveyor's evidence was lengthy. He noted at para 349 that the building surveyor 'probably believed that ACPs were BCA complaint but had not undertaken a robust or critical analysis, investigation or inquiry to determine this.' He said that the surveyor had adopted an unreasonable construction of A2.2 and C1.12 in the context of the BCA as a whole and that he wrongly relied on the test

17

certificate alone in circumstances where the ACP was to be used in continuous vertical run and as part of unsprinklered balconies.

Ultimately the court found the building surveyor had been negligent in issuing the relevant building permit and had also engaged in misleading and deceptive conduct under the Australian Consumer Law. The message for building surveyors is clear. Applying DTS is not a tick box or paper collection exercise. The courts will expect building surveyors to undertake a reasoned analysis of the proposed design having regard to the context of the BCA as a whole even where DTS solutions are used. The clear intention of the BCA is to provide for public safety and amenity. This is what the community expects. That is the lens through which the BCA must be interpreted at all times. The court noted that the building surveyor had no contemporaneous notes or memory of what he actually did when considering the proposed use of ACP for this building and that even with hindsight, his justification for approving the use of ACP whilst genuine, lacked logic and common sense. Building surveyors are expected to apply logical reasoning to their decisions and should document that reasoning so that their decisions are transparent.

FIRE ENGINEERS

The fire engineer and all of the experts for all parties that were fire engineers, said they were aware at the relevant time that ACP with a 100% PE core was a fire risk and did not comply whit the DTS provisions of the BCA. Despite this and despite the fact that the fire engineer admitted that he was aware that ACP was proposed for use on the building, he argued that it was not his role to question the use of ACP. Further, he argued that he had discharged his duties because his report provided that 'Unless otherwise noted, external areas (e.g. balconies, eaves, overhangs etc.), which comprise non-combustible construction, need not be sprinklered.”

The Judge rejected these arguments. He noted that the fire engineer had not followed the requirements in the International Fire Engineering Guidelines (IFEG). He said the IFEG required the evaluation of the structure and construction materials early to establish potential fire hazards for the building which had not been done in this case. The Judge also noted that the various versions of the Fire Engineering Report (FER) gave an incomplete description of the materials to be used in construction making no reference to the use of ACP. This included the fifth version of the FER that formed part of the documents approved by the building surveyor and was submitted to the MFB for its report and consent. He said the FER referred to an outdated edition of the IFEG and contained 'boilerplate' language. He states at para 487

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My impression generally of Thomas Nicolas’s approach to the FERs and other documents, was that there were a number of instances of the use of template or “boilerplate” language (as well as reference to out-of-date guidelines), without much attention being given to what the words actually meant or required. Thomas Nicolas is, of course, not alone in this. It is often the case that diligent and competent professionals blithely reuse standard documents that have served them well over the years, focusing only on those parts that need to be tailored to each job. It is only when something goes wrong and the lawyers become involved, that any real attention is given to how that boilerplate language informs potential liability.

The fire engineer argued that notwithstanding the terms of his consultancy agreement required him to undertake a 'full engineering assessment', this was not his actual role.

At para 480 it says Thomas Nicolas opened its case on the basis that “it was never expected that the fire engineer would have the role of going through architectural drawings and identifying possible non-compliances”. 737 Rather, the role of the fire engineer was limited to responding to the alternative solutions or “deviations from the DTS provisions” identified by the “Authority Having Jurisdiction” (namely, in this case, Gardner Group).

The Judge said the fire engineer's understanding of his role was at odds with the services he'd agreed to provided under his consultancy agreement. At para 481 the Judge says The obligation may not have extended to undertaking “never ending searches…for noncompliances”. But it at least required some proactive investigation and assessment of the principal building materials.

Ultimately the court found the fire engineer had been negligent in undertaking his services and had also engaged in misleading and deceptive conduct under the Australian Consumer Law. The decision confirms that subject to the terms of a consultancy agreement, the courts will expect fire engineers to undertake an assessment of the building as a whole when performing their role. Judge Woodward found that of the 3 consultants, the fire engineer was the consultant that was relied on the most to question the proposed use of ACP. He said that the notation in the FER that the external areas be of non-combustible construction was not sufficient to discharge his duty. To the contrary, in circumstances where the fire engineer knew that a combustible product was proposed to be used on the balconies, he should have done more to object to that use or to propose a design that would accommodate the use of the product in accordance with the BCA. (see para 483) As a consequence of these findings the fire engineer received the highest apportionment of damages at 39%.

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ADVERTORIAL

Why should reticulated clean steam be considered for sterilisation?

W

ith many Health Service Organisations (HSOs) looking at making the change to clean steam for sterilisation, the question becomes; what is the best way to implement clean steam?

Replacing existing sterilisers with ones which have onboard steam generators is an easy option, however there are also advantages of considering the use of standard sterilisers supplied by a reticulated clean steam system.

The merits of the latter are explored in more detail below.

Reticulated clean steam would usually mean installing one or more Clean Steam Generators (CSG’s) in a nearby plant room and reticulating the clean steam to the sterilisers in the CSSD (and possibly also to the Theatres to provide clean steam for humidification as well). A standalone CSG, while compact in design, does not have the same size constraints as an on-board generator, which must fit within the confines of the steriliser framework. This can be an advantage when considering the design features that help to produce the steam quality required.

Steam dryness is largely down to the generator steam disengagement design, which includes adequate water surface area for steam release, enough distance from water surface to steam take-off and effective moisture and droplet separation in the take-off. A standalone CSG, which has less constraint on size, and thus can use a larger generator vessel, is more able to take all these factors into consideration and be sized and designed to deliver steam with high dryness. In addition the larger vessel holds more water and acts as an energy store that helps maintain a more constant steam pressure under the high peak steam demands of the steriliser (EN 285 and ISO 17665 recommend that steam pressure should not vary by more than 10%).

Non-condensable gases (NCG’s) are controlled by degassing of the feedwater. An adequately sized heated and vented feedtank, with sufficient elevation to prevent feedpump cavitation, is more easily incorporated into a standalone CSG to provide effective degassing of the feedwater.

Space in the CSSD is limited and sterilisers tend to be installed very close together with minimal distance between adjacent units. This can make inspection and maintenance of on-board steam generators difficult and possibly even a risk (confined and awkward working space, hot surfaces and electrical and control equipment are but a

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few considerations). A standalone CSG installed in a plant room, where there is generally more space available, makes the CSG more accessible and also means that inspection and maintenance of the generator are done in the plant room, rather than in the confines of the CSSD. This will result in less disruption to the CSSD area and of course eliminates the risk of hazards and potential contamination within the CSSD, in particular clean and sterile areas, due to any maintenance and inspection work done on the generators. Further the plant room climate control is less critical, and often done by ventilation, whereas climate control of the CSSD is critical and the heat load that results from the operation of on-board generators adds to the CSSD air conditioning requirements and running costs.

Steam quality and purity testing needs to be done as part of IQ or OQ, and there after annual purity testing is required (EN 285 and ISO 17665, which are normative references to AS/NZS 4187, also recommend annual steam quality testing). This means that test points must be installed, and if the testing is to be done in accordance with EN 285, the test points must be within the requirements of the standard (for example 400mm straight horizontal pipe before the dryness pitot tube insertion point). On-board generators tend to have compact pipework, for which installing suitable test points can be a challenge, and sometimes not possible (if done in accordance with the standard). Also each on-board generator is a separate steam source so will need annual testing, meaning multiple tests need to be done each year. With reticulated clean steam the pipework can be designed to incorporate the test points at point of use, and as the steam system is supplied from a common source (even if multiple CSG’s are used), annual testing could involve as little as one test at point of use. Less tests means lower costs and less disruption in the CSSD, when the tests are done.

If existing sterilisers are compliant then upgrading to clean steam can be done without replacing the sterilisers, as a reticulated clean steam system can be used to supply existing sterilisers. In general, the expected life of a steriliser is likely to be less than that of a robust standalone CSG, so for on-going steriliser renewal / replacement, a steriliser using reticulated clean steam will be lower cost to replace compared to a steriliser with an on-board generator.

For more information, please contact Spirax Sarco on 1300 774729 (SPIRAX) or info@au.spiraxsarco.com

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There are neither filters to replace nor consumables – no servicing and requiring only an occasional clean. Install it and let it do the work. Ceiling or wall mounted. 220v -240v.

3 year 24/7 warranty - continuous running.

As used in UK and European hospitals, and now fast being adopted in stainless steel versions with resin fan motor for the food manufacturing industry as well.

Unique cold plasma technology to create Hydroxyl Clusters which naturally kill all airborne pathogens.

These groups also react with odour causing chemicals such as ammonia and methane gas to produce neutral compounds such as Co2, Nitrogen and Water. The harmless way to create a safer and cleaner environment.

Protection for Residents & Staff.

Hydroxyls are the single most important cleansing agent in our environment. * 33% more effective at oxidizing pollutants than ozone. * 2.5 times more germicidal and fungicidal than liquid chlorine * Perfectly safe to breathe and use in occupied spaces In a room of 28m2 at 27ºC the Baxx reduced bacteria levels by 99.9% within 90 minutes, and viral traces were reduced by 88.96%. Ammonia levels reduced from 100% saturation down to zero in 30 minutes - without Baxx intervention the levels are 48%. Decomposition and ethylene gases are also effectively reduced/eliminated by Hydroxyls produced by Baxx.

TESTS INDICATE EFFECTIVE ELIMINATION OF THE FOLLOWING ESCHERICHIA COLI (E COLI) STAPHYLOCOCCUS AUREUS LISTERIA MONOCYTOGENES PSEUDOMONAS and ASPERGILLUS NIGER CAMPYLOBACTER BACILLUS SUBTILIS SPORE SALMONELLA SACCHAROMYCES CEREVISIAE MRSA, C.DIFF(SPORE FORM) AND NOROVIRUS

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TECHNICAL

New Wiring Rules AS/NZS 3000 – Are you ready for the change?

John Topouzakis I Senior Engineer (Electrical), A.G. Coombs Advisory

Electrical installations are now governed by a new set of rules. The new Wiring Rules AS/ NZS 3000 has been developed by Standards Australia and industry experts. Compliance with the new Wiring Rules has been applied on a mandatory basis in accordance with relevant State legislation for proposed new works or alterations to an electrical installation.

A

S/NZS 3000 specifies the electrical installation safety requirements for all premises in Australia and New Zealand. The new edition is a complete revision of the 2007 Standard. With over 200 changes it

expands coverage on electrical installations, improves safeguards and brings industry requirements in line with best practice.

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The Standard comprises two parts bound as one document.

Part 1 provides uniform essential elements that constitute the minimum regulatory requirements for a safe electrical installation.

Part 2 provides installation practices that achieve certainty of compliance with the essential safety requirements of Part 1.

The following aspects of the new Standard are notable; Residual Current Devices – for alterations or new circuits for lighting and portable device circuits, a 30mA residual current device (RCD) is required up to 32 amps (increased from 20 amps). There is also a consideration for any fixed devices up to 32 amps to include an RCD device for the circuit.

Switchboard Accessibility – the Standard identifies that 3m is considered a safe distance for exit facilities/path from a switch room. The switchboard description is also updated; where a switchboard exceeds 3 metres in length or rated greater than 800 amps. Note that the 15kA fault rating is now removed.

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The new edition also requires a minimum of 1m minimum clearance in front of a switchboard (without doors or liftoff panels), increased from 600mm.

Main Switchboard – Water Protection – a number of new measures have been included to reduce the risk of water damage from fire sprinkler systems installed near switchboards; • F abrication of switchboards to be minimum International Protection Rating IPX4

• S witchboards to be provided with shielding

• S prinkler heads to be installed with deflectors unless drytype Recessed Luminaire Installation – with recessed halogen lighting and lighting control gear implicated in a number of fires, the new Standard provides guidance for an Internally Covered (IC) rating. New symbols are included to identify IC or Non-IC type luminaires. The Standard also identifies a minimum separation of 100mm to building elements or insulation and 50mm to the control gear.

Electric Vehicle Charging Installations – the Standard provides guidance to the related Australian and International standards that apply to socket outlets and vehicle connectors. Consideration is also given to charging station design to eliminate damage to cables from vehicle run-over or pinching.

Isolation of equipment – the Standard provides examples for the requirement of lockable isolators and where warning labels are required, e.g. split unit A/C compressor unit requires the installation of a lockable isolator and the indoor unit requires a warning label indicating the isolator does not isolate any ancillary equipment.

Definitions – Additional definitions and interpretations have been added to the new Standard. The interpretation of a ‘Safety Service’ has been clarified and specific equipment that is intended to operate during an emergency to assist evacuation or fire-fighting operations including fire detection/warning and smoke control systems, as well as lifts (as designated by the National Construction Code), are described.

The new Wiring Rules AS/NZS 3000 can be obtained from SAI Global www.infostore.saiglobal.com/

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How can

IoT for Elevato Escalator

improve Transparency and R

Clayton Boladeras I Sales Manager, ThyssenKrupp Ele

T

he better the technology, the more invisible it becomes to the user. The elevator is a classic example: it is only when it breaks down that users perceive the underlying technology. Advances in edge computing, mobile connectivity and cloud storage allow the harnessing of big data from connected elevators, resulting in many benefits to Owners, Staff and Guests.

at heights that they couldn’t otherwise reach. They go largely unnoticed, that is, until they break down.

WAITING

SMARTER ELEVATORS

Many don’t realise it, but elevators are the most consistently used means of transport on the planet.

Around the world, 12 million elevators ferry approximately one billion passengers from floor to floor every single day.

Most of us probably don’t appreciate just how integral they are to our lives, or how they allow our cities to thrive

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We become acutely aware of the function and importance of elevators when they are out of service (approximately 190 million hours each year). When this occurs everyone is frustrated, would-be passengers and repair technicians a like.

The addition of microprocessor controls in the late 70’s gave elevators the ability to collect data, however only accessible once they were on site. Advances in edge computing, mobile connectivity and cloud analytics have now ‘unlocked’ these data streams.

TECHNICAL

An elevator “Internet of Things” (IoT) system generally consists of a small box, installed in the lift shaft or machine room, that continuously collects data and sends it to the cloud. Machine data such as door movements, trips, calls and fault codes are captured and transmitted by the networked elevators. Intelligent algorithms evaluate the operating data, for example, can calculate the remaining service life of individual components and advise that they be exchanged before the elevator goes out of service with a defect.

ors & rs

Reliability?

evator

PARTNERSHIPS

According to management consultancy firm McKinsey, “establishing a robust data backbone is a fundamental enabler for digital reliability and maintenance.”

Choosing the right partners is critical to ensuring that the best return on investment is realised over the long life of the asset. The power is not only in the hardware, connectivity and analytics, but also the large connected asset-base which provides the ‘big data’ necessary to enable ‘machine learning’.

This data is used to identify common failure patterns across hundreds of thousands of elevators, by using anomaly detection algorithms, develop failure patterns that are specific to each asset. According to thyssenkrupp Elevator’s head of digital operations Hyun-Shin Cho – “Even if two elevators are the same model and make, they will have different usage patterns and subcomponents.

You cannot apply a single set of rules to this vast heterogeneous environment – that is where machine learning is ground-breaking for us.”

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However, gathering this data and developing these algorithms is not about outsourcing maintenance work to Artificial Intelligence (AI) – a successful IoT project requires technicians capable of partnering with technology to improve service delivery, and equipment reliability. The data classification is achieved through endto-end feedback loops which are verified by experienced technicians on site, the targeted maintenance and scheduled repairs are then carried out.

THE BENEFITS

Greater Transparency. The dashboards and alerts which are made possible by IoT data allow Hotel Engineers to be able to see, real time, the status of their elevators, even remotely. This can facilitate a more transparent dialogue with the maintenance provider, hotel management, staff and guests. Additionally, when preparing budgets, real data on equipment usage and condition can be utilised to make the best capital planning decisions.

Better Service. IoT allows service technicians to be better prepared prior to arriving for breakdown call, as

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the system sends them the equipment operating modes, fault codes, likely problems and proposed solutions, as well as a list of parts and tools required. Not only does the technician arrive sooner (as the system flags the breakdown as soon as it happens), but the fault is confirmed and rectified sooner, and disruption minimised.

Improved Reliability. Maintenance quality improves as the technician receives targeted tasks identified by the machine learning algorithms in addition to scheduled safety tests, adjustments and regular checks. Human and machine work together, with AI assisting the technician, who in turn trains the AI. Reduced Downtime. As the algorithms become more accurate in their diagnoses based on the data collected, the system can inform a technician that an issue is likely before it happens, that technician can then arrive ready to prevent it from occurring. Furthermore, technicians can also schedule maintenance at a time when the elevator is likely to be unused, rather than making the repair during what is a busy point in the day.

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The evaporative effect reduces the air temperature reaching the condenser coil by as much as 8 degrees increasing the chiller efficiency.

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CCTV

Simon Hensworth BSc (Security Science) I (ICCP-Advanced), Security Consulting Group (SCG)

CCTV is widely used throughout the Hospitality Industry and can be an important element in the integrated Security Management System.

I

nterest in CCTV has had a recent resurgence due to media attention regarding potential security risks posed by certain camera makes originating from other countries. The ABC recently ran a report which looked into potential risks associated with CCTV cameras, and a new Bill was recently signed into law in the USA which has included the banning of certain CCTV manufacture types by US agencies. This has created a lot of interest and debate.

Potential risks

A couple of years ago there was some negative press regarding a certain manufacturer’s cameras due to the ability for hackers to access camera settings using default passwords. This had allowed a hacker to change settings on the cameras and access camera images, however, this requires that the camera is connected to the Internet in order to provide remote access. Once this issue had been highlighted, the manufacturer of this camera type addressed the issue to prevent an ongoing risk.

Regardless of this, as the name suggests, a CCTV system (closed circuit television system) should be operating on a “closed circuit” and not be open to access via a wider or interconnected network. In some instances, CCTV systems do end up on business networks that are open to the internet, or for operational reasons are connected to wider networks to be available remotely, however, these should undergo the same levels of logical security as any other critical business system, and therefore should be configured to prevent unauthorised access.

There was another case a few years ago where a large number of CCTV cameras (in the thousands) were accessed by unauthorised individual/s and configured to assist in a Distributed Denial of Service Attack (DDOS) against some well-known websites. This managed to take these websites down for a number of hours due to the overwhelming targeted attack. Again, this attack was possible due to the cameras being connected to the Internet, and apparently not having a suitable level of logical security to prevent remote access. These kinds of risks are not limited to CCTV cameras and are likely to increase in number as the “Internet of things” continues to

30

evolve, where everything from refrigerators to watches to cars will be networked and accessible via the Internet.

Any network enabled device including cameras, regardless of the embedded security controls, will also remain vulnerable to outside hacking if default factory passwords are not changed during the installation of these devices. This represents a further risk, which can be easily mitigated through good work practises and competent installation technicians.

Camera components

Whilst the recent focus has been on a small number of manufactures only due to their country of origin, and due to the large portion of the market these brands make up, it should be noted that some other brands are either manufactured by the same company and re-branded or are made by the same factories.

There are many CCTV manufacturers around the world with some of the most famous brands being from Japan, Korea, Germany and Sweden. Whilst these companies are not involved in the current focus around potential CCTV camera risks, it should be noted that their products may not be manufactured in their homeland.

Even if a manufacturer does make their products in their own country, they may be made from components that are sourced elsewhere, which may open them up to potential risks, or at least put them in a similar category to the cameras currently under scrutiny.

Network Security

Ideally, CCTV should be connected to a dedicated secure communications network. If CCTV cannot be connected to a dedicated network without Internet access, suitable network security controls must be implemented to ensure that cameras cannot be accessed by unauthorised individuals. If outsiders are able to hack into a CCTV system, there are a range of potential risks. These include, use of the cameras to assist in DDOS attacks, theft of security information, access to potentially sensitive recorded footage, the ability to change camera settings,

Conclusion

Selection of security measures should be based on clear objectives, minimising loss, cost/benefit, and a formal documented security risk management process.

It is also beneficial for the individual/s determining security requirements to have experience in managing security risk, a good knowledge of security’s limitations and strengths, technical knowledge of security, and criminology theory.

Ideally, security solutions should: Deter would-be offenders, Detect offenders/incidents, Delay offenders for a period long enough to Communicate an alarm, and Respond to an incident to prevent it occurring or at least minimise loss in the event it has occurred. All of these roles should be accomplished swiftly and efficiently to provide effective security.

As new risks are identified it is important to maintain awareness of these and ensure they are considered in the risk management process. It is not a new concept for security technologies to be compromised or used against its owners by unauthorised individuals or criminals. The recent interest in potential risks regarding CCTV are another reminder of the type of issues that need to be

considered during the risk management process, and if managed appropriately should not be cause for undue concern.

In order to maximise the potential benefits of CCTV, it is recommended that careful consideration be given on a case-by-case basis, so that specific objectives for CCTV can be clearly determined for each case, and consideration given to the likely success of CCTV to manage risk prior to implementation so that a cost/ benefit analysis can be undertaken. In this respect it is critical that the intended purpose be clear, that the risk be assessed in terms of the known or anticipated threats, and that CCTV be considered in the context of holistic security measures tailored to address the identified threat and risk.

OPINION

switch cameras off or delete footage, or covertly using the cameras to case the facility, which may assist other subsequent criminal acts. It should be noted that the above risks will pose a different level of impact depending on the organisation weighing the risk. Appropriate measures should be taken to manage these risks to an acceptable level to the organisation.

Before undertaking any activity related to this article, it is recommended you consult a licensed Security Professional.

About the Author

Simon Hensworth Simon is a Security Consultant with Security Consulting Group (SCG). Simon has over 15 years’ experience in the Security Consulting Industry, has a Bachelor of Science Degree in Security Science from Edith Cowan University and is an ICA (International CPTED Association) certified CPTED practitioner (Crime Prevention Through Environmental Design). Simon has provided security solutions for many clients with major assets in Western Australia and is involved in all aspects of security, security technologies, promoting security and security awareness.

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ADVERTORIAL

Providing solutions and support through application services

K

rystalshield and Shield Care is a privately owned chemical and coating manufacturer and applicator located in Campbelltown, New South Wales.

Started in 2010 as a family owned and operated business, co-owners, Robert and Daniel, believe that chemicals and coatings should work “smarter not harder.”

“We started Krystalshield and Shield Care as a specialty cleaning and applicator of protective coatings service,” said Robert Diaz, Managing Director.

Krystalshield and Shield Care are innovators and creators of nano protective coatings and environmentally sustainable chemicals and services, improving the quality and durability of surfaces, such as floors, tiles, glass, stainless steel, automotive and more.

The coatings and chemicals help reduce the overall maintenance, renovation and cleaning costs and from a facilities and asset management perspective, there is also clear evidence that they increase the service life of treated substrates and help to maintain asset values by keeping aesthetic appearance.

As the business continues to grow, Robert and Daniel are focusing on the application side of things and providing solutions to cleaning contractors and facility managers Australia-wide.

“We are a support team to cleaning contractors and facility managers. We rectify, beautify and protect surfaces that have been neglected throughout the years - surfaces that most thought could not be restored” explained Robert.

The applications that Shield Care focus on include: • Stainless rejuvenation and protection

• Glass nano protective coatings • Anti-graffiti glass film

• Automotive protective coatings

• Sandstone and hard stone rejuvenation and protection • Concrete cleaning and sealing • Graffiti & bill poster removal

• Anti-graffiti & anti-bill poster coating application • Anti-slip coatings and testing • Application of nano coatings

Robert and Daniel use their experience to bring surfaces back to an ‘as new’ condition.

“After we have treated the surfaces with protective coatings, if maintained properly, surfaces will stay looking brand new for years,” explained Robert.

Krystalshield and Shield Care are advocates for ecofriendly and sustainable products. With their business ethos to produce safer products and applications for the end user, they knew the next step was to attain GECA (Good Environmental Choice Australia) certification.

“We have always wanted our end users to know that our products are safe, so attaining GECA certification was something we wanted to do,” explained Daniel Diaz, Director & Production Manager.

A GECA certification means that GECA’s ecolabel on products provides an independent tick to specifiers and purchasers, meaning the products give the end user assurance they are sustainable, better for the environment and have a lower impact on human health. It also guarantees that the manufacturer is accountable and assures the end user that the products and coatings have been ethically made. The coatings that are applied to surfaces contribute to the end users Green Star and their Credit Points. This Credit system was introduced to encourage transparency and sustainability in product specification.

With over 90 product lines, and servicing cleaning contractors and facility managers throughout Australia, Krystalshield and Shield Care are experts in many different surface treatments. They can provide solutions in areas that are deemed to be untreatable.

To find out more about the application services that Krystalshield and Shield Care provide, contact them on 1300 519 074 or visit www.krystalshield.com.au

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33

The internet of value –

blockchain & facilities management Rogier Roelvink

B

lockchain is being touted as the next version of the internet, superseding ‘the internet of information’ with ‘the internet of value’.

Individuals, start-up businesses, large organisations and financial institutions are now exploring smart contracts and blockchain. Blockchain is credited with the ability to solve global wealth distribution inequality, improving climate change and radically changing society and global economies. With such accolades, it is important that the facilities management (FM) industry starts to review how it can benefit from this technology too.

What is Blockchain?

Blockchain is a list of records called blocks, which are linked and secured using cryptography. Harvard Business Review describes it as “an open, distributed ledger that can record transactions between two parties efficiently and in a verifiable and permanent way”. For use as a distributed ledger, a blockchain is typically managed by a peer-to-peer network collectively adhering to a protocol for validating new blocks. Once recorded, the data in any given block cannot be altered retroactively without the alteration of all subsequent blocks, which requires collusion of the network majority (Wikipedia).

In simple terms, it is a secure chain of individual blocks that represent a permanent record of ‘if/when…then’ scenarios that cannot be altered. Although blockchain is currently associated with Bitcoin and financial transactions, many industries are looking at blockchain and the opportunities it offers. Blockchain promises increased transparency, improved certainty, cost and time savings as well as removing the institutional middleman who does not add value.

The above illustration might seem cumbersome in relation to the required verification, but this is not an additional activity, it is already part of existing business processes. Blockchain requires these currently separate silos of information to be shared, e.g. records of training institutions, government

34

A simple illustration of blockchain in FM:

departments, security system, time sheet systems and employment/HR systems. Blockchain shares the relevant data to verify records automatically.

Security concerns can also be easily overcome via blockchain, its cryptography and multiple copies of the same information that cannot be altered makes it secure.

Blockchain can also be set up to only allow the sharing of information between trusted sources– private blockchain.

Blockchain is challenging businesses

According to Don Tapscott (TEDTalk: How blockchain is changing money and business, 16 September 2016) it is not big data, social media, robotics or machine learning that will change our world, but blockchain is the technology that will do so. Technology advances will continue however, they are being developed based on the current internet of information underpinned by institutions using closed protocols. Blockchain is a distributed ledger on an open platform that does not exist as a central (institutional) database. It is a shared database that exists on thousands or even millions of computers/clouds. A ledger in the case of blockchain is a transaction of value which can be both a physical or digital asset and service.

FM Blockchain

With the introduction of blockchain, process will become a commodity, quality will be the differentiator and knowledge the value. In an industry that is data rich, knowledge can sometimes be poor. Blockchain could be the disruptor the FM industry needs.

Consider the data silos currently in operation in FM; Building Management Systems, Computer Aided FM, Building Information Management, Security Management System, Contractor Management Systems, Space Booking and Utilisation systems etc. All of these systems operate independently, yet all aim to contribute to the same common goal of facilitating a fit for purpose built environment.

Intertwine service delivery by people and perhaps robotics and some might describe this as organised chaos. Everybody and everything only does what it knows without considering its associated partners or direct sphere of influence.

Blockchain allows professionals to link individual systems and operations to achieve greater efficiency and effectiveness - two aspects inherent in the FM industry. The illustration highlights a basis non-descript maintenance activity.

• T he ability to determine with a high level of accuracy when maintenance is actually required based on historical operational records, independently verified by hundreds or thousands of sources rather than relying on manufacturer instructions and manuals. (Block #3)

ccurately predicting when the next maintenance service • A will be required, based on continual monitoring of the asset and its operations as well as estimating using historic performance and ‘in use hours’ of the asset, verified by one or multiple systems. (Block #5) In the example, FM is usually applied to manage and administer manual processes that rely heavily on silo institutions for execution and verification. On reflection, a significant amount if not all of the FM processes are in effect – ‘if/when…then’ scenarios that could be controlled and administered through a blockchain to increase efficiency, effectiveness, transparency, certainty and ultimately achieve a fit for purpose built environment.

Blockchain development is still in its early stages and FM might not currently be a high priority area for development and innovation, however if blockchain was applied to FM it could be the next step change in service to benefit everyone.

Blockchain is FM’s future

THOUGHT LEADERSHIP

FM comprises the provision of services to organisations, individuals and built environment assets. Some of the challenges FM has is transparency of an action, achieving and proving certainty of an outcome, maintaining records, providing evidence of actions and making informed decisions based on data from a trusted source. All of these challenges are being touted as fundamental benefits that blockchain can provide.

Blockchain is coming, therefore FM needs to accept it to drive development and progress in service provision, management, governance, contract administration and data and information management. Blockchain has the potential to deliver the significant benefits that FM seeks in striving for an efficient and effective operation in the built environment. Operational efficiency and effectiveness continues to be the primary focus for FM managers however, development and progress of existing systems and processes is often hindered by the institutional middle man. Blockchain is coming. FM needs to be ready for this disruptor.

About the Author

This illustration identifies a number of significant improvements that blockchain could bring to FM that are currently never spoken about including:

Rogier Roelvink Rogier has 19 years’ experience in management consultancy including strategic facilities management advisory working across Europe, the UK and Australia. Sector expertise includes government, health, education, manufacturing, infrastructure, utilities and corporate. He is passionate about the strategic application of facilities management, firmly believes in the need to make informed data based decisions. Rogier is actively involved in a number of industry associations and working groups to advance this industry. linkedin.com/in/rogierroelvink

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Practical aspects of non destructive corrosion monitoring in the HVAC industry... or

How to Measure What You Can’t See! Steve Powell

The Statue of Liberty – a High Maintenance Lady!

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here are intriguing connections between the Statue of Liberty, the Eiffel Tower, HVAC condenser water chillers....and frogs legs! Gustave Eiffel, in addition to designing the tower that bears his name, also provided the engineering design for the Statue of Liberty which came close to falling over before its 100th birthday!

Unlike the Eiffel tower, which was constructed entirely with iron and steel, the Statue of Liberty boasted 123 tonnes of internal iron structure supporting 72 tonnes of external copper sheeting (and 12,600 rivets). The analogy is a steel tubesheet in a heat exchanger or chiller supporting copper or brass tubes and the problem is principally dis-similiar metals in direct contact with each other, otherwise known as Galvanic Corrosion. The statue was delivered in 1884 and in 1981 the French-American Committee for the Restoration of the Statue spent $US230 million replacing beam by beam structures, only this time with provisions to effectively separate the steel from the copper!

Enter the conversation Mr Luigi Galvani, an Italian gentleman famous as a Physician of Bioelectricity – the study of electricity in animals! He is credited with discovering that an electrical current will create a spasm in frog’s legs (the world’s first volt meter) and that such spasms occurred when two dissimiliar metals are in contact with each other, causing rapid pitting type corrosion in the least noble metal. Luigi’s name describes “galvanic corrosion”, the “Galvanic Series of Metals”, and the process of “Galvanising”.

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Top: Luigi Galvani & his frogs legs Bottom: Gustave Eiffel & his tower

TECHNICAL Corrosion Characteristics of Cooling Tower Condenser Water Systems

HVAC chillers, because of their metallurgy and function have to survive eight simultaneous threats: 1. Electromagnetic Instability - The Longest War Syndrome All metals occur naturally in the ground as the oxide simply because their electromagnetic potential (EMP) is stable, and at low activity. Once mined and processed in a blast furnace and shaped into commercially required structures and items, the pure metal is unstable and its EMP is much higher than the oxide. The natural driving force is to lower the EMF and so a “war” begins. Rusting (corrosion) cannot be stopped but can be retarded to achieve acceptable equipment longevity.

2. Water saturated with oxygen Oxygen is involved in all corrosion mechanisms – remove oxygen and the corrosion process literally stops. However, a cooling tower uses ambient air to cool the system water and so the water flowing through the chiller is saturated with oxygen.

corrosivity of the water due to temperature alone is 2 x [6/8] = 1.5 times greater for the “hot” water exiting the chiller compared to the “cold” water entering the chiller.

5. Microbiologically Induced Corrosion [MIC] MIC is the term used for the phenomenon in which corrosion is initiated and/or accelerated by the activities of micro-organisms and infers that MIC is an electrochemical process and that micro-organisms are capable of affecting the extent, severity, and course of corrosion.

6. Effective air scrubber – suspended solids [erosion] and biological food sources Cooling towers are designed to efficiently use free ambient air to cool water. To be effective and efficient the volume of air required is considerable which means that anything in the air within the capture zone of the cooling tower will be sucked into the tower, and “scrubbed”.

7. System Water Corrosivity

3. Mixed metallurgy – galvanic series of metals Copper, steel (mild) and stainless steel are the most common base metals found in air conditioning equipment and any combination will trigger galvanic corrosion with the least noble metal corroding rapidly. The Galvanic Series of Metals quantifies the corrosion potential of each known metal and the greater the electromagnetic potential difference between any two metals the more rapid the corrosion.

4. Temperature effect [∆ToC] Corrosion rates double for every 8OC increase in temperature and cooling towers, in general, operate with a temperature difference of 6OC. This means that the

Industrial standards, such as the Langellier Index and the Ryzer Index can be used to predict the corrosivity or scale forming tendencies of water supplies used for heating and cooling. In cooling tower systems, the water chemistry is adjusted with selected chemicals to achieve an acceptable balance of corrosion and biological control.

The process is an exact science and deviations from

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target control chemical residuals can have major negative effects.

8. Linear Velocity [erosion/underdeposit corrosion etc] Copper, it is true, is more noble than steel in resisting corrosion in water cooled systems. However, copper and its alloys have “softer” surfaces and are more prone to erosion than steel. Metal wastage can occur due to hydraulic influences.

to-replace equipment – the chillers.

This means that the eight corrosion characteristics listed above need to be considered in the monitoring program.

evaluating chemical or operational changes. The unit takes reading every 30 minutes.

The coupon rack design nominated by the code is an extremely important part of the monitoring process.

Measuring the flow rate accurately is done with an Ultrasonic Flow Meter.

Transducers are temporarily clamped onto the rack and measurements taken.

Setting the flowrate requires the use of a suitable tamperproof control valve.

Microscopy technology provides pit depth data and dimensions of most macro deteriorations.

Ultrasonic measurement of pipe wall thickness.

Coupons provide data enabling projections of equipment longevity to be made should exposure conditions remain unchanged.

X-Ray Fluorescent instruments quickly identify base metal composition, and per centage, of metal alloys.

Corrosion Monitoring with Coupons The metallurgy, design, manufacture, exposure, retrieval, cleaning and analysis of corrosion coupons is governed primarily

by ASTM D2688-D15 which is the internationally accepted code by most of the western world.

Corrosion monitoring in the HVAC industry focuses on duplicating, as practically as possible, the conditions existing within the most expensive-

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Other Non Destructive, Non Invasive Corrosion Monitoring Linear polarization resistance corrosion rate data logging instrument is valuable when

This look at corrosion – its causes, its consequences, and especially non destructive monitoring devoted to combating it – is wideranging and consistently engrossing. Corrosion has been called “the great destroyer” and “the evil”. The Pentagon refers to it as “the pervasive menace”. It destroys cars, fells bridges, sinks ships, sparks house fires, and nearly brought down the Statue of Liberty.

Rust costs America alone more than $US400 billion per year – more than all other natural disasters combined.

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Acoustic Separation in healthcare facilities Attila Szabo I Director of Polyvox Sound Masking, Associate Project Consultant at SLR Consulting

This article is aimed to present a Focus Study on specifically the acoustic separation and privacy elements of acoustic design in healthcare facilities. It is aimed to be an educational article for use by Acoustic Engineers, Architects, Project Managers and other stakeholders in healthcare projects.

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here are a number of considerations making acoustic design of healthcare spaces unique. This article will help Acoustic Engineers understand what guidelines are present, and what needs to be considered while designing a space. It will explain possible construction paths and the benefits of each to Project Managers and Architects. It will also help any other stakeholders in healthcare projects to understand the acoustic concerns within a healthcare environment, and make better informed decisions on their projects/facilities.

Healthcare projects are more complex than your typical Building Acoustic project. The environment is a lot more dynamic than a standard Office environment. There are a large number of spaces with completely different functional requirements, which place huge limitations on your typical Acoustic Treatment. There are some basic variations from the normal acoustic project, such as noise from Emergency Helicopter flights, emergency vehicle access, higher levels of noise within certain hospital spaces, higher range of noise level fluctuations due to the dynamic environment within Hospitals. Your Acoustic Engineer or designer can take these considerations into account and present you with a functional design.

It is important however to put together a team that understands the intricacies of the healthcare environment: • I nfection Control measures

• Sterilisation and cleaning requirements of surface finishes ressure differential requirements within certain spaces • P

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• I nformation and Communications Technology • M edical Gas Systems

Any typical team will be able to put a design together that ticks all the required boxes, and meets all commissioning requirements. But piecing together an experienced team will allow you to meet all these requirements, while also creating an environment that works cohesively and is wholesome, all while saving time and money for stakeholders in the project.

If we look specifically at the Acoustic Design of a space, did the Engineer just tick the boxes required for commissioning (Background levels and Reverberation), or has Speech Privacy been considered within the space?

There are effective solutions to create a private environment, WHILE maintaining all infection control requirements within spaces.

Paying more attention to privacy in hospitals and how it can be achieved will allow designers to: • M inimise full height walls thus avoiding complicated penetration details

• P rovide a steady background noise level maintaining privacy at all times • R educe sleep disturbance in wards by adding sound conditioning

‘Acoustic design is fundamental to the quality of healthcare buildings. There is a growing body of clinical research that shows that better acoustics leads to improved health outcomes. Well-designed, high quality spaces have been shown to facilitate a reduction in the use of analgesics, improved patient recovery times, increased staff efficiency and reduced staff turnover’.

It is clear that during typical Commercial project Value engineering phases, acoustics is often the first design element on the list to be reviewed in hope of scrapping elements to save costs. However, this cannot be done in a Healthcare Environment. It is very clear that proper Acoustics in Healthcare Environments is critical.

• B ackground noise level in the receiver room Acoustic privacy is typically quantified using the following ‘Privacy Factor’, which is becoming more prevalent in relevant Guidelines and Documentation (such as British Standards, Australian Standards, Green Start Rating Guidelines, Health Infrastructure Guidelines etc). A higher subjective privacy is represented by a higher Privacy Factor number: Privacy Factor = Background Noise Level (LAeq) + Partition Performance (Dw rating) Speech privacy levels are defined in the Health Infrastructure Guidelines as below:

TECHNICAL

An extract from the NSW Government Health Infrastructure Guideline Engineering Services publication dated 26th August 2016 (replaced the TS11 Technical Series Engineering Services Guideline) states-

When designing the sound isolation rating of a partition, we must consider the following: • S peech privacy requirements of the spaces

• F lanking paths above, below and through the partition • T he composite sound isolation performance

Also from the Health Infrastructure Guideline, the Table overleaf illustrates the linear dependence of speech privacy on both sound insulation performance and background noise levels.

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Typically when designing spaces, the Acoustic Engineer understands that the background noise levels are reliant on air conditioning noise. This has to be designed for. However, since mechanical equipment noise fluctuates with loading, duct-work construction, airflow turbulence etc, a factor of safety has to added when designing for privacy.

The consultant might recognise the Privacy Rating between two spaces is required to be Confidential, with a Privacy Factor target of 85. The Acoustic Isolation requirement can be deduced as follows:

The alternative is to use sound masking (aka sound conditioning) to set the background levels at 40 dBA permanently, or even to the upper end of the proposed background noise level range (with confidence). This would result in removing our Factor of Safety as background levels are fixed, thus resulting in only needing a Dw 35 isolation performance compared to Dw 40 if we are relying on mechanical background levels.

The difference between these 5 performance points can be substantial!

If we look at the difference between a typical Dw 35 and Dw 40 wall, we can see how much difference there is.

The benefits can be seen clearly. Utilising a sound masking system to give you confidence in background noise levels allows you to run less walls full-height, remove layers of plasterboard on certain walls, save costs associated with penetration detailing through the full-height section of walls, all while providing a STEADY and SECURE background level and thus privacy level between spaces.

The critical point to remember is that there are limitations on construction in a healthcare environment. A number of relevant points extracted from the ‘Australasian Health

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Facilities Guidelines- Part D Infection Control’ to be considered during Acoustic design are listed below: 880.1.05- In healthcare facilities, all surfaces in patient care areas should be smooth and impervious, and easily cleaned. Avoid unnecessary horizontal, textured, moisture-retaining surfaces, or inaccessible areas where moisture or soil can accumulate.

880.2.00- Finish all exposed ceilings and ceiling structures in areas occupied by patients or staff, to ensure that these can be readily cleaned with equipment used routinely in daily housekeeping activities.

880.2.05- Except in areas required to support ceiling mounted equipment such as radiology rooms and inpatient units with ceiling hoists provided, set plasterboard ceilings from wall to wall without fissures should be provided. Note that open joints or crevices may retain or permit passage of dirt particles in operating rooms, birthing rooms, positive and negative pressure isolation rooms, nurseries, and sterile processing rooms.

Ensure that light fittings are recessed, flush fitting and designed to prevent dust build up on the surfaces of the fitting, and to prevent ingress of dust.

880.2.10- Acoustic and/or lay-in ceilings where particulate matter may interfere with hygienic environmental control should not be used, for example in acute ward setting.

It should be noted that typically in these spaces, acoustic absorption cannot be utilised to control the reverberant sound level. This combined with the fact that these wards are open spaces where privacy and sleep disturbance are critical, means other acoustic measures have to be taken to create a satisfactory space.

Speech privacy is critical in wards where there is no isolation between patients. In these circumstances, privacy relies purely on background noise levels.

There are solutions available that allow sound masking technology to be used in set plasterboard ceilings without cutting through and causing infection control issues.

In Conclusion, stakeholders on projects need to make sure the design team understands intricacies of the project, that are specific to the healthcare environment.

There are limitations on the number of acoustic treatments that are available due to Infection control driving the design. But it is important to remember, there are definitely solutions out there that allow you to achieve Acoustic targets, even with difficult constraints like in surgeries and open wards.

Privacy is a critical concern in these environments, and should be addressed from the beginning of the design process. The benefit of paying more attention to this detail is prevalent in the construction simplification and savings from reducing wall build-up and full-height partition instances.

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Taking control of your building management and control systems and delivering the

‘new digital promise’

David Oakeshott I Leader – Technical Advice (QLD), A.G. Coombs Advisory

L

ike most technology products, Building Management Systems are undergoing a seemingly endless cycle of change. The demand for fast, reliable and dependable information is rising with a multitude of new systems feeding on the data gathered from the field and an abundant number of providers are beginning to fill our buildings with new and diverse sensors. End users are also becoming more educated in interacting with their buildings and are expecting more from systems which were traditionally back of house.

How has BMCS technology evolved and where are we today?

Recent BMS History Unlike most computer systems, the memory and processor requirements haven’t changed too significantly in the field BMS controllers, but the data being gathered and the scrutiny applied to it is ramping up. In many ways he evolution of the BMS in the past has followed closely behind IT trends. The rate of current development demonstrates that this does not appear to be changing.

From his book The Road Ahead (Penguin Books, 1996), Bill Gates saw a trend in tech development – "We always overestimate the change that will occur in the next two years and underestimate the change that will occur in the next 10. Don't let yourself be lulled into inaction." This is particularly true for the development of BMS. Looking back some 25 years ago to the year 1995 and the dominant marketing material for BMS vendors was generally around converting text based “green screen” DOS BMS user interfaces to Colour Graphics in

46

Microsoft Windows environments. This was the moment BMS suddenly came to life.

Fast forward 5 years and there was significant investment in the upgrade of BMS as the Y2k bug spawned a flurry of activity to protect our assets from the perceived new millennial threat.

The promise of “Open systems” was established about 15 years ago. This gave the opportunity for standard devices to sit on the same networks, however this unfortunately was not the beginning of the era of “vendor independence’” that many had hoped for. IP based controllers and systems began to emerge as RS485 networks struggled to pass the volume of new data.

Around 10 years ago, a web compatible and mobile compatible BMS had become expected. Most vendors provided a solution to appease expectations, but the uptake was mixed. In Australia there was a skills shortage as mining exports more than tripled over the 10 years to 2012. Many consultants, engineers and technicians moved to better paying mining jobs, vastly reducing the amount of manpower available to spurn development in the BMS industry.

Following the downturn of the mining industry 5 years ago came the firm establishment of automated analytics and intelligent buildings in the Australian market with mixed results. The marketing promise of reduced operating costs from Data Driven Maintenance was not as conclusively realised by building owners and managers as first thought, with some platforms being rushed into deployment and others under serviced.

Today Today, the BMS market is met with an explosion of new market influences. Buzzwords are abundant; IoT,

Service organisations are also beginning to use AR to see through walls to the services network of pipes and ducts to diagnose systems. Some mechanical service providers are streaming live (and historical) BMS information to their technicians to aid them in the servicing plant and diagnosing building system issues.

BMS information is even being used to assist in equipment lifecycle planning. The runtimes of equipment obviously contribute to the wear of the machines, likewise the number of starts per hour and the additional stress on under-sized machines contribute to the shortening of equipment life and reliability. Third-party devices are also being applied to measure the vibration or sounds from major plant to predict equipment failure. Energy, water and other performance measurements are seeing greater demand with increased scrutiny.

The current generation has grown up in a world where “all” information is at the tip of their fingertips through connected mobile devices. Because of this, it is anticipated that the expectation for meaningful, secure, interactivity with systems will only increase with time.

What does this mean for the building engineer or facility manager trying to manage the BMS? The reality for many buildings means considering the existing installation and potentially significant investment in their BMS. In many cases the BMS vendor is the only source of technical advice for the client. Unfortunately, this provides an obvious biased opinion and is not likely to result in a more innovative approach to the solutions required in today’s market.

On the other hand, the BMS vendor usually has a good knowledge of the idiosyncrasies of the facility and the ability to provide excellent supporting information to an upgrade which they are involved in.

Sadly, being locked into a single manufacturer’s platform usually means:

• High maintenance costs

• High repair or upgrade costs

• Dependant on vendor for advice

OPINION

AI, hyper-connectivity, cloud solutions, information driven maintenance, data lakes, Fog computing, big data, framework, multi-platform systems. Information is being demanded on an unprecedented level, and there is a clear expectation for fast reliable information.

There are a massive number of devices and companies with interests in measuring and controlling all aspects of a facility. For example, Augmented Reality (AR) and Virtual Reality (VR) technologies are becoming more widely used in healthcare from the operating theatre to the boiler room. The construction industry – historically slow implementers of technology – are now commonly using VR combined with 3D drawings and precision laser pointers to lay out equipment and install hangers inside concrete slabs before they are poured.

As such, one of the most frequently asked questions is “which BMS should I choose?”. This however doesn’t have a simple answer, as most platforms provide similar hardware and software features.

Sometimes the larger companies offer improved support – but at what cost, and have they been able to retain the skilled staff you want to turn up on the next service call?

Smaller companies often have a greater level of customer service but can lack the diverse skillsets required for modern projects.

Some offer “open programmability” inferring that other vendors can extend, repair, service or upgrade the system, but there are still ways to lock down even these systems.

New players to the market are offering “controllerless BMS” where they use Internet of Things sensors which are combined in logic on either an edge device or in the cloud.

The answer to the question “which BMS should I choose?” is therefore about who is programming the system and the level of support offered postinstallation.

The most important consideration is where technical advice is sought from and how the BMS is policed. A detailed specification is required for small changes to the system or even a service contract. The BMS work needs to be periodically verified to ensure compliance with the specification. BMS vendors often see the BMS specification as a “guide” rather than a contractual document. This has usually come about because of poorly written specifications in the past.

In some facilities “analytics” engines have been added, overlaying the BMS with a promise of cheaper maintenance, improved energy efficiency, reduced reactive works or even to police the BMS. While some platforms are achieving some of their goals, often the reality involves more alarms (now coming from the original BMS and the analytics engine), duplication of systems to license and service at additional cost to the building manager, conflict between multiple vendors with competing interests and even downstream BMS networks being overloaded and crashing.

It is clear that analytics have a place in the modern system, but just like the BMS, they need to be carefully specified and verified to ensure they achieve the targeted goals. In the past, when it came to issue

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resolution there used to be a BMS contractor and a services provider (usually mechanical services) standing in a plantroom pointing the blame at each other, now there is a new player in the room offering more confusion.

Often analytics providers are not integrating to the desired levels and do not implement nor sometimes understand, the hierarchal relationships between the plant and equipment which service the facility. When implemented correctly, this can provide very powerful insights into the interconnected systems, but too often these are underdeveloped and “simple” rules are applied which are not much better than a well configured BMS alarm regime.

Another legacy issue many building engineers face is poor documentation. As-built data is often unavailable, out of date or incomplete. Many construction projects deliver separate systems which are expected to provide a seamless user experience, but often fail to achieve the desired level of integration. A recent count of programmed control systems in the central plant of a modern building saw over 70 disparate systems. From generator and HV control systems, right down to stand alone pump controllers, there were over 6 different Windows operating system versions required and countless vendor software packages and proprietary connector cables to manage. In fact, most of the systems were not networked to each other and only a handful had some level of basic integration. Before the audit, the plant operator only knew of 6 of the 70 installed systems, exposing the building to significant risk should any of these systems fail. During the review, it was identified that most of the control systems did not have backups for their program or had ever been serviced.

In another review of a recently constructed site, it was revealed that there was incomplete commissioning data. While this initially may not sound significant, further investigations identified that the BMS programmers had mislabelled sensors and actuators, failed to connect some devices, fed redundant systems from the same power source or were controlled by the same hardware (causing a single point of failure) and had created graphics that were not matching the physical installation or schematics. In totality, these issues can be compared to a ticking time bomb which is waiting to flare up, usually at the worst possible time. Compounding the seriousness of the situation, the service provider was unaware of these issues and had no plans to test the functionality of the critical systems, they even provided service reports to indicate everything is “OK”.

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Some of the BMS Skills required in today’s market:

• Programming language (specific to the vendor and sometimes multiple vendors) • Graphics and human interfaces • Trends and historical reporting – managing controller capacities and databases • Mechanical design – Hydraulic/liquid flow – Airside – Chillers and staging – Energy management – Control loops – Sensor selections and proper locations – Control device selections • Electrical systems and power analysis • Cabling design – sensor and signal electromagnetic interference, RS 232 / 422 / 485 and IP network cabling designs and limitations • Protocols • Databases • Other vendor integration • Data presentation Post-installation, poor documentation also led to the inability of the end user to monitor, control, understand or change the BMS. The BMS training for the operators was inadequate and often referred to non-specific generic literature. The user interface was not properly accessible for graphics, reports, alarms and was not intuitive or an accurate representation of the reality in the field.

While the previous example was of a greenfield site, often the biggest issue with older facilities is change management. Recent projects have required a significant and expensive re-commissioning process due to well-intentioned technicians who have reprogrammed the BMS to address physical issues, made changes based on poor information leading to an incorrect diagnosis, remotely conducted maintenance without verifying the result onsite or have used the BMS to “fix” other physical issues without addressing the root cause. Many of these changes were undocumented.

Within the facility management world, uncontrolled or poorly understood changes to the BMS programming have recently been associated with mould issues, creation of single point of failure and the inability to diagnose problems because the BMS graphical information was no longer valid. All of these situations lead to a significant increased risk of failure.

The future for BMS in facilities management

Having demonstrated the potential pitfalls in a poorly implemented and maintained BMS, the goal for the modern BMS user is to create a managed, well documented, intuitive system serviced by a competitive environment where the most suited vendor is selected, and price is reasonable. Where practical, convergence with IT should be sought to leverage systems and architecture already provided in a reliable and controlled manner. Analytics can be used to support a well configured BMS and provide valuable insight into issues which would take a trained operator a significant amount of time to manually diagnose. Finally, the system should have a lifecycle plan for progressive upgrades and be future proof.

The facility should also consider other input sources to their data model including BIM and any other construction modelling. New facilities or expansion project data can provide valuable information about the relationships between equipment and the spaces they serve, while existing facilities can benefit from point mapping and retrospective drawing uploads to build-up the information when required.

To achieve a reliable and high performing BMS, the follow suggestions are provided:

• Prior to undertaking a BMS project, engage a vendor independent BMS specialist consultant to assist throughout the course of the project. Having a thirdparty specialist assist with identifying the primary requirements of the BMS and provide guidance in writing specifications will greatly improve the odds of a successful outcome. This will also help prevent being drawn into a single manufacturer’s platform and the accompanying pitfalls.

OPINION

Older facilities, over time, undertake projects to expand or reconfigure spaces into alternative uses. It is often overlooked that the BMS requires modification to match the requirements of the new space and best serve its needs. Whilst an older facility will plan for the lifecycle replacement or upgrade to the mechanical services, the upgrade or replacement of the BMS is commonly underestimated or poorly planned.

Easy energy efficiency gains can be realised by replacing mechanical services, however these gains can be compounded by ensuring that the controlling equipment is current and capable of providing the full extent of control required. Whether maintaining or upgrading an older facility, it is important to consider the fire, power and other life safety functions integrated to the BMS. Neglecting the BMS and leaving these functions untested and unresolved can lead to compliance issues during mandatory full function (power and fire) testing.

• Consider a separate technology package to sit parallel with the mechanical, electrical, communications and security contractors. The BMS shouldn’t be an afterthought, but rather an extensive, planned technology installation.

• Create a clear specification for mechanical, BMS and analytics services post construction. This should be targeted on proactive, performance-based maintenance outcomes to ensure that the product has been installed correctly and is operating to its best ability. Savings will be realised in reduced temperature complaints and energy usage.

• From the outset of a project, specify the targeted analytics of the new system:

o I mmediate alerts – separate to BMS alarms, these alerts are used for multi-faceted events where the equipment is detected to be operating incorrectly. Conversely, ensure there are appropriate inhibits are built to prevent false alarms as over-alerting can lead to lax response times. o S hort term trends – equipment is failing to perform the required outcomes over a period of a few hours or days. o Long term trends – equipment is repeatedly out of service or desired conditions over a long term. This can also be used to support a lifecycle analysis of the underlying plant and equipment. oD evelop comparative sensors to cross-check readings. oD evelop exercise routines for plant, actuators and end devices. o Configure data to feed into a larger dataset which can provide source information to other services in a secure structured method.

• Establish clear change management expectations by conducting regular change management meetings with defined responsibilities and deadlines.

• Establish a programme to conduct risk management reviews, including physical installation, contractor performance, end user requirements and compliance testing.

For more information visit www.agcoombs.com.au

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Contact us Address: Tusculum, 3 Manning Street, Potts Point NSW 2011 Email: info@cibse.org.au Website: www.cibse.org.au

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