Facility Perspectives Sept 2012 by Executive Media

The leading resource for facilities management in Australasia

Volume 6 Number 3

September – November 2012

What to consider when implementing

Cogeneration and Trigeneration FMA Australia’s Good Practice Guide for Multi-Unit Residential

Official magazine of the Facility Management Association of Australia Print Post Approved 340742 00155 $9.95 inc GST

Level 6, 313 La Trobe Street Melbourne VIC 3000 Tel: (03) 8641 6666 Fax: (03) 9640 0374 Email: info@fma.com.au Web: www.fma.com.au

GREEN BUILDINGS – ENERGY

Achieving a 6 Star rating elevates 171 Collins Street into a league of its own

Published by ABN 30 007 224 204

430 William Street Melbourne VIC 3000 Tel: (03) 9274 4200 Fax: (03) 9329 5295 Email: media@executivemedia.com.au Web: www.executivemedia.com.au Offices also in Adelaide, Brisbane & Sydney Editor: Gemma Peckham Editorial enquiries: Tel: (03) 9274 4200 Email: gemma.peckham@executivemedia.com.au Advertising enquiries: Tel: (03) 9274 4200 Email: media@executivemedia.com.au Layouts Alma McHugh Editorial contributors: Steve Taylor, Andrew Aitken, Andrew Deveson, Eben Simmons, Vyt Garnys, Jack Noonan, Mohsin Ali, Robert Drane, Jamie Rice, Glenn Talbot, Derek Hendry, Alan Perkins, Luc Kamperman, Bryon Price, Jeremy Stamkos, Donald S Williams, Noel Sprague, Stephen Ballesty. Stock images sourced from: iStock, ThinkStock and Getty Images. Cover image: ‘The Wave’ in Broadbeach, Queensland – a unique residential skyscraper on the skyline of the Gold Coast.

03 CEO’s message

The profile of facilities management is being elevated across Australia, with the many events and opportunities provided by FMA Australia bringing the profession to the attention of industry and government alike, says Nicholas Burt, Chief Executive Officer.

04 Chairman’s message

Reflecting on his time as Chairman of FMA Australia, Steve Taylor gives an overview of the changes and advancements within the facilities management industry, and reminds members to get their nominations in for the Awards for Excellence.

10 World FM Day 2012

Around the globe, members of the facilities management fraternity took part in a celebration of the industry, aiming to raise the profile of the profession on a worldwide level.

11 Industry news

A round-up of the latest news and happenings from the world of facilities management. The editor, publisher, printer and their staff and agents are not responsible for the accuracy or correctness of the text of contributions contained in this publication or for the consequences of any use made of the products, and the information referred to in this publication. The editor, publisher, printer and their staff and agents expressly disclaim all liability of whatsoever nature for any consequences arising from any errors or omissions contained in this publication whether caused to a purchaser of this publication or otherwise. The views expressed in the articles and other material published herein do not necessarily reflect the views of the editor and publisher or their staff or agents. The responsibility for the accuracy of information is that of the individual contributors and neither the publisher or editors can accept responsibility for the accuracy of information which is supplied by others. It is impossible for the publisher and editors to ensure that the advertisements and other material herein comply with the Trade Practices Act 1974 (Cth). Readers should make their own inquiries in making any decisions, and where necessary, seek professional advice.© 2012 Executive Media Pty Ltd. All rights reserved. Reproduction in whole or part, without written permission is strictly prohibited.

COMPANY PROFILES 6 Australasian Waste and Recycling Expo 8 Trans Tasman Energy Group 12 High Performance Window Films 15 Department of Climate Change and Energy Efficiency 16 CitySwitch 21 Exergy Australia

Arguably, the most significant contributor to a building’s ‘green’ credentials is its energy efficiency. We look at different ways to facilitate environmentally sound energy management.

Responding to the carbon price: the role of facilities management With the carbon price coming into effect, it’s time to evaluate how we, as an industry, address energy efficiency.

High-performing FMs for high-performance buildings Andrew Aitken, Executive Director of the Green Building Council of Australia, outlines why a knowledgeable facilities manager is invaluable when it comes to implementing energy efficiency in your building.

Turning educational buildings a shade of green

Victoria’s first premium-grade 6 Star building integrates architecture and engineering to achieve world-class quality and sustainability.

Beyond energy – facilities managers and the health and pollution considerations when implementing trigeneration Cogeneration and trigeneration have proven to be effective means of lowering energy use in commercial buildings, but, as CETEC’s Vyt Garnys and Jack Noonan explain, there is more to consider than just energy.

Taking control of your energy costs Facilities managers have the resources to keep in control of their building’s energy costs. Mohsin Ali looks at the various ways of doing so.

RMIT University’s Swanston Academic Building sets a new standard for ‘green’ educational facilities.

25 MPES Consulting 28 Resene 30 Schneider Electric 35 FSI (FM Solutions) 37 Magnetite 38 Rheem 43 Amalgamated Pest Control 44 FUTURE BUILD 46 Perpetual Property Care 50 Express Glass 53 Well Done International 54 Wormald

60 ADT Security 64 Clevertronics 71 Cora Bike Rack 76 Glad Group 85 Baltimore Aircoil 86 Big Ass Fans 91 CFM Air Conditioning 95 University of South Australia 96 Knauf AMF

Facility PerspectiveS | VOLUME 6 NUMBER 3

MAINTENANCE & ESSENTIAL SERVICES

EMERGENCY PREPAREDNESS

Delivering the workplace of the future

HVAC

Melbourne’s iconic Rialto Towers is now equipped with a building-wide communications platform, allowing tenants to engage with each other and surrounding businesses.

From skyscraper-scaling window washing to maintaining your fire safety standards, maintenance and essential services cover a huge range of building operations and services.

47 Knowing the ropes

The job of a high-ropes access worker is perilous and demanding, but strict safety standards and wonderful views contribute to making it hugely enjoyable as well.

52 Glass safety – it’s in

your hands

There’s a lot of glass above our heads when we’re walking around the city, so strict regulations and standards for glass safety are necessary to ensure that it stays up there.

AS1851 – Maintenance of Fire Protection Systems Equipment: How does it relate to facilities managers?

Emergency preparedness and the role of emergency lighting and exit signs Building tenants and owners rely on exit signs and emergency lighting to direct them out of the building in the case of an emergency, but too often a lapse in foresight or upkeep can endanger the people inside.

THE MODERN WORKPLACE Many office spaces, particularly those that have remained unchanged for the last decade or two, no longer serve the purposes required of them. In this edition we look at how to get your building moving with the times.

Where do you keep your data? What would you do if your computer systems crashed, your documents were destroyed by flood or fire, or even if you had to take your server offline for maintenance? The cloud makes accessing your data easier than ever before.

Facility Perspectives embrace Green Printing Inititives This publication has been printed using ECO - CLEAN print processes. Vegetable based inks and recyclable materials are used where possible.

Facility PerspectiveS | VOLUME 6 NUMBER 3

Freedom and trust… and then? Office space is at a premium, and with professional roles becoming more fluid and flexible, some organisations could find great benefit in Activity Based Working.

SECURITY

78 The facilities

manager and security – who cares? Facilities managers and security personnel have a lot to gain from a cooperative relationship.

There’s a lot more to HVAC than just adjusting the temperature. It can create significant costs, not just financially, but also to the health of workers.

Air conditioning hygiene Indoor air quality is a significant concern in commercial buildings. Investigating your HVAC system has the potential to increase the quality of the air in your building, as well as the operations of the system itself.

Refrigerant price increases and the carbon levy Bryon Price of A.G. Coombs explains how the carbon pricing mechanism will affect the price of goods and services; in particular, refrigerants.

CAREERS

92 Succession planning

With the average age of workers in the FM industry on the rise, it’s time to look at implementing an effective succession plan.

World Workplace Asia 2012 Stephen Ballesty gives us a rundown of the events of World Workplace Asia 2012, held in Singapore in July.

from the CEO

CEOâ&#x20AC;&#x2122;s Message

elcome to the September edition of Facility Perspectives. With the support and input of facilities management professionals from around the country, 2012 is shaping up to be a strategically significant year for the industry and our Association. Events such as ideaction12, World FM Day and the upcoming FM Industry Awards for Excellence all contribute to raising the profile of facilities management while offering individuals valuable networking opportunities. Aside from these, and all of our other fantastic events, this year we have also made some major strides toward raising the bar on professional standards within the industry. In particular, FMA Australia is delighted that Standards Australia has confirmed their support for a project that will see Australia as an active participant in the development of international standards for facilities management through the International Organization for Standardization (ISO). The project will have a significant impact on the future direction and shape of the industry and set out some clear definitions as to the scope of facilities management. To ensure the ISO standards reflect industry expectations and are an appropriate driver of the industry as a whole, we will be running an extensive consultation process to seek views from interested members as the project progresses. For regular updates on the development of the standard and the consultation process, please register your interest via policy@fma.com.au. One of the big issues facing the facilities management industry right now is the need to understand the skills and knowledge required of a facilities manager, and ensuring that these are transferable into practice. Funded through the National Framework on Energy Efficiency and undertaken by FMA Australia, a landmark report (Skills in Facilities Management: Investigation into Industry Education) has recommended the development of an Australian Facilities Management Competencies (AFMC) standard. The standard will include both core and non-core competencies and cover the breadth of facilities management. This research has so far identified 90 specific areas of competency, and we will shortly be going out to consultation to further refine this list. This project has already attracted a great deal of government interest in its outcome, so I urge you to take the opportunity to participate and have a say in shaping the standard and future skills in our industry. The consultation process will be launched in the coming weeks.

The last three months have been a particularly busy time for FMA Australia, with various research projects underway, but a definite highlight has been the completion of our 2012 Salary Survey. This is the first comprehensive salary benchmarking process for facilities management undertaken in several years, and the results have been interesting and, in some cases, surprising. The full report is due to be launched at the end of September. Change is inevitable and ongoing, and to ensure the continued growth of our industry it is vital for professionals to keep pace. To support this, we have recently developed a learning workshop series designed to provide facilities managers with tangible and practical tools for addressing a range of key issues. The first topic in the series is lighting and illumination technologies. With the changes to lighting requirements and types of lighting, this independently developed course is aimed at assisting members to better understand their own needs, and teaching them how to achieve the most cost-effective response in an upgrade. The next workshops will be in Sydney and Perth, and we hope to see many of you there. For more information contact info@fma.com.au. By the same token, having recently undertaken an internal review to assess our governance structure and its ability to meet future FM challenges, FMA Australia has also identified the need for change. To continue as an association that effectively represents the current and future interests of our members and organisations working in facilities management, it was time for us to redraft our constitution to align it with contemporary governance practice. The results will be released for consultation in October, and I urge you to have a read and provide your feedback. Finally, we are all looking forward to the FM Industry Awards for Excellence Gala Dinner on 22 November. The Awards are an important way to congratulate those who excel at what they do, and recognise their support for the industry. I encourage you to enter for one or more awards, and I hope to see you on the night.

Nicholas Burt Chief Executive Officer

Facility PerspectiveS | VOLUME 6 NUMBER 3

from the Chairman

Chairmanâ&#x20AC;&#x2122;s message

t has been a great privilege to have been FMA Australia Chairman for the past three years, and now, in my last six months of tenure, it is interesting to reflect on the many changes that have either occurred in the industry or will have a significant impact on the industry moving forward. Climate change and carbon pricing are particularly good examples of this, having provided an important catalyst for many businesses to investigate and often adopt innovative ways to deliver services that will reduce their environmental impact. For example, retrofits that improve energy efficiency and productivity are becoming a progressively important part of the external landscape, and increasingly involve facilities managers. Environmental sustainability is making business sense and becoming common practice. The Association is in a strong position to work closely with FM professionals to ensure information about changes in public policy is available and clearly understood by members. FMA Australia continues to grow and strengthen its policy platform and advocacy agenda, underpinned by sound research, and with the recently revived portfolio groups adding value and driving further activities within the association. We have been actively involved in a number of research projects during the last quarter, and are now in a position to start using the information to provide benefits to members. This includes the launch of the Facilities Management Good Practice Guide for Multi-Unit Residential â&#x20AC;&#x201C; the first in a series of Good Practice Guides that will be released in the coming months â&#x20AC;&#x201C; and our industry Salary Survey, which will be available in September. Both are full of fascinating insights. As you know, the hallmark event of the annual calendar in facilities management, the FM Industry Awards for Excellence, is only a couple of months away, and this year it is shaping up to be even bigger than last year.

Facility PerspectiveS | VOLUME 6 NUMBER 3

I urge anyone within the industry to consider their practices and projects during the last year and submit for an award. These not only recognise the outstanding work of the individual, but they also help raise awareness of the significant contribution that facilities management makes to the economy, particularly as we have slightly tweaked the Award categories this year to ensure that they better reflect the areas in which we strive for excellence as an industry. Branch annual meetings are scheduled for September and October, and I encourage all members to attend and get involved at this local level. Your input is vital. It is your contribution and feedback that helps to ensure that the Association continues to promote and develop the industry, and that is also a critical success factor in meeting the ongoing needs of the membership. The vital role facilities management plays in securing productivity and community wellbeing often lacks wider recognition, but with your support, FMA Australia is leading the drive toward greater awareness and appreciation. I would like to thank our members and all those involved in facilities management who have contributed to this ongoing process during my time as Chairman. I look forward to seeing you at the Awards Gala Dinner event in November.

Steve Taylor Chairman

awards

Facilities Management

industry awards for Excellence

GALA Dinner thursday 22 November 2012, Grand Hyatt Melbourne

Recognising leadership in the management, operation and maintenance of Australia’s built environment.

Do you have a project, activity or individual that deserves recognition? Nominations close Monday 10 September 2012

• Facilities Manager of the Year • Young Achiever of the Year

Presented by

• Consultant of the Year • Service Provider of the Year

Principal Partner

• In-House Client Team of the Year • Industry Innovation • Impact on Organisation & Workplace • Sustainability & Environmental Impact

• Contribution to Energy Efficiency

Major Partner

Award Partners

The fastest, most hygienic hand dryer.

BOOK NOW or for more information visit:

www.fma.com.au Facility PerspectiveS | VOLUME 6 NUMBER 3

company profile

What’s next in waste and recycling? Now in its third year, the Australasian Waste & Recycling Expo offers everyone in the industry an opportunity to see the latest innovations, network with peers from within the industry and government, and learn about new products, technologies and legislation.

his is a not-to-be missed event for anyone wanting to keep upto-date with the latest advancements in waste and recycling.

There are a lot of new and exciting reasons to visit the exhibition in 2012, including: 3

3 3

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Latest products and innovations from companies such as Caterpillar of Australia, Hitachi Construction Machinery, Greenbank Carbon, Liebherr Australia, Fenwick Software and Finlease. International Innovations – get up to speed on important industry developments from across the globe. Alternative Waste Technology Pavilion – technology providers and end users from around the world will present the opportunities and risks of various technology solutions for waste streams including mixed solid waste, clinical waste and sourceseparated organics. Practical Seminars – short and informative sessions on a wide range of topics including: ‘How to improve waste and recycling in facilities across Australia’, ‘New collection and processing solutions for food waste’ and ‘How to buy and maintain the right equipment for your facility’.

Facility FACILITY PerspectiveS PERSPECTIVES | VOLUME 6 NUMBER 3

Network and discuss industry challenges in the CEO and Councillor Forum. This is the ideal forum to exchange ideas with other leading industry professionals. AWRE Product Innovation Award – See the most recent products to enter the Australian market. The Innovation Awards identify and celebrate projects and products that, by striving to perform beyond what is considered achievable, stimulate growth and raise standards across the entire industry.

New Global Partnerships for AWRE WasteMET, launched this year, is jointly presented by the Waste Management and Recycling Association of Singapore (WMRAS) and Singapore’s National Environment Agency (NEA). 3 WasteMINZ is the largest representative body of the waste and resource recovery sector in New Zealand. Our partnerships with WasteMET and WasteMINZ will provide broader access to the market and facilitate the sharing of ideas throughout the region. 3

For more information on Australasian Waste and Recycling Expo visit www.awre.com.au or call Alex on 03 9261 4694

What’s Next in Waste and Recycling?

Practical Seminars

Find Out More…

Alternative Waste Technology Pavilion

Whether you are a decision maker looking for answers to the challenges of modern waste management and recycling or a supplier with a solution to present, don’t miss this opportunity to attend the industry’s premier trade show.

The latest products from over 100 suppliers

Network and share ideas with thousands of industry professionals

For more information on exhibiting call Alex on 03 9261 4694

Innovative Solutions

21 & 22 November 2012 Sydney Convention and Exhibition Centre Darling harbour

Supported by

AUSTRALASIAN

E X P O 2 01 2

Media Partner

company profile

Have you been hit by the carbon tax? The carbon tax will have impacted your bottom line since its introduction on 1 July 2012, as will no doubt be evident on your July and August electricity bills.

his article provides some insights into the cost imposts, plus some actions you can take to minimise the impact of the carbon tax on your business.

Net carbon tax impact = Direct cost + indirect costs - savings - extra revenue The tax imposes a direct cost on large carbon dioxide (CO2) emitting industries, which are major contributors to climate change. Electricity generation (particularly coal fired) is one of the largest CO2 emitters, so the tax will be passed through to you and every other electricity user – also as a direct cost.

Direct cost The $23 per tonne tax represents around 2.1 cents per kilowatt hour or around a 10 per cent to 15 per cent increase in your bill for 2012– 13, with further increases of around 0.15 cents per kilowatt hour in 2013–14 and 2014–15. Importantly, the application of carbon tax may vary between retailers.

What to do? take action! Savings Minimise your facility’s electricity cost. The cheapest electricity is that which you do not use! Up to 10 per cent savings can be achieved through simple energy audits – done by facility staff. A free copy of energy saving tips is available for FMA members (see opposite). Also check your electricity contract expiry date. If within 18 months, the time to seek advice is now. Why? Electricity contract prices vary up to 40 per cent within any year. Businesses increasingly seek expert assistance with their electricity contracts. Why? Rising costs and more complex billing and retailer offers, wasted staff time, lack of expertise etc. If you need assistance: 3 Seek prices from all retailers at market low points. ‘Timing’ of the market is critical – so renew (or forward contract) at market low points. 3 Effectively compare all price aspects in retailer offers. Review clauses, as carbon tax may vary between offers! 3 Don’t get caught by ‘hidden’ charges or high metering costs, or paying for services you do not need. 3 Establish a contract length that provides ‘value versus price risk’.

Indirect cost What indirect cost? As we said earlier – all energy users will incur a direct cost from the carbon tax – so they will need to pass this cost on to you! This may represent around a four per cent general increase in supplies to your facility.

Extra revenue Pass on your substantiated net cost increases, being the carbon tax cost increases minus any government compensation or free permits.

For more information refer www.accc.gov.au/content/index.phtml/itemId/1017091. If FMA members would like any advice regarding the carbon tax, a FREE copy of TTEG’s ‘Energy saving tips’ for facilities managers, or assistance with electricity contracts, please contact Edwin at TTEG today on 03 9418 3962 or info@tteg.com.au.

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Facility FACILITY PerspectiveS PERSPECTIVES || VOLUME 6 NUMBER 3

Have you got the best electricity deal? Have you been hit by the Carbon Tax? Special Offer for FMA members. Free Assessment valued at $750 About TTEG TTEG are experienced energy consulting experts, specialising in business and commercial energy procurement. Operating throughout Australia, we have strong relationships with many Accommodation and Hospitality Associations, and have continuously guided their members through the complexities of the competitive electricity market â&#x20AC;&#x201C; delivering significant savings in the process.

Next Step A group (bulk) tender process is currently underway. Return the attached Faxback form to ensure your participation and make genuine savings.

ACT NOW! Please contact Edwin Lie at TTEG Ph: (03) 9418 3962 Fax: (03) 9418 3940 Email: elie@tteg.com.au

www.tteg.com.au

world FM day

World FM Day 2012 World FM Day took place on and around 28 June 2012.

nitiated in 2008, World FM Day aims to raise the profile of the facilities management profession on a global scale. In 2012, hundreds of individuals, companies, associations and partners celebrated their successes, showing the world the important contribution facilities management brings to the built environment.

Just some of the events and activities that took place as part of World FM Day 2012:

Celebrating in the office World FM Day was also celebrated in offices throughout Australia and internationally. The following are images from some of the activities undertaken at Knight Frank offices around Australia, including a muffin bake-off held in Victoria, where the Muffin of the Year award went to Rebecca Brennan for her Lemon Raspberry and White Choc creations.

United Kingdom The British Institute of Facilities Management saw many of their groups and regions hold events all over the United Kingdom.

France Conference followed by site tour of the Organisation for Economic Cooperation and Development (OECD) headquarters in Paris.

Hungary Evening event at the Palace of Arts in Budapest.

Middle East MEFMA hosted four regional events in Dubai (UAE), Doha (Qatar), Kuwait City (Kuwait) and Riyadh (Saudi Arabia).

Queensland Luncheon on Activity Based Working held in Brisbane.

South Africa Site tours followed by cocktails in Johannesburg, Cape Town and KwaZulu-Natal.

Western Australia Site tour of the State Theatre Centre of Western Australia.

Australian Capital Territory Site tour of WorkSmart@121 in Canberra.

South Australia Seminar on the New Royal Adelaide Hospital.

Victoria Luncheon on cogeneration and tri-generation held at Federation Square. 10

Facility PerspectiveS | VOLUME 6 NUMBER 3

world FM day

Industry News Note: IFMA chapters around the world also organised events to celebrate the day.

Following the festivities, Teena Shouse, Global FM Chair, shared her excitement about this fourth annual World FM Day: ‘Well, we did it again. We reached new places and new people, raising awareness of FM! It was so wonderful to open my email both preceding and after World FM Day to read about the events for the occasion. The creativity was matched by the energy around the planning and execution. I was just as proud of my own IFMA Kansas City Chapter providing a Facility Audit for a homeless shelter as I was about the FM Jeopardy game put on by Acuitas in Trinidad. The fact that individuals paused and took a moment to celebrate their profession and raise awareness of its impact on the world around us is pretty awesome. Congrats to all who made World FM Day something special!’

To find out more about World FM Day 2012, visit www.globalfm.org/events/world-fm-day-2012. Next year World FM Day is set for 27 June 2013.

Transfield Services wins top environmental award Transfield Services has won a top environmental sustainability award at the 2012 Australian Business Awards. The award recognises a range of initiatives that Transfield Services’ facilities management teams developed and implemented together with its clients to improve sustainability standards and environmental management.

New Good Practice Guide released The first of its kind to be produced in Australia, the Facilities Management Good Practice Guide for MultiUnit Residential offers an overview of FM in multi-unit residential buildings, with particular focus on common areas and shared services. To obtain a copy contact info@fma.com.au

Free e-waste recycling scheme begins Following an announcement from The Hon Senator Don Farrell, Parliamentary Secretary For Sustainability And Urban Water, the Australian Capital Territory will be the first jurisdiction to implement the new National Television and Computer Recycling Scheme. This will allow unwanted televisions and computers to be disposed of safely and for free.

New staff at FMA Australia National Office

United States The United States held a Twitter forum with 167 participants (double from the year before), resulting in 711 tweets.

Brazil Sustainability Workshop, followed by a social get-together in São Paulo.

FMA Australia has welcomed Sarah Murray as the new manager responsible principally for marketing and communications. Sarah comes to the role with a wealth of expertise and experience and will play a central role within the Association.

National licensing proposal Minister for Skills, Senator Chris Evans, has announced a new licensing scheme for plumbing and gas fitting, property, refrigeration and air-conditioning occupational licensing that will provide an estimated annual benefit of more than $86 million to the national economy and boost labour mobility.

New Zealand Facility Management Association of New Zealand organised events across its three branches in Auckland, Christchurch and Wellington.

Facility PerspectiveS | VOLUME 6 NUMBER 3

company profile

Inspired window film solutions

igh Performance Window Films (HPWF) is one of Australasia’s largest commercial window film specialists. HPWF’s primary area of competency is consulting with engineers, architects, interior designers, and project and facility managers to provide cost-effective solutions for both new and retrofitting applications. HPWF have a comprehensive range of premium quality window films for energy management, safety and security, anti graffiti, decorative and designer applications as well as the new Enerlogic® Window Film, saving you money and energy! Enerlogic® Window Film is an innovative and highly advanced new glass window film for application to buildings and homes. When applied to ordinary glass, it makes it perform like double-glazing, for as little as a quarter of the cost. Designed for both winter and summer climates, Enerlogic® Window Film delivers maximum energy efficiency all year round and is quick and easy to install, with no frame or glass replacement required. Adding up to 92 per cent more insulation to windows, Enerlogic® Window Film will allow you to save money and invest in the environment at the same time. Whether you are looking for the best film to use on a new construction or are interested in retrofitting an existing building, HPWF have all the solutions. www.hpwf.com.au | facebook.com/hpwf | twitter.com/hpwf | 1800 686 186

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Facility PERSPECTIVES PerspectiveS | VOLUME 6 NUMBER 3 FACILITY

For more details about our products, visit our website or follow us on Facebook and Twitter to keep up to date with the latest news and events!

green buildings – energy

Responding to the carbon price: the role of facilities management BY Steve Taylor, Chairman, FMA Australia Chief Executive Officer, Programmed Property and Infrastructure

ince the Gillard Government confirmed the introduction of a carbon price for Australia in July 2011, we have heard much about the risks and costs of the carbon price; but as with all times of challenge, crisis, or uncertainty, we must also look for the opportunities. In the facilities management industry, we find ourselves continually required to evolve our offerings. This trend is moving us towards developing an integrated approach capable of managing a diverse range of solutions that can cater to the ever-changing needs of business. The carbon price is simply another driver for business and should be treated as such. A recent report released by the International Monetary Fund to guide policymakers said there were two basic ways to assess where carbon pricing should start. One aims to set a path towards stabilising the climate at a given level of warming; the other to impose a price to reflect the damage caused by a tonne of carbon dioxide equivalents. It is currently the aim to limit global temperature increases to two degrees by the end of the century, but it is likely to be as high as four or even six degrees. The Clean Energy Future plan is the mechanism chosen by the current government to decrease Australia’s greenhouse gas emissions by five per cent of 2000 levels by 2020. This five per cent reduction target is just the beginning. The reality is that the competitive advantage currently enjoyed in Australia, from access to cheap high-carbon emitting fuels, will start to erode with the first instalment of a carbon price. The likelihood of this erosion is further compounded by the government’s commitment to the reduction of greenhouse emissions by 80 per cent of 2000 levels by 2050. The carbon price of $23 per tonne directly applies to approximately 500 companies: those companies with control of facilities that generate more than 25,000 tonnes of CO2 emissions during the relevant compliance year; however, it is the pass through of the carbon price that is estimated to increase household energy costs by 10 per cent and business energy costs by 20 to 25 per cent per annum. Hence, all businesses, whether directly or indirectly, will be impacted by the carbon price. The key thing business can do to maintain competitiveness is to invest in energy and other resource efficiency measures. Efforts to reduce resource usage will be paramount. Facilities managers able to provide an integrated offering that assists organisations to implement solutions with attractive payback periods will be the ones who thrive on the opportunity presented by the carbon price.

Many energy reduction activities already have attractive payback periods, and the prospect of an additional 20 per cent price increase makes payback periods even more attractive. As facilities managers, we have continually focused on solutions that help save our clients money. Being able to identify opportunities that are cross-disciplinary in nature and have broader application to our clients is what is expected of a professional services business. With the challenging global financial outlook encroaching on Australian businesses, prosperity and viability, it will be critical for all businesses to start identifying areas in which they can gain competitive advantage in a low-carbon economy.

The Clean Energy Future plan is the mechanism chosen by the current government to decrease Australia’s greenhouse gas emissions by five per cent of 2000 levels by 2020. Those companies that have already invested in energy efficiency will have already locked in a lower cost base. The benefits to these businesses will only continue to accrue as energy prices increase. These businesses have proven themselves adaptable to changes in the business environment, and have relatively insulated themselves to price shocks compared to their competitors. Such proactive measures serve to increase the resilience of businesses in these tough times. The opportunity now exists for those companies that have taken the lead to identify further improvement opportunities, and to seek to extend this thinking along their value chain. By providing leadership and encouraging suppliers to become more resource-efficient, the flow-on effects of operating from a lower cost base can become a source of competitive advantage.

Facility PerspectiveS | VOLUME 6 NUMBER 3

green buildings – energy

The funding opportunities available Whilst there is some funding available at a state level through organisations such as Sustainability Victoria, the majority of grant funding is available under the federal government’s programs, in particular $1.2 billion from the Clean Technology Program. There is also the Community Energy Efficiency Program, which is a merit-based scheme to provide matched funding to local councils and not-for-profit community organisations to undertake energy efficiency upgrades and retrofits to council and community-use buildings, facilities and lighting. Other funding opportunities allow organisations like Programmed to offer staged payment options that allow the savings of the initiative to pay for the periodic repayments. This assists clients to simultaneously improve their cash flow position and invest in their core business. The ability to respond to these challenges is what will differentiate the winners and losers. The carbon price is a small part of the broader sustainability picture for business, and the facilities management industry is uniquely positioned to respond to changing needs. Being able to provide an integrated response to facilities management will assist in reducing costs and resource usage. None of this is really new. We have been talking about energy efficiency and related innovation programs for decades. The carbon

The carbon price is a small part of the broader sustainability picture for business, and the facilities management industry is uniquely positioned to respond to changing needs. price will just force us to be more competitive, and through that to provide opportunities for the development of our industry. I, for one, am excited about the opportunities that await us, and the ability of our industry to respond to changing business needs. company profile

Are you managing, selling, leasing or subleasing commercial office space? the commercial Building Disclosure Program mandates the disclosure of energy efficiency in large commercial office spaces. the Building energy efficiency Disclosure act 2010 requires that before sale, lease or sublease, most commercial office buildings with a net lettable area of 2000 square metres or more need to disclose an up-to-date energy efficiency rating in a Building energy efficiency certificate (Beec). Beecs are valid for up to 12 months, must be publicly accessible on the online Building energy efficiency register, and include: • a NABERS Energy star rating for the building • an assessment of tenancy lighting in the area of the building that is being sold or leased • general energy efficiency guidance. the NaBers energy star rating must also be included in any advertisement for the sale, lease or sublease of the office space. the commercial Building Disclosure Program creates a well informed property market and stimulates demand and investment in energy efficient buildings. For more information about the Commercial Building Disclosure Program visit www.cbd.gov.au or email info@cbd.gov.au.

Facility PerspectiveS | VOLUME 6 NUMBER 3

company profile

Building a clean energy future in commercial offices Energy efficiency is one of the four elements of the Australian Governmentâ&#x20AC;&#x2122;s Clean Energy Future Plan, together with putting a price on carbon, encouraging innovation in clean energy and creating opportunities on the land.

s well as the incentive to improve energy efficiency under the carbon price, a range of other strategies are in place to promote and encourage energy efficiency measures in the building sector. as part of the National strategy on energy efficiency, a National Green lease Policy (â&#x20AC;&#x2DC;Green leasesâ&#x20AC;&#x2122;) has been agreed by australian, state and territory governments. Governments, as tenants of buildings, use Green leases as a management mechanism to work collaboratively with building owners to reduce their environmental impact. Green leases focus on building energy efficiency and sustainable performance targets, and establish 4.5-star NaBers energy targets for major office refurbishments where work is performed on an existing building (at least 2,000 square metres) and represents over 50 per cent of the base building and over 50 per cent of the tenanted area.

The programs support manufacturers to become more energy efficient, more competitive and more sustainable

the Heating, ventilation and air-conditioning High efficiency systems strategy (Hvac Hess) focuses on energy efficiency improvements in the installation, operation and maintenance of Hvac systems in commercial buildings. the aim is to achieve additional greenhouse gas abatement while lowering the cost to commercial consumers operating Hvac products. the cool efficiency Program includes a Guide to Best Practice Maintenance & Operation of Hvac systems for energy efficiency, a report on wireless metering and data logging systems, and fact sheets on Hvac issues. commercial Building Disclosure (cBD) is a program that mandates the disclosure of energy efficiency in large commercial office spaces and makes available clear and credible information on the energy efficiency performance of these buildings. energy efficiency directly impacts on running costs for the occupiers of buildings. Disclosure of this information before sale or lease assists potential buyers and tenants to make informed decisions, and encourages sellers and lessors to consider making energy efficiency improvements to their commercial building stock. the $1 billion clean technology investment Programs are in place to support capital investment in energy efficient equipment, low pollution technologies, processes and products. the programs support manufacturers to become more energy efficient, more competitive and more sustainable.

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Facility PerspectiveS | VOLUME 6 NUMBER 3

company profile

Championing internal change: a CitySwitch signatory energy challenge campaign Leading global property manager and CitySwitch signatory, Knight Frank, has extended its proactive approach to improving asset environmental performance to their own operations.

e spoke to Kristy Rogan, Knight Frank’s National Sustainability Manager, about the company’s successful inter-office energy saving competition that’s really got staff on board.

Tell us about Knight Frank’s national ‘Power Down and Win’ energy challenge. Knight Frank’s corporate goal is to reduce energy use by at least 20 per cent across all our major offices. To help achieve this goal, we decided to implement a national office energy campaign with the slogan ‘Power Down and Win’. The challenge is running for 12 months (in line with our NABERS Energy rating period), placing office against office in a battle of who can reduce their energy consumption by the greatest proportional percentage. Come October this year, the winning office will be awarded a major prize and, most importantly, bragging rights!

How have you managed to get national staff on board? Our sustainability committee has been the driving force behind the campaign. ‘Green Office Champions’ were appointed around the country to coordinate the program locally and were provided with a starter kit consisting of posters, stickers, black balloons and small incentives to encourage staff participation. To kickstart the campaign, we initiated a ‘black balloons and chocolate frogs’ initiative – pretty simple – switch off your PC after hours and you are rewarded with a chocolate frog, leave PC on after hours and you will find a big black balloon on your desk. We very quickly realised that no one wanted the shame of a black balloon!

How have you maintained campaign momentum? We’re awarding quarterly prizes to the office with the greatest energy reduction, as well as presenting innovation awards to individuals who have displayed enthusiasm and creativity in promoting energy saving initiatives. Updates are posted on our intranet and winners featured within our national staff newsletter.

And what have been the outcomes to date? The first half of the competition has been really successful, with a consistent reduction in energy reported across all participating offices. At the end of the first quarter, our North Sydney office had reduced its energy use by the greatest percentage so was rewarded with a gourmet morning tea for the whole office. The team undertook simple actions such as switching off PCs, meeting room lights, and after hours air conditioning etc. – a wonderful example

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Knight Frank’s Adelaide Green Office Champion Rebecca Hammond

of how small changes in behaviour can achieve great results. These efforts have also been reflected in the improved NABERS Energy rating of this office, increasing from 2.5 to 3.5 stars (getting closer to our 4-star goal). Knight Frank Adelaide won the second quarter of the challenge, driven by the ‘Adelaide Green Team Gurus’. They undertook after-hours audits to identify any equipment or lighting left on unnecessarily, and took immediate action to rectify issues, including removal of a large fridge that was not needed and de-lamping in the reception area.

And where to from here? Following on from the campaign success to date, the challenge will be continuing momentum. Reading other company success stories is always motivating – we hope that learning from others can inspire new and exciting initiatives to help us continue our staff engagement journey. Knight Frank is part of a national network of businesses that, through CitySwitch Green Office, is playing an important part in reducing the carbon emissions of our cities and demonstrating a high level of environmental leadership and action. Visit cityswitch.net.au to read the full interview along with other tenant energy efficiency success stories.

For switched on organisations Follow the leaders and get support to manage your office energy use. CitySwitch signatories receive free support, resources and financial guidance to help action energy efficiency projects and deliver operating cost savings.

Join CitySwitch today: cityswitch.net.au CitySwitch Partners

green buildings – energy

High-performing FMs for highperformance buildings BY Andrew Aitken, Executive Director – Green Star, Green Building Council of Australia Every facilities manager knows that just as you can have a highperformance car and drive it badly, you can have a high-performance building that doesn’t live up to its design potential. And just as an experienced racing car driver understands how to achieve peak performance, so too a well-trained facilities manager can get the most from a high-performance building.

n 2009, the Warren Centre for Advanced Engineering found that investing in education for facilities managers yielded significant improvements in energy efficiency. The Low Energy High Rise Building Research Study found that when the facilities management team had adequate energy efficiency training, a half-star increase in the NABERS Energy rating was the result. Even more impressively, buildings with facilities managers who reported higher than average levels of energy efficiency knowledge performed nearly one and a half NABERS Energy stars better than those buildings whose facilities managers were not as well-versed in energy efficiency. The Warren Centre’s research also found that buildings in which building management was at least partially insourced performed better than those with a greater level of outsourcing, as did buildings in which all members of the building management chain felt they could influence building energy efficiency. It’s all there in black and white: well-trained facilities managers can deliver a one and a half star increase in a NABERS Energy rating – and that’s before retro-commissioning and retrofitting even enter the picture. Increasingly, Australia’s property and construction industry is recognising the importance of good building operation to achieve great outcomes. This makes the role of facilities management vital in our quest for sustainable, productive, high-performance buildings. Research recently conducted by the Green Building Council of Australia reinforces the Warren Centre’s findings, and suggests that the vast majority of underperforming buildings could meet their predicted performance with better management. Earlier this year, the GBCA undertook a comparative study of more than 80 Green Star – Office Design-rated buildings. By comparing the Green Star points for energy efficiency against each building’s NABERS Energy score, we were able to determine whether there was a gap between predicted NABERS ratings and actual NABERS ratings. The results were quite unexpected. Our research found that around 60 per cent of Green Star-rated buildings met or exceeded their NABERS Energy targets. In fact, 11 per cent performed better than predicted. In these cases, for example, the building may have

Facility PerspectiveS | VOLUME 6 NUMBER 3

been modelled at 4.5 NABERS stars to achieve the Green Star Ene-1 Greenhouse Gas Emissions credit, but achieved a 5 star NABERS Energy rating. Of course, this means that around 40 per cent of buildings have not met their predicted energy target. As we delved deeper into these cases to determine the size of the gap between predicted and actual energy efficiency, we discovered that the vast majority of these underperformers were within one NABERS Energy star of their predicted performance. In total, 89 per cent of projects were within one star of their predicted NABERS Energy rating. Andrew Aitken This preliminary research is now being expanded, and we expect to have more comprehensive and rigorous results later in the year. It’s clear from our research, and from that conducted elsewhere, that the one-star gap could be closed by well-trained and skilled facilities managers, and as a result of this, almost nine in 10 buildings could perform to their potential or better. Together with the Facility Management Association of Australia, the NSW Office of Environment and Heritage, the Property Council of Australia and the Australian Institute of Refrigeration, Air Conditioning and Heating (AIRAH), we are investigating new ideas for education programs targeting the facilities management sector. Collectively we have sought responses from facilities managers to a survey about their roles and responsibilities, current skills in the field of energy efficiency, and preferred delivery modes for training.

green buildings – energy

...the vast majority of underperforming buildings could meet their predicted performance with better management. The results of this survey will inform the development of new energy efficiency education programs that meet the specific professional development needs of facilities managers. New education and training initiatives will target the facilities management sector to support the work being undertaken by the GBCA to generate better efficiency outcomes for Australia’s built environment, particularly through the development of the Green Star – Performance rating tool. Currently within the credit development phase, Green Star – Performance will encourage higher levels of sustainability at the operational phase of buildings, and facilities managers will have an integral role to play in achieving Green Star – Performance certification.

While not every building owner has the money to take a building straight to 6 Star Green Star benchmarks, Green Star – Performance will provide a pathway for upgrade programs. The rating tool will help building owners and managers to make decisions that support long-term investment in greener buildings, as well as encouraging incremental improvements. For this rating tool to be useful for facilities managers, we recognise that it needs to be simple and easy to use. Green Star – Performance will be the first Green Star rating tool accessed online, enabling fast assessments. Gaining a Green Star – Performance rating will be a cost-effective and efficient process. Our development approach to Green Star – Performance has involved more collaboration with industry than ever before, which we’re confident will lead to a market-leading, robust tool. Existing buildings with or without Green Star ratings will be eligible to pursue Green Star – Performance ratings. Figures from the US Green Building Council’s rating tool for Existing Buildings’ Operations and Maintenance, LEED-EBOM, indicate that 97 per cent of certifications are for buildings that have not previously achieved a certified rating for design or construction. Will this be the case in the Australian market? Only time will tell.

For more information and to take the building operator survey, visit: www.gbca.org.au/performance

QFM Software Driving FM Efficiency Award winning facilities, property & space management solution: • Extends asset life and improves equipment reliability • Delivers facilities cost savings of up to 15% • Optimises service delivery • Improves space utilisation to reduce occupancy costs

For more information: T: 03 8676 0380 E: info@swg.com 320797A RHS Pg21_Service Works | 1776.indd 1

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green buildings – energy

Turning educational buildings a shade of green BY ANDREW DEVESON, PROJECT MANAGER, BROOKFIELD MULTIPLEX The green building trend is in full swing, as owners and tenants alike are increasingly aware of the environmental challenges that buildings represent. While much emphasis was initially placed on the development of sustainable commercial buildings to improve operational efficiency and enhance their marketability to quality tenants, attention has now turned to institutional facilities.

he Royal Melbourne Institute of Technology University’s (RMIT) newly completed Swanston Academic Building is a pioneer of high-performance green buildings in the education

sector. Located in Melbourne’s CBD, on the corner of Swanston and A’Beckett Streets, the iconic facility is filled with a host of innovative building principles that push the envelope of ‘green’ design and set new benchmarks for the educational sector. Completed with a 5 Star Green Star Education Design v1 Certified Rating, the world-class facility and community hub offers the university’s students and academics a unique learning and teaching environment with outstanding amenities and facilities. Briefed by RMIT, designed by Lyons Architects and built by Brookfield Multiplex, the $200-million Swanston Academic Building spans 11 storeys and has a total gross floor area of 34,350 square metres, comfortably catering for 800 staff and approximately 8000 students. At the core of the building’s green credentials is an impressive list of environmentally sustainable design (ESD) features, including solar panels used to power the building’s hot water supply, doubleglazed and passively shaded windows to minimise thermal gain and loss, and chilled beams in administration areas, which have been specifically chosen for their low maintenance requirements.

The advantages of green design A significant aspect of any new ‘green’ building is the need to reduce water consumption through the use of rainwater harvesting and/or greywater recycling. Both of these methods have been combined at the Swanston Academic Building, and the water is treated on site and re-used for toilet flushing and urinals, with stored rainwater used for landscape drip-feed irrigation. These innovative measures are combined with the use of electronic monitoring and water consumption throughout the building via flow

The unique façade of the Swanston Academic Building

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company company profile profile

Retrocommissioning specialists

xergy Australia has been working with retrocommissioning approaches for over a decade and has an extensive track record of successful control and commissioning projects, many of which demonstrate energy savings in excess of 30 per cent. A prominent example is Freshwater Place in Southbank, Melbourne, which Exergy retro-commissioned from 2.5 stars to 4.5 stars, resulting in electricity savings of 41 per cent and gas savings of 78 per cent. Exergy’s retrocommissioning services include three critical components: building controls optimisation, re-commissioning and ongoing monitoring and tuning. This suite of services provides the comprehensive coverage needed to successfully deliver energy performance outcomes. Dr Paul Bannister, Managing Director of Exergy, says, ‘We have built up experience across dozens of buildings over the years, and have seen consistent energy savings achieved and maintained for all of our sites.’ Caoimhin Ardren, Director in charge of commissioning services at Exergy, adds ‘Retrocommissioning requires techological understanding plus tight project and scope management. We are experts at working through the issues with contractors and site teams to get the required retrocommissioning result, while bringing everyone up to speed in the process.

For more information on Exergy’s retrocommissioning and other services contact Exergy at office@xgl.com.au. Ph 02 8065 1410 (Sydney), 02 6257 7066 (Canberra) or 03 9036 0677 (Melbourne)

SAVED ENERGY = SAVED MONEY

SAVED ENERGY = SAVED MONEY We can save 30%+ through recommissioning and tuning*.

* Based on an initial NABERS rating of 2.5 stars. Savings will vary for individual buildings.

MAKING ENERGY EFFICIENCY WORK FOR YOU

Facility FACILITY PerspectiveS PERSPECTIVES || VOLUME VOLUME 66 NUMBER NUMBER 33

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The final design was the result of an extensive consultation process with a wide range of academic staff and students to shape the future teaching and learning spaces. meters, which are sent to the Building Management System (BMS). The efficient scheme allows for constant review and monitoring of water usage, which is critical for a building of this size. Positioned at the forefront of sustainability, the building will also boost the ESD capabilities of existing RMIT facilities on the adjacent road, and it is linked to an expanded central system plant, enabling a major reduction in overall energy consumption. The fully integrated facility comprises an array of administration and teaching areas including 87 teaching spaces, 10 specialist learning areas and 12 lecture theatres with a capacity to hold between 90 and 360 students each, as well as a 180-seat cinema. The Faculty of Business is housed in the new building and comprises 10 two-storey, light-filled and naturally ventilated common areas designed for socialising and studying, one of which overhangs Swanston Street. These seek to actively encourage student engagement, with a number of the spaces designed to replicate indoor/outdoor areas. To achieve this, they were furnished with weather-resistant materials including coloured astroturf, wooden decking and paved floors, as well as steel tree sculptures with street art and student art.

Building for end users The Swanston Academic Building reflects the direction in which the green building movement is heading, as owners, architects and builders become more open to innovative design than ever. The focus has shifted from simply utilising groundbreaking environmental innovations to a more considered approach regarding the end user and their needs. The delivery of any successful project embraces close collaboration with a variety of stakeholders, and for the new Swanston Academic Building it was vital that the university was provided with a fully functional green learning, working and social space. The final design was the result of an extensive consultation process with a wide range of academic staff and students to shape the future teaching and learning spaces. Another key consideration is the userâ&#x20AC;&#x2122;s level of comfort, and this was addressed through a variety of factors such as lighting, heating

Facility PerspectiveS | VOLUME 6 NUMBER 3

green buildings – energy

and cooling. Ventilated open spaces with natural light have been proven to have a positive impact on a user’s output and productivity, and to facilitate improved indoor environment quality.

The innovative system seeks to minimise the university’s energy consumption, and works in conjunction with a user-activated airconditioning and lighting system, replacing older and more commonly used centrally controlled systems. The Swanston Academic Building’s natural ventilation system works to draw outside air into the building through the student portals, and distributes it through the primary circulation spaces, ensuring room temperature is maintained at a comfortable level year-round. Brookfield Multiplex and the services consultant Aecom also adapted the design to allow the building to work in natural ventilation mode for longer periods of time. The innovative system seeks to minimise the university’s energy consumption, and works in conjunction with a user-activated air-conditioning and lighting system, replacing older and more commonly used centrally controlled systems. During the detailed design of the mechanical system, Brookfield Multiplex consulted extensively with RMIT and identified that up to 30 per cent of classroom space remains unused at any one time. Using this knowledge, Brookfield Multiplex gave additional functionality to the BMS, enabling the mechanical system to shut down after 15 minutes if no movement is detected within a space. The added functionality required no additional hardware or cost to the client, but has the potential for significant savings in energy and cost over the life of the building, and is more efficient than specially zoned systems. To further enhance the Swanston Academic Building’s green credentials, specially selected building materials were used, including recycled aggregate and flyash in concrete, low volatile organic compound paints and adhesives and eco-plasterboard made from recycled plaster, as well as recycled and sustainable timber, and timber substitutes made from recycled PET bottles. Brookfield Multiplex also recycled 92 per cent of waste during construction, greatly reducing the volume of material sent to landfill. As with any educational facility, paper waste is a significant

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green buildings â&#x20AC;&#x201C; energy

Government and major corporate tenants are all specifying green building elements for their future accommodation requirements issue that needs to be addressed to help effectively reduce the thousands of tonnes disposed of each year. To combat this, the Swanston Academic Building includes dedicated recycling areas on each level to encourage staff and students to recycle.

The need to innovate The achievements of innovative new buildings such as the Swanston Academic Building set a precedent for the higher environmental standards that can be achieved across the education sector. While the green building movement offers the opportunity to tackle wider issues like climate change, it also enables the property sector to deliver innovative solutions for energy use and consumption

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whilst addressing the dependence on non-sustainable and expensive sources of energy. Apart from the obvious environmental benefits of a green building, owners can also expect lower operating costs due to reduced energy and water consumption, as well as higher returns on assets, increased property values and enhanced marketability. Government and major corporate tenants are all specifying green building elements for their future accommodation requirements, and this trend is being mirrored in the educational sector. The changing expectations of students mean that learning spaces need to adapt and offer greater flexibility for interaction, and itâ&#x20AC;&#x2122;s essential that this new direction goes hand in hand with sustainable development.

company profile

Delivering energy efficient initiatives

aster Planning Energy Strategist (MPES) is a specialist consulting engineering firm that delivers energy efficiency upgrade solutions to the commercial office building refurbishment market. Following on from success with Local Government Superannuation Portfolio, which culminated in Sydney’s award-winning first low-cost upgrade to a 5.5 Star NABERS rated energy efficiency building, MPES in association with APP Corporation are delivering for the GE Real Estate portfolio the Sustainability Retrofit Initiative (SRI) project across 12 Buildings. The SRI project is supported by the Green Building Fund. The energy efficiency initiatives involved the selection of leading Australian technologies and the submission process was developed in close association with Walker EcoStrategies. The buildings within the SRI project are located in Sydney, Melbourne, Brisbane, Canberra and Perth, which created a logistics challenge as the tenders for each building were issued simultaneously. The engineering upgrade works were delivered under a design and construct model with close management of the various contractors to protect the project budget. Clear and concise client briefing documentation was produced by MPES and was followed by value management workshops with the contractors to contain scope and maintain quality.

MPES and APP managed the client, consultants and the contractor delivery teams to meet mutual obligations on time, on budget and to a high-quality outcome. For more detailed information, visit www.mpes-consulting.com

MPES Consulting provides specialist engineering and management services to the commercial property sector in the following areas: » Technical Client Representation » Master Planning » Energy Efficiency Strategies » Specialist Mechanical and Electrical Engineering Skills

For more information about MPES visit www.mpes-consulting.com

Facility PERSPECTIVES PerspectiveS | VOLUME 6 NUMBER 3 FACILITY

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green buildings – energy

Achieving a 6 Star rating elevates 171 Collins Street into a league of its own as Melbourne’s first premium grade office building in 20 years By Eben Simmons, Associate director, Umow Lai

Melbourne’s commercial sector is celebrating a new accolade: ‘world leadership’ in environmentally sustainable design for the building at 171 Collins Street, which promotes energy efficiency and achieves the highest quality design and amenity for its future occupants.

he Green Building Council of Australia awarded 171 Collins Street a 6 Star Green Star – Office Design (v2) Certified Rating. This award makes it Victoria’s first premium-grade commercial 6 Star building for 20 years; it achieved a perfect score for energy, water and management. It is now targeting a future ‘as built’ rating of 6 stars. The building achieves the acclaimed rating through the seamless integration of quality architecture and best practice engineering: quality and sustainability that proves they do go hand in hand. The building is an excellent example of a refined design for a wellengineered building where all the major project team members were involved from the outset. Undoubtedly, the standout design feature is the beautifully sculpted façade; a delicate weave that inclines 1.5 degrees over each of the five floors results in a crystalline appearance that captures and reflects natural light. Reflective and refractive panes fold the light from the sky, and the full-height glazing with fritted glass helps maximise the reflection of light. As well as enhancing the external appearance of the building, the double-glazed thermally broken façade has a high solar insulation

Facility PerspectiveS | VOLUME 6 NUMBER 3

value that reduces solar radiation inside the building, making it considerably more comfortable for occupants located along the inside of the façade. This was particularly important at 171 Collins Street, as the dominant façade was west-facing towards the Yarra River and Southbank in order to maximise the stunning views. A nine-storey glass atrium provides natural light to both the new office tower and adjoining (heritage) Mayfair building. As well as promoting energy efficiency, it also makes an impressive entry statement to befit a premium grade building. Enhancing natural daylight penetration into a building is an important factor for improving occupant health and wellbeing. Staff costs are frequently the most expensive asset for many companies; therefore, looking after your workforce in a well-designed building is an important component for maintaining productivity. The atrium itself is radiantly heated and cooled, enhanced by displacement ventilation. This considerably improves the operational efficiency and reduces the energy required to maintain satisfactory conditions for people within the atrium space.

green buildings – energy

air change effectiveness analysis displacement ventilation stratification analysis CFD analysis of perimeter office spaces annual electrical load profiling simulations for peak energy demand reduction and cogeneration sizing 33 façade energy performance simulations 33 HVAC plant sizing optimisation over annual energy cycle to ensure optimum efficiency at full and part load 33 intersystem load diversity optimisation. The underfloor air distribution system is an example of a sustainable element that is hidden from view, yet has a huge impact on the indoor environment. It introduces fresh air to provide a healthier and more environmentally comfortable workplace for increased productivity and energy efficiency compared to a conventional HVAC design approach. Other ‘hidden’ features include the installation of a system for grey and rainwater harvesting that will be collected from the bicycle store and communal showers and re-used, primarily for toilet flushing and in the air conditioning system. The manner in which grey water has been used to supplement HVAC system water consumption offset is innovative, as treatment of water is extremely low energy. All storm water leaving the building is treated before entering the municipal system. Cogeneration, high-efficiency chillers, fans and pumps are designed to operate with reticulation systems that have been sized to optimise energy efficiency and help achieve maximum reductions in carbon emissions. 33 33 33 33

Among the significant design features of 171 Collins Street that contributed to the Green Star design rating are: 33 double-glazed façade with thermal insulation from the building

continued on page 29

structure, providing stunning external views for building occupants whilst maintaining occupant comfort 33 high-performance insulating glass to maximise solar insulation 33 the creation of a healthy and productive work environment through an underfloor air distribution system, introducing large volumes of fresh air into the building and allowing greater occupant control, while also improving flexibility for future churn 33 the reduction of water use through grey and rainwater systems, which recycle water from the bicycle store and building’s shower facility for toilet flushing and the cooling system 33 the promotion of active lifestyles by providing premium end-oftrip facilities with over 280 bicycle spaces, lockers, and showers for all building occupants 33 the maximum use of natural light with: » a façade with a delicate weave that inclines 1.5 degrees over each of five floors, resulting in a crystalline appearance that captures and reflects natural light » a nine-storey glass atrium that creates a kaleidoscopic lighting effect and provides natural light to both the tower and the adjoining Mayfair building.

Extensive simulation and modelling of the mechanical and electrical services has refined the building design to a level not commonly applied to commercial buildings, until now. Most notably: 33 highly optimised lighting design with extensive controls for

occupancy and daylight 33 high-quality glazed interconnecting stair to encourage interconnecting stair use and reduce artificial lighting 33 PMV (Predicted Mean Vote) comfort analysis

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company profile

Behind all the best finishes is the right advice

e at Resene realise that the best products and colours are not enough to achieve the best finish – you also need the right professional advice. Resene has significant experience in a wide range of commercial and residential projects through to nationwide chains. With this wealth of experience and knowledge, we are confident we can provide whatever assistance you need to make your next coating project a success. The Resene product range includes paint, specialist and protective coatings for residential and commercial buildings. To help building professionals keep abreast of new developments in our product range we have an innovative range of project services and reference materials, including technical and specification manuals, the Resene Total Colour System, samples and online information. Choose from our extensive range of Environmental Choice approved products including innovative products such as: 3 Resene CoolColour technology that is designed to reflect more of the sun’s energy, keeping the coating, substrate and building cooler. 3 Resene Zylone Sheen VOC Free and Resene Non VOC tinters, which enable you to achieve a VOC free finish on interior walls for better indoor air quality in an extensive range of Resene colours. 3 Resene Kitchen & Bathroom paints, formulated with antibacterial silver and MoulDefender to inhibit bacteria and mould growth. 3 Resene Write-on Wall Paint, a clear whiteboard-style finish that you can apply over your existing paintwork to turn it into a coloured whiteboard. You can then write all over the wall without damaging the paint. Ideal for conference and breakout rooms. 3 Resene waterborne enamels, ideal for trim, joinery and wet areas, with much lower odour and faster cure times than traditional solventborne products, minimising disruption to guests.

Quality The key to Resene’s reputation is its solid commitment to excellence and quality. Our internationally recognised quality systems and ISO 9001 accreditation allow us to guarantee our products for consistency and performance, so Resene quality is assured – every step of the way. We are leaders in providing professional advice, high quality products and superb colours – the three vital ingredients in any successful coating project. Whether your requirements are large or small, you’ll find that Resene has the service and products that are designed to suit the local environmental conditions, and you.

Why the professionals use Resene Full support at all stages of the project. Complete range of coatings including: 3 Decorative finishes; 3 Protective coatings designed to protect substrates in aggressive environments; 3 Applied finishes, including waterproofing membranes and a range of textured coatings. 3 Technical expertise. 3 Innovative colour scheme development and tools – the Resene Total Colour System. 3 Proven track record in project services. 3 Quality products backed by ISO 9001 accreditation. 3 Written warranties. Our professional and dedicated team can provide you with expert advice, specifications and colour support. 3 3

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Please contact your Resene representative or your Resene ColorShop for further information; in Australia call 1800 738 383 or visit www.resene.com.au; in New Zealand call 0800 737 363 or visit www.resene.co.nz.

green buildings – energy

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LED and T5 fluorescent lighting systems have been adopted to minimise energy use and maximise lighting controllability. Low-VOC material selection enhances indoor air quality for occupants. Peak electrical load lopping reduces stress on electrical infrastructure through the paralleling of the cogeneration engine with the incoming electrical supply. This reduces maximum demand charges, enhancing financial return to the building owner.

How to paint Green Stars Specify Resene paints from our extensive Environmental Choice NZ approved range that meet all Green Star NZ tool requirements and paint yourself Green Star NZ points.

171 Collins Street is targeting a 5 star NABERS Energy rating

The maximum points available for paint in core credits are:

NABERS Energy provides a real performance indicator of the carbon emissions per square metre that are actually being released by the building on an annual basis. Performance is measured through metering and represents one of the most robust ways of demonstrating a building’s carbon footprint in Australia. It is also a highly useful tool designed to allow comparison of similar building types in each state through a simple star system. There is nowhere to hide with NABERS, as it is an actual performance rating, providing a warts-and-all assessment of the design, management and operational quality of the building annually over the life of the building. Located on Collins Street near the corner of Russell Street, at the ‘Paris end’ of Collins Street, the new tower rises behind the elegant, heritage-listed Mayfair Building. It will include 33,500 square metres of net lettable area, including 17 floors of premium, high-end commercial space and a ground-floor lobby that runs from Collins Street through to Flinders Lane. It includes 1687 square metres of lettable boutique office suites in the adjoining Mayfair Building. 171 Collins Street is being developed by joint venture partners Charter Hall Office Trust (Charter Hall) and Cbus Property, with construction due for completion in mid-2013. Confirmed tenants include BHP Billiton, Evans & Partners and Egon Zehnder International.

IEQ 3:1 point (unweighted) 90% of interior paint, applied on site specified must meet Green Star NZ VOC limits. Mat 3:1 point (unweighted) 90% of paint specified must have independent verification that it is environmentally preferable, such as Environmental Choice NZ. How to maximise your Green Star NZ rating points with Resene: Specify Resene paints with Environmental Choice NZ for at least 90% of the project. Specify products for at least 90% of the interior that meet the Green Star NZ VOC limits. These include Resene Zylone Sheen VOC Free, Resene Enamacryl, Resene Ceiling Paint and Resene Broadwall Wallboard Sealer plus many more. For assistance with your paint specification, contact your Resene representative for professional and friendly advice and assistance.

Contact: 03 9249 0288, 0418 675 734, or eben.simmons@umowlai.com.au.

The project team for 171 Collins Street includes developers and joint venture partners Charter Hall Office Trust (Charter Hall) and Cbus Property; Umow Lai, engineers and sustainable design consultants; Bates Smart, architects; and Brookfield Multiplex, contractors. Umow Lai is an Australian-owned building services and sustainability consultancy with offices in Melbourne, Sydney and Brisbane and associate offices in Hobart, Adelaide, Perth, Hong Kong and Vietnam. Eben Simmons is an Associate Director of Umow Lai and a Senior Sustainability Consultant with more than 15 years’ experience working in Australia and the United Kingdom. He has a Bachelor of Building Services and Environmental Engineering degree, University of Bath (United Kingdom), is an Australian Building Greenhouse Rating Certified Assessor and a Green Star Accredited Professional, and is often invited to speak at sustainability conferences and seminars.

Trust a Resene Eco.Decorator to do your job just right When it comes to decorating, you need the right painter as well as the right paint. Now you can choose the services of an approved Resene Eco.Decorator to complete your decorating projects with the confidence that the paintwork will be as good as the paint.

www.resene.co.nz/ecodecorator

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Facility PerspectiveS | VOLUME 6 NUMBER 3

company profile

High-performing buildings The messages are loud and clear. Energy prices are rising. Budgets are shrinking. Technology choices are increasing. Green building legislation is becoming more prevalent.

o compete in this rapidly changing environment, organisations need better performance from their building. Getting that performance isn’t just about maintenance. It’s also about efficiency. By installing modern systems you can cut energy costs dramatically, and improve your bottom line. Reducing energy use in buildings by 30 per cent yields the same bottom-line benefits as a three per cent increase in rental income. How do you achieve this and get the most from your building’s performance? Pick a partner that can uncover your potential and turn it into positive results. For example, Schneider Electric helps customers around Australia address the business, environmental and regulatory issues that drive their need for energy efficiency. Schneider Electric designs and implements solutions that reduce energy consumption, improve building performance and increase employee productivity. An example of this in action is at Bond University’s Mirvac School of Sustainable Development building in Queensland. The building was designed to embrace global best practice for energy efficient and sustainable development within a built environment.

The solution A Schneider Electric BMS had previously been installed at the site, so the initial stages of the project involved extending this system to the newly constructed areas. The access and security system was also extended so that the existing ID cards could be used across the whole campus. To complement the mechanical HVAC system in the building, Schneider Electric installed a multimode air-conditioning system. This technology conditions the air passively, supplementing the natural conditions so that there is a reduced load requirement on the mechanical system. A weather station, which detects wind speed and direction, as well as rain, is located on site to feed data to the multimode system so it acts accordingly. To monitor campus energy use, Schneider Electric has programmed the BMS to log reports specifically designed for direct import into the fields required by the Green Building Council of Australia (GBCA) to validate the Green Star rating. This monitored data is then input into an audio/visual display that showcases the energy and sustainability features of the campus. Visitors and students can access this information through a touchscreen.

The challenge One of the key functions of the work conducted with Bond University was to aid them in meeting an energy efficiency target of 101,851 kilowatt hours per year power usage. To achieve this goal, the University required a building management system (BMS) to control the integrated heating, ventilation and air conditioning (HVAC) system. Integration with the lighting control, photovoltaic solar panels and with wind turbine renewable systems was also a requirement. This was necessary so that the systems could be efficiently utilised, as well as effectively monitored.

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Facility FACILITY PerspectiveS PERSPECTIVES || VOLUME 6 NUMBER 3

The results Bond University’s Mirvac School of Sustainable Development building was the first educational institution in Australia to achieve a 6 Star Green Star – Education PILOT Certified Rating for design by the GBCA. Bond University now has a greater awareness of energy consumption and emission savings. Energy savings are on target to meet both the kWh and emission requirements of the design. In the current environment, getting the most out of your building isn’t just ‘nice to do’ – it’s business critical. To uncover some of the hidden energy savings in your building, select partners that understand the challenges you face, and implement energy saving strategies with fast payback. Only then can you ensure your building is working harder for you.

Start with Schneider Electric. Finish with high-performing buildings. ¤21M

Positive energy

saved over next 20 years

Musgrove Park Hospital, United Kingdom: A 43% reduction in carbon emissions and energy savings of ¤21M (£17M) achieved with an energy savings performance contract. Green Office® Meudon, France: Low energy design and renewables enable positive energy: 64 kWh/m2/year generated vs. 62 kWh/ m2/year consumed.

82% less carbon emissions

less sick time

Genzyme Center, US: Reduced energy use by 42%, water use by 34%, and employee sick time by 5% when compared to the previous headquarters.

Mirvac School of Sustainable Development, Bond University, Australia: Reduced carbon emissions by 82% and energy use by 75% when compared to a building of similar size and function.

Great results start with great design. Include us at the design phase of your next project to reduce environmental impact, ensure occupant satisfaction, and maximise asset value. Comprehensive support throughout your project You have a vision for your buildings that includes sustainability, high performance, and innovation. Whether you are planning new construction or a major retrofit, these goals can be undermined by the traditional construction approach, which leads to siloed systems with inefficiencies, wasted resources, and a lack of data sharing. To combat these challenges, Schneider Electric™ offers a ‘design-for-performance’ approach with solutions that drive energy efficiency, occupant comfort, and profitability. At the planning stage of the integrative design process, we contribute energy management and green building expertise — resulting in designs that optimise your buildings for long-term high performance and provide flexibility to meet the evolving needs of occupants. During construction, we deliver an integrated technology solution through EcoStruxure™ system architecture. EcoStruxure enables the aggregation of data from multiple systems, allowing you to see, measure, and manage environmental metrics across your building portfolio. Armed with actionable information, you can achieve today’s goals while having visibility into portfolio performance to meet future green and energy mandates.

Solutions that achieve triple bottom line results Schneider Electric helps you get the job done right, on time, and on budget, to help you achieve measurable results for people, profit, and planet. Increased occupant satisfaction, productivity, and well-being will come from intelligent building controls and workspaces. Our design-for-performance approach also delivers lower operating costs, higher rental rates, and improved occupant retention rates, resulting in increased portfolio asset value. Most significantly, our solutions reduce energy use and carbon output, helping you to achieve environmental certifications and meet corporate social responsibility commitments. Our life cycle performance services ensure that you achieve sustained results over the full life of your building portfolio. Whether building new or retrofitting, make your high performance vision a reality with Schneider Electric.

Why invest in high performance green buildings?

EcoStruxure architecture enables the convergence of five key domains: Building, Power, Process & Machine, IT Room, and Security Management. This scalable integration leverages open standards across both Schneider Electric and third-party offers. We deliver integrated software, systems, and applications with a single user-interface, available locally and remotely, to view and manage one building or an entire portfolio.

Experience that benefits your building project

The Schneider Electric headquarters in France was the first building certified under the ISO 50001 standard for energy management systems. To achieve this, we used our own solutions to integrate the most advanced products and technologies into a single architecture managed via one software system. This brought many benefits including the lowering of energy consumption significantly to 80 kWh/m2/year*. Let us show you how to leverage this experience in your next project.

Improve your buildings’ performance today! Download “Why invest in high performance green buildings?” FREE and enter to win an iPad 3

Visit www.SEreply.com Key Code 52678k *Promotion commences 1st September 2012 and closes 28th February 2013. Full terms and conditions available at SEReply.com ©2012 Schneider Electric. All Rights Reserved. Schneider Electric and EcoStruxure are trademarks owned by Schneider Electric Industries SAS or its affiliated companies. All other trademarks are property of their respective owners. • 78 Waterloo Road, Macquarie Park NSW 2113 • Head Office/NSW 02 9851 2683 ACT 02 6202 2100 VIC 03 9730 7999 TAS 03 6234 2466 WA 08 6241 0400 SA 08 8161 0988 QLD 07 3635 7500 NT 08 8922 1200 Auckland +64 9 573 1400 • 998-1159462_GB *Figure provided annually by the Hive management team.

ideaction13

The National Facilities Management Conference & Exhibition

ideaction2013 Sunday 26 May - Wednesday 29 May 2013

Hotel Grand Chancellor Hobart, Tasmania

Call for papers opens early October 2012

The premier facilities management industry event in Australasia focused on the operation, management and maintenance of Australiaâ&#x20AC;&#x2122;s buildings, precincts and community infrastructure. ideaction2013 will bring the industryâ&#x20AC;&#x2122;s leading thinkers together with owners, facilities managers, operators, suppliers and key decision makers. Presented by the Facility Management Association of Australia, the peak industry body for facilities management. For registration and sponsorship enquiries contact ideaction@fma.com.au or call 03 8641 6666 Presented by

Facility PerspectiveS | VOLUME 6 NUMBER 3

green buildings – energy

Beyond energy – facilities managers and the health and pollution considerations when implementing trigeneration By Dr Vyt Garnys and Jack Noonan, CETEC The green building revolution has seen the emergence of cogeneration and trigeneration systems as a means of generating energy on site and reducing the environmental impact of a building. At present, there are approximately 50 sites across Australia that have adopted the technology, with varied success. A by-product of trigeneration systems is nitrous oxides (NOx), which have the potential to form nitrogen dioxide (NO2) in the atmosphere. NO2 is a toxic compound and can have adverse health effects with both short- and long-term exposure. What is trigeneration?

rigeneration is seen as a highly effective means of increasing energy efficiency by transforming gas to electricity, heating and cooling using a generator system and an adsorption chiller. Energy generation from typical single-cycle centralised power is approximately 25 to 35 per cent efficient. Advances in trigeneration have predicted that implementation leads to an approximate energy efficiency of greater than 80 per cent. Consequently, there are clear advantages in relation to reducing energy and associated costs.

What are NOx and NO2, and why the concern?

Nitrous oxides (NOx) refer to oxides of nitrogen including nitric oxide (NO) and nitrogen dioxide (NO2); both of which are produced from the reaction of nitrogen and oxygen during combustion, especially at high temperatures. As such, both compounds are produced during the cogeneration and trigeneration process and are exhausted from the plant via a plume. Levels are typically further exacerbated in areas of high traffic volumes, such as central business districts (CBDs). Both nitric oxide and nitrogen dioxide are greenhouse gases and are involved in ozone layer depletion and acute and chronic health effects in the human population, and are included in carbon tax considerations. Nitrogen dioxide is particularly toxic to the human population and is known to have several significant respiratory effects, such as emphysema, bronchitis, and cellular damage within the lung, which can reduce the efficiency of breathing. Individuals who have respiratory problems, the elderly, and infants may be more adversely affected. Importantly, the World Health Organization has recognised the issue of nitrogen dioxide levels within the atmosphere and contends that reduced lung function and growth has been linked to nitrogen dioxide concentrations currently being measured in Europe and North America. The current airborne standard for exposure levels of nitrogen dioxide, as set by the Environmental Protection Authority of Victoria (EPAV) and the National Environment Protection Council of

Dr Vyt Garnys

Jack Noonan

Australia, is 0.12 parts per million (ppm) for the period of an hour, and 0.03ppm for the period of a year. Nitrous oxides also have the potential to form a ‘bad’ form of ozone in the troposphere (ground level; as opposed to ozone in the ozone layer, which is in the stratosphere). This is because oxygen atoms freed from nitrogen dioxide by the action of sunlight attack oxygen molecules to make ozone. Ozone levels have been linked to premature death, asthma, bronchitis, heart attack, and other cardiopulmonary problems. Importantly, levels of nitrous oxides and ozone within the atmosphere continue to grow. The Federal Department of Environment, Water, Heritage and the Arts states that annual NOx emissions are estimated to be in the range of 82.6 kilotonnes per annum to 117.4 kilotonnes per annum1. Furthermore, a New South Wales Report from the Office of Environment and Heritage found that from 1992 to 2008, NOx emissions from industry in Sydney had risen by 51 per cent and were predicted to rise a further 13 per 1 NSW Department of Environment, Climate Change and Water (2010). Cleaner Non-road diesel engine project – Identification and recommendation of measures to support the uptake of cleaner non-road diesel engines in Australia

Facility PerspectiveS | VOLUME 6 NUMBER 3

green buildings – energy

Risk assessing the building and the occupants

There are a number of technologies that could provide solutions, including Strobic fans, emission scrubbers and gaseous filtration. cent by 2016, without even considering any shifts in the location of electricity generation (such as trigeneration). The report contended that this would ‘exacerbate the challenge of reducing ozone levels’2.

A case study from a Green Star rated building As technical scientific and risk management consultants, CETEC recently undertook an assessment to model and physically test the NOx and NO2 levels resulting from the trigeneration system and other emission sources levels at a highly credentialled building in Melbourne. Emission levels were modelled and measured at various wind speeds and directions, including at and within the air intakes to the building. In addition to the trigeneration system, the building had several other potential sources of airborne contaminants; namely those resulting from engine, kitchen, backup diesel generation system, fluid coolers and laboratory exhausts. Each of these sources was modelled physically in a wind tunnel for dispersion under all wind directions and velocities towards the major planned air intakes. A number of critical locations were modelled for NOx, as well as several heights of the trigeneration stack and high and low trigeneration temperatures. The modelled data was provided to CETEC for further analysis, risk assessment, and validation. This modelled data showed elevated NOx and NO2 levels, and confirmed that there was a potential problem under certain atmospheric conditions. Following modelling and the completion of construction, validation took place at the air intakes using air sampling techniques. The sampling indicated that levels of NOx and NO2 were elevated at critical locations of the building. Under a certain wind condition, one result indicated a level four times the exposure limit proposed (corrected for an occupant specific safety factor) even when only one stack of the trigeneration was operating at a low capacity, and other emission sources were not operational or present. Independent advice suggested that the conversion of NOx resulting from the system to NO2 is approximately 40 per cent; however, on-site monitoring and assessment found that the conversion was as high as 80 to 90 per cent. This makes any modelled data even more significant. As a result of the modelled and verified results of NOx and NO2 levels at the building, the recommendation was made to install gaseous adsorption filtration at all air intakes. 2 NSW Office of Environment and Heritage (2011). Interim OEH nitrogen oxide policy for cogeneration in Sydney and the Illawarra

There are a number of factors that contribute to nitrogen dioxide levels being a risk. They include the source, the duration of the source, and the characteristics of the occupants. For example, several immuno-compromised individuals may need to be considered outside of the accepted EPAV standard following a risk assessment. For a continuous source such as the trigeneration system, with the cumulative effect of other sources, the likelihood that the worst wind direction could persist for several hours several times per year, and the fact that the building could house sensitive people, it was imperative that a further risk assessment was undertaken in relation to this environmental limit. It was proposed that a safety factor be applied to the limit, leading to a stricter exposure level for NO2. This limit was supported by the client and the constructor.

Other considerations Some other critical considerations for facilities managers in relation to trigeneration include: 33 the capital cost of the system 33 the connection process and why the facilities manager can’t feed back into the grid 33 start-up issues affecting indoor environment quality, including VOCs and particulate matter 33 noise; for example, following their green building’s first birthday, Olivia Tattam from EPAV stated that ‘...when the plant was in full operation it exceeded maximum noise levels for neighbouring buildings. This was then rectified quickly with the installation of an extra silencer, taking it to one year from installation before it was operating successfully.’3 33 increasing fuel source on site leading to increased fire risk and VOCs 33 the impact of emissions on neighbouring buildings and airborne pollution issues 33 breakdown/reliance issues 33 maintenance of gaseous filtration and/or emission scrubbers 33 the volatility of gas market prices, because although trigeneration reduces the reliance on electricity from power station sources, it is still utilising a resource that can be volatile in terms of price, supply, and demand 33 chemical additives to the exhaust to limit NOx.

Possible solutions for emissions issues resulting from trigeneration There are a number of technologies that could provide solutions, including Strobic fans, emission scrubbers and gaseous filtration. All of these are additional costs, both in terms of capital costs and maintenance costs. Additionally, some do not solve the problem adequately. For example, although gaseous filtration for HVAC will restrict the NOx from coming into the building, it will not solve the problem of emissions polluting neighbouring buildings (which are unlikely to have gaseous filtration on their air-conditioning system). Gaseous filtration also requires more space in plant rooms – an issue for retrofitting. Additionally, the case study presented in this article considered the use of Strobic fans and increasing the stack heights. In both cases, 3 http://www.carboninnovators.net.au/news/matters/newsletter-13december-2010

continued on page 36 34

Facility PerspectiveS | VOLUME 6 NUMBER 3

company profile

The evolution of energy management

SI, developers of the Concept Evolution™ facilities management solution, is working in partnership with eSight Energy, the providers of a best-of-breed energy management solution. eSight® provides the most sophisticated and intuitive energy management and analysis techniques available worldwide. Users can manage all aspects of energy-related data. As a web-enabled solution, eSight® is available as a SaaS model, or installed directly to a client site. Data can be automatically imported into eSight® from nearly any device or system: from BMS to data loggers, supplier data to manual entry, controls systems to production systems, via oBIX, OPC and spreadsheets. Data alarms triggered in eSight® can create reactive tasks in Concept Evolution™. For example, the data from an electric SMART meter within eSight® can be used not only to monitor consumption but can also be set with parameters that measure higher than average consumption levels, triggering an alarm and raising a task via Concept Evolution™ for this to be checked. Features also include the management of runtime meters, for example, a sub meter checking consumption for a chiller unit will run to a recorded level of consumption. Once this level is met, a task will be created in Concept Evolution™ to service the chiller, helping to maintain maintenance levels, therefore reducing call out charges and further repair costs for the future.

Concept Evolution integrates with eSight Energy

FSI (FM Solutions) APAC T: 02 6241 7853 W: www.fsifm.com.au

Extend the reach of Concept EvolutionTM Concept Reach™: seamless, instant access via a tablet device to the Concept EvolutionTM completely web-based facility management software solution, from FSI APAC.

Let us help change your world. T:+61 (0) 2 6241 7853 info@fsifm.com.au www.fsifm.com.au

Facility PERSPECTIVES PerspectiveS | VOLUME 6 NUMBER 3 FACILITY

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green buildings â&#x20AC;&#x201C; energy

continued from page 34

the effect was not sufficient to reduce the risk to the occupants of the building, and neither can be considered as solutions to reducing the overall environmental impact of increasing NOx and NO2 in the atmosphere. Chemical additives such as urea may themselves convert to other pollutants that would require further analysis.

Whatâ&#x20AC;&#x2122;s next? Trigeneration continues to gain popularity, especially with the increase in the availability of funding from environmental upgrade agreements; however, the environmental and health impacts of trigeneration are not yet properly understood or addressed. The property and construction industry needs to be aware that a market shift to widespread trigeneration implementation is essentially relocating emission sources from rural areas back into built-up city areas, which, in turn, will change the amount and distribution of harmful greenhouse gases. Consequently, while the implementation of a trigeneration system is likely to be a significant factor in reducing the energy costs of a building, it needs to be implemented with an appropriate health risk assessment approach. The design of the system and the subsequent behaviour of the emissions need to be closely scrutinised, modelled, and verified using validation measurement and scientific data assessment. A risk assessment, specifically in relation to the occupants and the public, must be a paramount consideration. This should be done in consultation with various stakeholders, including the relevant regulatory bodies.

The impacts may be seen by occupants, facilities managers and policymakers for many years over the life of the building, with significant and costly outcomes; many of which could far outweigh the savings from energy. A risk assessment approach will ensure that these potential problems are addressed and potentially mitigated.

The design of the system and the subsequent behaviour of the emissions need to be closely scrutinised, modelled, and verified using validation measurement and scientific data assessment.

Programmed FM Adapting to your changing needs! As your core business grows and changes, we change right along with you to ensure we keep meeting your needs and exceeding your expectations. We plan maintenance programs in line with your business values, creating services that adapt over time, as your business changes. We value our business partnerships and strive to listen carefully, think creatively and work collaboratively to fulfil your ongoing needs. Please contact our office on 03 9697 0000.

www.programmed.com.au

Facility PerspectiveS | VOLUME 6 NUMBER 3

company profile

Two glaze or not two glaze? Windows can allow 89 per cent of heat gain and 49 per cent of heat loss in a building. So why is glazing often missed in retrofits? Traditionally, glazing upgrades were considered difficult or costly, only done in major refurbishments. This view is changing after a recent triumph. ohnson Controls and Jones Lang LaSalle won the retrofit project for the iconic Empire State Building. Extensive research led them to invest $4.5 million to improve 6500 windows. Overall, they delivered a 38 per cent reduction in energy use and a threeyear return on investment (ROI). Glazing was one of the top three contributors to the total improvement. This smart approach has spread to Australia, spawned by incentives and legislation requiring energy efficiency to be disclosed. In Melbourne, Norman Disney Young added double glazing to 115 Batman St, converting a derelict factory to a 5-star NABERS and Green Star hero. From 1998, Magnetite has pioneered a wider understanding of double glazing in Australia. Specialising in retrofits, their projects include heritage darlings Customs House, David Jones’ flagship store, Melbourne’s iconic Citiclub (RACV building) and Brisbane’s beautiful City Hall. Magnetite delivers acoustic and thermal efficiency through double glazing and high performance solar films. Magnetite allows upgrades to be done ‘in-situ’, outside of major refurbishments, with a faster ROI. Contact Adrian Lafleur, at Magnetite (Australia) Pty Ltd. 1300 RETROFIT www.magnetite.com.au

321927A RHS_Magnetite (Australia) | 1775.indd 1

FACILITY PERSPECTIVES | VOLUME 6 NUMBER 3

David Jones, Castlereagh St Sydney

30/04/12 1:20 PM

Facility PerspectiveS | VOLUME 6 NUMBER 3

company profile

The inside story on commercial continuous flow There is an ever-increasing focus on sustainable development placing more demands on system designers to select appliances that are more efficient.

here are many elements that determine an appliance’s efficiency. Naturally consideration should be given to the thermal efficiency of the appliance; however, other efficiency factors such as any standby or start up heat losses, plant footprint efficiency and installation time efficiency are equally important. Rheem’s Commpak® and Multipak® Continuous Flow Hot Water systems provide an innovative approach to meeting all of these goals for high hot water demands in commercial applications. The range has been developed to provide pre-engineered solutions, starting with systems as small as two Commercial Continuous Flow units right through to Commpak systems as large as you can imagine. Rheem Multipak is a staged ignition system comprising two to six water heaters and is suitable for hot water delivery or tempered water delivery in accordance with Australian Standards. In hot temperature mode, the system can be supplied with a circulation pump. Rheem Commpak combines sophisticated PLC electronics and pump technology to equalise hot and cold water pressures. The system uses a differential set point and the thermal mass in the system piping to replicate storage and provide mains pressure performance without the need for storage tanks, reducing plant footprint and improving energy efficiency.

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Facility PERSPECTIVES PerspectiveS | VOLUME 6 NUMBER 3 FACILITY

Rheem has recently introduced a 6 Star energy rating heat source for outdoor Commpak and Multipak systems, improving efficiency even further. For indoor systems, the flue system is a room sealed coaxial design manufactured from a high-grade stainless steel inner and an aluminised steel outer. All systems are pre-assembled and tested, and can be either wall or floor mounted depending on system size. The flue is certified for up to a nine-metre lineal run with a maximum of three x 90 degree bends and is suitable for vertical or horizontal termination when used with the appropriate terminal. Separate ventilation for combustion is not required as the air for combustion is supplied in the flue outer, and the flue system can be installed with zero clearances from combustible materials. Rheem indoor and outdoor Continuous Flow water heaters, when installed with the Rheem flue system as required, have been approved for installation with the flue terminal closer than that is normally allowed in the gas installation standard. The Rheem Commpak and Multipak range is supplied with a fiveyear warranty on the heat exchanger and one-year warranty on parts and labour with a set point below 82 degrees Celsius. For more details on the Rheem Commpak® range, including the Multipak models, call Rheem Australia on 132 552.

The inside story on indoor Commercial Continuous Flow

GAS

• • • • • •

Pre-engineered solutions AGA certified stainless steel fluing system* Room sealed horizontal or vertical discharge flue Back to Back and In-Line configurations Indoor and outdoor models available 82°C capable

* Stainless steel inner, aluminised steel outer. ® Registered trademark of Rheem Australia Pty Ltd

RHEEM COMMERCIAL

Rheem’s Commpak continuous flow system is an innovative approach to meeting high hot water demands for commercial applications. Now available with an indoor version, Rheem Commpak is the perfect choice for tight plant rooms and requirements where fluing is a challenge. Rheem Commpak is the most efficient gas commercial hot water system available that provides mains pressure performance in a tankless format.

For more information about the Commpak range call 132 552

INSTALL A

FLAME_RHE0022_07/12

Rheem Commpak® INDOOR

green buildings – energy

Taking control of your energy costs By Mohsin Ali, Senior Analyst, Energy Intelligence Energy costs have increased dramatically over the last few years. Local distributor charges, which typically make up 50 per cent of the total energy bill, have been the major driver of this increase – in some cases, distributors have increased their prices by 30 per cent annually. There has been a plethora of national and state-based environmental schemes introduced recently, which often amount to 10 per cent of electricity spend. Furthermore, the contentious carbon price has now come into force as of 1 July 2012, and is projected to add 10 to 20 per cent to the cost of electricity.

n this context, managing energy costs has become more important than ever. And with energy costs expected to increase over the medium term, it is essential that facilities managers have the right tools to ensure costs can be assessed and, most importantly, minimised. It is no longer sufficient to rely on just the bills from your energy retailer – would your current energy retailer alert you when your usage has doubled from the same time last year or from month to month? Often your bills arrive at accounts payable, so by the time these bills are processed, you wouldn’t be aware that usage has doubled until weeks later. Furthermore, your energy bill only shows

aggregated monthly usage, potentially masking any daily spikes that may be occurring and needing your attention.

Energy management tools This is where energy management tools become essential. Energy management tools capture usage and cost information, often over a suite of utilities such as electricity, gas, water and waste. Facilities managers may then use this data for their own benchmarking, forecasting and budgeting. Data can also be downloaded instantly and be used for reporting requirements, such as NABERS, BEEC and NGERS. continued on page 42

Facility PerspectiveS | VOLUME 6 NUMBER 3

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13 14 42.

green buildings – energy

continued from page 40

Robust energy management tools can assist managers with benchmarking, forecasting and budgeting. Some electricity retailers, such as ERM, Simply Energy and Origin, offer customer portals from which customers can download their own invoices and data. These portals are generally provided for free from your electricity retailer; however, they can only be used for sites with that particular retailer. Some meter providers also provide portals for access to raw data, which can be useful if data capture is your sole requirement. There are also third-party energy management tools available. Often, these third-party tools receive meter data directly from the meter, bypassing the retailer completely. Data is usually available the next day for analysis and reporting, and meter data is available even if you change retailers. Data can thus be captured for years – very useful for benchmarking and reporting requirements. However, the real value in third-party energy management tools can be the ‘smarts’ behind them. Robust energy management tools can assist managers with benchmarking, forecasting and budgeting. Benchmarks can be based on historical data already captured, and scaled appropriately according to temperature and humidity data. Cost information can also be stored, allowing managers to run budgets based on these benchmarks. Most energy management tools allow managers direct access to a portal, permitting managers to run their own reports as required. Additionally, managers have the ability to set up reports to be automatically sent via email to recipients on a daily, weekly or monthly basis. These reports may collate daily usage trends, benchmarking comparisons, and even greenhouse gas emissions. Robust energy management tools can also be particularly useful for identifying anomalies and picking up issues with faulty HVAC timers or inefficient mechanical services. A smart energy management tool would, say, compare this week’s usage to that of the same period last year, and alert the facilities manager if usage significantly exceeded this benchmark. This allows anomalies to be identified and resolved quickly, even before you get your energy bill.

Case study The hot spot map on page 40 shows usage at a large commercial building where the HVAC timer failed. Resultantly, the unit ran 24 hours a day for nearly four months over summer. Consequently, the energy bills for this building over this period were twice as high as they needed to be. This spike was not apparent on the bills, as it was masked by typical summer increases in usage. Energy management tools can help identify these variances much sooner, mitigating the risks that faulty services can have on energy cost.

Facility PerspectiveS | VOLUME 6 NUMBER 3

Energy management tools can also assist with bill validation. While all retailers take care to ensure their bills are as accurate as possible, sometimes their billing systems can miscalculate based on erroneous data or incorrect setup. Since the energy management tool receives data directly from the meter, the correct invoice amount can be calculated and compared to the actual bill from the retailer. The retailer can be approached for any significant variances and a credit applied. There have been examples of overcharges into the thousands of dollars remedied through bill validation. Managers of green buildings will find these tools particularly useful, especially in identification of efficiencies and capturing submeter data. As data is available daily and in small intervals (electricity meter data is usually recorded in 15 or 30 minute intervals), managers can drill down to a level of detail that is not apparent on the invoices alone. Many systems can also automatically import submeter data, depending on the data format. The sub-meters can then be analysed in the same manner as the main site meter, incentivising energy efficiencies within the property.

What tool is right for me? These are several considerations when assessing an energy management tool: 33 Price: Usually the most important consideration. Some may charge per site or per meter – take this into account where sites have multiple meters. 33 Invoicing: Providers may charge directly, or may be able to pass through the cost directly on the electricity bill. The second option is useful as the cost is absorbed into the building’s outgoings. 33 Servers: Some may require their own on-site dedicated server, while other systems utilise cloud storage, allowing reports to be run from anywhere in the world. 33 Ease of use: It would become apparent from a demonstration whether the system is intuitive to use. Some systems require a high level of technical expertise and may not be suitable for all end users. The most important consideration is end user requirements. There is no point paying for a gold-plated system that would only be used sparingly. Likewise, a ‘light’ offering may not be able to supply the report formats and support necessary. Ask for a demonstration – this will go a long way to identifying what energy management tools would best suit your portfolio.

Energy Intelligence is an independent energy management consultancy providing a range of services to corporate energy users, such as procurement, network tariff optimisation, bill validation and energy monitoring. For more information, visit www.energyintel.com.au or call 1300 277 233.

company profile

Pest control for peace of mind

malgamated Pest Control has been providing effective commercial pest control services to some of Australia’s largest and best-known companies for over 89 years, and with good reason. We understand the importance of managing your business systems to ensure you have an effective pest control strategy in place, and how to implement these and protect your brand. With an Australia-wide network of over 500 trained professionals, Amalgamated Pest Control is fully certified and a quality assured company to ISO9001*. Our pest control technicians are fully licensed to Australian standards and qualified in accordance with AS4349.3 and AS3660 series and other relevant codes of practice. Amalgamated Pest Control can also provide specialist support for compliance systems including AQIS, HACCP, SQF2000 and BRC. We provide an online reporting system so you can manage all of your sites via one easy-to-use portal, allowing you to gain visibility against your pre-defined goals and KPIs. We can also accommodate

centralised billing and accounts for easy accounting. Amalgamated Pest Control provides 100 per cent Australianowned all year round protection for your business with local knowledge and trusted expertise in pest control. Engaging Amalgamated Pest Control on your team is the best business decision you’ll make this year, to give you peace of mind in your business with a complete pest management solution. *LIC. NUMBER 20755.

National Coverage ✔ Online Reporting ✔ Quality Assurance ✔ Having the right partner in business not only makes you more successful, it will make your tasks easier, allowing you to get on and do what you do best.

Contact Rod McLeod today on 1300 862 139.

Quality ISO 9001

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Facility PERSPECTIVES PerspectiveS | VOLUME 6 NUMBER 43 FACILITY

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company profile

The complete eco event experience for the construction industry Held in conjunction with the Master Builders Association of Victoria and the City of Melbourne

UTURE BUILD will be held for the first time this October in response to the increasing demand for an eco-event covering the complete construction industry. Taking place at the Melbourne Exhibition Centre from 2 – 4 October 2012, FUTURE BUILD has been created with the needs of multi-disciplinary, key decision-makers in mind, such as architects, specifiers, and asset and facility managers. FUTURE BUILD offers a ‘complete experience’ shared equally between a significant, cutting-edge trade expo and a multiconference/seminar program. From the commercial, education and healthcare construction industries, new sustainable building products and technologies will bring together lighting manufacturers, building technologies/systems, renewable energy, professional services and much more. To date some of the key exhibitors taking place will include Algo Systems, Air Barrier Technologies, Department of Industry Innovation Science Research and Tertiary Education, Deos, Doorways, EBMPAPST, Enlighten, Furphy Foundry, Greensense, Hydroheat Supplies, Iautomation, Liquid Rubber Melbourne, Speedfloor, Timber Imagineering and Window Energy Solutions.

FUTURE BUILD has been created with the needs of multidisciplinary, key decision-makers in mind, such as architects, specifiers, assets and facility managers The seminar program – running on the exhibition floor during the expo – will give visitors the opportunity to stay on top of industry news with the latest in commercial building technology. The three-day program follows the building process starting with sustainable design and construction issues, highlighting green building assessments, building envelope technology, energy conservation, renewables, indoor air quality considerations, and green building automation. With industry leaders and building science specialists amongst the presenters, this seminar program is a must for visitors. www.futurebuild.net.au For further details and media information please contact: Kate Evans, HotHouse Media and Events P: 03 9682 0222, E: kate@hhme.com.au Michelle Shepherd, HotHouse Media and Events P: 03 9682 0222, E: michelle@hhme.com.au

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Facility FACILITY PerspectiveS PERSPECTIVES || VOLUME 6 NUMBER 3

company profile

Perpetual PropertyCare strengthens facility capabilities Strengthservice and diversity in FM

commercial buildings. trojan Workforce Property Carehas continues to strengthen its market erpetual Propertycare will provide qualified trade staff share in the education facilities sector, having recentlythe been strengthened our management carry education out repairs and maintenance appointed preferred service provider for atomajor with well-known industry figure services to our contracts. closer ties facility atkin in thejoining southern region. adam ourQueensland team in March. trojan, which has a national Perpetual Care winner continues to diversifywith through newly adam, beingProperty the inaugural of the network, also assist in Perpetual‘s appointed National Business Development Adamwill Atkin, industry young manager of the year and a Manager beingSector able to provide national who has recently established two new contracts goal in theinRetail member of the Bscca New south Wales coverage within the next two years. in far northernboard, New South Wales. management continues Perpetual’s in promoting facility services Perpetual Property Care is now in a position to initiate the commitment to employing quality packages towhich potential implementation of to a new for southern Queensland, will customers, management staff growbranch our business. Perpetual will always form part already closeposition workingofrelationship with ourPropertycare sister adam fills of thethe newly created tailor a ourself packageasthat companysales Trojan Workforce continue an best suits the National Manager andas is we charged withto establish industry leader in of thebuilding facilitiesour services the responsibility facilityindustry. customer’s needs for each individual property. the use of our own staff and Perpetual PropertyinCare’s recentwith success through services capabilities conjunction our is achieved specialised contractors will ensure our furthercompany developing a personalised to enhance sister trojan Workforce. committed service customer receives a professional and ourPerpetual customers’ facilities and maintaining a safe and environmentally Propertycare currently consistent service that enhances the sustainable serviceand through our related green cleaning systems. provides cleaning cleaning property that their customers or staff ancillary services to major contracts, and occupy. full facility service management to several PPC’s Adam Atkin, Daniel Berkeley and David Butcher

Innovative Solutions

Your Choice is Clear

for the best sustainable solutions in > Offi ces > Educational Facilities > Event Venues > Industrial Sites

Reliable Service

Quality Care

Contact Perpetual PropertyCare p 02 9641 2021 f 02 8020 6608 info@perpetualpropertycare.com.au www.perpetualpropertycare.com.au

The Right Choice

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Facility PERSPECTIVES PerspectiveS | VOLUME 6 NUMBER 3 FACILITY

Facility PersPectives | vOlUMe 6 NUMBer 2

maintenance & essential services

Knowing the ropes By Robert Drane, briteway

As you watch window cleaners abseil up, down and all around your building, it’s easy to believe they’re in the most perilous game in the world – and there are plenty of lurid stories to confirm that thinking. You might remember those two in the City of London whose building maintenance unit plunged 100 feet. Or the American window cleaner that plummeted 47 floors and miraculously survived. There have been plenty who were not so lucky. This is hair-raising stuff!

e tend not to see this very much in Australia, for good reason. The amount of OH&S legislation in this country might seem onerous at times, but it means we have the safest conditions for high-access work in the world. You might ask how it can possibly be so safe when it involves people hanging from high buildings on ropes. Well, let’s start with that rope. It’s not just any old rope. It’s a specialised rope – in fact it’s two ropes, each of which is anchored to your building independently. Thankfully, for us at Briteway, this method has proved fail-safe. We go a few steps further just to make sure though – we install anchor points and we check, tag and test them periodically to ensure they’re still safe. These anchors need to meet standards for rope access systems called AS 4488.2:1997 and AS/NZ 1891.4. It all sounds rigorous, but it’s hard to think of an occupation that justifies it more than that of ropes technician. Now, high-access workers are sometimes ridiculed for calling themselves ‘ropes technicians’. Those who know little about the profession liken it to window cleaners glorifying themselves with designations like ‘transparent wall technician’, garbage collectors with ‘garbologist’, or politicians exalting themselves as ‘public intellectuals’. OK, that last one was a bit gratuitous, but you get the drift. In fact, it takes a particular type to even want to get over the edge of a tall building in the first place, let alone master the subtleties of rope work. Of course, its practitioners love it. And, of course, they know exactly what they are doing.

According to one of our most experienced workers, Mitch Morgan, he is a ropes technician who happens to also be a window cleaner – he sees himself as having two quite distinct occupations in one. Each has its own skills, and our ropes technician/window cleaners need to be able to master both occupations. ‘Basically, speed without sacrificing safety or quality of work (no drips, streaks et cetera) is a key identifier, with faster operators usually smooth and efficient with body movements, and with equipment,’ says Mitch. ‘Also, subtle skills such as housekeeping – how neat and tidy an operator is, with advanced operators usually taking lots of pride in being very neat and efficient with their set-ups (dressing knots appropriately, and packing up). Innovation is also a subtle skill, with better operators coming up with solutions at finding the fastest/safest method to access a particular area. Knowledge comes with experience.’ Ropes technicians have to undergo some pretty serious certification before they can go anywhere near one of your buildings. There are two ways to become certified. The first is fairly rigorous local training. The second involves IRATA – the International Rope Access Trade Association. A lot of work is available to those who are proficient and certified on the ropes – especially in places where access is tricky, such as off-shore drilling rigs. IRATA certification enables them to obtain work anywhere in the world. Many climbers and cavers believe rope work is a walk in the park, but once you leave Mother Nature and tackle a man-made structure, you enter a whole universe of regulations – and rightly so!

Facility PerspectiveS | VOLUME 6 NUMBER 3

maintenance & essential services

Says Mitch, ‘We are very well equipped with knowledge of legal practices. All our equipment has either an ASNZS sticker or a European Standard sticker, which more often than not surpasses our standards. There are pretty clear guidelines for things like knots that are legal, with IRATA being the main body determining what’s safe and what isn’t. Training ensures we use equipment in the correct manner. All operators are aware of not being within two metres of an edge without being harnessed, which is not a rope industry-specific law. Workers simply call an Australian qualification ARAA. As lots of rope workers are climbing enthusiasts, often they are from overseas on working holidays, so many have attained their IRATA overseas, or when attaining it here they do so knowing they may well want to work overseas, so IRATA is the only option.’ Certification training has three levels, and it has made rope access the safest method of doing high-access work. In order for our technicians to ensure the work environment is 100 per cent safe – for workers and the public – they fill out exhaustive Safe Work Method Statements and undertake thorough routines before starting any job. They’re an interesting lot, the ropes technicians, and even within the relatively small window-cleaning community, as with any other occupation, there are hierarchies, groupings, and cultures. The nature of the ropes team separates it from others in the window cleaning occupation. They know the consequences of miscommunication better than anyone. And because they are subject to the vagaries of climate, they are constantly sharing observations as to conditions on the building they’re cleaning. Every building has its own ‘weather’ as well as other interesting features, and Mitch finds himself all over many of them. ‘We have a few regulars, with Eureka Tower being the most wellknown. The building maintenance unit (BMU) cleans 90 per cent of the building, but we have a few ‘drops’ that we rope coming from the roof (floor 92), plus other floors. Eureka has the best view and it’s a challenging diversion that makes the job tough, but also a lot of fun for the guys. We find ourselves cleaning each part of Eureka three or four times per year. We clean Triptych Apartments every three months, making for some chilling southern drops in winter, and scorching eastern drops in summer.’

Facility PerspectiveS | VOLUME 6 NUMBER 3

Many climbers and cavers believe rope work is a walk in the park, but once you leave Mother Nature and tackle a manmade structure, you enter a whole universe of regulations – and rightly so!

maintenance & essential services

Mitch believes that the necessary element of teamwork distinguishes ropes workers from other window cleaners. ‘Teamwork is vital to run an efficient site, with a capable team member being able to identify what needs to be done and doing so without being asked, like finishing a drop before the others, setting the bollards to save time, or filling buckets for everyone. On bigger jobs, sliding ropes across can be very challenging, and often more than one person is required to do so productively. The same applies with pulling rope up on large buildings. Pulling 400 metres of rope up by yourself can be physically taxing. Pulling it up with a team member can make life much easier, faster and safer. Teamwork is vital with a ropes team, as quite often operators are at different levels of skill and experience, and the job itself varies with different drops taking different times. If each team member keeps in mind the abilities of those they are with, you get maximum efficiency. That can vary from helping a new person reach a bit of window they can’t reach as easily, or packing up the rope of the last person to finish a drop. Ultimately, if all team members are trying their best and working as hard as each other regardless of ability, camaraderie and respect are developed, bonding the team. Workers that doubt if they can do something or take longer breaks bring the team down, just like in any team.’ Imagine if, at some point, you knew your life was going to be in the hands of your co-workers and you may need to be rescued by them. Some might even dread the thought! Ropes workers live with this bottom line every day. It is for them a constant realisation. ‘All personnel are trained in rescue, and working in teams of two is the requirement. This is different from other kinds of window cleaning. A team-based approach is essential, as well as a legal requirement. Every rope worker is trained in different levels of rescue depending on what level rope worker you are – level 1, 2 or 3. Should one worker have a rope cut, fall unconscious, or any emergency renders them unable to move, a team member must come down and rescue them.’ So specialised are ropes workers that building maintenance managers are now finding it profitable to engage them in other activities. ‘While you’re up there’ seems to preface more requests than ever before. Hence, our workers are now involved in aspects of building maintenance like bird-proofing, inspections, brick re-pointing and repair and exterior cleaning. It makes sense in a way. No-one knows your building more intimately. ‘We notice everything, from residents that don’t clean their dog’s waste from their balcony (terrible smells), to water leaks, cracks,

exposure of wire in reinforced concrete, calcium build-ups that create mini-stalactites, gigantic spider nests that leave you discovering bites across your body in the shower that evening, bird’s nests, and even a few buildings providing us with a barrage of swooping seagulls! Unfortunately, we sometimes come across substances sprayed down building facades resulting from a few too many drinks, which is very tough to clean, not to mention disgusting. From time to time we have special requests from building managers, as well as residents. We’ve inspected unknown objects on buildings such as sheet metal left hanging from big storms, and even removed large cables left hanging over several storeys. An upcoming job sees us cleaning an unknown sludge leaking down a building façade believed to originate in a plant room. We see it all! Then, of course, there are the wonderful views that are great for taking photos (lanyard attached of course)!’ Speaking of which, many of our ropes access boys could easily lay claim to three occupations in one. Some, like Mitch, are prolific shutterbugs. Their photographs of Melbourne and other cities we clean around the country are good enough to enable us to put out a yearly calendar. Every week our cleaners showcase their talents as snappers by posting a new shot on a Twitter account: ‘@over_the_ edge’. Have a look – you might spot your own building. Meanwhile, check out the accompanying images and enjoy the view!

Robert Drane is a writer, editor and management consultant currently working as HR manager for Briteway Australia.

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Facility PerspectiveS | VOLUME 6 NUMBER 3

company profile

Advanced glass technology

lass is one of the most commonly overlooked building elements, yet it generally covers a large percentage of a building’s external surface and plays a critical role in a building’s overall performance. Over the past decade there have been significant leaps in glass manufacturing technology, which bring exciting new applications for glass use in buildings and unique ways to improve existing buildings’ performance. Here we explore some of the new glass types that have emerged in recent years.

Acoustic laminates

Self-cleaning glass

Switchable glass

Self-cleaning glass is a recent development. A coating is applied to the glass at the time of manufacture, which produces a dual cleaning effect. Once exposed to daylight, the pyrolitic coating reacts with UV rays to break down organic dirt deposits (for example bird droppings and tree sap) and a second hydrophilic quality to the coating helps wash the dirt away when in contact with rain without leaving spots or streaks. With cleaning costs on large buildings being quite significant, this product provides a great solution and a quick return on investment.

Switchable glass is an exciting development in glass technology. It uses nano-technology to enable a completely clear piece of glass to switch to opaque/non-transparent glass with the flick of a switch. Liquid crystals are encapsulated within the interlayer of the glass control opacity. When they are inactive, the crystals scatter, causing an opaque effect. When they are active, the crystals align, allowing light to transmit through. Whether it’s building performance, function or aesthetic value, the ongoing development and innovation of glass coating and interlayer technology is transforming the way this unique material is being used to deliver buildings of the future.

Energy efficient coatings In an average building, up to 87 per cent of heat gain and up to 49 per cent of heat loss is via the glass. Traditionally, heavy tints or metallic coatings have been required to improve the insulating qualities of glass, which results in loss of light transmittance and high reflectivity. Modern coating technology, known as low emissivity or ‘Low E’, allows building designers and managers to maximise natural light and visibility while simultaneously improving a building’s energy consumption and interior comfort. This exciting new technology has attracted significant investment from a number of manufacturers, improving both the range of available products and the potential ROI.

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FACILITY PerspectiveS PERSPECTIVES || VOLUME 6 NUMBER 3 Facility

A common problem experienced by building managers is external noise entering the building via the windows or façade. Acoustic laminated glass types use a uniquely developed interlayer that dampens noise. This now means that thinner glass types can be used to improve internal sound quality. There are many varied factors to consider when upgrading sound efficiency so it is always best to speak with a professional first.

For expert advice on the latest in glass technologies and how they can improve your buildings, contact Express Glass. Call 1300 666 234 or email service@expressglass.com.au

1300 666 234 or email service@expressglass.com.au or email service@expressglass.com.au

You can depend on us to deliver what we promise.

At Express, we know our glass. In a single 24 hours, our professionals will attend, evaluate, and secure over 300 That’s approximately one emergency glass replacement every 5 minutes. That’s why we’ve been Australia’s premier facilities management specialist for over 25 years. We’re proud of our fast response times and we work hard to provide professional solutions, personalised service, and timely status reporting for facility and property managers.

seeing it through

maintenance & essential services

Glass safety – it’s in your hands A recent report from the Victorian Auditor-General revealed the shortcomings of Victoria’s building permit system. Drawing on a recent industry audit, the report assessed the Building Commission’s regulation of municipal and private building surveyors, and the effectiveness of local councils’ enforcement of building permit compliance. Jamie Rice, President, AGGA

he report judged Victoria’s building permit system to be highly ineffective, observing that building surveyors’ failure to enforce Australian Standards created an atmosphere of ‘confusion and inadequate practice’. Alarmingly, ‘Ninety-six per cent of permits examined did not comply with minimum building and safety standards.’ These figures should give the entire industry Australia-wide cause for concern. Lachlan Austin, General Marketing Manager at CSR Viridian, is acutely aware of the current system’s shortcomings. Addressing the safety compliance issue, he states, ‘we require a greater level of authority behind building inspections and building surveyors.’ Imported glass products that are either not certified, or certified from an unreliable source, compound the problem. While acknowledging that not all imports are substandard, Lachlan stresses his concern with regard to the enforcement of Australian building regulations. ‘Overseas manufacturers often build to a price, and the consequences of failure can be dire. When things go wrong, they do so in very big, expensive and potentially harmful ways,’ Lachlan says. The solution is clear: ‘Change only comes on the back of sound regulations that are adequately enforced.’ Australian Standards must be complied with and enforced – a point stressed by Australian Glass and Glazing Association (AGGA) President Jamie Rice. ‘The construction industry must understand the critical importance of using only fully compliant glass in construction and [glass that has been] verified by a reliable source,’ he says. ‘As a trade there is presently no licensing of glaziers, and no mandatory qualification necessary to work on any building site. AGGA offers an extensive training program, and AGGA-accredited glaziers know their standard,’ Jamie says. ‘Unqualified glaziers working on Australian building sites are putting themselves and others at risk. The Australian construction industry should demand more and ask for proof of accreditation,’ said Jamie. The construction industry must also understand the safety risks of substituting inferior products. ‘Builders often try to cost-engineer out what they see as discretionary cost items,’ Lachlan says. ‘The glazier has a responsibility to install a product that fits the intended purpose, including compliance and specification.’ Using non-compliant glass poses an unacceptably high risk to workers. ‘This practice increases the chance of injury,’ says Jamie. ‘Those in the wider building industry who work with glass should always ask themselves two questions: Is this glass what it’s claimed

Facility PerspectiveS | VOLUME 6 NUMBER 3

to be? Has it been properly certified by a genuine JAS-ANZ member? Only proceed if you can answer ‘yes’ to both questions. JAZ-ANZ’s role is to audit the certifier; their endorsement in the supply chain provides surety,’ said Jamie. Substandard glazing doesn’t only affect safety. The wrong type of glass or faulty installation can drastically increase a building’s energy consumption. Due to its extended lifecycle, the installation of the incorrect glazing product can cause severe long-term issues. ‘Buildings last for 40 years on average, so there’s a higherconsequence decision that goes into installing a piece of material – and it’s very expensive to uninstall. Decisions you make today will have an impact on the built environment for years,’ Lachlan warns. ‘Increased regulatory requirements, and the rise of industry “cowboys”, make compulsory licensing for glaziers well overdue. I find it strange that there’s such a difference between the glazing and the electrical trades,’ Lachlan notes. ‘You need a ticket to operate as an electrician for two reasons. One is the safety of the person, because they’re dealing with a hazard. The other is the risk that the public is exposed to if you don’t control that trade. It’s perfectly comparable to glass.’ To rectify this problem, Lachlan advocates more rigorous application of the regulations and verification of glass products. ‘Supplying toughened glass for a safety application without stamps is unacceptable. Verification must also be rigorously checked. There’s no point in having an audit process unless the auditor does a decent job. If they got their certificate off the back of a cornflakes packet, the audit’s clearly not going to achieve the intended purpose.’ Despite the seriousness of the situation, Lachlan is optimistic. ‘This is something that we as an industry have to take up,’ Lachlan observes. ‘Reform is very difficult for the industry to consider, but it’s necessary. If we get a majority of the real players in the market doing the right thing, we’ll be in a much better position.’ To ensure Australian Standards are thoroughly enforced, the whole construction industry must get behind the push for AGGA-accredited glaziers on building sites – for safety’s sake.

To view the AGGA fact sheet on AS1288 and to find an AGGAaccredited glazier, visit www.agga.org.au. COAG are presently considering licensing of glaziers, and AGGA fully endorses this move.

company profile

Talking with your clients In our line of business – the provision of complex contact centre support – we actually do talk a lot with our clients by phone, but it was a real pleasure to meet many of our FM clients in person at Total Facilities Live in Sydney, particularly those coming in from interstate, and to find out what their plans are for the future.

t the expo, it was plain that new technology is changing the way people are working. Emergense was an early adopter of web-based technology, but this was filtering through and most FM software providers either had web interfaces or were working towards this. As a result, clients were saving accounting time and costs when staff or contactors could process work orders in the field online. One planned to reduce their reception staff as well and send their call overflows to us during the day instead – a further cost saving. Another was outsourcing their after-hours call handling to us, which allowed them to negotiate minimum call out shifts instead of paying on-call staff a flat loading just to be available. Even those people we spoke with who were happy to manage it all themselves with mobiles found it worth talking through the alternatives and thinking about the future. We all learned so much. Kerrie McLeod, Sales and Marketing Manager, Well Done International Pty Ltd

Brad Kane (Corporate Intelligense), Kerrie McLeod (Well Done) and Charlie D’Urso (Fitness First) at Total Facilities Live in Sydney.

For more information about Well Done International visit www.welldone.net.au.

We are the FM Support specialists

If you need expert Australian FM call centre support, you should be talking to us at Well Done.

Trades

Industrial

We work with you at Well Done

Supporting • Military bases • Airports, Car parks • Trades, Industry, IT • Retail, Office • Community housing • Resources projects • Clubs and Gyms • Aged Care facilities

Residential

Commercial

1300 551 796

Infrastructure

www.welldone.net.au Official Australasian FM Call Centre for

FM support in a range of settings X

FACILITY PERSPECTIVES | VOLUME 6 NUMBER 3

Facility PerspectiveS | VOLUME 6 NUMBER 3

company profile

Maintaining fire safety equipment is vital Every commercial building must have adequate life safety equipment in place and fire protection specialist Wormald is urging property managers to devise a regular inspection, testing and maintenance program to help ensure these systems are always in proper working order.

ccording to Garry Kwok, National Technical Manager with Wormald, ‘When it comes to fire protection, a high level of reliability is required. To be effective, a building’s fire protection systems and equipment should perform to the standard to which they were originally designed and installed. Regular maintenance and servicing can validate the functionality of the systems and equipment, and help uncover any faults or issues that may prevent them from working correctly at the time of greatest need. Australian Standard AS 1851-2005 – Maintenance of fire protection systems and equipment – details inspection and testing schedules for various fire protection systems and equipment that can assist in ensuring they are in working order. In New South Wales, the Environmental Planning and Assessment Regulations (2000) stipulates that all essential fire safety measures must be maintained. The regulation also demands that an Annual Fire Safety Statement (AFSS) be prepared by a building’s owner or their agent and submitted to the respective governing authority. This certifies that a building’s fire safety measures have been assessed by a qualified person and were found capable of performing as intended to their original design standard1. Fire protection systems are often made up of a number of individual components such as portable fire protection equipment, sprinkler systems and fire detection systems, and each component requires a specific approach to testing and servicing. This, in addition to the mandatory fire audits, strict standards and regulations and reporting requirements, may seem overwhelming. ‘While most property managers understand their obligation to install appropriate fire protection systems, regular maintenance and servicing is often overlooked or not understood. It can be daunting to try and understand exactly what the responsibilities are,’ said Kwok. ‘Working with a fire protection specialist can help facility managers stay on top of things by keeping a schedule of when and how the systems need to be inspected. It can also help ensure all the necessary servicing procedures are undertaken so that the risk of the fire protection equipment failing is minimised. ‘In addition to the testing carried out by a fire protection specialist, it is a good idea for facility managers to visually inspect the fire protection equipment regularly to ensure there are no obvious problems or physical damage.’ Wormald offers inspection and testing services to businesses of all types and sizes and can also maintain other manufacturers’ equipment.

http://www.cityofsydney.nsw.gov.au

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Facility PERSPECTIVES PerspectiveS | VOLUME 6 NUMBER 3 FACILITY

To speak to a Wormald representative about your service and maintenance requirements, call 133 166 or visit www.wormald.com.au for more information.

We’re behind you when you need us As the risk of fire is always there, your fire protection systems and equipment must be ready to perform. Wormald has one of the largest service networks in the industry, so we are always right behind you when you need us most. We’ve helped prevent and suppress fires for over 120 years. We offer scheduled servicing, auditing, testing and maintenance solutions in accordance with applicable Standards and regulations such as AS 1851-2005*. Backed by 24-hour emergency service and a national call centre, Wormald’s specialist service teams help keep your systems running smoothly day to day, and respond fast when the heat is on. So you can get on with business, confident that your people and property are supported by one of the world’s fire safety leaders. That’s peace of mind. Trust the service and maintenance fire safety experts. Call 1300 556 015 email wormald.ads@tycoint.com or visit www.wormald.com.au/services

*AS 1851-2005- Maintenance of fire protection systems and equipment

maintenance & essential services

AS1851 – Maintenance of Fire Protection Systems and Equipment: How does it relate to facilities managers? By Glenn Talbot, Managing Director, verified We are all aware that safety measures in buildings need to be maintained to ensure that they perform when required. It’s the facilities manager’s job to ensure that this continues to occur for the life of the building. Many items on the safety measures list are fire protection-related, and should be maintained in accordance with Australian Standard AS1851; however, AS1851 does not cover all safety measures; for example, egress, access and electrical services do not form part of AS1851.

here is a lot of history surrounding AS1851, with various iterations going back as far as 1939. In the 1980s and 1990s there were 16 different sections, and in early 2000 it was rewritten again into one document. This new version was released in 2005 and remains current today. There have been two amendments since, with the second one being released in 2007 and having significant changes. My point here is that there are big differences between all of these versions. Frustratingly, previous versions are still being widely used. Just stating that you are applying AS1851 to maintain your safety measures is not accurate enough. You need to know exactly which one you are applying, and – more importantly – WHY! For the purposes of this article I will assume that you are using the latest AS1851–2005. Why? Because you would need a very good reason not to be using the latest version. Whatever your resident expert tells you, remember only one thing: most state regulators require a minimum standard of performance to be met. That is, systems may have to be maintained to a particular version of the Standard – as a minimum. Using AS1851–2005 requires a more rigorous maintenance regime than the versions that came before it. In most cases that minimum standard will be met using the 2005 version. Consideration should also be given to the

The practise of some operators who suggest that a third party is needed to perform an audit (or sign off) is not a requirement of the Regulations.

legality of applying a superseded Standard. It would be difficult to defend the use of an old Standard without a very good reason. Using AS1851–2005 to maintain your safety measures equals being compliant in those areas. The real issue here is managing the delivery and output of this maintenance. Having all the right building information at hand, organising a specification around your requirements, putting the work out to tender to specialist subcontractors, and managing the results of the maintenance – all of this sounds relatively easy. And it should be. If it’s done correctly, there is not a lot of additional effort required by the facilities manager. Importantly, there is no requirement to get a third party involved. The practise of some operators who suggest that a third party is needed to perform an audit (or sign off) is not a requirement of the regulations.

Where are the important issues the facilities manager needs to manage? Building information This is a big problem when applying any Standard. If you do not have access to the original building design documents, then this could turn into an expensive exercise. The Standards expect certain ‘base’ information to be available to do the maintenance correctly. The location of system elements, the performance criteria required for systems, occupancy certificates, as-installed drawings, block plans, fire engineering reports… the list goes on. Facilities managers or building owners should have all this information available. If you don’t, then it may have to be recreated, which is potentially a very costly exercise. It is not such a problem in a simple building, but for high-rise buildings and shopping centres it can become complex.

Specifications Nominating which Standard to use, and which version, is simple. The common practice of rewriting the whole Standard in your tender continued on page 58

Facility PerspectiveS | VOLUME 6 NUMBER 3

Grounds Maintenance Specialists GLG GreenLife Group is devoted to the maintenance and care of commercial and institutional facility grounds, ensuring their ongoing functionality with our large range of landscape services. Encompassing a wide range of landscaping principles and disciplines all with a strong environmental focus, GLG can maintain and improve the effectiveness of any facilityâ&#x20AC;&#x2122;s environment. GLG are the specialists in developing routine and sustainable maintenance programs, providing tailored, long-term solutions in the operation and care of facility grounds, creating optimal, safe and cost effective environments for people to work, live and play in. -

Hospitals & Aged Care

Defence

Schools & Universities

Telecommunications

Power & Water Utilities

Local Government

Development Estates

Industrial & Commercial

Hotels & Resorts

Transport: Road,

Sporting & Recreation

Rail, Airports

Housing Authorities

Properties

To find out more visit:

www.glgcorp.com

AUSTRALIA WIDE BUILD | MAINTAIN | SUSTAIN

maintenance & essential services

continued from page 56

Figure 1 – Yearly Sprinkler Flow test

specification is a waste of time and effort. You will achieve a better result by nominating the correct version and sections that apply, noting any variations required. What is more important is to have all of the asset information listed. This should include numbers, types, manufacturers and sizes. All the building information mentioned above should also be provided. Having historic data of previous maintenance activities is imperative. It’s needed to ensure that all new contractor schedules are correct moving forward. Without this data, maintenance will not be in accordance with the Standard, as the schedule for each frequency cannot be maintained. AS1851–2005 includes specific +/- tolerances around each frequency to ensure that schedules are achieved and each test is performed within the correct timeframe. There have been numerous instances in which contractors have stretched timeframes to reduce the number of tests done during the contract period. Under AS1851–2005, this is not permitted, and makes tracking ongoing testing dates critical for facilities managers. Not having the data also leads to additional costs being incurred every time a new contractor is appointed. It allows the contractor to effectively reset the frequencies and force you to do frequencies that may have only recently been done. Some of these lower frequencies will fall outside of the contracted requirements and will be an additional charge. Five-, six- and 24-yearly tests get delivered and charged for irrespective of whether they are due or not. This is an extremely common tactic for contractors to gain extra revenue. Stopping this tactic is impossible if you haven’t got the evidence to show when these tests were previously carried out. Costs that contractors have to submit for tender responses are typically not broken down to a transaction/frequency level. How does the FM respond when a particular test has not been completed and there is no breakdown of costs by transaction? The specifications need to stipulate the requirement to provide unit prices by frequency for each equipment type. This gives you the ability to reconcile payments against actual delivered results. How many facilities managers pay one-twelfth of the contract value every month without reconciling this against tasks actually performed? Do you have all the evidence to conduct this reconciliation, or do you assume that 100 per cent of all the tests are completed every month? This level of performance is not realistic, and industry reports show very poor results in this area.

Managing the results The contractor reporting requirements specified in the Standard are in place to ensure building managers have the evidence required

Facility PerspectiveS | VOLUME 6 NUMBER 3

to satisfy the owner’s responsibilities. To expect that the specialist contractor will deliver all that’s required to make you compliant, based solely on a detailed contract, could not be further from reality. The contractor is under a contract to perform preventative maintenance; they are NOT responsible for ensuring that the safety measures meet the performance required. Most contractors incorrectly believe that the records produced during the maintenance process are for their use only, and they own them. Some remove the site copy when they are removed as contractors! This is fundamentally why the facilities manager must understand and control the records and results of the maintenance. By way of example, Figure 1 shows the test sheet from an annual sprinkler test. This annual test is critical, as the pressure and flow characteristics are measured to ensure that the town water supply continues to provide enough water to work the sprinklers. The testing on the system each week, month and six months can show positive results, but when the annual test is done it can show that the system has never worked! Due to reductions of town water supply pressures in many areas across Australia, this is now a common and dangerous result. In the pictured example, the technician recorded that the test has failed. The copy of this test was left with reception, and a copy resides in the building at the sprinkler system. What happened next? Absolutely nothing. The contractor is in the clear – he’s effectively reported, via one little check box amongst 40, that the system failed. He is under no contract to rectify defects, or make it right. It’s now the facilities manager’s problem, but they don’t even know about it. I’ve spoken before about ‘the devil in the detail’. The test sheets contain information that must be understood and acted upon. The contractor knows that completing the sheet transfers responsibility to you, but who reads them? Relying on a contractor to give you an electronic report of all completed system tests is not good enough to demonstrate compliance, or demonstrate that the appropriate job has been done. We know that a significant number of tests are not being completed. Don’t be a facilities manager that blindly pays subcontractor invoices that are not backed up with hard-copy evidence. Transparency of field results is a powerful thing. They can make the difference between being exposed and being safe. Applying the latest Australian Standard makes a lot of sense – not just operationally, but also economically. It is there to help with the compliance process, but your understanding of where it fits in the bigger compliance picture will determine a positive outcome.

Glenn Talbot is an FMA Australia member and represents the association on Australian Standards Committee FP-001 ‘Maintenance of Fire Protection Systems and Equipment’. He is the founder and Managing Director of Verified, a company that provides state-of-the-art management processes for the control of field maintenance. See www.verified.com.au for more information. If you have any questions relating to fire protection maintenance, please feel free to contact Glenn at glenn@verified.com.au. For information on other Australian Standards committees, contact the Advocacy and Research team via policy@fma.com.au.

ADT Fire Monitoring here for you ADT Fire Monitoring is Australiaâ&#x20AC;&#x2122;s largest provider of electronic fire monitoring, offering back-to-base fire monitoring services 24 hours, 7 days a week. Our dedicated Customer Service staff are highly experienced and trained to handle your enquiries. Whether itâ&#x20AC;&#x2122;s a retail complex, high rise residential building, multi-storey car park or large corporate office block, ADT Fire Monitoring is committed to providing a high standard of protection from the dangers and costs associated with fire. Our service goes beyond just sending the alarm signals to the Fire Brigade. Equally important is the support network of our high quality staff, and our focus on continuous improvement on business process and system technology to bring value for money to our customers. With major clients in the Government, Finance, Health Services, Hospitality, Emergency Services and Retail sectors, ADT Fire Monitoring can tailor a solution for your facility. To see how ADT Fire Monitoring can help with your fire alarm monitoring requirements:

Call VIC: 1300 360 575 NSW/ACT: 1300 363 412 QLD: 1300 360 575 Visit www.adtsecurity.com.au/firemonitoring

company profile

Building managers improve security, enhance efficiency, save energy and cut costs with newly developed solution ADT Security introduces a new commercial solution that integrates key building management functions in one intuitive platform.

n today’s digital age, building management has evolved beyond basic security controls. Building owners and security managers are constantly challenged with the task of managing their facilities securely, efficiently and cost-effectively. To meet this demand, ADT Security has developed an intelligent and customisable building management solution aimed at improving the efficiency of medium to large buildings and gated communities. Designed to offer a simplified user experience, the solution integrates complex access control, alarm monitoring, surveillance, energy management, lift control, air conditioning and other building management systems. From a single customisable platform, it gives facility managers the ability to automate and control a wide range of building operations and security functions from anywhere and at any time. ‘Moving beyond the role of a traditional security solution provider, we are excited to introduce this new solution, which creates more value for our customers by allowing them to leverage existing security investments though integration with building management systems,’ said Mark Norton, Managing Director, ADT Security Australia.

‘With the development of this solution, facility managers will benefit from seamless and integrated control of key functions through a single platform. It is ideal for medium to large sized commercial buildings that have higher needs for integrated management and system capability such as universities, banks, government-owned facilities and large corporations.’

Advanced access control Commercial facilities often see large numbers of visitors on any given day, making access and security clearance a challenge. The new ADT solution addresses this problem by providing features that go beyond basic building management. These include:

Web-based visitor management Visitors can register their information online prior to their visit and receive an access card on arrival following administrator approval.

Gate controls 3 3

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dual-card access: for entry to secure facilities, both an administrator ID card and user ID card are required visitor route control: a visitor is only granted access by passing gates along the route in sequence. For example, for access to a conference room on the third floor, the visitor must pass through the ground floor entrance, activate the elevator and pass through the third floor access gate presence check: a visitor is only granted access to a room when another user is present, preventing access to a vacant room anti-passback: image sensors limit access to designated cardholders only, ensuring one card is used by one person only.

Vehicle access management 3 3

confirmation of access card by RFID reader required for approval when vehicle enters the building automated recognition of employee and visitor licence plates to grant access to authorised vehicles.

Elevator control Control access to individual floors per user authorisation

Intelligent monitoring and dispatch services Offering intelligent alarm and surveillance monitoring capabilities, the solution gives facility managers the ability to detect any emergency or security breach in real time, enabling them to implement a timely

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Facility FACILITY PerspectiveS PERSPECTIVES | VOLUME 6 NUMBER 3

company profile and effective response. In the event of an irregularity or intrusion, the system can be programmed to automatically send instant messages to a building’s control centre for actioning.

Energy management Soaring electricity prices and the introduction of the carbon tax are making businesses more accountable than ever before to their energy consumption and carbon emissions. To help efficiently control climate and lighting, the solution enables facilities managers to adjust and automate heating/cooling and lighting settings by partition and time. In addition, selected devices can be automatically switched to standby mode when not in use. Using proximity sensors, these same devices can be reactivated when someone enters the room.

Customisable, scalable, reliable Easy to use, the web-based system is customised for each individual facility and utilises a 3D display to show layout and structures as they actually appear. With Linux-based scalability, the solution affords the flexibility of system upgrades and can manage up to 376 partitions and 188 gates at a time. Furthermore, each control panel can manage up to 128,000 users. To ensure convenient maintenance and minimise administrator hassle, the fully automated back-end system ensures ease of data update and backup. The servers used by the solution are also protected by redundant backup systems to provide additional safeguards against system malfunction and down time. With wireless network connectivity between control panels removing the need for expensive wiring installation costs, ADT Security’s building management solution is easy and cost-effective to install. For further information, visit www.adtsecurity.com.au or phone 131 238.

ABOUT ADT SECURITY With more than a century’s worth of experience, ADT Security is the world’s largest electronic security company, providing electronic security solutions to more than nine million residential, commercial and retail customers worldwide. ADT Security’s products include alarm systems and integrated security applications that link access control, CCTV, electronic article surveillance and source tagging systems. www.adtsecurity.com.au Master Licences VIC No. 65201491P | WA No. SA37852 SA No. ISL152299 | NSW No. 405187443 | ACT No. 17501009 QLD No. 3258669

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emergency preparedness

Emergency preparedness and the role of emergency lighting and exit signs By Derek Hendry, HENDRY Group Most facilities managers would be aware that ‘AS 3745–2010 Planning for emergencies in facilities’ is the governing standard that nominates the requirements for emergency planning in most of Australia*. Amongst these requirements is the stipulated use of evacuations diagrams or evacuation signs to display the positioning of the building’s various safety measures**, including exit signs. Derek Hendry

xit signs and directional exit signs are significant essential safety measures that are required to be operational during a power failure and, in particular, a fire situation. Exit signs, directional exit signs and emergency lighting are nominated in the Building Code of Australia (BCA) under Part E4 emergency lighting, exit signs and warning systems, and the objective of Part E4 is, in an emergency, to safeguard occupants from injury by (a) having adequate lighting; (b) having adequate identification of exits and paths of travel to exits; and (c) (in the case of warning systems) being made aware of the emergency. The performance requirements of the BCA nominate that a level of illumination for safe evacuation in an emergency must be provided, to the degree necessary, appropriate to (a) the function or use of the building; (b) the floor area of the building; and (c) the distance of travel to an exit. In the case of emergency lighting, a minimum level of illumination for safe evacuation in an emergency is nominated for the path of travel to an exit, with a stipulated time for full lighting energisation and a minimum time requirement set for the emergency lighting system’s operation, to ensure that safe egress for occupants can be achieved. The BCA requires the installation (location) of exit signs to be in accordance with ‘AS 2293.1–2005 Emergency escape lighting and exit signs for buildings – System design, installation and operation’, and to be nominated by building surveyors or building certifiers in the essential safety measures schedule/determination for the building. Clauses E4.5 to E4.8 of the BCA set out the installation criteria for exit signs, including the need for them to be clearly visible and above or adjacent to exit doors, while directional exit signs must be located to clearly demonstrate the direction of exit travel to a required exit.

Facility PerspectiveS | VOLUME 6 NUMBER 3

Below is a diagram from BCA Illustrated (www.bcaillustrated.com.au/bcaicart) outlining the criteria for their installation.

Too often, however, exit signs are installed incorrectly, subsequently altered and not maintained.

Building compliance system Through the various types of inspections (such as essential safety measures, BCA audits, due diligence audits or fire safety audits) undertaken, building surveyors and building assessment staff become aware of situations in a number of buildings that are unsafe for the occupants of a building. Lack of maintenance on exit signs is a common issue, and many building owners and commercial tenants are not aware that the Standard nominates a six-monthly frequency for the testing and inspection of exit signs and emergency lighting, and, furthermore, that a record or logbook of their maintenance must be kept for inclusion in the annual maintenance report required in your state or territory.

emergency preparedness

Often, non-compliant fit-outs or partitioning have created new paths of travel and have left the existing exit signage confusing and misleading, or, for example in the case of some warehouses, the positioning of the racking has left the signage poorly visible or completely obstructed. At other times, a change in use of the building (one that does not necessarily trigger a change of the building’s classification) can leave existing exit and emergency lighting non-compliant, and again can lead to misleading and confusing signage. While legislation concerning the maintenance of essential safety measures around Australia does not allow for ‘directions’ to be used to force an existing building to comply with the current Building Code of Australia, a statutory authority (in most instances the local council) can force the owner of an existing building to comply with current regulations, usually via a building notice or similar instrument. The photographs on this page depict various exit signs and directional exit signs originally located in bad positions, wrong positions, subsequently obscured or not maintained. These images are classic examples of totally incorrect signage, with the path of travel leading to a dead end. Confusing signage leads to lost time and potentially dire consequences in egress from a building. Obscured signs or lack of appropriate information (due in the latter case to a missing diffuser cover) can leave occupants at a loss in a real emergency. Facilities managers need to be aware that the building owners and tenants of these various buildings may be at risk if occupants rely on the exit signs in an emergency, which may result in confusion, or worse. Civil litigation would easily reveal that the exit signs do not comply with current safety standards (community expectations) when compared with the current BCA provisions and AS 2293.1–2005. Exit signs and emergency lighting are an integral part of emergency preparedness, as indeed are all the essential safety measures in your building. *In Queensland, documentation of the emergency plan arrangements for a building is driven by the mandatory requirements of the Building Fire Safety Regulation 2008. ** ‘Safety Measures’ is in fact a Building Code of Australia (BCA) term, as referenced in Part I Maintenance. In Victoria and Western Australia these are called Essential Safety Measures; in New South Wales, Essential Fire Safety Measures; in the Northern Territory, Fire Safety Measures; in South Australia, Essential Safety Provisions; in the Australian Capital Territory, Essential Services; and in Tasmania, Essential Safety and Health Features and Measures.

About the HENDRY Group Derek Hendry is the Managing Director of the HENDRY group of consulting companies that include HENDRY Building Surveying Consultants, HENDRY Disability Access Consultants, Essential Property Services and Emergency Plan. HENDRY pioneered the private certification system of building approvals in Australia, and the consultancy assists clients nationally with all facets of building control and disability access compliance, essential safety measures audits, and emergency planning requirements. HENDRY publishes a monthly e-newsletter entitled Essential Matters, and provides a subscription service, BCA Illustrated, which provides over 3000 illustrations that interpret and explain the BCA as it applies to your building. www.hendrygroup.com.au

Facility PerspectiveS | VOLUME 6 NUMBER 3

company profile

Clevertronics introduces L10 lithium: the most energy efficient and sustainable emergency lighting range on the Australian market

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he Clevertronics L10 Lithium range of emergency and exit lighting incorporates the latest lithium battery technology that delivers: twice the battery life of current battery technologies used in these applications twice the maintenance-free period (designed for 10-year maintenance intervals, compared to the four to five years current best practice) one of the most energy efficient emergency lighting products on the Australian market the first truly sustainable emergency lighting â&#x20AC;&#x201C; batteries containing no toxic heavy metals or carcinogens. Three core elements are engineered to deliver twice the maintenance-free operation: 1 the application of 10-year lithium iron phosphate battery technology 2 state-of-the-art, latest technology, solid state LEDs 3 power supplies and drivers engineered to outlast the life of the LED and battery.

The lithium battery The L10 lithium battery, which is a lithium iron phosphate (LiFePO4) technology, delivers superior performance while eliminating the use of toxic heavy metals found in other battery technologies, such as cadmium and nickel. The lithium battery technology has been available for over 15 years. However, significant technological breakthroughs in the early2000s by leading manufacturers of these cells have provided the advanced properties, which now see this as the battery technology of choice in such applications as UPS systems, electric cars, motorised wheelchairs, and, more recently, in applications such as emergency lighting, power drills and computers. The L10 lithium battery packs are coupled to a specially designed, intelligent, two-stage charging method that provides constant current then switches to a constant voltage

charge. This intelligent charging method ensures optimal performance and very low standby power consumption.

Long-life LED technology Utilising the latest developed OSRAM high performance LEDs, the L10 EXIT range is engineered to deliver a long lifetime of 100,000 hours (B50, L70). Optimising the right combination of thermal management and selection of high-quality state-of-the-art LEDs coupled with efficient light conversion ensures optimum performance and genuine long service life.

Long-life LED drivers and smart battery charger The LED driver technology used in the L10 maintained range is engineered to deliver a long service life to match the performance of the L10 lithium battery and LED assemblies. The use of low energy, low running temperature and efficient power supplies coupled with specially designed LED drivers underpins the reliability and low emergency consumption of the L10 product range. High-quality components have been selected to match the operating environment from both a power and a temperature perspective to ensure the maximum service life even in high ambient luminaire operating temperatures.

Four-year warranty The L10 Lithium Range is supplied with a four-year product warranty. Additionally, when supplied as part of a Clevertronics Zoneworks system, the L10 product warranty includes an on-site warranty component (see Zoneworks on-site warranty terms).

Environmental impacts The LiFePO4 battery technology in the Clevertronics L10 range represents the fourth battery technology now available for emergency lighting applications. Due, until recently, to the absence of a suitable alternative, the other three battery types, Ni-Cd, Ni-Mh and lead acid, have presented the world with a serious environmental issue particular to emergency lighting. All three contain toxic heavy metal contaminants, namely cadmium, nickel and lead, and all three contain carcinogens. Cadmium and nickel are known carcinogens, and lead is considered a probable carcinogen. The L10 lithium option is available for most Clevertronics emergency lighting products. Visit www.clevertronics.com.au for more details.

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• • • •

the modern workplace

Where do you keep your data? By Alan Perkins, Chief Information Officer, Altium Ltd When Altium’s IT team heard that the company was to relocate its global headquarters in Sydney’s Northern Beaches, the reflex response was to wonder how the business would cope without the systems being online for several days while the servers were moved. Only one enterprise system was taken offline. An old customer forum was hosted in-house and had to be taken offline while the servers were moved to the new premises. Every other system kept running continuously. This included accounting, customer relationship management and support, purchasing, human resources, document management and email, to name just a few. How did Altium do it?

lmost all of Altium’s data is stored in the cloud (internetaccessible data storage infrastructure). Altium has been completely cloud-based for at least three years, and much of the company’s data has been in the cloud for twice that time. Having the data stored off-site meant that the location of the office was irrelevant – everyone around the world could continue to access all the systems. Ubiquitous access to data under all conditions is just one of the benefits of cloud computing; however, there are also a number of potential pitfalls. This article will look at the pros and cons to help you decide to what extent you should embrace this new technology. The introduction of cloud computing, from a facilities perspective, is analogous to the availability of electric power delivered as a utility in the late 19th century. Prior to this, companies had to have their own steam-powered generators. The first adopters would have no doubt been anxious about entrusting their industrial throughput to the vagaries of some external provider that shared their electrical output with other customers. It would have all felt very uncomfortable at first.

Facility PerspectiveS | VOLUME 6 NUMBER 3

Surely they would not have seen the revolution this would bring – adaptors in every room capable of powering all sorts of devices ranging from hairdryers to washing machines and radios, to battery chargers for even more far-fetched devices. Today most people are just as anxious about entrusting their systems and their data (and that of their clients) to an externally controlled service provider. But what makes the cloud different to a hosted service, such as the IBM ASP model, where packaged software applications are hosted and maintained by a third party specifically on behalf of the customer? The answer lies in the fact that the cloud model is multi-tenanted, which means that the underlying infrastructure is designed from the ground up to be used by many different clients for many different purposes, just like a power station. The facilities offered by cloud providers can vary from basic raw computer power (where a company can rent computers by the hour) and storage (charged in gigabytes per month to store and transfer in and out), through to complete software systems designed to replace major enterprise solutions, such as CRM, and even financial and HR systems.

the modern workplace

Today most people are just as anxious about entrusting their systems and their data (and that of their clients) to an externally controlled service provider.

The cloud allows real collaboration between people. Increasingly, staff and customers are relying on social networks to collaborate as well as having multiple people simultaneously writing documents. Google Docs is one example that allows many people to edit simultaneously from anywhere in the world. And in this environmentally aware world, the cloud makes a lot of sense. Salesforce, for example, runs three million users on 3500 computers. Facebook, through its Open Compute initiative, has made public their power-efficient best practice server farm methodology. The large cloud vendors, including Salesforce, Amazon, Google and Microsoft, as well as many niche products, provide a wide range of facilities that are difficult to achieve in-house. The CIO of the past prided himself on how many servers he managed. The CIO of the future will pride himself on how few.

How and where to store company data and host systems is one of those questions on which everyone has a different point of view. Some experts will say that the only safe data is the data you have on your servers. Others will tell you that data in the cloud is more secure because it is being housed by professionals dedicated to its protection. So how do you know what is right? The answer is: it depends. For the vast majority of businesses, the costs of providing truly secure facilities far outweigh the potential risk of loss; not many businesses are prepared to invest in man traps with biometric scanners, backup diesel generators and devices and protocols for physically destroying hard drives at the end of their useful life, even keeping their data facility location secret. In many cases, what amounts to security can be overcome with a heavy hammer. Professional cloud providers are dedicated to the security of their clients’ data as a central core business, but it still pays to cover yourself. Ensure that you have a tested means of recovering your data from the cloud provider. Don’t just take the provider’s word for it, test that you can get the data or application out, and test a go-live backup strategy. A backup plan is useless if it cannot be exercised within the timeframe the application demands. For some business applications this might be seconds; for others, days. There are many reasons why moving data and systems to the cloud can be compelling. People often quote cost savings, or fiscal control – the opportunity to convert capital expenditure to a reliable operating expenditure budget is one reason, scalability is another. To me, it comes down to the flexibility and agility it offers businesses. When providing in-house infrastructure and systems, businesses tend to have to plan stepwise incremental increases in capacity – risks must be taken, so many projects fail on the drawing boards. With the cloud, this is rarely the case – in most cases systems can be scaled up and back down again very quickly. An example of this is seasonal competitions for viewers watching live sporting events or variety shows and casting votes. While the show is open, systems must be able to cope with high-scale data input – sometimes tens of thousands of responses per second. If you are only doing this once a year, it is financially untenable to build this infrastructure yourself. I once tested a system requiring eleven computers for three hours. Using Amazon EC2, my total cost was $5. Set-up time: half an hour.

Facility PerspectiveS | VOLUME 6 NUMBER 3

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Facility PerspectiveS | VOLUME 6 NUMBER 3

the modern workplace

Delivering the workplace of the future

A technological breakthrough introduced to the Rialto Towers is enabling the vertical village to move from concept to reality.

n a competitive market, building managers are searching for new ways to add value and retain tenants in the very same way that organisations are searching for methods to effectively attract and retain staff and improve productivity. Equiem Pty Ltd has developed a new hyperlocal online network designed to better connect and empower tenants, suppliers and building managers, and serve the communities inside major office buildings; the so-called ‘vertical villages’. ‘Big building management will never be the same again,’ Grollo Group Director Lorenz Grollo said. ‘This technology platform delivers win-win-win for building owners and managers, retailers and tenants.’ After two years of development and testing, the first iteration of Equiem’s platform went live at the Rialto Towers through the ‘@rialto’ portal in March. People working at Rialto are now connected through an online network made possible by a new technology that is believed to be a world first. Next up will be ‘@120’, with Investa currently rolling out the platform across their 120 Collins community. Already, more than 1300 people – believed to represent over 40 per cent of the Rialto’s occupants – are taking advantage of @rialto to explore their environment, connect with one another or simply to order lunch at their desks. Equiem Chief Executive Gabrielle McMillan said, ‘Our

technology breathes life into the built environment. It allows individuals to communicate directly with building management, amongst themselves as a community, and with local retailers and service suppliers. ‘The Equiem platform shifts the paradigm: workers in a building no longer have to communicate to building management through third parties. For building owners and managers, this direct connection to every person in a building is incredibly powerful in understanding end users and delivering their needs.’ Australians are becoming progressively time poor, which creates an opportunity for building owners and employers to leverage technology to make life more convenient. Through the Equiem platform, busy users can arrange their dry-cleaning, order flowers or a bottle of wine, and even order take-home dinners or convenience groceries. The retailers at a building also benefit, offering their products and services through the platform’s e-commerce functionality. There are workers within office buildings who are simply unaware of the services right on their doorsteps, and retailers traditionally have a hard time getting their message heard. The portal gives retailers a channel to engage with customers and connects the commercial tenants with the retail, resulting in a healthier commercial ecosystem for the precinct.

Key elements of the portal include: 33 hyperlocal news and events – location-relevant information 33 an online store enabling workers to have products from local

businesses delivered directly to their desks 33 a concierge element, allowing hotel-style services for car and travel bookings, last-minute tickets and hard-to-get restaurant seats 33 a community page, where people can communicate with one another and building management, and create groups for those with shared interests.

Facility PerspectiveS | VOLUME 6 NUMBER 3

the modern workplace

John Apps, the Australian director of St Martins Properties, which owns the Rialto in 50-50 joint venture with Grollo Australia, said: ‘Rialto is known for its focus on customer service. The @rialto portal offers a new-generation approach to that same philosophy. Every tenant in our building can now enjoy exclusive five-star hotel service and participate in the Rialto community.’ Renowned chef Shannon Bennett, whose restaurant Vue de Monde occupies the 55th floor of Rialto, offers his Café Vue lunch boxes and other products via the portal, and loves the opportunity to talk directly with his local consumers: ‘@rialto is a great way to bring people together who would ordinarily not even say hello in the lift. As a restaurant operator in a large corporate building, I can really see the benefits both for me in terms of business opportunities and for people who work here in making their lives easier.’ Sam Nash, owner of the Melbourne Nashi chain, whose Rialto store now sends coffees, soups and paninis to desks throughout the building, has noticed an increase in sales at his Rialto plaza cafe since the portal launched at Rialto. ‘It is great to see the success of the system as demonstrated by the huge increase in sales. We are glad to be a part of it.’

Claire Clark, the general manager of 120 Collins Street, which is owned and managed by the Investa Property Group, said, ‘We are introducing the Equiem platform to 120 Collins Street because we feel that this is the new generation of tenant services. The portal will go a long way towards de-commodifying the selection and subsequent experience of occupying office space by bringing a more connected, service-led management approach, adding value to the tenant experience and ultimately enhancing the value of the asset.’ Ms McMillan said @rialto and @120 were just the beginning in bringing vertical villages to reality as true communities. ‘We intend to evolve the software while rolling it out to more buildings in Australia and South-East Asia. We envisage that Equiem technology will be the new benchmark for signature, premium-grade assets, with an ‘Equiem-lite’ for low A- and B-grade buildings. The portal can integrate into a building’s facilities management system, creating a completely seamless experience for users. Equiem’s development team follows ‘agile’ software development principles, with regular feature updates and quick response to user feedback and requests. ‘We’ve got some of Australia’s best developers working at pace to ensure the platform continues to meet user demand and changing technology. On average, we release 50 new updates to the site every two to three weeks,’ she said. ‘This has the potential to integrate with new developments, residential buildings, larger public spaces and even whole suburbs. The mission is to make the technology more behind-the-scenes, with more touch points that are easier to use. It’s about providing convenience and making life easier. ‘The world has moved online, and it’s changed the way we live. Equiem is looking to make technology truly meaningful; to create tangible, everyday benefits; to integrate with and focus on real spaces; to localise.’

For further information, please contact: Equiem CEO Gabrielle McMillan, 03 9628 2442 or gabrielle.mcmillan@equiem.com.au

Facility PerspectiveS | VOLUME 6 NUMBER 3

company profile

Meeting cyclists’ parking needs

he use of bicycles has steadily increased in recent years as the health and environmental benefits of cycling become widely accepted. With state and local governments promoting sustainable transport options and the ability to earn Green star points, there has become an increased need for bicycle parking and storage facilities. Bicycle parking facilities for commercial tenants requires dedicated parking areas and devices that bicycles can be locked to or secured in. as these basic requirements can add up to a significant expense, it is important to design facilities that will meet the needs of cyclists. as2890.3 provides some helpful guidelines in designing safe, secure and convenient bicycle parking facilities. ideally, bicycle parking areas should be located in the most convenient location for cyclists and close to building entrances or lifts. the parking area should be sheltered from weather, in clear view of the public or under surveillance, and be sufficiently lit at night. the three classes of acceptable bicycle parking facilities include high-quality bicycle racks, fully enclosed bicycle lockers and secure compounds with secure racks provided. in determining the appropriate class and quantity of bicycle parking facilities to provide, consideration must be made to the specific application, location and space available.

Cora Bike Rack is a specialised Australian company that designs, manufactures and supplies bicycle parking racks, rails and lockers. As the major supplier to government and business since 1997, Cora Bike Rack has the experience, knowledge and product selection to provide the ultimate end-of-trip bicycle parking facility. • • • •

Made in Australia EcoSpecifier verified Green Star and AS2890.3 compliant Door to Door delivery across Australia

Contact Details Cora Bike Rack P: 1800 249 878 F: 1800 249 879 E: sales@cora.com.au I: www.cora.com.au

PerspectiveS | vOlUMe VOLUME 6 NUMBer NUMBER 3 Facility PersPectives

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the modern workplace

Freedom and trust… and then? Activity Based Working: just the latest hype in workplace design or genuine organisational transformation? By Luc Kamperman, Managing Director, Veldhoen + Company Australia Do behaviours change as result of a new work environment or do we need a new work environment because our behaviours are changing? The answer to this question will change the way organisations think about their facilities managers and the contribution they can make to organisational transformation. This article discusses the need for an integrated approach that combines the physical, virtual and behavioural elements of a new way of working. The background

echnological developments have made it possible to have access to information independent of time and place, so we can organise our work differently and more efficiently. With these technological improvements, we are no longer tied to an office or indeed the regular office hours to acquire, process and distribute information. This ability to work anywhere (from home, clients’ sites, on the road) begs the question: what is the office for? If employees can work anywhere, why would the organisation need to invest heavily in a centralised office? Why do employees need to commute (many hours for some) when they can be effective from home? Why do we limit our talent pool to those located in our home cities?

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These questions do not suppose that the office is not needed anymore, but rather present an opportunity for the organisation to rethink how they work and how their employees work with one another. The primary function of an office is shifting from a factory where we process information to a place where we collaborate and learn. It might sound simple, but the impact and consequences for Veldhoen + Company has found that organisations can reduce their real estate costs by 20 – 40 per cent. In successful projects, the money saved is not banked, but a portion is invested in new technology and a thorough change program.

the modern workplace

Today, it is possible to work anywhere, anytime; however, to do this requires leaders to think differently. our working behaviours are enormous. Technology is not the only thing driving this – people don’t want to be managed on presence – indeed, they never really have, but in the past it was a practical reality. Today, it is possible to work anywhere, anytime; however, to do this requires leaders to think differently. Organisations that are based on control and distrust will wither and die. Empowerment and trust are the foundations of the relationship that employees of today expect from their organisation. As organisations grow and become more sophisticated, we push our key accountabilities into the lower levels of our organisations and as a consequence we need an open dialogue about what we want to achieve, instead of when and where we do it. So what does this mean for our offices? In its simplest form, it means that we need to provide spaces that link directly to the activities that people need to perform in this new world, not simply to replicate the office of the past and assume that employees are able to make their workspace accommodate a different set of activities and outcomes. In essence, all organisations need to consider Activity Based Working.

Founder of Activity Based Working Since 1994, Veldhoen + Company has developed the Activity Based Working philosophy (ABW) and helped organisations around the world to develop their own. Each of these programs is tailored to the organisational ambitions and working culture, but the one common feature shared by all implementations is that they are based on giving employees freedom. Freedom within boundaries is the essence of ABW – the freedom to produce the best result for the client and the organisation. Inherent in this freedom is the trust that employees are in the best position to know where and when to do these activities, and the role of the organisation (leadership) is to hold them to account, not to dictate their every move. ABW challenges unnecessary rules and procedures, permanent workplaces and regular working hours. It promotes knowledge sharing, more pervasive collaboration, personal accountability, and

Interpolis offices, Tilburg, Netherlands

encourages entrepreneurship. This makes work more enjoyable and more challenging, but ultimately improves productivity and customer service.

The Australian context In 2008, Veldhoen + Company brought the ABW concept to Australia with a successful implementation at Macquarie Bank in Sydney. Since then, Veldhoen has guided several other clients on their own ABW journeys, like the Commonwealth Bank, Bankwest, and Goodman. The success of these projects has lead to a buzz around ABW. Primarily, suppliers of the physical environment (architects, developers, et cetera) have jumped onto the bandwagon, but unfortunately this is often focused on the building and furniture, which means parallels are drawn between ABW and hot-desking. ABW is much more than this – it only works well if it is implemented in an integrated way with the right focus on the virtual environment (technology and information management), the physical environment (the physical fit-out) and what we call the behavioural environment (people and culture). All of this needs to be supported by a change management program that ensures it’s not a hollow and intellectual change, but is truly embedded in how we work and lead differently in the future. A transition to Activity Based Working has to suit an organisation’s vision, activities and culture, and many companies don’t get this right, which is a risk that can be very painful in various ways over time.

Key trends that will impact the office fit-out The Macquarie Bank, CBA, Bankwest and Goodman projects have shown that staff engagement can go up by 10 per cent, that on average 90 per cent of staff don’t want to go back to the old way of working, and that 50 to 60 per cent of staff indicate that they are more productive post-ABW implementation.

The biggest change is that we are truly going through the process of digitisation, and this is more significant than the fact that paper will disappear from our working processes. Maybe we will use paper to make notes or for easy reading, but even that is changing quickly. Paper won’t be necessary for our working processes, and

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the modern workplace

this will truly free us up from the physical space. With this, a lot of processing work will be automated or outsourced, and it will lead to the question of how your organisation adds value to your clients and what it means for the activities that need to be supported. A relatively newer trend is social media and its impact on our working lives. Organisations are adopting technologies like Yammer (corporate social networking); however, some organisations still block access to Facebook on the corporate network. At the same time, people use their own mobile devices to connect with their friends. This distrust of an employee’s activity does not support productivity, and only drives the division between an organisation’s leadership and its employees, all while studies have shown that people are more

productive if they can focus on something more social for a moment rather than having an uninterrupted focus on work. Instead of blocking this trend, organisations should be asking how it can drive the behaviours they want to see. An example: by integrating personal technologies into the intelligent building systems, it will be possible to use your mobile device to gain options on where to sit in the office based on your objectives and tasks. One day you’ll enter the office and your phone will tell you, ‘On the second floor are some people that you have a meeting with later this morning. On level five are some of your teammates that you might want to check in with. On level six there are several spaces available in your favourite workspace. Where would you like to go?’ Working from home is a rising trend, but its impact is bigger than fewer people coming to the office. The option to work from home helps people to make more conscious decisions about what they are doing. Some activities can’t be completed from home as effectively as you could do them in the office. This drives people to think about when they have to collaborate with colleagues face-to-face versus administrative work. This thinking stimulates more efficient work planning across the business.

Making this a reality

Interpolis offices, Tilburg, Netherlands

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To get this right, we need to focus on clear boundaries and accountabilities at the same time as freedom of choice and total trust. The result of introducing trust and freedom without boundaries and accountabilities is not the potential of total anarchy, but rather that people still desire direction and leadership. We need to guide people and teams to understand the changes in the informal structures and the impact on the team cohesion. As an example, the implementation of ABW has impact on the perception of the team. Leaders need

the modern workplace

to rethink how they can maintain the team cohesion without necessarily sitting together all the time. While it might be beneficial to blur team boundaries to encourage cross-collaboration based on informal networks, we don’t believe that having no formal structures is efficient, either. It all needs to suit the organisation – the culture, maturity, and market forces, as well as its objectives and vision. For this reason, we primarily focus on the behavioural elements and the change strategy in our projects, and it all starts at the top – leaders need to have a clear vision and direction for their organisation, and managers need to be leaders. The reality that we experience is that staff are relatively comfortable with the transition, but it’s the managers who struggle. A combination of motivation (‘I want’) and skills (‘I have the ability’) is key for success. Organisations who have been

Working from home is a rising trend, but its impact is bigger than less people coming to the office.

able to deeply change people’s thinking along with a change in the workplace fit-out have concluded that they have improved engagement, behaviours have changed to reflect what the organisation needs, productivity has increased, and they have become more attractive to work for.

The opportunity for facilities management Innovative offices are often restricted to the implementation of a modern fit-out and introducing some new technologies. Facilities managers need to acknowledge that introducing ABW is beneficial in housing staff efficiently, but also that doing it well is complicated and challenging. While it is challenging, they have a great opportunity to be a catalyst for change by inspiring the leadership of an organisation to rethink they way it works. Facilities management has always supported organisations; however, ABW offers it the chance to collaborate with senior leadership, HR, IT and finance to transform the organisation.

Luc Kamperman is Managing Director of Veldhoen + Company Australia. With 10 years of experience implementing ABW in Europe, he set up the Sydney office in 2009 after being the lead consultant for Macquarie Bank’s ABW implementation. Matt Strudwick is a Change Management Executive who joined Veldhoen + Company in 2012 after successfully leading the change team at Commonwealth Bank during their transition to ABW. The Veldhoen Australia team is working on various Activity Based Working projects for clients ranging from financial services to professional services and local city council offices.

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company profile

Glad Group delivers customer service excellence at ONE ONE ONE Eagle Street in Brisbane The Australian-owned Glad Group has been dedicated to working in partnership with clients to achieve their goals since it was established in 1989.

ith a proven track record in assisting clients to improve operational efficiency, Glad Group appoints Integrated Service Managers as one key point of contact on all assets engaging two or more Glad Group property services. As Glad Group’s Managing Director Nick Iloski says, ‘Our Integrated Service Managers are just one way we can demonstrate our willingness to add value for our clients.’ Glad Group recently commenced a new contract at ONE ONE ONE Eagle Street in Brisbane in partnership with property manager Jones Lang LaSalle to provide cleaning, security and waste management services at the new world-class, premium-grade office tower owned by The GPT Group. In May, Glad’s integrated services team was rewarded for its efforts when they won the first WOW Award for service excellence at ONE ONE ONE Eagle Street. The WOW Awards is a unique, international award program, which recognises staff and organisations when they provide service quality above and beyond their normal duties to help someone.

Glad Group has embraced the latest technology as part of its commitment to leadership in sustainable business practices. At ONE ONE ONE Eagle Street, Glad Group has embraced the latest technology as part of its commitment to leadership in sustainable business practices. All waste and recycling is collected via barcoded bins and then weighed on a scale in the building’s loading docks. Glad’s Mobile Reporting system (GMR) tracks the weight of waste from each tenancy electronically, and can identify the source of any contaminated waste. Glad’s GMR technology provides live site reports 24/7 – generated automatically, ensuring transparency of service delivery. GMR can also report on asset surveys, damage reports and incident reports, assisting clients with risk management. All GMR data is stored securely within Glad Group’s National Operations Centre, a command and control centre based at its headquarters in Sydney. Iloski says Glad Group’s new National Operations Centre has the capability to form an integral part of clients’ Business Continuity Plans: ‘The National Operations Centre can coordinate crisis and emergency response from a remote, secure location.’

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Glad Group has implemented its Glad-Easi technology at ONE ONE ONE Eagle Street, an online management system that controls entry and exit of all service personnel and manages information including inductions and training, policies and procedures, and work, health and safety (WHS) practices. Iloski says the company is committed to constantly investing in new technology and believes the integrated services platform is the way forward for Glad Group. ‘When I started in this business, we were just a cleaning company. Over the years our business has expanded to meet our clients’ needs, and today we offer a platform of combined services including cleaning, security, environmental solutions and maintenance services,’ he said.

security

The facilities manager and security – who cares? Donald S. Williams CPP, DSW Consulting Pty Ltd Security is about preventing crime and arresting perpetrators; this requires the provision of guards and cameras. And, unless the facilities manager has some sort of contractual responsibility for the provision of these services, security is not a facilities management problem; hence ‘security – who cares?’

.his attitude is true to the same extent as the concept that facilities management is about maintaining doors and drains. Both facilities management and security are in the process of establishing themselves as recognised and respected professions. As both disciplines are concerned with protecting the environments in which the community works, lives and plays, there should be recognition of the other’s expertise, where the boundaries of responsibilities lie, and where the overlaps occur. Professionalism also requires relating to each other in a ‘professional’ manner, not just at the technical level.

What is security? In the specific context of this paper, security is defined as ‘protection from deliberate, malicious, human action’. Everyone has an expectation of, and a right to, a safe and secure environment. As shown in Figure 1, many of the protective responsibilities rest with facilities managers, such as maintenance, inspections, regulatory compliance and often emergency management and related training. Other threat vectors that can affect the site are the responsibility of the security manager.

Security Security, at the higher level, is about protecting activities as well as assets, and as these often happen in facilities, there is another obvious area of overlap and, hopefully, cooperation. Often security is seen as an add-on, as in the provision of ‘guards, guns and gates’. It should be seen as a function of the site that assists and protects the tenants and the facilities manager. In risk management terms, where a risk is the product of the likelihood of an event occurring, and the consequences should the event occur, then security is largely about prevention. It is better to stop the act from occurring than having to respond to the aftermath.

Security and facilities management The overlaps with facilities managers become apparent once discussion begins around issues such as building design and fit-out; installation of detection systems; access routes; the use of RFID sensors to track asset movements; the ability to limit movement between sections of the site; the strength of ‘secure’ rooms and the fixture of security cabinets; the ability to monitor movement and activity; as well as the ability to communicate with all staff, security personnel, visitors, the public and neighbouring sites. The following are a few brief examples of where the security and facilities management professions overlap. Most security incidents fall into the ‘low likelihood – high consequence’ category of risks. But not all; vandalism and graffiti are examples of high likelihood activities. Vandalism provides a good example of the differences between security and facilities management. The façade of a building may suffer damage from a number of threat vectors; for example weather or deliberate human action. To protect against a weather event such as a severe hailstorm, the facilities manager may consider additional covering, hardening

THREAT VECTORS Mechanical failure, wear and tear, accidents, weather, inattention, etc

Engineering, Safety, Monitoring, Staff Training, etc

DELIBERATE HUMAN ACTION

SECURITY

Facility Capability ASSETS & ACTIVITIES

Figure 1

Facility PerspectiveS |

Security, at the higher levels, is about protecting activities as well as assets and as these often happen in facilities there is another obvious area of VOLUME 6 NUMBER overlap 3 and, hopefully, cooperation.

security

the glazing, shutters, et cetera. To protect against vandalism, the security manager may suggest altering the lighting, or installing sensors, a two-way communication system, or monitored CCTV. In both cases, the ability to repair the damage will probably fall to the facilities manager, while the security manager may be involved in trying to identify any perpetrators.

The facilities manager can become involved when discussing how to limit the movements of a violent person once they are inside the site, how to communicate the danger to the tenants, and how to coordinate the response measures to limit the damage that can be caused. In the case of graffiti – an obvious case of deliberate human action – one of the key response measures, and one that can assist in deterring further acts, is an effective and immediate graffiti cleaning contract, probably managed by the facilities manager. During the design phase, the security manager may suggest that certain materials and colours are more prone to attack, and the facilities manager can comment on the ability to clean and refurbish different surfaces. Considering exposures, some are obvious: having a building ‘open’ of a night to allow it to breathe and cool may be good environmental management, but does it create security concerns and, if so, how can they be managed? Does the fitting of new amenities create new assets worthy of protection? There has also been some discussion on the relationship between multi-storey atriums with overlooking balconies and the possibility of suicide by jumping, which raises issues for both the facilities manager and the security manager. In addition to the traditional barriers provided by doors and windows, there are many other aspects of facility design and use that can assist security and thereby allow security to assist the facilities manager. These include: 33 the concept of crime prevention through environmental design (CPTED), which uses design aspects such as colours, sight lines, lighting and pedestrian flows to manage how areas can be

observed, how nefarious activity can be deterred and detected, and how tenants can take ‘ownership’ of an area. The principles, while common sense when explained, are still important security factors 33 landscaping, which can be used to limit access for vehicles and pedestrians, and can provide friendly but secure areas. Landscaping can also be used to create shadowy areas suitable for crime. It depends on whether security, as well as aesthetics, was part of the design consideration 33 layout of back-of-house zones, including rubbish collection and storage areas, which can be designed to make it easy to identify what and who belongs and what doesn’t. How these areas are used, including the contact requirements for use by tenants and the frequency of collection, also help make the site secure 33 the location and protection of cooling vents and other utilities and their access points, which is brought home whenever there is discussion about the ability to contaminate a site through biological or chemical attack. Security planning should assist facilities managers with implementation of security technology by reviewing the entire system rather than just the particular equipment. There has been recent discussion on the correct use of CCTV and liability issues where equipment was not well positioned, maintained, monitored or effective. In some United States cases, the facilities manager was found to be liable for not providing the expected level of capability. A coordinated plan between the facilities manager and security will define, within budgetary limits imposed by others, the purpose of the system, and how a comprehensive capability can be developed, deployed and maintained. Many security systems are based on deterrence and detection. If there is a ‘high-security’ area that requires pre-entry screening for weapons, protest material or other items, planning for such search/ screening capabilities includes not only floor space but also power, security staff areas, holding lockers for prohibited items, and possible separation areas for people whose entry might be delayed. A key consideration is ‘what will happen when we find what we are looking for?’ For each detection capability there need to be associated response measures to ensure that the event is recorded, reported, contained and controlled with the minimum possible disruption to the organisation’s functions. Appropriate, effective responses will probably require input from both facilities and security managers. While facilities management may be concerned with mechanical failure of utilities, the security manager is concerned with deliberate damage. In the case of sabotage, the usual monitoring and maintenance programs are unlikely to prevent an attack, but those monitoring systems may be used to quickly detect and limit the damage done. Such considerations also relate to IT systems; not just those used by the tenants but also the vulnerability of the building managements system (BMS) and other IT controlled utilities and systems. A professional IT security advisor can assist with protecting not just the system, but also the good name of the facilities management company providing the services. Because security professionals are concerned with how people think and act, they should be monitoring the broader social environment while being aware of the client’s sites. For example, an incident in Australia or overseas can quickly change the image

Facility PerspectiveS | VOLUME 6 NUMBER 3

security

and standing of one of the tenants or of the organisation that has naming rights of the building. Protests, sit-ins, denials of service or even violence can occur with little notice. With the advent of social media, flash mobs can now be mobilised with amazing speed. The security and facilities managers may already have considered appropriate response activities and options and developed plans for promptly restricting access, monitoring activity, communicating to the occupants and external agencies, but this is likely only if they have communicated in a professional and coordinated manner.

What is the responsibility of the facilities manager if security fails? If security is predominantly about prevention, then response to a security event may rely on management areas other than security personnel and processes. An understanding of the related ‘life safety’ disciplines and how they interrelate is an essential element of providing a safe, secure and resilient environment. These disciplines include: emergency management, workplace health and safety, facilities management, human resources, and even legal and media management. Security and facilities managers should be intimately involved in ensuring that the response capabilities can identify, report, contain and recover from any deliberate human action.

Business continuity planning Part of an organisation’s security is its ability to survive, or even grow from, an incident. The tenant’s business continuity (or resilience) plan (BCP) should include consultation with the facilities manager. Part of the BCP review is the integration with the facilities manager at both the initial site and at the alternate site(s) to make sure that considerations such as the implications for additional – or reduced – staffing, parking and access controls; the additional power and data requirements; and the additional workload requirements and changed exposures and vulnerabilities have been addressed. When reviewing the security of a client, a strategic or enterprise-wide security review will also address the BCP for two reasons: 33 to ensure that the business has a plan to help it survive an incident 33 to ensure that the business will be protected during the period of disruption.

To address these factors, the input of the facilities manager is essential For all organisations, how they manage the after-event media will be critical. Are there facilities management and security considerations for how, where and when media may be addressed? The responsibility and capability of facilities managers to provide immediate barriers and screening material to block visibility of the site might be one issue worthy of consideration.

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Part of an organisation’s security is its ability to survive, or even grow from, an incident. Mutual respect Facilities management and security management are related professions and there should be recognition and mutual respect. Respect must be earned, and to help this to occur it is recommended that when selecting or dealing with a security advisor, facilities managers apply the same standards that they would for any other managerial advisor: relevant and applicable qualifications, relevant experience (not just having worn a uniform or trench coat), internationally recognised certifications that require ongoing professional development for renewal, membership of relevant professional associations, and their acknowledgement and acceptance of the skills, knowledge and capability of the facilities management profession.

Conclusion So in answer to the question, ‘security, who cares?’ – the facilities manager should. The protection of the assets, functions and reputation of the site is a shared responsibility between those responsible for considering a full range of threats and hazards, including deliberate human action. Specifically: 33 Security and facilities managers both have a role and responsibility in protecting the clients and tenants. 33 Security and facilities management are different but related management disciplines. 33 Security should be considered a function of the building, not an add-on. Apply the same standards of selection to a security advisor as you would for any other professional managerial advisor.

Don Williams CPP holds qualifications in Security Management and Security Risk Management, as well as Project and Resource Management, and is a Certified Protection Professional. Don has provided professional managerial advice on security and strategic security analysis for over 25 years. As well as being a member of professional security associations, Don is a long-term (Allied) member of the Venue Management Association of Australia and is a frequent contributor to Facility Perspectives. Don can be contacted at donwilliams@dswconsulting.com.au.

HVAC

Air conditioning hygiene By Jeremy Stamkos, Director, Total Ventilation Hygiene Pty Ltd President, Indoor Environmental Quality Association Over the past 20-odd years, the importance of heating, ventilation and air conditioning (HVAC) hygiene (aka ‘duct cleaning’) has become recognised as an important measure to help improve indoor air quality as well as the operational performance and efficiencies of HVAC systems.

ven so, contamination in air conditioning systems largely goes unnoticed until it causes problems such as airflow restrictions, health issues, or blowing contamination out into the occupied areas of the building. With many air conditioning contaminates able to cause health issues for occupants and lead to significant energy use increases, more needs to be done to ensure that systems are maintained to a hygienic level. Although there are current Australian Standards (AS/NZS 3666 Parts 2 and 4) and Guidelines (Australian Institute of Refrigeration, Air conditioning and Heating (AIRAH) HVAC Hygiene Best Practice Guidelines) that directly relate to the cleanliness of air conditioning systems, very few buildings comply to any of them and most building owners, facility managers and air conditioning contractors are unaware of the existing legislative requirements and duty of care obligations.

provide adequate air exchanges and outside (‘fresh’) air to dilute indoor air pollutants. Even if designed well, the accumulation of contamination within air conditioning systems can greatly restrict airflows and the system’s ability to remove or dilute concentrations of airborne pollutants such as volatile organic compounds (VOCs), carbon dioxide and particles. As the majority of buildings recirculate air through the air conditioning systems, airborne particles such as dust, skin, pollens and mould spores are drawn into the system and deposited on the internal surfaces of the systems. Over time, this accumulated amount of particle contamination ends up affecting the system’s performance and leading to a range of indoor comfort and air quality issues.

Indoor air quality (IAQ) and HVAC hygiene One of the most commonly overlooked contributors to poor IAQ is a building’s HVAC systems. Studies show that more than 50 per cent of all IAQ issues are directly related to a building’s HVAC systems1. As such, a proportionate amount of emphasis should be placed on ensuring that they are designed, installed and maintained properly to facilitate premium IAQ. Good air conditioning design and operation should not only provide temperature and relative humidity control, it should also

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HVAC

As well as airborne pollutants being drawn into air conditioning systems, many indoor air pollutants can actually be created by the systems, such as microbial contamination and fibreglass insulation particles.

Air conditioning contaminate infiltration and filtration As a variety of airborne contaminates pass through air conditioning systems, having good quality or ‘better than average’ filtration systems installed will greatly minimise contamination working its way through the system. That being said, regardless of the quality or efficiency of air conditioning filtration, fine particles still pass through and, over time, accumulate in the post-filtered components of the system. This is why conducting regular hygiene inspections of all internal air conditioning systems’ components is important – not just the airhandling plant or easy to access areas. Low efficiency, damaged or poorly fitted filters will allow a lot of contamination to pass into the system, increasing the occurrences of microbial contamination and contamination fallout. Contamination can also be drawn into air conditioning systems via leaking door seals, holes, and gaps in the system components up the supply air fan that are under a negative pressure, acting like a powerful vacuum.

Sources of contamination For the most part, good filtration will help maintain the overall hygiene of the system; however, there are many other ways that air conditioning systems become contaminated. Contamination within air conditioning systems can be from internal sources including mould growth, corroded metal surfaces, and deteriorated or damaged insulation products. These internally generated contaminants often end up being blown out through the vents and into the occupied areas that the system services. Although rust and insulation particles being blown out into the building may be a nuisance, it’s the finer, respirable particles and airborne microbial contaminants not visible to the naked eye that are the most concerning for occupant health.

One of the most commonly occurring of these is microbial contamination that has the capacity to cause major operational deficiencies, excessive energy consumption and building-related illnesses, as well as costly plant and property damage. Microbial growth can also be the cause of nuisance odours and can be associated with many allergic symptoms and serious health problems. For this reason, the maintenance of all air conditioning systems should be compliant with Australian Standard AS/NZS 3666.2 for microbial control in air handling systems, which is legislated in most Australian states and territories.

‘Fallout’ When accumulated contamination within air conditioning systems starts to spill out into the occupied areas of a building, it is often referred to as ‘fallout’. Dust, debris or any other contamination falling out of a system’s vents or grilles can lead to many occupant complaints due to the perceived health risk. Building occupants will react in different ways to fallout depending on the amount of fallout being experienced, the nature of the activities in the area, workplace morale and individual personalities. When fallout does occur, those responsible for maintaining the air conditioning may just install a piece of temporary filter material above the vents hoping that it will solve the problem. Whilst this may be a useful way to help prevent fallout, it is only temporary, and the source of the contamination still needs to be found and the appropriate rectification and cleaning works undertaken. When ‘temporary’ filters are installed, they are often forgotten about and eventually end up becoming loaded with contamination, restricting airflows and the performance of the system.

Operational inefficiencies The build-up of contaminants within air conditioning systems has the capacity to severely compromise the operational performance of the system and increase the amount of energy used. When airflow is restricted due to contamination build-up, the system will use more energy to provide less conditioned air into the space it services. The continued on page 84

Facility PerspectiveS | VOLUME 6 NUMBER 3

Haden, your partner in sustainable mechanical solutions

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HVAC

continued from page 82

Many facilities managers and owners are under the false impression that their contracted air conditioning maintenance providers are aware of the Australian Standards and guidelines. most common components affected by accumulated contamination that restricts airflows are the air filters and coils (both heating and cooling). Over time, coils become fouled with general dust, debris and, when conditions are right, microbial contamination. Due to the presence of moisture on cooling coils, even visibly clean coils can harbour high levels of air-restricting microbial growth. Mould and other biological build-up on coil fin surfaces can reduce the amount of heat transfer from the fins to passing air, which means the system needs to work harder to deliver the desired air temperatures within the building. As well as airflow restrictions and increased operational costs, there are also comfort issues that arise from the system not delivering conditioned air. Regular inspections, pressure drop readings, coil cleaning and proper filter maintenance will all help to keep HVAC systems operating efficiently.

A proactive approach to HVAC system hygiene Generally, the decision to conduct air conditioning cleaning is determined by factors such as complaints received by occupants or system performance issues. If air conditioning systems were maintained in accordance with the existing Australian Standards and Guidelines related to HVAC hygiene, the systems should not become contaminated to the point that they become a health risk to occupants or cause excess energy consumption. The AIRAH HVAC Hygiene Best Practice Guidelines clearly determine cleanliness inspection intervals for various components and define minimum cleanliness levels required for each of them. Unfortunately, most air conditioning systems don’t have the access provisions installed to be able to conduct the required periodical internal cleanliness inspections. The most common system components that cannot be inspected are the supply air ducts, which are most at risk from microbial contamination. The ability to annually inspect the supply air ducts in the vicinity of the air-handling unit is only possible if there is an access panel or inspection opening that

Facility PerspectiveS | VOLUME 6 NUMBER 3

can be easily removed. There will sometimes be access panels if the supply duct passes through a fire-rated wall, and fire dampers are located within the duct. Although this may be close to the air-handling unit, further access panels may need to be installed closer to the air-handling unit to ensure there is no visible microbial contamination. Regular inspections of the internal components of air conditioning systems will help identify components or systems that may be harbouring significant contamination levels. During any inspection, particular attention should be given to areas in the systems where moisture may be found, such as outside air intakes, cooling coils, condensate drain pans and humidifiers. These are the areas that are most likely to support microbial contamination and should be inspected regularly to ensure they are free from any visible fungal growth. For the extremely diligent, an audit of the air conditioning system may be conducted in accordance with Australian Standard AS/ NZS 3666.4, which provides a performance-based approached to maintenance of hygienic conditions with air-handling systems of buildings. Many facilities managers and owners are under the false impression that their contracted air conditioning maintenance providers are aware of the Australian Standards and guidelines. Unfortunately, there are very few mechanical services contractors that are aware of all of the requirements of the related guidelines and standards, and they are even less inclined to bring unhygienic conditions to their clients’ attention the longer they have held the contract. Due to the lack of knowledge surrounding HVAC hygiene, it is recommended that specialist HVAC hygiene contractors be engaged to provide assessments in accordance with the guidelines and standards. At a minimum, building owners, facilities managers and air conditioning service companies should familiarise themselves with Australian Standard AS/NZS 3666 Part 2, as well as the AIRAH HVAC Hygiene Best Practice Guidelines.

About the author: Jeremy Stamkos is a Director of Total Ventilation Hygiene Pty Ltd (TVH), Australia’s largest HVAC hygiene services provider specialising in the decontamination and remediation of commercial and industrial HVAC systems since 1990. As well as being actively involved in a Business Development role within TVH, Jeremy is currently doing his Masters Degree at Queensland University of Technology and researching microbial contamination in buildings caused by energy efficient building design and technologies. Jeremy is currently the President of the Indoor Environmental Quality Association and was the Convener of the committee that developed the AIRAH* HVAC Hygiene Best Practice Guidelines. *Australian Institute of Refrigeration, Air conditioning & Heating. References: 1 NIOSH – National Institute for Occupational Health & Safety USA 2 AIRAH HVAC Hygiene Guideline 2009 3 Australian Standard AS/NZS 3666 Parts 2 & 4

company profile

A vision blue

ac australia, the nation’s leading Hvac&r manufacturer of evaporative cooling, thermal storage, and heat transfer equipment, has set out its sustainability vision to the end of the decade, through the release of its environmental sustainability platform visionblue. ‘visionblue has been built on the three pillars of community, environment and education/training,’ said Grant Hall, Director of Marketing and sustainability for Bac australia. ‘While our company has been working hard to offer environmentally sustainable solutions for customers over many years, we have overlooked our own environmental management for too long. For some time we have been highlighting the environmental performance of our products, however the truth of the matter is that we haven’t really taken the time to improve our own production efficiency. ‘visionblue is our commitment to walk the talk.’

visionblue has been built on the three pillars of community, environment and education/training He said Bac australia as a whole has taken the approach that to build and maintain a strong and sustainable business for the longer term, the communities in which it operates need to benefit. the visionblue plan also seeks to minimise any negative environmental impact from the company’s operations. at the same time, it plans to educate customers and the wider industry in more sustainable approaches to heat rejection. a number of initiatives set out under visionblue will be announced in the coming months, and Bac australia hopes customers will begin seeing the benefits of these as new products are released.

Now there’s even more reason to buy from the world’s leader in heat rejection & thermal storage equipment

Australian Made

product range thermal integrity

sustainability platform

local service Baltimore Aircoil Aust. Pty Ltd Contact your local BAC rep to find out more. Ph: 1300 134 622

3c cooler - Part of Bac’s environmentally responsible heat rejection range

www.baltimoreaircoil.com.au PerspectiveS | vOlUMe VOLUME 6 NUMBer NUMBER 3 Facility PersPectives

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company profile

Air movement from above for those down under Regardless of the setting, comfort is crucial to the success of any industrial establishment. With over 60,000 fans in motion, the Big Ass Fan Company® has spent the past decade perfecting the science behind air movement so facilities worldwide can benefit from the latest advancements in largediameter, low-speed fan technology.

istribution centres, warehouses and manufacturing plants are notorious for fluctuating temperatures. Large diameter fans are designed to combat the alternating interior conditions for maximum comfort and indoor air quality. With a certain measure of acuity, Big Ass Fans has a variety of signature industrial fans: 3 the 2.4–7.3-metre Powerfoil®X2.0 3 the 2.4-metre mobile AirGo® 3 Yellow Jacket® mobile and column/wall mount. The fan’s effectiveness lies within its immense size, 2.4–7.3 metre, not speed, increasing air velocity to create a more comfortable environment for occupants. When the airfoil length is doubled, you’ve increased the surface area that those airfoils sweep times four. The amount of air the fan moves increases at a much faster rate than the amount of power it takes to turn it as the size gets larger. So, with all things being equal, the fans will become more efficient as their size increases. Though large and powerful, these fans are also incredibly energyefficient, relying on very small motors – only 0.75 to 1.5 kilowatts are needed to run them. To achieve this rate of effectiveness, a properly engineered large-diameter, low-speed fan uses an airfoil/ winglet design to move air up and over racking, machinery and other obstructions. AirFences installed along the airfoil break up the air, redirecting it towards the floor, further increasing the fan’s efficiency. In warmer months, operating between 60 and 100 per cent of maximum speed, large fans improve personal comfort with a cooling effect; although fans do not lower the air temperature in a space, the

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Facility PERSPECTIVES PerspectiveS | VOLUME 6 NUMBER 3 FACILITY

perceived cooling effect can make a person feel up to 5.5 degrees Celsius cooler. In the cooler months, operating at between 10 and 30 per cent of maximum speed, fans help destratify the air, evening out temperatures in the space. In warehouses, both on their own or working in tandem with conditioning systems, the added effect of air movement from largediameter, low-speed fans proves beneficial in a variety of ways, improving the wellbeing of employees: 3 reduces heat stress on employees 3 helps reduce condensation build-up that leads to mould, mildew and rust on products 3 reduces condensation build-up on floors and the resulting safety hazards 3 improves IAQ by diluting and dispersing pollutants 3 provides comfort to employees year-round. Advancements over the past decade have led to the development of fans with onboard controls to significantly reduce the amount of cabling required, which is often the cause of unwanted electrical sounds and feedback. As the distance between the motor and the variable speed drive (VFD) increases, so does the likelihood that electrical noise will be problematic. By placing the VFD and the motor near each other, electromagnetic interference (EMI) and radio frequency interference (RFI) have been greatly reduced. In addition, precision gearing provided through the patented NitroSeal Drive™ custom gearbox reduces friction, allowing for cooler operation and longer life.

MORE COVERAGE AIRFENCES LAB TESTED SO ROCK SOLID PROVEN GEARBOX DURABLE YOU’LL RETIRE ENGINEERED COMPLETELY SEALED BEFORE IT TOUGH DOES POWERFOIL X2.0

How do you improve the best fan in the world? You upgrade everything from the ceiling down. You boost performance by more than 28%, improve durability and back it all up with a 15-year warranty*. Introducing the Powerfoil® X2.0: The only fan in the world with its own patented aerofoil system — that combines a patented aerofoil design and winglets with patentpending AirFences™ to increase overall coverage area by 28%. Not only does the Powerfoil X2.0

provide the best performance, but it’s engineered for optimal durability. With new, completely enclosed electronics and the time-tested NitroSeal™ gearbox, the Powerfoil X2.0 is built to last and we back it up with an unprecedented non-prorated 15-year warranty*.

See for yourself. (07) 3292 0166 | www.bigassfans.com.au

*15 year parts, 1 year labour warranty; certain exclusions apply. See complete warranty for details. An ISO 9001:2008 certified company. Covered by one or more of the following U.S. Patents: 6,244,821; 6,589,016; 6,817,835; 6,939,108; 7,252,478; 7,284,960; D587,799; D607,988; 7,654,798; D635,237; 7,934,907; D641,075; D642,674; 8,075,273; D650,893; 8,079,823; 8,147,182; 8,147,204; 8,152,453; 8,162,613 and other patents pending. ©2012 Delta T Corporation dba The Big Ass Fan Company. All rights reserved.

HVAC

Refrigerant price increases and the carbon levy By Bryon Price, A.G. Coombs Group The much talked about carbon pricing mechanism came into force on 1 July 2012. As part of the Commonwealthâ&#x20AC;&#x2122;s Clean Energy Future legislation, the price on carbon is designed to help Australia reduce its greenhouse emissions. The cost will be paid in the first instance by the countryâ&#x20AC;&#x2122;s 294 largest carbon emitters; it will then be passed on through supply chains, and will ultimately affect the cost of most goods and services to some extent.

n the building construction industry, raw materials and inputs such as cement, steel, aluminium, copper, electricity, water and other locally sourced components will be affected the most. Industry modelling conducted by Davis Langdon1 indicates that building construction costs are likely to rise in the order of one to two per cent as a result of the passing down of the carbon price. In facility operations and management, it is expected that electricity prices will be the most affected, with up to a 10 per cent price rise generally expected in commercial and institutional-type facilities, with industrial and manufacturing facilities possibly seeing larger rises because of their load profiles. Other utilities will also be affected to some extent, as will virtually all the goods and services

that go to support the operation of buildings. A study commissioned by the Property Council of Australia and conducted by Allen Consulting2 indicates again overall rises in the order of between one and two per cent in the costs associated with the ownership and operation of buildings. It is important to note that the Commonwealth has established a number of different bodies to administer and advise the carbon pricing mechanism, and the Australian Competition and Consumer Commission (ACCC) has been very public in warning against any misrepresentation of the carbon price and its effect on price rises and any potential price gouging in this area.

Large chillers can contain hundereds of kilograms of refrigerant

Facility PerspectiveS | VOLUME 6 NUMBER 3

HVAC

The Synthetic Greenhouse Gas (SGG) levy is now applied to many of the refrigerants used in air conditioning and refrigeration systems installed in facilities. Synthetic greenhouse gas levy on refrigerants and refrigerant cost increases In addition to the carbon pricing mechanism, there is another aspect of the Clean Energy Future Plan that has particular relevance to facilities. Under the Plan, synthetic greenhouse gases now have an equivalent carbon price applied through the existing Ozone Protection and Synthetic Greenhouse Gas Management legislation. The Synthetic Greenhouse Gas (SGG) levy is now applied to many of the refrigerants used in air conditioning and refrigeration systems installed in facilities. This is a direct and identifiable levy that is paid by refrigerant importers and passed on to refrigerant retailers and users. Refrigerant pricing in itself is currently volatile and escalating significantly, primarily because of raw material and other world supply issues. The SGG levy has added to this, with the overall effect being that prices for various refrigerants have doubled, tripled or even quadrupled within a 12-month period, with further possible increases forecast. Recent pricing advice from refrigerant suppliers indicates significant increases in the base cost of refrigerants in addition to the added impost of the SGG levy. Table 1 sets out the pre-levy cost of common HFC refrigerants, the impact of the levy, and the latest and substantial supply price increase influenced by global refrigerant supply issues.

Key points in relation to the SGG levy that affects refrigerant prices: 33 The levy came into effect on 1 July 2012. 33 The levy is paid at the time of import, which results in an

increased price from refrigerant wholesalers. 33 The consequential increase to the wholesale price of refrigerant is likely to be greater than the levy, due to increased wholesaler costs for security, insurance, and financing of the higher stock value. 33 The levy is applied to hydrofluorocarbon (HFC) refrigerants; however, it does not apply to ozone-depleting hydrochlorofluorocarbon (HCFC) refrigerants – including R22 – that are being phased out by regulation. It should be noted that the cost of R22 has also increased significantly, and will continue to escalate due to reducing availability of supply. 33 The levy does not apply to natural refrigerants such as ammonia, hydrocarbons (including propane), and carbon dioxide. 33 The levy is applied at a rate proportional to the global warming potential (GWP) of the refrigerant, using the starting carbon price of $23 per tonne of carbon. This price will rise by inflation plus 2.5 per cent until 2016. At this stage there is no change to the reclaim process, and therefore the levy will not be able to be recovered when unused or reclaimed refrigerant is returned to refrigerant retailers or wholesalers. The levy is expected to result in a minor increase – less than three per cent – to the overall purchase price of air conditioning split systems and package units. The levy is expected to have a greater impact on the price of chillers that use HFCs, and may, in certain instances, exceed a five per cent increase.

Suggested actions for facilities managers Significantly increased refrigerant prices have a number of implications for building owners, facilities managers and maintainers. Well-maintained plant that doesn’t leak should experience no significant change in operational costs. The following actions should be considered to minimise cost impacts and risks to facility operations: 33 Ensure that all refrigeration-based plant is identified on asset lists, and is incorporated into a preventative maintenance program.

Table 1 Refrigerant Gas

Global Warming Potential

Carbon Levy/kg (2012/13)

Gas List Price June 2012 Before Carbon Levy

Gas List Price 1 July 2012 After Carbon Levy

Gas List Price 9 July 2012 Including Supply Cost Increase

R410a

1725

$39.68

$90.58

$130.26

$227.91

HFC134a

1300

$29.90

$65.72

$95.62

$181.82

R404A

3260

$74.98

$92.88

$167.86

$377.71

R407C

1526

$35.10

$97.87

$132.97

$213.10

Source: Heatcraft price list 6 June 2012.

Facility PerspectiveS | VOLUME 6 NUMBER 3

HVAC

33 Review the risks. As an example, a medium-sized chiller may

hold well over 100 kilograms of refrigerant. If the refrigerant is R134a, the refrigerant replacement supply cost has increased from $6572 to $18,172. Large chillers can have 800 kilograms of refrigerant. Early leak detection systems are available, and can represent a relatively inexpensive means of limiting the risk of major refrigerant loss. 33 Review maintenance frequencies and practices based on the risk associated with the increased asset value. Enhanced maintenance arrangements should be structured to minimise the likelihood and extent of refrigerant loss. 33 Consider security. Cylinders should not be left in unsecured areas. A small 20-kilogram cylinder of R410A now has a potential replacement value of $4558. There are significant concerns about the likelihood of increased theft and the emergence of a black market in refrigerants. Consider also the security of externally located plant, including the installation of protective enclosures to prevent access and refrigerant theft. 33 Develop replacement plans for R22 equipment. Replacement parts have become more difficult and expensive to source, with some parts now virtually unavailable. Whilst not affected by the SGG levy, the cost of R22 has increased markedly and rapidly, with further significant cost escalation and, ultimately, shortages in supply expected. 33 Review energy efficiency options to reduce the size of the replacement equipment or enable it to work more efficiently. Additionally, replacing R22 equipment with modern alternatives will generally result in improvements in energy efficiency and

reductions in operating energy costs of between 15 and 45 per cent, and more in some circumstances. 33 As part of a life cycle replacement program, consider the use of equipment that uses natural refrigerants that are not subject to the SGG levy. Whilst natural refrigerants such as ammonia and hydrocarbons have their own unique design and operational considerations, they do not attract the SGG levy, and therefore may be a viable and cost-effective alternative.

Further information on the carbon pricing mechanism, the SGG levy and the reasons behind the significant increases in the supply cost of refrigerants is available from: Commonwealth Clean Energy Future website: www.cleanenergyfuture.gov.au Commonwealth Equivalent Carbon Price for Refrigerants website: www.environment.gov.au/atmosphere/ozone/sgg/ equivalentcarbonprice/index.html HVAC&R Nation August 2011 article on escalating refrigerant costs: www.hvacrnation.com.au For assistance with managing the implications of increased refrigerant prices, contact your HVAC and refrigeration service provider. They should be able to help with understanding regulatory and technical issues, and assist in determining what is the best course of action for particular systems and plant. References: 1. Carbon Cost on Construction Costs, Davis Langdon, August 2011 2. The Carbon Price Mechanism and the Property Sector, The Allen Consulting Group, October 2011

Maintenance regimes should be enhanced to minimise the likelihood and extent of refrigerant loss

Facility PerspectiveS | VOLUME 6 NUMBER 3

company profile

CFM meets Fed Square key performance indicators As Mechanical Services manager at Federation Square, it is my view that the maintenance of heating, ventilation and air conditioning (HVAC) systems to a high standard plays a key role in our ability to provide both a comfortable and welcoming environment for everyone to enjoy.

imilarly, the focus on excellent customer service whilst providing sustainable project options is a key performance indicator that I believe is of great importance. When looking to appoint a mechanical services team to maintain our associated HVAC systems, it is my view that CFM Air conditioning Pty Ltd outlined their commitment not only to customer service, but also to providing flexible sustainability options that considered our specific needs. Another integral aspect of any successful working relationship with a mechanical services provider is the selection of appropriately trained on-site technicians who understand client needs and provide real added value to the business. It is in this area that CFM Air Conditioning has excelled since coming on board in 2011, and I look forward to their continuing commitment and dedication throughout the contract period. Victor Anastasiadis, Mechanical Services Manager Federation Square

Facility PERSPECTIVES PerspectiveS | VOLUME 6 NUMBER 3 FACILITY

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careers

Succession planning By Noel Sprague, Operations Support Manager, Leighton Contractors The impending ageing workplace and skills shortages will require all organisations to start to take succession planning seriously, or at the very least to start talking about succession planning. This is not a human resources (HR) function; it involves everyone within an organisation. If you look at the current Australian census figures on workplace participation, you will discover that 14 per cent of the workforce will hit the retirement age (60–65) in the next four years.

inding skilled people to fill these gaps will require innovative ways of thinking about staff retention. Succession planning is one of the best methods of engaging staff and retaining talent. Succession planning is a process for identifying and developing existing staff members with the potential to fill key leadership positions in an organisation. Most organisations would claim to undertake this process, but how many employees actually know about or are involved in succession planning? Many of us would identify ourselves as leaders in our organisations, and as leaders we need to get serious about succession planning. Successful succession planning involves knowing what you are planning for, customising that plan to suit your organisation, and emphasising your culture and your values. Focus on developing successor candidates and developing a leadership team, keeping everyone informed. Look at succession planning as a journey, not an event.

Many organisations view people as their most valuable assets So why do so many employees disengage from organisational goals and fail to meet their true potential, which would add important value to an organisation’s worth?

Let’s compare asset management, something we all undertake, to succession planning Asset management can be defined as the ‘coordinated activities of an organisation to realise life-cycle value from assets in delivery of its objectives’. We all undertake these activities with our plant and equipment – why not extend them to our people? Many HR departments would claim that their organisations do undertake succession planning activities, but to what extent are they successful? Many people would probably honestly admit that they are relatively uncomfortable giving and receiving feedback on performance and talking about personal goals – not just looking to be promoted within an organisation, but focusing on the impact and value they add to a business and to the FM industry. In my experience, most people want to do a good job. So giving and receiving feedback on job performance, if it is well delivered and meaningful, is a critical part of succession planning.

Facility PerspectiveS | VOLUME 6 NUMBER 3

As facilities managers, we need to start to find some passion for embracing and enhancing succession planning, otherwise our workload will only become greater, and the available pool of talent will continue to decrease. One of the main things that recruiters to this industry tell me is that many facilities managers have little or no passion for their work. We need to rediscover our lost mojo. If your organisation is to be a leader in the FM industry, your employees need to have – or rediscover – their passion for our industry and their specific roles in facilities management. Identifying the reasons for which we originally decided to enter into the FM industry, and being a part of a successful succession plan, will assist in reinvigorating and maintaining your passion for FM. So how do we retain our passion, and how can we engender enthusiasm in facilities managers in what can be, a lot of the time, a thankless industry? I recommend mentoring or coaching – taking the time to check on someone’s progress in the industry and encouraging them to undertake additional training, or to increase their skill base through industry experience and exposure. It will cost you; time is very precious, but so is someone’s future.

Mentoring is a critical part of any succession planning Those of us who come from organisations that run trainee programs know that the success of the program hinges on rotation between different organisational areas, and experience received by doing the often mundane activities with a large variety of social interaction. Learning by experience is one of the most valuable and effective techniques we have at our disposal. Statler and Waldorf are the two loveable old guys from The Muppets – the guys who have a comment on everything and enjoy poking fun at everyone. Every organisation has at least one Statler or Waldorf. Often they are ignored or ridiculed for the time wasted on reminiscing about ‘how it used to be done’. But you should never underestimate the value of the ‘old guys’ to an organisation, as one of the benefits of succession planning is learning from past experience, and the transfer of knowledge. ‘Older employees’ are often the keepers of this knowledge and experience. Some people may say that with a detailed asset management system, all of this information should have already been captured. What these systems don’t capture is life experience, which provides different methods to deal with the unusual issues that often arise.

careers

Successful succession planning relies on people wanting to pass on information, just as much as those asking for it want to learn. Remember: people are organisations’ most valuable assets. To identify where succession planning fits within high performance and business excellence, let’s review some of the key traits of highperforming organisations.

Key traits of a high-performing organisation are: a focus on improvement being customer-driven having a culture of continuous improvement having a dynamic system approach. Succession planning allows development of a strong pool of potential leaders who align with the traits of high-performing organisations. Many facilities managers work closely with clients through service delivery, and retaining this talent and knowledge through succession planning allows organisations to be customer-focused. A successful succession plan provides a dynamic system approach of harnessing talent, tailoring this to organisational needs, aligning with any future organisational direction, developing through knowledge transfer, and providing strong leadership pools. 33 33 33 33

Now combine these key traits with the process of business excellence, which SAI Global defines as: ‘Sustaining superior organisational performance through a systems approach, a customer focus and a culture of continuous improvement. This requires: learning, improving and adapting.’ Seek 2012 identified that 25 per cent of all employees change jobs annually. The labour force statistics back this up by indicating that 23 per cent of the workforce has been in their current employment for less than one year. The average number of years that employees currently spend at an organisation is 3.2. For 54- to 65-year-olds, it is between seven and nine years. Is it that the older we get, the more stability we look for? Clear succession planning – identifying prospective candidates within any FM service contract – will reduce knowledge loss impact and maintain retention rates.

Transition planning, people planning As people in the FM industry age, succession planning takes on more urgency. Reality hits home when a critical asset leaves an organisation. No-one is indispensable. While we would probably agree with this statement, the temporary pain that is caused by loss of staff can be avoided through effective people planning. People will change roles if they are not feeling valued, they don’t have job satisfaction, or they can’t identify a clear career path within an organisation. Succession planning can eliminate unnecessary staff losses. How many organisations even know what their real attrition rates are? Is this something that your organisation actually monitors? Staff turnover is an expensive exercise: consider what an organisation spends on recruitment, inductions and training. Having a succession plan is the logical next step. Those organisations that put a high priority on succession planning are able to attract and keep the most talented people. This also reflects on an organisation’s corporate image, further enhancing its appeal as an employer of choice. Dr Neil Flanagan is a much sought-after public speaker and bestselling author. His book, Just about everything a manager needs to know, achieved the Book of the Year award from the Australian Institute of Management (AIM).

Dr Flanagan states that: ‘Succession planning considers the future of employees and the continued success of the organisation. The quality of an organisation’s succession planning and its corporate image are closely linked.’ Dr Flanagan says that organisations that have developed and implemented an effective succession plan have identified and utilised several key principles: 33 You need to know what you’re planning for. 33 Customise any plan to the needs of your organisation. 33 Emphasise culture, values and strategy. 33 Focus on the development of successor candidates. 33 Develop a leadership team. 33 Keep everyone informed. 33 See succession planning as a journey, not an event.

Ageing workforce ‘The labour force is projected to age quite dramatically, with over 80 per cent of the projected labour force growth occurring in the 45-year-old and over-age groups,’ according to ABS – Labour Force Projections 1999–2016. In 2016, 15 per cent of the labour force will be aged 55 years or over. The raw data identifies that over 1.6 million employees will be in this age group.

Life cycle planning and replacement Planning for people replacement involves identifying the required skill base, qualifications and knowledge, and putting plans in place to cover or replace any shortfalls. Early identification of potential replacements, in order to enable effective training to occur, is a minimum-risk procedure. We undertake these activities for our plant and equipment with our preventative maintenance and life cycle plans – we need to start doing this for our people.

Succession planning recommendations: 33 Do undertake succession planning to reinforce the value you

place on your people. 33 Do identify the talent in your organisation. 33 Do rediscover your passion for FM. 33 Do maintain engagement – keep everyone informed. 33 Do learn from the past; utilise the old guys! It will reinvigorate them as well. Delaying succession planning will catch you out, as the workforce is ageing, and will continue to age. Successful succession planning is a continuous process, involving everyone in an organisation. Know your role and get involved.

Facility PerspectiveS | VOLUME 6 NUMBER 3

careers

World Workplace Asia 2012 Singapore was the site chosen for the recent second World Workplace Asia, held over 25–27 July 2012 at the Raffles City Convention Centre.

ingapore’s Senior Parliamentary Secretary for Defence and National Development, Dr Mohamad Maliki Bin Osman, opened the event, which was hosted by the Building and Construction Authority (BCA), the International Facility Management Association (IFMA), and the Singapore Chapter of IFMA. Dr Maliki stressed the importance of a productive and sustainable built environment, announcing that the Singapore Government would be raising the prevailing Green Marks Incentive Scheme for Existing Buildings (GMIS-EB) from a co-funding program of up to 35 per cent (capped at S$1.5 million), to co-funding of up to 50 per cent, or S$3 million, for Green Mark Platinum projects. Owners who plan to retrofit their buildings to Green Mark GoldPlus can receive co-funding of up to S$2.25 million and S$1.5 million for building projects rated with Green Mark Gold. The conference was deliberately focused on Asia-Pacific facilities management, with the theme of ‘Smart Facilities, Unlimited Opportunities’. Some 450 delegates from 22 countries gathered to hear from leading presenters from Singapore, as well as international presenters from Australia, China, Hong Kong, Indonesia, Switzerland, the United Kingdom and the United States. Presentation tracks covered real estate and property management, best practice and quality, sustainable facilities management, global trends and innovation, and there was also a range of green facility site tours. Power speaker Professor Steven Sonsino from the Tomorrow Leaders Institute explained how, in an upside-down world, the centre of gravity of the global economy has shifted forever – putting the Asia Pacific region front and centre. Steven provided insights into not only how the world has changed, but made the case for the need for new approaches to the management of human capital for innovative and high-performance outcomes. The conference provided the opportunity to recognise facilities management via numerous awards being presented. This included the presentation of Accredited Degree Program (ADP) certificates to SIM University’s Bachelor of Facilities and Event Management, and the University College London’s Master of Science in Facility and Environment Management (offered in Singapore in partnership with BCA). These are now the second and third ADPs offered in Singapore, joining the other higher education providers that now account for 22 programs worldwide that are accredited by the IFMA Foundation.

Facility PerspectiveS | VOLUME 6 NUMBER 3

‘SIM University looks forward to a long-lasting and successful partnership with IFMA to provide a robust, industry-relevant and readyfor-use curricula to develop well-informed and competent facilities managers of tomorrow,’ said Dr Luke Peh Lu Chang. The conference concluded with a gala dinner on Friday, and IFMA offering a postconference Certified Facility Manager® exam review course on 28–29 July. World Workplace Asia 2012 in Singapore was an outstanding event, representing the best that the facilities management world has to offer in terms of ideas, energy and leadership. World Workplace Asia 2013 will be held in Shanghai from 5–6 September 2013.

Stephen Ballesty, CFM, Director, Rider Levett Bucknall, Immediate Past Chair, IFMA Foundation, Past Chairman and Life Member, FMA Australia

company profile

Mastering facilities management

t’s a relatively new profession and the demand for facilities management professionals is on the rise. Global warming, related sustainability concerns and the energy crisis due to the depletion of fossil fuels are contributing to a need for the effective and efficient management of buildings and infrastructure costs. Responding to the need for increasingly specialist education in the field, the University of South Australia (UniSA) in conjunction with Open Universities Australia has established a Master’s degree in Project Management with an optional specialisation in Assets and Facilities. UniSA program director for the degree, Tony Wood, says finding people with the right skill set to manage large-scale facilities and deliver on budget and within sustainability targets can be difficult. ‘Facilities Managers need to be able to orchestrate a strategic focus to ensure an optimal, safe and cost-effective environment and at the same time bring innovation and change to an organisation,’ Wood says. ‘It is no mean feat – it requires an understanding of project management, new technologies, building and services engineering and even the aesthetic goals of architects and interior designers.’ UniSA’s Masters of Project Management (Assets and Facilities) degree is available online, offering flexibility for people already working in the facilities management industry who would like to build expertise. The Master’s degree will give graduates a full understanding of international best practice in project management.

To find out more please email NBEEnquiries@unisa.edu.au or phone 1300 UNI NOW

Master the art of Project Management. JAM USA/0867/07_CRICOS PROVIDER NO 00121B

Advance your career in project management with a range of postgraduate programs at the University of South Australia. Recent graduates and those with relevant professional experience can study a Graduate Certificate or Master of Project Management with an optional specialisation in Assets and Facilities, online, anywhere in Australia. Develop an advanced understanding of risk management, leadership, strategy and international best practice in project management that is adopted by many government and industry sectors worldwide. Endorsed by the Australian Institute of Project Management, a UniSA postgraduate qualification in project management will prepare you for the next step in your career. To find out more please email NBEEnquiries@unisa.edu.au or phone 1300 UNI NOW.

USA 0867_07 ITEE Facility perspectives half page September 3.indd 1

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company profile

More scope for innovation

wned by Knauf, a global market-leading material manufacturer with approximately 23,000 employees and annual revenue of $7 billion, aMF creates modern ceilings that maximise building performance. Our head office in Germany is situated next to the Bavarian National Park and in the midst of a tourist region that forms the largest woodland in central europe. Following an investment of over $65 million, aMF now owns the single-largest mineral wool board production plant in europe, and one of the world’s most modern. Our product range is divided into the following performance sectors: Fire Protection, acoustics, Health & Hygiene, sound, light & e-tech and Material & Design. Our expertise is continually growing worldwide, making aMF a technological leader in performance ceiling systems.

Sustainability 3

Made in Germany 3 3

aMF began production of mineral fibre ceiling tiles in 1963 using a patented manufacturing process. through investments in state-of-the-art technology, aMF now attains an operating capacity of 60 million square metres of ceiling tiles per year sold in more than 90 countries. aMF ceiling tiles and ceiling grid are supplied in australia through a national network of approved distributors represented in every state. aMF products are kept in australia at all times, ensuring commodity, mid-range and high-end products are all available for immediate supply.

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aMF tHerMateX ceiling tiles are available in a

Facility PersPectives PerspectiveS | vOlUMe VOLUME 6 NUMBer NUMBER 3

aMF tHerMateX tiles are 100 per cent bio-degradable and fully recyclable, made from materials found in nature, including clay, starch, perlite and 100 per cent bio-soluble mineral wool. aMF is a member of the Green Building council of australia, with products contributing towards Greenstar points for environmentally sustainable construction. aMF ceiling tiles are accredited under the Blue angel, the world’s oldest and most recognised eco-label. aMF is isO 9001 certified for quality management systems, isO 14001 certified for environmental management and Bs eN 16001 certified for energy management.

Innovation 3 3 3

Thermatex and Ventatec

complete range of edge details. Our veNtatec grid system features a click-in system for complete demountability allowing building owners the flexibility to replace and remove sections of ceiling. aMF veNtatec steel t-bar ceiling grid and tHerMateX ceiling unit packages are provided with limited manufacturer’s warranties.

the new aQUatec tile is the world’s first washable fleecefinished acoustic tile with an rH of 100 per cent. aMF veNtatec steel t-bar grid features a demountable click system for easy removal and installation. aMF High light reflectance (lr) ceiling products reduce the required number of luminaries, reducing energy consumption and improving the quality and quantity of natural light.

PERFORMANCE CEILINGS Mo re s c o p e f o r in n ova t io n

EMBOSSED TILES

STRUCTURED TILES

PERFORATED TILES

COATED TILES

SMOOTH AND TILES ALL MADE IN GERMANY!

I N N OVAT IVE CEILING & G R ID S YS T E MS Knauf AMF is one of the most innovative high performance ceiling manufacturers in the world. A wide variety of face patterns is available for every ceiling system. The design not only greatly influences the appearance of the ceiling but also affects its technical performance in terms of acoustics, humidity resistance or hygiene. VENTATEC - The new T-grid for AMF Ceiling Systems The one-stop solution for performance ceilings and grid - MADE IN GERMANY

Knauf AMF Australia, New Zealand and Papua New Guinea Suite 103, Jones Bay Wharf, Lower Deck, 26-32 Pirrama Road, Mobile Number +61 (0) 433 305 222, Phone Number. +61 (02) 8198 9900, Fax Number +61 (02) 8198 9911 E-Mail: fabian@amfceilings.com.au, http://www.amfceilings.com.au

MADE IN GERMANY

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