Facility Perspectives September–November 2014 by Executive Media

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Facility Perspectives

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CEO MESSAGE |

MESSAGE FROM THE CEO

s the financial year moves rapidly onward, your association continues to represent and support the interests of facilities management in a number of national forums. Rarely has there been a more exciting time to be involved in facilities management in Australia, given the current fullness of the industry development agenda. Ongoing interaction with governments is an important and growing role of the Facility Management Association of Australia (FMA), and is achieved via a variety of channels that support and enhance the free flow of information at all levels. With the carbon tax repeal and the implementation of the government’s direct action policy, it will be important to ensure that the Emissions Reduction Fund (the key initiative of the Direct Action Plan) is designed to minimise the negative impact on facilities management. The FMA is represented in the government’s stakeholder reference group, with input on the technical advisory committee, and will continue to work towards a fund that can be accessed by the industry. The FMA has also been progressively meeting with each of the state government agencies with lead roles in the procurement of facilities management services. The mechanisms under which state and territory governments procure facilities management services can have an impact on how facilities management is scoped and defined. This is an important conversation to have, particularly as the FMA plays a lead role in the development of the international standard in facilities management. The development of the international standard includes two parts: ‘terms and definitions’ and ‘form of service agreements’. These documents have been developed through a consensus undertaken by 23 countries and will be released for public comment later this year or early next year. As this may well determine the shape of an Australian Standard, it is important for us to be involved to ensure that it is representative of the common practices undertaken here. The FMA will hold a series of workshops after the draft standard is released for public comment, and you can pre-register your

Nicholas Burt

interest by emailing the FMA at industrystandards@fma.com.au. For those who attended the national conference, you are one of the 50 delegates to have taken part in the workshop on career path and competencies, which has assisted in scoping and reviewing the competencies and career roles within facilities management. Driven by the Education Portfolio Group, a draft career, education and competency matrix is now being finalised for industry consultation. This project has the potential to play a key role in changing how facilities management is viewed by those wanting to enter the industry. The aim is to clearly understand the entry points to industry and provide a consistent platform from which to scope positions within facilities management. Please get involved and ensure that the final outcome is truly representative of the industry. Email your interest to FMA at policy@fma.com.au. One of the most important features on the facilities management industry landscape is the FM Industry Awards for Excellence. 2014 marks the fifth annual awards, and each year the program continues to grow in strength and credibility. This year, there are two new categories aimed at recognising the work of ‘government’ and ‘collaborative partnerships’ – parts of the industry that have previously been key to the success of facilities management, but have not yet gained recognition through the awards program. A highly skilled panel of judges will again be assembled to utilise their expertise across the breadth of the industry to ascertain those who should be recognised for excellence in each category. The culmination of the process is the year’s most highly anticipated event – the Gala Awards Dinner, to be held on 20 November at the Grand Hyatt Melbourne. Details are available on the FMA website, www.fma.com.au. The branch committees are currently working through the annual meeting of members’ cycle. This is an opportunity for members to raise issues related to FMA in your state or territory. The annual meeting

of members also provides an opportunity to become directly involved in how the FMA functions. Branch committees provide support and assistance to the national FMA office to ensure the delivery of a range of events, including professional development and information sharing. The committees also provide feedback and intelligence about policy occurring nationally. As you may have heard, there have been some positive changes happening at the national office that are building a stronger foundation from which the FMA can operate more effectively. Although most of these changes have occurred without the knowledge of many members, they are important in setting the framework for a strong, representative association moving forward, and they will deliver better outcomes for individual and corporate members. Therefore, I am pleased that the time has come to roll out some member-facing changes that demonstrate value to members and the industry as a whole. The first you will notice is the new FMA logo and branding, including the new design of Facility Perspectives. This is a project that is essentially underpinning the planned changes that will be occurring in the coming months. The aim is to provide improved communication to members detailing the work being undertaken by the national office and the various portfolio groups, industry forums, and branches. A stronger format for reporting this work to members is essential for a representative organisation such as the FMA. The annual report is due to be released at the Annual General Meeting in November; however, the FMA’s achievements include: 33 five representatives on committees reviewing Australian Standards 33 six specific portfolio group projects completed or in process 33 five site visits in just two months 33 seven government committees with FMA representation 33 development or input into three key publications. Of course, there is much more to report, and I look forward to providing further details at the branch annual meetings and the National Annual General Meeting.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

| CONTENTS

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

CONTENTS CEO message

Message from the CEO

Industry update

6 8 10

Industry news Global FM – it’s been a busy year Empowering facilities management through benchmarking ideaction.2014 – a view from Hungary

Published by

ABN 30 007 224 204

Education & training

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 Design: Alma McHugh

Editorial contributors: Nicholas Burt, John Casey, Frank Budai, Gemma Peckham, Kate Potter, Rob Lord, Emma Lloyd, Giulia Heppell, Graham Legerton, Romilly Madew, CitySwitch Green Office, Travis Beckwith, Angus Johnston, Jessica Sanders, Brookfield Office Properties, Jane Stevenson. Cover image: The new Adelaide Convention Centre Stock images sourced from: iStock, ThinkStock and Getty Images.

An Australian perspective – credentialing the industry The maturing of education and accreditation in facilities management

South Australia

A number of firsts for Australian medical research $350 million Adelaide Convention Centre expansion

Green buildings

28 34

The ‘new normal’ for office spaces Towards more sustainable furniture Nine illuminating facts about LEDs

Retrofitting

Transformation by design – the Griffith University G11 Learning Commons

52 56

Less is more Green Star, NABERS and energy efficiency in office tenancies… how do they all relate?

Cleaning

What a clean office can do for your business

Maintenance & essential services

Hobsons Bay City Council leading the way with rigorous essential safety measures Prospecting the urban mine: a new business model for commercial waste management in Australia

Workspaces

Artworks are not just for the gallery – they are the latest office accessories CBRE embraces activity-based working

Building information modelling

Building a BIM framework

Asset management

Maintaining your most valuable asset

Security

Biometric security and smart locks

Sponsored articles 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 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 within 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 nor editors can accept responsibility for the accuracy of information that is supplied by others. It is impossible for the publisher and editors to ensure that the advertisements and other material herein comply with the Competition and Consumer Act 2010 (Cth). Readers should make their own inquiries in making any decisions, and, where necessary, seek professional advice. © 2014 Executive Media Pty Ltd. All rights reserved. Reproduction in whole or part without written permission is strictly prohibited.

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| INDUSTRY UPDATE

INDUSTRY NEWS FMA Partners with KMH Environmental to tackle waste in New South Wales

NABERS algorithms need improvements to hit the mark

Thanks to the NSW Environment Protection Authority (EPA), the FMA and KMH Environmental have received funding to provide FM professionals in New South Wales with a unique opportunity to save money on waste management while also building on their environmental management credentials. The fund is targeted to provide a free waste service ‘check-up’ for office buildings with a number of small to medium-sized businesses as tenants. The waste service includes: 33 assistance from a certified waste assessor to create an achievable waste reduction plan 33 access to government rebates for recycling equipment suitable for your building 33 support to educate cleaners and tenants on changes to waste and recycling systems 33 support to deal with your waste services contractor and make it all happen. This offer is available to a limited number of buildings in New South Wales, so express your interest early!

FMA engagement with the National Administrator for NABERS and the NSW Office of Environment and Heritage provided the opportunity to review the algorithms used to rate the environmental performance of Australia’s built environment. The FMA’s main areas of concern were that the process for developing the figures that assisted in determining the benchmark for a comparable building was not fully transparent, and that the external variables that drive the consumption of resources did not appear to be adequately removed from the evaluation process. As such, it was identified that the current external variables that drive economic performance obscured the actual environmental performance of the building.

For more information, and to register your interest, please contact the FMA National Policy Coordinator at policy@fma.com.au.

UGL sells DTZ for $1.215 billion UGL has entered into a binding agreement to sell its global property services business, DTZ, to a consortium comprising TPG Capital, PAG Asia Capital and the Ontario Teachers’ Pension Plan for an enterprise value of $1.215 billion. Following the sale of DTZ, UGL will be a dedicated engineering, construction and maintenance services provider in Australia, New Zealand and Southeast Asia. UGL will maintain diversified end-market exposure across rail, infrastructure and resources projects, balanced by a maintenance services capability delivering a material recurring revenue base. On a stand-alone basis, UGL will employ 6650 people with annual revenue in excess of $2.3 billion.

Long-term NABERS results revealed The long-term benefits of NABERS have been revealed for the first time, with those participating in the scheme for eight years seeing a 29 per cent reduction in energy use, on average. The results showed that energy use in the average office building reduced by seven per cent after just two ratings, and that average savings climbed to 20 per cent by the fifth rating, and up to 29 per cent by the eighth rating. Considering that the cost of energy is rising due to network costs, these figures show that the use of the NABERS rating tool can bring significant value through cost savings.

For more on NABERS and the potential benefits for office buildings, please visit www.nabers.gov.au.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

For more information on the FMA’s submission, please contact our policy and research team at policy@fma.com.au.

NABERS review indoor environment quality Since its introduction in 2009, the results of the NABERS Indoor Environment (IE) rating tool have steadily grown from 10 certified ratings in 2011 to 43 in 2013. As the industry becomes more familiar with the use of the NABERS IE rating tool, a number of issues have been raised regarding its performance. Feedback has identified complexity as a potential barrier to the broader understanding of the tool; that rating results need to be made more meaningful to customers; and that the tool needs to align with the latest standards and instrumentation in the field. In 2013, the NSW Office of Environment and Heritage, as the National Administrator of NABERS, initiated a review of the tool collaborating with a number of industry experts to address these issues. The result of this collaboration is a number of proposals to make NABERS IE easier to understand, and more meaningful and valuable to customers. As part of the consultation, the FMA has sought to engage with its own members to provide a consolidated submission.

For more information on that engagement, and our response, please contact our National Policy Coordinator at policy@fma.com.

Large number of work-related deaths due to travel on roads Safe Work Australia has released figures identifying that over the past 11 years, one-third of workers killed while working died in vehicle collisions on public roads, one-third in vehicle incidents at workplaces, and the remaining one-third of fatalities did not involve a vehicle. As many professionals with multiple-building portfolios must travel to and from buildings, these statistics emphasise the importance of taking care when driving. On a positive note, this year’s figures identified the lowest recording of work-related deaths in 11 years.

INDUSTRY UPDATE |

Built Environment Meets Parliament 2014

Proposed changes to Section J5 – Air-conditioning and ventilation systems

On 15 July, the FMA was represented at the Built Environment Meets Parliament summit at Parliament House, Canberra. The summit seeks to bridge the gap between politicians, the built environment sector and the wider public. Delegates were provided with an opportunity to hear from members of both Parliament and Senate, including Greg Hunt MP, Minister for Environment; Jamie Briggs MP, Assistant Minister for Infrastructure and Regional Development; and Senator Scott Ludlam from the Australian Greens. In his presentation, Greg Hunt provided delegates with an overview of the government’s key policy to address climate change, the Emissions Reduction Fund, highlighting the opportunities within the built environment and the potential for smaller operators to aggregate their emissions reductions. Overall, the summit provided key insights into policy development and implementation, with the FMA identifying a number of critical areas in which it can work with the current government.

Proposed amendments to Section J5 for the next edition of the National Construction Code were recently made available for consultation and feedback. The FMA identified the following desired major changes: 33 restructure of the Deemed-to-Satisfy Provisions for Section J5 – air-conditioning and ventilation systems, and a greater utilisation of the existing defined terms 33 removal of performance-type statements that do not clearly state what was required or exempt 33 technical changes to requirement and variables for insulation of piping and fittings 33 other technical changes addressing outstanding technical issues. Other amendments being sought included issues around structural reliability, smoke detection and alarms, weatherproofing, barriers to prevent falls, pest control, and hydraulic services. For more information on the proposed changes, visit the Australian Building and Construction Board website at www.abcb.gov.au. Although this round of consultation was limited to commenting on current amendments, there is opportunity to propose new amendments.

If you have any interest in the association’s policy and advocacy activities, please contact our National Policy Coordinator at policy@fma.com.au.

Proposed changes to Section J5 – Air-conditioning and ventilation systems Proposed amendments to Section J5 for the next edition of the National Construction Code were recently made available for consultation and feedback. The FMA identified the following desired major changes: 33 restructure of the Deemed-to-Satisfy Provisions for Section J5 – air-conditioning and ventilation systems, and a greater utilisation of the existing defined terms 33 removal of performance-type statements that do not clearly state what was required or exempt 33 technical changes to requirement and variables for insulation of piping and fittings 33 other technical changes addressing outstanding technical issues. Other amendments being sought included issues around structural reliability, smoke detection and alarms, weatherproofing, barriers to prevent falls, pest control, and hydraulic services. For more information on the proposed changes, visit the Australian Building and Construction Board website at www.abcb.gov.au. Although this round of consultation was limited to commenting on current amendments, there is opportunity to propose new amendments.

If you would like to raise any issues with the current National Construction Code, email our National Policy Coordinator at policy@fma.com.au.

FM Benchmarking Workshop On 31 July 2014, the FMA met with a number of industry leaders from the supply chain, including FM purchasers, practitioners, suppliers and end users to discuss whether benchmarking for FM would be a valuable tool for the industry. The following four key outcomes were sought: 33 confirmation on the range of stakeholders to be involved, and their level of involvement 33 agreement on the potential benefits of establishing a benchmarking process and the outcomes of such a process 33 understanding of the key barriers involved with the collection and management of, and access to, data, and how these could be addressed 33 development of a list of key areas for examination by the benchmarking process. The FMA is establishing an FM benchmarking sub-committee that will be responsible for guiding and progressing the development of a benchmarking tool and process. Members interested in participating in this group are encouraged to email our National Policy Coordinator at policy@fma.com.au. The FMA would like to thank all those who attended the workshop, and extend a special thanks to Morgan Consulting for providing their facilities for the workshop.

Germany tops world energy efficiency ranking The 2014 International Energy Efficiency Scorecard has seen Germany knock the United Kingdom off the top position as the most energy-efficient nation in the world. The report identified best practices across 31 key metrics in the world’s largest economies. Overall, Australia ranked number 10. In the building sector, countries were scored on eight different metrics ranging from energy intensity, building codes, standards and policies. Based on scoring in this sector, Australia scored equal fifth, indicating that the built environment sector in Australia has been instrumental in improving Australia’s overall energy efficiency.

For more information on the 2014 International Energy Efficiency Scorecard, please visit the American Council for an Energy Efficient Economy website at www.aceee.org/research-report/e1402.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

| INDUSTRY UPDATE

GLOBAL FM IT’S BEEN A BUSY YEAR BY DUNCAN WADDELL, CHAIRMAN, GLOBAL FM

lobal FM has come through a very busy period that has included the successful delivery of World FM Day and the Global FM Awards for Excellence for our members. Feedback received, either directly or indirectly, has been amazing. Just two simple statistics on both are a telling story.

Global FM Awards for Excellence 2014 There were 12 applicants submitted by members of Global FM, all of a very high standard. This is the highest number of applicants in the five years of the Awards, and I think that is an expression of how well they are regarded in a global context. Well done to all applicants, especially those who won the three awards (see below), and, of course, to the efforts of our international judging panel.

World FM Day This year’s theme was ‘Connected FM, Connected World – Global Knowledge Sharing’, focusing on how we connect with our own organisations, how we understand our clients, and, importantly, how we can tailor and share information and learnings to grow individual businesses and the profile of the wider industry. To this end, I have been stunned by the many events that were held around the world to celebrate World FM Day in June. I am only going to quote one fact to demonstrate the success of the event: we measured over 4,100,000 tweets about World FM Day, just for the day! This indicates that people recognise World FM Day as an event all around the globe, and that it’s important enough to be talked about. Congratulations must go to all who participated in so many different

ways, in so many countries. Just imagine all the facilities management stories that must have been shared on the day! Here in Australia, across the month of June, events were held in every major city, while the FMA hosted the premier event in Victoria with a lunch seminar focusing on building ratings. It was a huge success, and allowed us to also announce the Global FM Awards for Excellence.

Governance I am pleased to announce that the geographic base for the governance for Global FM has been transferred to Australia. This has been a major piece of work, and has been undertaken to better facilitate and deliver the aims of Global FM.

2014 GLOBAL FM AWARDS FOR EXCELLENCE IN FACILITIES MANAGEMENT Award winners 33 Platinum Award for Excellence in FM – BIFM, Deborah Rowland 33 Gold Award for Excellence in FM – IFMA, Greg Wood, Washington County Sustainable Cleaning Program 33 Silver Award for Excellence in FM – ARSEG, AXA France

For more information about the winners and their projects, visit www.globalfm.org.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

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FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

| INDUSTRY UPDATE

EMPOWERING FACILITIES MANAGEMENT THROUGH BENCHMARKING BY JOHN CASEY, FMA NATIONAL POLICY COORDINATOR

The Facility Management Association of Australia (FMA) is committed to introducing tools and processes that will improve how the industry operates, and will allow it to adequately and easily demonstrate the value that it provides to its members, and professionals in the facilities industry. Considering the purpose and benefits that benchmarking can have, the FMA is looking at introducing a benchmarking tool specific to facilities management, and invites your input into the process.

n general terms, benchmarking is considered to be a continuous, systematic process for evaluating those products, services or work processes recognised as representing the best practices for the purpose of organisational improvement. Providing a number of different advantages, benchmarking can assist organisations that are constantly seeking to challenge the status quo, and searching for opportunities to improve the value for money of the service or product being delivered. Some of the most common reasons that an organisation may proceed in benchmarking include to: 33 measure service improvements against a baseline 33 provide a means to ascertain the competitiveness of the services being delivered compared to an open-market situation 33 demonstrate to the client that their services are being provided efficiently and effectively 33 provide an alternative to undertaking a re-procurement exercise if it can be proven that services are already being provided efficiently and effectively

33 generate a realistic estimate of what

the required services ought to cost for a given service quality 33 provide a methodology for assessing whether tender returns are both in line with open-market expectation, and will provide the required service level.

FM benchmarking in the United Kingdom According to studies undertaken by the benchmarking tool endorsed by the British Institute of Facilities Management, â&#x20AC;&#x2DC;FM Benchmarkingâ&#x20AC;&#x2122;, competitive external benchmarking can produce significant savings over time. In a group of 238 office buildings with a median size of 468,000 square feet, where benchmarking was done on utilities, maintenance and custodial costs, the average savings after one year of benchmarking were $0.17 per square foot. Over a five-year period of benchmarking, the cumulative median savings were $2.04 per square foot. Given the median size of buildings within the group studied, the median savings for buildings using benchmarking over five years amount to $979,200 per building.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

FMA and benchmarking In July 2014, the FMA met with a number of industry leaders from along the supply chain, including facilities management purchasers, practitioners, suppliers and end users to discuss whether benchmarking for facilities management would be a valuable tool for the industry. In this workshop, the following four key outcomes were sought: 33 confirmation on the range of stakeholders to be involved, and their level of involvement 33 agreement on the potential benefits of establishing a benchmarking process and the outcomes of such a process 33 understanding of the key barriers involved with the collection and management of, and access to, data, and how these could be addressed 33 development of a list of key areas for examination by the benchmarking process. Stemming from that meeting, the FMA is establishing a facilities management benchmarking sub-committee that will be responsible for guiding and progressing the development of benchmarking tools and processes. If any members are interested in participating in this group, you are encouraged to email policy@fma.com.au. The FMA would like to thank all those who attended the workshop, and extends a special thanks to Morgan Consulting for providing their facilities for the workshop.

| INDUSTRY UPDATE

IDEACTION.2014 – A VIEW FROM HUNGARY BY FRANK BUDAI, AMBASSADOR, HUNGARIAN FACILITY MANAGEMENT SOCIETY For the first time, ideaction has hosted a representative of the Hungarian Facility Management Society. The following is an edited version of Frank Budai’s report that was published on the Society’s website. To see the article in full, visit www.hfms.org.hu.

he annual FMA conference was held in Manly, Sydney, and not only did the slogan, ‘A Brighter Future For Facilities Management’, outline the challenges of the future, but it also defined the responsibilities for industry professionals for the coming years. This was well demonstrated with the launch of a bold new look for the FMA. The Chairman’s welcome on the Sunday evening involved an informal reception at the Hotel Ivanhoe that included special guest Manly Mayor, Jean Hay, who expressed her joy over Manly hosting the event. In his opening speech at the conference, FMA Chairman Chris Hunt emphasised the role of productivity and highlighted that

this year’s event had gone international, since the International Facility Management Association (IFMA) and the Hungarian Facility Management Society (HFMS) were now also represented. FMA’s Chief Executive Officer, Nicholas Burt, focused on the importance for the profession to understand and recognise change, and the swift and speedy identification of solutions. Master of Ceremonies David Rendall proved to be an excellent choice, as his introduction and conclusion provided a neat framework for the event. On Wednesday, there were three site visit options available. I opted for the visit to the Opera House and the award-winning office

Nicholas Burt, FMA with Frank Budai, HFMS

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

premises of the Commonwealth Bank.

Personal experiences of the conference: I tend to find all FM conferences interesting, and am always curious to find out how the host of the event performs as a service provider; in this instance, for example, the event organiser was responsible for FM as well. I think we had no reason to complain, as both the theme and the structure of the conference were a perfect fit. On Monday, Tom Elliot – an economist and economic media expert – delivered a fascinating presentation on the economic impact of the federal budget. Tom did not spare the incumbent government and presented successful alternative solutions to problems. While he highlighted the negative impacts, he eventually closed his speech on a positive note. The presentation of Peter Merrit is also deserving of attention, including his ideas on creating an enhanced employee experience. The presentation produced a whole range of emotions from the audience, from laughter to tears. But perhaps the most important message he had for the top managers was that it was indeed important to ‘pamper’ the employees. There was an exciting and thoughtprovoking debate on the role of education. Three managers on each side argued for and against education. It was refreshing to see leading managers of FM companies presenting their cases outside of their usual corporate roles.

INDUSTRY UPDATE |

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On Tuesday, Louise Mahler literally got the audience moving. It is not an easy task to describe what it is like when a former Vienna State Opera House vocalist decides to coach the audience. Louise detailed the importance of body language, describing to us the dos and don’ts of public speaking. Senior Sergeant Scott Harris talked about the preparations leading to the 2014 Brisbane G20 summit. One could not fathom the degree of concentration and attentive planning that the organisation of such an event requires. The conference dinner was held at Luna Park, where FMA awards were handed out. The ceremony was then followed by an evening party of music and dance. The Wednesday site visits were simply breathtaking. One does not often have the opportunity to discover an iconic building and exceptional bank office premises from a

unique perspective that is unavailable to the average visitor. The Sydney Opera House is one of the world’s most iconic buildings, and today, no-one thinks about the controversies of its construction – the initial budget was A$7 million and works were supposed to be completed in 1963, but instead, the Queen opened the Opera House in 1973 and building costs were just over A$100 million. The other visit took us to see Commonwealth Bank Place, the new office premises of the bank. It is no coincidence that this building has collected various awards – it really has made some outstanding achievements in terms of energy use. A sign of the maturity of both the FM team and the decision-makers responsible for providing the resources is the bicycle storage rooms. The lockers for hire can be

rented for a year for A$120, and the entire revenue is used for charity. Locker hire is fully automated, from placing the order to expiration of the term. The other thing is the iron and ironing board in the changing room, which may seem a mere trifle at first, but sometimes impeccable appearance can be very important, particularly when you arrive for work on a bike and not in a company car. When you think about it, these are fantastic little improvements, aren’t they? The conference had another positive outcome, namely that I met up with Nicholas Burt on Wednesday afternoon for a chat, and we agreed that the organisations we represented were open and ready for future cooperation. To paraphrase our Chairman, József, we have made the first baby steps in the right direction.

WE PROVIDE A COMPLETE BUILDING SERVICE AND MAINTENANCE SOLUTIONS FOR THE COMMERCIAL, INDUSTRIAL AND RESIDENTIAL SECTORS. Our team of highly skilled and experienced professionals can provide you with a tailored service to meet your exact building and maintenance requirements. We are fully qualified and licensed. All workmanship carried out is guaranteed and fully insured. We value our supply chain and have worked hard to develop long-term relationships with a select group of companies who act as an extension of our team. We are also accredited members of the following WH&S compliance regulators: CM3, ICIX, Trades Monitor. Our extensive client list of leading organisations and satisfied customers is a testament to the fact that we are trusted to deliver a variety of building and maintenance requests on a variety of properties. We provide an extensive maintenance service in the Residential, Industrial and Commercial markets, including: Carpentry Suspended Ceilings Roof Repairs Demolition Ceramic/Stone works Timber & Fire Doors Handyman Services Workstations

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28/05/14 2:42 PM

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

| EDUCATION & TRAINING

AN AUSTRALIAN PERSPECTIVE – CREDENTIALING THE INDUSTRY BY NICHOLAS BURT, CEO, FACILITY MANAGEMENT ASSOCIATION OF AUSTRALIA As the industry faces the vital challenge of defining, clarifying and delivering on education and credentialing that supports career paths into and across the industry, it is timely to take a look at what facilities management education in Australia looks like today, and the key drivers for the industry to look at accrediting facilities managers.

ustralia has a long and proud history of credentialing and education in facilities management. The Facility Management Association of Australia (FMA) has developed the Accredited Facilities Manager (AFM) system to support the credentialing of facilities managers. This was made available across three levels and provides a strong framework for understanding the capability of facilities managers within the Australian context. Although this is an extremely strong system – one that in many respects is ahead of its time – the general lack of understanding around credentialing in Australia, and the fact that it is not internationally recognised, resulted in the AFM not having the take-up from industry that other professions have seen with their own credentialing systems, such as engineering or accounting.

More recently, the FMA has recognised the International Facility Management Association (IFMA) credential of Certified Facility Manager (CFM) and its associated credentials at other levels. This also has not had a great deal of take-up across the industry. Is one of the problems with these systems the link to qualifications? The IFMA and previous FMA credentials do not have a direct connection to qualifications, and therefore are not recognised as a demonstration of competency in the same way that qualifications accredited by government are. This is not to suggest that this is the right way to view the situation – it is more an observation of fact. The debate over ‘experience based’ recognition of capability with credentials versus ‘education based’ recognition of capability with qualifications has been ongoing for many years in Australia, and I suspect the world over, in the facilities management industry.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

The FMA has since moved to develop a diploma in the absence of any existing qualification at a vocational level. The diploma is a recognised qualification, which, in the less than two years that it’s been fully operational, has attracted in excess of 100 students – a real landmark – with many more graduates to come. The course offers subjects not available anywhere else in Australia. Developed specifically from scratch by the industry, it does not emulate the Diploma of Property Services (Operations), but goes beyond the scope of that course to deliver unique content. Although successful, is this the answer to ensuring that professionals in the industry are recognised as capable? It is not the silver bullet suggested by the outcome of the debate at the recent National FM Conference. There needs to be a combination of both. Qualifications are key to developing skills, but the learning is only enabled through industry-based courses and experience. The

EDUCATION & TRAINING |

true value of credentials lies in their ability to recognise those capabilities that can be obtained through a balanced combination of both education and experience. The future direction is not simple, but it is straightforward, if credentialing is to have a true meaning for facilities management. In Australia, it needs to be a clear intersection of education and experience. The FMA is well placed, as an independent support to the industry, to have influence over learning content, rather than as a competitor in the delivery of education-based qualifications. This accords with the strategic direction of a truly impartial organisation that provides support and resources to the facilities management industry. Are we there yet? No, but as an association, we are well on the way to having a strong

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focus on what makes a capable and competent facilities manager. In developing a framework for facilities management learning, the FMA has had three broad-based consultations with members on industry core roles, and the skills and qualifications required that make up those roles. There is little doubt that the work of the Education Portfolio Group has brought the industry closer to a comprehensive solution. The cornerstone in ensuring a comprehensive credentialing system that supports a career pathway is to note that facilities managers benefit from education and experience, and that those taking on the most strategic and complex roles within the industry should be able to demonstrate the capabilities that they have attained from both. Much like the accountant and the bookkeeper, or the architect and the

draftsman, the facilities management industry has facilities managers in two distinct spaces – those that deal with strategy, and those with a technical focus. As an industry, we need to recognise the importance of both roles. Let’s not fall into the trap of placing these within a hierarchy – both are committed to the delivery of functional facilities that deliver productive workspaces, liveable developments and accessible facilities. The focus is on the promotion of health, wellbeing, safety, and the efficient and effective use of space. It is important to keep all of this in mind as the industry aims for stronger recognition of its professionalism. Having a broad-based mechanism for assessing and promoting an individual’s capabilities will ensure that the profession moves closer to having the recognition that it deserves for its contribution to the physical and economic landscape of Australia.

13/08/14 12:07 PM

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

| EDUCATION & TRAINING

THE MATURING OF EDUCATION AND ACCREDITATION IN FACILITIES MANAGEMENT BY ANN GODFREY

ore than half of all facilities managers are over 45 years of age, but FM as a profession is still young. It was only 20 years ago that the first FM education program started in Australia. Since then, educators have successfully identified the scope of FM. They now teach the wide breadth of facilities life cycle skills required: facilities strategic planning, site selection, energy management, leasing, space planning, design, project management, procurement, commissioning, operations and maintenance, post-occupancy evaluation and retro-commissioning. As an FM student you can take a PhD, masters, diploma, certificate, Continuing Professional Development course or individual lecture, go to a conference, or just attend an FM networking lunch. These educational offerings are available at a wide range of institutions: for-profit, non-profit, and non-profit-but-soon-will-have-to-be-for-profit organisations, via pretty well every mode of learning. Online courses have been added to the mix. Although the intrinsic motivation needed to complete a course outside of the classroom may vary between students, online courses have made FM education available to an even wider range of people, including those who may have found travel distance or cost an obstacle. Right now, there are a lot of FM educational alternatives; but this may have to change as we move towards the next step in the maturation of the FM profession: accreditation. In Australia, it will be up to the Facilities Management Association of Australia (FMA) to award FM credentials and decide upon the educational path to earn those FM credentials. They may decide to accredit FM educational programs and courses, which will automatically grant accreditation to those who graduate, or the association may choose to provide coursework themselves. Either way, accreditation will affect FM education.

The United States provides an example of how this might happen. To become a professional certified facilities manager (CFM) accredited by the International Facilities Management Association (IFMA), you need to pass the rigorous CFM exam. How you get to that point is up to you. You can take educational programs or may have just learned on the job. Earning a CFM follows a similar path to that of other professions. In Australia, to become a registered doctor, you need to have been awarded a five- to eight-year degree at an accredited medical school, and then to have done one year as an intern and at least one year as a resident before sitting (and passing) the exam. To become a registered architect, you need to have been educated at an accredited higher education institution, to have worked in a registered architect’s practice for a prescribed number of hours, or to have an equivalent amount of practical experience approved by the board before sitting and passing an exam. As it is for the CFM professional, earning the credential is dependent upon passing the professional exam. It was IFMA’s in-demand, lower-level ‘Facilities Management Professional’ (FMP) credential that made things more complicated. To become an FMP, you do not need to sit an exam run by IFMA, as you must for the CFM. Instead, you need to have taken, and passed, prescribed coursework from an accredited FM program. FM educators worked with the IFMA to align their courses and to become accredited providers of FMP coursework; however, after a few years, the IFMA found that they were having some issues with quality control. They thought that some of the programs were just not good enough. So, the IFMA decided that they would no longer accredit FMP coursework provided by anyone but themselves. They ramped up their own offerings and online courses, and became the sole provider of FMP credential coursework. They established the Facility

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Management Accreditation Commission (FMAC) to designated facilities management undergraduate and graduate accredited degree programs, but this was to promote a standard of excellence, not to control it for themselves. Quality control of accredited programs is voluntary. IFMA now devises curricula and FMP coursework, and trains and accredits instructors. It also provides courses to train for the CFM exam. It has done all of this with a great deal of success and professionalism; however, it has meant that other educational programs no longer have a share in the FMP slice of the market, and have seen some decrease in student numbers. Some programs have had to close. This has removed some options for FM students who may have benefited from the broader educational offerings of a university or TAFE. It also has negative consequences for the quality of the built environment, which improves when architecture or engineering students take FM courses in maintenance and operations. In Australia, the FMA could decide to go down the FMP-style coursework accreditation path, or just introduce a lower-level FMP exam. They could provide quality control and work directly with educators to standardise their offerings, or establish a voluntary process, like IFMA’s FMAC. Whatever they decide, the current breadth of FM education will have to be reconciled to support a standardised, stepwise educational path to accreditation.

Ann has over 15 years of practical experience in interior architecture and facilities management, working in London, New York, San Francisco and Sydney, where she ran the in-house architectural services group at Westpac. Her academic work includes teaching and coordinating the first FM program at the University of Sydney and at the extension of the University of California at Berkeley in the United States.

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An upward trend for the facilities management market

slight lift in recruitment activity at the end of 2013–14 gave Australia’s facilities management market a feeling of optimism. The upturn was due to the movement of large facilities services contracts between service providers, low interest rates, and the improving residential property market. Temporary assignments were the preferred hiring method for the majority of employers, who were keen to secure a workforce that could flex with workload peaks and troughs. Add the pending renewal of government contracts, and this trend is likely to continue. In terms of staffing demand, strong performance in the construction industry and an increase in technologically advanced buildings led to rising vacancy activity for trade- and engineering-qualified facilities managers and project managers. In addition, many organisations consolidated office space and needed project managers for fit-out, relocation and churn. Temporary commercial facilities managers are still needed to work on large CBD assets. Client services managers working for service providers within the cleaning sector are also sought. According to Hays’s latest Quarterly Hotspots report, other positions in demand include facilities management helpdesk operators, control room operators, cleaning managers, maintenance managers and maintenance coordinators. Currently, the change of major contracts has created some new jobs in Queensland, and candidate movement between

jobs continues. Given ongoing turnover within soft services, the temporary market remains very active. Soft services are becoming more in demand than hard services around Australia, and this will remain to be the case this financial year. Salaries remain stable within facilities management and, looking ahead, optimism is still evident, thanks to the promise of multimillion-dollar infrastructure projects and resulting job creation. At Hays, we are fully committed to finding job seekers the right facilities management jobs for the right reasons. Our expert consultants offer a personalised recruitment service, and will give you career advice to help you achieve your work ambitions.

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FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

| SOUTH AUSTRALIA

A NUMBER OF FIRSTS FOR AUSTRALIAN MEDICAL RESEARCH

SAHMRI’s remarkable façade

South Australia is home to an innovative and vital new facility.

ne of the stand-out buildings on the Adelaide skyline is the new South Australian Health and Medical Research Institute (SAHMRI) – a suspended, shimmering rectangular prism that houses the only stand-alone health and medical research institute in South Australia. Not only is the building the first of its kind in the health and medical research field; it is also the first laboratory building in Australia to achieve the United States’ Leadership in Energy and Environmental Design (LEED) Gold Certification. Facility Perspectives spoke with Michelle Gheorghiu, Director, Infrastructure and

Capital Planning at SAHMRI, to find out how things have been working since the building’s first occupants moved in, in December 2013. The project was conceived in August 2009, and construction began in 2010. ‘SA Health commissioned a review led by Professor John Shine and Alan Young of South Australia. The review targeted the current situation of medical research in Australia, and it identified a huge decline in the number of researchers within the South Australian research community. We are losing researchers to international medical research institutes, and to interstate,’ says Gheorghiu. ‘The recommendation review was to create a stand-alone medical research institute that can be self-sustained and attract researchers.’

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

SAHMRI is a facility with a purpose, and its integrated areas require specificity of function. ‘SAHMRI has critical medical research areas, and elements of innovation and uniqueness for South Australia,’ says Gheorghiu. The different functional areas in the facility include a molecular emitting therapy

Michelle Gheorghiu

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research unit, which houses the cyclotron to produce radio isotopes and therefore to enhance the clinical services within the state. In addition, the building houses bioscience services, research and wet labs, dry labs where computing and data research are carried out, administration areas, an auditorium, and all of the infrastructure support services that a medical research institute requires. ‘All of the laboratories are operating, and all of the research activity is developed around core facilities; that means you minimise duplication,’ says Gheorghiu. ‘The research activity has been designed from a workflow point of view to cater for core facilities – for example, mass spectrometry and flow cytology – in order to minimise duplication of equipment within the institution. Those core facilities become shared spaces.’ Though you might expect such a highly specialised and integrated building to have a substantial facilities management team operating behind the scenes, Gheorghiu tells us that it’s quite the opposite. ‘The concept of SAHMRI is very lean. We tried to cater from the very beginning for an intelligent, automated building, to minimise the manpower. We sought this approach during the concept phase – we thought of minimising operations, so you invest more in capex and minimise opex. ‘The design was to have an integrated building system, [which means] you minimise the early stage – you don’t have to occupy; you don’t need as many servers, workstations and computers for each building service. For each building service, you actually have an integrated platform that supports the integration. Together with Schneider, a company that has a lot of global intelligence that they can tap into, we developed this integrated solution. It’s going to be the first medical research institute in the world that’s reached this level of integration of building systems.’ This automation and integration also contributes to the sustainability outcomes of the Institute, and SAHMRI had a focused

goal when it came to being assessed for its environmental performance. ‘During the concept planning of the project (2009–10), we approached the Green Building Council of Australia (GBCA), asking if they had a rating tool for a medical research institute; unfortunately, they hadn’t developed one at that stage.’ The GBCA suggested that SAHMRI be rated according to the educational rating tool, but it didn’t meet the strict requirements of a health and medical research facility. So, the project team took a different approach. ‘We went overseas for international recognition and applied for a LEED rating. LEED has a tool that supports medical research institutes, so we applied for a Gold rating. The aim from the beginning was for a Gold rating under new construction,’ says Gheorghiu. ‘We aimed for a high level from the beginning. You aim for the high-level outcomes, and that will drive behaviour, so everybody will embrace LEED from the beginning. That was reflected in the design. We set up a LEED workgroup knowing what the aims of LEED are. It was a culture that aimed towards that.’ The LEED assessment is a three-stage process. The first stage is the design rating, which SAHMRI achieved. ‘The assessment came back positive and we qualified for what we aimed for,’ says Gheorghiu. The second assessment phase is construction. ‘We’ve just put a construction submission through to LEED, and we need to wait probably six weeks for them to come back and tell us how we’re travelling.’ Currently, SAHMRI is gathering information to inform the third application, which pertains to operations. Information collected for this application includes data regarding minimisation of waste, energy, energy initiatives, renewable energy on site, water efficiency, sustainability during construction, transportation, deliveries, site remediation, and much more. Everything targets minimisation of pollution.

SAHMRI’s light-filled atrium

‘Then you move into a space of providing documentation of materials and resources,’ says Gheorghiu. ‘You’ll be assessed on indoor environmental quality, which focuses on high performance and minimal pollution, [so you need to use] low-emitting materials for everything; flooring, paints, adhesives... all the interior design and associated items. Then there’s the control of systems, in terms of lighting. We adopted the DALI system, which is an automated system, and, again, integrated as part of the integrated building system. ‘Then you are assessed on the innovation in design, construction and operations. You have to present your elements of innovation; for example, integrated building systems. In construction, we had a few elements of innovation – the design was innovative – and there is a space in for innovation in operations, as well.’ Things seem to be on track for SAHMRI to reach its goal, and there’s little doubt that with its unique aesthetic and world-leading operations, it is set to become a South Australian icon.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

SPONSORED ARTICLE

SAHMRI goes curvy

ith demand for leading scientific research facilities growing year upon year, the South Australian Government commissioned the development of the South Australian Health and Medical Research Institute (SAHMRI). Rondo worked with Ceiling and Wall Contractors (CWC) in South Australia to supply the KEY-LOCK® Suspended Ceiling System, Steel Stud and Track, DUO® Exposed Grid Ceiling System, PANTHER® Access Panels, Shaftwall and Walk-About Trafficable Ceiling System. The interior of SAHMRI features a large, curved-steel staircase, the spiral sides of which were formed with Rondo’s 76-millimetre Stud and Track as vertical support, and with Flexible Track capping the Stud to create the spiral curve effect. The Rondo Flexible Track section delivers unrivalled results, with perfect cap, top and bottom placement, framing the staircase’s flanking walls so that the curved lining board could be neatly finished. The plasterboard lining the sides of the staircase is supported by Rondo’s Recessed Furring Channel, which is curved around the studwork horizontally.

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The SAHMRI building has extensive bulkheads around its entire perimeter at each level. The building’s curvy footprint required the bulkheads to follow these curves, and the simplest way to form them was to install Rondo’s Flexible Track to the concrete soffits to follow the building’s shape, and to attach braced vertical stud droppers capped at the base with more Flexible Track. The framing formed a perfectly shaped base for the curved plasterboard sheeting. Rondo’s engineering team provided seismic designs for Rondo DUO® Exposed Grid Ceiling System, which is just one system from Rondo’s seismic wall and ceiling solutions. The market-leading seismic designs were developed using Australian Standards, comprehensive in-house testing and third-party testing, as well as extensive research into the latest seismic developments by our seismic research team.

For more information on our involvement and systems supplied to this project, visit www.rondo.com.au today.

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we’re behind the best buildings

| SOUTH AUSTRALIA

An artist’s impression of the new ACC

$350 MILLION ADELAIDE CONVENTION CENTRE EXPANSION BY KATE POTTER The $350-million expansion of the Adelaide Convention Centre is gathering pace, with the West Building on track for completion at the end of the year.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

SOUTH AUSTRALIA |

he first stage of the extension on the western side of the Centre includes an additional 4300 square metres of multipurpose convention floor space and associated pre-function spaces, and multiple meeting spaces, with future delegates and guests to enjoy expansive views across the River Torrens towards the new Adelaide Oval. The expansion project will result in three individually iconic buildings, with dedicated arrival points and distinct identities. These three stand-alone venues flow seamlessly internally to operate as a single, unified facility hosting one single major event, or three separate events concurrently. A 600-seat ballroom built on a bridgelike structure over the railway tracks up to Morphett Street Bridge creates an impressive edge to the building from the outside.

Event organisers will be able to identify the perfect space for their needs with information such as floor level descriptions, and individual meeting room details and their available set-ups Adelaide Convention Centre Chief Executive Alec Gilbert says that the major redevelopment of the Centre will position South Australia as a leader in the international convention market by providing one of the largest, most flexible and most up-to-date meeting places in the world. ‘The expansion will take the total floor space of the Centre from 10,000 square metres to 15,000 square metres. The total

investment in the Centre’s expansion and new facilities is $350 million,’ says Gilbert. ‘Among the new events already secured for the expanded Centre are the Australian and New Zealand College of Anaesthetists 2015 Annual Scientific Meeting, and the Australian Gastroenterological Society’s 2016 annual meeting, both of which will attract over 1000 delegates.’

The new ACC will offer views across the River Torrens

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

| SOUTH AUSTRALIA

The new ACC will provide many varied spaces for events

The Facility Management Association of Australia (FMA) will also be holding its annual conference, ideaction 2015, at the new venue.

...the surge of development in Adelaide is fabulous for Adelaide as a convention destination

Global architecture firm Woods Bagot designed the Centre’s expansion, and brings extensive knowledge of the site, which they gained from the previous ACC expansion in 2001. The expansion’s design features a striking built form, with roof structures and façade inspired by the South Australian landscape, particularly the layers, striations and colours of the cliffs, rock formations and escarpments of the Flinders Ranges. The expansion means building alongside the existing facilities, but the design has been carefully managed so as to not result in any closures. This will continue as the second stage of the development, the East Building, gets underway in 2015. The East Building redevelopment, which will result in the demolition of the existing plenary building constructed in the 1980s,

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

will replace this original facility with a multipurpose, state-of-the-art facility. The redevelopment will include plenary capacity of up to 3500 seats, or 3000 square metres of flat floor space, with the construction of innovative hinged seating sections that can be raised to transform the space. The venue can be subdivided and configured within minutes as a pre-function venue, ballroom, exhibition or plenary space. Completion of the East Building, scheduled for 2017, will both increase the Centre’s total capacity and deliver maximum flexibility, realising the most substantial financial and economic benefits of the redevelopment. Gilbert says that the design of the building has been driven by extensive research into the future trends of the convention industry. ‘The design of the Centre expansion is based on what we think the industry is going

SOUTH AUSTRALIA |

to be looking like in 20 years’ time. This has had a profound effect on the design itself, and the facilities.’

Once on site, technology continues to play a large role, and the redevelopment has provided the opportunity to invest in

Event organisers will be able to identify the perfect space for their needs with information such as floor level descriptions, and individual meeting room details and their available set-ups

New technology has been created for clients to plan their use of the Centre. The Adelaide Convention Centre’s existing and new facilities have been brought to life with the launch of the iMap Interactive Floor Plan application software. ‘The ACC is the first Australian venue using the innovative iMap software, which is used by leading convention centres, hotels and tourism venues around the world,’ says Gilbert. ‘It’s fully customised and designed specifically for the Adelaide Convention Centre. iMap is an easy-to-use interactive tool for planning, presentation, communication and collaboration, which quickly allows meeting and event planners to visualise the space. ‘Event organisers will be able to identify the perfect space for their needs with information such as floor level descriptions, and individual meeting room details and their available set-ups. Collaboration tools are then built with iMap to conveniently allow users the ability to mark up the floor plans, create planning notes, and present specific function details about an event. These details can then be printed or directly emailed to colleagues and other stakeholders.’

technology such as audiovisual capabilities, and to continue offering innovative services such as web streaming. The Adelaide Convention Centre’s IT team can create a number of technologybased attractions for events, including zoned internet cafés and customised landing pages for delegates to connect, engage and share during their time at the Centre. Wi-fi connections capability has been significantly expanded to accommodate the larger capacity of the Centre, with up to 12,000 connections available. The Adelaide Convention Centre redevelopment, along with other work being done along the Riverbank precinct in close proximity to where the Centre is located, is making Adelaide a more appealing conference destination. Adelaide’s Riverbank precinct is currently a hive of activity, as major works that have been recently completed include the River Torrens footbridge, and the redevelopment of Adelaide Oval into a world-class sporting stadium. South Australia’s medical hub is being created immediately adjacent to the Centre, with the opening of the new South Australian Health and Medical Research Institute (see

profile on page 18), and the new Royal Adelaide Hospital, currently being built, and due to open in 2016. In addition, the Centre expansion and wider Riverbank development includes a new urban boulevard (Montefiore Road) linking North Terrace to the Riverbank Promenade and the Adelaide Oval in the north. Gilbert says that the surge of development in Adelaide is fabulous for Adelaide as a convention destination. ‘There is $8 billion worth of development happening in Adelaide. The Adelaide Oval has been developed, the casino is being redeveloped, and the medical research precinct will be the largest in the Southern Hemisphere, with 1000 researchers. ‘The proximity of the Centre to these world-class facilities ensures that we are well placed to host health and medical conferences in the future. ‘The South Australian State Government recognises the importance of conferences as a catalyst for economic development. The state is realigning its focus on strategic industries, and, as a result, we’re focusing on those key economic drivers as specialities for the Centre – such as wine, advanced manufacturing and defence,’ explains Gilbert. ‘With an increasing number of international flights servicing Adelaide, and with new hotel developments in Adelaide’s city centre under construction to meet demand, the Adelaide Convention Centre is well placed to host world-class conferences and events in the future.’

For more information, visit www.adelaidecc.com.au Twitter: @AdelaideCC Facebook: www.facebook.com/ AdelaideConventionCentre Blog: www.offcentre.com.au

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

SPONSORED ARTICLE

Leveraging technology to futureproof facilities BY PETER MORRIS, NATIONAL SERVICE MANAGER, SCHNEIDER ELECTRIC

s the era of the ‘internet of things’ emerges and enormous amounts of ‘big data’ are being generated by newer building components, organisations are struggling to turn that data into meaningful action that will improve operations. New technologies and open protocols are revolutionising how buildings operate and interact with occupants and managers, and allow big data to be used effectively. Integration as a strategy for smarter building management One of the highest-impact strategies to improve a building’s operations is integration of previously disparate systems. By implementing an integrated building management system (BMS) that acts as a universal translator, all the components and systems within a building, regardless of protocol, can be monitored, managed and controlled from a centralised point. External data, such as weather and utility costs, can also be integrated via web services. This much more efficient process ensures the optimisation of critical building functions, including fire safety, HVAC, lighting and energy metering. For example, a leading five-star luxury Sydney hotel, Sheraton on the Park, wanted to implement a more robust energy management system that made the most of legacy systems while incorporating new technology to improve results. The hotel has 557 rooms and suites, several dining areas, a heated swimming pool and spa area, and 18 multifunction meeting rooms. The hotel prides itself on maintaining facilities to a high standard throughout. This same philosophy has been adhered to during an upgrade of the hotel’s back-end systems. As a result, Sheraton on the Park selected Schneider Electric’s SmartStruxure™ solution, which brought together

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all of the hotel’s legacy and third-party open protocol systems onto a single user-friendly platform. The solution enabled the hotel to have a holistic view of the entire facility for the first time, allowing them to apply focus on underperforming equipment to maximise their energy savings. The upgrade has resulted in an increase in energy efficiency at the hotel, allowing management to take advantage of AusIndustry’s Green Building Fund, which required a reduction in the hotel’s environmental footprint and energy consumption. Initial energy reductions of approximately 15 per cent have been realised. Futureproofing A scalable solution enables building owners and managers to gradually deploy new technologies to ensure that the systems are delivering on their promise of a more efficient building. This agile, iterative approach lets building managers work within today’s tight budgets while demonstrating a return on investment (ROI) to validate continued investment. Conclusion The move towards open protocols is creating an opportunity to integrate the disparate building systems. New technologies can optimise a building’s operations while eliminating the need to replace existing systems. Scalable approaches to upgrading, by adding new technologies, gradually allow building managers to demonstrate the ROI of system improvements as they scale up to a fully integrated BMS. This then enables the use of the latest in cloud-based analytics solutions to drive efficiency even further and equip building managers to achieve optimal facility outcomes.

The future in building efficiency has arrived with Schneider Electric’s Advanced Building Services Solutions Using the latest advances in Building Analytics and Predictive Optimisation, superior outcomes for energy efficiency, comfort and reliability can be delivered in the most cost-effective manner. New Advanced Building Services Solutions continuously monitor operations and analyse performance, 24 hours a day and provide exception data to allow rapid identification and rectification. These services are managed by a team of experts at the Schneider Electric Performance Centre.

How efficient is your building?

Schneider Electric’s advanced cloud-based technology allows you to:

Visualise The first step in achieving energy efficiency outcomes is to have visibility of what is happening.

Analyse To determine why these usage patterns are occurring, automated anomaly detection algorithms analyse collected data, providing root cause determination and reporting.

Predict and optimise Data from the facility, as well as sources such as utility tariffs and weather forecasts, are used to predict the daily load profile and determine the optimal control settings, minute-by-minute, during the day.

Make the most of your energy

To use the FREE assessment tool, simply visit www.SEreply.com and enter key code 53939K.

© 2014 Schneider Electric. All Rights Reserved. Schneider Electric and Make the most of your energy are trademarks owned by Schneider Electric Industries SAS or its affiliated companies. www.schneider-electric.com.au • SEAU117653

| GREEN BUILDINGS

THE ‘NEW NORMAL’ FOR OFFICE SPACES BY ROB LORD, MANAGING DIRECTOR, SEED Putting ‘what tenants want’ in green leases.

he speed by which information can now be shared – instantly and on a large horizontal scale – is causing tidal waves of change in many institutions that have enjoyed relative stability in the past. The consequence for commercial office space is that people now work in a networked environment of constant connectivity and structural churn. This is the ‘new normal’, and it embraces challenges such as globalisation, outsourcing, the growing complexity around technology, competition for talent and virtual teams. Workspace design is responding with increasingly flexible arrangements, such as activity-based working, hot-desking and mobile offices. Working in places of such change, the human body is placed under greater stress than it has experienced before, as people struggle to adapt. More than ever, employers require staff to be more alert and focused. NABERS Energy ratings have become a common feature of green leases; yet, as a growing proportion of buildings are achieving 5 or more NABERS Energy stars, the questions asked by many owners are, ‘How do we make our building special?’ and ‘Are there other features of our building that could be more attractive to tenants?’ Perhaps NABERS Energy ratings have risen to prominence because energy consumption is easy to measure. The ‘soft benefits’ of IEQ are much harder to measure; yet, IEQ may

have more importance to a tenant’s business, as good IEQ has been linked to employee health, comfort and productivity.

How can tenants compare IEQ between spaces? Rating tools [for buildings] are purposefully created to enable comparison between buildings. They assume a responsibility for prioritising the efforts of various elements of IEQ. There are useful tools available, most notably UC Berkeley’s Center for the Built Environment’s Post-Occupancy Evaluation, and the European Union’s Health Optimisation Protocol for Energy Efficient Building (HOPE). NABERS Indoor Environment (IE), however, has some advantages over these established tools. Firstly, the data set for NABERS IE is based on Australian data. Secondly, the rating is determined through data from objective measurements, supplemented by an occupant survey. This enables a cost-effective assessment that comprehensively tackles these five factors: 1. thermal comfort, including temperature, humidity and air speed 2. indoor air quality, including ventilation and levels of pollutants 3. acoustic comfort levels, including the ability of a building to minimise external noise as well as the noise levels within the tenanted space 4. lighting, compared to optimum task performance levels 5. office layout, including the spatial

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

arrangement of walls, partitions, furniture and equipment in relation to fixed elements, such as windows and heating, ventilation and air conditioning. Tom Grosskopf, Director of the Metropolitan Branch at the NSW Office of Environment & Heritage that administers the NABERS Program, says, ‘We’ve seen a rapid uptake in the use of NABERS IE in the past few years. Increasingly, premium buildings are using it as a point of difference in the market. We expect this growth trend to continue, especially as we’re currently developing changes to the rating report that will really unlock the value of the rating data and meaningfully communicate what the rating means for the customer.’

How to create an environment for productivity Three parameters are paramount: thermal comfort, light and acoustics. Each person is physiologically different, so it is also most important to provide individual control or as much occupant adjustment as possible. Thermal comfort is perhaps most important. Very minor shifts in our core temperature can cause our control centre (the hypothalamus) to initiate sweating or shivering, and to redirect blood flow. The diversion of blood flow away from our critical organs (for example, brain and kidneys) directly affects our sense of ‘wellbeing’. Indoor air quality (IAQ) has always been an important health concern and focus for research. In 1995, David Rowe estimated that the sick building syndrome cost to

GREEN BUILDINGS |

the Australian economy was in excess of $125 million per year. A figure commonly quoted is six minutes per person per day of lost productivity. Research has found a link between inhalation of particle air pollution and cardiac rhythm. Particle pollution can cause inflammatory responses in the lungs, with a subsequent release of chemicals that alter

Figure 1 Cornell University study into temperature versus error costs

the nervous system and the control of cardiac rhythm. Similarly, the mucous membranes in eyes and nose can also react to low concentrations of volatile organic compounds (VOC) and ozone (such as from photocopiers). Danish Professor Povl Ole Fanger, who was an expert in the field of thermal comfort and indoor enviornments, suggested that outdoor air has a ‘decipol’ (dpol) range of 0.01 to 0.1; healthy buildings are rated at less than one dpol, and sick buildings at 10 or more dpol. Lighting affects people in ways that are not obvious. Views and the nature of the light in which we work help us keep our body clock in tune. This affects sleep patterns, activity levels and quality of life. Eyestrain is related to the spectrum of light present in a workspace, and the ability of the eye to refocus. As more than 90 per cent of our information is visual, and office workers spend long periods staring at computer screens that are at a fixed distance, office workers are particularly susceptible to eyestrain. In fact, eyestrain is the number one health problem in offices.

The productivity equation The productivity equation is the cost–benefit analysis of productivity-based investments. Even the meanest productivity research predicts a three per cent productivity gain for tenancies where there is 50 per cent more fresh air than minimum code requirements. This small productivity gain is typically worth $180 per cubic metre per annum to the tenant, but it costs the landlord $1.25 per cubic metre in extra energy if their building is usually assessed with a 5-star NABERS rating. When conducting productivity assessments, it is important to determine the daily cost of an employee. In Australia, the average is $500 per day.

Figure 2: The highest productivity is achieved when it is slightly cool, at a PMV just below 0.

though – for example, improved shading and blinds can improve both comfort and energy. Lighting controls (such as Organic Response) that permit daylight when available can improve the sense of wellbeing, as well as reducing electricity bills. Task-ambient lighting and air conditioning systems generally allow targeted delivery of services with a lower average intensity lighting or air conditioning. They allow the tenants to provide a tailored environment to suit the churn and change of the ‘new normal’. These task-ambient systems can enhance the landlord’s bottom line and NABERS scores. There are also plant longevity and capacity advantages for the landlord.

Trends that affect IEQ and productivity The ‘new normal’ is changing how people work together. Virtual teams, activitybased working and hot-desking threaten personalised tenancy space as new work structures embrace mobility. Increasing mobility is a longstanding trend, and is now aided by cloud technology. What is new is the realisation that the role of commercial office real estate is changing. Should we question the very existence of the office as we know it? Is the CBD office becoming redundant? The view at Jones Lang LaSalle is that, ‘The workplace will always exist as a physical place to bring people together to collaborate, to create a culture for an organisation and to provide professionals with the tools to do what they do.’ Finally, one of the greatest influences is the looming indication of climate change. This year (2014) saw the greatest number of climate records fall in Australian meteorological history. These are the same records used by designers to size air conditioning and make decisions about fresh air intake.

Synergies and challenges with NABERS energy in leases

Conclusion

Higher levels of comfort and more fresh air may create a drop in NABERS Energy ratings. This can discourage the landlord’s adoption of IEQ measures that tenants may appreciate. There are opportunities for synergy,

The ‘new normal’ is a hectic mash-up of new technology, different time zones, and new ways of collaborating. This is causing unprecedented levels of stress on staff while they adapt to the increasing pace of

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

| GREEN BUILDINGS

change. Experts agree that the mindsets and dispositions of workers matter now more than ever. IEQ holds the key to maintaining productivity in a knowledge economy. Small productivity gains (one to six per cent) represent big savings when applied to salaried office staff. These savings significantly outweigh the landlords’ additional costs. Landlords also face certain challenges, including increasing weather severity on plant. It is suggested that it is time to rewrite ‘green leases’, such that greater focus is on IEQ. One creditable tool with which to do this is NABERS IE, created from the same office that developed NABERS Energy. Facilities managers who wish to position their buildings in the best possible light should focus on the following ‘low-hanging fruit’: 1. Conduct sample ‘offline’ NABERS IE assessments to determine how various spaces in the building currently perform. 2. Arrange regular commissioning and calibration audits. 3. Ensure that filtration is monitored and maintained at its highest quality. 4. Conduct sample particle counts and review whether or not filtration is most appropriate for the tenancy. 5. Conduct sample CO2 readings for air quality assessments. 6. Support tenancy designs that use taskambient strategies. 7. Review comfort stability and assessments (via temperature readings or surveys). The role of a facilities manager in modern workplaces is more complicated than ever. The ‘new normal’ requires that facilities managers enhance their buildings’ abilities to furnish a productive internal environmental quality.

FAST FACTS 33 IEQ cost benefit

Indoor environmental quality (IEQ) is the new arena for competition between landlords. Tenants are increasingly more familiar with productivity research, which highlights that better air quality and more controllable comfort and light are producing a 2-10 per cent improvement in productivity. That equates to at least $200 per square metre per annum upside for the tenant. It costs far less for the owner to provide additional fresh air and better air-conditioning control. 33 Comfort and productivity Once we feel uncomfortably warm, up to 48 per cent of our blood flow can be diverted to our skin – away from our key organs. As our skin temperature rises, the surface temperatures of the room around us either help or hinder this heat release. Heart rate rises, oxygen intake rises and our sense of wellbeing and focus is affected by the extent to which blood is diverted from key organs to the skin. This is why productivity research historically focuses on overheating. 33 A recent study conducted by Professor Hedge of Cornell University used an insurance office data collection agency in Florida, and studied keystrokes and errors. Figure 1 captures the issue in terms that every employer can understand. At a $16-per-hour wage, the lost productivity can range $2 per hour: from $1.40 to $3.40, or 12.5 per cent. The same study found that when the temperatures were as low as 20 degrees Celsius, employees made 44 per cent more mistakes than they did when working in optimal room temperature (24.5 degrees Celsius). 33 International research is regularly conducted using the Predicted Mean Vote (PMV) Index as a statistical prediction of how comfortable an environment is judged to be by the public. Research (Figure 2) highlights that there appear to be sharp productivity losses, regardless of task, for less comfortable environments. 33 Atze Boestra co-authored a guidebook that outlined two conclusions. Firstly, doubling the fresh air rate in a building can reduce the occurrence of sick building syndrome by roughly 10 per cent and increase office work output by roughly 1.5 per cent; and, secondly, every 10 per cent reduction in the percentage of people dissatisfied with air quality can increase office work output by roughly one per cent. 33 The benefits of providing views to the office worker are so great that many countries in Europe require that workers be within 27 feet of a window. 33 A 2003 Lincolne Scott survey of 550,000 square metres of Brisbane office space found: 33 desks were only occupied for 29 hours per week 33 landlord systems typically operated for 59 hours per week. That is, approximately half of the time, the landlord is air-conditioning and lighting unoccupied spaces.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

SPONSORED ARTICLE

Commercial and industrial asbestos roof breakdown process similar to rusting of metal roofs

sbestos roof sheets were constructed using Portland cement and water, and were reinforced with asbestos fibres. The accompanying photograph shows the extent of the degradation of aged asbestos roof sheets. This is caused by weathering of the roof sheet, which is then colonised by lichen. The lichen secretes an acid called oxalic acid, which can break down cement and even concrete. Over time, the cement content is reduced, revealing the asbestos fibres, which are released into the environment. Losing the cement content, the roof sheets become thinner from the upper surface. They change to a darker colour and so attract more heat, and, being of limited flexibility, they expand and contract, and eventually crack. You can liken this process to a metal roof undergoing the process of rusting. You can treat the rusted areas, or wait until the roof sheet disintegrates through rusting, and then replace it. Metro Industrial Roof Restoration assesses many aged asbestos roofs per year, and is the number one certified supplier for the Fibroseal asbestos roof encapsulation system in Australia.

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13/08/14 12:10 PM

14/08/14 9:17 AM

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

SPONSORED ARTICLE

Smart, green finance delivering efficient buildings in Sydney BY CITY OF SYDNEY

Signatories of the City’s third EUA: Anglican Church Property Trust’s Churchwarden James Balfour; Lord Mayor Clover Moore; CEFC CEO Oliver Yates; and Eureka Fund Management’s Rachael Scott (left to right), outside St James’ Hall

n innovative finance agreement has given the green light for a $700,000 energy-efficiency upgrade to a commercial office building in the heart of Sydney. In June, the City of Sydney signed an Environmental Upgrade Agreement (EUA) to fund energy-efficient lighting, air conditioning and building management system (BMS) upgrades to St James’ Hall at 169–171 Phillip Street, Sydney, which is owned by the Anglican Church Property Trust Diocese of Sydney on behalf of the Parish of St James. EUAs are voluntary tripartite agreements between a building owner, a finance provider and a local council, made possible by changes to the Local Government Act to encourage building upgrades. Under these agreements, the financier provides the building owner with funds for the upgrade, and the owner repays the loan by paying an additional charge on their rates notice, called an environmental upgrade charge. Tenants provide contributions equal to or less than the savings they make in their utility bills as a result of the works. The building owner can then use these contributions to service the loan repayments and greatly improve the return on investment. In addition, once the EUA is paid off, the tenants and building owner continue to benefit from reduced utility bills. This smart funding mechanism for eligible commercial building improvements has been gaining momentum across Australia, and the City of Sydney has dedicated resources to assist building owners and managers through the process. The City of Sydney, Eureka Funds Management as Trustee of The Australian Environmental Upgrade Fund (TAEUF), and the Parish completed the EUA for upgrade works that will reduce base building energy use and outgoings by approximately 30 per cent.

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Eligible projects EUA finance is available for works that improve the environmental performance of the building. This includes upgrades, repairs or replacement of: 3 lighting 3 heating, ventilation and air conditioning 3 water-saving equipment 3 lifts 3 glazing 3 renewable energy – solar and wind 3 building management systems 3 bicycle racks and facilities.

Work on the efficiency upgrades for St James’ Hall has already begun, and is due to finish by October this year. The upgrades include replacement of two chillers and the associated pumping equipment, installation of a new BMS to provide better control of after-hours HVAC and optimise the building’s stop-start functionality, and replacement of existing lighting and installation of motion sensors. Churchwarden James Balfour said, ‘The project provides benefits for our tenants, as well as for us and for the environment. It’s a win-win-win’. Troy Shepherd, Director of NSW Property Management at JLL, said, ‘Improving the environmental performance of the building will not only result in enhanced capital value for the owners, but also provides long-term attractiveness for tenants’. The City’s first EUA was signed with Eureka and Frasers Property last year to install a trigeneration plant at the Broadway development. The historic $26.5-million agreement made way for the plant to supply low-carbon thermal energy to around 4000 Central Park residents. EUAs are part of the City’s commitment to reduce carbon emissions across the local government area by 70 per cent by 2030, based on 2006 levels. This is one of the most ambitious targets of any Australian government.

Join the growing list of buildings in the City of Sydney taking advantage of EUA finance. Find out more: cityofsydney.nsw.gov.au/eua 02 9246 7843 eua@cityofsydney.nsw.gov.au

EUA

Environmental upgrade ﬁnance

Get smarter finance for better building performance Is your building leaking money due to out-of-date, inefficient equipment and lighting? Do you need to reduce waste or improve facilities for sustainable transport? Or do your tenants complain about the HVAC and other services in your building? Get access to finance for eligible projects through an Environmental Upgrade Agreement to improve the environmental performance of your commercial building. ––––––––––––––––––––––––––––– Join the growing list of buildings taking advantage of this finance and benefit from upgrading now. Find out more at: cityofsydney.nsw.gov.au/eua –––––––––––––––––––––––––––––

100% upfront ﬁnance Competitive interest rates

100%

Up to 20 year ﬁxed interest terms

20yr

Tenant contributions of up to 40% towards loan servicing

40%

Repayments via a City of Sydney land charge

| GREEN BUILDINGS

TOWARDS MORE SUSTAINABLE FURNITURE BY EMMA LLOYD, GOOD ENVIRONMENTAL CHOICE AUSTRALIA There seems to be a strange dichotomy in the interior design space at the moment. On one hand, design blogs and makeover shows have a tendency to promote the idea of interior design as a form of consumption. Itâ&#x20AC;&#x2122;s not just our clothing that should always be fashionable and on-trend, but our interior spaces, as well. This attitude can lead to a rapid turnover of furniture pieces and soft furnishings before their use-by dates, simply to keep spaces fresh and modern.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

GREEN BUILDINGS |

n the other hand, the sustainable living movement encourages thriftiness, re-use, and having a low environmental impact. A lot of environmentally preferable furniture also has a lower impact on human health and takes ethical considerations into account, such as the working conditions of those who manufacture the product. Despite our culture of consumerism, it appears that the sustainable side is winning. A recent Nielsen report indicates that 55 per cent of global online consumers would be willing to pay more for products and services from companies committed to positive social and environmental impact, and 63 per cent of Asia-Pacific respondents check a product’s packaging to ensure a brand’s commitment to sustainability (‘Doing Well by Doing Good’, 2014). So, what does this mean for facilities managers and their interior design purchases?

Designed for environmental performance The best furniture should take environmental, health and social impacts into consideration right from the outset as part of the design process itself. It’s important for furnituremakers to select raw materials that have low environmental impact. Timber and other natural fibres are great examples of materials that can be sourced more sustainably. Their harvest, trade and transportation can have an enormous negative impact on the environment, such as where protected species are illegally harvested. Buyers should look out for timber and fibre products certified by the Forest Stewardship Council (FSC), Australian Forestry Standard (AFS) or Programme for the Endorsement of Forest Certification (PEFC). These are recognised schemes that verify the environmentally preferable sourcing of wood and fibre components in a piece of furniture. Developments in metal and plastic recycling have sparked innovation in furniture, and in fitting design and manufacture, encouraging products that

readily incorporate recycled materials and products with components that can be recycled at end of life. These often equal or surpass traditional products in all aspects of strength, durability and function.

Health and safety Taking health and safety into account when purchasing furniture is also crucial. Substances used in manufacturing can have a range of potential adverse health effects when people are exposed to them in the final product. For example, the compound 1,3-butadiene, which may be used in the production of latex, foam or plastics, has been classified as a probable human carcinogen by The International Agency for Research on Cancer. Additionally, there are volatile organic compound (VOC) emissions to consider, which can contribute to poor indoor air quality, and products should not use any heavy metals, such as lead or arsenic, during their manufacture. Some particle board furniture and other pressed woods can have high levels of formaldehyde, which is especially dangerous for children. In the case of soft furnishings and textiles, it’s important to ensure that they do not contain hazardous materials, such as azo dyes, which can be carcinogenic or pose other risks to human health. Azo dyes have recently been highlighted in the news after jeans and bedding retailers were forced to recall products containing potentially harmful levels of the dyes. Unfortunately, as the dyes are not generally listed on end products when sold in Australia, this is incredibly difficult to verify. Additionally, all fabric and textile components should ideally have traceable supply chains in which all workers are fairly paid and have safe working conditions – if producers can show compliance with International Labour Organization (ILO) conventions, this is desirable.

Stewardship and disposal When the product reaches the end of its life, it should be easily broken down into

all fabric and textile components should ideally have traceable supply chains recyclable components. This also means that the product should not contain any inseparable bonds between material types that cannot be processed together in the same recycling stream, and products should not be coated or treated in any way that might prevent recycling. If a manufacturer agrees to take back furniture at end of life to recycle it at no extra cost, or has a stewardship program in place to this effect, that is even better. To avoid early disposal of the product, manufacturers should ensure that replacement parts (such as for replacing worn-out hinges) are readily available to repair furniture as it ages.

Checking credentials Choosing sustainable furniture can be a challenge, but there are ways to make the buying process easier. Evidence of thirdparty certification is the best way to check the sustainability credentials of a product. Third-party certification schemes, such as the Ecolabel run by Good Environmental Choice Australia, check all aspects of a product’s manufacture, from sourcing materials to the methods of disposal, providing a simple way to ensure the environmental, social and health credentials of your furniture. If no certification is available, consider how, when and where the product was made, and always choose durable furniture that will last and that is easily recyclable. Above all, making the effort to only replace furniture when it’s beyond repair – and choosing durable, reliable pieces to replace it with – is the most important step towards more sustainably furnished interior spaces.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

SPONSORED ARTICLE

A powerhouse LED high-bay luminaire by Zumtobel Lighting A turning point in industrial lighting: never before has a luminaire been so powerful, so compact and so efficient.

RAFT is the LED high-bay powerhouse. Up to 28,000 lumens are emitted from an extremely compact and innovative design. To achieve high-precision light direction, each LED has been assigned a separate lens, which means that long shelves can now be illuminated as efficiently as spacious bays. The round lighting cone has been transformed into a lighting pyramid with a square light exit area. Luminous fields that do not overlap create significant extra uniformity and efficiency in any lighting solution. GRAFT requires little maintenance. It is supplied as standard with DALI LED control gear, so it is built ready for integration with lighting management systems, ensuring maximum energy and CO² savings. With GRAFT, design and function form an indivisible unit. Based on requirements made by industrial applications, each luminaire component fulfils a specific function. This is reflected by details such as the LED boards arranged at both sides of the converter, which allow perfect thermal management thanks to the separating air gap. The resulting stack effect optimises passive cooling by the extensive rib structure, avoiding the accumulation of dust, which would be detrimental, as it would interfere with the luminaire’s thermal conditions. In order to ensure perfect cooling and minimum maintenance effort, GRAFT creates airflow through the luminaire. This sustainably protects the technical components from overheating and optimises the luminaire’s service life. The circulation of air, slanted luminaire surfaces and a protective plate combine to prevent accumulation of a dust layer that would impair thermal management. The luminaire is maintenance-free – a critical point when considering high-bay storage or production facilities that are difficult to access for maintenance purposes. The small, compact industrial luminaire combines maximum output with easy handling. Thanks to a low weight of 5.8 kilograms (GRAFT 330) or 9.6 kilograms (GRAFT 660), the luminaire can be installed by just one person. GRAFT features only two

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FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

suspension points for suspension from a cord or optionally from a chain, and can therefore be fixed and adjusted quickly. It can be pendant-mounted, or supplied with an adjustable ceiling bracket. In warehouses, the challenge is to illuminate long and high rows of shelves as uniformly and efficiently as possible. The narrow-beam optic by Zumtobel has been designed, developed and manufactured especially for this application. GRAFT therefore stands apart from widespread compromise solutions. As a distinctly narrow-beam solution, it uses the spacing between one LED luminaire and the next to full effect. The wide-beam version provides an extremely uniform and wide distribution of light, which is ideal for applications such as halls, exhibition centres, bulk retail outlets, airport hangars and atriums. GRAFT is an industry-leading luminaire fit for purpose. It is approved for the New South Wales Government’s Energy Savings Scheme (IPART) and frequently offers payback periods under two years (in comparison with conventional light sources, such as HID). It is a compact, well-designed, robust lighting solution for all industrial, logistical and largearea applications.

For more information: zumtobel.com.au/GRAFT P: 02 8913 5000

GRAFT LED Highbay The illuminating powerhouse Applications with broad ground areas and high ceilings require a highbay luminaire fit for purpose. LEDs offer undisputed benefits when it comes to energy saving, zero maintenance, instant full brightness and restrike. The GRAFT LED Highbay luminaire goes many steps further. The easy-to-install small, compact design boasts a powerful light engine emitting up to 24,000 lumens, at over 100 lm/W. It is DALI dimmable as standard meaning it is ready to be integrated with daylight sensors and motion detectors. The broad range has dedicated configurations for areas with high temperatures (up to 55° C ambient), ball sports and even high degrees of oils and corrosive elements. With 2 sizes, 2 colour temperatures, 2 beam angles and industry leading innovation, GRAFT is the LED highbayluminaire perfectly suited for new build and refurbishment. Please contact our sales offices across Australia for an onsite demonstration.

P: 02 8913 5000 zumtobel.com.au/GRAFT

Innovative LED cooling The ‘chimney-effect‘ cools the LEDs and prevents a thermal blanket of dust building atop the luminaire

IPART Approved GRAFT is approved for the NSW Energy Saving Scheme, offering rebate potential for refurbishment

Ball proof version

High ambient temperature GRAFT is suitable for ambient temperatures from -32° to +45°C. A high-temp options is also available, for temperatures up to 55°C.

Mounting options Mounting options include wire and chain suspension as well as ceiling and adjustable wall brackets

Dimmable as standard GRAFT is equipped with a DALI dimmable LED driver. Huge energy savings are available via dimming, motion detectors or daylight senors

Compact design GRAFT is only 330mm wide. It is available in two lengths: 330mm and 660mm

High temp version

Broad range GRAFT is available in multiple configurations to suit the project. • 2 sizes / 2 beam angles • Ball proof option • High temperature option

Illuminating powerhouse For such a compact design, GRAFT packs a mighty illuminating punch. With 28,000 lm and 14,000 lm versions, it is available in two colour temperatures: • Neutral white (LED 840) • Cool white (LED 765)

IP65 as standard GRAFT is rated IP65, making it ideal for areas where moisture and dust are prevalent

Two light distributions The narrow beam option is ideal for warehouse aisles, where as the wide beam option is suitable for studios, exhibition centres, halls and other broad applications

member of

| GREEN BUILDINGS – LIGHTING

NINE ILLUMINATING FACTS

ABOUT LEDS

Light-emitting diode (LED) light sources last longer than other forms of illumination. Quality LEDs can last up to 25 times longer than incandescent light bulbs. This increases the life of the light by roughly 25,000 hours, which equates to an extended life span of more than three years, and that’s if these lights are run for 24 hours a day, seven days a week. The general life span of a regular LED is 10 years. This also means that LED lights are replaced far less often, which can positively affect a facility’s budget, and reduces maintenance.

LED light bulbs are made up of multiple LEDs that are joined together and work as one. If one LED stops working, there will be minimal impact (if any at all) on the light that these globes emit. In contrast, when regular bulbs – incandescent and fluorescent lighting options – burn out, they cease to emit any light.

LEDs use at least 75 per cent less energy than regular light globes. Incandescent globes release 90 per cent of their energy as heat, while LEDs generate and emit very low heat (if any). LEDs do not emit heat as infra-red radiation (IR) like other light sources, which can result in a reduction of the cooling load on an air-conditioning system. This also means that there is a reduced fire risk associated with these lighting systems.

LEDs are often the go-to globe of choice, as their unique characteristics allow them to be used in a variety of different applications: from traffic lights and vehicle brake lights, to television screens. These characteristics include compact size, ease of maintenance, durability and resistance to breakage. There’s also the ability to focus the light in one direction rather than in many directions, which mean you’ll require fewer (but better positioned) lights to illuminate a space.

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It is reported that running LED lamps reduces a facility’s lighting energy costs by between 50 and 90 per cent. Upgrading a facility’s emergency lighting system, for example, can save not only energy, but also cost. Throughout the entire building, the energy and cost of running an emergency lighting system can be significant due to constant use. Replacing traditional light bulbs with LEDs decreases this running cost, as LED systems are more energy-efficient. Sydney’s Australian Technology Park, for example, underwent an emergency LED lighting retrofit, which delivered a 91 per cent energy saving.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

Continued on page 40

SPONSORED ARTICLE

An excellent 2.5-year investment return

olatube, the worldâ&#x20AC;&#x2122;s highest performing daylighting system, has made an excellent contribution to reducing operating costs for the Spearwood Furniture and Bed Centre in Perth. Over the period between commencement in late 2012, and completion in mid-2013, Spearwood installed a total of 61 Solatube Commercial Daylighting Systems to its approximately 1600-square-metre retail premises. This has resulted in a 61 per cent reduction in average daily energy use, and has delivered a calculated return on investment of 2.5 years. Solatube is acknowledged as the worldâ&#x20AC;&#x2122;s highest performing daylighting system, capturing and effectively delivering daylight from pre-dawn to post-dusk. It is a system that produces minimal spectral shift of light colour. This characteristic ensures consistent colour temperature throughout, and stable colour rendition across the visible light spectrum over the course of the year. For Spearwood Furniture and Bed Centre, the Solatube Commercial Daylighting System provides the pinnacle of light input, colour consistency and the desired quality of light consistency day after day for the large retail premises.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

For Solatube (Australian designed and now the global leader in daylighting technology), research and development of product is ongoing. Recently, Solatube released the Skyvault Series for large open spaces with high ceilings. commercial.solatube.com.au Telephone 1800 131 619

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

| GREEN BUILDINGS â&#x20AC;&#x201C; LIGHTING

NINE ILLUMINATING FACTS

ABOUT LEDS

Continued from page 38

LED lights help people absorb more nutrients from fruit and vegetables. The ultraviolet (UV) rays that natural and conventional lighting sources emit decrease the nutrient levels in foods, making LED lighting the best option for supermarkets, restaurants, kitchens, greengrocers and other facilities in which food is sold or prepared.

LED lights are a type of pest control, as these globes are said to attract fewer bugs than other sources of lighting with high levels of UV rays might. While this will not eradicate bugs and flies, it will reduce the number of pests circling the light source of a facility.

LED lamps can be easily incorporated into any facility, as the variety of LED applications is vast. For instance, there is a wide range of LED linear tubes on the market that are able to replace T8 fluorescent lamps. These LED tubular lamps emit light that is projected forward, making the lighting source more focused and efficient in illuminating a space. LED lights are also suitable replacements for 50- and 30-watt halogen lamps.

LED lights can be used to match natural light. LED lighting systems are able to augment natural light levels and colours, which offers the ability to adapt to all conditions. The light that is emitted by these LED globes is closer to that of natural light than traditional light sources (for instance, fluorescent lamps). A colour temperature of around 4000 kelvin is best for blending daylight with artificial light â&#x20AC;&#x201C; and while the colour of natural daylight is constantly changing, the dynamic lighting controls that are possible with LEDs can easily colour-match daylight.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

SPONSORED ARTICLE

LED ceiling panels replicate daylight, slash costs

ittil LED Lights has released its second generation of highly successful troffer ceiling panels. The troffer is a 32-watt unit and is a direct replacement for energyconsuming T8 fluorescents, which typically draw 85 watts in a twin-tube configuration. This troffer has been improved with a high colour rendering index (greater than 80), new size variants (1200 millimetres x 600 millimetres) and a new surface-mounted pack. With zero radiation or interference, it is suitable for every clear-span suspended or subdivided ceiling, and is recommended for offices, public areas and retail settings. Apart from being energy-efficient and saving costs, the lights are maintenance-free and long-lasting, providing 50,000 hours of service. They contain no lead or mercury and have a unique optical design that delivers high colour-rendering to replicate daylight. Often memorable for blinking dismally through discoloured ceiling diffusers, the old power-hungry fluorescent lights were a major contributor to high power bills and costly maintenance through the need to regularly replace tubes. With replacement came the inconvenience of having to remove the diffuser, disconnect the old tube and replace it

with a new one. By comparison, this new troffer can easily snap into pre-existing fixtures, and comes with the added benefit of being dimmable, so lighting can be tailored to the needs of individual workers. Littil’s CEO Erik Zimmerman says that demand for the LED troffers has been very high due to their performance, price competitiveness and delivery of approximately 50 per cent savings on lighting energy costs.

At , our service is as reliable as our LEDs. • Commercial • Residential • Industrial

Designed in Australia for Australian conditions. www.littil.com.au 1300 699 611

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

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SPONSORED ARTICLE

Clipsal by Schneider Electric releases Australia’s most universal USB mech

esigned in Australia for Australian conditions, Clipsal by Schneider Electric’s innovative new USB charger mechanism (the Clipsal USB 30 Mech) offers adaptability, efficiency and reliability in one convenient and universal mechanism. Adaptable and simple to use, the Clipsal USB 30 Mech has been designed to fit into Clipsal’s 30 Series aperture wall plates so it is compatible with a range of plate offers and colours, including the glass-look Saturn series. In a residential application, the home owner can match the USB 30 Mech to plate styles and existing decor. In commercial environments, such as healthcare facilities, the USB 30 Mech colour can match the type of power being supplied. The USB 30 Mech is suitable for charging all your portable electronic devices, such as smart phones, cameras, tablets and ebook readers, without the need for the original manufacturer’s charging device. Each wall plate can fit up to three USB outlets, or one or two USB outlets with a single power outlet, to easily and conveniently charge multiple devices at once. The USB module also fits neatly into standard and fire-rated wall boxes. The USB 30 Mech is also very efficient. Designed with inbuilt cable compensation to reduce charge times, the USB wall socket can charge your device faster (BC1.2 charging compatibility), even when compared to chargers supplied with the product. The outlet has an SELV output (separated extra low voltage) so it is safe to use, and you don’t need to worry about power surges; it includes protection against adverse electrical and temperature conditions, so you can be confident that your electronic devices are always protected. Providing up to 1.2 amps, the outlet has minimal standby energy consumption (less than 0.07W). In a commercial installation, when used instead of standard GPOs, it reduces maximum circuit demand, lowering infrastructure requirements and costs. Perfect for homes, schools, universities, hotel rooms, airports and hospitals, USB charging modules can be inserted into wall plates so they can be mounted alongside switches and dimmers, or next to bedside tables in the home or hotel room. As with all Clipsal by Schneider Electric products, reliability is the key. The USB 30 Mech meets and exceeds Australian and international standards, and is manufactured with the same quality build components as other Clipsal by Schneider Electric electrical accessories, so you know the product is backed by global expertise and local support.

For more information about the Clipsal by Schneider Electric USB 30 Mech, visit clipsal.com/USB or call your local Clipsal and Schneider Electric Partner Business Representative on 1300 202 525.

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Schneider Electric Notting Hill, Vic.

Just one lighting specialist increased this building’s efficiency by 30%.

Lighting

Lighting control

Emergency lighting

Metering & monitoring

Occupancy sensors

Whether it’s for a new build or a retrofit, Clipsal by Schneider Electric can provide an energy management solution that will improve your bottom line. To see the complete range of these intelligent, cost-effective, energy-efficient and scalable solutions, visit SEreply.com and enter key code 53966K.

Energy management systems

Electrical accessories

Cable management

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The Aviary

TRANSFORMATION BY DESIGN – THE GRIFFITH UNIVERSITY G11 LEARNING COMMONS Graham Legerton, Group Director of Design, and Education and Communities, for ThomsonAdsett, explains how to create a 21st-century learning environment from ageing building stock through a combination of bold ideas, lateral thinking, and a committed project delivery team.

he refurbishment and extension of existing education buildings is often quickly discounted, considered in isolation, rendered too costly and constraining, or is simply perceived as too difficult. As a result, projects can be dictated by a ‘knock down and build new’ mode of thinking. Where practicable, how can we make existing assets an integral part of the redevelopment process? And, how can we embrace existing characteristics and residual asset values to provide a diversity of spaces not found elsewhere on campus that enrich the student experience and a university’s culture? The Griffith University G11 Learning Commons design and return briefing process

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holistically considered such issues, which are becoming increasingly prevalent on campuses, especially as building stock ages and the customer experience becomes ever more important due to competitiveness and funding constraints. Growth within the university and a degree of campus restructuring led to the need for a transformation of the existing G10 library facility to create the collaborative, contemporary Griffith University G11 Learning Commons.

Return brief Working in tertiary design requires ideas and experimentation. Mediocrity will not attract or retain students. Accordingly, the

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A collaborative space

base brief for any project should be seen as a catalyst for ideas and exploration, and not as a prescriptive document that will be merely used to tick off conformance. The G11 return briefing process involved constructively analysing the base brief and proposed variant solutions, such as a lower-rise triangulated composition in lieu of two separate extensions, the addition of a sky lounge, aviary garden (inspired by the librarian’s analogy of student behaviours), and multi-purpose collaborative space under the main shard of the building. The sky lounge forms a strong visual connection to the Gold Coast hinterland, the aviary garden provides quintessentially Queensland outdoor learning spaces, and the collaborative space increases the utilisation and versatility of this area through a prominent external placement. In addition, a feature quiet room was formed out of the existing terrace, and a 24/7 study lounge was created in response to ongoing analysis of student behavioural trends. The return brief constituted approximately 70 per cent of the original brief, with the remaining 30 per cent of the area allocated to functions that were deemed to offer added value.

Wider site Site context is a fundamental consideration in terms of reviewing a building’s potential renewal, connectivity and outreach. The existing G10 wider site had many facets – including close proximity to major new health and infrastructure precincts, namely the Gold Coast University Hospital and rapid transit developments – and a roof-level inspection of the existing building revealed the significance of the site’s relationship to the hinterland and Mount Tamborine, which are areas of cultural significance.

In addition, the athletics track opposite the site had the potential to transform the main thoroughfare, University Drive, into a more pedestrian-friendly zone, and the presence of a major pedestrian campus artery that terminates at the adjacent G33 coffee hub was another related asset. Internally, the existing library required a progressive renewal to open out space, relocate collections and enhance connectivity. In short, opportunities to unite the internal and external contexts were extensive, and an integral part of G10’s value. continued on page 48

Study hall

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SPONSORED ARTICLE

Metering Accuracy Class ‘S’: ‘there is a difference’

lectricity energy metering accuracy is an important step in ensuring the integrity of a billing system. Anomalies in measurements can, over a period of time, cost hundreds or thousands of dollars in errors. The accuracy of an energy meter is dependent on multiple factors, such as the load of the network (full load conditions will be more accurate than partial load), as well as the power factor of the system, accuracy of the energy meter and other factors. Accuracy The accuracy depends on the design and build quality of the meter’s input channels; a higher-quality measuring meter will provide better accuracy, but will increase the price of the product. The following are some major parameters impacting the accuracy measurement of an energy meter: 1. fluctuation of the reading value, represented in percentage from the actual value (reading) 2. a fixed error (‘noises’) normally represented in percentage from full scale (FS) as its constant value 3. for power and energy measurements, the phase shift between the voltage and the current also impacts the accuracy, since the power equals voltage multiplied by current multiplied by the cosine of the phase angle 4. the phase angle accuracy is represented in degrees in current transformers, creating additional errors to energy/ power meters. Accuracy metering standards Since accuracy depends on the load of the system, IEC/AS has developed different standards to define accuracy under different load conditions, known as ‘Accuracy Class’. IEC/AS Standard 62053-11 covers Accuracy Classes 0.5, 1.0 and 2 for electromechanical meters for active energy (watt hours), which means the accuracy as a percentage from the reading based on full load conditions and unity power factor; however, the accuracy deteriorates under lower load conditions, with power factor less than unity, along with the presence of harmonics. IEC/AS Standard 62053-21 covers Accuracy Classes 1.0 and 2 for static/electronic meters for active energy (watt hours), which means the accuracy as a percentage from the reading based on full load conditions and unity power factor; however, the accuracy deteriorates under lower load conditions, with power factor less than unity along with the presence of harmonics. IEC/AS Standard 62053-22 covers higher Accuracy Classes of 0.2S and 0.5S for static/electronic meters for active energy (watt hours), providing a higher ‘Accuracy Standard’ under full load conditions and unity power factor, in addition to better accuracy readings at much lower load currents, power factor conditions less than unity along with the presence of harmonics.

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System accuracy versus meter accuracy The accuracy of any energy measurement system is the summary of its components, for example energy meter plus current transformer (CT) – with the exception being when a direct connected meter is utilised. IEC/AS Standard 60044-1 defines the Accuracy Classes for CTs. Subject to the loading of the CT, accuracy variances will occur from the quoted accuracy class, such as errors due to phase errors based on specified load impedance. Current transformers’ accuracy is defined as per IEC 60044-1, Classes 0.1, 0.2, 0.5, 1 and 3. In addition, Accuracy Class 0.2S and 0.5S standards for CTs apply for higher performance accuracy. The class designation is the measure of the CT’s accuracy. The ratio (primary to secondary current) error of a Class 1 CT is one per cent at rated current; the ratio error of a Class 0.5 CT is 0.5 per cent at rated current. Installing an energy meter with Accuracy Class 0.5S as a minimum requirement can assist in ensuring the Energy monitoring application has a high degree of accuracy when taking into account the accuracy performance of the CTs involved.

RETURN ON INVESTMENT SATEC (Australia) Pty Ltd | www.satec-global.com.au Phone 02 4774 2959 | Fax 02 4774 0249

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continued from page 46

Residual site

Affordability

Due to the potential connectivity, the site area between the existing L-shaped building and adjacent University Drive was, in its totality, considered prime real estate. These elements presented an unusual geometric space that created challenges, particularly at the pinch points between the road and existing building, and opportunities for transformation. The existing lawn was underutilised due to the exposure to the western sun; however, its removal was potentially sensitive, as green space was at a premium. As such, a light touch relative to the ground and extensive landscape undercroft was envisaged. Floating the building also provided lower-level spatial permeability, and afforded passive ventilation, views and inclusivity. The extrusion and elevation of this developable area, above roof level and proud of the existing entrance, created a distinctive identity that, when applied to the entire building length with a strong brand identity, completely protected and reinvigorated the existing building. Creating the floating hypotenuse extension and adding a second entrance eradicated issues of deep space relative to the main point of entry, and enabled the essential convenience, connectivity and socialisation that students crave.

During the conception of the scheme, the potential positive impact was clear, but how was this made deliverable? Collaborations with the builder led to offsetting new from old, with the exception of two nominal bridge connections. This saved on interface costs and minimised disruption to the live site. Use of modular louvre construction saved on construction time, and extensive, passively ventilated circulation areas and external learning areas saved on capital, life cycle and energy costs. An increased landscape budget and allowances for items, such as Section J soffit compliance to the extensive undercroft, were made very early in the design. Seminar room placement supported future-proofing, staging of events and the creation of many bookable entities, ensuring that the spaces are highly activated and utilised. Void spaces were considered to be as important as physical spaces, because they maximise utilisation of the local environment. They enable natural light, fire separation compliance, essential breeze, and preservation of immediate bush views and distant hinterland landscapes. Most importantly, they provide the essential connection to place, and visual permeability from the outside in and inside out.

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The Aviary provides open-air space for students

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The majority of the primary circulation paths are naturally ventilated, providing the users with fresh air, comfort, shade and a multitude of spaces to rest, meet and collaborate. Dramatic voids and access to open skies create unique volumes and experiences, and an affinity with the strategic direction of the university based on openness and permeability.

Technological overlay The library supports technology, not through extensive technological investment, but through the creation of a physical landscape and spatial canvases that are conducive to bring your own device (BYOD) technological use and changing student demands. Space facilitates peerto-peer learning, knowledge exchange and interprofessional learning. The ability to meet in person, socialise, stop and temporarily occupy a fringe of the library is as important as a formal seminar room session or an intensive one-to-one study session in a quiet retreat. Space is intentionally fluid, transient, connected and accessible. Students can choose to study individually or collectively, and to meet serendipitously or formally with a range of learning modalities on offer. Steps, ramps, nooks, retreats, pods, permeable spaces, rest areas, 24/7 zones, landscape and furnishings all welcome the student to this hub. People are the priority, and the library’s convenience and ease of connections between new and old, as well as between culture and the environment, create places that students want to be in. Space for major technology insertions has been future-proofed.

80-person and four 30-person seminar spaces, an extended collection, and extensive student and staff areas. Working in tertiary design requires ideas and experimentation. Spaces have to be different, engaging and adaptive. We have to create spaces based on people’s wants and needs; spaces that support the variable study trends of the different semesters while encouraging out-of-term use, partnering and revenue streams. They have to complement the freedom of technology use without becoming too sterile or quickly outdated. When the form and streetscapes invite and create multiple pathways and choices, the opportunities for learning and the essential social interaction multiply. People develop more affinity with a place and the ideals of the institution. Environmentally, we cannot afford to isolate existing assets in this process – they need to be an integral part of campus life, experiences and the evolution of place – especially when they merit sustainable and cost-effective renewal.

The Griffith University G11 Learning Commons is the Overall Winner of the 2014 Council of Education Facility Planners International (CEFPI) Australian awards and is a finalist at the CEFPI World Congress to be held in October.

Final delivery The construction value of the extension was $16.65 million, with a total project cost of approximately $20 million. Some 4500 square metres of internal space, plus 2500 square metres of external space, was delivered through a design and construct procurement path, with the builder engaged at the mid-point of the selected architectural design competition process. The building accommodates three

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

SPONSORED ARTICLE

Revolutions in air-mixing technology

‘W

e can’t solve problems by using the same kind of thinking we used when we created them.’ – Albert Einstein. Conventional air distribution systems use energy in an inherently wasteful way, as well as providing poor levels of comfort to building occupants. A new type of system, Bosch BAOPT, is changing the way engineers in Europe think about air distribution and ventilation control. Currently, most ventilation systems control the internal environment based on dry-bulb temperature alone. Typically, these systems rely on the Coanda effect to distribute air at high velocity along ceilings and along walls in order to mix air, predominantly via this bulk-air motion. This type of air mixing is an energy-intensive way to distribute and mix air. Energy is wasted in two ways: firstly in air distribution, and secondly in refrigeration and/or heating. Fans need to work harder to push conditioned air along ceilings and down walls. This increases energy used in air distribution (fan energy). Furthermore, energy is transferred from the incoming air streams to the surfaces (in heating), or transferred from the surfaces to the supply air (in cooling). Not only do these systems use more energy to provide a given level of heating and/or cooling, but they also cause localised discomfort to building occupants. The combination of high-velocity airflow with only dry-bulb temperature control leads to non-homogenous air mixing, where hot and cold pockets of air exist. The reason that this type of motion leads to discomfort can be explained by the ASHRAE 552010 Thermal Comfort standard. This standard recognises that human thermal comfort is affected by six variables, divided into four environmental (dry-bulb temperature,

relative humidity, air velocity, radiant temperature) and two physiological (metabolic rate and clothing) variables. Hence, any heating, ventilation and air-conditioning (HVAC) system that controls only one of these six variables can never allow for optimum comfort in the room. In stark contrast with the typical HVAC system outlined, a new paradigm in air-mixing technology and ventilation control has been relaunched in Australia, after over a decade of successful installations in more than 1600 buildings in Europe. This Bauer Optimising (BAOPT) system, originally invented and patented by Albert Bauer, has changed the way engineers approach the problem of air mixing in Europe. Extremely sophisticated pressure control prevents pressure gradients from forming in the room, which means temperature stratification is nearly eliminated. The BAOPT system can also regulate the humidity of the space by continually monitoring and modifying system elements such as outside air dampers, and heating and cooling deadbands. This type of low-velocity air mixing, combined with accurate pressure and humidity control, is able to address both the velocity and relative humidity aspects of thermal comfort, as well as the standard dry-bulb control. In solving the mixing problems inherent in conventional systems, and subsequently increasing room comfort and reducing energy use, this new paradigm of air distribution is an ideal, cost-effective way to retrofit sustainability into most existing buildings.

Directed conventional airflow

Non-directed airflow

Control based on temperature often makes for poor mixing of air and drafts.

Control based on sensors and intelligent algorithms makes for consistently high air quality.

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Bosch Energy and Building Solutions: (03) 9541 3916 www.bosch-energy.com.au

Currently, most air-conditioning systems rely on high-velocity discharge of conditioned air along room surfaces, using the Coanda effect, in order to mix air. This not only causes energy wastage, but also localised discomfort felt by building occupants, particularly those who are seated in perimeter zones. These two problems are inherent in nearly all modern Ventilation and Air-Conditioning (HVAC) systems. However, a new paradigm of ventilation control has been relaunched in Australia, after over a decade of success in Germany: The patented BAOPT (Bauer Optimising) system. The inventor of this technology, Mr. Albert Bauer, a facilities manager and electrician, wondered why occupants of large office buildings were so often experiencing discomfort in the presence of expensive mechanical conditioning systems. He contemplated a natural phenomenon that occurs in the Bavarian Alps, Germany – known as ‘Föhn’. When this weather phenomenon occurs, it provides warm dry air to the entire city of Munich. Warm humid air from the Mediterranean rises on the Italian side of the Alps, and arrives as adiabatically cooled, drier air at the top.

Directed conventional airflow

This air package flows down the mountain, warming up, replacing the existing (often miserable) weather condition, with fresh, warm, drier air. This phenomenon is inclusive of a total mixing of air under a pressurised (wind source) condition. Mr. Bauer queried whether such a condition was possible to achieve indoors, and could be artificially controlled. The concept of total air mixing, no air temperature stratification, and maximum fresh

Non-directed airflow

outside air supply, are just the beginning of Bosch’s patented BAOPT technology. This technology prioritises indoor air quality (IAQ) first, measuring CO 2 together with other Volatile Organic Compounds (VOCs). This is accomplished while at the same time achieving a desired set-point temperature as well as humidity level. An optimal, even airflow in the room results in an atmosphere without air drafts and pollution pockets. Temperature or humidity fluctuations above or below the desired value no longer occur. The amount of ventilation openings for supply air and return air can be reduced considerably, and the BAOPT system can be retrofitted cost-effectively into almost any conventional HVAC system. The advantages of this BAOPT system lie in the fact that a large volume of conditioned air is no longer circulated unnecessarily in order to achieve expedient, optimal and economic control of the indoor environment. Building owners can look forward to vastly improved comfort and lower energy bills.

Control based on temperature. Often poor mixing of air and drafts.

Control based on sensors and intelligent algorithms. Consistently high air quality.

Bosch Energy and Building Solutions: (03) 9541 3916 www.bosch-energy.com.au

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GPT headquarters, Sydney. Image © GPT Group

LESS

IS MORE BY ROMILLY MADEW, CHIEF EXECUTIVE GREEN BUILDING COUNCIL OF AUSTRALIA

Nothing hides failure like success. During boom times, companies can be remarkably inefficient and still turn a profit. In leaner times, however, efficiency is everything.

ll economic indicators suggest that the current market conditions we face are simply the ‘new normal’. If this is true, then we must look closely at the way we do things. This means working smarter, not harder – and it means doing more with less. Resource efficiency is not a recent phenomenon. ‘Make do and mend’ is not a rallying cry for über-hip craftsters, but a reminder that in the past, people had to ‘make do’ with what they had. ‘Waste not, want not’ was the dominant paradigm for centuries. Now, we must relook at efficiency – and examine everything, from how we improve our processes to how we make better use of our materials. At the Green Cities 2013 conference, keynote speaker Gunter Pauli reminded us that one person’s waste is another person’s raw material. Pauli captured our imaginations with innovations such as stones that could be transformed into

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

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Romilly Madew

paper, coffee grounds that could be used as protein to feed tropical mushrooms, and maggots that could be farmed for their healing properties and as a source of protein for other animals. I’m inspired by innovative manufacturers that are beginning to embrace ‘cradleto-cradle’ thinking as a way to provide nutrients for nature or resources for industry. Interface’s Net-Works project, for instance, is transforming discarded fishing nets into new carpet tiles. Net-Works is aiming to achieve a ‘closed loop’ in carpet tile production, clean up oceans and beaches, and create financial opportunities for some of the world’s poorest people.

Consumers are catching on to the ‘waste not, want not’ trend, and are finding simple ways to reduce their consumption and reuse what they have. Upcycled fashion has ranged from the sensible – like super-strong handbags made from old seatbelts – to the extreme – such as knitted jumpers made from the hair of the family’s pet dog. Collaborative consumption principles encourage people to share everything, from cars to crash pads. Open Shed is my particular favourite, enabling people to make money from lending out their idle objects, from lawnmowers to ski gear. Collaborative consumption, of course, is older than we think – libraries have been around as long as the written word. Improving the efficiency of our people is another area on which to focus. Technology, teleworking and flexible, activity-based working can all contribute to more productive workplaces. So, too, can highperformance, healthy buildings. Last year, the GBCA released modelling that found that improving the operational performance of the federal government’s building stock has the potential to boost public sector productivity by almost $2 billion per year, based on productivity gains already being achieved in Green Star-rated buildings around the country. Our modelling also found that a modest 10 per cent enhancement in the energy

Certainly, we are already seeing a shift to retrofitting, as building owners recognise that upgrading their ageing infrastructure delivers dividends – both environmental and economic

efficiency of federal government buildings – far below the 66 per cent average improvement recorded by Green Star-rated buildings around Australia – could save $35 million a year in the government’s electricity costs alone. Certainly, we are already seeing a shift to retrofitting, as building owners recognise that upgrading their ageing infrastructure delivers dividends – both environmental and economic. One example that continues to impress me is GPT Group’s Green Star headquarters in Sydney, which achieved an outstanding 96 per cent construction and demolition waste diversion rate, exceeding the highest Green Star benchmark by 16 per cent. For a start, the project, which spans floors 50–52 of one of Sydney’s most iconic office towers, represented a challenge – not only for its location within the upper reaches of a CBD skyscraper, but also for the ambitious structural changes that were required to the base building itself. And here, GPT has managed to achieve more – with visual, productivity and environmental improvements – by using less: reducing the size of the GPT tenancy from five floors to three. When I talk to people, I often find that it’s not an unwillingness that stops them from re-using, recycling and reducing consumption at home or at work – it’s that they don’t know where to start. This is why the Green Star – Performance rating tool will revolutionise the way we approach the ongoing management of our buildings. Green Star – Performance provides a snapshot of a building’s performance and identifies where efficiencies can be made. It’s about making improvements to ensure that building owners, managers and tenants can get the best ‘bang for their buck’. The ‘new normal’ is a chance to look at our built environment with fresh eyes. As we upgrade and improve old buildings or construct new ones, we must start with the question: ‘How can we ensure this building delivers more while using less?’

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SPONSORED ARTICLE

Herculean performance and energy savings

side-by-side comparison of two packaged unit technologies in a major shopping centre has revealed significant energy savings offered by ActronAir’s Hercules® range. Australian business and building owners are increasingly cognisant of the rising costs associated with HVAC equipment. ActronAir recognised the opportunity to revolutionise the >100-kilowatt rooftop packaged unit category, and the Hercules product range was born. Considered to be the most advanced, most energyefficient packaged unit to ever be engineered in Australia, the Hercules range has been optimised for seasonal energyefficient performance. Offering improved reliability, flexibility, occupant comfort, controls, lower noise emissions, and BMS connectivity, it is also an excellent alternative to chillers and VRF systems. When a rooftop packaged unit required replacement at a major regional shopping centre, ActronAir embraced the opportunity to conduct a direct ‘in field’ performance comparison between Hercules and the other technology, a typical two-stage fixed-speed rooftop packaged air conditioning unit.

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Following commissioning of the Hercules unit, independent energy auditor Ecosave was invited to conduct field testing and energy analysis. Over the two-week trial period, the Hercules packaged unit delivered a reduction in total energy consumption of 40 per cent. Using regression analysis and weather data for the region, the projected annual energy consumption savings were in the order of 40–55 per cent, depending on cooling load. The analysis reveals the opportunity available to commercial building owners seeking to make significant energy savings by replacing ageing equipment. ‘There are substantial operational savings to be made, and potentially sound commercial reasons to bring forward these capital upgrades,’ says Ecosave. It is with innovations like these that ActronAir seeks to produce the most energy-efficient solutions possible, delivering the best value to Australian businesses and building owners.

To find out more, visit www.actronair.com.au, or phone 1300 522 722.

Celebrating 30 Years of Innovation.

At ActronAir, we believe in ideas, not status quo. That’s why you’ll see innovation at every stage of the company’s history. In fact, whether it’s product, improving operational efficiency, or delivering the best service support in the industry, you can be sure ActronAir will be first with market leading innovations.

actronair.com.au

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GREEN STAR, NABERS AND ENERGY EFFICIENCY IN OFFICE TENANCIES… HOW DO THEY ALL RELATE? Switched-on Australian companies are improving energy efficiency, reducing carbon emissions and making savings on their bottom lines through the CitySwitch Green Office national program.

hampioned by the City of Sydney, CitySwitch began in Sydney in 2005 and went national in 2008. The program is a growing national partnership between business, state and local government across Australia. The program has more than 500 members, covers more than two million square metres of floor space, and now represents 12 per cent of all of Australia’s city centre office space As the base building energy efficiency of office buildings improves, attention is increasingly being directed towards office tenants that consume approximately 50 per cent of the energy used within the building. Currently, two voluntary national accreditation programs exist to measure and report on environmental performance of office tenancies and assist in guiding best practice office fit-outs. The Green Building Council of Australia’s (GBCA) Green Star – Interiors rating tool is one way of designing an energy-efficient office fit-out that, if managed correctly, will ensure that office tenancies do not waste energy in operation, and that organisations are not paying more than they need to on their energy bills.

Green Star ratings tools have been developed not only for different building types, but also for the design and construction of new buildings, interiors and operational performance, providing a framework of best practice benchmarks for sustainability for building owners, operators or occupants. Projects are rated between 4 and 6 Stars depending on their overall score out of 100. 4 Stars means that the project has achieved ‘Best Practice’ in sustainable design, 5 Stars means ‘Australian Excellence’ and 6 Stars indicates ‘World Leader’. Currently, there are more than 640 buildings rated with a Green Star rating tool across Australia, with a further 486 projects registered to achieve ratings. The Green Star – Interiors rating tool has been designed to help office tenants and interior designers of office fit-outs to create high-performing, best practice and sustainable fit-outs. Covering a broad range of categories, the Green Star – Interiors rating tool addresses energy efficiency through assigning credit points based on the implementation of energy-efficient lighting and equipment, as well as a design that not only consumes less power, but that also

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

allows occupants to better monitor and manage their energy consumption. Some examples of these initiatives include: 33 high-efficiency lighting with controls 33 lighting zoning 33 lighting sensors (movement or daylight) 33 sub-metering to monitor consumption 33 high-efficiency equipment, including computers, laptops, printers, fridges, dishwashers and televisions 33 high-efficiency supplementary heating, cooling and hot water 33 allowing more daylight penetration to reduce the need for electric lighting during the day 33 installation of blinds and awnings to reduce heat load and glare. Employing these initiatives sets an office up for ongoing operational cost savings as long as they are managed effectively. This includes ensuring that lighting, controls and equipment are all commissioned properly after installation, and that energy consumption is closely monitored via the sub-metering system on a frequent basis to ensure that it doesn’t start to creep up. Delegating a person or a green team to take charge of monitoring and evaluation

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of energy consumption, and to provide reporting and recommendations on a frequent basis, can assist with this. The benefits of a high-performing, energyefficient fit-out are many, and include both direct and indirect financial benefits, such as: 33 reduced energy bills and carbon footprint 33 a reduction in staff turnover by retaining employees 33 attraction of high-quality employees 33 improved employee wellbeing and productivity, and a potential reduction in OH&S liabilities 33 demonstrating to your staff that you are committed to reducing the impact of your office on the environment 33 promoting environmental leadership to your customers and other stakeholders, improving branding and corporate image. While some small and medium enterprise (SME) tenancies may not want to undertake a full Green Star – Interiors rating, the energy-efficient elements within the tool can still be used to assist in designing a new tenancy or upgrading an existing one. Many of these energy-efficient elements can be implemented with minimal cost. A building’s facilities manager may be able to help guide the process; or where an architect or interior designer has been engaged, it should be requested that the fit-out is designed to Green Star – Interiors’ principles. The National Australian Built Environment Rating System (NABERS) measures the operational efficiency of a building or tenancy in regards to its energy and water consumption, waste management, and indoor environment quality. Information including utility bills is used to measure environmental performance, and a star rating is applied. The scale is from 1 to 6 stars, with a 1 star rating meaning that the building or tenancy is performing poorly (well below average), and has a lot of scope for improvement. A 6 star rating indicates a market-leading performance, with half of the greenhouse gas emissions of a 5 star building or tenancy. The NABERS tool is a great way

NABERS can be seen as complementary to Green Star, as Green Star assesses the design of your office fit-out, while NABERS measures its ongoing operational energy efficiency to ensure that your energy-efficient fit-out remains so. A green fit-out is not a guarantee that you will be green in operation – an office tenancy is not a static entity. Lights and equipment can be left on more than they are needed and, unless there is someone appointed to constantly monitor energy consumption, these issues can go unnoticed, leading to your energy consumption increasing over time. Tenancies can use the NABERS selfassessment tool to get an idea of how the tenancy is performing; however, only an accredited rating provided by an accredited NABERS assessor can be reported or promoted. Accredited ratings are required to comply with Commercial Building Disclosure and CitySwitch. It is recommended that NABERS be used to benchmark performance every year to ensure that your tenancy is performing as it should, and that meaningful targets are set. NABERS can be seen as complementary to Green Star, as Green Star assesses the design of your office fit-out, while NABERS measures its ongoing operational energy efficiency. A great way of ensuring that there is an effective mechanism in place to monitor your ongoing energy consumption is the CitySwitch Green Office program. This is a free program designed to help office tenants better understand, manage and reduce their energy consumption. Signing up to the program involves a commitment to achieving and maintaining a 4–6 star

NABERS rating for your office. A benchmark NABERS rating using the previous 12 months of electricity bills and data is undertaken if there is no existing rating, to ascertain where the office is currently sitting in terms of energy efficiency. Signatories then work with their local program managers to create an ‘energy action plan’, which is a mixture of zerocost behaviour change items, such as the creation of a green team to monitor performance and ensure that equipment and lighting are switched off at night, and small capital works, such as the upgrade of lighting or equipment. The role of the CitySwitch program manager is to provide Signatories with free energy efficiency advice and help with ongoing NABERS ratings to ensure that an office is progressively improving upon its benchmark, or at least maintaining its NABERS rating if it already has 4–6 stars. The CitySwitch program is an effective way for organisations to gain free, independent advice and support to improve the energy efficiency and sustainability of their offices on an ongoing basis.

For more information on CitySwitch, visit www.cityswitch.net.au.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

SPONSORED ARTICLE

Providing visibility of your facility’s performance

Established in 1992, Alerton Australia is the largest independent building automation and energy services provider in Australia, with over 200 employees. The company offers a comprehensive range of systems, solutions and services to control, monitor and manage the built environment with a focus on achieving its customers’ goals.

aving installed and provided ongoing tuning and maintenance to over 1500 building automation systems, Alerton is able to draw on a wealth of experience to drive continuous improvement. Optergy Aurora Alerton Australia is an Optergy solution partner and uses the Optergy system to integrate, manage and optimise building performance. Optergy has recently released its latest online real-time energy management system, Aurora. Aurora is a system that connects your utility meters and systems together to offer unprecedented automated building optimisation and reporting. This information is viewed via an intuitive, userfriendly web interface that provides real-time notifications, tailored to your needs. These reports can be accessed anywhere, anytime, wherever there is internet connectivity.

Alerton Australia has redefined how maintenance is delivered Performance-based maintenance Building automation maintenance hasn’t evolved as fast as the technology it serves. There are certainly still some legacy tasks that are repeatedly specified and often insisted upon. The building automation system is the tool that provides visibility of facility performance, as well as the means to optimise its efficiency. With this in mind, Alerton Australia has redefined how maintenance is delivered. Alerton Australia’s Platinum Maintenance agreement is a performance-based agreement that provides continuous monitoring and tuning to achieve an agreed energy outcome. This guaranteed outcome can be either an electricity consumption target or a NABERS rating.

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Using technical knowledge, Alerton guarantees positive net cash flow to achieve no financial risk while providing the following benefits: 3 a guaranteed outcome or your money back 3 increased facility performance with no large capital expenditure 3 building valuation uplift and future increased rental return 3 lower vacancy rates 3 reduced equipment life cycle costs.

Shifting the focus to performance-based outcomes provides a smarter solution, resulting in higher efficiency and reliability. Contact Alerton Australia to discuss how they can help you achieve your goals. www.alerton.com.au www.optergy.com.au

SPONSORED ARTICLE

A facility services company that can provide you with innovative business solutions

erpetual PropertyCare (PPC), a proud and respected Australian provider of integrated property services, helps Australian businesses with end-to-end property management services. With over 50 years’ experience, PPC is one of Australia’s most dynamic and innovative companies, with a reputation for performance, quality and reliability. PPC understands that every company is unique. That’s why we take a flexible, partnership approach to delivering your property service requirements. Our service delivery levels are reflected in our customer retention. Clients choose to work with us because our dedicated service teams understand and care about their business. We fulfil their expectations time after time, because we have rigorous and proven processes, and we continually respond to their needs. PPC’s mission is for all staff members to work as a team to provide clients with the best and safest possible service. To ensure these achievements, PPC remains committed to continually improving the services and processes it provides through the ISO certifications 9001:2008 Quality Management Systems, 4801:2001 Health and Safety Management Systems, and 14001:2004 Environmental Management Services. PPC delivers many different support services to various industries and organisations around Australia, including: 1. Cleaning services – we deliver large-scale cleaning that is responsive, efficient and cost-effective. We have expertise across a diverse range of commercial and public environments. 2. Waste management – our long-term waste solution is built around auditing, assessment and reporting. We are always looking to reduce our clients’ waste to landfill with our waste streaming and rubbish re-use programs.

Grounds and maintenance – providing services to make facilities smarter, greener, safer and better-run. Keeping buildings, plant and equipment running smoothly, and gardens and grounds clean, tidy and operational. 4. Security and concierge – we protect people, brands and assets. We build security plans that focus on our clients’ key risks, and concierge plans that focus on high levels of service and attention to detail. 5. Facility management – we look after strategic and operational management of our customers’ properties, buildings, and fixed assets. We are committed to providing innovative solutions for all our customers, by adding value, striving for continuous improvement and always working to minimise our environmental impact. As a large, diverse company, PPC remains committed to the family values that we have lived by since day one, and as such we have a long and successful history as a business that people can rely on. With over 1500 employees nationally, and state offices in Sydney, Brisbane, Melbourne and Adelaide, PPC is big enough to manage a client portfolio and small enough to care.

Contact: Perpetual PropertyCare 22 Bridge Road, Glebe NSW 2037 Ph: 02 9641 2021 Email: info@perpetualpropertycare.com.au For more information about the PPC team and the services we offer, please visit our website, perpetualpropertycare.com.au.

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Cut costs with a customised property management package For over 50 years, weâ&#x20AC;&#x2122;ve assisted Australian businesses with end to end property management services. Perpetual PropertyCare is perfectly placed to deliver a complete package of tailored services to meet your exact requirements. You can feel confident that we can take care of all your property management needs, while you focus on your core business. l

Cleaning l

Facility Management

Security and Concierge

For more information please call 02 9641 2021 or visit our website perpetualpropertycare.com.au

Waste Management

Grounds and Maintenance

| CLEANING

Clutter and messy desks are detrimental to productivity and reputation

WHAT A CLEAN OFFICE CAN DO FOR YOUR BUSINESS Hygiene and cleanliness in an office are not only measures that must be taken in order to present the spread of germs and minimise staff illness and absence; they can also affect an outsider’s perception of your business, as well as workplace productivity levels.

Hygiene and health

ubstandard hygiene can lead to a number of losses to businesses – from illness and absenteeism, to low morale and productivity loss. It’s estimated that unhygienic offices cost Australian businesses $5 billion per year in lost earnings, with workers taking two days off work per year, on average, as a result of unhygienic workspaces.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

The bathroom is the number-one space in a facility where hygiene standards must be maintained to the highest level. It’s estimated that one in four workers don’t wash their hands after every toilet break – a worrying statistic that affects all of the hotspots for germ cultivation in the workspace. While most of these germs are relatively harmless, there are certain strains that will mutate and breach the immune system’s barrier. Viruses, bacteria, fungi, protozoa,

CLEANING |

helminths: these are all infectious agents that are responsible for causing a wide range of diseases, such as the common cold, influenza, malaria and strep throat. The first step to preventing the aforementioned illnesses is practising good hand hygiene, as a variety of studies show that the places that carry the most bacteria are those that come in constant contact with our

hands: phones, keyboards, water fountains, microwave handles and door handles. When hand hygiene is performed correctly, the result is a reduction of microorganisms on your skin. In order to properly wash your hands and remove germs and bacteria, all jewellery must be removed before lathering your hands up with soap (preferably liquid) under warm water.

Once hands have been scrubbed, rinse them before drying, and take your time when drying your hands. Studies have found that wet hands are better at passing on germs than dry ones. The best way to dry your hands is by using a paper towel. While there is a misconception that hands-free hand dryers are the most effective at eliminating contamination and the spread of bacteria and germs, studies suggest that paper towels are by far the superior method of drying. This is linked with the time that it takes to dry your hands after washing. The average time that it takes a person to dry their hands with a paper towel is 10 seconds. According to one study conducted by biomedical scientists in the United Kingdom, in just 10 seconds, hands are 96 per cent dry, while after 15 seconds, they are 99 per cent dry. In comparison, it takes 45 seconds for a person to dry their hands under a hand dryer. Unfortunately, we canâ&#x20AC;&#x2122;t follow employees into the bathroom and monitor their handwashing habits, and germs can also be spread through coughing, sneezing and other types of transmission, so a variety of efforts must be made to ensure that the workplace hygiene is maintained at a high level. Employed cleaning staff should be given instruction as to where to clean, which products to use, and how regularly to sanitise particular areas. Itâ&#x20AC;&#x2122;s unwise to cut corners on your cleaning, as this can have a negative flow-on effect in other areas. Employees can use hand sanitisers regularly to remove any germs with which theyâ&#x20AC;&#x2122;ve come in contact. This will minimise their risk of illness, as well as reducing the potential for germs to be spread around the office. Alcohol wipes are also very handy for wiping down surfaces, such as desks, keyboards and telephones, which harbour an alarming amount of bacteria.

continued on page 66 Keep germ-prone areas clean and sanitised to prevent illness

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

SPONSORED ARTICLE

JASOL AND KÄRCHER – EVEN BETTER TOGETHER

asol, the leading provider of chemical cleaning solutions in Australia and New Zealand, and Kärcher, the leading cleaning equipment supplier, are pleased to announce a distribution agreement across both countries. The Kärcher name is synonymous with high performance, quality and innovation and is the world’s market leader in professional and industrial cleaning systems. Kärcher offers appropriate, efficient and cost-effective cleaning solutions for all work areas and floor coverings. Kärcher systems have a range of perfectly tailored machines and accessories that are easy to operate while offering a powerful cleaning performance with every use. Kärcher’s product range encompasses machines for many sectors, not only hot and cold pressure washers, but also scrubbers; driers; sweepers and vacuum sweepers; wet, dry and industrial vacuums; and car and truck wash. In each segment, there are product offerings starting from small, entry-level units to large, heavy-duty industrial products. Jasol is a trusted market leader in the manufacture and supply of high-quality cleaning and hygiene solutions that can cater for almost every need across multiple industries, and is proud to announce a distribution arrangement with Kärcher. Matthew Rowland, Jasol Managing Director, described

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the agreement as ‘an innovative and complete solution now available from one reputable source’. He went on to say ‘the application of comprehensive hygiene and cleaning solutions is one of the keys to success in the retail, hospitality and food industries, so we are very excited to be able to offer this service to our customers’. Mr Rowland continued, ‘Jasol is aware that visible cleanliness and tidiness are valued highly by customers, and play an important role when making purchase decisions. We have developed cleaning and hygiene solutions designed to work in conjunction with the Kärcher range of equipment. This offers a solution for every cleaning requirement across the food, beverage, hospitality, retail and institutional industry segments – bringing customers an “industry first” total cleaning solution package’. Markus Haefeli, Kärcher Managing Director, added ‘With the range of products and services provided by the Kärcher and Jasol partnership, customers in any industry can be confident that we have a system that can offer a highperforming, efficient and cost-effective cleaning solution’. To find out more, contact your Jasol representative or call 1800 334 679.

Even better together

Jasol can now offer its customers cleaning equipment from the global leader of professional cleaning machines – Kärcher.

To find out more contact your Jasol representative or call 1800 334 679

The Kärcher name is synonymous with high performance, quality and innovation. Kärcher offers a range of professional and industrial cleaning equipment for the retail, hospitality, food & beverage and industrial sectors providing a solution for every cleaning requirement. Jasol cleaning and hygiene solutions have been developed to work together with Kärcher’s professional cleaning equipment, bringing our customers a total cleaning solution package.

| CLEANING

continued from page 63

A clean, uncluttered workspace is professional and inspiring

Business perception When prospective clients, employees or stakeholders visit your office, their impression of the staff, management and the business itself can all be affected by the state of the spaces within the building. If thorough cleaning is not undertaken regularly and to a minimum standard, it will be obvious to visitors. Dust, dirty carpets and windows, messy or dirty bathrooms, and cluttered surfaces give the impression of a business that cuts corners, that doesn’t value its staff or its assets, and that perhaps fosters a culture of disorderliness and lack of pride that crosses over into business operations. It’s important to ensure that the first impression of your facility is that it is clean, orderly and a place of pride. This will ensure that clients and visitors apply the same judgement to your business practices. As well as employing a regular cleaning service, encourage staff to take responsibility for upkeep of their own areas, keeping their desks clean, ensuring that

any mess made in the bathroom or kitchen is cleaned up, and pitching in when extra effort is needed to keep the cleanliness of the facility up to scratch.

Productivity It’s not just prospective clients and visitors to the building that need to be impressed by the space; it’s also important for employees to feel that the employer, building owner and facilities manager care about the place in which they spend the majority of their time. This shows employees that their wellbeing is important to their employer – that they are valued. When employees feel that they are valued, productivity levels increase. On a more subliminal level, unclean workspaces and clutter can negatively affect a worker’s productivity. Scientific studies have shown that when your environment is cluttered, the disorderliness can affect your ability to focus and limit your brain’s ability to process information. You can’t filter information as well, multi-

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

tasking becomes more difficult and your working memory is challenged. A cluttered environment can also mean lost time trying to locate documents and other work tools, and can result in missed deadlines and tardiness to office meetings and events. In contrast, a clean, streamlined space provides an environment without distraction, allowing a worker to focus entirely on the task (or tasks) at hand. Each worker will tolerate clutter differently. For some workers, if a workspace comprises a bare desk, a computer and a telephone, it could be seen as neglected and not useful, which can affect their approach to the job. Some employees are inspired by a few knick-knacks, or are spurred to work by the presence of important tasks that they’ve left in their line of vision. Ensure the provision of adequate storage and filing systems, and encourage staff to clean their own workspaces once a week to keep clutter at bay.

SPONSORED ARTICLE

Exceptional service in facility services and hospitality

lynwood Services is a privately owned Australian company specialising in facility services and hospitality, with an operational history dating back to 1990. The management team, including brother and sister Michael Ebejer and Jo Spiteri, has a combined working history of more than 65 years in the industry. The organisation has expanded since it opened its doors and developed into a respected and well-known brand in the industry. When asked about his approach to business, Director Michael replied, ‘How can we do it better for our customers? ‘The difference we offer our clients is innovative procedures, meticulous training and thorough supervision. We listen to our clients and we’re flexible. Our staff are dedicated and professional.’ Elynwood prides itself on its customer relationships, many of which have existed for over 27 years. Jo added, ‘We always maintain our equipment to the latest technology, with the highest standards, and we always choose the best we can for the environment’. Elynwood provides quality assurance initiatives, live reporting systems for customers, and the implementation of a formally accredited integrated management system

that also encompasses OH&S and environmental management controls. Call now for a no-obligation inspection and quote. Contact: 03 9364 8116 or www.elynwood.com.au

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

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SPONSORED ARTICLE

Specialised cleaning; satisfied clients

SKG Cleaning Services is a highly regarded organisation specialising in the cleaning of commercial offices, retail centres, industrial sites, government buildings, schools, high end and high security facilities, just to name a few. SKG Operates Australia wide and is a family owned company that has been operating since 1977.

KG provides cleaning solutions to a large number of satisfied clients. Also, due to our quality management, environmental sustainability (green clean) and our innovative and professional team of committed individuals, SKG is considered as one of the more progressive and freshthinking cleaning companies in the industry. Offering the highest professional standard of cleanliness, service, support and care, SKG consistently meets client needs and delivers results that go beyond expectations. Not just a cleaning company, SKG is your total integrated cleaning solution.

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SKG has a strong management team including our senior management, our office administrators, our site managers and of course our cleaners. Certified in Quality Management ISO 9001, OHS Management AS 4801, Environmental Management ISO 14001 and Food Safety HACCP, SKG has the structure, resources and financial capabilities to continually thrive in the industry and maintain its highly regarded presence. Over the years we have assessed many premises with a view to identify and resolve chronic issues. These challenges have been met with resounding success. It is our goal to provide a service that stands out in the minds of our clients and to create an environment that is a pleasure to work in. If we can be of service to you or your organisation, please contact one of our helpful support staff for assistance.

P 1300 88 55 88 | F +61 2 9522 4366 | M 0434 651 677 P.O. Box 2446 TAREN POINT NSW 2229 E peter@skg.net.au | visit our website on www.skg.net.au

SKG Cleaning Services Cleaning Australia Since 1977

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SPONSORED ARTICLE

Seeking champion service? Choose the automatic door experts

ORMA is a global leader in automatic sliding, swing and revolving door operators. For more than four decades, right here in Australia, DORMA has been manufacturing market-leading sliding door operators at its plant in Hallam, Victoria, for supply to projects nationally. When you choose DORMA, you are not only selecting an exceptional product; you are also buying peace of mind in knowing that you are supported by Australia’s largest nationwide network of accredited and fully trained specialist automatic door technicians and agents, 24 hours a day, seven days a week. DORMA’s specialised service includes its comprehensive range of door operators, door closers, industrial doors and moveable walls, with expertise extending to all models. When you call DORMA Service, you will speak to someone who knows the products and who can offer expert advice. Public safety and security are of paramount concern, and this is reflected in the company’s prompt response times – making DORMA the unrivalled industry leader in service support. Why the necessity? Door operators and wall systems are complex pieces of equipment that are subject to punishing wear and tear. A regular maintenance program ensures that worn components are replaced or a malfunction is addressed before they become problems. Regular maintenance helps prevent accidents, prolongs the life of the product, and ensures the safety of users, while reducing breakdowns and the accompanying inconvenience.

Australian standard AS5007 ‘Powered Doors for Pedestrian Access and Egress’, Clause 5.1.3 states that it is the obligation of the owner to ensure that their automatic entrance undergoes service and maintenance at intervals no longer than four months. Automatic doors can open and close hundreds of times every day, so part of routine maintenance must also include the checking of activation and safety sensors. Prevention is better than cure Well-maintained DORMA products can provide safe and efficient use for over 20 years, and are vital to the smooth operation of any business. Consider the risks of inefficiently operating doors and operable wall systems – reduced security, increased downtime, productivity loss, customer complaints, acoustic reduction, and soaring air-conditioning and heating costs. National service network With over 40 years’ experience in the door service industry, DORMA is committed to ongoing specialist training for our technicians and service agents. DORMA employs more than 140 service technicians throughout Australia and New Zealand, and is supported by an accredited service agent network. This ensures nationwide coverage and expertise across an extensive product portfolio. Being close to its customers and understanding each individual situation is imperative to DORMA’s business success. With a dedicated in-house training program, national coverage and efficient response times, it is hard to go past DORMA products and service. Phone: 1800 675 411 www.dorma.com.au

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

| MAINTENANCE & ESSENTIAL SERVICES

HOBSONS BAY CITY COUNCIL LEADING THE WAY WITH RIGOROUS ESSENTIAL SAFETY MEASURES BY TRAVIS BECKWITH, FACILITIES MAINTENANCE OFFICER, HOBSONS BAY CITY COUNCIL

You enter a building and head to the south side where you check the maintenance of fire hose reels. The south side of the building was renovated in 2005. You get out the Occupancy Permit (OP) or Certificate of Final Inspection (CFI), and it states that the reels must be maintained to 2005 standards. You go to the north side of the building and do the same thing; however, this time, the standards are different. The north side of the building was last renovated in 1995, and the maintenance of the fire hose reels should be maintained to the standards of that year. Same building, different standards.

n theory, there is nothing wrong with this example. It follows the maintenance requirements set out by law. But in practice, there is a lack of consistency, which has a negative impact on ensuring that essential safety measures (ESM), like fire hose reels, are managed to a high standard. There is also a lack of logic that prescribes outdated standards to coexist with more modern standards – the only difference being the date of renovation. Hobsons Bay City Council has approached this through leading by example. The Council decided that it would take a proactive approach and change all the fire maintenance standards stipulated in its 150 buildings’ OP, CFI and ESM maintenance schedules to the most current standard (AS1851-2012).

In Victoria, what does the law require? The Building Regulations 2006 have made it mandatory for a registered building surveyor (RBS) to list the required essential safety measures on all OPs where required. So, what are the ESMs? They are the fire

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

and life safety items installed in a building, and they include active fire services, such as fire sprinklers and emergency and exit lighting systems, and can include passive fire elements, such as fire doors and paths of travel to exits. The level of performance to which the ESM is to be maintained must also be specified on the OP. In the case of an essential safety measure being provided where no OP or CFI is required, the RBS must determine the level of performance, and this must be specified in writing and given to the owner. The Building Regulations 2006 require the Council, as the building owner, to maintain all safety fittings, equipment and safety features, as well as those items listed as ESMs.

The status of Hobsons Bay City Council portfolio of buildings July 2013 A list of ESMs was put together for all buildings owned by Hobsons Bay City Council in 2004. This list, and the available OP and CFI, became the basis for all of the ESM maintenance in 2004.

MAINTENANCE & ESSENTIAL SERVICES |

Altona North Library

Through upgrade works and changes to building infrastructure over time, the list was found to be outdated and inaccurate. ESMs were maintained to standards that, while meeting the regulatory requirements, were inconsistent and out of date. A consistent approach was required for compliance. The Council decided to lead the change by ensuring that all of its ESMs were maintained to the most current standard.

The challenge Councils are not small organisations. At Hobsons Bay, there are 150 buildings, and the Council’s challenge was to ensure that all ESMs in all 150 buildings were maintained to the latest standard. For buildings constructed prior to 1994, the process prior to the introduction of an OP is easy; a suitably qualified person can nominate the most current standard for maintenance, and this can simply be amended at any time to the most current standard. For buildings built post-1994 with an OP or CFI in place, there are two options to have these amended: 33 Option 1: Go back to the original RBS

that provided the OP or CFI in the first place, and see if they will amend it. This is not really practical when dealing with an OP or CFI up to 20 years old. 33 Option 2: Request that the municipal building surveyor (MBS) amends the OP or CFI under Section 70 of

the Building Act 1993, or part 12 of the Building Regulations 2006. The irony here is that the older the building is, the easier it is to amend the maintenance schedule and have it maintained to the current standard.

The beginning The facilities team at Hobsons Bay City Council was given the resources to ensure that the project would become a reality. The team has experience on its side. Between Facility Officers, including myself (Travis Beckwith) and Garry Hills, and Facilities Coordinator Brendan Andersen, there is a total of more than 60 years of industry experience. We were well placed to ensure success. I was nominated as the project leader as my passion has always been for compliance, fire and life safety systems. In November 2013, I attended the Facility Management Association’s (FMA) fire standards seminar with Brendan Andersen. We picked up valuable information that confirmed what we were trying to achieve. It became clear that we could achieve a consistent approach and meet our legal obligations in the process. The FMA provided valuable support along the way.

The journey The Council decided on Option 2. The MBS supported what we were trying to achieve, and committed to amending the OP or CFI with two requirements:

33 to undertake an internal audit of the

Council archives to check all existing OPs or CFIs, or both, including where ESMs were listed. The Council’s building department completed an audit of records of the portfolio of buildings 33 to engage an RBS to undertake an inspection of all the ESMs in all the buildings. In keeping with the Council’s procurement policy, PLP Building Surveyors and Consultants Pty Ltd were awarded the contract to audit all 150 buildings. They provided the expertise, and we were a constant source of information and guidance. At the conclusion of the audit, an ESM schedule was prepared for each of the 150 buildings. Now, where an ESM was to be maintained under the older standard (AS 1851), the most current version (AS 1851 2012) is stipulated. This was then signed off by the MBS as an amendment to an existing OP or CFI.

The success One year later, in August 2014, the Council now has a portfolio of all 150 buildings being maintained to a consistent and current standard, ensuring the safety of the residents, community and staff. Our mission at Council was complete. We had reached our target of 150 buildings, all with ESM maintenance schedules referencing the latest standard.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

SPONSORED ARTICLE

Real Time Reporting: next-level pest control

dams Pest Control has been in the pest control business for over 70 years, and during the last 10 years the company has collected valuable service data from the field. Adams Pest Control was the first pest control company to use scanning and barcode technology and today the company continues to innovate by ensuring that they are able to meet their customers’ reporting requirements through the use of Real Time Reporting (RTR). A survey of facilities managers has shown that, in terms of effectiveness, reporting runs second only to effective Pest Management Programs, and that reporting should be RTR. Flexibility in reporting, trend analysis and adaptability are the keys to effective reporting. With this in mind, Adams Pest Control has developed an innovative RTR system that allows its clients to access each service immediately after it is completed. Adams Pest Control’s technicians can now enter field data from a client’s site directly into the company’s Pest Management Database with the use of a tablet. A client can then access trend reporting immediately. An easily read traffic light system is then used to indicate pest activity in the basic trend report (for instance, green equals low activity, yellow is medium activity and red represents high activity) – colour-coding pest activity for easily identified trends within specific areas, or over a period

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of time (for instance, seasons). The company can tailor the trend report over any data range. In addition, the company can add other reports that detail material usage, pesticide batch numbers, and material safety data sheets to our client’s ‘PestWeb’ login. The Pest Management System incorporating RTR is currently undergoing extensive field testing, and Adams Pest Control aims to have it fully implemented by late 2014.

MAINTENANCE & ESSENTIAL SERVICES |

PROSPECTING THE URBAN MINE: A NEW BUSINESS MODEL FOR COMMERCIAL WASTE MANAGEMENT IN AUSTRALIA BY ANGUS JOHNSTON, PRINCIPAL CONSULTANT – WASTE & RESOURCE RECOVERY; AND JESSICA SANDERS, GRADUATE ENVIRONMENTAL CONSULTANT FOR KMH ENVIRONMENTAL Barriers to waste management

ining in Australia has become synonymous with outback isolation, huge machinery and colossal pits that produce an abundance of iron ore and coal. Today, it’s not just the outback being mined. The increasing cost of resources means that it is now possible to mine our cities. Landfills and transfer stations are inundated with materials like paper, assorted plastics, cardboard and electronics that are all surprisingly valuable if presented in the right form and delivered to the right place. Despite their worth, these materials are often mixed together, creating a waste that needs relatively expensive disposal. Mining our commercial buildings, restaurants and shopping centres is challenging, regardless of the potential financial savings and environmental benefits. Many commercial waste management companies still prefer their tried and true business models; collecting mixed waste in skips and bins for disposal at transfer stations and landfills. With significant investment

sunk into trucks and infrastructure, and an expectation that delivering recycling services is less profitable, there is often little incentive for waste management providers to offer recycling services to their customers.

In addition, the tenants’ costs of waste disposal are usually quite small when compared to their other costs of doing business. Waste is often handled by unskilled staff with a relatively high turnover rate, which can make material separation and

FMA Australia and KMH Environment offer for New South Wales buildings Thanks to the NSW Environment Protection Authority, the FMA and KMH Environmental have received funding to provide FM professionals in New South Wales with a unique opportunity to save money on waste management while also building on their environmental management credentials. If you provide FM services to office buildings with a number of small to medium-sized businesses as tenants, you could be eligible for a free waste service ‘check-up’, which includes: 33 assistance from a certified waste assessor to create an achievable waste reduction plan 33 access to government rebates for recycling equipment suitable for your building 33 support to educate cleaners and tenants on changes to waste and recycling systems 33 support to deal with your waste services contractor and make it all happen.

This offer is available to a limited number of buildings, so express your interest early. For more information, contact FMA Australia’s National Policy Coordinator via email at policy@fma.com.au.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

| MAINTENANCE & ESSENTIAL SERVICES

recycling difficult. At the same time, the costs of changing waste service providers and waste management systems are often up-front, while the savings can be hard to quantify and only occur over time. Considering this, you can see why so much commercial waste is still sent to landfill.

The emergence of the ‘urban miners’ These conditions have bred a new type of waste management service provider. ‘Urban miners’ work with their commercial clients to separate waste materials, compact or otherwise treat them on-site, and then sell them as a resource. Their business model relies on income from selling or leasing the small-scale on-site recycling equipment, and brokering the recovered resources. Typically, the collection and disposal of any residual waste is then subcontracted to a traditional waste management company. The focus of the urban miner is to create a culture that engages and educates tenants on the benefits of source-separating wastes, while delivering the services to make it practical and achievable. Urban miners manage a complete resource recovery service, not just a waste collection and disposal service. Their knowledge of recycling equipment, collection services and secondary resource markets allows them to cost-effectively manage and minimise waste on behalf of the facilities manager. As urban miners don’t own costly waste management vehicles or large-scale processing facilities, they are free to encourage resource recovery without fear or favour. Due to the large increases in waste collection and disposal costs over the last decade, urban miners can usually deliver higher levels of customer satisfaction, more detailed information to quantify and communicate environmental benefits, and a reduction in waste management costs.

Road to better waste management Facilities management companies often take on waste management as a part of their service package to tenants; however, selecting recycling equipment, finding the

best markets for recovered resources and educating tenants to source separate services are best delivered by a specialist. Facilities management companies now have the opportunity to partner with urban miners to offer specialist services with an unbiased approach to reducing, re-using and recycling the commodities we once called waste. By approaching waste management with a different mindset, facilities management professionals will be able to reduce their costs while improving their environmental credibility.

KMH Environmental KMH Environmental (KMH) is a company dedicated to providing high-quality environmental outcomes and solutions for our clients. KMH is unique in that we are a wholly Australian-owned environmental consultancy that is small enough to focus on our clients, but large enough to provide expertise across a wide range of environmental and engineering services.

Sydney Fish Market case study In 2013, the Sydney Fish Market engaged the services of ReSource Environmental Solutions to reduce their on-site waste management costs. A waste management plan (WMP) was developed that sought to divert 20 per cent of waste from landfill in the first year, 30 per cent in the second and 40 per cent in the third. As part of the WMP, the following actions were undertaken: 33 acquiring government funding to subsidise the purchase of equipment for recycling of expanded polystyrene 33 establishing a waste management team of 12 people with rotating shifts to be onsite seven days a week to manage the collection and processing of the site’s waste and recycling streams. While still in the implementation stage, the first three months of the program saw an average of 15 per cent of all waste diverted from landfill, comprising waste streams such as polystyrene, cardboard, pallets and soft plastics, leading to a compounding cost saving. Over the next four years, the program is expected to deliver more than $1 million in cost savings, while recycling more than 2300 tonnes of waste. The site will continue to benefit from consolidation of services, ongoing delivery of cost savings, and higher resource recovery figures being achieved through greater tenant engagement and separation of waste streams at the point where the waste is generated.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

WORKSPACES |

Brookfield’s Winter Lights Festival, Perth

ARTWORKS ARE NOT JUST FOR THE GALLERY – THEY ARE THE LATEST OFFICE ACCESSORIES BY BROOKFIELD OFFICE PROPERTIES No longer satisfied with the static environment of concrete office buildings, property owners are incorporating innovative changes in foyers and public areas to activate spaces and create exciting environments for staff.

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| WORKSPACES

ity landscapes are being altered as architects and designers create visually appealing structures that are unique in design, and aim to excite and inspire. It is not just the exteriors of buildings that are being caught in this change – it is the interiors and surrounds that are being transformed to create excitement and curiosity. Installing artwork has been key to activating the workplace, and artwork is used by building managers and employers to brighten up interiors and inspire their employees. With research showing that the environment surrounding employees can significantly influence their productivity, happiness levels and drive,

businesses are now investing in artworks within the office to encourage a positive and productive atmosphere. Brookfield Office Properties’ Arts Brookfield program has been running for the

King Street Wharf, Sydney

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past two years in Australia, and will soon see artwork from Los Angeles-based street artist Colette Miller brought to various Brookfield properties in Australia.

‘Cities are concrete jungles that can be difficult to escape, and workers often get caught up in the fast pace that goes along with it’

WORKSPACES |

World Square, Sydney

The award-winning Arts Brookfield program aims to invigorate public spaces through free cultural experiences at its flagship properties throughout the world. Aspiring to enliven public spaces and contribute to communities, the free-ofcharge concerts, exhibitions and festivals take place all year round, and have been running globally for 25 years. ‘We are thrilled with the success that Arts Brookfield is having in Australia, and [we] are proud to be showcasing Australian and global talent across our portfolio. We have had positive feedback from tenants, visitors and the community on how unique and interesting it is having performances and exhibitions at our properties,’ says Kurt Wilkinson, President and Chief Operating Officer, Brookfield Office Properties Australia. In Australia, Arts Brookfield has offered a wide variety of public events at its properties to culturally engage the community. Events include the Black Swan Prize, Celebration of Colour, Community Art Wall, International Women’s Day 2014 Photography Exhibition, Piano Festival and Winter Lights Festival, all of which have taken place at Brookfield Place, Perth. Melbourne has embraced Jazz in the Lane and chalk artists at its Southern Cross Lane property, while King Street Wharf in Sydney has showcased food, art and film,

Arts Brookfield’s Community Art Wall

Brookfield Place, Perth

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| WORKSPACES

and the King Street Wharf Festival. World Square in Sydney has also showcased chalk artists and, more recently, Friday Beats – a music festival involving buskers and music performances. Showcasing visual and performing arts at properties can play an important role in the perception of a building and company. For businesses, artworks can help foster a company’s values, uniqueness and character, giving visitors, clients and partners an insight into what the business entails, and helping to forge a memorable experience. It is also now common for buildings to work with the space that they have available externally, with many opting to incorporate public art sculptures as part

of the initial design phase to draw visitors, clients and employees to the building. Wings by acclaimed Los Angeles-based artist Colette Miller will be brought to Perth, Melbourne and Sydney. Colette’s vision to invigorate corporate buildings is what led Brookfield to bring her to Australia and demonstrate how artwork can transform a community’s experience with a building. Colette has successfully installed artwork in other city landscapes across the world, including in South Africa, New York, Virginia, Greece, Washington DC, Kenya and Los Angeles. ‘Cities are concrete jungles that can be difficult to escape, and workers often get caught up in the fast pace that goes along

Brookfield Pianos

with it. I created Wings with this in mind, in the hope that within all the craziness of city life, workers and visitors alike can take a step back for a moment and take some joy and inspiration from the Wings,’ says Miller. Brookfield commissioned Miller to customise angel wings for its landmark properties, including the award-winning Brookfield Place Perth; Southern Cross Lane, Melbourne; and the vibrant World Square in Sydney and King Street Wharf – Sydney’s popular lifestyle and dining precinct. The interactive installation will see Colette create a pair of Wings for each property. As each property is unique and offers a different purpose, Colette will create for each building a one-of-a-kind set of Wings that is sympathetic to the space. ‘We strive to activate our public spaces as part of the Arts Brookfield program, and [we] feel that Colette’s Wings installation is a great way of achieving this. Its interactive nature allows workers, visitors and locals to engage in the space around them. We’re hoping to replicate the great success that Colette has had overseas, which has seen hundreds of people have their photograph taken with the Wings,’ says Kurt Wilkinson, President and Chief Operating Officer, Brookfield Office Properties Australia. It is anticipated that Wings will engage the public, and that photographs will be posted to social media, creating a cultural and exciting experience for the wider community. Gone are the days of sparse office spaces and concrete façades, with the new rise of artworks and exhibitions within properties. With so many possibilities and options, artwork is a great way to change the appearance and atmosphere of a building, and give a new lease of life to office space.

Wings arrived in Perth at Brookfield Place on 1 September. King Street Wharf and World Square in Sydney will feature Wings from early September to mid-October, and in Melbourne, Southern Cross Lane will showcase Wings from 15 September to 15 October.

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SPONSORED ARTICLE

ONE, TWO, THREEâ&#x20AC;Ś it really is that simple

WIFTSPACE has managed to pull off the holy grail of workstations: a desk that unfolds in less than two minutes. SWIFTSPACE is a winner in more ways than one, receiving a 2014 ADEX (Award for Design Excellence) for product innovation. With SWIFTSPACE workstations it is possible to enjoy the best of both worlds, and create a multi-dimensional workplace that can be used in different ways without professional installation teams. SWIFTSPACEâ&#x20AC;&#x2122;s foresight and engineering capabilities have made this vision a reality, saving precious time and money.

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Many companies are also downsizing, which often means that organisations have to change and reconfigure. With SWIFTSPACE workstations that can be set up and taken down in minutes, and can also be moved freely to adapt with the company, this becomes less of a struggle. They are also easy to transport; they just roll off the truck, right to where they are needed, and unfold. SWIFTSPACE workstations provide permanent solutions for rapidly changing situations and are ideal for satellite offices, remote locations, rapid expansion, high churn rates, short to medium leases, disaster planning, conventions, government, hospitality and office areas that are required to have multiple uses in short periods of time.

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SPONSORED ARTICLE

Three green changes you can implement today

oing green in the workplace is no longer a fashion statement or fad, as the evidence mounts to support the multitudinous benefits of green design. Putting your best foot forward doesnâ&#x20AC;&#x2122;t have to mean state-of-the-art solar panels or the latest eco-fibre insulation in order to reap benefits for your building. Some of the easiest ways to purify your air and keep your environment clean are also aesthetic assets to your workplace.

bins in high-traffic and high-use places, such as kitchens, next to printers and communal spaces, help your colleagues to do their part to recycle waste. Funky noticeable waste management options send the message that everyone is responsible for the care of the workspace, and act as a visual reminder to consider where litter should go. Make it easy to keep your office clean and send the right green messages at the same time when you include recycling options in your building.

1. Breathe easier with indoor greenery Air pollution is a well-known urban hazard, but did you know that indoor air pollution is significantly worse than on most roads? The emissions from indoor furniture, carpets, paint and synthetics accumulate and become trapped in many buildings. When itâ&#x20AC;&#x2122;s not practical to throw open all the windows on the 24th floor, or to fit advanced filtering technology into your air conditioners, you can still purify your air with a simple pot plant. Plants are highly effective natural air filters, as well as renowned aesthetic and morale-boosting additions to any office. The Container Connection specialises in a range of colour-customisable, low-maintenance designs to keep your greenery lush and productive. The sub-irrigated planter design is a unique solution to keep maintenance lowfuss and unobtrusive for year-round vitality.

3. Encourage community culture The ideals of minimal waste, long-term value for cost, and building a future that sustains the next generation are values that any company can get behind. Successful initiatives that extend green thinking beyond the immediate office environment are ride-to-work campaigns, branded re-usable coffee cups for employees, and the use of recycled materials when ordering office supplies. The value of these programs is that they share the responsibility of environmental action between the individual and the organisation supporting them. Comfortable communal areas make spaces for employees to connect, and central noticeboards can be excellent places to promote the green credentials and values of the workplace.

2. Reduce, re-use, recycle Australians are raised with great attitudes towards recycling, but many buildings and offices fail to offer the necessary receptacles to support these good habits. Clearly marked

For locally manufactured products from environmentally responsible materials, consult The Container Connection. Browse the extensive range of planters, recycling bins and contemporary modular furniture to enliven your communal spaces by visiting www.containerconnection.com.au.

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Sit And Breathe Easy With The Container Connection Revive your workplace atmosphere and set the stage for social spaces with our distinctively designed litter bins, planters and furniture. • Start conversations with inviting, well designed seating • Purify the air using strategically placed planters and greenery • Boost morale with fun, well designed communal spaces The Container Connection brings people and the environment together through smart design and function. Our products are manufactured using recyclable material, so you can sit and breathe easy.

ENVIRONMENTALLY RESPONSIBLE Our products can be manufactured in recycled material upon request. Our many clients are not only committed to recycling, but are excited that we can offer manufacturing from 100% recycled material.

Shape Your Environment Re-energise your workspace with our funky furniture, smart sub-irrigated planters and clever litter solutions. The Container Connection will work closely with you to find smart, cost effective solutions for your commercial spaces.

Retrofit With A Local By sourcing Australian owned and manufactured products, you access readily available parts, on-time deliveries, exceptional product warranty and market competitiveness based on quality. Well laid out seating, planters for screening and clearly marked litter management stations are simple ways to demarcate the function of different areas and direct people to the proper use of your spaces. The Container Connection are uniquely positioned to help you respond to global trends with local solutions. Enquire now to see our full product range.

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| WORKSPACES

CBRE EMBRACES ACTIVITYBASED WORKING BY JANE STEVENSON, SENIOR COMMUNICATIONS COORDINATOR, CBRE In recent years, many leading organisations have come to the realisation that they cannot achieve high-performance cultures unless they provide the facilities to support them.

rganisations are now investing in innovative commercial premises that enable people to collaborate effectively and use the workplace as a dynamic business hub. For CBRE, that has involved implementing a global program known as Workplace360, through which the company is progressively adopting an activity-based working (ABW) model in its offices worldwide. In April 2014, CBRE’s Melbourne CBD office became the second in Australia to move to ABW, following the successful implementation of a similar

workplace model at its Sydney CBD head office at 363 George Street. In both instances, CBRE’s vision was to tailor the ABW model to create a cuttingedge work environment that showcased its market-leading brand while delivering a rewarding work experience to its people, and improving efficiencies and sustainability. The Sydney CBD head office was chosen as the first office to make the switch, and construction started in October 2012, with the new office opening mid-January 2013. Five floors across two buildings were consolidated into two floors at 363 George Street, with space requirements reduced by more than one-quarter. In Melbourne, this shift entailed consolidating two existing CBD offices at Rialto Towers and 395 Collins Street, into one and a half levels at 8 Exhibition Street. Both offices used the services of CBRE’s in-house project management division to complete the relocation and fit-out on

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schedule and within budget. This was a significant achievement given the tight time frame, which highlights the benefits of having a diverse business that can provide these types of services in-house. Boutique architectural firm WMK designed both of the new offices and delivered an environment that was modern and creative, as opposed to traditionally corporate. Under CBRE’s ABW model, CBRE employees sit in ‘neighbourhoods’, but are free to choose their desks for the day. The new offices incorporate a variety of workspaces from which staff can choose, including workstations, think tanks, quiet rooms, meeting rooms, a CBRE Bar (known as the CBar) for client entertaining, and a substantial staff breakout area. WMK was also tasked with giving each office its own distinctive look and feel. The Sydney office is a stylish mix of dark wood and green tones. A light feature continued on page 86

SPONSORED ARTICLE

Lock it in

xcel Lockers manufactures an extensive range of stylish timber lockers, steel lockers and bench seating. Suitable for any application, whether it’s corporate offices, hotels, sporting clubs, fitness centres, health care facilities or industrial facilities, Excel Lockers has the solution to your locker requirements.

Excel Lockers timber lockers are manufactured from resilient MR board, and are available in two standard widths. Excel Lockers is currently expanding its range of lockers, locker finishes and locking options. The company has noticed that people are now requesting more possible uses for their lockers, rather than just bag storage or clothes hanging, and, with this in mind, Excel is manufacturing units for laptop, tablet, phone and skateboard storage, with adjustable shelving and custom sizing. As people become more securityconscious, locking requirements are changing; while keyed locking or padlock fitting is standard, and options for $2 coin return and $2 coin retain locks and Digi4 locks are available, more requests than ever have been made for keyless locking with swipe card options, which give more control over use. Excel Lockers also stocks the ever-popular metal lockers, as well as metal sports lockers and lockers for military, correctional and emergency services.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

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FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

| WORKSPACES

continued from page 84

representing the Sydney skyline hangs in the curved wooden staircase joining the two floors; an 18-seat board table made from reclaimed timber from the roof of an army warehouse sits in the boardroom; and the break-out area has stunning views of the harbour and the CBD. The Melbourne office’s theme is more urban, with a graffiti wall in the break-out area, a giant metal grid on the reception wall depicting the Melbourne laneways, a vibrant colour palette, and large glass boxes housing the meeting rooms. Sustainability was a key consideration when fitting out the new office, and both moves provided the opportunity for CBRE to enhance its environmental and sustainability commitments. A pledge was made to participate in the CitySwitch Green Office program and achieve an accredited NABERS Energy tenancy rating of a minimum 4.5 stars for Melbourne and 5 stars for Sydney. New operating practices were also introduced, including the ‘follow me’ printing system to eliminate unnecessary paper use. CBRE now has a decreased reliance on printing and paper files, with a 40 per cent reduction in paper storage. Energy efficiency improvements were achieved through new T5 task and low-voltage LED lighting, and a strong focus on recycling. New IT equipment was selected and set up for optimal energy savings both inside and outside the office, reflecting the new flexible working arrangements. Employees were also quizzed about important features, and improved end-of-trip (EOT) provisions came high on the list. Staff can now cycle to work and use the tenancy’s purpose-built EOT facilities. The overall feedback from both Sydney and Melbourne staff has been extremely positive. Despite initial reluctance from some staff to give up their fixed desks, both moves have been well received, in

part due to a comprehensive change management program. The key driver was to ‘communicate, communicate, communicate’. ‘Move champions’ were selected from various business lines throughout the company, who then met with the steering committee on a regular basis to discuss project updates and voice any staff concerns. A branding strategy was developed so that people could easily identify any communications and regular staff newsletters. These Sydney Moves and Melbourne Moves newsletters effectively communicated what staff could expect every step of the way. A number of presentations were also held to maximise staff involvement, with dedicated intranet sites developed to house all the relevant information, including visual fly-throughs of what the new offices would look like, podcasts from senior leaders and several FAQ sheets. The communications continued long after the moves were complete, with regular newsletters sent to staff to keep them up to date. This has included tips on how to maintain a flexible workspace (such as clearing everything when people leave their

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

workstations at the end of the day), and maintaining an email address for staff that is monitored daily so they can provide any comments or complaints. The benefits to both staff and the business have also been boundless. CBRE achieved considerable rental savings by reducing the amount of space occupied, despite an increase in headcount. Significant sustainability benefits were also achieved, and the company has seen early evidence of productivity gains and greater collaboration between different teams within the business. This has been recognised by a number of clients who have asked CBRE to help them investigate similar change management/ABW programs for their own workplaces. Pacific President and CEO Tom Southern says that the new offices have been a positive step forward in the growth of CBRE. ‘In the time we have been in our new workspaces, we have witnessed a transformation in the way our people work. There is increased collaboration, interaction between teams, and greater flexibility, both physically and in terms of technology, which has changed the way our people work for the better,’ says Southern.

BUILDING INFORMATION MODELLING |

BUILDING A BIM FRAMEWORK

The Australasian Construction and Procurement Council (APCC) in conjunction with the Australian Construction Industry Forum (ACIF) has undertaken to coordinate a piece of work that will provide a framework for use of building information modelling (BIM) across the construction and facilities management industries. The framework has been prepared by a joint working group of the APCC and ACIF, whose members are acutely aware of the need for optimal delivery outcomes that eliminate waste, maximise end-user benefits, enhance industry participants and also increase the productivity of the Australian economy.

roductivity in the construction industry is critical to Australia’s growth and the economy. The building and construction industry accounts for 7.8 per cent of Australia’s gross domestic product (GDP), and employs 9.1 per cent of the workforce. The industry contributed

$99.4 billion to the Australian economy in the 2011–12 financial year. In Australia, the conversation about enabling BIM in the operational phase of the life cycle of a building is still in its early days; however, the impact of the framework in which BIM is implemented during design and construction is considerable. BIM has the opportunity to improve productivity and, even by activating small increases in productivity, could add billions of dollars to the economy through improved or more efficient and effective building operational management. A number of built environment peak bodies have developed strong directions on BIM. As three of the contributors to the development of the APCC/ACIF joint framework, BuildingSMART, the Air Conditioning & Mechanical Contractors Association (AMCA) and the Facilities Management Association (FMA) have slightly differing policy positions on the opportunities and potential of BIM.

BuildingSMART BuildingSMART is an organisation that develops standards, tools and training to ensure that the industry knows what open BIM is and how to use it effectively to achieve greener, leaner and more efficient buildings and infrastructure. The organisation helps new BIM users to gain familiarity with the concept, and encourages experienced users to continue their rollout of BIM, extend its application and share their experiences.

BuildingSMART Australasia is part of the international BuildingSMART program, with representation across the United Kingdom, Europe, North America, the Middle East and the Far East. Members are plugged into a network of leading experts from around the world to define, develop and maintain open standards, such as Industry Foundation Classes (IFCs) and associated protocols, to enable truly interoperable data exchange. These standards are moving towards full ISO recognition.

The policy position BIM is a key enabler for increased productivity across the construction sector, at all scales (from houses to major civil infrastructure works) and throughout the procurement and operational life cycle. BIM is a technological innovation that can reshape Australia’s property, construction and facilities management industries. Put simply, it is a new way of working. BIM is a digital database that supports the planning, procurement, and delivery of buildings and civil structures across their life cycles. BIM involves having building information contained in a digital 3D model, and then collaboratively exchanging that superior digital information between all participants in a construction project. The scope of digital information held in BIM ranges across all aspects of

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| BUILDING INFORMATION MODELLING

procurement, including planning, design, fabrication, construction, project management, logistics, materials, facilities management and energy consumption. By supporting the deployment of this information, BIM reduces costs, uncertainty and time in the procurement and refit of constructed facilities. This benefits every stakeholder, from the people commissioning the work to each individual player working in the delivery supply chain. BIM is currently used in relation to building projects ranging from houses to hospitals. At present, it is used by around 10 to 15 per cent of the industry in Australia. Its usage is much higher in the United Kingdom, where it has been mandated by the government. The adoption of open standards for BIM protects data security for owners and ensures an even playing field for businesses, especially SMEs, at different ends of the capability spectrum. BIM can be brought together with geospatial modelling techniques to develop a comprehensive digital record of the world we inhabit, referred to as the digital built environment. This will require the application of common standards for open distribution of spatial information and the development of a legal framework to manage access and integrity of data. The digital built environment will allow regulated access to critical information, including big data, for all stakeholders – from private citizens to organisations at all levels of industry and government. This will include streamlined local government compliance processes, leading to better planning and management of cities and major infrastructure projects. The private sector is slow to adopt the technology, due to the large number of small businesses, and the perceived cost of IT investment in the context of an absence of commitment by federal and state governments; however, overseas experience demonstrates that government mandates for the adoption of BIM are very effective in accelerating the uptake and

maturation of BIM in the short to medium term. This leads to coordinated national and state efforts, common procurement, and consistent workplace and manufacturing standards and processes. It is our contention that the Australian Government should encourage the use of BIM in all building and infrastructure procurement works undertaken across its departments by removing regulatory and other bureaucratic barriers, and facilitating the development of national BIM protocols. This will not only lead to immediate and tangible productivity improvements on those projects (for example, the 20 per cent saving in capital costs reported by a government agency in United Kingdom), but it will also have the effect of accelerating the adoption of BIM across all levels of government and the private sector. In summary, substantive, immediate economic and quality benefits flow from the use of BIM, including the following: 33 Both government and private sector procurement becomes more cost-efficient (better quality at reduced cost), benefiting not only the facility owner, but also all the stakeholders involved in the process. It is our estimate that this could provide at least a $4–5-billion efficiency dividend for the government’s $128-billion infrastructure spend. 33 The cumulative effect of those economic and quality benefits flows back into the economy through substantial increases in GDP, delivered by cost savings and export of knowledge, and construction expertise. These are immediate benefits, but there are many longer-term opportunities that flow from recognising that BIM is a key technology when seen within the context of the broader spatial industry and the future development of the digital built environment.

Air Conditioning & Mechanical Contractors Association (AMCA) Established in 1961, the Air Conditioning & Mechanical Contractors’ Association (AMCA) is a nationwide trade association of member companies operating in the commercial and

industrial air-conditioning and mechanical services industry. AMCA members include highly skilled companies with expertise in the design, manufacture, and installation of air-conditioning and ventilation systems, as well as the ongoing service and maintenance of plant, equipment and infrastructure. This includes a diverse range of commercial and industrial appliances: Heating, ventilation & air conditioning

Fire protection

Refrigeration

Building management systems

Service and maintenance

Laboratory and clear room technologies

The policy position BIM-MEPAUS is a global leading industry initiative that strives to address some of the barriers to the adoption of BIM in the Australian building and construction sector. BIM is predicated on the idea that a building should be constructed twice: virtually first, physically second. This requires a systematic process that enables the capture, recording, exchange and application of building and construction data using detailed 3D modelling. The success of the process depends on a deliberate and structured approach to the creation and maintenance of digital information. Standardisation of predefined parametric data fields ensures that information about a building structure, plant, equipment and fittings is precise enough to accurately represent the physical, spatial and functional characteristics of a building. The standardisation of data also enables practices and workflows to be developed to ensure that information is shared and applied routinely and consistently throughout the entire construction process, while maintaining the integrity of the design. To facilitate the exchange of design models and information, data must be standardised to ensure that it is representative of the physical, functional and spatial characteristics of a facility. continued on page 90

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SPONSORED ARTICLE

iBIM (intelligent BIM) – what’s in it for FMs?

M Performance has completed two iBIM projects (in Australia), and extensive ‘Training for Consulting Engineers or Contractors’ and ‘Documenting Facilities Management Requirements for BIM modelers and Contractors’ programs. The training programs are designed to get organisations and teams ready for ‘completing as-built drawings’ to go live, integrated into an iBIM architecture. When done correctly, iBIM delivers myriad benefits for FMs (never underestimate the value of timely and accurate information). Here are some highlights: 1. Performance optimisation Right from the word ‘go’, your operational productivity can be enhanced by using iBIM. Imagine: you’ve taken over the new building and you have a room full of instruction manuals, warranty documents and plans to sort through, or if you are really lucky, someone has provided you with soft copies. Rekeying or reformatting this data so it can be entered into your CMMS will take time and money; all while you are trying to get that building up and running. The difference with having iBIM is that the files that you receive from the lead contractor are FM-ready, they integrate with your CMMS or asset management software, and they are ready to use from day one. Plus, if specified correctly,

iBIM to FM • • • • • •

benchmarked performance data can be pre-loaded so you can ensure that each piece of equipment is behaving as efficiently as the manufacturer anticipated through benchmark/performance comparisons. Once iBIM information is in your CMMS, it provides a datarich, object-based, intelligent and parametric digital representation of a facility that can then be visualised in the form of models and objects in order to deliver the precise location and relationships of building systems and equipment. In layman’s terms: ‘Where’s that leak coming from?’ or ‘What condenser is connected to this duct?’

For the rest of this article, please go to the FMA website or www.fmperformance.com.au.

intelligent BIM for FM

Visual Work orders and Augmented Reality Systemic Asset Data Maintenance Dynamic Documentation library Live, Online reports with Vendor Data Integrated BIM to Call centre solutions Integration to Maximo and other CMMS applications

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

fm performance ideas Rob Miles 0401010139 rob.miles@ideas.com.au www.fmperformance.com.au

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FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

| BUILDING INFORMATION MODELLING

continued from page 88

The creation of a common set of protocols – standards, specifications, practices, models and workflow guidelines – ensures that data can be continuously shared between all parties to a project, while maintaining the integrity of the model and design. Specifically, the BIM-MEPAUS initiative (www.bimmepaus.com.au) seeks to address the: 33 lack of object libraries for manufactured products and equipment 33 lack of model building standards 33 lack of protocols for the exchange of data and information 33 resistance to change by industry. In consultation with industry, BIM-MEPAUS has identified the need for more than 140 multidisciplinary equipment specifications, including mechanical, electrical, plumbing (MEP) and fire services. Over the past 18 months, the AMCA (through the BIM-MEPAUS initiative) has commenced a program of standard creation to provide industry with immediate productivity gains. Work completed to date includes: 33 BIM-MEPAUS Specifications: 20 equipment specifications 33 BIM-MEPAUS Practices: Naming conventions and units of measure 33 BIM-MEPAUS Practices: Guidelines for scheduling plant, equipment and fittings.

Facility Management Association (FMA) As the peak industry body, the FMA is working in an area that has had limited involvement in the public debates related to the introduction of BIM as a technology beyond construction. The need for robust discussion regarding the transition from construction to operational is simple; it equates to the need to enable the productivity improvements in building operational management.

The policy The objective of BIM in building operational management is for facilities management professionals to become integral participants in the design and planning of all buildings, thereby ensuring:

The early engagement of facilities management professionals at the design and planning stage will ensure that relevant data is available at handover... 33 design principles are mindful of, and

do not adversely affect the practicalities inherent to, ongoing building operations 33 optimum data is collated and available at handover as part of the transition from the construction phase to the operational phase of the building 33 irrelevant data is removed from the models such that only applicable data is passed on to the FM professional. The BIM capability to identify and target cost efficiencies through the standardisation of asset and component records is aiming to deliver tangible benefits that will continue throughout the entire life cycle of a facility. The early engagement of facilities management professionals at the design and planning stage will ensure that relevant data is available at handover, and will establish a framework for the ongoing collection of information critical to minimising overall operational life cycle costs of the facility, currently in the order of 70 per cent. The aspiration is to create a dimensionperfect model that is handed over with a full asset register. This will allow the facilities management professional to strategically plan works, to understand the interoperability of the building components, and to better manage all aspects of the facility to meet occupant objectives and designer intent. Facilities management professionals struggle with a lack of reliable ‘as-built’ and contemporary data on all aspects of facilities under management. BIM provides a platform that can ensure that ‘as-built’ drawings, 3D models, and information are available and can be kept up to date.

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

By providing a single point of convergent datasets, BIM has the potential to be an extremely powerful tool that will allow facilities managers to achieve their objective to provide a facility that is safe, compliant and productive for users. This is a key benefit for both the occupier and the owner. The value of this information as a ‘tool’ that will ensure ongoing improvements in building operational efficiencies needs to be understood and appreciated by all involved in the management and operation of the facility from the point of handover. A facility that has BIM at the core of the operations will reduce the cost of management, improve asset life, deliver more strategic and proactive maintenance regimes, and undertake the replacement of fixtures and fittings proactively. A dynamic asset register that is millimetre-perfect will provide an opportunity to understand the parameters of original equipment specifications and allow this to be taken into account when specifying a replacement.

Conclusion Overall, there is a consensus that BIM will enable cost and productivity improvements. At present, without an overall framework for implementation across the building and facilities management industries, there is a possibility to erode some of the potential gains. A strong position with broad industry acceptance will ensure that the objectives set out by APCC and ACIF in the development of the framework have an opportunity to deliver the sought-after productivity improvements.

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FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

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| ASSET MANAGEMENT

MAINTAINING YOUR MOST VALUABLE ASSET

arlier this year, the International Organisation for Standardisation (ISO) released a new suite of asset management standards: ISO 55000. This suite can be used to manage any class of asset, from railway sleepers to telecommunications, says the ISO. This suite comprises three standards: 33 ISO 55000: which provides an overview of the subject of asset management, as well as the standard’s terms and definitions that are to be used 33 ISO 55001: an element that explores the requirements specification for an integrated and effective asset management system 33 ISO 55002: which provides facilities managers with the guidelines for the implementations of such an asset management system.  This suite of standards will align and integrate with other major management systems to create a streamlined approach to asset management and all aspects of professional operations. ISO 55001 can be applied to any organisation where physical assets are central to their business. This has proven to be very successful, with widespread

adoption in utilities, transport, mining and manufacturing industries worldwide, and is it primarily intended for use by: 33 those involved in the establishment, implementation, maintenance and improvement of an asset management system 33 those involved in delivering asset management activities and service providers 33 internal and external parties to assess the organisation’s ability to meet legal, regulatory and contractual requirements and the organisation’s own requirements. An asset can be defined as an item, thing or entity that holds value for an organisation; the new standard has removed the restriction of a ‘physical’ asset, meaning that not only can something as tangible as a building be an asset, something more conceptual, like a company’s reputation, can also be an asset. As a facilities manager, the building is your asset. It’s vital to ensure that your facility is maintained to the highest standard in order to minimise any accidents or downtime that could occur as a result of unsatisfactory maintenance operations, and

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

to mitigate ageing effects and maximise the sustainability of your building. On top of this, correct asset management will contribute to the value of intangibles, such as brand reputation. Having a comprehensive asset management plan in place helps you, as a facilities manager, to ensure that you are compliant with any regulations and minimum standards, as well as protecting the asset from a financial point of view. Implementing a strategic asset management plan can also facilitate the decision-making process, effectively aiding facilities managers and forming a basis for their decisions. Five benefits of an optimised asset management plan 33 streamlined processes, resources and functional contributions 33 consistent and prioritised risk management 33 improved planning 33 a greater engagement of the work and taskforce 33 the creation of a transparent audit trail to detail what is done, when, how and why.

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FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

SPONSORED ARTICLE

Keeping up with security trends The Australian Lock Company Pty Ltd (ALCo) has been specialising in manufacturing and distributing high-security locking systems within the market for over 30 years. With our expert knowledge and innovative product range, ALCo always ensures high quality, reliability and superiority in all of its products, and takes pride in being Australian-owned, -designed and -manufactured.

LCo likes to keep up with the ever-changing marketplace. As electronic access control systems become an increasingly popular alternative to the traditional mechanical keying system, ALCo has not forgotten the importance of keeping up with the trends. With this, we are now the proud distributor of Clay by Salto, an easy, secure, cloud-based wireless locking system solution for small and medium-sized enterprises. Clay is revolutionary in design, useability and features, including that it: 3 provides remote access at the touch of a button, from anywhere in the world 3 is a cloud-based electronic locking system 3 enhances users’ flexibility in access management. Clay offers the convenience of real-time reporting to the Clay app on your mobile, putting you in control of any situation that arises, combining an intuitive software platform with high-quality and well-designed hardware that is quick and easy to install. All of this in a user-centred pay-per-use model. You can complement any new or upgraded systems, with our fully integrated mechanical locking systems, for those areas that do not require access control. ALCo’s renowned BiLock high-security master key range is what the company has built its success on, offering unique versatility when structuring your master key system, without compromising security. Following this success, ALCo’s latest high-security range, Galaxy, provides the latest in engineering and manufacturing. Available in three different

orientations, making it virtually three locks in one, Galaxy presents myriad unseen attributes to benefit the end-user and locksmith alike, including: 3 simplicity: easy to use with minimum maintenance 3 durability: keys are strong and long-lasting 3 cost effectiveness: competitively priced to install and maintain 3 tamper resistance: offers resistance to bumping, picking and impressioning 3 high security: both BiLock and Galaxy are patented, fully restricted keying systems. Replacement keys can only be cut by an authorised agent approved by ALCo, and only with written authorisation. The Australian Lock Company also offers a range of highquality products that are renowned in the marketplace. These include ALCo Stainless Steel Mortice Locks, Series Six In-Line Systems, Talon Trailer Locks and Salto Access Control Systems.

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| SECURITY

BIOMETRIC SECURITY AND SMART LOCKS

Lose the keys – locking systems are crossing into the realm of science fiction.

iometric access technologies allow entry into a locked area based on a person’s unique and, generally, unalterable features. These types of authentication systems most commonly use fingerprint scanning, with voice recognition, and iris, retina, and facial scans, being other available options. While not prolific in commercial industries, some high-end businesses, hospitals, airports, governments and even universities have been using biometric security systems for some time. The main benefit of these systems is fairly obvious: with a human-characteristic scanning door lock in place, keys, bump cards and door codes are no longer necessary. It’s not uncommon to forget a door code, or misplace a bump card or set of keys, but losing a thumb or retina is a very rare occurrence indeed.

Biometric verification generally works as follows: to interpret a biometric input, a software program is in-built to identify userspecific points of data – be they the unique valleys, ridges and loops of a fingerprint (the most common biometric verification system), the network of blood vessels in a retina, or some other identifying unique characteristic. This biometric input is measured against information stored in a database and processed using an algorithm that converts the information into a numeric value. The numeric value of the biometric input data is then compared with the numeric values of all authorised personnel stored in the database (which is encrypted to avoid theft) to ascertain whether or not the lock will disengage and allow the person entry. Smart lock systems are also growing in popularity and can even be managed with a smart phone app. The beauty of these systems is that you can give out as many digital keys as you need to, you can track who enters and leaves the premises, and you can even specify certain times when

FACILITY PERSPECTIVES | VOLUME 8 NUMBER 3

each person or digital key can gain entry into the premises. These generally work via a bluetooth proximity sensor, which senses when your phone is near and unlocks automatically (tip: don’t lose your phone). The specifics of these systems vary, as there is a growing number of systems entering the market, each with its own positives and negatives. Some require that you replace the entire lock system, while some simply place a unit over the top of an existing lock. You may be required to perform a second manoeuvre to gain entry, or it may just work on the aforementioned bluetooth sensor and unlock as you approach. All of these systems, however, have their fallibilities and sensitivity issues. There are so many service providers and brands out there that it’s tough to deem any superior over another. Due diligence is required, with the size of an employee base and the level of security required being the main considerations.

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