Facilities management journal march 2015 by FM Industry Publications SA

ISSN 2071-9299

MARCH 2015 JFM No 115

PROACTIVE PROPERTY MANAGEMENT

jFM Journal of Facilities Management

retail, business, transport, medical, correctional, sports, hospitality, conference, educational, recreational, residential

MIGHTY MEN!

• JACK VAN DER MERWE – Steering the Gautrain project and the largest PPP type contract ever in South Africa! • PROFESSOR DRIES HAUPTFLEISCH – driving FM training in Africa and leaving a dynamic legacy!

OPS IN FACILITIES SPACE HANDS-ON PROBLEMS AND SOLUTIONS

EDITOR’S COMMENT

Terry Owen

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Mighty deeds, mighty legacies

his issue has as its focus two very powerful personalities – Professor Dries Hauptfleisch and Jack van der Merwe. While involved in two completely different areas – the former is a legendary figure in FM training, the latter synonymous with the Gautrain development and the formation of the largest PPP in South Africa – it is people such as these that provide us with the inspiration and sheer manifestation of a surging spirit that we all so desperately need. As told in my story on The Prof, I was first “scorched” by his presentation at a SAFMA conference early on in my FM editorship and quite frankly, have never been the same. It was some time after this auspicious event that I met Shane Jones, then Operations head at General Electric and now Senior Manager Real Estate and Facilities at Aecom, who told me that the reason for him to embark, and complete, a degree in BSc Facilities Management, had its roots with Prof Hauptfleisch. The Prof at the time was in residence at the University of the Free State, which was the only institution that was offering a degree course in FM. Sadly, it no longer does so, and the Prof has moved on to offer training on a far larger scale under the auspices of his own Career Excel Academy, but the degree legacy lives on in Shane, who currently is the only person in South Africa to have a degree in FM. The Academy also plans to offer a degree course at a later stage. The Prof was the inspiration for Shane to complete the degree, which he describes as an incredible journey for him, but it was certainly not easy-going. “It was a very thorough and complex training, encompassing virtually everything and anything that would be involved in your FM career – from maths and financing to civil engineering. When they say that FM is not for sissies, they couldn’t be more correct, and, really, if it wasn’t for the Prof, I really don’t know whether I could have gone the distance,” says Shane.

Shane virtually insisted that I get an interview with the Prof – not that I needed any pushing – it was just that with the Prof’s incredibly hectic schedule, it was incredibly difficult to pin him down. But eventually, with unwavering persistence (you don’t escape my clutches very easily) I managed to get the Prof in the can, as it were, and you can read all about it on page 16. Very much worth the wait, I can assure you. Jack van der Merwe, who has had such an indelible impact on the transport industry in South Africa, is also not the easiest guy to corner, with a schedule that is more than likely even more hectic than the Prof’s, but again, persistence won out and his story makes for enthralling reading (on page 10). Jack has been involved with the government and with transport for decades, first on roads and then with rail, and with the Gautrain project specifically. With the largest PPP contract of its type in South Africa, and one of the largest in the world regarding rail, he has certainly made history, and although it has hardly been a walk in the park, he says that it has been the time of his life. He says he wouldn’t have missed it for the world. The energy and guts that people of this ilk have never fails to astound me. Qualities that course through the veins of these men are certainly not found on the odd street corner but thankfully that they do exist in certain individuals who have made it their mission to alter the course of history, to alter the course of industry. JFM will continue to pursue such people, to bring the word of excellence to the FM fraternity and their stories will appear in the pages of this journal. So, if you need to be educated and inspired (and who doesn’t?) be certain not to miss a single copy! Meanwhile, let us get the adrenaline rush from Dries and from Jack. As the cover proclaims: Mighty Men! You’d better believe it!

@tex_owen March 2015 jFM

CONTENTS 10 Maestro Performance!

20 Ops in Facilities Space

Steering the Gautrain and an historical PPP.

Problems and Solutions.

16 Marathon Man

26 SAFMA Awards 2015

Leaving Lasting FM Legacy

Regulars Industry Update New products and services

March 2015 jFM

4 28

Outstanding Professionalism in Spotlight.

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It’s all systems go for Ballito Junction The ground-breaking R1,4-billion Ballito Junction regional shopping centre development, being led by the Menlyn Maine and Flanagan & Gerard consortium, has been given the go-ahead by the local KwaDukuza Municipality. The municipality recently approved the Site Development Plan (SDP) for the 65 000m2 mega mall project in the booming KwaZulu-Natal North Coast town. KwaDukuza Municipality’s green light on the project will see the existing mall being extended by more than six times its current size into a world-class regional shopping destination at the entrance to Ballito. Menlyn Maine Director, Carl Jankowitz, welcomed the announcement saying it was a significant milestone for the development – one of the biggest property investments currently in the area. “The KwaDukuza Municipality recognises our commitment and the value this major investment is going to have on the region. It is going to take the shopping, entertainment and leisure offering in the North Coast region to a whole new level, with the new mega mall set to become the hotspot in Ballito both for locals and tourists,” says Jankowitz. “Getting the green light means we can commence with the re-development of Ballito Junction into the dominant regional shopping centre on the KZN North Coast. This exciting development will see the existing 10 000m2 centre being overhauled and extended to 65 000m2,” adds Patrick Flanagan, Executive Director of Flanagan & Gerard Property Development and Investment. Noted Gauteng-based property developers and investors, the Menlyn Maine and Flanagan & Gerard Consortium, acquired the Ballito Junction site and surrounding 10ha undeveloped prime property from ABSA Bank. The consortium officially took transfer of the property in November last year (2014). “The new, significantly larger and more striking Ballito Junction regional shopping centre is being developed to meet the retail and leisure needs of a growing and affluent market on the KZN North

March 2015 jFM

An artist’s impression showing part of the R1,4-billion Ballito Junction regional shopping centre set to be developed by the Menlyn Maine and Flanagan & Gerard consortium in the KZN North Coast town. Coast,” says Flanagan. “It will boast a considerable entertainment and leisure component, anchored by a Nu Metro cinema complex and trendy restaurants. This, together with a world-class retail mix of top SA and international fashion outlets and major department stores, will set the new Ballito Junction apart in the region,” he says. Jankowitz comments: “At R1,4-billion, this is a massive investment not just in Ballito but KZN. While our initial investment will take the mall to 65 000m2, development rights that exist on the site allow for the centre to be further expanded to 90 000m2 – that’s “super-regional” shopping centre status.” Construction on Ballito Junction, which is located on a prime site at the entrance of Ballito, between the busy N2 and M4 highways, is anticipated to take about 24 months. The new mall is scheduled to open in the first quarter of 2017. The KZN North Coast region is regarded by many as one of the most significant urban growth areas in South Africa, having been bolstered by the relocation of the Durban airport. Boomtown Ballito is just 10km away from King Shaka International Airport and the Dube TradePort development. “Ballito is no longer a sleepy seaside town. With developments like the Zimbali Resort and Simbithi Eco Estate, it has now become a major regional node and caters for an expanding leisure and vacation market. It has also established

itself as a key commuter town with a rapidly expanding permanent population,” says Jankowitz. Ballito is now primed to get its very own mega mall, with the closest regional mall to the town currently being the Gateway shopping centre in uMhlanga, more than 30km away. The new Ballito Junction will be home to the town’s first cinema complex, in addition to boasting great family entertainment, a hugely expanded fashion offering for the region and an exciting mix of food outlets. “The exceptional location of the site and its views to the east over the Indian Ocean will see a number of restaurants offering al fresco dining with sea views. As part of the overhaul and expansion, the mall will be developed over three-levels and offer generous parking over five levels (four underground). It will also have a service level underneath the entire building to ensure its efficient operation is optimised,” says Flanagan. “The existing centre will continue to trade, largely unaffected by construction activities. However, the centre will undergo a degree of modernisation, so as to tie in to the expansion. Current anchor tenant Pick n Pay will be expanded, and other existing tenants like Dis-Chem, will be joined by an array of department stores and international and national fashion brands,” he adds. Illustrating demand and how upbeat national and international retailers are about the development, Flanagan says more than

80% of the space is already let. “It’s more than two years before the new Ballito Junction regional mall is scheduled to open, and we have already secured several major retail brands. Woolworths, Game, Edgars, Foschini, Truworths, Jet, Queenspark, Markham, Identity, Total Sports, Clicks, Incredible Connection, Cape Union Mart and Coricraft are among the retailers already signed up to join Pick n Pay and Dis-Chem at Ballito Junction,” he says. “On the entertainment and eatery side, we’ve secured Nu Metro cinemas, Spur and Turn ‘n Tender, together with a host of famous fast food brands and restaurants in our food court,” says Flanagan. Jankowitz comments: “Ballito Junction is Menlyn Maine’s first major commercial property development in KZN. It is set to become more than a world-class shopping centre, but a destination and entertainment hub for local people and visitors to the town. Ballito Junction is expected to cater for shoppers not only from Ballito, but further afield, including Stanger, Tongaat and Umhlanga.” Menlyn Maine Investments is the developer and investor behind the multi-billion rand Menlyn Maine development precinct in Pretoria, which will house the new Sun International Casino. Flanagan & Gerard is noted as one of South Africa’s foremost shopping centre developers. The two groups will combine their extensive property expertise in the Ballito Junction joint-venture.

INDUSTRY UPDATE

Dynamic growth for Dipula JSE-listed REIT Dipula Income Fund has announced it has entered into agreements to acquire UMzimkhulu Shopping Centre in KwaZulu-Natal as well as Corporate Industrial Park in Polokwane from two different vendors. Corporate Industrial Park in Limpopo’s capital was acquired for R143-million and consists of modern industrial units mainly occupied by blue chip tenants and has additional bulk for expansion. This 100% occupied park consist of 28 000m² of Gross Lettable Area (GLA). The 15740m² UMzimkhulu Shopping Centre, on KwaZuluNatal’s South Coast, was purchased for R193-million and

is mainly occupied by national tenants at approximately 87% of the total GLA of the centre. Additional bulk is available for future expansion. Both transactions are subject to certain conditions precedent, including Competition Commission approval. The transactions will be settled in cash. Once implemented, together with other transactions announced previously, Dipula’s portfolio will increase to R5,7billion, consisting of 56% Retail, 25% Industrial and 19% Offices in GLA, across South Africa. Izak Petersen, CEO of Dipula Income Fund, comments: “These acquisitions meet

Dipula’s strategy of acquiring portfolio enhancing assets in our chosen markets.” Dipula is a REIT with exceptional B-BBEE credentials. It is managed by its 100% black owned management company. Dipula originated from two majority black-owned property funds, Mergence Africa Property Fund and Dipula Property Fund. Management own a large stake in Dipula and are strategically aligned long-term investors in the fund. Dipula’s diversified property portfolio comprises more than 180 retail, industrial and office properties countrywide. By gross lettable area, Dipula’s portfolio is mostly concentrated

Izak Petersen, CEO Dipula in South Africa’s economic hub of Gauteng. It is also weighted towards retail property, which comprises more than 50% of its portfolio.

Energy efficiency crucial to offset power hikes Greater energy efficiency is now crucial for both business and ordinary citizens, the Green Building Council of South Africa has warned in the face of further electricity hikes which have been proposed in the 2015 Budget. “In his Budget speech, Finance Minister Nhlanhla Nene not only announced an increase in the electricity levy, but more importantly indicated that, in order to stabilise its financial position, Eskom will apply to NERSA for adjustments towards cost-reflective tariffs,” says Brian Wilkinson, Chief Executive of the GBCSA. “We all know that with the increased dependency on the peaking plants to handle the pressures on the grid, Eskom’s cost of generation has skyrocketed. The minister’s indication is, we believe, a clear sign that we will shortly see a very significant increase in the cost of electricity. This is really bad news for both business and ordinary South Africans,” he warns. However, Wilkinson says the electricity crisis is an opportunity, as it illustrates now more than ever before of the crucial need for going green and greater energy efficiency. By doing so, both business and consumers will cut down on

electricity costs, which will help mitigate the impact of the electricity crisis. “Given the inevitability of significantly increased electricity costs, this argument becomes even more applicable. The average green office building saves 34% in electricity consumption compared to a standard building. In other words, in buildings that have not yet invested in going green and energy efficiency, tenants in these buildings could effectively be paying 34% more for their electricity,” he explained. Wilkinson suggests that there has never been a better time for property owners, and tenants, to seriously evaluate how energy efficient their properties are. “It’s such an opportune time – investment in off-grid or co-generation is really starting to take hold as such projects increase their commercial value in the face of the electricity crisis. The GBCSA itself is a tenant in a building that supplies 60% of its energy needs through photo-voltaic panels on the building’s roof. The owners had expected a four year payback (about 25% ROI), but with a steeply rising electricity tariff the payback period will probably reduce substantially,” he adds. While the GBCSA has warned about the electricity hikes set

Seana Nkhahle, GBCSA Chairman

to come as a result of proposals in the 2015 Budget, it has welcomed other tax measures announced to promote energy efficiency. These include the increase in the energy efficiency savings incentive, consideration for accelerated depreciation for photovoltaic solar renewable energy, and the extension of incentives to cogeneration projects. Seana Nkhahle, Chairman of the GBCSA, believes these tax measures to promote energy efficiency in South Africa is good news. “The proposal to more than double the current energy

Brian Wilkinson, CEO of GBCSA

efficiency savings incentive, from 45c/kWh to 95c/kWh is an excellent move. We are sure this will help spur both industry and other sectors to embrace more energy savings innovations and benefit from the incentive,” he says. “The proposal to extend this incentive to cogeneration projects as well as the National Treasury’s plan to give consideration to enhancing the accelerated depreciation for solar photovoltaic renewable energy, are also moves in the right direction. However, we keenly await more details on these proposed tax incentives to promote energy efficiency.”

March 2015 jFM

INDUSTRY UPDATE

Property Point brings small business and property companies together for enterprise development, and now you can benefit too! Property Point has already enabled South African small businesses to generate over R217,4-million in procurement opportunities and report revenue growth of 27,5% – well above the national average. The programme has also created 904 jobs and empowered 2 500 people with best business practices. Plus, 43% of programme beneficiaries are black women owned enterprises and 95% of businesses continue operating sustainably after graduating from Property Point. Now Property Point is taking two new industry-changing steps. It is making itself available to partner with property businesses looking for a ready-to-go enterprise development platform that delivers excellent, targeted

results. It is also calling for its next intake of entrepreneurs to join the ranks of the 86 businesses that have already successfully participated in its twoyear incubation programme. With its roots as the enterprise development programme of South Africa’s largest JSE-listed Real Estate Investment Trust (REIT), Growthpoint Properties, Property Point has been changing the face of the South African property industry one success story at a time since 2008. This Growthpoint initiative is now ready to effect even more transformation for the built environment by partnering with other property owners, developers and managers. Shawn Theunissen, head of Property Point and Corporate Social Responsibility at Growthpoint Properties, says: “Since Property Point’s inception, it was always Growthpoint’s intent to create

an initiative that fosters collaboration and innovation in the industry.” He adds: “We’ve carefully grown Property Point, done our homework and created a winning recipe for enterprise success for the property industry. We’re now in a position to be a catalyst for further collaboration and partnerships in enterprise and supplier development.” Theunissen believes enterprise development organisations can have a greater and more meaningful impact by joining together than by working in isolation or viewing other players in the space as competitors. By linking SMEs and procurement, the Property Point programme unlocks real supply chain opportunities, ensuring sustainable transformation and job creation. Its efforts have gained it a strong understanding of small businesses in South Africa as well as the goals and targets of enterprise develop-

Growthpoint

Growthpoint makes its point!

Shawn Theunissen, head of Property Point and Corporate Social Responsibility at Growthpoint Properties.

ment and procurement professionals. With its track record of success for supporting small businesses, Property Point has flourished to catch the attention of the industry at large.

Schneider Electric in southern Africa is constructing a new head office building in a prime location in Waterfall City, Midrand. Waterfall City is South Africa’s largest urban concept development, designed to provide everything expected of a world-class modern city, with all the conveniences of a leading-quality urban environment. It is strategically located between Midrand and Sandton, spanning land on both sides of the N1 highway from the Woodmead to Allandale interchanges. The new construction follows Schneider Electric’s investment in a 12 000m2 premises, which was opened last year, also in Midrand, which is home to Schneider Electric’s manufacturing operation, its mining team which services the whole of Africa, its sustainability development business unit and low voltage electrical distribution division, as well as the Schneider Electric Academy and the company’s data centre consolidation initiatives. Earthworks for its new 4 000m2, three storey building on the

March 2015 jFM

Schneider Electric

Schneider set for Waterfall City

From left: Mohamed Saad, senior vice president for Africa and the Caribbean, Jean-Pascal Tricoire, chairman and CEO of Schneider Electric, Eric Leger, country president for southern Africa at Schneider Electric, Morne Wilken, CEO at Attacq Ltd and Luke Chandler, Architect at Aevitas Group. 14 869m2 site have already begun, and the new building is being developed in line with Schneider Electric’s “Cool Sites” brand ethos, which encapsulates the company’s energy efficiency solutions and an architecture that mirrors the brand while enhancing greater collaboration, productivity and motivation among staff.

Schneider Electric’s chairman and CEO, Jean-Pascal Tricoire, senior vice president for Africa and the Caribbean, Mohamed Saad, and country president for southern Africa, Eric Leger, marked the start of construction at a celebratory soil turning event, together with representatives from Atterbury Property Holdings, developers of the new

head office. Business units, including energy services, partner projects and buildings, retail, industry, IT business and support services, currently operating from Schneider Electric’s head office in Janadel Avenue, Midrand, are expected to relocate to the building on August 1 2016. www.schneider-electric.com

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INDUSTRY UPDATE

Ryan Joffe Properties

As-built bullish in Century City hub

Aerial view of Boundary Road in Century City hub. As ongoing development in the thriving Century City hub in Cape Town’s northern suburbs continues to bring modern, new commercial stock onto the market, landlords and owners of older buildings constructed in the early 2000’s are aggressively competing for tenants by offering highly attractive rentals and generous tenant installations, says Ryan Joffe, principal of Ryan Joffe Properties. “Office properties built in the early days of Century City now present an opportunity for owners to attract businesses who prioritise value for money, particularly those with a high staff quotient – requiring spacious offices, and who still want a prime location, good quality accommodation and easy access,” he says. While new, AAA Grade office buildings are currently letting in the region of R140 to R150 per square metre, an A Grade property which has become available, and is ideally suited to a single occupier, can be let at an affordable R95 per square metre, with tenant fit-out included, in accordance with the lease term. “A key value-add is the location at the prime address of 1 Boundary Road, which affords high exposure to passing traffic onto the N1 highway. Previously tenanted by Nashua, the property is quickly and easily accessed from the Century City entrance off the N1 and just one road away from Century Boulevard, which is the main road that takes traffic past the shopping centre. Being on a major key route, public transport is also readily available for commuters travelling to the

March 2015 jFM

workplace from nearby and other suburbs,” he says. With a gross lettable area of 3234m2 and a total of 100 parking bays available at R600 per bay per month, the building is situated within a secure, gated park with access control and 24-hour security. The accommodation can be subdivided to a minimum of 750m2, with naming rights available for a single occupier. Says Joffe: ”With parking in short supply and at a premium, increasing traffic congestion in the city of Cape Town and its bustling CBD further endorse the growing popularity of Century City with its abundant parking and convenient access via the N1 to Northern Suburbs as well as commercial and industrial nodes such as Montagu Gardens and Paarden Eiland. Cape Town International Airport is also within easy reach. “Furthermore, with a major new conference centre and hotel now planned for Century City as part of a R1-billion, mixed-use development in the Bridgeways precinct, the relevance of Century City as an exponentially increasing growth node cannot be underestimated. The success story of the suburb is also testament to the modern desire for a ‘live, work, play’ lifestyle, which enables people to enjoy proximity to a workplace in pleasing surrounds conducive to an effective and productive working environment as well as maximum usage of leisure hours as well.” For further information contact Ryan Joffe of Ryan Joffe Properties on 021 300 0339 or 082 333 1665 or email sales@jproperties.co.za

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MAESTRO PERFORMANCE! LEADING THE HISTORY-MAKING PPP

Today’s current transport landscape in Gauteng would look very different without the leadership of Gautrain’s Management Agency’s CEO Jack van der Merwe, who has been involved in the industry for decades and whose leadership has taken the largest PPP type contract in the history of South Africa, and one of the largest Greenfields PPP project in the world soaring. What an achievement! By Terry Owen

March 2015 jFM

MAESTRO PERFORMANCE

“

Under his mentorship, the project has developed into the largest Public-Private-Partnership (PPP) type contract in the history of South Africa.

Jack van der Merwe, CEO of the Gautrain Management Agency.

ack van der Merwe, CEO of the Gautrain Management Agency, has a pretty tough job to do in running the Gautrain, but he does so splendidly and with aplomb. As the head of the public part of the public-private-partnership with Bombela Concession, he has been heading the project since its creation. It is the jewel in his crown, the apple of his eye, and he wonders aloud with awe at this magnificent chance that has been afforded him in being able to do “what he loves and still gets paid for it.”

The Bombela Concession Company – the private sector partner The Bombela Concession Company (BCC), Gautrain’s concessionaire, is made up of seven entities and is owned by six sponsors. Each of the original four sponsors owned 25% of the shares in Bombela. They are: • Murray and Roberts, the largest civil construction company in South Africa. • Bouygues Travaux Publics, a French contractor and one of the largest contractors in the world. • Bombardier UK, the largest rail rolling stock manufacturer in the world. • The Strategic Partners Group (SPG), a specially created South African Black Empowered company. Bouygues and Bombardier each later sold 8% of their shares to two South African companies – the J&J Group and Absa Capital, a division of Absa Bank Ltd. The lenders to Bombela are Standard Bank of South Africa and Rand Merchant Bank. Absa Capital sold their 8% to Murray & Roberts some time ago. Bombela has a 19,5 year concession agreement with the Gauteng province for construction (4,5 years) and operating and maintenance (15 years).

March 2015 jFM

Under his mentorship, the project has developed into the largest Public-PrivatePartnership (PPP) type contract in the history of South Africa. It is currently one of the largest Greenfields PPP rail projects in the world. Jack is also a facilities manager extraordinaire. His portfolio is very different to that of a normal FM professional in that his facilities are on the move. His is also a considered mix of operational and strategic and thirdly, it is embodied in a multi-layered, highly eclectic and hugely successful PPP scenario. Obviously not for the faint of heart, and obviously for a highly focused, visionary and passionate of heart and mind. Such people are not found around every corner. Jack has been involved with provincial transport for decades, so when his task switched from road to rail, he never baulked. In fact, he blossomed. The story of his transformation, and that of the transport scenario in Gauteng, makes for hold-yourchair reading, and also highlights the dynamics that come to play in a PPP scenario, and how it can be a highly successful and powerful driving force. Managed in the way that it has been with the GMA and Bombela Concessionaire, it becomes spectacular. The ground-breaking project brought together government, the private sector and a host of local and international specialists in an unprecedented manner. It was a first for not only Gauteng, but for South Africa. The partnership, though, has many tentacles and as many FMs know that have been involved in similar scenarios, each must have the desired reach and outcome for the whole to become effective. These FMs are also discovering that PPPs, managed correctly, have the inherent necessities for the envisaged outcome of a project to become a reality. Going back, before the project became a reality, Jack was Director General for Transport in Gauteng circa 1997.

Twinning agreements “We had twinning agreements with different cities in the world, including, among others, Korea, Cuba, China and Bavaria. Transport was an area that had been earmarked as an issue for cooperation. In 1997 I went with Tokyo Sexwale to Bavaria to service the twinning agreement. At this particular meeting Tokyo told Siemens that he wanted to buy a train – and that moment marked the start of the incredible Gautrain journey.” A pre-feasibility study was conducted and German consulting engineers Dorsch, who conducted the survey, came to the conclusion that it could, indeed, work. Meanwhile, the Department of Trade and Industry (dti) was conducting studies

March 2015 jFM

Gautrain Sandton Station proudly rises – from the early days of construction to today

MAESTRO PERFORMANCE

“

KPMG has done an economic impact on the Gautrain – and shows the project has created R46-billion worth of development around the stations...

on developing South Africa, and it found the best way to do this was with nodes and corridors. A total of 87 nodes throughout South Africa was identified, of which 14 were in Gauteng. “The 14 fell off the table when cabinet decided to rather invest in the poorer provinces. We have always been the economic powerhouse in the country and what was making us strong and sustainable was mining and industry. However, the Gauteng Provincial Executive had a surplus on their budget and they decided it should be spent on creating economic growth, development and jobs. The MEC for Finance at that time, Jabu Moleketi, created Blue IQ, to oversee 11 projects with Gauteng being one of them. I was appointed to head the Gautrain project and we registered as a PPP in 2000.” Jack says that KPMG has recently done an economic impact on the Gautrain and the report states that the project has created

R46-billion worth of development around the stations. “So from a development perspective, the development has worked exceptionally well. In a PPP, it must be noted there are always three elements – technical, legal and financial. We have, however, introduced a fourth element, which we have called socio-economic development which we would use to benefit transformation in the country. “Eventually, it became the biggest success story around empowerment in the country’s history.” Jack says he has been giving lectures in America and elsewhere on how the project became a success story because in all the countries where a PPP is involved, the same elements are involved but with a greater emphasis on local content. “I have been asked by the World Bank to talk on PPPs and I’ve also been to countries Like Manila, Russia and Hungary also to give lectures. You can’t believe the high regard that our PPP is held in. Everybody wants to hear about it.” He says that one interesting PPP that is cited is the BART – Bay Area Rapid Transport in San Francisco.

Mission to San Francisco “What they did in San Francisco was one of the most extensive surveys ever conducted. The day that they opened the line, it carried 50% of what had been predicted. Trevor Manuel sent me to San Francisco to find out what had gone wrong. “I spoke to the man who had the equivalent of my position there and I asked him what he would have done differently. He told me that BART was constructed in 1970. He said it was decided to build it under the Golden Gate Bridge. Because of the heavy winds they made it a wider train – 51/2 ft gauge, the only one of its kind in the world. This meant that when they wanted to buy new rolling stock the company they bought from had gone under. This was particularly a problem as they had 142 moving parts in the door! “He said the train company surveyed people to ask them is they used the train and most answered negatively. The company then said that in a previous survey, they said they would, in fact, used the train. Most said they hoped their neighbour would use it and they would have more space on the roads. They had parking garages at the station where you could park for free. What would happen is that five cars drove in. Four drivers would get out and climb into the fifth car, which would then carry them to work! “In 1989 there was a devastating earthquake and the Bay Bridge collapsed. What happened was in one day 140 000 people

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went from their cars into the train. The train wasn’t affected at all by the earthquake. Nine months later, the Bay Bridge was re-opened, and the train company was hoping and praying they wouldn’t lose the people. Some 40 000 people went back to their cars and 100 000 stayed on the train. What is interesting is that traffic on the BART system is now more than was predicted.” Jack says regarding opinions on the train, there are two groups of people. One of the groups live in outisde Gauteng and they normally have a lot of negative things to say about the train and don’t use it. “I don’t worry about them because they’re either jealous or don’t know the facts properly. However, you’ll find that people that have been using the Ben Schoeman freeway for years love it to bits. In fact, I’ve never found anyone that has used the train that didn’t enjoy it. We have an incredibly strong loyalty base, and that continues to grow.” One of the highlights for the GMA happened in London in 2007. “PPPs began in the UK – they’re called Public Private Finance Initiatives (PPFIs) there. Gautrain won the coveted award as the Best Global Project to Sign and the project won the respect of the international PPP industry at the tenth annual Public Private Finance Awards held on April 28 in London. As one of the 22 category winners, judges recognised the Gautrain’s expertise to overcome the unique engineering and socio economic developmental requirements of the PPP Awards. That’s when the realisation hit home that it was such a privilege to work on something like this. It’s not a once-in-a-lifetime thing – it’s once in a million lifetimes! It’s become a symbol of pride. We can compete with the best in the world.” Jack says the GMA has had five unqualified audits, which report that nothing is amiss. “We run 6 700 trains per month now and that’s on a 99% punctuality basis and 98% availability basis. This is comparable to anything similar in the world, and something to be really proud of.” Is the operation making money? He says that the first point to bear in mind is that the capital cost of rail is so high. However, all costs considered, it is hoped that between four and five years’ time that the operation will have reached break-even point. Jack says that was definitely part of the plan.

Kick-off on time “We commenced with construction on September 28 2006. The service between OR Tambo International Airport and Sandton commenced on June 8 2010 and the soccer world cup started on June 11. So it was three days before the cup that we opened the line! The plan was to open the whole system on

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March 27 in 2011 but we ran into problems with the Rosebank to Park part of the tunnel with water issues. We managed to open the line but are hopeful that the problem will be resolved shortly. “So it definitely hasn’t all been plain sailing. I think that you get tested on how you solve a problem rather than what will happen if everything goes right. What was magic was that Sandton continued being the booming business hub above the ground, while underneath we were working 15 storeys below ground on the tunnel!” Jack has certainly had a multi-faceted career. You get the feeling that absolutely nothing is too much and there have been challenges aplenty in which to mould his passion. He has been working for the government since June 20, 1971 – a total of 44 years, and going strong. He is obviously continuing a family tradition with his father having worked for the Department of Water Affairs for 51 years. “In 1971 there was an explosion of township development and there was a complex process involved in the whole business. If you wanted to develop a township, you had to get 35 approvals, and it took between two and five years to get an approval! I was working for the roads department, and we were appointed to a PWV transformation study. “I was seconded to the CSIR and was involved in developing the computer network, modelling and re-modelling the PWV routes.

“

I’ve never found anyone that has used the train that didn’t enjoy it.We have an incredibly strong loyalty base...

MAESTRO PERFORMANCE

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A feasibility study is currently being conducted on that 200km stretch. If all goes well, we could start work on the expansion in about 21/2 years’ time....

Some 40 years later, I came back to re-do the study and developed a comprehensive transport study for Gauteng. What we had to keep in mind were these predictions – trends for the population, the economy, and residential areas. We predicted the population would grow by 2025 to 18,7-million people and some 8,6-million workers and calculated this would involve 25-million passenger trips per day, which is what is what London and Paris is running at the moment. “So, in 25 years we have to a design a transport system that will cope with those numbers – and part of this plan was the Gautrain. Now, how the system develops has a lot to do with what has been defined as the Urban Edge, which includes the municipalities of Ekurhuleni, Tshwane and Johannesburg. In this area our rail backbone presides and it is where the expansion will take place. “With the expansion, we decided that we would go from the east of Pretoria (Mamelodi) to the west of Johannesburg, through to Naledi. We will link that line to Sandton and Randburg. A new line will also go from ORT to Boksburg, and also from Park Station to M2, south of Johannesburg. We’re talking about 200 kms of new line and will be looking at buying another 12 train sets. A feasibility study is currently being conducted on that 200km stretch. If all goes well, we could start work on the expansion in about 21/2 years’ time.” I ask Jack if he ever could have imagined himself being involved in a project like this. “Honestly, no, not in my wildest dreams,” he says quite candidly.

Rich legacy in transport Jack, though, has left a rich legacy in transport in South Africa. He started off as a civil engineer involved in construction on roads in the then Transvaal. He became Deputy Director General of the department of Public Transport and Roads and in 1999 was promoted to Superintendent-General: Gauteng Department of Transport and Public Works. He was also subsequently appointed as Project Leader of the Gautrain Rapid Rail Link and later CEO of the Gautrain Management Agency. “There’s no subject in the world that can prepare you for this. There’s a whole emo-

tional element involved that takes you totally by surprise. I’m involved with a multi-disciplinary team of people including economists and environmentalists. In the end, you’re like a conductor and you just direct all the people involved. It’s like you’re doing a major symphony and when it all comes together, it’s simply marvellous! “This has been a huge learning curve for me, but it has also been the most satisfying and enjoyable time of my life. The journey has been truly incredible. I’ve also been asked to be the project leader for the aerotropolis for Ekurhuleni, and if that works we can create 760 jobs. It’s a mammoth task, though. Am I ready for it? Darn right! “I’m flying to Paris in two weeks to talk at an aerotropolis conference – all just compounding the fact that I seem to have two jobs, a real job and a side job. If you have to work as hard as I do you would collapse if you didn’t enjoy it or have the passion for what you’re doing. I really love what I do. I feel like I’m really making a difference in the country – but really, the fact is that even if you can make a difference in one person’s life, then it’s all been worthwhile.” Jack emphasises that the Gautrain success story can’t be attributed to him alone and is very quick to point out that it is a team effort. “I have the most incredible people on board. They have integrity, which is a quality that seems to be in rare supply today. Above that, they have a passion that goes above and beyond. If they are required to work a straight 20 hours, then that’s what they do, and for however long it takes. The team is what makes the difference and what gives us a competitive edge.” Jack’s eyes glint with a determination and passion that has never dimmed throughout his years of commitment to transport in South Africa. He is firmly on board to change the travel landscape, as he has always done. Legacies such as this rarely happen more than once in a lifetime. But then, people such as Jack van der Merwe don’t come along too often. I don’t often call people maestro, but Jack fully deserves this title. That’s what makes this journey one to be savoured for a long time to come. n

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MARATHON MAN... Professor Dries Hauptfleisch has had a far-reaching effect on FM training in Africa – and this is about to become even more ubiquitous with the launch of his Career Excel Academy. His passion for the discipline is legendary, and whenever he expounds his knowledge, it spreads like wildfire. With Dries, any distance for FM is possible. He is, indeed, the FM Marathon Man! Terry Owen reports

rofessor Dries Hauptfleisch has had an indelible impression on my FM life. The very first SAFMA conference I attended, soon after becoming editor of JFM, some years ago, has remained with me due in large to the speech delivered by Prof Hauptfleisch. He spoke on training in the industry and the courses in FM offered by the University of the Free State, where he was in residence. It was not only what he said, it was the way he said it. The passion and the fire belonged to this man, and he ensured that we felt it. Scorched, singed and inspired, we left the auditorium. It wasn’t only me, then, that felt this way. Through the years, his name has become legendary and synonymous with the finest training in FM. He is also linked to the only FM degree course which was offered by the University of the Free State. This degree is

March 2015 jFM

presently in the process of being revamped. The first recipient of the BSc FM degree is Shane Jones, who is becoming a regular contributor to JFM. Shane has repeatedly told me that the inspiration for him doing the degree course and sticking through it (it was long and very complex) was Prof Hauptfleisch. He used to ask me repeatedly to get an interview with the Prof (as did many others), but you soon come to realise that one drawback about being so popular, is that you’re very hard to get hold of! Finally, though, I did manage the seemingly impossible and sat down with the man who is casting his FM net even wider – with great verve and vigour and a boundless energy that would put many a youngster to shame. He’s excited, too, with the offerings from his Career Excel Academy being released on a multi-media platform, including online.

MARATHON MAN

Students at an FM lecture at Career Excel Academy in Midrand. He’s given up lecturing at the University of the Free State, needing space to develop new and innovative education delivery models in the built environment. Now he has this space, and is taking flight. “I’ve always been in business as a contractor and property developer,” he says, his eyes twinkling, as if this is something you can do in your sleep. “I have quite a few businesses running and one of those is a private education business which provides services in education and research in the built environment. “My hobby horse about 10 years ago became my passion – and that is facilities management, which is one of the drivers of the education business. With FM, it was obvious that something that had the potential to be really big was being born and I wanted to get involved immediately.”

Innovative He says he likes new and innovative things, so this was like manna from heaven. “FM interested me no end, knowing it would just naturally grow, as its very essence, its embryo, is in everything in the built environment, and there is no other route except progression. It can’t be stopped or ignored. You can try to do this at your own peril. If you’re in business, you need FM, end of story.” He says that following FM’s ascent has been fascinating. “It started becoming a defined career at the end of the 60s, early 70s, in the USA and I think the very first conference held under the name of facilities management was around 1968 in the US. That’s when the word was born and then it took a decade or so to develop and today it is absolutely massive! I’ve attended the IFMA conference in the US and I couldn’t believe my eyes when I walked into the plenary session. There were thousands of people and they have

“

My hobby horse about 10 years ago became my passion – and that is facilities management, which is one of the drivers of the education business. With FM, it was obvious that something that had the potential to be really big was being born and I wanted to get involved immediately.

March 2015 jFM

displays the size of five or six soccer fields. “They also have a lecture programme that is mind-boggling and that is connected to earning credits for certification of qualifications, so it’s a very highly developed system. Simultaneously, the universities came to the party and started offering degree programmes in USA and Canada. Today, IFMA is a truly international organisation. I still belong to it and receive a lot of very valuable information from them. They are also pioneers in building information modelling. “The problem in South Africa is that we train engineers, architects, quantity surveyors and construction managers by the thousands, but we don’t train FMs on the same level – although on the life-cycle costing of any property, facilities managers will spend more money on the property than the original capex and all the other professionals combined! So, it’s quite a ridiculous situation but it is being recognised now and being developed rapidly in many countries around the world. It’s gratifying that it is also developing in South Africa, but it’s a bit like an American saying ‘where’s the beef?’ The ‘beef’ is missing in South Africa, and I think that’s partly because the educational requirements are not well understood.” He says there has been some attempts at addressing the situation, but the problem is that FM in South Africa is still seen as a default career. “You go into banking, engineering or property development, or whatever, and one way or another a fair percentage of the people will wind up taking care of whatever has been created – and in other words, without them even knowing it, they become facilities managers! If you want to see a prime example of how FM has been misunderstood, you can red flag Eskom! The problems at Eskom are nothing less than facilities management problems. On the one side they’ve also got other problems in creating the facilities, the power stations, but everything that goes wrong afterwards is the FM’s person’s problem. “We’re talking Operations in FM here, which is basically where FM began, and when you consider that the Eskom primarily has a maintenance problem, if they had FM Ops in place a long time ago, that maintenance would have been done.

Fit for purpose “FM is long past the point of being a career where you only do maintenance work. Obviously it’s still an important part in FM Ops, but the strategic side of FM has developed enormously. But the Maintenance image has stuck, quite firmly it seems. That is part of the retarding element in the thought process in my opinion. People thought, or

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some still think, FM is a fancy word for maintenance, but as I said, it goes way beyond that. “What it is, is this – it’s managing and keeping fit for purpose the infrastructure and the fixed assets in the form of buildings that you’ve got in a financially viable way. It’s a boardroom level thing. You’ll find that it now is the case at the really smart thinking places.” Prof Hauptfleisch says he finds it interesting, and a pity, that the universities have created their own higher education facilities management association (HEFMA), over and above SAFMA and SAPOA. All these associations do important work, but obviously the available resources are spread thinner with so many. “Too many associations results in in-efficiency rather than expedience! I do a lot of work with SAPOA, who is the most successful in providing training and back-up as far as fixed assets and property are concerned. We’ve really gotten to grips with our short-learning programmes in conjunction with SAPOA, and have processed well over 1 000 people in FM programmes alone, and that’s a lot of people trained and certified for the FM industry. It is also very interesting to note that we’re drawing more and more people from abroad. On average now, some 15% of all candidates are from abroad. Our next door neighbours are very prevalent, but our candidates come from afar as Egypt and Dubai. We don’t advertise there, so this is all word of mouth!” He says they are working on creating a much wider Internet coverage on the education programs, and are working on educational programs that will go international during the course of the next year. “People that come from Africa keep on asking us to advertise in Africa to get the word out to everyone, as FM is needed so badly. There are some players, in Kenya and to a lesser extent Nigeria, and there are a couple of players from Europe and the UK, but we are home-grown African guys that are doing this. I’m working very hard at the moment to go truly international on various levels of education, are in negotiations with international private universities at the moment to expand our footprint. We’re now entering agreements on that, and with that happening, hopefully we can make a difference throughout Africa. “We’re also going multi-disciplinary, in that we’re not only taking FM here. We’re kicking off with four disciplines, and the next two are already in the development pipeline. We are going multi-media, so we can reach anybody, anywhere in the media of choice. “I am branding myself as a private higher

education institution called Career Excel Academy and you can view all the courses that are presently available on that site – www.cea.co.za . The Academy will be contracting with high-powered higher educational institutions and will move forward with strength! Hopefully, we will find a big market ready for this. The response has been really good, but these programmes are not for the faint-hearted!”

Sheer diversity “Traditional education delivery is slow on innovation, and that’s a problem. I want to do innovative, real-time teaching that will make a difference. We are not turning out nearly enough trained people. It is predicted that within a couple of decades 1 out of 5 people in the world will live in Africa. There is no possibility to educate Africa’s people adequately without innovative education. However, we can up the ante by providing opportunities, which is exactly what we’re doing. FM is presently not a school-leaver’s career. People normally wind up in FM some 10-15 years into their careers and your education programmes have to be structured for “working people”, and that applies to other disciplines as well. “FM’s a massive challenge because it’s a huge amount of monetary value that FM’s have to look after. They arrive in the career from all walks of life often without technical training or a managerial background – and the sheer diversity and multi-disciplinary nature of FM is overwhelming. People don’t seem to realise this – and then they are surprised when there are snags and things go backwards!” Prof Hauptfleisch says that he is thrilled that the government is supporting the training programmes in a big way. “When I first started working with SAPOA there were almost no government presence, but that’s all changed now. About 20-30% of people attending our programmes would be government officials – and you find some of them saying that they are responsible for thousands of properties! “It must be remembered that the government is the biggest property owner in South Africa. That is why it is great that they acknowledge the importance of facilities management in the built environment. In fact, as I was leaving the office to come to this interview I got a call from a Department of Public Works who wants us to put together a dedicated programme for them. We are already offering programmes taking into account the government immovable asset management Act (GIAMA), which is a very important act that regulates the world of government properties.

MARATHON MAN

Facilities Management Group from September 2014 at CMA Conference Park in Midrand. Prof Dries Haupftfleisch (front row fourth from right) and delegates from Media24, City of Joburg Property Company, Gauteng Provincial Treasury, Redefine, Department of Public Works, Public Investment Corporation, Old Mutual & Transnet. Also delegates from Mozambique (Rio Tinto Zambeze Lda), Lesotho (Basotho Enterprises Development) & Zambia (Afriliance Management). “It’s based on an act, so you have to understand the legalities of it but you want to translate that into our language. We took the leadership on that in conjunction with SAPOA and instituted a programme called the Immovable Asset Management Programme (IAMP), for government officials. Some 90% of attendees for these programmes will therefore be government officials.” He says the IAMP was only launched 18 months ago and the first group has been certified and a specific provincial government department entered into a contract with SAPOA to offer the programme in-house, in their own province, in their own offices. “We had about 40 delegates there and over and above that, we’ve now got some of the big auditing houses that help to train government interns in financial management enquiring. We’ve only just structured a programme for young government interns doing their articles with big accounting companies. So, it’s an immovable asset management programme, but it is the foundation of a facilities management programme for government officials.

Government serious “Government is pretty serious about getting this right. We have government officials calling us and asking us if we can structure a programme for them. They’re saying we

know we have the job but we need support in how to go about it and get the job done. Well, that’s exactly why we’re building these courses. Once again, we will present them as an open offering (anyone can enrol) and we also offer it as an in-house programme. There also appears to be room for a Government Properties Financial Planning Programme, focusing on the financial side. The programme we have at the moment focuses on the management aspects. I’m also busy designing a financial programme for the private sector.” Prof Hauptfleisch says the Academy is working towards a degree course. They are starting off with higher certificate programmes, will move to diploma level and eventually to degree level. He says that the Academy model is a multi-media model, so the student can be based in Kenya, Uganda, Egypt or wherever, and they will be serviced from South Africa. Internet-based learning is taking off, which can only be good news for the Academy. As far as the future of FM in South Africa is concerned, Prof Hauptfleisch says “It’s huge! It’s immeasurably big!” Every building and every piece of infrastructure that you see require FM intervention. “There just isn’t enough people to look after what we’ve got – and when I say that I mean to keep what we’ve got fit for purpose. Look at the universities and you’ll find

the chief executives of FM at the universities are almost throughout the country now members of top management. The realisation at the universities is that it is quite clear, that whoever looks after your buildings and infrastructure has to be top management. “It amazes me that some people think that the person who must provide us with fit for purpose facilities to be world players, is some guy in a back room! There’s a fundamental flaw in that thinking. “We’ve found that the big property companies in South Africa, oil companies, wide awake government departments all have students on every programme that we offer. Even local authorities with staff in sub-divisions, people looking after parks and recreation – are represented. Employers are taking note of this new FM animal and they see value in it!” “What I am doing at the moment is what I call ‘creating a octopus’, building an African octopus, and during the course of the year we will spread it over the continent and make training and education in FM and other built environment disciplines available to people who might otherwise not have the opportunity to study.” Go to: www.cea.co.za to find out about the courses offered by the Career Excel Academy n

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OPS

IN FACILITIES SPACE Welcome to a new regular section in JFM. In the JFM OPS section, we will be publishing some questions and answers from the British Institute of Facilities Management (BIFM) LinkedIn posts. The problems FMs face are universal, and the following are published in the hope they will help South African FMs involved in the OPS arena. While some products mentioned may be UK-specific, it would be great to hear what the local alternatives are. Please write in with your own questions and let’s get a local version of the BIFM LinkedIn going. Use LinkedIn or terry@fmexpo.org

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Building inspection Apps Jennie Hudson -- Top Contributor I am looking for an app or tablet based software that I can use for my 6 monthly building inspections. I currently have to write everything down but I’m looking for something that I can use on a tablet or phone as I walk round to take down information, pictures etc and then download to the company network for storage. Currently only found one but its Australian and so not quite the same wording etc that I need. Does anyone know of someone who does this?? Thank you. Jen John Horlock Director / Owner, Medida Software Ltd Hi, I’m currently redeveloping a web and mobile app for exactly this. It’s called eQMS. The website and app are linked giving you the power to create your building structure and requirements and then using a mobile (Apple or android) you can compete inspections for the required areas and produce reports from this collected data. It also has a help desk which allows either yourself to record and manage issues or your clients to report issues. If you would like any more information and a demo please let me know.

FM OPS

Andrew Sykes Senior Facilities Manager at JLL Agree with Donald that iAuditor allows customised audits with photos from tablets. Develop a template that can be published to your team and used from phones or tablets. Paul Rowles Student at Anglia Ruskin University It’s mainly aimed at building surveys and may be more than you require but have you heard of ‘go report’ it is a really valuable application and there is so much you can do with it. It’s been recently accepted by RICS too. Steve Voller Founder at Altuity Solutions Ltd If you’re interested in exploring a slightly different approach you might want to check out AltoSites at altuity.com. It’s a relatively new solution to the market and includes configurable inspection generation and configurable templates for use on tablets. We enable users to locate data spatially on maps and / or site / floor plans all within a browser environment. We’re based in Bristol. Ronnie Kendall Facilities Manager Operations, Facilities & Projects Jennie’s request is offering many options after just one day. Perhaps the BIFM should consider offering a “Which” type review for some of the more useful products coming onto the market. Jim Edwards Business Development Director at Overtec Ltd You’re getting spoilt for choice! However, Overtec’s ‘InForm’ can deliver exactly what you want, we specialise in bespoke survey/ reports, mobile data capture, workforce, job and asset management suitable for Smartphone, Tablet, etc. We have a wealth of experience of implementing innovative solutions. ‘InForm’ is currently being used by Mitie, Axis Cleaning & Support Services and BTW Shiells (now part of Lambert Smith Hampton) among others. For more information or an informal chat, please send me an email. Thomas Palfreyman Managing Director of Urban Planters Franchise Ltd I echo Jonathan’s comments. Site audit pro is excellent for gathering visual data, collating marking any changes, comments and sending on.

Graeme Hughes Managing Director, Innovise Software & Solutions Jim Edwards makes a valid point. Get a raft of client referrals for whichever app you decide to trial and make sure you get a trial of it before committing to it - there is lot to consider here and a lot of very poor software out there which is well marketed but doesn’t deliver when you try to use it. Lucy Harris Sales Executive at ExPD Ltd We supply an online inspection system called ‘OmniCheck’, which would be perfect for what toy are describing. Any process in which you currently use pens/paper/clipboards can be recreated with this application. The app is available for iOS, Android and Windows Mobile on a number of devices. We are able to train you to write the process yourself, or write the process for you. For more information take a look at: http://app. omnicheck.co.uk/Web/ Alexey Grinchenko Facility Management / Property Development Executive. FMP. MBA. Dear Jennie, hallo, you raised a very useful question, thank you! I’ve tried iAuditor as colleagues recommended, it is very promising flexible and user friendly solution for facility inspections. Jennie Hudson Thank you to everyone that helped with. I’ve started using iauditor and have to say it’s been amazing. It’s cut my working time on audits to a quarter. No more having to go back and type it up after, I can email it to myself and it’s there when I get back to my desk. We are also adapting it to use it for lots more audits we do. It also helps that you can add in tasks and follow ups. Brilliant!! Simon Keeling Sales Executive at Safesmart I represent Safesmart who have an online (cloud) management system that will do what you require and more. It can be used on Smartphones/tablets and is in real time so live data. You can manage planned & reactive tasks, pictures, document management, risk assessments..... Everything is customisable so it is like having a bespoke system without the expensive price tag. Robert Goss Director Our mobile app Unity would be perfect for this. In addition to supporting your building inspection activities (from any handheld device) our app also protects lone workers,

has a dynamic scheduling for optimising your scheduling, asset & inventory management functions and also has a very cool asset tagging feature which allows you to tag assets, no matter how big or small. We have currently launched a project with one of Europe’s largest FM companies using Unity. Happy to share more if anyone is interest. Also check out the number of different audits available on their public library, which will also give an idea of the wide range of businesses using the app. James Allen Glass Safety & Security Risk Assessor / Consultant, London - Helping you to stay safe & secure within the workplace I am not a hater of apps or tablet based software by any stretch of the imagination, but I take them all in the H&S world with a pinch of salt. I think too often, people rely on the info in the app or software being correct. It’s along the same lines as communicating with our voices has fallen by the wayside and instead doing the talking via a keypad. We just rely too heavily on these things being right 100% of the time, and when the comply box goes green, everything is hunky dory. But try explaining that in court. No judge is going to take “the computer said yes” as a reasonable means of defence. Yes, the apps and software can be customised for each project, but the H&S legislation / regulations are still the same regardless of what building is being inspected. Just because it isn’t mentioned in app or tablet software doesn’t mean that it isn’t needed. I have seen several apps and other survey software where The Workplace (Health, Safety and Welfare) Regulations 1992 were never mentioned, and it is quite difficult to find it too on the HSE website unless you know where it is. I specialise in one particular aspect of H&S and that is safety of glass in the workplace. Regulation 14 of The Workplace (Health, Safety and Welfare) Regulations 1992 is only a fraction of what I have to look at when surveying a property for Safety compliance. As it is a requirement in UK law, I am amazed at how much information is missed off these “Free Apps” or safety software. As I said in the beginning, there isn’t going to be a judge in the UK who will accept a defence of using an app or tablet software that will get you out of trouble in the event of an accident. Christopher Balmforth MC Property & Facilities Manager - RAC Estate Hi Jennie, both I and my FM’s use two apps which cost approx £12 each ‘Site Audit Pro’ and ‘Inspector’ we use ipads to carry out our inspections. We use Site Audit Pro to capture just a general type inspection which then produces a PDF. Or we use ‘Inspector’ which enables

March 2015 jFM

Tanya du Plessis PA/Team Secretary and General Services Support at Eni Trading & Shipping I’ve been dealing with this issue for the past eight months, even resorted to using similar signage as Lloyds. I have sent out bi-weekly ‘housekeeping e-mails’ reminding all staff of the do’s and don’ts and have seen decrease in misuse.

you to create a template for specific services. For example a cleaning inspection based on the SLA/ KPI’s which again gives a % and signature option which you then turns into a pdf report to send/ save. If you want me to show you examples you can contact me at cbalmforth@rac.co.uk What about the South African scenario. What solutions have FMs here found?

Toilet Training - Where do you ‘stand’ on this issue? Phil Lemon Facilities Controller at Allianz Insurance PLC Top Contributor Sitting on the fence can get you splinters in an awkward area. This is certainly an awkward area! Do we need toilet training in the UK, or do we need a worldwide view of what porcelain to use to get around the problems? http://www.dailymail.co.uk/news/article-2572752/Stop-standing-toilet-Now-LloydsBank-issues-instructions-use-British-loos-foreignstaff.html Stop standing on the toilet! Now Lloyds Bank issues instructions on how to use British loos to... dailymail.co.uk A poster has gone up in the bank’s Old Broad Street branch in central London telling workers how to sit on the loo, to put used loo roll down the toilet, and to flush it with their hand not their foot. William Roberts BeMS Engineer at Wessex controls Nothing new here, it used to occur in my office block 10 years ago, we put up simple signage, it reduced the issue but did not stop it all together

March 2015 jFM

Nigel George http://www.essentialsafetycs.co.uk There is unfortunately an assumption that all people have a universal understanding of what is predominantly a Northern European sanitary solution. Clients and building users come from all corners of the world and what is needed is a broader understanding of cultural differences to the most basic of human needs. Toilet paper and sitting on flushable pots, is not always accepted, or even seen as the most hygienic solution, with many cultures having a totally different approach. Urinals in some cultures are most definitely not acceptable and go against deeply held beliefs and practices. Even the direction of the facility can be of upmost importance to people. In many parts of the world the solution is clean running water via a flexible hose, a tap or a refillable jug/container. All used over a porcelain base much like a shower tray but with a larger waste hole. This perhaps explains why footprints sometimes occur on toilet seats. Putting up instructional notices may help but a more inclusive and long term solution might be to understand the mix of people likely to be working in or visiting the building. A cubicle with a floor pan and suitable one press tap is a very simple solution that is far more cost-effective than broken seats and blocked loos. The Internet has many good sources of information to aid understanding. There are many suppliers of sanitary products in the UK who can supply both the products and advice on the correct orientation to meet cultural needs. Understanding and knowledge is a far more cost-effective and who knows might even win more business from impressed visitors.

Peter Smith Practice Leader at The Marketing Doctors We run a small serviced office complex, and had a tenant that moved in and promptly started complaining about the state of the toilets which he called ‘disgusting’ and he vented at regular intervals his horror at the lack of basic care shown by other users of the facility. On one occasion he circulated an email to all the other tenants in the building showing a very small portion of solids in the bottom of the toilet with a trade of abuse about people who did not understand how to use the ‘basic facilities of civilisation.’ He demanded that we set up ‘toilet cams’ to monitor people’s toilet behaviour and provide a security guard to catch those failing to adequately flush the toilet! Of course the rest of the tenants thought this most amusing, and even joined in the fun – one drew up a poster with an identikit face and the heading “REWARD £5.00 for catching the Phantom Log Dropper of Norwood House.” This, of course, only inflamed our irate tenant, and I pointed out to him that the toilet standards we maintain are very high, which they are, but there is limit to our control. When their tenancy ended, they left. At the same time, the problem also mysteriously disappeared. They did, however, destroy the office carpets with spilled drinks and other sticky “stuffs” and we replaced tiles in order to return the office to its previously mint condition. We held back 50% of their deposit to cover these costs and they took us to court to recover their half. The judge very clearly heard the arguments and dismissed their claim as spurious , ill-founded and fabricated. Oh, and this is in no way meant to be anything other than a statement of truth but answers Nigel’s point about cultures. This particular individual was not a UK citizen.

A smelly problem Has anyone witnessed a ‘sickly smell’ that just won’t go away in a refurbished area of a building after five-plus years?

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Neil Dymond BSc (Hons) CBIFM MIOD Solent FM After refurbishing a ward in a hospital there is a ‘sickly smell’ that comes and goes. The contractor has looked at cleaning products, air testing, core samples of the flooring, inspected the mechanical ventilation systems etc etc but all to no avail. I just wondered if anyone had experienced anything similar. Nathan Mansfield Facilities Manager at BNP Paribas Real Estate My first point of call would be to look at where the supply air intake for the ward is and whether the smell is being pulled in from there, maybe there is an intermittent discharge from other area extracts into the supply intake area. Also look at the possibility of an intermittent leak? The smell could only be occurring when the affected building fabric/material is wet and then it dissipates once dry? I would also interrogate your BMS system to see if there are any systems that are always operating(or indeed switch off) when the smell starts to become noticeable. Other things to look for would be whether the smell starts to occur once the cleaners have been through, they

may have a cleaning product that is reacting with a material used during the fitout(it may only be apparent now because the protective layer of the material has worn away after the five-year use). Andrew James Experienced Facilities Helpdesk Professional Neil, I reckon Nathan has just about covered all possibilities with his knowledgeable advice. The only other possibility is a drainage issue, such as a minor pipe blockage. I hope you get the issue resolved soon. David Lench MBIFM, EngTech. M&E Facilities Project Manager at Mitie Neil, Could this be more of a “fishy” smell that may often be attributable to insecure wiring in a bakelite style of electrical distribution/looping-in box? The overheating conductor heats the bakelite and produces this smell. Laura Morgan Site Service Manager at Interserve Funnily enough, I’ve had exactly the same problem. May be worth checking the following:

• can only women smell it? Environmental health have noted that women can pick up on a strange sweet smell linked to certain printer toners (try removing any printers) • old chimneys - my current exploration, possible incorrect ventilation once capped • radiator valves - corrosion of parts - likely in a hospital • also worth doing a weather and temp diary - may pick up on a correlation. Andrew Birks Facilities Manager at The Goldsmiths’ Centre I had a similar problem recently, although not “fishy”. It took months to find, but turned out to be a soil vent pipe that instead of venting outside, vented into a ceiling void. The smell would come and go depending on how much the sinks etc linked to the pipe were used. Ken Campbell Facilities manager at North Ayrshire Council Have any carpet tiles been put down as sometimes the adhesive reacts to the screed below and can produce this smell.

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March 2015 jFM

Paul Nash I had similar experiences, sickly smell came and went on different days. It turned out it was the cleaners dirty mop heads! Darren Setters Head of FM at the Hastings Academies Trust And I thought our problem was unique! We have hunted high and low, tested, sampled and recorded to try and find the cause. It’s not a sweet smell but more along the lines of something that’s died but we can find anything! Some of the previous suggestions maybe useful. Michelle O’Reilly Facilities Account Manager, PHS Washrooms Try looking at a Biozone unit! These are air cleaning sterilising units, and would be perfect for hospitals. They intake the dirty air filter through five filters and a UV light and release clean air back into the area as it is a sterilising unit as well it will prevent any germs/ bacteria forming in the air and completely eradicates the smell. I have put these units in the dirtiest, smelliest places and believe me within 20 minutes the smell has gone! Craig Chapman Sales Engineer at GVS Filtration Technology UK Ltd Is the room effectively positively pressurised? If not, the odour could be drawn from other locations within the buildings. Likewise with Michelle’s suggestion, there are various filtering devices available for both within the room and in the AHU. However, eliminating the source of the odour is better than reacting to symptoms. Mick Stoddard Hall Manager - Victoria Hall Ltd Leicester I get this as well! Do you have any shower cubicles within the area? If so have a look at the insert that’s located just inside the drainage hole. Once they start to deteriorate it can kick out a unique aroma! Check to ensure the toilets are also negative pressured so that odours are extracted directly, and not being forced into other areas. Have you stood outside of your air intakes when the odours are at their worst, to check if the odour is created outside the building? Make up a tick list of all possible sources and eliminate them one by one. Mike Booth European Marketing Manager at Fellowes Completely agree – find the source and remove if possible. If it’s not that simple, then

March 2015 jFM

look for a solution that will not mask the ongoing issue but will react to it (and its intensity) and control it. As people have said, your AHU could be the issue or it could be the vehicle but I doubt it can be the solution in this instance, unless you bump up the level of filtration (which will also mean increased running costs). Carbon filtration with a good amount of air exchanges per hour would certainly help neutralise (not mask) the issue. Haydn Harris MCIPHE MWMSoc Director Neil, you may wish to also consider your water quality. If you have any problems or errors with your plumbing installation, this type of symptom can come and go depending on the use of the system and the quality of the supply to it. Admittedly, water issues are usually identified firstly by taste issues and smells secondly but I would not rule it out. Craig Lawley Regional Maintenance Manager at Landmarc Support Services Limited I was plagued with a similar smell when I was managing a large council office. We checked everything from the drains to HVAC systems, pipeworks for leaks, FCU condensate trays for dried acidic effluence and dead rats/pigeons in voids and roof spaces. After months of searching, it proved to be an external problem. A production plant chimney stack, several hundred metres away, was causing the smell and our building suffered if the wind was pushing it in our direction. There was very little we could do, but I was advised that improving the filter panel within the HVAC system, with the most expensive bag-type filters, could eliminate the majority of the smell (dependent upon your plant). This really did take some time to identify, so I would advise keeping a record of wind direction, external temperature (it was worse on warmer days!) and the location within the building where the smell is most concentrated. You may well find it focuses around the nearest outlet to the main plant. Hopefully this will help. Good luck. Franck Crosnier Business Development Director at Mitie Is there a fridge in this ward by any chance? Sometime the drain is blocked somewhere and the heat of the compressor dries it until humidity builds up again. Then the non-smelly dry mould is “watered” by the condensate and goes “live” #just

an idea! Barry Lang MBIFM Building Manager Had a couple of problems over the years, once with a plywood board that must have been made with timber from a swamp, second was with a plastic wall covering that intermittently gave off odours. Norrie McLean Facilities Management Consultant at AECOM (incorporating Davis Langdon, an AECOM Company) Unsure if this will help but have you checked the traps beneath sinks etc. to check if they have run dry. I had a similar problem albeit it was a sewage smell and found that there were insufficient Durgo valves fitted to the drainage which was causing a vacuum and drying the traps during high use of toilets. Simon Bradley Managing / Operations Director We have had a few situations in the past where an Altro (or otherwise vinyl-type) flooring has been laid and seamed over either a) a floor with imperfections leading to the rise of water through cracks or b) a leak elsewhere which ‘tracked’ under the flooring to a different area. The stagnant water can smell pretty vile after a while (almost like an exposed bottle trap). Wards and hospitals tend to use these floor coverings, they are fine when none of these water-seep problems are present but can be a difficult thing to identify.... just a thought! Gary Howard MD at Monitor Pest Control Ltd You could check the on-site pest control records. Are there reports of rodent activity and treatment? A dead mouse will produce quite a ‘funky’ smell for a few days, or longer depending on type of mouse and circumstances. This smell has phases and could come across as the ‘sickly’ smell you have described. If a mouse has died close to a heating or hot water pipe and this smell can be regenerated each time the pipe or duct heats up. I have known this to repeatedly recur for months in some cases. If you can pinpoint the source and remove the offending rodent you could treat the spot with a deodorant to mask the smell until it passes. If the rodent carcass is in accessible, you are only left with masking the smell with deodorant until it eventually fades away. The rodent smell should eventually stop once the carcass completely deteriorates and dries out. n

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he South African Facilities Management Association (SAFMA) awards ceremony was held at the glamorous Protea Hotel Fire & Ice! Melrose Arch, Johannesburg. Award winners and runners up, representatives from several noted businesses and corporates, and SAFMA board members enjoyed an intimate awards dinner hosted by the event sponsor, Archibus. The award for Facilities Manager of the Year went to Gerhard Wilhelm Oosthuizen of TFMC. This award recognises outstanding professionalism and is given to an individual who has made significant differences in various spheres of the Facilities Management industry. The award for Facilities Management Excellence, in recognition of a notable contribution to the enhancement and promotion of best practice in the field of Facilities Management, was presented to Eris Property Group (Pty) Ltd for their 102 Rivonia Road project. The runner up in the category of FM Excellence was Barclays Africa Group Ltd and Tsebo Outsourcing Group for Project Unity. This yearâ&#x20AC;&#x2122;s entrants showed a passion for facilities management, and a desire to drive the field of FM to greater heights. They embraced innovative techniques, worked to improve best practices, and demonstrated the high standards that SAFMA has come to expect of its members. The awards were also attended by several SAFMA past presidents, who in turn were recognised for their leadership and the outstanding services they provided to the South African Facilities Management Association, as well as their contributions to the development of the Facilities Management industry. n

March 2015 jFM

AWARDS 2015

The award winners at the recent SAFMA inaugural awards are from left Claire Odgers, Aubrey Mcelnea Barclays, Tsebo (Runners up) Floris Binneman, Property Manager and Clement Lechokgotla, Facilities Manager at 102 Rivonia ( Eris properties winners) and Gerhard Oosthuizen (TFMC), the facilities manager of the year.

From left: Brian Wilkinson, CEO GBCSA, Craig Henry (SABS), Andre Klopper (Eris Property Group) and Paul Mâ&#x20AC;&#x2122;Crystal (Gauteng Regional Head of Facilities Management, Corporate Real Estate Solutions at Barclays Africa and SAFMA Chairman).

March 2015 jFM

NEW PRODUCTS AND SERVICES

Is your desk making you sick? To do your job properly and for a company to be productive it needs healthy staff before anything else. We spend 5 days a week, 20 days a month at our desks. We eat at our desks, work at our desks, even, hide away at our desks from our sneezing co-workers. But do we ever stop and think what germs are on our desk? Health experts have said it could be our desks that make us sick. Studies done have shown that a typical workers desk has hundreds of times more bacteria per square inch than an office toilet seat! Scary thought, as this becomes a prime spot for the habitation of viruses causing not only colds and flu but many other sicknesses. Clorox bleach did a study

where they found an office toilet to have 49 germs compared to a desktop of 21 000 germs. Not only do desks contain huge amounts of germs but they are great breeding grounds as people keep touching them and the germs spread so easily. People constantly touch their desks then other things, keeping the spread of germs constantly on the move. Coughing and sneezing leave a germ covering that can live up to three days. We all cough and sneeze at our desks daily. Some 80% of infections are transmitted through our environments. Wiping desks makes a significant dent in helping reduce germs being spread. However, we can’t be wiping all day. Cleaning staff are also reticent to clean desks as they are nervous to move people’s papers and

files around. Only 64% of people clean their desks once a month. With people eating and drinking at their desks daily the scenario turns into a bacterial minefield. Angelshack products have found a way to counteract this,

launching a desk top with an anti bacterial coating. It inhibits the growth or bacteria and viruses. It is wash resistant and can transform an office’s sick rate. Contact Angelshack on 011 262-5811

Essentials for your modern washroom

Schneider Electric, the global specialist in energy management, has launched Easy9 switchgear, a new range to help electricians with the provision of reliable switchboards in southern African homes and small-sized buildings. A leader in switchgear technologies since the 1920s, Schneider Electric has engineered Easy9 to be affordable without compromising on safety and reliability. According to Christo Janse van Rensburg, product manager: final distribution, at Schneider Electric South Africa, Easy9 answers the need for electricians to have access to robust products that are widely available, and will also help them to complete their installations swiftly and professionally. The range covers miniature circuit breakers, residual current circuit breakers, surge protection devices, comb busbars, and switchboard enclosures. All Easy9 products are manufactured in IS09000-certified plants belonging to Schneider Electric and are approved by

Wee ‘n’ Wash is the first green solution for saving space in the washroom, promoting hygiene and up to 70% savings in water usage. • Touch-free automated operation reduces cross contamination and encourages thorough healthy hand washing. • Significant environmental benefits of choosing sustainable fibreglass products over metal and timber. • Great space saving – two units in one, saves installation costs and space. • More frequent hand-washing reduces the incidence of illness through the spread of germs and bacteria. Featuring: Eco-Dome – the first truly green urinal block and cage. Safe for French drains and latrines. • Bio-degradable plastic cage breaks down over a year in normal landfill. • Bacillus Subtillius block is 100% natural and safe for the environment. • Unique blue colour and shape to easily identify it.

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Easy9 switchgear independent authorities as compliant with local electrical safety standards. “We work closely with electricians worldwide to help bring safe electricity to homes and buildings around the globe. With Easy9 electricians can take pride in delivering the enhanced safety and peace of mind their customers deserve. An advantage too is that it is a high-end device available at a mid-range price,” adds Van Rensburg. For further information call Ntombi on 011 254 6400

Schneider Electric

Easy9 switchgear boon for electricians

• Lasts for 30 days. Vibriozyme – fast-acting non-harmful ecologically sound green cleaning • Effective degreaser. • Mould control. • Controls pathogens that cause disease. • Replaces the need for chemical cleaners. Wee ‘n’ Wash is available from Extreme Industrial Suppliers & Hygiene Call Johannesburg on 011 823 3523; Cape Town 021 557 6302; Durban 0760207693

NEW PRODUCTS AND SERVICES

7Arrows Security provides a full suite of security services and products to residential and commercial clients in the greater Johannesburg area. The company specialises in guarding, security systems, monitoring, community safety initiatives and more, and uses a combination of sophisticated technology and on the ground personnel to detect and deter criminal elements for their clients. When the community of Petervale East in Northern Johannesburg became concerned about the increasing rate of crime in their area, they turned to 7Arrows to assist. 7Arrows adopted their signature approach, deploying a highly trained and well-equipped tactical team to the area as well as implementing proactive CCTV monitoring, analyses and alerting technology from remote CCTV and control room technology specialists Graphic Image Technologies (GIT). The SerVision platform deployed enables 7Arrows to feed surveillance footage to their control room for continuous monitoring, while DVTel video analytics alert controllers to suspicious activity for follow-up by guarding personnel. “Petervale East is not a boomed-off area like many suburban communities in Johannesburg, which allows for the free flow of traffic but also represents a challenge of keeping potential criminals at bay. The key to this is to detect suspicious activity as soon as possible. To this end, we generally implement CCTV surveillance technology with remote monitoring capability to assist our guards. We also rely on the community to be vigilant and report any suspicious activities to our control room,” says Sean Jammy, Director of 7Arrows. “However, from a technology perspective, our challenge is to get the video surveillance signal back to our control room, as this typically requires a lot of bandwidth, which can be expensive and difficult to achieve in areas that do not have fibre connectivity. It is also nearly impossible for the human eye to continually

monitor a screen and detect suspicious activity. “In order to overcome these issues, we are using the SerVision platform, which can operate on very low bandwidth availability on mobile networks, right down to GSM with no requirements for 3G or better coverage, as well as DVTel video analytics, which help to identify activities we have classified as suspicious for follow-up by our guards,” he says. The SerVision Control Centre enables video streaming over extremely low bandwidth, enabling CCTV footage to be transmitted to the control room from across multiple sites, even in areas where the signal may be patchy or connectivity is not widely available. It also integrates site maps to show locations of cameras and sensors in the secured area and supports configurable notifications for sensor-triggered events detected by video gateways. This enables the integration of DVTel video analytics, which analyses video feeds in real-time for specified events and creates alerts, which enables guard personnel to follow up. “We use the DVTel analytics to assist us in understanding patterns on the ground and to trigger alerts for controllers so that they can take appropriate action. During the day we look for loitering, slow moving vehicles and groups of people, and actively monitor all foot traffic into the area. In the early hours of the morning, alerts sound for any and all traffic entering the area to ensure the safety and security of the community,” Jammy adds. A combination of sophisticated technology, increased guarding vehicle presence and a more actively involved community have produced outstanding results. Since the system was launched in August 2014, incidents of crime in the area have all but disappeared, with very few reported incidents in the region and none in the specific area the solution is deployed into. This can be attributed to the deterring factor of monitored cameras and armed guards as

Graphic Image Technologies

7Arrows hits a bullseye with security solutions

CCTV monitoring. well as to the increased vigilance of the community as a whole. “The initial implementation took approximately six weeks to complete. The solution is still in its interim phase, as additional technology is in the process of deployment and a dedicated connectivity network is being put into place. However, SerVision enables 7Arrows to deliver a fully functional solution using the available mobile network. Once the dedicated connectivity network is put into place, the mobile network will then form the failover network to ensure redundancy on the system,” says Laurence Smith, Executive at GIT. “GIT is always a pleasure to deal with. As a distributor they are excellent on all fronts, from assisting with specifications and implementation to delivering superior after sales service and support. If we ever have any problems such as lightning strikes or equipment failures, they are quick to turn around repairs or replacements, enabling us to continue to pro-

vide high levels of service and security to our customers,” adds Jammy. In addition to decreasing incidents of crime in the area, the surveillance and monitoring solution is also being used to actively address and prevent other undesirable behaviours such as illegal dumping along the fencing of the area. 7Arrows has been able to review the footage of the incidents and work with the police service to identify and apprehend the perpetrators. As part of on-going efforts to continually reduce crime, 7Arrows is also in the process of integrated automated number plate recognition, which will trigger alerts if specific number plates on a hot list, such as stolen vehicles, enter the area. The SerVision platform allows for the integration of this solution into the central control centre solution. This solution has been rolled out in a number of areas including boomed areas in Sandton and Bryanston, with excellent results in all instances.

March 2015 jFM

NEW PRODUCTS AND SERVICES

As an increasing amount of merchandise is transported across the country, the risk of truck hijackings increases too. Fleet managers can combat this scourge with an innovative cargo tracking device available through QCIC. The QIC-LOC asset management device features a car alarm, an electronic log book function, flexible asset management, and flexible driver and staff management. It also boasts a 24/7 system health check, a panic button for emergency and alarm notification, and an intelligent internal power supply and management system. An incorporated GPS provides a location accurate to within 3 m, and the ‘mark-a-position’ button allows the user to record the position at any time. QCIC director Brian McKenzie notes that QIC-LOC can be discretely placed in the cargo without the driver or other personnel

knowing its location. “This ensures that the device is secure and cannot be easily found if the cargo is stolen. Once the cargo has reached its destination, a preselected employee will know where to find the device in order to remove it and turn it off.” McKenzie highlights that it is important for tracking technology to be made smaller and more difficult to find, as it is no longer sufficient to simply track the vehicle or container. “Thanks to jamming technology, criminals have the ability to block the transmission of the tracker, which enables them to drive the vehicle to a location where the cargo can be off-loaded onto another vehicle or at a warehouse. After the truck is abandoned, the cargo cannot be tracked,” he adds. By placing a tracker in the cargo, the cargo itself can be tracked and recovered.

McKenzie reveals that the smaller size ensures that it can easily be placed in among the packages. “For expensive cargo, companies may decide to place multiple QIC-LOC devices into the cargo, in case one of the trackers is discovered. This provides fleet managers with the peace-of-mind that they can monitor their cargo at each stage of the journey,” he says. QIC-LOC also consumes minimal power, as it is only active when in motion, thanks to a movement sensor. The device will automatically shut down if it has not moved for a predetermined period. On average, it can travel approximately 2 500 km before needing to be recharged. In a situation where the device is not in motion, the battery can last up to six months without charge. “For added convenience, QIC-LOC is fully rechargeable via

QIC-LOC

Take control of transported assets

Asset management at your fingertips. USB, a wall socket power supply or a cell phone charger, thereby allowing the user the freedom to charge the device wherever is most convenient. It is also remote configurable, and provides the user with GPS/GPRS/ SMS near real time asset status and position too. What’s more, a durable high impact plastic and splash proof casing ensures that QIC-LOC can withstand the harshest environments,” McKenzie says.

Bakers Transport have ordered 20 high cube dry freight bodies from Serco after their prime requirement of increasing volumetric loading space was met. The first eight units were delivered to Bakers during August and September with the remainder delivered in January 2015. CEO of Bakers Transport, Abdul Tayob, said he was very pleased with the company’s new acquisitions. “The vehicles have met our expectations and very important to us is that we have peace of mind through our positive previous dealings with Serco.” Tayob said the new vehicles, each providing an added 9 cubic metres of loading space bringing the volume capacity up to 55 cubic metres, were being used for deliveries of white goods around the country. The bodies are 8m long by 2,6m wide by 3,1m high. Special features include Serco’s unique strapping system for load safety and security, a light weight birch floor, roll-up doors and an aluminium bolt on tail lift – all installed with customer

March 2015 jFM

Bakers Transport

Serco serves up freight body excellence

Mohammed Noushad from Bakers Transport receives one of the high cube dry freight bodies from Tyrone Deyes of Serco. satisfaction as the priority. Roller doors make it possible for easier docking and loading as well as better security. The water-proof birch floor ensures a smooth loading surface thus reducing possible damage to

products. Lightweight and high quality materials were used for improved durability and longevity. “We plan to order a further 20 truck bodies from Serco this year,” says Tayob.

NEW PRODUCTS AND SERVICES

Colour cracks success code When designing a workplace, certain colour issues need to be considered. While most people may think this means adhering to corporate brand guidelines, there is a lot more that should be taken into consideration. “Offices that are just designed with the brand in mind without trying to create a fun and engaging workplace for staff miss the mark in terms of employee engagement,” says Jenny Seddon, partner at Paragon Interiors. “Colour should be used to create visual interest in the office, to denote different working zones and to create spaces that feel like a mini oasis, that staff enjoy coming to.” Interestingly, research shows that workers in the most ‘colourful’ work environments have better moods throughout the year compared to workers in drab environments (Brand, 2009). “Generally, offices that are drab and boring with no colour send the message that ‘this is a factory and you are a replaceable cog’. Offices where colour

and creativity are only used in client-facing areas leaving the staff areas to be designed with basic paint and carpets, send an even stronger message,” says Seddon. Research shows that employees are most motivated and productive when they work in a space that sends the message that their employer sincerely cares about them and their wellbeing (Towers WatsonGlobal Workforce Study, 2007). According to Leesman’s quarterly review from December 2014, (Leesman is a European workplace research consultancy), only 41% of staff are satisfied with the general décor in their offices. An even lower number are satisfied with the amount of plants/greenery in the office at 23%. Not only does this lack of greenery lead to unhappy employees but they are also more likely to be more stressed and less creative. Exposure to natural elements can contribute to recovery from cognitive work (Berto, 2005). German researchers

have also found that when people glanced at the colour green for two seconds before doing a creative task, it boosted their creative output compared to briefly looking at other colours, including white, grey, red and blue (Lichtenfeld, 2012). “Shades of green closest to those found in nature enhance creativity,” says Seddon. “For corporates who aren’t up for the maintenance of office plants, greens can be brought in through the design. Green is a good colour choice for think tanks at the office and quiet rooms. We have actually used floor-to-ceiling astroturf in a few of our designs to bring the outside in.” As the modern employeremployee relationship shifts from loyalty to one of partnership, office design needs to adapt and become a tool to facilitate employee engagement. Besides designing workspaces that are colourful and fun to work in, it is also important to allow staff more expression of their own identity at work.

“The use of white boards, chalk boards and pin boards are increasingly common to provide space for staff members to have an outlet for expressing their ideas. A great by-product of this is that the office naturally becomes filled with more visual interest,” says Seddon. While colour and design that goes beyond branding is critical to an effective workplace, it is important to ensure that the physical office environment still connects to what your company is all about. A survey of 23,000 employees in the US in 2012 found that only 37% of employees understood what their employer was trying to achieve and why (Harris Interactive 2012). “This is a big problem for employee engagement and employers clearly need to take every chance they can get to communicate their greater purpose to staff. The design of your offices is the perfect space to do this,” says Seddon. For further info, call Charles Smith on 083 469 7586

Towel shelf and hang bar units Bathroom Butler’s towel shelf and hang bar units help to make the most of the available space in any bathroom, in a convenient and practical way. Ideal for compact bathroom spaces, and an essential item for the hospitality environment, the unit comprises a conventional towel rail, but with an added rack above, where you can store more towels or other bathroom staples. This product design is available in two of Bathroom Butler’s high-end bathroom accessory ranges – the 4600 Series (code: 4693), which boasts round bars for a more organic look, and the

8500 Series (code: 8593), which boasts square bars for a more contemporary aesthetic. Both units measure 650mm wide, and they are available in either a brushed or polished finish. Like all Bathroom Butler accessories, both units are made from Grade 304 stainless steel, which offers a highly durable surface, which is hygienic and won’t peel, rust or flake. They also boast Bathroom Butler’s unique RigidLoc mounting system, which ensures that unlike towel rails that are connected to the wall using traditional grub screws, these units will remain firmly in place

and won’t work their way loose over time. The suggested retail price for the Bathroom Butler 4693 is R1 392 and the Bathroom Butler 8593 is R1 680. Visit www.bathroombutler.co.za

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