Facilities Management May June by FM Industry Publications SA

INCORPORATING

ISSN 2071-9299

APR / MAY 2016

FM No. 008

FIRE PROTECTION IN COMMERCIAL BUILDINGS FM EXPO PREVIEW

5TH YEAR - WHAT’S IN STORE

SCOPE CREEP WHAT TO DO

OUTSOURCING THE WAY TO GO?

Trust Servest with all your facilities management requirements

EDITOR’S COMMENT

Phil Woods

2 6

News & Products

Fire protection

FM Expo preview

Scope creep

Let me tell you a story

The plank

Things come in threes

Why outsource

Incorporating

Getting off the grid

Green FM News

New Zealand’s aging population

All change but much stays the same

i to all our regular readers and those who are new to the publication. Sadly I wish to let you know that our long time editor, Terry Owen, has moved to pastures new. We wish him well in his new endeavours, he was a great asset to the magazine and he will be missed by all in the industry. That said, we need to move on and not look back. Therefore, may I introduce myself. My name is Philip Woods and I have been very much involved in the FM Expo since it’s inception. In fact it was my idea to launch the project and then a year or so ago, acquire this publication. Publishing in the 21st century is not easy, however we have always had great hopes for the FM Magazine and we hope you do too. Just to add. I had the role of FM manager at a UK manufacturing plant and admin centre. Like many of you, this happened by accident, but I thoroughly enjoyed the learning curve. Therefore, I feel your pain, your victories and challenges. With that in mind we are very pleased to introduce a new contributor from the UK, John Bowen, a well-

Editor Phil Woods phil@fmexpo.org

Layout Alois Sajanga alois@fmexpo.org

known FM consultant over there who has much to offer in the way of words of wisdom for all in the industry. We also have a new journalist on the books, Helena Raats has many years’ experience in publishing and she will be spearheading our feature writing going forward. Helena has produced two articles in this issue and we hope you find them informative and useful. We welcome your feedback on this issue and any other matters that affect you and the FM industry. Please email me at phil@fmexpo.org to let me know your thoughts. Moving forward, in this issue we have the FM Expo preview. This is an event no to be missed if you have anything at all to do with the FM industry. Your opportunity to learn, network, source new products and ideas and hopefully help you to work smarter, not harder. Also we have some cracking features on subjects as diverse as energy or fire hazards and your responsibilities. We hope you enjoy it and please, as mentioned earlier, let us have your feedback. Phil Woods

Advertisement Sales

Melinda Alevras melinda@fmexpo.org Knowledge Tenza knowledge@fmexpo.org

Facilities Management (ISSN 2071-9299) is published 6 times a year by T.E. Trade Events together with 24+ email bulletins and an annual FM Supplier’s Directory. All rights reserved. Reproduction in whole or in part without written permission is prohibited. The views expressed in this publication are not necessarily those of the editor, employees or publisher.

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Apr / May 2016 FM

NEWS & PRODUCTS

Gallagher Convention Centre Midrand, Johannesburg The largest FM event in Southern Africa Not to be missed, the FM Expo brings you all that is new, innovative and practical for the facilities manager. A great opportunity to learn, be informed, see new products and network with your peers. Co-located alongside the FM Expo is the SAFMA Conference, an ideal opportunity to hear from some of the country’s leading experts in the field. The line-up and topics will be announced soon.

ver 97,000 people visited the Mall of Africa on its opening day. Situated in Midrand, the mall boast the fact that it is the biggest, first build mall in Southern Africa, Gateway in Durban is still the biggest mall. The project is still growing with the building of a new offices for PwC, a tower block that is dominating the development. The developer’s hope that it

disciplines were working on site. A further 4,500 people will be employed by Mall of Africa in service and retail. The mall has implemented multiple green technologies, including the largest photovoltaic installation in South Africa, supplying 8 MVA of sustainable power for the centre. The mall also uses grey-water harvesting in all public toilets and for the irrigation of the entire development. n

New emergency escape system for multi-story buildings

vacuation solution specialist DoublExit has developed what it claims is a groundbreaking new emergency escape offering – the DoublExit Escape System. Designed for use in tall multistory buildings, the harness-based system acts as a life-saving means of escape during an emergency when existing exit routes are inaccessible or inoperative. It is the only escape system in the world to be installed independently and fully self-contained in storage cabinets ready for use from inside the building. In the event of an emergency the harness allows for a controlled descent to safety via a window, balcony or other

Apr / May 2016 FM

will be the first of many office buildings to be constructed in the immediate area. Their aim is to create a new Midrand CBD servicing the Waterfall development and areas beyond. They anticipate 12,000 people will be working in the area by 2018. The project supported local economic development and stimulated job opportunities. During the development phases, up to 14 000 contractors from diverse

opening to the outside without the need for external assistance or any training. Specially developed for purpose and stringently tested, the DoublExit Escape System can be used repeatedly and is bidirectional to enable the continuous evacuation of large numbers of people. For the same reasons it is mechanically operated and does not rely on any external power source. It can be installed in any type of building, including private housing, apartments, hotels, industrial buildings, shopping centers and offices, without the need for structural alterations, as well as incorporated during new build planning. David Ravel, CEO of DoublExit, said: “Bringing DoublExit to

market completes a long-held goal for us. We saw a need for this system when we first started development of the concept and that same need still exists today. In fact, more and more people are living and working in multistory buildings, and should the worst happen, need a safe way out when normal exits may not be useable. Quite simply we believe this can save lives.” DoublExit is approved for operation in buildings up to 150 meters in height and to carry weights between 30 and 150kg. The cable is fire retardant and the system is capable of functioning in wet conditions. The special harness also makes the system suitable for the disabled. www.double-exit.com n

NEWS & PRODUCTS

massive development to make Fourways Mall the second largest mall in the country – and the largest in the Gauteng province – has broken ground. The project is being built through Accelerate properties, which will see the expansion of Fourways Mall – joining with other centres in the area – to cover 175,000 square metres under one roof. As at September 2015, Accelerate’s property portfolio had a fair value of R7.65 billion covering 57 properties over 488,040 square metres. Nine of the group’s properties – including the R2.2 billion Fourways Mall Shopping Centre – are at the center of the Fourways Development. As part of the development plan,

co-designed city vision for the future has been awarded a Masterplan prize at British Expertise International Awards (BEIA) in London. The Masterplan Framework for the Province of Luanda, Angola received the top award for Outstanding Masterplanning Project of 2016. Designed by a consortium led by Broadway Maylan, Luanda 2030 is a 20-year strategic framework that outlines the transformation of the architectural and urban lines of the Province of Luanda into a “liveable,

approximately R30 million will be spent on the refurbishment of the existing Fourways Mall Shopping Centre, and a further R270 million will be spent on the adjacent road infrastructure around the mall. Ultimately, Fourways Mall will get approximately 90,000 square metres of additional retail space, culminating in the mall transforming into a super-regional shopping centre. Other prominent letting enterprises within the Fourways retail node include Fourways View, Cedar Square, The Buzz Shopping Centre, Fourways Game and Leaping Frog, which were part of a R2.65 billion development project in 2006. Once linked, the mega-mall will be larger than Sandton City

(128,000 square metres) and the country’s newest “mega” centre, Mall of Africa (131,000 square metres). Gateway, in Durban, still commands the top spot as the biggest mall in South Africa – and Africa – at 220,000 square metres, however. The financing of the project will be handled directly through Fourways Precincy Limited (FPL), which is owned part of the Accelerate group. There are plans to achieve around 1,000,000 square metres of rights in the future, the group said. According to a credit rating review for the group in February 2016, the Fourways Mall Development is expected to be complete by mid-2018.

Dirk Prinsloo managing member of Urban Studies commenting on 702 recently commented. “We’re the sixth largest in the world as far as number of shopping centres are concerned. We are just behind the US, Japan, Canada, the UK, China and then South Africa.” “There’s a strong drive from international brands that are very interested in South Africa. There are a number of international retailers that have identified South Africa as an important and popular retail destination.” Prinsloo was suggested that there is still room for further growth, particularly in rural areas. n

beautiful and international” city. Consortium partners included Urbinvest, Aurecon, Deloitte, Mobility in Chain and the University of Lisbon, with the project also shortlisted for the Outstanding International Leadership category of the BEIA awards. Isabel dos Santos, Director of Urbinvest, said that rehabilitation of Luanda will bring, “clear improvements in the lives of city dwellers.” “We are delighted with this international recognition, which is another sign that we are on track,”

Ms dos Santos added. “The significance of this project is that it took a strategic approach in developing a city vision for Luanda City Province and its municipalities,” says Abbas Jamie, Aurecon’s Market Director for Government and Transport. “This project is a wonderful example of how we can envision and co-design sustainable African cities of the future.” José Miranda, Regional Director Africa at Aurecon noted, “The key to successful delivery lies in the ability to listen and to instill a par-

ticipatory process for developing the ideal solutions. Our own knowledge is not sufficient to make the right decisions for our cities, especially with the changing realities associated with rapid urbanisation, climate change and resource depletion.” Understanding the value of expertise, we mobilise our global pool of talent to understand and solve the critical and complex problems you face. We seek to unravel complexity, create clarity and invent new value for you. We use our thinking to provide innovative solutions. We bring ideas to life by partnering with you and using our innovation and expertise, with technology, to solve your complex problems. To find out more about what we have been up to visit our newsroom, or take a glimpse into the future on our Just Imagine blog. Privately owned by employees, Aurecon formed in 2009 when Africon, Connell Wagner and Ninham Shand announced the formation of a new global group. n

Call for Entries: ARCHITECT AFRICA FILM FESTIVAL 2016

uilding on the construct “Feel Universal, Think Global and Act Local”, the Architect Africa Film Festival 2016 is looking for feature films, documentaries, webdocs, short films and multimedia projects that examine the myriad ways in which design – in its broadest sense – shapes architecture and

the built environment; cultural and social innovation; new media, visual arts and digital communications; economic reality; and environmental regeneration. Therefore the AAFF are calling on architects, planners, filmmakers, artists, designers and all those with an interest in creating cities, landscape and the built environ-

ment to be part of a conversation that celebrates creativity and innovation in the built environment. We call on you to be daring in exploring your reality and your future. Submit your entries for the AAFF2016 before 30 April 2016 by visiting www.aaff.co.za or follow us on @ AAFF_2016. n

Apr / May 2016 FM

NEWS & PRODUCTS

eading rope-access specialist Skyriders was recently tasked with designing, supplying and installing 6m-long aircraft warning light masts onto a 212m-high smoke stack at a power station in Mpumalanga. Aircraft warning lights are used to make structures more visible during the day and at night. With the help of RedPro, a designer and manufacturer of engineering products across a wide variety of industries, Skyriders was able to replace the light masts used at the power station. The project began in November 2015 and was completed in mid-January 2016. The masts were designed for the relatively harsh environment of the power station, where wind loading and various other factors had to be taken into consideration. Skyriders marketing manager Mike

niversity of Cape Town architectural student Matthew Mills recently won the regional finals of Corobrik Architectural Student of the Year. The social complexities of a developing country cannot be ignored when blending all the ingredients that go towards achieving world class architectural design that has a profound sense of place and is relevant to its environment. Consequently, innovation is an essential attribute for modern architects as they employ their technical skills to create aesthetically appealing and functional built structures that will endure into the future. These were the words of Dirk Meyer, managing director of Corobrik, ahead of the 29th Corobrik Architectural Student of the Year Awards which have been held annually for almost three decades to encourage and reward innovation and technical excellence amongst the country’s most promising architectural students.

Apr / May 2016 FM

Zinn explains that the new light masts are longer than before, and required a different structural design to withstand the various loads and stress. The masts were made from SSAB Domex and Docol steel. “Each mast was 6m in length and designed with a 3m-long T-piece that can be lowered and raised in a controlled manner to carry out maintenance on the lights if necessary,” says Zinn. The light masts provided by RedPro were lightweight but also incredibly strong, which made them ideal for local conditions at the power station. According to Zinn, the lightweight design made it easy for the five-man team to use rope access for the installation. “The light masts were easy to secure onto the concrete structures and are sufficiently high for aircraft visibility,” he concludes. n

The competition begins with regional competitions at eight major universities throughout South Africa and culminates in a national award ceremony for the overall winner in Johannesburg in May 2016. “We expect new and distinctive ideas from the students, in addition to a high standard of technical skills, creative flair, a good grasp of sustainability issues and a clear understanding of the role a built structure is expected to fulfil in its environment,” said Christie van Niekerk of Corobrik as he presented prizes to the University of Cape Town regional winners. At the award ceremony, Matthew Mills was the regional winner of R8 000, Sophie Zimmermann was awarded second prize of R6 500, while Clint Abrahams won third prize of R4 500. A R4500 prize for the best use of clay masonry was also presented to Clint Abrahams. The eight regional winners automatically qualify to com-

pete for the R50 000 national prize which will be presented at the 29th Corobrik Architectural Student of the Year Awards in Johannesburg. Matthew Mills won the regional finals for his entry entitled. Transurbance: a walk about the river in which he addresses social, economic and environmental issues that exist within the industrial landscape. Matthew believes the cities in which we live are designed to be technically enhanced but consist of functionally isolated systems that bear no relevance to the living environment. Paarden Eiland exemplifies a disconnected and disjointed environment. The focus of his project is on a portion of Salt River, which runs through Paarden Eiland and reaches its mouth surrounded by industrial factories. The solution that emerged consists of a long linear path that moves over and under transport barriers such as highways and railway lines, utilising the often dead residual

Matthew Mills from the University of Cape Town won the regional finals of the Corobrik Architectural Student Award. spaces to provide a pedestrian connection to the shore. The continuous path creates moments in which observation, interaction, play and discovery can take place. It forms a weir in the river, bringing floating debris to a recycling centre, where it can be re-purposed into usable components that restore the river. The architecture attempts to merge landscape, building and infrastructure into one, creating a design that can rehabilitate the environment. n

1st & 2nd June 2016 | Gallagher Convention Centre | Johannesburg The FM Expo is the event to source new suppliers, new ideas and gain expert knowledge on a wide variety of subjects. Network, share experiences and grow. Definitely not to be missed! Are you the decision maker in your organisation that orders supplies,

coordinates suppliers, calls the plumber, arranges office supplies or furniture and arranges maintenance crews? Then the FM Expo is for you.

Why should you visit

Talk to real people about real products, problems and practices. Bringing together over 80 suppliers offering a wide range of products and services. Get In-depth advice on products and services. The largest gathering of FM professionals in the industry. Get Ideas, inspiration and answers.

HELPING YOU MANAGE BETTER! *Entrance policy: Facilities management is reserved for trade visitors only. No babies and children under 16 are permitted into the exhibition. Please note: Registration on the day will be charged at R75 per person.*

Get in touch with Melinda or Knowledge

on +27 11 781 5970 or email:

melinda@fmexpo.org knowledge@fmexpo.org

for more details and to book a stand.

FIRE PROTECTION

FIRE PROTECTION IN COMMERCIAL BUILDINGS

A vital component of any commercial building is a proper fire protection system and plan to ensure employees, clients and assets are protected. Facilities managers need to manage risk and call in professional consultants or inspectors when necessary to ensure they have a sound, effective fire protection system in place.

egislation states that all commercial, industrial, health care and hospitality buildings (including accommodation facilities) have a requirement to install and maintain fire safety equipment. Clear guidelines are available to developers and facilities managers and can be found among others the South Africaâ&#x20AC;&#x2122;s Building Regulations, the Occupational Health and Safety Act, the Explosive Act and the Fire Brigade Services Act.

Apr / May 2016 FM

It is the responsibility of the property owners and managers to ensure that the building complies with the necessary acts and to ensure that a proper fire system is in place. This not only refers to the installation and maintenance of systems and equipment, but also heath and safety awareness in common areas including parking areas, walkways, public toilets and court centers beyond the actual building. Often a lot of effort goes into the design phase of a building, but once the building is handed over the responsibility falls onto the

Sweat your assets Youâ&#x20AC;&#x2122;d be surprised how far the science of asset management has come in recent years. Get ahead. Run leaner, and perform better, by supercharging your asset management capabilities. Give us a call today. As strategic technology partners, weâ&#x20AC;&#x2122;ll cut through the clutter of technology-speak, and help you find ways to improve operations, drive growth, and quickly adapt to changes in business demands.

Apr / May 2016 FM www.softworx.co.za

t: +27 11 607 8299

FIRE PROTECTION

the owner or facilities manager. While some organisations have dedicated safety, health and environmental (SHE) officers, the final responsibility remains that of the owner. The city of Cape Town’s Fire and Rescue Services (CTFRS) consists of 30 fire stations and advocates fire protection strongly on its website (www.capetown.gov.za). It not only stipulates regulations when it comes to fire protection, but also provides valuable information on fire safety to commercial and industrial developers. All buildings must be designed, constructed and equipped so that in case of a fire the protection of the occupants (including those with disabilities) is ensured. The spreading (to the existing and surrounding buildings) and intensity of a fire has to be minimised and the stability of the building must be retained. Smoke must also be minimised and there must be access for firefighters and their equipment. CTFRS stipulates that fire equipment must be serviced at least once a year and should be ready for use. When the number of occupants in the upper story of a building exceeds 25 people, the building must have

Apr / May 2016 FM

an alternate emergency escape plan. Certain buildings are more susceptible to fire. These include high-rise and multi-storey buildings which can be tricky to evacuate, while shopping centres often have a large number of customers to deal with. It is important to have very clear evacuation measures. Fire drills and safe work practices are often overlooked or not taken seriously – a management plan for what to do in case of a fire is a vital part of a fire protection system effectiveness. Fires in commercial buildings are caused mainly by human error, arson and faulty equipment. The most common causes for commercial fires are: • Kitchen fires (very often human error plays a role in for instance the preparation of meals); • Electrical fires (caused by an overloaded or faulty system or a violation of electrical building codes); • Heaters, boilers and furnaces that are not maintained; • Smoking is not only bad for your health, but smoking staff are often careless when

“

So when it comes to fire protection for commercial buildings, it is clear that mistakes can be costly. Facilities managers in existing buildings must look at alarms, extinguishers and suppression systems as well as lighting.

extinguishing cigarettes; • Arson is a lesser cause, but empty or abandoned buildings are often targeted; • Improper storage methods could present a fire hazard (especially flammable materials in contact with heat sources). Hazardous materials can include gases, liquids or solids. Fire alarms (including smoke detectors) are the first line of defense against fire in a commercial building. Alarms should be inspected and tested regularly. Employees should be knowledgeable on facility evacuation plans

and safety procedures in case of a fire. Fire extinguishers and suppression systems offer the necessary tools to fight small fires before damage can occur. Overhead sprinklers or foam systems are designed to deal with larger fires. Extinguishers and sprinklers must be maintained and inspected at regular intervals to ensure that the system is in working condition. Sprinkler systems do not rely on an individual to operate it – the quicker a fire is detected and contained the less damage there will be.

FIRE PROTECTION

Automatic sprinkler systems will also be required for enclosed and roof parking areas or basement parking garages in multi-storey buildings. Power cuts, storms and fire impact on the lighting systems in commercial buildings – with the possibility of electrical power going down. Emergency lighting and clear exit signs should be installed in case of an emergency. Exits must be kept clear at all times. Additional safety measures can go a long way in ensuring that the building is protected from unwanted fires. The Fire Protection Association (UK) offer the following fire safety tips: waste should be swept up and removed from the premises daily; areas around the building must be kept free from accumulated packing waste like wooden crates, paper

Apr / May 2016 FM

and straw; metal bins with lids should be provided for combustible waste materials like oily rags. Also ask yourself the following questions about your building: Are the storage areas accessible to fire fighters? Are flammable liquids carried about in safety containers and not in open tins or buckets? Is machinery regularly inspected with the emphasis on lubrication and cleanliness? Are heating appliances securely guarded and placed or fixed so that they cannot be knocked over? Are electrical installations tested and inspected at least every few years; are the main switches of all electrical circuits in the off position when the equipment is not in use? When taking over the management of a building, new facilities managers often wonder where to start to ensure that all the necessary safety measures are in place. The Fire Protection Association of Southern Africa (FPASA) was established in 1973 to provide a specialised fire safety management, technical and training service to industry, commerce and society at large. FPASA offers technical, training and fire safety management services through its Fire College - a professional training centre dedicated to assist in the reduction of life and property losses in the Southern African region. It provides training on request of FPASA members and non-members alike, and in addition provides standard training programmes to suit the broad spectrum of industrial, commercial, institutional and local authority requirements. n

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Power cuts, storms and fire impact on the lighting systems in commercial buildings – with the possibility of electrical power going down. Emergency lighting and clear exit signs should be installed in case of an emergency.

Today’s decision makers need to stay abreast of the latest industry trends and developments, no matter where they are. They need the right information at their fingertips to ensure the optimal and efficient use of resources.

Facilities Management incorporating Urban Green File provides cutting-edge information on the latest issues and procedures regarding facilities management. Our audience is the INCORPO

facilities-management solution providers and consultants such as mechanical engineers,

ISSN 2071-929

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FM EXPO PREVIEW

01 - 02 JUNE 2016 | GALLAGHER CONVETION CENTRE | JOHANNESBURG

COME ON DOWN TO THE FM EXTRAVAGANZA

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he Facilities Management Expo is now in it’s 5th year and what a show this one promises to be. In these tough financial times all of us are faced with having to do more with less budget and what better way to get inspiration into how to work smarter, not harder, than visiting this expo. The FM industry is growing in Southern Africa and we all need to make sure that we grow with it. The expo is an ideal opportunity to increase your knowledge of what is out there by way of new products, innovation and smart thinking in order to help you do your job more efficiently. More importantly, you have the opportunity to source new suppliers and create new working relationships with others in the industry. Alongside the expo will be our superb program of seminars, an ideal opportunity to increase your knowledge and insight. What better way of learning how to approach challenges faced by many in the industry. Entry is free and the seminars are also free to attend, so what are you waiting for? Register now at fmexpo.org for your free ticket.

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DON’T MISS OUT ON THIS FANTASTIC OPPORTUNITY TO GROW YOUR KNOWLEDGE AND SUPPLIER NETWORK. REGISTER NOW, FOR FREE @ www.fmexpo.org

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NOW IN IT’S

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The FM Expo is bigger and better than ever before Buyers and Sellers

Advice

Network & Share Ideas

• Source new products

• Get indepth advice

• Seminars

• Solve problems

• Over 80 exhibitors

• Conferences and meetings

• Learn new practices

• The latest technologies

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Should you attend? Attendies range from: • Facility Managers • Plant Engineers • Building Owners • Building Managers • Maintenance Personnel • Production Supervisors • Buyers • Purchasing Managers • Managers/Owners Safety Supervisors and more...

Free entry, central location, multiple prospects. What are you waiting for?

Fast track your exhibition experience. Register online and be one step ahead to avoid payment at the door. Register online for free entry at www.fmexpo.org

Apr / May 2016 FM

FM EXPO PREVIEW

So, what’s on show?

The FM Expo is positioned to play a crucial role in allowing facilities management professionals to benchmark the latest products, services and equipment. Here is a sneak peek at who will be exhibiting: Archibus Stand Number D34 We will be demonstrating our web based solutions for: Facilities Management (Building Operations), Asset Management, Project Management, Real Estate Property Management, Space Management. www.ascza.co.za

Coating Worx Stand Number E10 Established in 1989, it has grown to become one of the leading paint contracting companies in South Africa. We provide painting contractor services to the domestic, commercial and industrial sectors throughout South Africa. www.coatingworx.co.za

Asset Control Stand Number D36 ASSET CONTROL will be demonstrating the latest trends in CAFM systems. Specifically Concept Evolution, along with a fully integrated mobile app platform. www.assetcontrol.co.za

Dry Force Stand Number C43 Dry Force is a 24 Hr national after disaster management company. We will be showing our services and exciting new flood prevention products. www.dryforce.co.za

AZ Trading Stand Number A14 AZ trading , a BEE Level One , Importer of office machines. Specialising in shredders. Come visit our new range of imported machines from Europe. Great discounts on document finishing machines. www.aztrading.co.za

EOH SAP Property & Facilities Management Stand Number C34 Our solution provides comprehensive business management software based on industry best practice, serving the demands of Property and Facility managers. Pre-configured for accelerated implementation, it guarantees quick ROI and flexibility www.eoh.co.za

Bidvest Facilities Management Stand Number E18 Please do a write up showcasing mobile maintenance as our new product? www.bidvestfacilitiesmanagement.co.za Bidvest Waltons Stand Number B25 For a complete corporate office solution, visit our stand and discuss ways we can help your business. www.waltons.co.za Boss Move Engineering Stand Number E23 BOSS Move Engineering is being launched at this year’s FM EXPO. We will be presenting every day on this new discipline and you will receive a three ‘blade’ mini SWISS KNIFE for attending. www.bossoffice.co.za Bright Ceiling Cleaning and Recoating Stand Number D25 Revamp your ceilings at a fraction of the cost of replacing tiles. We are a professional ceiling cleaning and restoration company. Visit our stand to see demos and June discounts. www.brightceiling.co.za Clean Hygiene Stand Number C10 We specialize in: Hand over cleaning, Carpet cleaning large areas, Brick cleaning, Bathroom dispensers, Once off deep cleans of restaurants, Restaurants/Hotel fat traps. To come and view our dynamic products and services and meet our professional management team.www.cleanhygienecc.com

Apr / May 2016 FM

FoodServ Solutions Stand Number C7 FoodServ Solutions offer a range of innovative kitchen concepts for QSR, Restaurants, Hotels and much more. Book your live demonstration at anyone of our three branches. See you there! www.foodserv.co.za GenEon Technologies Stand Number C9 GenEon is a visionary corporation that has endorsed engineered water technology to provide a brand range of cleaning & sanitizing solutions that are safe to use. The solutions include a General Purpose cleaner, heavy duty degreaser & a sanitizer. www.geneontechnologies.com Ifacts Stand Number C28 iFacts offers a wide range of screenings and assessments as part of its people risk services, including background checks and criminal record checks into new employees. www.ifacts.co.za Impro Technologies Stand Number B22 Pioneering access control systems that manage your building better, improve security and control who is in your building. Access control is changing and bringing real business value. Visit the Impro Technologies stand to find out about our revolutionary new products. www.impro.net

Jabatha Paper and Stationery Stand Numbers D42/D8/E22/D7/C30/B16 Jabatha renders a full office solution, providing corporates with Paper, Office Furniture, Stationery, Canteen & Janitorial, Business Automation and Consumables, with branches nationally. Join us at one of our stands for more information and spot prizes. www.jabatha.co.za JHI-Excellerate Facilities Management Stand Number C1 We provide solutions to increase efficiencies and protect your bottom lines through sustainable building management, visit us at Stand C1 to see how we can assist you in adding value. www.espgroup.co.za Know More / CADM Stand Number B1 CADM produces easy-to-use workspace management software suited to organisations of all sizes. Accordant 10 has a brand new design and many exciting new features including lease management and activity analysis. www.knowmoresa.com Lepro Corporation CC Stand Number B39 Will be showcasing all the services that we provide which are as follows: cleaning, hygiene, pest control, plumbing maintenance and atm cleaning. We have been in business since 1999. www.lepro.co.za Life Green Group Stand Number A2 Life Green Group has begun implementing worm farms and bokashi systems on landscaping sites so we can our own compost. We are also using designated smoking solutions to combat cigarette litter. We have started installing green walls. www.lifegreengroup.co.za Master Office Movers Stand Number A7 Master Movers - BE MOVED! As proud members of the Professional Movers’ Association, we will show you how we take care of all the hassles involved with relocating your business. www.mastermovers.co.za MobileForms Stand Number D30 Demonstrating that MobileForms® provides the User with a smart, intuitive, intelligent digital replica of the company’s existing paper based forms via a tablet App, for fast, efficient, accurate and inexpensive field based data gathering. www.acs.altech.co.za MonTICK Generator Monitor Stand D24 Gentick Electronics manufactures the MonTICK Generator monitor that is used to remotely gather information about your generator. www.montick.co.za

My Office Magazine Stand Number A15 The official publication of the home and office products association in Southern Africa. First published in 1916. www.myofficemagazine.co.za Neledzi Services Stand Number B13 We will be introducing our services to prospective clients. www.neledzicleaning.co.za Neutron Stand Number C24 Meet Southern Africa’s longest established and well known Power Factor and Quality specialists that has saved industry in excess of R4.2 Billion in its 39 years of serving the nation. www.neutron.co.za Nuflow (Pty) Ltd Stand Numbers B7 & B9 We are not your basic plumbing business, nor are we the typical infrastructure company. Our hightech, patented solutions are installed by skilled professional technicians and we do not create new infrastructure - we instead renew the present plumbing system to stop and prevent failures. So come see what we have to offer!! www.nuflow.co.za UTC Stand Number D21 Solely owned by United Technologies Corporation, UTC CCS and Otis are proud to be part of some of the worlds largest providers of elevators, escalators, fire safety, security, building automation. And HAVAC systems and services promote integrated, high-performance buildings that are safer, smarter and sustainable www.utc.com Red Alert Cleaning, Hygiene & Security Stand Number C5 RED ALERT GUARDING - SuperGuard Double your security without doubling your cost. Collect factual evidence of incidents without having to rely on hearsay. RED ALERT CLEANING & HYGIENE SERVICES www.redalert.co.za Rexel GBC Stand Number B27 Visit the Rexel GBC Stand B27 and learn more about the Protection of Personal Information Act (POPI) and how our

Award-winning Rexel Autofeed shredders can save you time and money! www.rexelsa.co.za Robex SA (Pty) LTD Stand Number B30 Robex SA specializes in the supply & installation of seamless resin flooring & waterproofing systems for industrial, commercial & residential sectors. Come and visit our stand to speak to a consultant and view our product range . 011 896 9600 info@robex.co.za. www.robex.co.za PrepaidMeters.co.za Stand Number A1 See various meter types, get demo of the utility management functionality and learn more about prepayment, meter management and how to best sub-meter utilities. www.PrepaidMeters.co.za Salto Systems Stand Number D20 We will be launching our new Cloud-based and Web-based Access Control solution with our cable-free and wireless access control hardware for mobile workers. www.saltosystems.com Servest Group Stand Number C13 Servest is able to self-deliver over 90% of all “hard” and “soft” services, across all sectors, to improve our customers’ operating efficiencies. www.servest.com Sitwell Consulting Stand Number C40 Do you know what the law is with regards to disability in the workplace and access? Ride our wheelchair and experience disability access for yourself. From workplace sensitization to emergency egress we are your experts in the world of inclusive design. www.sitwell.co.za Snap! Stand Number D15 Cool Touch is an innovative solutions provider to the facilities Management and Maintenance sector focused on helping you achieve exceptional service delivery and outstanding customer experience! We will be giving the first ten visitors a free 3 month trial run. The rest can come get chocolates. www.cooltouch.co.za

Spacebox Stand Number A18 SpaceBox specializes in office moves for business. We are the only solution of its kind and by far the most effective and cost efficient. The smart storage and removal solution. www.spacebox.co.za TechExpress Stand Number A19 TechExpress has the Ergotron range of ergonomic solutions that promote healthier working positions. Sit or stand at your desk by adjusting the height of you workstation with ease. www.techexpress.co.za Tidy Files SA (Pty) LTD Stand Number B15 Tidy Files offers end to end solutions for all your document management requirements. Come and have a look at what Tidy Files can offer you on active paper based, archive, offsite and electronic filing. www.tidyfiles.co.za Tsebo Facilities Solutions Stand Number B3 Businesses that employ Tsebo Facilities Solutions benefit in specific and measurable way such us reduced costs, improved efficiency & expertise and convenience business continuity. Tsebo Facilities Solutions manages non-core functions and delivers an improved quality of services, accountable and responsible management, reduced overhead costs through the best economies of scale and the best processes, processes and systems. www.drake-scull.co.za Wits School of Construction Economics & Management Stand Number E8 ZKTECO Stand Number D29 ZKTeco will be displaying a full solution for entrance control including tripod turnstiles and walk through metal detectors. Our advanced access control platform will also be on display. www.zkteco.co.za

XS4 2.0 by SALTO:

Next generation keyless access control THE SALTO ACCESS CONTROL SYSTEM USES OUR ADVANCED SVN AND WIRELESS RFID TECHNOLOGY TO TURN ANY DOOR INTO A FULLY FEATURED ACCESS CONTROL DOOR.

• • • • •

Secure system Compatible with any door Better user experience Mobile Virtual Network Building management made easy

SALTO Systems South Africa - Roodepoort - Tel: +27 (0) 11 534 8489 E-mail: info.za@saltosystems.com - www.saltosystems.com

FM EXPO PREVIEW

Asset Control All software licence agreements signed within 30 days of the FM Expo will qualify for a 10% discount. The offer will run from the start of the FM Expo for 30 days.

AZ Trading Purchase off our stand and get 10% discount, plus free consumables Only valid for 01 June 2016 till 03 June 2016

Boss Move Engineering Our Promotional Offer is an ORIGINAL SWISS ARMY KNIFE This Voucher is redeemable up until November 2016 for a genuine appointment made with BOSS Move Engineering for an Office Relocation Project that will take place in 2016/17.

Neutron Energy For the show only, all surveys booked resulting in new installations of units purchased are free. Offer only valid for inquiries received at the EXPO

Apr / May 2016 FM

Bright Ceiling Cleaning and Coating 10% discount for bookings made in June and July. Discounted offer applies to jobs over 300 sqm for restoration, and 600 sqm when cleaning. Offer ends 31 July 2016

Clean Hygiene Special discounted offer for a once off office carpet clean. Board room carpets to be washed – free of charge Betasan Antibac units placed on site. 1 x month free of charge

Impro Technologies Wishing to deploy an access control solution? We’ll give you a show stopping 15% discount on our Access in a Box solution - everything you need contained in a metal IPS housing. This offer is not transferable. The offers are only available for the duration of this show. Offer may not be redeemed by more than one person at an organization. E&OE

Lepro Corporation

Tidy Files SA

5% off on steam carpet cleaning, chairs and couches.

Any company signing a new offsite contract will get 2 months rental for free.

This offer is valid for the month of September 2016 only.

*Has to be a new contract, subject to 12 months contract/credit approval. *Only orders of a 100 boxes or more are eligible. *All normal costs still apply: Boxes, barcodes, handling, labour, data capture etc. *Standard contract terms apply. **Valid: Until August 2016.

MobileForms MobileForms will build a free sample of your company’s form used in field based data gathering. A Form, A Report, A Visual CSV as well as a CSV. Worth R10,000 The entity must agree to a comprehensive presentation of MobileForms to their decision making personnel at their offices by mutual arrangement, within 30 days of the FM Expo.

Neledzi Services Get a 5% discount on services rendered after the first three months of service Offer valid only if contract of three months or more is signed. Valid until end of 2016

STRATEGY

ADAPTING TO

SCOPE CREEP

Scope creep has become an accepted term in project management and, sadly, it has become one you seem to hear more and more, writes John Bowen.

t isn’t something that you can entirely eliminate, but that is no reason not to be trying, as scope creep will almost always cost more in terms of time and money. A project is something that is going to take place over a period of time and the longer that time, the more opportunity there is for an organisation’s needs and priorities to change. What you decided that you wanted and could afford when you scoped the project may not be viable three, six or nine months later, and so there is always a risk that changes may be requested. That aspect is inevitable and in major projects it should be covered within the risk management process. A lot of scope creep is caused by an inadequate design to projects, though, and this is where there can be some useful time spent on getting things better specified right at the beginning. If you think through what you want, what the implications might be on the delivery of the organisational strategy, and

take a view on the risks of changes coming through during the implementation then you can mitigate the time and financial costs if you have to move away from the original plans. If there is the potential for a significant change that will affect a project, then you can plan for it in the same way that you would for your crisis and emergency planning. Just as being prepared for the way that you will deal with an emergency, you can plan for how you will react if there is a change to your project. Having a plan in place when you need it saves valuable time in the event that you need to use it. Having advocated trying to avoid scope creep, it may sound odd to suggest that you plan for it. But we live in a faster-changing world these days and to have locked yourself into a long-term project and then find part-way through that it isn’t going to deliver what you now need – or can afford – there

“

Uncontrolled, or worse, unexpected scope creep – the sort that has caught you out – is something to avoid, but if managed well, it is no bad thing.

is little sense in ploughing blindly onwards. It make far more sense to adapt, and to have a plan in place that sets out how you will do that in the most effective manner. Uncontrolled, or worse, unexpected scope creep – the sort that has caught you out – is something to avoid, but if managed well, it is no bad thing. n

Apr / May 2016 FM

BUSINESS

LET ME TELL YOU A STORY Storytelling is the most powerful communication method known to man and has been around since the dawn of time. There is however a common agreement amongst professional storytellers that there are no more than 7 to 9 storylines to all the most memorable stories ever told. These stories all follow a very similar structure whose formula goes something like…

he character, who is generally the hero of the movie has a need or a problem, he/she then meets a guide or coach who gives them a plan, which demands an uncomfortable call to action, which results in either success or failure. The same storyline can be seen in all of the great movies of our time e.g. Star Wars, Hunger Games, The Hobbit, Harry Potter even Bridget Jones’s Diary. How would you tell the story of Facilities Management since its inception? Would it be the seemingly constant cry for recognition, would it be incessant demand for seat at ‘the table’? Who would be the hero of the story? The hero in this story would be and should be our respective customers or clients; they are the Luke Skywalker of our story, the stalwart

Apr / May 2016 FM

who struggles against all odds to succeed. If our clients are the main character then our FM’s are the Coach the storyline refers to, the Obi-Wan Kenobi, or Yoda to our Client’s Luke Skywalker. For all good stories to be memorable there need to be at least two problems our hero is fighting against; an external problem and an internal problem. In the Star Wars example, the external problem is the evil empire represented by Darth Vader. However, our story doesn’t have any depth unless our hero has to overcome an internal problem. In Star Wars this is Luke’s internal doubt that he is neither old enough nor has what it takes to become a Jedi knight. However what sets the very few truly epic stories apart from others is that there is a third and fundamental

philosophical problem that needs to be conquered, in Star Wars this is the time honoured fight of good versus evil. So what does all of this have to do with facilities management? What is the problem our hero is having? The story is ongoing, but I believe we have a good story to tell to date, but as with all good stories there’s a twist, the plot is developing and there is a more complex and philosophical problem that we need to recognise that will turn our good story into an epic one. As an industry we have for far too long engaged in a myopic view that our hero’s problem lays only in the ‘hardware’ of the facilities they occupy. Why are we so fixated with the box rather than the people and the function the box is supposed to facilitate? The concrete, bricks and mortar are worthless unless they meet the Maslovian needs of the businesses and people who work inside them. A building after all is nothing more than a tool to facilitate the operations of a business and a 3-D billboard for its brand. So for our hero the external problem is to conduct business profitably while dealing the substantial costs that their facilities represents. The FM Coach needs to provide a solution that focuses on how the building facilitates the business it houses. To this end I feel as though the facilities management industry has fared reasonably well. However, one needs to recognise this is the basic standard or just our license to operate. Cost reduction and risk mitigation are important factors of facilities management, ensuring operations and maintenance are run effectively and efficiently is the de facto standard for a high performing FM team, but we need to do more and go beyond

“

How would you tell the story of Facilities Management since its inception? Would it be the seemingly constant cry for recognition, would it be incessant demand for seat at ‘the table’? Who would be the hero of the story?

mere management of the facility. We need to move to perhaps what one might call ‘facilitation’ management as opposed to facilities management and we might get nearer to the recognition we continue to seek. For this to be a meaningful story we need to look at our hero’s internal adversity that has to be overcome with the help of the Coach. Amongst the myriad of issues any business has to deal with today, employee engagement is a very important outcome and success based indicator. The impact of higher or lower levels of engagement of the workforce can be tremendous, and range in effect from productivity, customer service, innovation, cost management, and ethical behaviour (including fraud and corruption). There have been a wide number of engagement surveys in the last five years,

with wide ranging results. However the well respected Gallup poll in 2014 reported that “South Africa’s levels of Employee Engagement were depressing” with only 9% of their respondents noted as engaged in the workplace. For every 1 engaged worker there were 5 actively disengaged employees i.e. those most negative about there jobs and liable to spread that negativity to other workers. These figures are significantly worse than the global average. What role does the facility/ facilitation manager have to play in helping our hero achieve higher levels of engagement with their people? The modern facilities manager has a distinct advantage together with a depth of skills to leverage the management agenda as well as experience that perhaps no other leader within the

Apr / May 2016 FM

BUSINESS

organisation has. He or she has the ability to drive workplace decisions towards workplace well-being. The evidence speaks loud and clear, that there is a strong and proven connection between workplace well-being, happiness, productivity, performance and customer satisfaction and retention. The value that can be delivered by facilities management will increase as the more innovative companies focus more on the employee experience in its transformation of the workplace. It will require new business skills, innovation and new ways of thinking but this is perhaps why facilities management in the UK is the second largest growing professional sector. The paradox of facility management has often been that we are only truly successful when our hero doesn’t don’t know we are there. We have spent our careers trying to blend into the background. I believe that under our guidance our hero will be more successful when we can assist them in connecting the physical environment with the enterprise strategy making the invisible, visible. Facility managers are well placed to understand their hero’s strategy and guide them in a direction that creates a environment to support an engaging management agenda. More akin to HR than Operations, the FM needs to take an holistic view of the built environment and how it contributes to the

Apr / May 2016 FM

users experience and the business as a whole. Well-being, productivity, collaboration, engagement and visibility become leadership imperatives and the facility manager holds a central role in creating a place that is vibrant, thriving and alive with potential which will contribute to positive business outcomes. So is the story of facilities management a good one or an epic one? This opinion rests on the conquering of the third greater philosophical problem. The currency of our trade are buildings, according to the United Nations Environmental Program the worlds buildings contribute up to 30% of global annual greenhouse gas emissions and consume up to 40% of all energy resources. We are therefore custodians of resources that have the ability to determine the future of the entire planet. This may not be as immediate or as spectacular as the Death Star but it is no less potent. The greater philosophical question therefore is our level of commitment to the reduction of Greenhouse gasses and environmental sustainability. This part of our story is yet to be told but I can think of very few scenarios that have the potential for greater impact on the future of humankind. n Andrew Mason has many years experience in the FM industry, please visit his web site at www.workplacefundi.com

“

So is the story of facilities management a good one or an epic one? This opinion rests on the conquering of the third greater philosophical problem.

STRATEGY

HAVE YOU EVER SEEN A FILM CALLED THE PLANK?

his film was a marvellous slapstick style comedy about two men who need to move a plank around. They encounter all sorts of crazy situations in the process. It popped into my mind recently whilst trying to move an old desk from one office to another. The big challenge was that the building appeared to have been built around the desk. As far as I could see there was no way that the desk had been moved in post construction. It was old, it was very heavy and was probably constructed during the First World War and doubled as a bomb shelter. The plan was to reuse the desk in another part of the building and therefore dismantling the desk was the only option. The team employed set too and carefully unscrewed the component parts, some needing the aid of a very large hammer. Now this is where “The Plank’ reference of earlier comes in. No matter how much we tried, moving the top of the desk through the

office door was impossible. Turn it on its end, it was too tall. Turn it on its long edge, it was too long. The door was removed, then the frame, but to no avail. The relationship with the door opening and the surrounding walls and ceiling was just too well put together. We could only assume that something structural was added or moved after the desk was installed. It made me think about all the stories that I have heard about buildings and the way things are sometimes decided on by others without thinking of the future consequences. How often do you here the stories of things like the designated waste disposal area access being too narrow for the trucks to get to for example. Or light fittings installed during the build that subsequently cannot be accessed without calling in Special Forces. Therefore my plea to construction companies and architects is, let’s not re-live ‘The Plank’ scenario, but consult with facilities managers much more during the planning stage of any new building work and ensure function and form work together. n

“

It made me think about all the stories that I have heard about buildings and the way things are sometimes decided on by others without thinking of the future consequences.

Apr / May 2016 FM

BUSINESS

THINGS COME IN THREES, YES, IT’S A MAGIC NUMBER

t’s an old expression and folks use it in terms of things both good and bad and sometimes, quite often even, it is true, but there is another rule of three that works every time if you use it. As I have got older I have become aware of just how many things I have been taught that really didn’t register too well at the time, but later in life they have come back to me, usually after I have learned the lesson again, this time the hard way. That is very true of the rule of three that I’m talking about this week. I was probably about thirteen at the time it was first explained to me by my dad’s boss. He was the head gardener at the country estate where my parents worked, a wizened old country man probably in his late fifties, but who looked ancient to my young eyes. It was half term and I was being pressed into service. I may have been just a boy, but life in the country decrees that if you can do something you do it and there were always jobs that I could do that freed up an able bodied adult for the more rigorous work. As might be expected a teenager has their own agenda and priorities and these did not include jobs like weeding or sorting bulbs; I was far more interested in learning to use some of the machinery. That is where the rule of three was explained to me; you start each day with a list of three things. The first is something that you have to do that day, it might not be a job that you can complete, but you set a target of getting so far with it. The second is something that you ought to do, perhaps something to prepare for one of next week’s jobs or to read up on something. The third item is a treat, something that you enjoy and you do that when you have completed the first two jobs

Apr / May 2016 FM

on your list. It is a variation of the stick and carrot theory. Despite them using the rule of three on me very consistently during the next three or four years I didn’t really grasp it. Perhaps I still resented the necessity of having to do boring or difficult things before I could have some fun, but life moved on and I started work after leaving school and it was around twenty years later that I remembered those lessons from the potting shed. By now I was a project manager running the national roll out of a computerised system and juggling so many things that there were days when I doubt that I could remember what they all were, but I was coping and one of my rituals each evening was to write down three things to do the next day. I had been doing it for months before I was interrupted in the middle of writing another list one evening by a telephone call from mother. She told me that Bill Tullett had died and I was instantly transported back to that potting shed for it was Bill who had first taught me that rule of three and as I looked down at my day book it all came flooding back. When I had started to use the technique it has seemed as though I had had a great idea and I had been really pleased with myself as I made it work for me. It was a way of working that I had jealously guarded as a secret from colleagues who were struggling to meet their deadlines while I seemed to cruise by mine and got all the plaudits, but mum’s call had reminded me just where I had got it from all those years earlier. Since then I have tried to repay the debt to old Bill by sharing it freely with anyone. n John Bowen

“

Good Things Come In Threes has a definite positive connotation. From fairytales to hollywood blockbusters, “the rule of three” (Latin-”omne trium perfectum”) principle suggests things that come in threes are inherently more humorous, satisfying and effective than any other number of things.

BUSINESS

OUTSOURCING – THE ONLY WAY TO GO Outsourcing has recently become a very hotly debated topic in South Africa, which came to the fore following the protest action and ‘Fees Must Fall Campaign’ at a number of our Universities.

utsourcing by its nature can provide a plethora of benefits to businesses, with a direct positive impact on labour costs and the realisation of additional savings elsewhere within their operating structures. However, the key to making outsourcing work for you, is in successful execution, which means selecting the right partner. I am strongly of the view that when done well, outsourcing gives business leaders access to world-class skills and capability, without having to source and employ specialists directly. When looking at outsourcing from a Facilities Management (FM) perspective, the ability to pass on the responsibility for service delivery to a reputable and capable FM company becomes even more critical. Traditionally, the role played by FM companies is split into two key areas. Firstly, the maintenance and management of your built assets, including the building fabric, air conditioning, plumbing, lifts, fire detection and suppression and electrical systems. All of these services require specialist servicing and maintenance, the cost of which can be perceived to be prohibitive if insourced. Indeed, many companies choose not to implement appropriate planned preventative

Apr / May 2016 FM

maintenance programs to reduce costs, but this is a false economy, as ultimately many end up paying more in the long term, due to higher reactive maintenance costs or equipment failure. The second aspect of FM is ‘soft’ services. Such services include security, parking management, cleaning, hygiene and washroom equipment, pest control, landscaping, plants and water dispensers etc. The successful delivery of these services also relies on service providers who are capable of delivering to a professional standard. Another area to consider is that of compliance and legislation. From a South African context, there are statutory requirements that apply to the employment of labour in the Security and Cleaning industries. Such laws determine pay rates and employee benefits and often, association with industry regulatory bodies are a pre-requisite to operate in these fields. Failure to comply with the necessary industry and legal requirements can result in hefty fines for company directors. Also, outsourcing means that customers do not need to worry about financing capital equipment that may be needed to deliver services. This can become particularly expensive when looking at purchasing landscaping equipment, vehicles and industrial cleaning equipment. Once purchased, such equipment also needs to

“

When embarking on your outsourcing journey, find a service provider who is able to self-deliver as many of the services you need themselves and who is not going to charge you high management fees.

be serviced and maintained. Many companies often overlook the pitfalls and other hidden internal costs of insourcing and I could carry on with the benefits of outsourcing FM for longer that this article will allow. In summary, outsourcing is the only option when it comes to FM. When embarking on your outsourcing journey, find a service provider who is able to self-deliver as many of the services you need themselves and who is not going to charge you high management fees. When your business is operating in a tough economic climate, make the smart decision and outsource. n Kevin Derrick, CEO Servest

Apr / May 2016 FM

Green FM

GETTING OFF THE GRID

Creating a corporate autonomous or zero-energy building is fast becoming an achievable goal and the potential to reduce energy consumption in commercial buildings is vast. Forward-thinking facilities managers need to become involved in the planning of new buildings and the evaluation of existing buildings when implementing renewable energy systems, saving resources and reducing waste. By Helena Raats.

ow maintenance, a reduced utility bill and generally creating a smaller carbon foot print has seen many commercial and industrial developers veering toward the green building path. According to the Green Building Council of South Africa (GBCSA) South Africa now has 167 Green Star certified projects (this is a rating system to provide a menu of green measures that can be used in the design, construction and management of a building to make it more sustainable – the menu allows the GBCSA to asses how ‘green’ a building is). South Africa’s green building movement is making signifiant headway in reducing demand for energy and easing the pressure on Eskom’s national electricity supply. However, not all energy experts believe that we should move away from the national grid completely. The golden ticket may be a

Apr / May 2016 FM

mixed bag where commercial buildings generate sufficient energy to meet its requirements, but then tap into Eskom power when usage peaks. Ideally a zero-energy building should combine efficiency and renewable energy to consume only as much energy as can be produced onsite through a network of renewable resources (which remains mainly solar in South Africa due to our abundant sunshine, but could include wind energy, biomass or biogas and others).

Energy boost Holms and Friends solar energy consultant and architect, Henning Holm, believes that only where network independence is really necessary (in other words where the national grid supply is poor or even non-existent) does it make sense to go completely off-the-grid.

Technology

Typical payback period

Solar water heater

2 - 6 years

20 - 25 years

Lighting (CFLs)

3 – 6 years

4 years

Lighting (LEDs)

3-6 years

20 years

Solar PVs

6 – 11 years

25 years +

Heat pumps (domestic)

4 – 12 years

15 years

Anticipated Lifespan

(Sources: Sustainable Energy Society Southern Africa: http://sessa.org.za and Holms and Friends) The grid-tie PV on the green roof of the DBSA Vulindlela academy.

Constructing a completely energy-neutral or even a energy-plus building might be a the ultimate achievement in terms of green buildings and Holm says it is sensible to generate enough energy to supply only the buildings’ minimum needs while still tapping into the national grid for peak times. He believes it has become somewhat of a misguided trend within industry for commercial developers to consider leaving the national grid completely. “To implement a mix of independent renewable energy generators alongside the national grid makes a lot more sense than moving away from the grid completely.” Should a developer feel the need to go off-grid completely, Holm suggests connecting a few smaller networks – or micro-grids – together for optimal efficiency. “This will be sufficient and practical to meet all requirements as buildings do not operate at full capacity all the time.”

The last decade has seen a decided step towards sustainability, with many office parks and other commercial ventures opting to implement especially thermal solar collectors and photovoltaic (PV) systems (using the power of the sun for thermal heating or to produce electricity and displacing grid power) across the country, the trend definitely seems to be a move away from Eskom power. In February, the GBCSA urged developers to focus on electricity demand side management rather than just supply management. “Decreasing the demand for power should be a major theme in South Africa’s total energy narrative,” said GBCSA chief executive officer, Brian Wilkinson in a recent press statement. “The more electricity we save, the more we ease supply constraints.” With a national power system under heavy pressure due to insufficient power station capacity, Eskom is welcoming the initiative from industry and the commercial sector to

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Not all energy experts believe that we should move away from the national grid completely. The golden ticket may be a mixed bag where commercial buildings generate sufficient energy to meet its requirements, but then tap into Eskom power when usage peaks.

Energy-saving light bulbs

Apr / May 2016 FM

Green FM

Return on Investment PV systems (estimates) • Eskom power is around R1/kWh (but pricing varies between 77c/kWh and R1.40/kWh • Solar PV levelized cost of electricity is fixed for 25 years at R0.95-R1.30/kW (financing and VAT inclusive) • Solar PV hybrid R2-3/kWh • Autonomous PV systems R2.50/kWh • Diesel generator R5.50- R6/kWh • Solar Thermal water systems run at R0.65-R1.50/kWh (Sources: Sustainable Energy Society Southern Africa: http://sessa.org.za and Holms and Friends) A PV grid-tie system with eight-hour battery backup and hybrid inverters (18kW/3-phase) at the DBSA.

reduce their power consumption voluntarily. The construction of the Medupi power station has been plagued with delays and escalating costs, leaving the national electricity supply heavily constrained. So much so that Eskom has embarked on a strategy to encourage both residential and industrial users to conserve energy and assist in avoiding loadshedding (which in turn impacts heavily on industry). Eskom Integrated Demand Management programme is aimed at decreasing demand to keep the national grid stable. Its five-point plan includes emergency measures, cogeneration, gas imports, coal independent power producers and demand side management. Developers are willing to invest in alternative energy sources. “A new solar installation on a commercial level takes proper planning,” says Holm. “One should really look at energy effectivity and efficiency first.” Holm says that heating and cooling is the main culprits in energy use in corporate buildings. “By making use of passive design strategies up to 90% of the burden can be decreased.” “Depending on the space and natural resources a mixture of PV, biomass and even gas could be viable,” he explains. “Different technologies have different uses, costings as well as optimal operating times.” Despite his preference for cogeneration, Holms and Friends designed the Development Bank of South Africa’s welcome centre building as a completely energy neutral building. The total capital cost was 142% of the baseline costs. The lifecycle cost over 25 years will be less than a traditional

Apr / May 2016 FM

building. “Return on investment will be more than 400%,” says Holm. He adds that a major benefit for facilities managers is that a well-designed system should require very little maintenance. “Properly designed and installed systems really require low maintenance and should provide enough energy for an individual buildings’ needs,” says Holm, adding that the design must adhere to the national grid-code and building regulations. “If the goal is to reduce consumption, a grid-connected PV-system is an excellent way to mitigate rising electricity costs while a grid-connected system with storage would provide cost savings – when the grid is operational – and security of supple during a power failure,” explains Garth Cloete from Sustainable Power Solutions. Another major installation is the V&A Waterfront in Cape Town where Sustainable Power Solutions has installed 900kWp in PV plants to date on the rooftops of eight buildings, as part of the commercial centre’s sustainability strategy to switch to sustainable energy. The project spans 7500m2 of roof space and will produce an estimated 1 640 000kWh a year, cutting carbon emissions drastically. A second phase of a further 500kWp is currently underway.

Energy savers Less drastic measures to save energy can also be implemented by conscientious facilities managers. Eskom’s IDM suggests that commercial buildings look at installing energy saving lighting-systems and more efficient ballasts; remove unnecessary lamps; install sensors; turn off lights in unoccupied

“

If the goal is to reduce consumption, a grid-connected PV-system would be an excellent way to mitigate rising electricity costs while a grid-connected system with storage would provide cost savings – when the grid is operational – and security of supple should the grid go offline

areas and do regular maintenance. Lighting accounts for 18% of electricity use in the commercial sector and 26% in the industrial sector. Heating, ventilation and air-conditioning (HVAC) equipment is a major cost centre in commercial buildings. Integrating variable speed drive (VSDs) into a variety of building management systems can improve flexibility. Remote-controlled VSDs can switch off or reduce motors’ speed to decrease the flow rates during peak periods of electricity demand (www.eskom.co.za/idm). Through the use of smart-grid technology or energy management software, facilities managers can monitor the energy consumption in buildings in real time on their computers. BMW refurbished its head office and took some impressive steps to reinvent its use of ligting, energy and ventilation solutions that are monitored by an online, visual metering system. A PV-system was installed to provide power and energy sub-metering has been installed and is connected to a Building Management System to support proper facility management of energy consumption. A live display of energy consumption is located in the reception. BMW the first automotive company in South Africa to embrace Green Building principles and to achieve a five-star rating from the GBCSA. Another example is MTN introduced Africa’s first concentrated solar cooler system in 2014 that powers its huge data centre. The company simultaneously maximised the buildings’ energy efficiency and reduced its dependency on the grid. The system implemented is called concentrating solar power (CSP) which harnesses the sun to generate electricity (and cool the data centre). Passat Energy has also commissioned a 220kWp rooftop solar power plant of 880 solar panels of 250kW each at TW Profile Services in Gauteng. MD Joost Smuts told Facilities Management that the company expects a 25% saving in its monthly electricity bill.

Winded Wind power will not be viable in Johannesburg as we do not have a lot of winds, but will be effective in the Cape area. Holm says that vertical wind generators can be mounted to the sides of buildings. In his blog, Johan van den Berg, CEO of the South African Wind Energy Association (SAWEA), recently wrote that the electricity sector will remain supply-constrained for five

to ten years. “In many countries wind is now the lowest cost, bulk electricity option available,” he wrote, adding that the divergence may just be smaller, but the trend is global. “Likewise, solar has decreased dramatically in cost. For the first time in the history of climate debates, it is possible to say with confidence that renewable energy is the financial answer.”

Watered down The next phase in creating a autonomous building is finding ways of conserving water and dealing with waste. Builders and facilities managers can make use of recycled materials, and there will be other sources of water, such as rainwater harvesting or boreholes. The Cavalli Wine and Stud Farm in Stellenbosch achieved green star status in March 2016. All water supplied is sourced from a borehole, and irrigation water is sourced from the Threewaterskloof Dam. The two kitchens in the building uses only 62m3 compared to 107m3 of the national building water consumption average due to the water efficient dishwashers and kitchen taps used. Basic water saving measures for commercial buildings include the replacement of large water-consuming fixtures with low-flow water fixtures (reduced-flow shower heads, high-efficiency toilet and urinal flush valves can provide a real saving). The use of grey water has been implemented by most buildings and sees water reused for other purposes such as irrigation. Capturing and storing rainwater is an effective water conservation method and can be used for laundry, toilet and urinal flushing or ornamental water features. A tank is installed

with an overflow connected to the stormwater drain. At the refurbished BMW building water meters have been installed for all major water uses and is also connected to the Building Management System to support proper facility management of water consumption. The metered information is presented on the live metering display in the reception providing the building users with an idea of their water consumption. No water-consuming heat rejection systems were installed.

Wasting away Generally, 80% of the waste generated within commercial buildings can be recycled. Commercial ventures can actually receive cash back by recycling. For the BMW refurbishment a dedicated storage area was provided for waste recycling. More than 60% by gross building volume of the existing major structure of the building has been reused Waste management companies specialise in on-site waste management already servicing larger industrial and commercial clients ranging from shopping malls to farming outfits. These companies offer on-site sorting and cleaning and comply with environmental legislation. Each kilogramme of waste removed from the waste stream will see a reduction in landfill and could generate a stream of income from recycling. Organic waste types could be converted into composting. Again, using computer software, waste streams can be monitored. n

Apr / May 2016 FM

Green FM News

TOP MINDS ON CLIMATE CHANGE TO HEADLINE GREEN BUILDING CONVENTION 2016

ive internationally acclaimed leaders on sustainability will headline this year’s trailblazing Green Building Conference in Sandton, Johannesburg, 26 -28th July. The Green Building Council of South Africa (GBCSA) hosts the event and CEO Brian Wilkinson says the keynote speakers - Dr Ian McCallum, John Elkington, Paul ClementsHunt, Mario Molina, Jeff Speck, Terri Wills and Evan Rice – will share their unique expertise to guide Africa and the world towards a thriving future for all. Wilkinson says: “We know time is not on our side. Climate scientists have told us this is the decade to take decisive action. Small steps won’t get us where we need to go. Now is the time for bold leadership focused on purpose and on collaborative communities and cities, and it’s time for innovative and disruptive technology. We have to unite with one common purpose - to build a better world now, so we have chosen this as the theme for the 2016 convention.” John Elkington is a writer of over 30 ground-breaking books, including The Zeronauts: Breaking the Sustainability Barrier. Known as an ‘advisor from the future’, Elkington works with large corporations, the finance and investment community, industry bodies, media, academia, government, innovators and entrepreneurs across the globe. He has been described as a true green business guru and a dean of the corporate responsibility movement. Dr Ian McCallum is a medical doctor, analytical psychologist, psychiatrist and former Springbok. McCallum is a specialist wilderness guide, an author and poet as well as a director of the Wilderness Foundation. His award-winning book, Ecological Intelligence, Rediscovering Ourselves in Nature, addresses the interconnectedness of all living things and ultimately, the survival of the human animal. Paul Clements-Hunt is former head of the United Nations Environment Programme Finance Initiative and a founding board member of the United Nations-backed Principles for Responsible Investment, an initiative supported by more than 1,000 of the world’s

Apr / May 2016 FM

largest institutional investors. Clements-Hunt has worked across business, investment, international affairs and the media to promote sustainable finance and responsible investment. Jeff Speck is an urban designer and author who advocates internationally for smart growth and sustainable design, Speck was the former director of design at the National Endowment for the Arts. As the overseer of the Mayor’s Institute on City Design, he has helped many American mayors overcome pressing city planning challenges. Speck has dedicated his career to determining the one key factor which makes cities thrive – walkability. Mario Molina is responsible for the design, strategic goals and engagement programmes for the Climate Reality Leadership Corps in the USA and abroad. Molina joined the Climate Reality Project in 2013 and has spearheaded training for over 4,000 leaders around the world. His expertise in international climate policy and strategy drives the Leadership Corps with data-driven engagement across multiple sectors. Evan Rice is Business Development Manager for Tesla Energy, South Africa. Over the past decade he has been active in energy across both the public and private sectors. Most recently he headed up GreenCape, an agency set up to support the accelerated development of an investment in the renewable energy and clean tech sectors in South Africa. Terri Wills is CEO of the World Green Building Council, an organisation uniting 100 Green Building Councils. She previously headed the C40 Cities Climate Leadership Group, a network of the world’s megacities committed to addressing climate change and served as the London City Director for the Clinton Climate Initiative. It is these inspiring green luminaries that Green Building Convention delegates can look forward to gaining insights from and interacting with. “In their experience and ideas lie the solutions; some outrageous and some extremely simple, but all revolutionary in their power to affect positive change and build a better world now. There is no better platform than this convention to network and engage with these

GBCSA CEO Brian Wilkinson change agents,” says Wilkinson. These keynote speakers, and others on the compelling programme of the country’s top green gathering, will tackle topics that South Africans have proven they care deeply about. South African green building is driven by an acknowledgement that green building is ‘the right thing to do’, rather than by regulations, according to new research published in World Green Building Trends 2016. The report also predicts that South Africa could be a leader in the global green market in the next three years. “It’s a clear sign that green building practices are gaining significant momentum in South Africa, along with an acknowledgment that Green Star-certified projects are not only world-class and innovative, but benefit people, the planet and profits,” says Wilkinson. Even with these remarkable achievements, the GBCSA is unstoppable in pursuing its ambitious targets. At the United Nations’ COP21 in Paris, in December 2015, the GBCSA announced its commitment to introduce a net zero/positive building certification scheme by 2020. It also set itself challenging green goals to grow its number of certifications and accredited professionals, expand its training reach and grow fledgling green building councils across Africa. The annual Green Building Convention has become a powerful platform for the country’s and the continent’s green building movement. For all the information on the Green Building Convention 2016 and to book your seat, visit www.gbcsaconvention.org.za n

MASSMART OPENS IN CARNIVAL MALL

assmart officially opened its first Makro store in Carnival Mall last week, signalling the first store for the retailer that makes use of greening and sustainability in its operations. The store is the first in the chain to make use of renewable energy supplied by a system of solar panels, which are expected to produce approximately 1 million kWh’s of electricity per annum. Research conducted by the company suggests that this is the largest single PV installation at a standalone retail facility in South Africa, at 572 kW obtained during peak production. In addition, the store will make use of 100% LED lighting for its sales floor as well as daylight harvesting and high performance CO2 refrigeration plants. Makro has also employed other sustainable technologies that will reduce overall water and energy consumption, and

ultimately result in cost savings. Massmart Group Sustainability Manager, Alex Haw, and the Makro Store Development Manager, Alan Walker, took invited media on a walkabout to showcase these innovative technologies while highlighting how high performance ‘sustainable’ buildings are becoming increasingly important in the retail industry. Walker says that implementing PV at the Makro Carnival store underlines the company’s commitment to reducing its environmental footprint. “Since 2010 we have been greening our stores with the aim of saving energy, reducing running costs, improving the in-store environment and customer shopping experience. We achieve this by ensuring that all new stores are sustainably developed and that older stores are retrofitted with a variety of energy management technologies and systems.” n

HOME SHARING

pparently, even when you travel you can help to protect the planet by choosing more carefully where you stay. Whether you are a host or a guest, there are always opportunities to show everybody sustainable ways to live and travel. You can do many things to make a difference, like using green cleaning products or turning off the electric devices when you are not using them. These small details may change something! A study by Airbnb reveals that home sharing is a more sustainable way of traveling, because it generates lower rates of water use, less greenhouse gas emissions and waste. Airbnb says houses in Europe consume 78% less energy and 48% less water than hotels, per guest night. But not everything is about the houses: Airbnb hosts are mostly eco-conscious – 89% of European and 61% of North American hosts provide recycling options for their guests. n

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The resources of South Africa are under strain, particularly Electricity and Water.

Two speakers that can give some excellent insight into what the current situation is and where we can improve facilities to help make a difference to consumption in our buildings. Andre de Klerk - Senior Advisor with Eskom an overview of Eskom’s Integrated Demand Management Programme, or how they plan to keep the lights on! Warren Grey - Solid Green Consulting Energy and Water Metering the benefits of exposing energy and water data to tenants and stakeholders via live web based displays

Wednesday the 18th of May 2016, Protea Hotel OR Tambo Corner of Gladiator and York, Rhodesfield

• 18 May 2016 • 14 Sept 2016 • 09 Nov 2016

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Green FM News

NEW ZEALAND RESPONDS TO ITS AGING POPULATION

n response to the needs of its aging population, New Zealand is investing its country’s retirement money in American companies such as View’s dynamic glass. The NZ Super Fund has about $20 billion of Kiwi pensioner money burning a hole in the government coffers, compelling the sovereign fund to invest in such adventures as the Bloom Energy fuel cell and LanzaTech’s waste-gas-to-fuel and chemicals startup (also funded by Khosla Ventures). It was just announced that the NZ Super Fund is now part of a $150 million funding round for View’s electrochromic window glass. As View’s dynamic glass uses electrochromic technology and changes through four different tints to save energy and improve use of light in commercial buildings. The windows are coated with metal oxides, which activate the tint when charged with a small amount of voltage. By reducing the heat and glare that’s allowed into a building, the company says it can cut HVAC and lighting consumption by up to 20 percent and HVAC peak load by 25 percent. Brandon Tinianov, senior director of business development, and Robyn Hannah, senior director of global communications, provided some more details. Tinianov acknowledged that “getting into the building industry with any new technology is hard” and requires “using the existing trades” and

“not creating a new work force,” as residential solar has done. Tinianov (once the CTO of building materials aspirant Serious Energy) emphasizes that the 200 projects that View has installed already make financial sense -- in addition to the comfort, recruiting, and health benefits provided by the adaptive building envelope. Standard curtain wall costs roughly $100 per square foot, while curtain wall that includes electrochromic glass can cost up to $140 per square foot, according to Tinianov. But the payback math requires a more holistic approach, “not just a bunch of 5 percent solutions.” Projects have to make financial sense and take into account HVAC, blinds and O&M. As buildings move toward net-zero energy, integrating the building envelope as part of the HVAC system makes absolute sense and, according to the firm, can reduce air conditioning load by 89 percent in one local example -- instead of 100 tons, it’s down to 20 tons, according to the View exec in an interview. “Simply put, it takes big capital to build a state-of-the-art factory that coats 10-footlong pieces of glass (think 10’ LCD screens) at volume. With that already built, we all know that smart glass is the future. We’ll all be using it a decade from now. The mainstream adoption point will be the meeting of price reduction and increasing savings

numbers (the latter driven by base energy costs and code constraints). Dynamic glass is a cost-effective NZE [net zero energy] strategy, and NZE is the future,” said Tinianov in an email. Robyn Hannah provided the following use case: “By using View Dynamic Glass, Methodist Olive Branch Hospital saw a 35 percent HVAC reduction, resulting in an immediate $22,000 cost saving. The technology had a five-year payback with $2,000 annual energy savings and contributed to the hospital’s LEED Gold certification.” View’s major competitor, SageGlass, owned by Saint-Gobain, has been shipping dynamic glass for more than a decade and counts various universities, government buildings and healthcare facilities as clients. Glass Apps also claims a number of customers for its window-tint technology. Stephen Lacey, GTM senior editor, has reported on the technology used in smart glass. Market analysts predict huge growth in in smart windows globally, countries like our own could benefit hugely from this technology long term. This article was first published on greentechmedia.com If you are a supplier of smart glass in South Africa, we would love to hear from you. n

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