Fm Aug/Sept 2016

INCORPORATING

ISSN 2071-9299

15

AUG / SEP 2016

FM No. 010

TRENDS SHAPING REAL ESTATE AND FACILITIES MANAGEMENT

TALKING

TRASH

waste management and disposal strategy

Everything in its place digital data storage

Trust Servest with all your facilities management requirements

10 & 11 May 2017 | 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.

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TOP REASONS TO EXHIBIT AT THE FM EXPO

Meet purchasing decision-makers with significant purchasing power.

Establish a pipeline to potential new business. Meet new prospects.

Generate more sales leads per salesperson in less time than field calls.

Present your message during face-to-face sales opportunities.

Introduce new products. Demonstrate new and existing products in action.

Reach new customers – from sectors and companies your team never knew existed.

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:

pholani@fmexpo.org

for more details and to book a stand.

EDITOR’S COMMENT

Phil Woods

What a Show!

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News & Products

6

Talking trash

10

Everything in it’s place

14

‘Green’ your indoor places

16

Sandton - more pedestrian friendly

17

KPI’s can help

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Trends shaping real estate and FM

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FM Expo 2016 Review

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A tall story

W

elcome to this spring edition of the FM Magazine. The weather is turning, the economy is apparently not as bad as we all thought it might get and things are looking up. I recently attended the SAFMA conference in Cape Town and certainly, after a year of downturns, budget cuts and general fiscal austerity, optimism was in the air. More about Cape Town in our next issue.

In this issue we have some great articles on subjects that are very pertinent to FM. Waste management is something that affects us globally and it is good to see that there are ideas and solutions that we can tap into here in SA. Indeed one or two are very much developed locally.

Our office in Randburg is a storage expert’s nightmare or perhaps dream.

We have all sorts of boxes of.... Stuff!

Most of which are not exactly, clearly identifiable. However, in these pages are some fine ideas on how to solve this and keep track of the contents, either physically or digitally.

As well as our usual columns and contributors there is, what is for me, a fascinating piece on the refurbishment of the Empire State Building in New York.

Renovation has always been a favourite of mine, we need to keep our iconic or historic buildings, just make sure that they are fit for purpose.

If nothing else, just so that they are a reminder for those who in the future to learn from. However, this article shows that iconic buildings can be adapted and improved and therefore given a great new, lease of life.

Phil

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Pholani Sithole pholani@fmexpo.org Zita Bohm zita@fmexpo.org

Alois Sajanga alois@fmexpo.org

Printing

Facilities Management (ISSN 2071-9299) is published 6 times a year by T.E. Trade Events together with 12+ 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.

Editor Phil Woods phil@fmexpo.org

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Aug / Sep 2016 FM

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news & products

What could be the Largest Green Residential Development in Africa

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.

August 2014 Aug / Sep 2016 FM jFM

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T

he “green” revolution continues to grow – and is attracting the attention and support of major developers

nationwide.

It’s a trend on the rise with developers, eager to create a product that stands out above others, in an increasingly eco-conscious world, whilst still creating additional income streams.

A development in the Western Cape will benefit residents by vastly reducing electricity bills and carbon footprint, yet still allow them to become “almost autonomous of an unreliable grid.”

All 480 units throughout the luxury-living complex will feature the Power Up energy system that produces up to three times the daily power output of other deep cycle systems and the Crystal battery banks are known to last up to five times longer.

“This is the largest green development I know of in South Africa, and could easily be the largest in Africa as a whole,” says Miles Oates, chief executive officer of the Build Africa Corporation. “We hope

this is a stepping stone to many more eco-friendly, sustainable, developments.”

Oates, in his role with Build Africa, distributes Power Up Supply units in 19 African countries.

“We supply the developer with all their green energy requirements from insulation, LED lighting, heat pumps and solar geysers at far lower prices than they would normally be able to procure in the market,” he explains.

The development – Acorn Creek – is located in Somerset West, in the Helderberg region of the Western Cape. It is in its construction phase with development set to take place over the next three years.

The Power Up units found in each apartment will reduce electricity bills by up to 75% and “leave load-shedding a distant memory”. Each unit is a complete environmentallyconscious alternative power solution able to harvest energy from solar panels, windmills, generators or the grid. The system harvests energy from the sun, using solar panels, and uses it to run both the application and

charges the Crystal battery banks which then supply energy to the when the sun sets.

“This kind of mass implementation of green, renewable energy is very new in the residential market locally,” shares Oates.

The control system that includes an inverter, UPS, solar tracker and specialized charge controller - that’s the size of an average laptop - along with the battery banks, ergonomically designed like an Apple phone, are safe enough to be installed in a garage, lounge, kitchen or under a desk in an office.

Unlike current acid and gel technologies being used in the market, the Power Up batteries do not expel gases or radiation, will not “pop” and do not have the high fire risk of systems utilizing lithium technologies.

Mauritz Robertson, who was involved in the initial planning stages, says development was conceptualized by MSP Developments, one of the largest private residential development companies in the Western Cape, in April of this year. He was part of the process identifying renewable energy generation and storage as an opportunity to boost the sales

news & products

potential of the complex.

‘When searching for a supplier to fit renewable energy units in each home in the development there was nothing currently on the market that could match the combination of functionality and cost-efficiency of the Power Up systems,” he shared.

“With appreciation in residential property in the Western Cape in 2015 outperforming all other regions, it’s unsurprising that foreign demand for “lock-up and go” developments in the region is increasing,” according to Robertson. “And the development is already seeing interest from potential buyers – most notably from Germans” with units in the development likely to be sold for between R2 million and R3.5 million.

The Acorn Creek development Incorporating urban design and spatial planning “inspired by a sense of community”, is intended to be “synonymous with contemporary village living” in a desirable location.

The estate also boasts fibre internet in every home, good security, and low-maintenance gardens.

It is also beneficial to home owners that the Power Up systems were installed during the construction phase preventing them facing the cost of fitting the system. “Should they opt to sell, the system’s value will of course be factored into the property value, substantially increasing it,” shares Oats.

“The financial benefits are easily quantifiable, “How do you price availability of power when load-shedding kicks in? And what would you pay for fresh air?” asks Robertson.

L

afarge South Africa today officially opened a Service Centre that will offer a full range of building solutions in a first-of-a-kind for South Africa, in Orlando East, Soweto.

The Lafarge Service Centre will have architects, contractors and financial consultants on site, while also stocking cement, to make the building process as seamless and painless as possible.

Tshepiso Dumasi, General Manager: Cement at Lafarge South Africa says the Service Centres will bring the surbuban building experience to currently underserved communities

“Renewable energy is not the next big thing, it is the big thing,” says Robertson. “It is highly topical and gives developers like MSP an ideal opportunity to be seen as market leaders by integrating innovation and technology into the planning and execution of new residential developments. Not only does this set leaders in the market apart, it caters to the changing needs of consumers. Everybody wins, and so does the environment!”

About Power Up Power Up Supply is distributed throughout Africa by the Build Africa Corporation. It is a com-

and contribute to infrastructure development. In line with Lafarge’s commitment to building better communities, the Service Centre will foster enterprise development by offering Lafarge-accredited training to local entrepreneurs in the construction and brick-making sectors.

The Orlando Service Centre is the first of many Service Centres to be launched in strategic locations across South Africa.

“There are communities throughout South Africa that have been denied a service like this for far too long,” says Dumasi. “Lafarge South Africa, in keeping with our

plete energy solution that uses advanced “In Charge” European Technology to deliver a compact solution to ensure reliable power supply. It is the world’s most advanced power control system dedicated to crystal battery technology.

The Power Up system is a compact and complete energy system - roughly the size of your laptop computer – which delivers all the functionalities of an uninterrupted power source (UPS), pure sine wave inverter, high tech crystal battery charge controller and a maximum power point tracker, all in a single, small, high-tech unit.

reputation for being a trailblazer in the building materials industry, made a business decision to provide premium building advice to customers at no cost thus enhancing and improving the building experience.”

Lafarge South Africa has vetted the available service providers to ensure they are all accredited and licensed.

“Lafarge is deeply committed to the communities within which we operate. Our Service Centres will not only take our products to the heart of communities, it will also provide residents with a range of services that will streamline

The system produces double the daily output of other acid and gel deep cycle battery inverter systems.

The system harvests and controls energy from solar, wind, hydro, the grid, or a generator. Energy is available to use immediately, and can also be saved to crystal batteries to use later.

Power Up units are perfect for use in homes or businesses - in a kitchen, garage, living area, or under a desk in an office. The compact control unit and neat battery connection, together with the fact that the batteries give off no radiation, heat or noise, makes the unit ideal for any location. n

the building process, ensure speedier and more efficient construction, and contribute significantly to both expertise and infrastructure development in their communities.”

The Service Centres are intended to stimulate construction and infrastructuredevelopment in these communities.

“We look forward to opening our doors to residents in Orlando and surrounding areas, and deepening our relationship with the community in an effort to bolster economic growth in the area,” he said. n August Aug / Sep 20162014 FM jFM

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news & products

South African industry warned on energy decisions

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visiting German expert in integrated energy concept development, Prof. Dr.–Ing. Lars Kühl, has cautioned that accurate scoping of requirements and demands is critical and should not be glossed over in the quest for greater energy efficiency.

Citing the experience in Germany, where energy efficiency has been on the agenda since the 1970s, Prof. Kühl said that the detailed analysis of the demand side is the main factor for the successful development of suited energy and economically efficient supply concepts. “The management of generation, storage and the distribution of energy always depend on the characteristics of the demand side of each project,

which varies from project to project. Every advanced energy supply system needs the adoption of an integrated and constantly monitored energy management system as a basic requirement,” he said.

Prof. Kühl is a guest of Skills for Green Jobs, an initiative between South Africa and Germany to promote alternative energy efficiency solutions. He was speaking at Vaal University of Technology (VUT)’s Science and Technology Park last week which is running a project for Skills for Green Jobs to significantly reduce carbon consumption at Danone SA and to create technological capabilities in the use of alternative energy at VUT. His lecture follows a study visit to Germany by a preselected team from VUT. n

Work experience for young women

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n acknowledgment of the importance of empowering young women for the promotion of socio-economic growth in South Africa, Atlas Copco invited 24 Grade 11 and 12 learners from Lethukuthula Secondary School, situated in Katlehong on the East Rand to share sound advice and career planning with the young ladies.

“This was the perfect platform to expose young ladies to a technical work environment and also to give them options for their future careers,” says Kgothatso Ntsie, Corporate Communications Manager for Atlas Copco South Africa who explains that this year was a bit different from what they normally do. “We decided to give the girls entrepreneurship guidance because not all of them are fortunate enough to have tertiary education opportunities.

Job shadowing was not included

in the agenda this year but we invited women role models who are in the technical field at Atlas Copco to address the young ladies.”

The day, which was hosted at Atlas Copco head office in Jet Park, Johannesburg, on 26th May 2016, also coincided with the Take a Girl Child to Work initiative, a project that Atlas Copco has supported over the years. The event was sponsored

by Reality Wellness Group and was facilitated by Operations Manager, Angie Bazan. Reality Wellness Group has been in partnership with Atlas Copco for approximately 11 years as one of Atlas Copco’s service providers for health and wellness.

“We are proud to host all of Atlas Copco’s wellness days and this year we decided to get on board with this career initiative,” says Angie. n

SA’s energy landscape

H

einrich van der Merwe, Operations Manager of the Technology Transfer and Innovation (TTI) unit of VUT’s Science and Technology Park in Sebokeng, said that the South African energy landscape is characterised by high demand as well as unreliable and expensive power supply which is expected to continue to rise.

“Following a period of load shedding and the subsequent purchase of generators by many South African users, there are opportunities to improve and supplement our existing supply with combination power sources.

It is clear that there are a number of renewable and alternative energy options available at various costs, so the best combination of solutions differs depending on the application. At the VUT Science and Technology Park, we are focused on building capacity to properly analyse demand

Aug / Sep 2016 FM

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to enable the selection of the best integrated solution which will include components such as CHP, biogas and solar (solar thermal and solar PV) solutions.

We are also building capacity to properly monitor and evaluate energy integration, specifically the use of heat waste,” he said.

Lovell Emslie, an engineer at Pegasus Engineered Green Mobility, said that natural gas is already available in industrial hubs in South Africa and that CHP projects are already financially viable for industries that have natural gas available and require electricity or low grade heat sources for internal processing. “While electricity costs have risen steeply and are expected to rise further, CHP systems can provide significant cost savings. Even greater savings are possible when alternative and renewable fuels like natural gas and biomethane replace thermal fuel, oil or diesel,” he says.

There are many differences in the energy requirements of Germany

and South Africa. In Germany, the biogas industry is said to have revitalised the agricultural sector to a certain degree. The stimulated biogas industry, in turn, created a larger industry around heat pumps, CHP and dual fuel engines.

“In Switzerland, about half of all heating systems are heat pumpbased and this market is steadily growing. In Germany we see that the use of boilers for heating is decreasing. In South Africa,

opportunities exist to stimulate activities in the air-conditioning and ventilation systems market as well as water-driven cooling systems like concrete core activation or cooling ceilings, given that South Africa has a greater need for cooling than heating.” said Prof. Kühl.

He discussed various renewable energy sources available for integration in Germany, including geothermal energy, wind energy, solar energy and of course, heat waste through CHP units. n

news & products

YORK chiller combination with smart CPO technology

J

ohnson Controls has installed two YORK chillers at the South African offices of a leading multinational tech company. The combination of a water-cooled and heat-pump chiller will meet the needs of the company’s 600+ people in their almost 10,000m2 facility in Johannesburg, and provide considerable energy savings,especially with Johnson Controls’ Central Plant Optimisation (CPO 10) app in place.

Notes Neil Cameron, Area General Manager of Johnson Controls Building Efficiency – Africa: “This project is a key example of how new technology can be combined using advanced HVAC management tools to increase performance, maximise investments in HVAC equipment, and lower energy costs.”

After assessing client requirements, Johnson Controls recommended that the technology company replaced its 13-year-old air-cooled chiller that had reached end-of-life with a 700kW water-cooled YMC2 chiller and 300kW YLPA heat

T

he Danone SA project seeks to apply Multi-fuel Combustion and Combined Heat and Power (CHP) technologies to reduce energy consumption, the cost of energy and the greenhouse gas impact of the energy used. By using alternative energy sources (in this case, natural gas) the company will significantly reduce the carbon footprint of the energy used in the milk processing plant.

pump chiller.

The main YMC2 chiller will take 65% of the load of the facility, while the heat pump will be employed when additional aircooled capacity is required, as well as to heat air intakes in winter. What makes intelligent automated switch-over possible is the addition of the Johnson Controls Central Plant Optimisation (CPO 10) application coupled with the customer’s existing building management system.

“The CPO 10 takes into account external conditions, what ancillary equipment is available, and the performance of the machines at full and part load,” explains Cameron. “Based on its analysis of most efficient performance and associated cost, it will select the most efficient combination – automating switch-over or the addition of capacity, or other configured actions within the framework of the energy strategy set by the customer.”

These benefits are in addition to the design advantages the YMC2 chiller brings: friction-free operation with magnetic bearings that extend the life of the chiller to approximately 20 years. With the

The first phase involves the conversion of existing standby diesel generators to run on a combination of natural gas and diesel, technology which is called Diesel Dual Fuel or Multi-Fuel Combustion. The waste heat of the engine (heat energy available from the engine cooling system and exhaust gases) is recovered to generated steam and hot water. In this way, the thermal efficiency of the complete system – a combined heat and power system – is 90%. n

York Magnetic Centrifugal Chiller - YMC2

heat pump chiller also in play, the heating elements previously used to heat chiller water in winter can be removed and replaced with hot water coils driven by the heat pump. This will result in significant energy savings.

“Compounded over 20 years, the savings in running costs using the water-cooled YMC2 chiller are considerable,” Cameron notes. “The client had a choice – replace the legacy chiller with another of the same capacity,

or make a slightly larger investment in a combination solution.

While this required a larger initial investment, the time to return on investment is just 3.5 years.

Savings in the running cost of the combination solution over 20 years -- R21 million vs R30 million for a smaller capacity air-cooled solution – made this solution the smart choice.”

The chillers were commissioned in December 2014 and have performed to expectation. n

recycling

Talking trash

Every business produces its own volume and type of waste stream on its premises and it’s the responsibility of the facility manager (FM) to know exactly what that waste stream consists of. Receiving cash back and shrinking your carbon footprint by means of waste reduction and recycling could be as easy as implementing a proper waste management and disposal strategy.

By Helena Raats

W

aste is defined as any unwanted or undesired material or substance. The material may be discarded or accumulated, stored, or treated (physically, chemically or biologically), prior to being discarded or recycled.

Most facilities managers feel at least some obligation to lessen their carbon footprint and create a new revenue stream by introducing recycling measures on their premises. More often than not, a dedicated area is created for recycling bins and waste collection. Obvious signage on recycle bins or skips encourages employees to participate in these programme.

Most FM’s choose to focus on waste minimisation in an attempt to reduce the production of waste through education of less wasteful practices pertaining to the industrial, commercial, mining or agricultural sector. The next

Aug / Sep 2016 FM

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logical step is waste processing - effectively the treatment and recovery of materials and energy for reuse.

South Africa boasts a viable recycling industry that should be supported to reach its full potential. Economic incentives include: a direct cash payment in return for materials delivered or collected at a buy-back facility; subsidies for collection and transport of materials in each recycling area; tax incentives (including tax exemption for recyclers who purchase new recycling equipment); and even municipal support for recycling initiatives.

Wasting away The Department of Environmental Affairs’ National Waste Information Baseline Report states that South Africa generates about 1 008 million tons (Mt) of waste each year,

aluminium with bauxite. A ton of polyethylene terephthalate (PET) plastic containers made with recycled plastic conserves about 7200 kilowatt hours. Recycling one glass bottle can save enough energy to power a 100 Watt light bulb for four hours.

Reduce, reuse, recycle

of which about 98Mt is disposed of at landfills. About 59Mt is general waste, 48Mt is unclassified waste and the remaining 1Mt is hazardous waste. Figures, based on a 2011 study, suggest that only 10% of waste is recycled, but the figure could be much higher.

The more we recycle as a nation, the less garbage ends up in our landfill and incineration plants. By reusing metal, paper, glass, plastics and other materials, we can save on both production and energy costs.

What is not common knowledge is that the recycling market is a strong and diverse one not only creates employment, but also supports part of the country’s economy.

Working with recycled materials cost a lot less than producing the original product.

Research done by Stanford University shows that recycled aluminium cans use 95% less energy than creating the same amount of

What can be recycled? Paper, cardboard, cans, scrap metal, plastic, glass, tyres, lubricating oils, electronic devices, batteries, fluorescent tubes, drums, aerosols and even unusual items like old refrigerators, stoves and microwaves.

While there are many industry associations that focus on various materials for recycling, the plastics industry have really embraced the concept in recent years by setting itself a vision of ‘Zero plastics to landfill’ by 2030, reports the National Recycling Forum (NRF).

For the past two years, industry associations, polymer groups and recyclers have been encouraged to unite their efforts in order to achieve this objective, reports Anton Hanekom, director of Plastics SA, the umbrella body representing the local plastics industry.

South Africa mechanically recycled 292 917t of plastics in 2015 (an increase of 3% from 2014). Over the last five years the compounded growth in plastics recycling was 5.5% per year. Formal employment in the recycling sector accounts for 6 234 permanent jobs. “Analysts agree that 2015 was one of the toughest years for recyclers both locally and abroad in more than a generation, owing to historically low oil prices that led to lower polymer prices,” says Plastics SA director Anton Hanekom.

When it comes to commercial and corporate buildings – paper is a massive part of business. The Paper Manufacturers Association of South Africa and the Paper Recycling Association of South Africa (PRASA) work together to raise the profile of

“

Most facilities managers feel at least some obligation to lessen their carbon footprint and create a new revenue stream by introducing recycling measures on their premises.

Aug / Sep 2016 FM

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recycling

Located in Morningside in close vicinity to the Sandton CBD, the Standard Bank Global Leadership Centre

paper and paper packaging as sustainable, renewable and recyclable products. “There is, however, a deep-seated notion that paper is harmful to the environment and contributes to deforestation,” reports Samantha Choles on behalf of PRASA. “In fact, the paper industry is quite the opposite in that trees are sustainably planted, harvested and replanted, much like other rotational farming practices.”

Only 9% of the total plantation area is harvested in a year and these trees are replanted. Plantation are internationally recognised as vital carbon sinks as they store millions of tons of carbon dioxide and produce oxygen in return. In short, the wise and

responsible use (and recycling) of paper is good – for the environment, for the economy.

Only around 8% of businesses recycle their paper and paper products. Facility managers, in particular, are in a prime position to support informal waste collectors by keeping paper and paper packaging aside so they can earn an income at buy-back centres. In many instances, the collector will do this at no cost. Facilities like shopping centres, commercial or corporate office parks offer critical mass for recycling companies but it does require participation of all tenants. Paper collectors will only service offices where there is sufficient volume to warrant their transporta-

Aug / Sep 2016 FM

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tion costs. It makes sense in a larger office park to centralise the collection area so that larger quantities are accumulated faster.

Says Choles, when it comes to recycling rates, South Africa has been trending upwards towards a goal of 70% by 2020 for the past few years. In 2015, 66,7% of recoverable paper was collected for recycling.

Another area showing growth is the e-Waste sector. E-Waste is anything that runs on electricity for instance computers, electronics, mobile phones, household appliances and less obvious items such as old fluorescent tubes, batteries and batteryoperated toys.

The e-Waste Association of South Africa (eWASA) works with manufacturers, vendors and the distributors of electronic and electrical goods as well as e-waste handlers to manage e-waste effectively. E-waste is both valuable as a source for secondary raw material and toxic if handled and discarded improperly.

Waste management company, EnviroServ offers a solution to assist in the recycling of lighting waste. To ensure that lighting waste is not disposed of at a landfill, the company provides customers with lamp boxes and bins which are emptied regularly. Fluorescent tubes, compact fluorescent lamps and other energy efficient lighting such as linear fluorescent and high-intensity discharge lamps contain mercury, and need to be handled and recycled according to legislative requirement.

EnviroServ reports that it is estimated that a single fluorescent tube has enough mercury to contaminate as much as 30 000 litres of water.

Greening operations Studies suggest that more than half of the waste generated within commercial buildings can be recycled.

A South African company that offers con-

sulting services to developers and facilities managers, Solid Green, assists commercial buildings to achieve “green” status. “If you look at the growth in the number of commercial buildings that have been certified with a Green Star Office or Existing Building rating, it is clear that there has been a huge move towards improving the way we build and manage buildings,” says sustainable building consultant Marloes Reinink.

She adds that Green Star four-stars has become the norm and singles out the Standard Bank Global Leadership Centre (GLC) as an example of how buildings can achieve environmental goals to receive a five-star rating. The GLC implemented an operational waste and materials management plan to minimise waste generated by the centre. The GLC managed a 30% reduction in waste going to landfill and aims to improve this even further in the next performance period.

“The focus for existing developments is shifting from ‘building green’ to greening operations,” Reinink explains and adds that it is important for FM’s to have an understanding of how waste is treated in the building in its current state by means of a waste audit. “Much valuable information is gained through this process to establish how the facility can cut down on waste going to landfill, but also on waste at source, in other words, how much waste is generated in the first place.”

FM’s need to compile an operational waste management plan that stipulates how each waste type will be handled, whether recyclable, compostable, hazardous or general waste. “More importantly, the FM will need to see to it that the waste management plans and waste reduction strategies are implemented and that adequate records are kept.”

The waste management system will be improved by educating building occupants,

providing facilities for waste separation, making better procurement decisions and adapting operational procedures to deal with the building’s measured waste stream.

On-site sorting There are various waste management companies that 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.

Interwaste’s services includes the management of waste from the point of generation to final disposal and is underpinned by a waste hierarchy which guides the way in which waste ensures cost savings, reduction in the environmental impact and sustainable operations. It recently launched the country’s first refuse derived fuel (RDF) plant in Germiston, Gauteng. The plant can produce two forms of RDF fuel, from wood-based waste, extruded logs and pellets are produced for use as solid fuel and from plastic waste a fuel referred to as ‘fluff’ that is produced by shredding and baling the pre-sorted plastic waste. The company reports that RDF is considered a ‘green’ energy and could be eligible for carbon credits and exempted from carbon tax (see www. interwaste.co.za for more).

SGS South Africa specialises in comprehensive waste services including pre-treatment, intermediate storage and reconditioning of dangerous industrial waste products.

Processing is carried out at its licensed treatment plants by accredited technicians that comply with national and international environmental principles. SGS checks the content of the waste, packages and store before transportation, treatment and recycling or disposal. The records-management system uses online material safety data sheets for accurate reporting.

Another company assisting commercial and industrial ventures with waste management is Wasteplan. It takes a five-prong approach to waste management – cleaning, waste reduction, organic waste, general and hazardous waste removal and sustainable reporting.

The company can measure a facility’s waste

streams daily and feed it into its web-based reporting system. Each FM has full access to this information through a secure login.

EnviroServ’s integrated waste management approach and the on-site waste management services provides support to FM’s and is offered as a stand-alone, but is preferably one element of an integrated waste management plan in which the full spectrum of a customer’s waste needs are assessed.

Organic waste Biodegradable organic waste is natural waste that will decay and eventually return to the soil and nature. It includes garden refuse (e.g. grass clippings) and animal, fruit or vegetable leftovers resulting from the handling, preparation or cooking of food. Biodegradable waste includes the materials that rot in the general waste stream. If this ‘wet fraction’ is separated at the point of generation from the ‘dry fraction’ (mostly recyclable packaging materials), then the dry fraction remains ‘clean’ and is of more value to the recycler.

Another way to reduce the waste stream is to compost the rapidly biodegradable fraction and use the compost to enrich the soil for gardening with vegetables and other plants. This recycling process can also use earthworms to speed up the breakdown of organic waste and is then called ‘vermiculture’, reports the South Africa Waste Information Centre (SAWIC).

Many commercial buildings host canteens, cafeterias or small eateries to cater to staff and clients. Food waste is another area where recycling could play a major role. Says Asande Buthelezi from the Earth Probiotic Recycling Solutions, which provide on-site food waste composting solutions: “Our clients produce up to 5t of food waste per month.”

“Instead of this waste going into the bin and being sent to landfill, this waste can be composted,” Buthelezi explains. “Using anaerobic fermentation, the Bokashi system allows food waste to be treated and then composted, trenched or fed to composting earthworms.”

Earth Probiotic has installed a South African-designed and manufactured heron

in-vessel-composting (IVC) machine at Emperor’s Palace in Johannesburg, Gauteng.

The IVC is processing 2t of food waste and 200kg of cardboard per day. It is a flowthrough machine: food waste in, compost out. The compost produced by the machine is used back on the grounds.

Feroza Page from EcoActive says food waste is a major pollutant of water, landfills and streets, negatively affecting the health of those impacted. EcoActive’s solution is also a food waste station that processes raw and cooked food to generate energy or, with minor treatment, produce a high-quality compost.

It works for shopping centres, food courts with large volumes of food waste from multiple resources like restaurant, supermarkets and cafeterias inside hospitals, universities, hostels, hospitality venues and exhibition centres, office parks ect. n

jFM August 2013

storage

Everything in its place

While the concept of cloud storage has revolutionised digital data storage for business, many corporate ventures cling to the concept of saving hard copies of all documentation as a back up. The sheer volume of information collected by corporate businesses is staggering and storage space – both digitally and physically – is a major challenge in any building.

By Helena Raats

W

hile the use of tablets and smart phones makes it impractical for companies to store all their data on one computer, the actual management, securing and cataloguing of important digital documents has taken on a life of its own.

Creating a digital solution via a cloud storage service provider like Dropbox may alleviate some of the storage issues, but disorganised digital files vulnerable to computer viruses and human error can also lead to confusion and data loss.

Cloud storage is a service which sees data remotely maintained, managed and backed up with the use of a remote server. However, cloud storage is exactly that – storage. It is simply a digital space to store data.

For most companies, dedicated filing software offers secure data storage with efficient retrieval procedures.

Aug / Sep 2016 FM

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Data conversion In his blog on Metrofile’s website, Wayne Clarke, managing director for Metrofile Records Management, writes that despite modern technology enabling many global businesses to work primarily with electronic documents, 89% of South African businesses are still storing original paper documents.

“This is according to the 2015 Metrofile Information and Records Management Trends Index conducted among over 200 management executives from local businesses operating mainly in the financial services, education and industrial sectors.”

He explains that that it is not surprising as legislation, such as the New Companies Act and Financial Advisory and Intermediary Services Act, requires it. “The survey reveals that 60% of business now scan the original paper documents as back-up, a significant 15% increase in comparison with 2014. It is reassuring to see an uptick in the scanning of original paper documents, as this acts as yet

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storage

another safety barrier to ensure that company information is not lost.”

“The emerging trend in data and file management is to first ‘convert’ all records, both in hard and soft copy format, into intelligent digital data – which includes images – that can be managed, distributed and accessed, without diluting the security, intellectual property rights or corporate governance regulations that make such vital records and critical assets,” says Douglas Troxler, an independent business advisor to BOSS Office Projects.

The amount of electronic information produced by organisations and business range from documents, images, email correspondence to video and sound clips. Wading through stacks of papers and files is not only a physical burden to staff, but an unproductive way for employees to spend their time.

“People love paper and are almost sentimental when it comes to filing cabinets filled with hard copy documents,” says Salome van Jaarsveld, national sales manager for Tidy Files which has about 14 000 clients in South Africa. “However, space constraints has seen most of the major companies move towards off-site storage and warehouse solutions.”

Van Jaarsveld explains that while many

Aug / Sep 2016 FM

12

companies are going digital, many smaller ventures still prefer to keep their own storage systems. “With office rentals per square meter on the rise, space equals money.”

The biggest challenge is the resistance to change. “By bringing in a storage expert, proper costing can be done to help achieve optimal space usage,” says Van Jaarsveld.

“By changing storage systems, companies could gain what we call ‘running filing metres.’”

She explains that the savings could amount to about 82% on salaries and payroll, 57% on office floor space and up to 50% on time spent on records management.

“Organisations with low confidence in their records management solution should consult with a reputable service provider to provide guidance and support in order to streamline records and information management services,” writes Clarke.

Troxler adds that off-site storage is essentially an insurance factor in the real business world where digitization must be the only viable medium of the immediate future.

“Indexing, recording, scanning and boxing your company’s records and sending them to be stored for years (which can rapidly become decades) is a discipline that is only driven by the fear factor of the ‘what-if’,” he

explains. “This does not refer to a contract which has original signatures nor to script or shares which may have to be used as proof of ownership in a legal dispute.”

“In an organisation where management is neither properly informed nor empowered to deal with printed records, off-site storage is a reasonably inexpensive way in which to store the non-‘day to day’ paper-based information that is critical to the functioning of the departments that depend on transactions that rely on printed verification for business transactions,” he says.

Van Jaarsveld adds that many companies have embraced the trend towards warehousing their documents by using a professional company. “Some of these storage facilities boast sophisticated racking systems with the necessary fumigation and insulation implemented to ensure that the documents come to no harm.”

However, companies like Tidy Files and Boss Office Projects take a holistic approach to storage and filing and solutions include paper filing, electronic filing and tracking, active filing and outsourced document management as well as off-site storage.

“Basically we offer a solution that tracks data from its creation to the point of destruction,” says Van Jaarsveld. “Our in-house software programme allows a complete track- and trace of high-value documents – a digital storeroom with checks and balances to ensure nothing is lost.”

Hard copy records are stored in barcoded boxes and placed in secure warehouses ready to be easily retrieved and delivered when required.

The BOSS Digidata EDRMS Software dovetails with any existing operating system and features five modules in the DigiData Suite of software options, each designed to manage the particular set of data and or images as well as the workflow and management requirements set out by the client. “Retrieval, provided the employee has permission to do so, is as user-friendly as Google,” Troxler explains, “the request to access is indelibly recorded and nay changes whatsoever to the retrieved data is recorded as a change, while the original remains as reference to those that may need later verification of the actions taken.”

Troxler says that DigiData is an essential element at one of the largest Medical Groups

who process about 90 000 client files monthly relying completely on the captured data and images stored via Digidata software. “Their confidence in the system has allowed them to now scan and shred more than 99% of all paper-based documentation produced for each procedure on each client.”

In his blog, Metrofile’s Clarke says that the company’s research shows that 38% of South African businesses are not confident that its paper-based documents are adequately protected from theft or damage.

“Risk management consultants play an incredibly important role in the design process of the warehouses where information is stored.”

He writes that safety protocols, such as random storage patterns, for paperdocuments in secure, custom-designed warehouses can be instrumental in protecting documents from potential sabotage, theft or damage.

“Organisations often spend a lot of time and resources on firewalls and anti-virus software for electronic records, but neglect to implement a secure paper document storage solution,” explains Clarke. “To ensure a holistic records and information system, it is best for organisations to partner with an expert.”

Metrofile has 26 purpose-built facilities across the country, accounting for 88 000m2 of warehousing and office space. n

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Aug / Sep 2016 FM

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easy to maintain planted walls, you can bring the outdoors inside and bring your walls to life.

Good quality greenwall systems allow for low plant maintenance, controlled watering, effective grow lights installed also help to ensure all the plants receive enough light to allow for healthy growth.

The most important aspect to remember when wanting to introduce plants into the indoors is to place the correct plant in the correct light levels and to understand and follow the correct maintenance programme as plants which are overwatered, under watered or allowed to build up with dust on the leaves will only cause the plant to deteriorate rapidly.

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RATING

FM PLANNING

KPI’s can help, but don’t be ruled by them Measuring performance is important. It doesn’t matter whether you are measuring it at individual, team or organisation levels or that of pieces of equipment or infrastructure, you need to know how well things are working.

By John Bowen

I

t isn’t enough just to know how well, or not, things are preforming because if you don’t know why then it limits your ability to solve things quickly. You might make the right changes by accident first try, but such flukes are rare and in most cases you will have to try a range of things before you work out what is best to do.

This, perhaps, helps to explain the mania for vast swathes of KPIs, but it becomes nonsense and detracts from your own performance in doing what you are really good at. If you doubt this ask Lewis Hamilton.

Lewis, if you don’t know, is a top racing driver.

He has won the formula one world championship three times and is regarded as one of the best in the current generation of drivers.

Yesterday he was racing in Baku and was having problems with the settings in his car. Now a modern racing car has a steering wheel that costs a small fortune and does more than just point the car in the desired direction; it is a computer terminal and has a numbers of switches, dials, warning lights and a display screen. The driver can make changes to a number of aspects of the car’s performance as they drive and they routinely do so throughout a race.

Just driving the car takes enormous skill and there is not a lot of time to be playing with your settings as you try and stay of the track. Any straight piece of circuit is the best place to take your eyes off the road, but yesterday on the main straight Lewis was doing around 230 mph at that point. There are limits as to what is possible.

In terms of KPIs, Lewis had too much to go through to be able to solve an issue with his car.

Until recently his team could have told him over the radio what he needed to do to change settings, but that is no longer allowed. With around 200 options to check he could not do that and be able to race at his normal levels and this is the problem that so many managers inflict on themselves every working day. They have so much data that they can’t process it all and still have the time to do their day job.

Measure performance by all mean; you have to, but automate as much as you can so that you don’t turn it into an industry. Your job is to lead your team to deliver results, not sit in the corner sweating over a spreadsheet. n

“

This is the problem that so many managers inflict on themselves every working day. They have so much data that they can’t process it all and still have the time to do their day job.

Aug / Sep 2016 FM

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fm business

The 15 Trends

Aug / Sep 2016 FM

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Shaping Real Estate AND Facilities Management We live in a world where customer expectations change constantly and where the bar is often raised without warning to heights that sometimes appear both unreasonable and out of reach. The purpose of this blog is to help Facilities Managers and Workplace Professionals to stay ahead of the game.

By Andrew Mason

I

n order to do this we need to set our sights on a course that will ensure that we understand where the winds of change are blowing and in turn to help our customers become what they want to be. It is those individuals and companies that understand this, that will be ahead of the pack and that will be best placed to meet them on that path, with the right solution at the right time.

I have put together a list of what I see as the trends in the world of Real Estate and Facilities Management (REFM) that will shape our destiny in the future. Some of theses may appear obvious some may not, in any event we need to take on board scenarios that are different from those that we face today.

Understanding these trends will enable us to prepare for the future and identify the forces at play that are shaping the industry.

1

Business Relevance

In many ways we currently seem to lack no objective way of evidencing the value that FM brings to our clients business other than in the form of savings or cost reductions.

If all that we measure is cost/m2 or cost per person then this is benchmark that we

will be managed by. This is a huge risk as we are consistently being asked by our Clients to demonstrate our value add and this sort of model just perpetuates the cost saving commoditisation scenario.

Increasing competition, shorter product life-cycles as well as increasing specialisation, differentiation and innovation are here to stay.

REFM and services industry companies will have to find ways to help their customers stay competitive and maximise value. The key to developing this is a viable FM Model which evidences the value and impact on all stakeholders, not just shareholders as well as workforce productivity, health and wellness, absenteeism etc. To do this, managers will have to understand the key business drivers and indicators that promote value in their Clients’ organisation and how REFM and services industry can help their customers improve performance.

2

production. The traditional workplace will be seen as the alternative not the primary or desired alternative. FM managers will increasingly have to make use of online facility reservation and management tools that flag underutilized facilities, leading to better facility management and eventually better building design.

3

Technological development

New Ways of Working and the Workplace of the Future

Corporations are implementing new ways of working and alternative workplace practices to promote corporate identity and foster more efficient collaboration, knowledge sharing, flexibility, speed, innovation and productivity. The workplace will continue a transition to being a social hub that is the physical manifestation of desired cultural and brand values, as well as a place of

Technological progress increases productivity and we are already seeing major progress in intelligent technology, such as near field communication sensors, smart surveillance, security applications and smart robots, which will enable automation of more activities. Technology will take over more domains and functions as robot technology improves in quality, prices for advanced technologies decline and labour costs increase. Technological development is squeezing low-quality labour out of the market and creating new demands for skill sets. Cleaning, for example, is no longer an issue of “elbow grease�. Security is much more than a pair of eyeballs. New technologies require that people work in more intelligent ways.

Aug / Sep 2016 FM

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fm business

4

Customer Experience

There is already a shift from a primary focus on building-centric inputs through to service outputs, this will continue with a greater concentration on customer-centric outcomes.

Customer experience will be seen as much about the way in which the service is delivered as the service itself. Our mindset will change to one of customer orientated delivery culture, where REFM teams need to be have or be equipped to sense, mediate and monitor for and with clients, customers and consumers. We will need to understand at a deep and meaningful level, the deeply the meaningful distinctions between each together with their value drivers and expectations, whilst providing a tangible difference to the business with much more attention to the evidence of how customer value is created or lost.Great consumer and customer experiences will differentiate REFM in the future by appealing to both the heart and mind of consumers whilst providing a tangible difference to the business

5

Sustainability

Global warming will be one of the main sustainability challenges for the coming century. To become more energy and carbon-efficient, societies around the world may be forced to restructure their economies and infrastructure. Sustainability challenges will have a number of consequences for the

Aug / Sep 2016 FM

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REFM and services industry in the coming decade, affecting supply and value chains as well as building design, management and maintenance. Systemic design will become more important. There are several ‘levers’ available to REFM to reduce carbon intensity, but all require a base of reliable data and performance targets. Five themes emerge as being important: behaviour change, standards, building and environmental performance management, knowledge sharing, and supplier management.

6

Focus on Health and Well-being

Whilst the workplace is a place of production and the staff at a basic level are the units of production, FM will need to better understand what releases productivity for different people working on different tasks in different contexts.

The worker and their needs (effectiveness) will be the primary FM focus, not the workplace (efficiency). Over the coming decade, an increasing focus on worker health will permeate the workplace as more life/workstyle-related disorders and diseases will emerge. The focus on health and a better life will lead to artificial and technologically enhanced human capabilities, creating major impact on the FM and services industry. A doubling of the prevalence of lifestyle-related diseases, like diabetes, will lead to new incentives in building designs to promote healthier and more productive lifestyles among company employees.

Buildings will be assessed and designed to promote more active, comfortable, and productive lifestyles. REFM needs to support the economy of flexibility and engagement which will succeed economy of scale as a primary value focus for globalised business platforms.

7

Integrated Solutions So called ‘integrated solutions’ to date have tended to be little more than window dressing supporting existing operational and industry fragmentation rather than catalyse profoundly new ways of operating.

True integration needs to be based around partnerships, coordinated processes and data technology. Understanding and defining integrated problems will help the development of truly integrated solutions. Business benefits must drive the nature of integration, and not the other way around as is currently pursued.

8

Value Based Mutual Partnerships

There are multiple tensions inherent in the way procurement and FM operates today with their lengthy tick box based sourcing processes which cause a vicious circle of commodisation, dissatisfied customers and low margins that makes partnering a challenge, despite all the words to the contrary.

When Customers use the term “strategic partnership,” all we understand as suppliers

is that this means that we had to reduce our price. True partnerships need be driven by a common vision for the relationship, mutually compatible goals, transparency, trust, and time and effort from all parties. A move the Vested model of What is in it for We (WiifWe) as opposed to What is in it for Me (WiifMe) will become more prevalent as value sharing is seen as way to unlock opportunities.

In addition intangible value that cannot be easily measured will need to be articulated in different ways. New areas of value will emerge, such as timeliness and flexibility.

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21

fm business

9

Regulation

The year 2007 was a watershed year in the world’s recent history. It marked the start of the global financial crises. This crises threatened the collapse of large financial institutions, which was prevented by the bailout of banks by national governments, nonetheless markets still dropped worldwide. Even today, nearly a decade after the crises broke we have not recovered from its structural effects. One of the many outcomes of this time was a massive desire by governments to regulate. The regulatory burden on companies in every industry has increased. The age of the compliance officer is upon us and this demand for compliance, will become a top risk in the FM industry over the next 5 years.

10

Knowledge Management

challenge will be to manage all the data both explicit, tacit and implicit. Tacit and implicit data is both in our people and at the heart of our competitive advantage and therefore loss of knowledge in our people is a huge risk and needs to be addressed so the priority components of an effective KM approach will need to include enhanced data collection, categorisation, storage, retrieval, analysis, re-application, and disposal.

11

Service quality expectations may differ by stakeholder. For example the FM client will be more interested in overall value for money whereas end consumers of the service often have no cost reference and therefore expect timely and quality services. The need to recruit and train staff in enhanced levels of service excellence will mean that we need to turn to adjacent and complimentary industries such as logistics, hospitality, hotel and hospital management. But as with all service industries the quality and attitude of the people employed in the service delivery is a critical issue, and so the rise of behavioural and attitudinal profiling during the hiring, performance management and retention processs are key issues that need to be embedded. Driving service quality is one thing but evidencing it is another and this will need to be supported by rise of effective qualitative performance measurement frameworks.

12

The issues of compliance as well as reporting, collection and control technologies are creating a mountain of data. The successful FM and services industry companies into the future will be the ones that can efficiently collect, store, secure, analyze and operationalize data to generate value and maximum benefit for customers. Truly effective Knowledge Management has potentially massive benefits for all stakeholders, but the

Aug / Sep 2016 FM

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Service Culture

Intelligent Client

Whilst we are undoubtedly some way behind the northern hemisphere in terms of the prevalence of the ‘Intelligent Client’ but we are seeing more instances of this as global companies migrate into Africa. They come expecting northern hemisphere standards and processes from what is an improving but still immature supplier base. Behaviour is the key differentiator of the intelligent client together with their ability to form relationships of trust in their suppliers and getting them involved in coming up with solutions rather than just responding to predefined tasks, KPI’s or SLA’s. The ‘intelligent client’ has the most

potential to be effective in a true partnership arrangement with a focus of attaining a synergy around business alignment, ensuring smart decision making at the right levels by the right people and so the skill sets required include strategic planning, change management and adaptability.

13

Innovation

Innovation has become a fundamental imperative for FM. The pressure to innovate is rising as it becomes clearer that the industry and the basic FM value proposition are both at risk of flat-lining.

This has come about through divergent service delivery, poor branding and lack of evidence to show that FM can make a difference. Innovation is expensive and it needs to be paid for and incentivised and the commercial models need to recognise this.

Historically there has been little incentive for innovation due to prescriptive requests for proposals, input-based SLAs, introspective measures, constant cost pressures, and a history of under-investment and very weak R&D all of which inhibits investment in systems, quality headroom and innovation in FM. With the noted improvement in cocollaborative partnerships as well as the advent of the intelligent client will come a change of mindset involving a blend of boldness, tolerance and patience mixed with a culture of openness, reflection and questioning that will encourage a focus on how practically to catalyse and encourage innovation and the development of innovation tools. and processes.

14

Attracting/Retaining Talent

Attracting, recruiting and retaining the best possible workforce will be increasingly complex and challenging for companies around the world, as the interests and motivating factors for workers from various generations are different. New

regulations and heightened regulatory oversight are driving a surge in hiring of staff with compliance and controls-related skills.

Those with backgrounds in risk management, compliance and internal audit are particularly sought after. However FM regrettably isn’t high on the list of career possibilities of high-flying students and executives and so as I have alluded to in Service Culture above we will need to improve our hiring processes as too high a proportion of our talent intake probably occurs by ‘(un)happy accident’. Part of the problem is the narrow ‘gene-pool’ that is typically considered, those with FM skills and experience by those with FM skills and experience and there is a need to look more widely across different industries for talent that is able to build mature trust relationships. As the fourth-generation workplace will become increasingly common, It will be an essential factor for all FM and services industry companies to understand the motivational factors for each age cohort.

15

Globalisation

Globalisation has undoubtedly been one of the key drivers of change in the REFM industry over the last two decades, but arguably has it merely served to provide the same fragmented services on a much larger scale? Global Alliances in the REFM supplier space is on the rise with many of our European counterparts entering into consolidation of the local supplier base.

Global Clients are also a factor with Blue Chip imports from Europe and America who have global FM agreements bring with them suppliers who do not understand the dynamics of working in Africa. Globalisation makes us more alike whilst at the same time, it makes us more aware of local differences and so the ability to deliver African expertise to global standards will be the differentiator that will avoid efficiency of delivery gains at the expense of the customer experience. n

“

Innovation has become a fundamental imperative for FM. The pressure to innovate is rising as it becomes clearer that the industry and the basic FM value proposition are both at risk of flat-lining.

For more info: www.workplacefundi.com

Aug / Sep 2016 FM

23

fm expo review

Review

I

t seems like a long time ago now, but the Facilities Management industry all came together back in June for the annual expo and SAFMA conference. It was a great couple of days, many deals were done at the expo and a great deal was learnt at the convention.

This year’s expo had grown from last year, bucking the trend in mostindustry sectors and creating a great deal of interest from the visitors. Wehad a great seminar programme and with some really interesting topicsdiscussed.

As I walked around the show talking to visitors, I was verystruck by the enthusiasm that they had for the event. Several came back for the second day and brought their colleagues with them.

Next year we have plans to improve on the expo, with new ideas and initiatives to make the event even more engaging.

Femi Adebanji, business motivational speaker and research director at Mind Advance, was the MC for the SAFMA conference which included talks by noted FM experts and industry leaders, in-depth discussions, informativepresentations, networking opportunities and a chance to visit the adjacent FM Expo. This year’s conference looked at FM and building innovations in terms of space planning, energy efficiency, work enablement and productivity. In short, FM - adding value to your business.

Aug / Sep 2016 FM

24

Both days were packed with industry leaders and experts sharing their knowledge, shedding light on industry developments and exploring the future of FM, both globally and in South Africa. National and international speakers and experts shared their thoughts on the impact FM can have on productivity and the link between FM and business processes and procedures, as well as the most recent innovations in the field of FM. Speakers included Alan Low CEO of PI SA, Liane McGowan - founder of Happy Monday CC, and Paul Carder - PhD researcher at the University of the West of England (UWE), Bristol, and a director and co-founder of www.OccupiersJournal.com Highlights of the conference included a Crystal Ball Perspective of the FM industry over the next five years, a Water Resources Overview and a presentation on Employee Engagement. The networking opportunities and breakaway sessions allowed conference attendees to delve deeper into the specialised topics that interested them, such as ramping up green building to a portfolio level, as well as the new BBBEE codes being introduced in the property industry. These sessions also enabled attendees to meet the SAFMA directors and engage with them.

Our thanks to all who participated in this fantastic event, particularly our sponsors. n

Review

“

Tanya Van Wyk (Coating worx).

“It was great and I have picked up some fantastic leads.

We definitely want to exhibit again next year” Sihle Sithela (Rothe Plant Scapers)

“the Expo was great considering it was our first time exhibiting and we picked up good leads that we’ve already started doing business with, looking forward to Next year” Sonya Dearlove (Sandton Office Removals)

The show was successful to us and very well run.

Steve Jessop (Penta Floor)

“we are very happy with how everything went and we look forward to 2017”

Aug / Sep 2016 FM

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fm mantainance

A Tall story The iconic Empire State Building has undergone a massive refurbishment which has had a massive impact on it’s efficiency. Not only does a building such as this have all the operational needs of multiple functions, it also needs to cope with the extreme weather that New Yorkers live with.

Weather can be extreme in New York, often with heavy snow in winter and heatwaves of over 30 degrees in summer.

T

he scheme was announced in 2007, and so far, more than $550 million has been spent.

Much of the buildings original fittings and décor have been restored or rebuilt with one consultant spending over two years just mapping what original fittings and features had been lost.

A comprehensive retrofit of such a large building, with such a diverse team, is a very significant and unique undertaking. The project development process the team used was created upfront, refined along the way, and is ready for improvement by future project teams. During the more than one year in which the team worked in secrecy, it kept their goal — to determine the most cost-effective and impactful package of retrofit measures — front and center.

Aug / Sep 2016 FM

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and by visitors to the 86th floor Observatory.

The sustainable transformation of the Empire State Building has happened inconspicuously – and the huge energy savings come from the interaction between the multiple retrofits. Tenants will find opportunities for enhanced, more comfortable office spaces, and engineers have the most advanced tools to monitor how energy is being used throughout the building.

Radiative Barrier This project involved the installation of more than 6,000 insulated reflective barriers behind radiator units located on the perimeter of the building. In addition, the radiators were cleaned and the thermostats were repositioned to the front side of the radiator.

Projects in Detail

Tenant Daylighting, Lighting, and Plugs

The recommended package of 8 projects saves nearly 40% of the energy at the Empire State Building, but almost all the changes are unnoticeable from the outside

This measure involved reducing lighting power density in tenant spaces using ambient, direct/indirect, and task lighting, installing dimmable ballasts and photo-

Every new office suite (more than 2500 sq. ft.) is individually metered.

sensors for perimeter spaces that can operate with electric lights off or dimmed depending on daylight availability, and providing occupants with a plug load occupancy sensor for their personal workstation.

All spaces at the Empire State Building deploy these measures both through pre-built office suites prepared by ownership ready for tenant move-in and in tenant fit-outs built by tenants themselves. In all cases, the data is available to show tenants the cost savings of these measures over the terms of their leases.

The combination of building and tenant work results in lower overall cooling demand and higher sustainability ratings for the building.

Tenants benefit from reduced utility costs and higher quality, more productive spaces.

Balance of Direct Digital Controls (DDC) The balance of DDC project involved upgrading the control systems at the Empire State Building.

The project design and layout was based on using Johnson Controls Metasys Extended Architecture BACnet controllers and includes Ethernet and BACnet risers with all necessary devices and equipment, ADX server/workstation, printer, software, and web access capability.

This measure includes control upgrades for the following building systems: • Refrigeration Plant Building Management System; • Condenser Water System Upgrades; • Chiller Water Air Handling; • DX Air Handling Units; • Exhaust Fans; • Stand Alone Chiller Monitoring; • Misc. Room Temperature Sensors; and • Electrical Service Monitoring.

Chiller Plant Retrofit The chiller plant retrofit project included the retrofit of four industrial electric chillers (one low zone unit, two mid zone units, and one high zone unit) in addition to upgrades to controls, variable speed drives, and primary loop bypasses.

All existing pumps and steam chillers remain. For the low zone chiller, the retrofit involved the installation of: a new chiller mounted variable speed drive, a new VSD-rated compressor motor, a new IEEE Filter in VFD to reduce harmonic distortion, and a new Optiview Graphic Control Panel with latest software revision. For all other chillers, the retrofit involved the installation of: new drivelines, new evaporator and condenser water tubes, new Optiview Graphic Control Panels with the latest software revision, chiller water bypasses with two-way disk type valves, new piping in place of backwash reversing valves, new automatic isolation valves on the CHW supplies to each electric chillers, and temperature and pressure gauges on all supply and return lines. In addition, R-500 refrigerant were removed (per EPA guidelines) and replaced with R134A refrigerant. The existing steam chillers remained. All electric chillers, CW and CHW pumps, pump VFDs, and zone by-pass valves are controlled by the Metasys control system.

VAV Air Handling Units The team recommended a new air handling layout (two floor-mounted units per floor instead of four ceiling-hung units) as well as the use of variable air volume units instead

“

During the more than one year in which the team worked in secrecy, it kept their goal — to determine the most cost-effective and impactful package of retrofit measures — front and center.

of existing constant volume units.

This recommendation resulted in little additional capital cost while reducing maintenance costs (as the quantity of air handlers will be reduced and they will be floor-, as opposed to, ceiling-mounted) and improving comfort conditions for tenants (reduced noise and increased thermal accuracy and control).

Building Windows This project involved upgrading the existing insulated glass (IG) within the Empire State Building’s approximately 6,500 double-hung windows to include suspended coated film and gas fill.

This “re-manufacturing” of the IG units took place within the Empire State Building.

IG units were removed, delivered to a production area, and picked up for reinstallation. Alpenglass TC88 or SC75 were used as the suspended film according to the orientation. A mix of krypton/argon gas was used between the glass and

Aug / Sep 2016 FM

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fm mantainance

All 6,514 windows were refurbished in a custom on-site processing centre.

suspended film. This project improved the thermal resistance of the glass from R-2 to R-6 and cut the heat gain by more than half, in addition to allowing for the recycling of all existing glass.

96% of the original glass and window frames were reused in the project.

Tenant Energy Management This project allows for the independent metering of a greater number of tenants in the Empire State Building. Tenants have access to online energy and benchmarking information as well as sustainability tips and updates.

A EnNET/AEM platform will be provided for collecting 15-minute meter data and creating a normalized database that can be used to support Time Series profiling, reporting to ISO, and integration in the future with property management software for creating a bill based on current meter read. In addition, the AEM application will be commissioned and web pages will be created to properly display metering data, Time Series Analysis, real-time metering information, and to create notifications based on usage parameters.

Project Finances So how much does this all cost? Below are some answers to common questions regarding cost, savings, the performance contract, and financing.

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1. How much does the recommended package of 8 energy efficiency projects cost? The total incremental cost for efficiency beyond planned infrastructure upgrades is $13.2 million.

Some funding within the existing capital budget was re-allocated to different projects, while some funding was removed as projects were deleted, and other funding was added to support new efficiency projects. The sum of all these changes, deletions, and additions is $13.2 million. This incremental cost includes soft and hard costs required to provide, install, and set into proper operation all equipment and systems that make up the project.

2. How much money does this package save? The package of eight measures saves $4.4 million annually once fully implemented 3. What is the total value of the performance contracts? Five of the eight projects will be implemented using a performance contract. The total cost (not incremental) to implement those measures is $20 million. These projects will save $2.4 million of the total $4.4 million annual savings.

4. How is the project financed?

A financing solution is currently being sought that covers funding all costs, and spreads all payments over the

performance period or term.

Implementation period draws will be required monthly through the 18-month implementation schedule to meet construction requirements.

The owner is seeking project financing that can be paid back over a 15 to 20 year period, depending on the offers available from respective financial institutions.

Project Benefits The project not only saves money for the Empire State Building and for tenants, but it has other benefits as well.

Occupant Benefits Projects in the recommended package, including the windows, radiative barrier, and better controls, will provide enhanced thermal comfort to building occupants. Demand control ventilation will improve indoor air quality by ensuring adequate, though not excessive, ventilation is provided to tenant spaces. A high-quality visual environment will be provided through tenant lighting and daylighting efforts that layer ambient, direct/indirect, and task lighting to maximize comfort while saving energy.

Chiller Plant Retrofit and Sizing The recommended package of retrofit measures provides a ~30% reduction in the amount of heat that needs to be removed from the building. This cooling load reduction along with the existence of industrial chillers within the Empire State Building enabled the project team to recommend retrofitting the original chiller plant rather than installing a new chiller plant to handle additional capacity.

Electrical Demand The recommended package of measures also reduces the building’s peak electric demand by approximately a third, freeing up currently constrained electrical capacity.

There is a tremendous amount of detail that went into this project and the building has now been restored from a rather shabby mix of down at heel offices into some of the most sort after and expensive real estate in Manhattan. There is still more work done including the renovaCI4672 - Sanitech Quarterbeing Page Advert (270mm(w) X 92mm(h)).pdf 1 2016/04/19 1:53 PM tion and upgrading the elevators and other services. Just another example of how renovation 1and2016/04/19 1:53 PM CI4672 - Sanitech Quarter Page Advert (270mm(w) X 92mm(h)).pdf refurbishment offers an alternative to demolition CI4672 - Sanitech Quarter Page Advert (270mm(w) X 92mm(h)).pdf 1 2016/04/19 1:53 PM The renovation of the chillers resulted in a 5% overall energy use reduction. and complete rebuild. n

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advertorial

Maintaining properties to make a difference

F

acilities management is a core part of any property business as it is about good impressions.

Broll has helped entrepreneur Letty Ngobeni of Integrico to put her best foot forwardBroll Property Group is one of Africa’s leading commercial property services companies. Broll’s services include auctions and sales, corporate real estate services, industrial, investment and office broking, as well as property management, retail leasing and projects and shopping centre management, valuation and advisory services.

Facilities management Broll Facilities Management is one of Broll’s most successful divisions. Dedicated to the co-ordination of functional space, this allows their clients to focus on their core business. In addition to being property management agents for a portfolio of blue chip corporate and industrial property buildings, Broll Facilities Management is responsible for turnkey outsourced management to facilitate improved core business delivery for corporations.

With operations across sub-saharan Africa and its afiliation to international real estate and other unrivalled global market knowledge to benefit clients. Says Malcolm Horne, Group CEO of Broll Property Group: “We are committed to empowering small business development. To this end, we partner with SMMEs across all sectors in our business by providing training and support as a catalyst for empowerment and job creation.”

Entrepreneur Letty Ngobeni of Integrico is a “success story” where Broll has empowered her business through training and mentorship in line with skills needed in Broll’s Facilities Management operations.

Broll Facilities Management’s system successfully implements a skills development programme while servicing their clients’ requirements.

“Our MTN portfolio led us to Ngobeni and this partnership grew from her managing one site to overseeing a number of MTN sites nationally on behalf of Broll,” says Broll Facilities Management portfolio director Mel Barends.

Aug / Sep 2016 FM

30

Q&A with Integrico owner Letty Ngobeni

What services does Integrico offer?

Building maintenance, cleaning services and garden services. We provide Broll with a full range of maintenance services (such as building and electrical installation and maintenance). We offer plumbing installation and maintenance, roof leakage detection and repairs. We do damp and waterproofing, dry walling, partitioning, ceilings and painting.

When did you launch?

I started Integrico in 2007. I did several industry-related courses and I am an entrepreneur. My secondary school teacher experience in business economics, accounting and organizational management provided me with grounding to build and grow the business.

Why this business?

To care for properties and for the love of clean, well-maintained buildings and gardens. We understand that a company’s property is more than monetary value but is an extension of its brand, employees and stakeholders. One of a company’s key investments is the value of its buildings.

The physical image of the company is a mirror to the world, that is why we partner with companies to extend the value of their properties both inside and outside thus bringing to life Integrico’s brand promise “on hand on time”.

Do you have a typical building maintenance team?

We have qualifed technicians, plumbers, electricians and handymen, supported by experts with area managers, project managers and operations managers. Broll is contracted to render facilities management for MTN, which they outsourced to us.

Our footprint extends to all MTN corporate buildings, retail stores and privately owned stores including malls and airports in SA. We have a staff complement of about 100 employees including 40 women.

How do they operate?

We add strategic value to Broll in a number of ways: we work with companies to maintain their buildings sustainably and responsibly. Our approach is proactive, starting with a building audit, maintenance, rollout

and implementation plan. For instance, a professional handyman is assigned to the site, supported by experts. Technicians are allocated based on the building audit.

All maintenance issues are attended to instantly, which allows the client to focus on their core business without being concerned about maintenance issues, small or big.

Who are your clients?

Broll is our biggest client; we service MTN SA on their behalf. We provide a full spectrum of maintenance services to other corporate clients including SABC in Pretoria (cleaning services) and Auckland Park (maintenance services).

Your company is 100% owned by a black woman, with a BEE level one rating. Why is that important?

It contributes to the transformation of the business landscape in SA. Building maintenance is the traditional terrain of men. Our entry in the maintenance industry proves that women can do it even better.

By our very nature we are caring, resilient and we pay attention to detail; we bring that feminine touch to our work. We successfully decommissioned a four-storey building in Sandton.We are starting to get offers from big companies for a stake in Integrico, which is probably an indication that we are doing something right. n

Green FM News

Big solar project for Zambia

E

nel, acting through its renewable energy divison Enel Green Power (EGP), has been awarded the right to develop, finance, construct, own and operate a 34 MW1 PV solar project in Zambia following the Scaling Solar programme first round tender launched by the state-owned investment holding company Industrial Development Corporation Limited (IDC). Mosi-oa-Tunya, which is located in Lusaka South Multi-Facility Economic Zone in southern Zambia, marks the entry of Enel in the country’s renewables market.

“This is a landmark award for EGP, underlining the consistent development of a gradually and well planned expansion in selected areas of the African continent where the company can play a key role in providing smart, efficient and sustainable energy solutions,” said Francesco Venturini, Head of Enel’s Global Renewable Energies division, Enel Green Power. “Our entry into Zambia – a country offering a very attractive investment proposition – is another step forward in this respect and we are proud to contribute to the Scaling Solar programme, one of the best-designed schemes for renewables in Africa.”

Enel will be investing approximately 40 million US dollars in the construction of the new PV plant, as part of the investment programme indicated by the company’s current strategic plan. The project will be supported by a 25 year-long power purchase agreement (PPA) for the sale of all the energy generated by the plant to the state-owned utility ZESCO. The project, which will be owned by a special purpose vehicle (SPV) in

which IDC will maintain a 20% minority stake in line with tender’s regulation, is expected to enter into operation in the second quarter of 2017 and will generate around 70 GWh per year.

Zambia is characterised by a strong growth in electricity consumption (with an average of around 5-6% per year) and the need to diversify its energy generation mix which is dominated by hydro. The country also aims to increase the security of supply, improving service quality and encouraging the electrification of rural areas. In this context, Zambia’s government has launched a

set of initiatives to promote the development of generation capacity from renewable sources, focusing in particular on photovoltaic power, with the goal of installing up to 600 MW within the next two to three years. Round 1 of the Scaling Solar programme carried out by IDC is part of these initiatives and provides for the development of two PV projects with a total capacity of up to 100 MW; IDC has structured the tender according to the Scaling Solar initiative developed by the World Bank, with the International Finance Corporation (IFC) acting as advisor. n

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