FM Nov-Dec 2016

INCORPORATING

ISSN 2071-9299

NOV / DEC 2016

FM No. 011

WHY FLOORING MATTERS

THE DRONES ARE COMING

NEW PRODUCT TECHNOLOGIES AND MORE READILY-AVAILABLE MANUFACTURING PRODUCT INFORMATION

NEW AND UNIQUE APPLICATIONS FOR THESE DRONES.

SAFETY FIRST MANAGING AND PREVENTING HEALTH AND SAFETY THREATS AND RISKS TO ALL USERS OF THE FACILITY

Trust Servest with all your facilities management requirements

EDITOR’S COMMENT

Phil Woods

The year is out!

2

News & Products

6

Getting to grips with FM

9

Safety should come first

13

Put your butt into it

14

“Prato” and the Site Visit

17

Why flooring matters

22

Watt your future retail space would cost

24

The drones are coming

26

Water – it’s a problem

30

Quantity surveyors go ‘green’

32

Solar farms move to the cities

S

o the year is almost over, many of you will be making changes and improvements to your buildings over the Christmas break, taking advantage of empty buildings etc. and we wish you every success in those projects. For those who are able to get away over the festive season, have a great time.

In this issue we have some great insights into health and safety and all its details, a very important topic for all and we hope you find it helpful.

The drought is still with us and showing no real signs of changing in the near future. The FM industry can and should be doing as much as possible to help in cutting wastage in water and we expand a little on this topic plus a few ideas on water savings.

Most people tend to think of drones as either something the military use for various clandestine purposes or for the film and photography industry. Plus of course, many kids are hoping for one from Santa. However, there are major advances in using this equipment in the facilities management industry and we focus on two innovative applications on page 24.

We hope that all you read in the magazine is useful to you and that if you have any comments or suggestions please do let us know.

Our next issue is the Jan/Feb 2017 one and we will be looking at the Internet of Things and its place in FM plus the thoughts and ideas from some local and international facilities managers on what 2017 holds for the industry.

Phil

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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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Nov / Dec 2016 FM

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NEWS & PRODUCTS

Business unit upgrades dust collection system at Idwala Lime plant

E 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.

nvironmental solutions business unit John Thompson Air Pollution Control (APC), a division of ACTOM, recently won a fast-track turnkey contract to upgrade the dust collection system of one of the main kilns at Idwala Lime’s production plant at Danielskuil in the Northern Cape.

The new system, for which John Thompson APC was awarded the contract in May this year, was delivered on schedule at the end of September to enable it to be installed and ready to go into operation at the beginning of November.

The contract, worth over R30million, involves converting the original dust collection system comprising an electrostatic precipitator (ESP) serving the plant’s No 7 kiln to a reverse pulse bag filter system capable of reducing emission levels to below 20mg/m3 in accordance with environmental legislation due to come into effect in 2017.

“In redesigning the dust collection system for our bag filter system, the casing of the ESP is retained to

O

pen-plan offices can work if data about a workplace, organisation and its employees is used appropriately and shrewdly, an academic told this week’s Workplace Trends conference.

Dr Kerstin Sailer, a lecturer at the Bartlett School of Architecture, said open-plan offices were experiencing a renaissance as technology companies in Silicon Valley were setting the trend for “increasingly large open floor plates”.

While the downsides of openplan offices related to noise, lack of concentration and privacy are well documented, other evidence,

August 2014 Nov / Dec 2016 FM jFM

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be adapted to house the tubular filter bags. This is a cost-saving solution for the customer without any reduction in performance efficiency,” commented Raymond Hopkins, Project Manager on the contract.

The bag filter system will be operated by a 2050mm diameter

double-inlet double-width customised induced draft centrifugal fan designed and manufactured by ACTOM’s specialist ventilation fans business unit, TLT ACTOM. The fan, made of highly wear-resistant Weldox 700 steel will be driven by a 670kW electric motor.

Sailer suggested, reveals it is a more complex scenario and that depending on the spatial openness of the floor and how it is used, such spaces could lead to better communication and collaboration.

“It also boils down to the details of the floor plan as that’s one of the levels we hardly look at to see what departments like, for example, advertising might need – or there might be different cultures within advertising which may indicate there needs to be another kind of floor plan. What is the effect of that layout option on that organisation? So the nuanced view is very important.”

Sailer added that the complexity and nuance of what was required to make an open-plan office work was often what hindered their potential success.

She said: “The difficulty is there’s not a predictive model; it’s not like a machine and that’s why it’s slightly difficult to enact. If you have a big floor plate, then it is likely interactions will not reach across the boundaries of the unit whereas if you are in a small one it’s very likely communication could reach out – but if it’s a medium one it’s harder to say. That lack of predictive power makes it difficult to implement in practice.

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AUG / SEP 201

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INCORPO

FM No. 010

TRENDS SHAP ESTATE AND ING REAL FACILITIES MANAGEME NT

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NEWS & PRODUCTS

Two-thirds of British workers say they are at their most productive working in the office.

W

orkplace consultant Peldon Rose’s survey of more than 600 predominantly London office workers also shows that half of the respondents say remote working makes them feel stressed and disconnected from colleagues.

Other results in the survey show that 91 per cent say they value friendships in the workplace, and eight out of ten (80 per cent) think these work friendships boost their productivity.

It also found that collaborative workspaces help workers to bond with their colleagues – about half said that open-plan offices (53 per cent), informal break-out areas (50 per cent) and communal social spaces (49 per cent) are important to building and maintaining these “vital relationships”.

Facilities and design and good IT infrastructure (83 per cent) are important for increasing productivity in the workplace, along with quiet zones to concentrate (69 per cent), informal break-out areas (67 per cent) and personal technology (66 per cent).

The researchers recommend hybrid workspaces whereby a variety of spaces are available in the workplace including collaborative working zones, quiet spaces and more personalised areas to work. Most workers (55 per cent) say they wish they were more trusted to manage how and when they

work. The report states that this flexibility should be “a critical concern for businesses”.

Providing home comforts at work “is vital to boosting productivity and the ideal for the future is that workers would hardly be able to distinguish their office from their home”, adds the report.

It recommends that fully fitted

kitchens, coffee and juice bars and shower rooms should become “a norm”, and that taking a ‘power nap’ in a sleeping pod or nap room will be part of the new office culture. If workers still need to relax, then rooms decked out like a garden to boost oxygen levels and improve mood would be on hand.

Women in FM triumphant at BIFM awards

F

emale facilities managers took the top individual honours – either by winning or being highly commended – at the recent BIFM Awards ceremony in London.

The annual event saw the introduction of three individual categories – Newcomer of the Year, Manager of the Year and Leader of the Year – to replace the single ‘Facilities Manager of the Year’ title.

Pleun van Deurssen, facilities manager with Incentive FM, took the Newcomer award with Sodexo’s Charlotte Miller highly commended.

The first recipient of the Manager

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of the Year award was Suzanne Beck, facilities general manager for Carillion’s Barts NHS Trust contract. Highly commended in the same category was Cova Montes, contract manager for the National Theatre with Emprise Services.

Finally, Skanska’s managing director Katy Dowding was awarded the inaugural Leader of the Year title.

In the lifetime achievement category, ISS operations director Keith Glennister was recognised for his many achievements spanning forty years in the profession.

Glennister is set to retire at the end of this year

NEWS & PRODUCTS

Manage your billboards

M

any buildings have billboards and other media and Bidvest Facilities Management, have introduced a new focussed offering - Structure Integrity Inspections - in responce to the demand in the industry to ensure that all large structures, such as billboards, masts, and towers are safe and compliant with health and safety standards.

According to Derek Jack, the increasing amount of incidents as a result of structures not been inspected on a regular basis, has led to the company offering this service to a broader market and not just the telecommunications sector. “There are thousands of outdoor billboards that populate public places, be it on our roads, in our shopping centres and airports. It’s critical that these large structures are annually inspected to ensure they remain safe and compliant with the Occupational Safety and Health Act (OSHA).

“Regular inspections and preventative maintenance services

ensures the safety and longevity of these structures, saving both cost and effort in the long term as well as preventing reputational risk in the event of a structure failing. You need to know the status of their condition in order to make the most cost-effective decisions regarding repairs,” he adds.

The Company has a team of highly skilled technicians that are certified in non-destructive testing, fall arrest and basic rescue.

They will inspect, conduct maintenance and deliver full reports on masts, towers, billboards and other structures countrywide, and even in remote areas.

The inspection includes the structure base, body, ladders, fall protection system, top section, loading and peripheral equipment, such as antennae, and non-destructive testing.

Jack says that their team will further validate your equipment is being used correctly for its intended purpose and they will notify you about any vandalism, theft or removals of equipment and or structures.

“The team will do a condition assessment using digital photo evidence to show you where repairs are needed,” he says. “Based on this, we will make recommendations for remedial work and options to avoid major expenses incurred by the lack of timeous maintenance. The assessment includes a magnetic particle examination where required.”

The technicians then conduct minor preventative maintenance and make recommendations for replacement, purchasing and installation of parts or equipment. Lastly,

the team submits a detailed inspection report electronically from site to a central office where quality control takes place and finally reports issued.

“Records of inspections and corrective actions are stored in our database where you can access the information from.

“With our Structure Integrity Inspection service you get the peace of mind knowing that all your structures, be it an advertising billboard or telecommunication mast, are safe and compliant,” says Jack.

Need for imminent new FM standards “acutely felt”, claims ISO

D

espite being one of the fastestgrowing professional and operational disciplines worldwide, FM still suffers from “a general lack of knowledge and awareness”, claims the International Organisation for Standardisation (ISO).

Work on the first two ISO standards for facilities management

SMART END-TO-END FACILITIES MANAGEMENT

has finished and the forthcoming publication of ‘ISO 41011, Facilities management – Vocabulary’ and ‘ISO 41012, Facilities management – Guidance on strategic sourcing and the development of agreements’ will be of great benefit to the wider sector, the ISO claims.

A further new standard ‘ISO 41001, Facilities management – Management systems –

Requirements with guidance for use’, is currently under development. This new standard is meant to “further increase awareness and support the development, implementation and maintenance of effective facilities management regimes in all sectors of industry and commerce worldwide”.

Stan Mitchell, chair of the ISO/TC 267 technical committee, argued that “ISO 41001 will help to clarify

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the ‘what’ as well as the ‘why’ FM is a strategically important discipline to all organisations in the management, operation and maintenance of the workplace, its assets and operational efficiencies.”

The need for standards against which an FM organisation can be assessed and measured is, the ISO claimed, “acutely felt the world over”

NATIONAL SUPPORT. 24/7/365 CALL CENTRE. 012 641 8000 sales@bidvestfm.co.za www.bidvestfacilitiesmanagement.co.za

OUR FOCUSED SOLUTIONS INCLUDE: Energy & Utilities Management

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FM MANAGEMENT

GETTING TO GRIPS WITH FM

The Managing of Facilities can become quite complex unless you have the knowledge and skills to implement Policies, Processes, Systems and co-ordinate resources within the Built environment that meets organisational requirements. For most organizations, Facility costs rank within the top 3 expenses and this has been my experience over the last 13 years in FM.

T

hus it becomes imperative to look at Facilities Management in a strategic way and incorporate it into your organizations Strategic Plan. What is mostly seen as an expense can actually be turned into a profit center if FM is managed correctly.

1. When developing your Strategic FM Plan I recommend you focus on the following although its not exhaustive: 2. Strategic Planning - Here you need to focus on the outlook for the future unfortunately most Facilities Manager are so busy fighting fires that occur during day to day operations that they never get around to it. Developing your strategic FM plan takes considerable time and application of thought.

It also involves discussions with various departments to understand their requirements and suggestions. Once this is done you will incorporate this with the organisation goals, policies and processes taking the operations into consideration.

3. Bench Marking - The reality is that most organizations believe they are doing everything right but how would they really know if they dont benchmark FM services, costs, quality, operations, energy etc against other similar Buildings, organizations and the market. You need to measure if you are behind the benchmark and where the gaps are. But benchmarking also needs to look at resourcing and how others are doing it. Is your FM team to heavy or too lean are the

Nov / Dec 2016 FM

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kind of items to measure against. The collection of data is time consuming but well worth the effort in the end as informed decision can be made on operational and cost efficiency. More over the process of benchmarking must be used a a learning experience as you might be surprised what you will uncover.

4. Workplace Strategy - Looking at the Workplace strategy will allow you to identify the needs and requirements of employees. Efficient use of space will contribute positively to the bottom line.

It will also provide employees with a happy place that they like to come to each day. With the new form of working due to technology advances many organizations are scaling down the traditional office environment which also reduces property costs.

5. Policies and Procedures - Document policies and procedures are good only if it is implemented. Thus written documents serve as training material for employees and also provides a process that can be audited to measure performance.

6. Outsourcing vs In-sourcing Facilities Management - There is no hard and fast rule and here. Outsourcing Facilities Management services to a specialist FM company can be viable but so can in-sourcing if done correctly.

Each organization is different and thus

Mel Barends Broll Facilities Management Services the costs, risks and benefits need to be carefully assessed. The main issues to look at is do you have the FM systems, Infrastructure, support, skills and competencies to manage in house. If not the outsourced option can be a viable solution to drive efficiency in operations and cost reductions.

7. Performance Management - Managing performance is one of the most important things you can do to drive continuous improvement to your services. the most important thing you can do to improve your service and processes. If you don’t measure results, you don’t have solid management information that enables you to make informed decisions.

Customer Service - Customer service is critical in ensuring a workplace conducive to optimal performance.

Its hard to measure customer service but surveys are key in identifying the perceptions of end users. n

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HEALTH & SAFETY

SAFETY SHOULD COME FIRST It sounds simple and straightforward: the facility manager is responsible for managing and preventing health and safety threats and risks to all users of the facility – both visitors and employees.

However, the scope of risk is so broad that the importance of understanding hazards, undertaking assessments and implementing the necessary strategies to ensure ongoing compliance, is often underestimated.

By Helena Raats

H

ealth and safety encompasses risk assessment for all workplace-related hazards including materials handling, fire safety; pest control, security and all related occupational health and safety compliance issues. A proactive approach to implement a proper Safety, Health and Environment (SHE) strategy can not only save lives, but also avoid costly litigation issues that could arise due to perceived negligence.

Proper SHE management of an industrial, commercial or retail building includes not only the actual buildings, but also all of the outside areas such as parking and access roads, outbuildings and any equipment located on the property.

However, ultimately the foundation of a proper maintenance and risk management strategy is dependent on the person responsible for implementing it, usually the FM or a dedicated health and safety manager.

Having a detailed facilities SHE strategy document which is continually updated, is

the way to ensure that nothing falls by the wayside. The FM or safety manager needs to work with the documented plan on a dayto-day basis to guide the maintenance procedures and risk management operations. As maintenance and inspections are performed, the document becomes a work progress that is updated daily – tasks scheduled and follow-up notes should be included to ensure that all the required changes have been made.

Plan for failure Full compliance with all SHE-related issues can be daunting and government departments often overlap when it comes to legislation.

Clear guidelines are available to developers and facilities managers and can be found in among others, the South Africa’s Building Regulations, the Occupational Health and Safety Act, the Explosive Act and the Fire Brigade Services Act. Inspecting an industrial, commercial and retail property has become a specialised skill set that many consulting companies offer or

Nov / Dec 2016 FM

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HEALTH & SAFETY

individuals specialise in.

When faced with developing a strategy or keeping in mind that an inspection could impact on productivity, it is often necessary to seek professional advice. A company specialising in facilities management and/ or risk assessment can not only recommend improvements to the current strategy, but offer the facilities manager the opportunity to benchmark effective management policies against similar facilities and global standards.

Hire a reputable, government-approved assessor to do the required checks. Once the facility has met all the requirements, the manager should make sure all the relevant certification is in place (keep copies of it on file at the premises). Also, find out how often one should repeat the process in order to minimise risk and stay on the right side of the law.

Covering all bases Commercial and industrial buildings have a higher level of safety and access requirements than residential buildings because they are used by members of the public as offices, retail space, factories, warehousing and the like.

Risk management means catering to all safety aspects from covering the needs of all

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people that may use the building and grounds, including access for those with disabilities. Let’s look at the basics covered by risk management.

Floors: Most accidents occur on flat surfaces, which means floor safety should be checked several times throughout the day. This means the regular cleaning up of any spills, the inclusion of anti-slip products and safety tape applied and all obstacles (trip hazards) cleared from hallways, stairways and entrances.

Stairs must be safe to use by applying non-slip treads, carpeting and other coverings.

Lighting: Proper lighting not only adds to the security of the facility, especially in crime prevention when it comes to employees using parking areas in the evening. Injuries due to darkened parking areas or crossings could lead to liabilities and accidents.

Is the facility well-lit? Do regular checks for burnt-out lights and replace where necessary.

It is interesting to note that proper lighting can also play a role in creating a more productive working environment for those working in the building (be it employees, customers or visitors).

The newer generation lighting solutions offer a variety of brightness levels, colours and more leading to a better work environment.

“

When faced with developing a strategy or keeping in mind that an inspection could impact on productivity, it is often necessary to seek professional advice.

HVAC systems:

“

Ensure that CCTV-cameras, access cards and booms are working and used to create an effective log. Install basic safety measures apart from the alarm system, shatterproof glass windows and panels and proper locks should also be installed.

Is the equipment, such as heating, ventilation and air conditioning, in working order?

The Heating, ventilation and Air-Conditioning (HVAC) systems in buildings are a major cost centre in commercial buildings. Let’s face it, HVAC systems are complex. Their various connected parts can even harbor biological contaminants including mould, mildew, viruses, bacteria and the droppings from rodents, cockroaches or other pests. Just as a HVAC system can spread air, it can spread contaminants. Even bacteria and viruses such as measles, influenza, tuberculosis and Legionella, which are transmitted via air, can flow through a HVAC system (remember the woes of sick-building syndrome?).

Security: With South Africa’s escalating crime statistics, it has become common practice for commercial ventures to invest in a detailed security system to protect their tenants.

Commercial or office parks renting to multiple tenants generally have a security strategy in place that links basic office security (including intrusion detection via an alarm system), access control, CCTV as well as emergency contingency plans (in case of fire)

together. What points of access are there in and out of the property? Is the property or facility safe and secure?

Ensure that CCTV-cameras, access cards and booms are working and used to create an effective log. Install basic safety measures apart from the alarm system, Shatterproof glass windows and panels and proper locks should be installed.

Access roads and walkways Ensure that signage is kept current and that the road is maintained. Warn road users of possible potholes and ensure that warning signs are clearly visible with regards to speed, parking and pedestrian crossings.

Put up a visible banner or sign on walkways if the ground settlement is raised or tree roots present a trip hazard. Fix any hazard that could offer a safety threat as soon as possible or cordon the area off clearly.

Water safety: Swimming pools and water features are often the cause of a liability injury. Water features and pools should be fenced off and signage should be visible warning users and visitors of the danger. Ensure that every precaution is taken to ensure that no tragedy can occur.

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HEALTH & SAFETY

the person should be readily available during normal working hours. For retail and commercial office buildings, there should be one first aider for every 100 employees. For other buildings, one first aider for every 50 people is enough.

Where hazardous chemical substances or biological agents are used, handled, processed or manufactured, the first aid worker should be trained in the first aid procedures that are necessary for the treatment of injuries that may result from such activities.

For a comprehensive list of what a first aid kit should contain visit www.labourguide. co.za/health-and-safety/720-update-first-aidand-aid-boxes

Hazardous materials: Does the building present any dangers associated with any material considered hazardous? Perform regular facility inspections, safety assessments, and on-site audits of work and storage areas to ensure that safe practices are followed. Review storage arrangements of all hazardous substances. Improper storage methods could present a fire hazard (especially flammable materials in contact with heat sources). Hazardous materials can include gases, liquids or solids.

Waste management: 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.

Fire Risk assessment: A vital component of any commercial building is a proper fire protection system and plan to ensure employees, clients and assets are protected. The three main causes of fire are arson, electrical and heating equipment.

Legislation states that all commercial, industrial, health care and hospitality buildings (including accommodation facilities) have a requirement to install and maintain fire safety equipment.

Ensure there is adequate fixed and portable fire-fighting equipment available on site (and that the equipment is maintained on a regular basis).

Extinguishers and sprinklers must be maintained and inspected at regular intervals to ensure that the system is in working condition.

Chubb reports that compliance with fire legislation is not limited to buildings. Legislation applicable to vacant properties, provision of fire breaks and vehicle transporting dangerous goods is also covered by the law. “Your fire risk assessment should be reviewed and updated

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Insurance coverage: continuously to keep it a live document,” reports Chubb. “In particular, it should be updated following any change in premises, processes or the number of people employed, or if you have a near miss or a real fire. It is good practice to review it at intervals not exceeding 12 months.”

No matter how well you prepare for all possible SHE possibilities, there will always be a possibility of something going wrong.

Facility managers should ensure the company has property, liability, loss of rental income/ business interruption, flood and premises liability coverage.

Emergency evacuation plan:

Documentation and record-keeping:

Confirm that effective procedures are in place to ensure that all personnel on site, including those with special needs, can evacuate safety in case of an emergency.

Ensure that all escape routes are clearly indicated. If there is a serious fire, the evacuation measures you put in place can ultimately save lives. Time is of the essence, so it’s important that your employees are familiar with the evacuation plan.

If necessary perform drills to ensure that all employees know what to do in the event of a fire or any other disaster. Do they know the number of the nearest fire brigade or emergency services? Are all fire escapes and exits clear of furniture or anything that may prevent someone from getting out?

Taking the appropriate fire safety measures can not only save lives, but it could also mean the difference between minor damages or the ruin of a facility.

First Aid: Ensure that you have adequate first aid resources on hand, this include trained personnel, equipment and kits. Regulation states that “an empoyer shall take all reasonable steps that are necessary under the circumstances, to ensure that persons at work receive prompt first aid treatment in case of injury or emergency.”

Where there are more than 10 employees, the employer needs to appoint a ‘first aider’.

This is a compulsory legal appointment and

Ensure that all relevant documentation and records are maintained in a current and valid state and is available for review at any time.

Understanding workplace legislation, and how to comply, is vital.

Pest control: Thorough inspections should be carried out to ensure that pest control is maintained and to ensure structural pests are dealt with (these include rodents, flies, ants, fleas, silver fish, wasps, termites, ect).

Work with the building Most commercial buildings or industrial facilities have an existing Building Automation System (BAS) in place to control the lighting, HVAC (Heating, Ventilation and Air Conditioning) and power systems, fire systems and security systems. This can go as far as including plumbing, electrical, water, elevators, fire safety, telecommunications, elevators, ect.

A BMS is a powerful tool that consists of hardware and software solutions that are internet-enabled. These systems assists facilities managers in the day-to-day smooth running of a building. The BMS can now link into or integrate into security systems such as access control, closed-circuit television (CCTV) systems, motion detectors and alarms (including fire alarms). Security personnel can monitor the building live or via recorded media and open or close doors. n

HEALTH & SAFETY

PUT YOUR BUTT INTO IT. Smokers are a drag for property owners – they litter, they hang out at the entrances smoking which is unprofessional and gives off a poor, not to mention smelly, first impression of a company and they even start fires. It has also become acceptable behaviour to put cigarettes out in office plants and corporate gardens.

A

ccording to the World Health Organization Report on the Global Tobacco Epidemic 2015 – 19% of the South African population above the age of 15 smoke tobacco products.

A company that employs 5,000 people has, on average, 950 smokers. If each of tobacco users smokes 10 cigarettes a day that’s 9,500 cigarette butts. Which means someone is responsible for 285,000 cigarette butts a month!

Currently, the South Africa law dictates that: No person can smoke a tobacco product: i. In a public space ii. In any area within a prescribed distance from a window of, ventilation inlet doorway or entrance into a public space.

Presently, there is no ‘prescribed distance,’ although the health minister recommends a minimum distance of five metres. According to the Tobacco Product Control Act of 83 of 1993 the property owner or employer is responsible for designating a compliant smoking area to control the cigarette litter on the property.

Property owners are encouraged to invest in designated smoking areas for the health of non-smokers, to protect the integrity of the building’s grounds. Designated smoking areas are not meant to encourage smoking but rather promote respectful smoking habits and the correct disposal of filters.

Smoking area specialists supply ashtrays of a variety of shapes and sizes to suit the space. There are companies that service ashtrays – collecting the litter in a safe hygienic way.

Smoking shelters are commonly utilised in Europe because of weather and strict health and safety regulations. In South Africa Ash n Ad can custom design smoking shelters with greenwalls filled with monoxide filtering plants that filter the air of pollutants produced by tobacco products.

Cigarette butt litter is a smoking gun for facility management companies. In the future the biggest kick back for cigarette litter is going to come from landscapers and garden

maintenance contractors who will start billing for hours wasted picking up cigarette butt litter instead of gardening. The world is also becoming increasingly more environmentally aware and non-biodegradable cigarette litter will have to be disposed of in a safe and eco-friendly manner.

Put your butt into it and designate a smoking area. n

By Craig Burgess & Georgina Lockwood of Life Green

• They stop smokers hanging around the building entrance.

• A smoking shelter allows smokers to still smoke outside despite weather conditions.

• Allows cigarette filters to be disposed of correctly as they are non-biodegradable.

• Stops cigarette litter from building up in office plants and in the gardens.

• Prevent fires.

• Complies with South African smoking legislation.

• Creates a considerate and respectful environment for smokers, whilst not disturbing other employees.

Did you know that if you plant a bamboo palm or a Schefflera by a designated smoking area they filter carbon monoxide out the air produced by smokers.

Nov / Dec 2016 FM

13

FM MANAGEMENT INSIGHT

“PRATO”

AND THE SITE VISIT

Nov / Dec 2016 FM

14

One of my tenants had a VIP visit coming up and they were looking to create the best impression that they can. Much depended on their own efforts of course, but as the FM team for the site my colleagues and I could also make our contribution.

By John J Bowen-Thatconsutlantbloke.com

T

he question is how far do we go to help? There is a service level agreement in place so we could just do what we are contracted to do, but I am not comfortable with that route because there is a time to do what you need to and there is a time when you do it right.

Many years ago I was a young man employed on a management training scheme by a national wholesale company and on one of my placements I was assigned to the transport manager at one of our depots.

Management trainees were supernumerary bodies and were fair game for dirty jobs and I was told to mop the floor and clean the windows. With the job done Ted, my boss, asked me if my last job had been at sea, but he would not elaborate.

Over the couple of months I worked with him he often made references to my having worked at sea (I hadn’t) and gradually worked in the expression “porthole cleaner”. He also would quote his former commanding officer (like most of the management of that era he was a WW2 veteran) on the subject of “Prato”. In my ignorance I thought that he must have meant Plato, but none of it made much sense and I didn’t pay him to much attention until the time came for me to move on when, out of the blue, he announced that we were going down the ‘pub to see me off.

Over a pint he explained that I was a porthole cleaner because I didn’t do the corners when I mopped the floor or cleaned the windows, but that wasn’t necessarily a bad thing due to “Prato”. You can do 80% of the job in 20% of the time, he told me, and that was good for priorities, but that when it really mattered you had to spend 80% of the time doing the job right; if I could remember anything I needed to remember “Prato’s rule, (it was ten years later in my IT days that I realised I had misheard his Cockney and that he had been talking about Pareto).

Like many lessons that I have learned that one took me a while to understand, but as I moved up the greasy pole of management I began to understand that there is a need to balance priorities; that there will be times

when 80% is a good enough number to hit, but at other times you need to do a lot better and that to do so you need to manage your resources effectively. Ted taught me another lesson in my time with him that I have used a lot over the years and that was again credited to his former CO; “Know your enemy”. He didn’t mean it in the sense of enemies in this context because he was talking about the Depot Manager and his Assistant together with any other members of the company’s “Brass” that might descent on us.

What he meant was to know what their priorities were and make sure that you covered those and he also applied that thinking to customers. His plan was to reduce the risk of complaints so that he and his team could get on with their jobs with a minimum of hindrance. “Grab yer duster ‘n give the fourth and fifth shelves a flick; Lanky’s ‘is on his way round later” he would shout. “Lanky” was the assistant depot manager and, like me, was over 6 foot tall, so the shelves in question were at eye level for him. If they were dusty he would see it and investigate further so my quick flick around would head off any deeper investigation into our cleanliness. On the other hand the depot manager was a foot shorter and so lower level hygiene was required,

Vilfredo Federico Damaso Pareto (15 July 1848 – 19 August 1923) was an Italian engineer, sociologist, economist, political scientist, and philosopher, now also known for the 80/20 rule, named after him as the Pareto principle.

Essentially, Pareto showed that approximately 80% of the land in Italy was owned by 20% of the population; Pareto developed the principle by observing that about 20% of the peapods in his garden contained 80% of the peas.[3] It is a common rule of thumb in business; e.g., “80% of your sales come from 20% of your clients.” Mathematically, the 80–20 rule is roughly followed by a power law distribution (also known as a Pareto distribution) for a particular set of parameters, and many natural phenomena have been shown empirically to exhibit such a distribution

should he be on the prowl and so it went on.

It wasn’t that the place was filthy, far from it, but it was a working space that got dirty over the day and Ted wanted to have the cleaning done when he wanted it done and not when someone else demanded he do it, usually at an inconvenient moment. Know your enemy and put “Prato’s” rule into action.

And so for our upcoming site visit there has been an element of doing a few things out of sequence so that our tenant, our client, will get a quiet life and, again I can speak from experience, will hopefully get no complaints. I hope that they might even get a bouquet, but me; I would settle for them just having no comment. n

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16

RATING

FLOORING

WHY FLOORING MATTERS

New product technologies and more readily-available manufacturing product information has property developers in the industrial, commercial and retail developments spoilt for choice when it comes to safe, durable and aestheticallypleasing flooring solutions.

By Helena Raats

R

ecent years have seen a plethora of flooring options opening up to the retail, industrial and commercial market in the form of standard tiling options and heavy-duty carpeting options which have traditionally been used as classic flooring solutions. Not only has standard sizing changed, but also shape, texture colour and now more material options are available.

When choosing a proper flooring solution, property developers want a product that will last between 20 and 30 years, with minimum maintenance and easy replacement.

What’s available?

Most flooring manufacturers now also offer tools to allow developers or Facilities Managers (FMs) to calculate a product’s life cycle cost as per its application. FM’s have become adept in gaining the necessary information on flooring maintenance and replacement costing for long-term planning to make informed decisions. While the trend has

Flooring is the single largest element in any room and can have a dramatic effect on the overall interior presence of a space. This is true visually, but also through the intimate interaction between a person’s every footfall and the surface beneath them. In this way, flooring is powerful and pervasive element in any design.

– The best office flooring solutions, www.about.com.

Nov / Dec 2016 FM

17

FLOORING

Nov / Dec 2016 FM

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seen a return to a more simplistic and natural look (even if the natural look is achieved artificially via vinyl, porcelain or vinyl sheet goods laminated with wood prints), FM’s and developers insist on higher levels of durability while they also keep environmental sustainability in mind.

Luxury vinyl tiles: The World Floor Covering Association is based in the US and reports that emerging trends show that the fastest -growing segment in the flooring market has been Luxury Vinyl Tiles (LVTs). The beauty of faux wood products are that they allow the user to get an authentic look without long lead times, the high costs or the environmental guilt that sometimes comes with the use of natural products.

The same is true for the local market, reports the Southern African Wood Laminate & Flooring Association (SAWLFA). LVTs are fast becoming popular as a floor covering in all sectors. Vinyl flooring is made up of four distinct layers; the wear layer with UV-coating, the printed or decorative layer, a centre layer or inner core and a backing layer and are

known as ‘resilient flooring.’ The layers are often made up from rubber, linoleum (which is renewable) and vinyl composition tiling and are inherently water-resistant and fairly impervious to wet spills.

SAWLFA reports that if maintenance instructions are not followed correctly, this could cost FM’s the guarantee that comes with most installations. Dust, sand and grit – like with real wooden floors – can cause scratches.

Ceramic tiles: Ceramic tiles are generally less expensive than granite and these materials are made from clay and other sediments, which are baked into solid surface pieces. They are usually treated with a protective glaze layer, which can be printed to hold almost any image, pattern, or mix of colors that is desired.

Latest trends show that the actual size and shapes of ceramic tiles have been increasing, while digital printing technology also see tiles that mimic wood, fabric or even concrete.

Carpets: In office buildings, carpet tiles continue to be one of the forerunners in use due to not only its comfort and safety properties, but also its noise reduction abilities as well as warm aesthetics.

“

When faced with developing a strategy or keeping in mind that an inspection could impact on productivity, it is often necessary to to seek professional advice.

Nov / Dec 2016 FM

19

FLOORING

Carpet tiles are favoured for its design flexibility and sections are easy to replace, making maintenance hassle-free and costeffective. Carpets also offer easy installation and new designs now offer difference sizes and shapes. To appease developers mindful of sustainability, some carpet formulas even include recycled waste.

In its August 2016 edition, Floor Trends magazine reports that nylon is still the most prevalent fiber used in commercial applications as it provides wearability, abrasion-resistance and resilience. “It is easily cleaned and provides stain resistance, either inherently or by application.”

Cut-and-loop carpet styles have also gained popularity, in which the carpet pile is partly cut and partly looped to create a pattern and attractive finish.

Concrete: Polished concrete has made a come back in recent years as it can offer a modern yet rustic look and feel that works well in certain retail and corporate buildings. It is a relatively inexpensive option that uses either the existing subfloor or a fresh pour of concrete that can handle high-traffic situations.

Polished concrete mixed with special pigments and scribed patters to allow for a sophisticated finish. Advances in pigment chemistry offer sustainable solutions and can even offer patterns and strips to create a terrazzo-like finish. It is not only durable, but

Nov / Dec 2016 FM

20

easy to clean and environmentally-sustainable.

Natural products: Authentic wooden floors and natural stone remain timeless flooring options. Granite tile is viewed as a sophisticated natural option and can be purchased in smooth, polished finishes or rougher features. Slate stone is also a durable choice, but sandstone might not necessarily be able to deal with heavy traffic.

Authentic wood flooring (from new or reclaimed wood) offer a beautiful, warm finish.

It does, however, need intensive treatment and proper maintenance to ensure that it lasts.

Rubio Monocoat oil offers a durable colouring and protection for wooden floors.

Once the fibres are bonded with the oil, making only one coat necessary. Scratches and damaged areas are easy to repair, making maintenance easy.

Raised flooring According to Wikipedia, raised flooring or ‘access floors’ are types of floors that provide an elevated structural floor above a solid substrate (often a concrete slab) to create a hidden void for the passage of mechanical and electrical services. They are widely used in modern office buildings, and in specialised areas such as command centres, IT data centres and computer- and server rooms where there is a requirement to route mechanical services and cables, wiring and

“

Carpet tiles are favoured for their design flexibility and sections are easy to replace, making maintenance hasslefree and cost-effective.

“

While safety compliance is a broad topic, facility managers are responsible for the strategic and operational management of buildings.

electrical supply.

Pentafloor states that an access floor can be lifted up a section at a time: “Do your installations, and then close it up again. There is no need to disrupt the whole floor, so this makes life convenient for your service maintenance technicians.”

Safety first While safety compliance is a broad topic, facility managers are responsible for the strategic and operational management of buildings. Considerations include foot traffic numbers and the types of traffic like shopping trolleys, gurneys or simply shoes impact on the safety products used.

The Occupational Health and Safety Act makes provision for standards for employers and self-employed persons who have to adhere to these standards to prevent damage to their business. Sections of this Act it clearly states that every employer shall provide and maintain, as far as reasonably practicable, a working environment that is safe and without risk.

Prevention is often the best form of protection when it comes to flooring safety – marble- and terrazzo look polished, but can be slippery. In shopping centres, especially

bathroom areas, this may pose a threat and an anti-slip coat, film or tape must be considered. While FMs, no doubt, will have a cleaning crew on hand as spills will be cleaned up frequently, these non-slip products ensure safety.

To ensure a non-slip flooring option, companies like 3M and Slip No More have developed special products.

3M’s ScotchgardTM Resilient Vinyl Floor Protectors is a proprietary, non-yellowing, low-odour hybrid formulation that protects and enhances the floors’ natural appearance. It also offers a similar protector to concrete, marble terrazzo and other porous stone surfaces which offers a glossy, hard, dust repellent, chemical-resistant surface.

Slip No More also offer coatings that create a sealed beaded barrier that greatly increases the grip of the treated area. These coatings and anti-slip tapes added as safety features to stairs, ramps and entrances, are vital when considering that 65% of fall-related injuries are from the same level (flat surfaces). Slip No More reports that 80 workers are injured every day because of a slip, trip or fall! n Contact the Southern African Wood, Laminate & Flooring Association - www.sawlfa.co.za

Sweat your assets You’d be surprised how far the science of asset management has come in recent years.

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21

FM ENERGY

Nov / Dec 2016 FM

22

WATT YOUR FUTURE RETAIL SPACE WOULD COST The South African Council of Shopping Centres (SACSC) recently hosted its final breakfast presentation of the year with DeVilliers Botha of Solareff. The focus of the presentation regarded the future of energy supply in the retail environment in South Africa.

By Nathan Neethling

S

outh Africa’s main energy supply is derived from coal power stations with Eskom opening its first in Witbank as well as Colenso in 1926. South Africa has rich deposits of coal and as such close to 77% of South Africa’s energy needs are met by coal. This presents several dangers to the environment most notably, the increase in greenhouse gases released into the atmosphere. With an increase in greenhouse gases, there will also be an increase in global warming which is a crisis on a global scale.

Global warming is responsible for rising sea levels, droughts, above average rainfall and many other weather anomalies that have a tendency to wreak devastation in many countries all over the world.

In an effort to combat global warming researchers and organisations across the world are developing alternatives to fossil fuel power. These alternatives include the harnessing of the natural elements of water, sunlight and wind for use in hydro power stations, solar power stations and wind power stations respectively. China is currently the world leader in the use of renewable energy.

Over 290 Gigawatts is derived from hydro power while 150 Gigawatts is derived from wind power and finally 45 Gigawatts comes from solar power.

South Africa still has a long way to go before the country will be able to boast such impressive figures. However, plans are in place for future developments in the renewable energy arena with policies and targets in order to achieve these goals.

Renewable energy is viable in South Africa with wind and solar power in the forefront.

Hydro power however, is not sustainable due to the fact that South Africa is considered a dry country and also due to the current drought still wreaking havoc on crops and water supply a year after it started. However, even with the aforementioned water supply problems, the Ingula Pumped Storage

Scheme is almost at full capacity with the remaining generators expected to be brought into operation by 2017. The power station is located in the Little Drakensberg region crossing the Kwa-Zulu Natal and Free State border.

Present as well as future shopping malls in South Africa are aiming to incorporate new renewable energy sources into their electricity grid. This in an effort to lessen reliance on fossil fuels and the negative impact they have on the environment There are several plans put in place for this namely: • Using energy efficient building construction • Using energy efficient systems and appliances • Operations and maintenance of the renewable energy systems • Promoting a change in user behaviour Some of these innovative solutions include the installation of solar panels to the roofs of the shopping centre buildings.

Solar power is an ideal energy source due to the fact that South Africa is one of the most irradiated countries in the world with the potential to generate up to 2500 Kilowatt Hours per square meter. Some of the requirements needed for the successful implementation of solar panelling include large suitable structures and large capital investment with the benefit of shorter payback periods. The benefits include the fact that solar panelling is suitable for smaller scale deployment of between 10 Kilowatts and 10 Megawatts. The solar panels are also specifically designed to withstand the elements, however, extreme weather conditions can result in damage to the panels. Finally the panels boost the aesthetic appeal of the building. Some of the major constraints with solar panelling include shading issues caused by the earth’s trajectory of the sun and the panels also need to be in a certain position to maximise the available sunlight.

Defined as the total cost of installing and operating a project expressed in Rand per kilowatt-hour of electricity generated by the system over its life. It accounts for: • Installation costs • Financing costs • Taxes • Operation and maintenance costs • Salvage value • Incentives • Revenue requirements (for utility financing options only) • Quantity of electricity the system generates over its life

Wind power on the other hand is not as accessible as solar power and the requirements are vastly different.

Topographical requirements include the need for consistent wind. Large spaces are also needed to create sustainable wind farms with some windmills soaring 140 metres into the air. Wind power has the lowest Levelised Cost Of Energy (LCOE) of all the renewable energy sources at the moment. Wind power also has an all-round if somewhat variable supply. Some of the major drawbacks include a lack of suitable locations in South Africa. It is also not suitable for small scale deployment and finally noise pollution can be experienced with the use of wind power as well.

Botha is predicting that for retail space, the cost per square meter for electricity from conventional sources will continue to rise and by 2030 could be over R100 psm.

Further, with the public areas consuming up to 30% of the shopping centres energy needs, that could equate to a significant bill for the landlord. However, with onsite renewable energy production savings of over R21 could be achieved. n

Nov / Dec 2016 FM

23

FM TECHNOLOGY

THE DRONES ARE COMING Many of us think of Drones as either serious military equipment of platforms to allow cameramen to give us great aerial views of spectacular places. However, there are companies out there looking at new and unique applications for these drones. We focus on two of them, one here in Gauteng and the other in New York, both demonstrating great ‘out of the box’ thinking.

A

erial Vision Africa has a unique solution to solar panel maintenance, as COO Jacques Swart explains. “As businesses turn towards solar panels to improve the energy efficiency of their operations and environmental consciousness, they take on with it, the additional burden of their continued maintenance and upkeep.

We have a great solution.”

It is not uncommon to find large facilities with solar panel installations on their rooves in the hundreds, or even thousands. Finding a faulty or damaged solar panel in such large rooftop solar panel installations is not easy, and can oftentimes be a laborious and time consuming task.

Aerial Vision Africa, a Centurion based drone company, is able to identify faulty or damaged solar panels accurately and quickly, through the use of small multi-rotor drones equipped with advanced Infra-red thermal imaging cameras.

As the drone hovers over the solar panel installation, the thermal imaging camera provides a continuous video image to the operator. Fully functional solar panels are found to provide a nice uniform temperature distribution over their surface, whilst faulty or damaged panels are found to provide irregular or uneven temperature distributions, as illustrated in the figure below.

Nov / Dec 2016 FM

24

On a slightly different vein, the thermal imagery derived from this very same drone/ camera configuration can be equally as effective in identifying water damage during rooftop inspections, i.e. areas where water proofing has been potentially compromised.

And on yet another vein, this compact and powerful configuration can also be put to use to identify intruders that are lurking in the dark, or hiding in the bushes so to speak. For more details call 012 880 0145 or 072 171 1584

The Drone Guard Here in South Africa we have guards everywhere, guards for carparks, at the gate to any facility and guards at the reception area.

Plus, all sorts of operations where access, security and general monitoring of controlled areas are important.

We all know that there are occasions

“

And on yet another vein, this compact and powerful configuration can also be put to use to identify intruders that are lurking in the dark, or hiding in the bushes so to speak.

when visiting a facility, that you are required to check-in in some way and then to wait for a person to come to reception to escort you through to a meeting. At other times, you are waiting for access and the guard is nowhere to be found and you end up having to make a phone call just to get in the car park.

A company in New York has looked at this problem and come up with a unique way to speed up the process as Alex Shamy explains.

“As Kisi Labs is based in New York, we often have meetings in class A buildings where you have to wait in long lines to get a badge and have someone tell you where to go. You also hear of cases where these same security guards are caught sleeping on the job. Human error is too high for an industry perceived as foolproof.

We knew we could use technology to solve this, and that’s where the concept of Drone Guard came from.

“In the US, A-class buildings are tightly secured skyscrapers with more than 10 security personnel in the lobby. Supply of A-class buildings is limited and expensive, but commercial tenants often need the same level of security.”

The way the system works is very straightforward. When you invite a person to visit you at your workplace you send a meeting request.

Along with that you ask the visitor to email back a voice sample and a selfie. This information is then loaded into the automated system ready for the visit.

When the user shows up to the building and presses the ‘drone guard’ button, the drone

arrives at the front door and uses its camera to identify the guest using facial recognition.

If the drone cannot authorise the guest by facial recognition, it will prompt for a voice sample instead.”

The drone will then allow the visitor access through the electrically operated doors and escort them to the correct area. Simple, efficient and very modern. Once the drone has finished its escort duties it will return to a holding area where it connects to a wireless charging system.

The drone can fly in hallways, staircases, and elevators. Using Kisi’s access system, it can call an elevator and even control which floor to go to. It can also be set up by the tenant or in a multi-unit building by the landlord making this available to all tenants.

Following physical setup such as flight map and floor plan software is installed onto the drone, which then explores the building to verify the exact dimensions. Lastly, emergency procedures are set up and employees instructed about the drones and how to inform their guests.”

The Drones are programmed to keep a minimum distance of 150cm from any moving object to prevent any contact with guests or visitors. They are also restricted to flying within the building floor plan.

“As long as they are in wireless range, the drone can be used in large floorplans like warehouses.” If the drone loses contact with the wireless system it can be programmed to return to it’s last point of contact. n

Nov / Dec 2016 FM

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WATER MANAGEMENT

Nov / Dec 2016 FM

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WATER – IT’S A PROBLEM It’s been said before many times but I will say it again. Water is our most precious resource and we take it so much for granted. South Africa is considered a ‘water stressed’ country and there are still several million people who do not have access to tap water, many others do not have a tap in the household and share with the community. Plus, the poor condition of the delivery system loses as much as 30% of the supply.

C

urrently we have a drought in South Africa and everyone is hoping for lots of rain this summer to replenish the supply. However, at the time of going to print there has been very little rain so far. So is there anything that the FM industry can do to help the situation, either currently or in the future? Yes there most certainly is. Some require investment, others education and changes in work practice.

With electricity, people are very accustomed to looking at ways to conserve this resource, partly because the bills tend to

be a lot higher but also load shedding has created extra focus on this resource. If you start looking around your facility listing all the items that use water, you may be able to see instantly, areas where savings can be made.

You should look at a water audit and maybe employ a professional consultant to help if your consumption is high

Big changes, little changes.

Educate staff to ensure that taps are turned off fully and to report any dripping ones to the FM department. Ensure that ALL garden irrigation is turned off. If it is deemed essential

“

If you start looking around your facility listing all the items that use water, you may be able to see instantly, areas where savings can be made.

Nov / Dec 2016 FM

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WATER MANAGEMENT

that gardens are watered then use a hand held hose pipe. This allows for a much more effective and targeted delivery of water to individual plants. If you use a hose, make sure that the nozzle is fitted with a trigger so that it cannot be left running whilst unattended.

Toilet facilities are a major source of water usage. We all need to use them, however there are ways to drastically reduce their water consumption. All flush toilets should have a dual flush system and staff should be educated in using them correctly. It seems obvious, but a little bit of information circulated can make a big difference. Flushing urinals are a serious and unnecessary waste of water and there are various systems available to convert them so that they are waterless in their operation. Products such as the Lilydome from Planetsaver are a good example. And no, there is no unpleasant odour, they work and they save you money as well as water.

If you have a laundry or a restaurant there may be savings to be made their in the efficiency of the equipment used and the practices used in their operation could possibly be tweaked.

Nov / Dec 2016 FM

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Tracking the water There is an awful lot of technology available nowadays to help you track your water usage, smart meters that you can install in your pipe network which can help you identify excessive usage. Pressure sensors which can also give you additional control of the system and monitor leaks. All of this hardware can be linked to software to provide central monitoring and management. If you suspect a hidden leak you have companies such as Nuflow who can then detect any links and help in fixing those problems without causing major disruption and excavation.

Making the most of the water The roof area of your buildings can provide great opportunities to collect rain water (when it eventually rains). This water can then be used for a variety of uses, flushing toilets, watering the gardens and washing the company cars, to name just a few options. You can also look into recycling your grey water and even using black water with the correct facilities.

South Africa is a semi-arid, water stressed country, with an average rainfall of about 450mm, which is well below the world average of about 860mm per year.

Water availability across the country is faced with three major challenges: • Uneven spatial distribution and seasonality of rainfall (43% of the rain falls on 13% of the land) • Relatively low stream flow in rivers most of the time, which limits the proportion of stream flow that can be relied upon for use, and • Location of major urban and industrial developments remote from the country’s larger watercourses, which necessitates large-scale transfers of water across catchments.

“

Flushing urinals are a serious and unnecessary waste of water and there are various systems available to convert them so that they are waterless in their operation.

Rene Swart is the head of operations at St Stithians School and has been working hard on the water management of the school.

We have listed below a brief roundup of her initiatives and achievements so far.

1. Waterless urinals – approx. 1,500 males on the campus each flushing a urinal at least once a day with the average of 4 litres of potable water per flush = 6,000 litres of water saved per day. Equating to a saving per annum (9 months) = 1,188,000 litres We have installed the Lilydomes in all our male toilets.

2. Rain water harvesting – all our new buildings have got rain water cells attached to them. This water will be used to flush toilets. When the rainwater dries up they will get water from boreholes. If no water in boreholes, we have to revert to municipal.

We currently have 6 boreholes on campus with an average yield of approx. 4,500 litres per hour per borehole. Currently, most of this water is used for irrigation, but on two of our main playing fields, we have had too much water, resulting in grass dying and we installed two boreholes and have reduced the water levels from the surface. This water is being pumped into water storage tanks and is being used to flush toilets in two buildings. We can currently store 668,000 litres in water tanks around the campus, which is sufficient to keep certain toilet blocks operational for about two weeks if only used for flushing toilets. We are in the process of adding an additional 12 water storage tanks near other toilet blocks on campus that will harvest rain water from the buildings and use borehole water if necessary.

3. We have made a commitment to only planting waterwise plants throughout the

school and have already started by planting up our own motherbed of waterwise / indigenous plants about 4 years ago, and these plants are used to fill other beds around the campus to replace the non-waterwise plants. We are also planning to plant as many of the unusable grassed areas with indigenous grasses that don’t require much water.

By reducing the amount of kikuyu grass on campus and replacing it with indigenous plants / grasses, we save approximately R160,000 per annum for every 10,000 m2 of kikuyu we reduce.

4. We have installed our own pressure reducing valve at our main incoming water line. We were getting around 4 bar pressure at the top of the property and up to 10 bar at the bottom. By installing the new PRV, we have stabilised the pressure around campus and have drastically reduced the number of burst pipes on site.

5. We have removed a lot of the “alien” trees on campus that are known for consuming large amounts of water.

These trees have been replaced with indigenous trees.

6. We have started hard basing our waterways with gabions and reno mattresses which helps to slow the water down on campus and prevents erosion.

We have installed leak detection systems with occupancy sensors in all our bathrooms. These systems will shut the water down if it detects a running tap / toilet or a leaking pipe.

If someone enters the venue, the water will be turned on again to allow the flushing of the toilets and allowing the taps to be used. Our maintenance team monitor these units to see if they have been turned off and alert the plumber so we can fix the problem, thereby saving water. n

Nov / Dec 2016 FM

29

GREEN FM

QUANTITY SURVEYORS For those in the construction industry the term “quantity surveyor” is commonly known. But, a quantity surveyor’s function is not always understood. To illustrate the value of this key function we take a look at Green buildings.

By Larry Feinberg,

T

he role of a quantity surveyor (QS) is to quantify and manage the various cost items of material, labour, plant and equipment, which make up the total cost of a construction project. A QS is a professionally registered advisor who provides a value add service, from the feasibility stage of a project right through to completion. And, in the two key areas where construction projects typically go wrong, e.g. budget and project completion date overruns, a proactive QS will save the

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contractor and their client both time and money.

But why go Green?

Climate change is no longer a speculation but a reality in our lives. As populations grow bigger and urbanization grows cities at an unprecedented rate, with local authorities building upwards and not outwards, this concentration of people and the conveniences of life impact our natural environment – aggravating climate change even further. The construction and

operation of modern buildings, those in which we will live and work, are responsible for the consumption of many of our natural resources, and the generation of carbon and other gases that cause global warming. In the Unites States, to which South Africa’s major cities can draw a parallel, buildings account for 39% of total energy use, 68% of total electricity consumption, 30% of landfill waste, 38% of carbon dioxide emissions and 12% of total water consumption.

Environmental benefits Going “Green” has a number of environmental benefits. But what does going Green mean? In a nutshell, it means that we, as humanity, pursue the knowledge and practices that will lead to more environmentally friendly and ecologically responsible decisions and lifestyles, which will help protect the environment and sustain our natural resources for current and future generations. Among the benefits are enhancing and protecting biodiversity and ecosystems; improving air and water quality; reducing waste streams; conserving and restoring natural resources.

Economic benefits But, it’s not just environmental benefits that are created by going Green. There are a number of economic benefits to add to the equation. With a little savvy one can achieve a reduction in building operating costs, e.g. wastewater reuse in air conditioning systems and solar power, or energy from waste, an improvement in occupational productivity, the enhancement of asset values, and in profits due to lower operating costs, and the optimisation of economic life-cycle performance.

Social benefits And, it doesn’t stop there. The social benefits of going Green include the improvement of domestic, occupational and leisure health and comfort through greatly improved indoor and outdoor air quality, lighting and temperature control, improved landscape aesthetics in minimising local utility infrastructure and a general improvement in our overall quality of life - because our natural environment will be less impacted.

How Quantity Surveyors can assist the Green revolution Against this background the Green Building Council of South Africa (GBCSA) conducted a study on how best to address South Africa’s environmental challenge. In terms

of its study findings, SA’s Green Star ratings increased, with an average premium for a four star Green Star SA rated building 5.5% and 6.6% for a five star Green Star SA rated building.

Interestingly, there was a slight difference in the average cost in three major economic hubs, and a correlation between the cost premium and penetration. Penetration was found to be slightly higher in the Western Cape (46%) versus Gauteng (41.8%), and KZN (40.4%), while the average cost premium in the Western Cape was at 6.9%, 6.0% in Gauteng and 4.5% in KZN. According to Manfred Braune, Chief Technical Officer of the GBCSA the study was undertaken to analyse the actual cost premium of building Green in South Africa and to challenge the belief that Green buildings cost much more than conventional buildings.

“South Africa has seen exponential growth in certified Green buildings, from the first Green Star SA building in 2009 to 165th in June 2016. Despite this there are many more buildings that could go Green but are not doing so,” Braune said.

By using a professionally qualified and experienced QS, preferably a member of the Association of South African Quantity Surveyors, a building owner will be given an accurate projection of the costs involved in a Green building construction project, or the conversion of a traditional building to a Green building, as well as having a highly effective cost strategist in the team to help lower costs through ideas, substitutions and experienced advice. This will certainly lead to increased certainty that the building phase will be finished on time and within budget; ensuring that value for money is attained by the client and a value added to the project through a unique blend of construction knowledge, advice on strategic and cost planning and the procurement of construction products and services.

If, as a building owner or construction company, you are looking at the viability of a future project, a QS can look at the demographics of the project and advise on its feasibility – before any substantial costs are incurred. In drawing up plans, a QS will give an accurate determination of the materials needed and the costs involved , including labour, for each aspect of the construction project. And, if required, and in order to reduce costs wherever possible, and permissible, an analysis of the specifications can be carried out. This circumspect analysis can be equally applied in the evaluation of tenders and tender submissions.

“

The construction and operation of modern buildings, those in which we will live and work, are responsible for the consumption of many of our natural resources, and the generation of carbon and other gases that cause global warming.

It’s here, within the context of a construction project, that the value of a quantity surveyor has been highlighted.

And, in addition, the importance of Green buildings has also been highlighted.

We know that Green buildings, or what we alternatively refer to as sustainable design, is a best practice in increasing the efficiency of a building and its use of energy, water and materials, as well as to reduce building impact on human health and the environment over the entire life cycle of the building. This is known as ‘value engineering’, and quantity surveyors are the people to help in making this become a reality – saving you time and money in the process. n Larry Feinberg is Executive Director, Association of South African Quantity Surveyors (ASAQS)

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GREEN FM NEWS

SOLAR FARMS MOVE TO THE CITIES

U

rban property developers have realised the potential of city rooftops for solar farming, with factories and shopping malls being transformed through the installation of acres of solar panels on previously underutilised roof space. juwi Renewable Energies has assisted Growthpoint Properties in identifying its premium properties as ideal locations for solar farms. Northgate Shopping Centre, co-owned by Sasol Pension Fund in Johannesburg, is the latest urban mall identified for the company’s rooftop solar installations.

Greg Austin, MD of juwi Renewable Energies, the EPC provider to the projects says that solar is moving into cities on an industrial scale: “The Northern Cape is the centre of the solar industry in the country, but large-scale property owners in urban areas are realising the potential cost-saving in bringing solar farms closer to the area of demand and creating own-consumption solutions.”

Shopping centres, with their large flat roof areas, are ideal candidates for solar.

At Northgate Shopping Centre in Gauteng, a newly completed 960 kWp roof-mounted solar PV installation is set to produce 9% of the energy required by the shopping centre.

The installation is believed to be one of the biggest thin-film PV technology projects in the country. ”Although, not new to South Africa, thinfilm technology has a higher energy yield in low-light/shading conditions, a higher energy yield at high temperatures and with increasing efficiencies and decreasing prices

internationally, this installation will guide the way for future thin-film projects in South Africa,” explained juwi Project Engineer, Coen Fourie.

Fourie elaborated that three different roof formats have been used in the project.

“These PV modules can be used on any roof or carport – flat or pitched, as at Northgate.”

“The rooftop system can be applied to a wide range of applications including industrial complexes, hospitals, airports and office blocks.”

According to Fourie, the project which

took 12 weeks of construction, was completed on schedule, and entered commercial operation on 15 August 2016.

A portion of the installation and interconnection was carried out at night to minimise the impact on the centre. The project supported local skills and job creation: “We used local labour for the project, all of whom were trained on site.”

Growthpoint has also contracted juwi to install a similar roof-mounted solar PV installation at Brooklyn Mall in Pretoria, which they own and manage, in early 2017. n

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Atrium on 5th, Sandton City Site: Atrium on 5th, Sandton City The Atrium on 5th, previously known as the Twin Towers ofces, was refreshed in 2014 with a facade and the introduction of a glass atrium which centrally links the two structures from top to bottom, creating a statement feature for this 32 year old iconic property in Sandton CBD. Situation: When such a state of the art building in the heart of South Africa's busiest city experiences piping problems, only state of the art technology can be used.

Solution: Nu Flow's technicians cleaned and descaled the galvanized pipes using Nu Flow's specialized Micro Cutter cleaning machine. Nu Flow then relined the pipe with Nu Flow's structural lining technology.

Epoxy saturated liners were pulled into the pipes. Within the liners is a rubber bladder, which is inated when the liners are in position.

The bladder is left inated until the epoxy has cured.

Once the epoxy has cured, the bladder is removed leaving behind a 'nu pipe' within the host pipe.

Contractors were replacing a number of old galvanized pipes in the building, which were exposed and easily replaceable. However there was a 110mm and a 160mm galvanized pipe running under concrete and walls.

Management were not keen to have these pipes replaced as this would involve chopping open sections of walls and oor slabs. The contractor awarded the pipe replacement project contacted Nu Flow for a noninvasive solution.

087 160 0383 jfm@nuflow.co.za www.nuflow.co.za

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