BUILDING MAINTENANCE UNIT MANAGEMENT PLAN 1. INTRODUCTION The primary aim of this management plan is to provide the following: • • • •
a safe means of using the Building Maintenance Unit (BMU) to access the facades of Selborne & Wentworth Chambers; to ensure that only authorised and properly trained persons are able to use this machine in any way; to ensure the safety and convenience of the public and of building occupants, and; to guarantee that all types of work intended to take place from the unit does so in a safe and unilaterally approved fashion.
The management plan has incorporated a number of sources of information and has addressed the responsibilities of the building owner and primary operator of the machine to provide a set of checks and procedures that will be in state of constant review and evaluation to achieve the operational goals listed above. The products of the management plan are; a) b) c) d) e) f) g)
1.1.
Operator Training & Operators manual. Individual pre-work assessment process. A safe work method statement. Log book record Operator completed operations checklist. Operator safety assessment. Procedural review process.
Façade History The facades of Selborne and Wentworth Chambers maintain the legacy of a building constructed almost 50 years ago. The aging face of the building requires regular inspection and periodic repair to ensure the structural integrity of the building and to ensure the safety of building occupants and the public. Access has traditionally been via rope access for the purpose of inspection and minor repair, and major repairs have required the
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use of more cumbersome means of access, masterclimbers, cherry pickers and swing stages.
1.2.
such
as
Heating, Ventilation and Air Conditioning When the building was built, central ventilation, heating and air conditioning was not a priority in design. As a result, the building relied on natural ventilation through Chambers windows to provide temperature regulation, and over the last decade and a half, window and split system air conditioning units have assisted to provide cooling capacity and heating. Access to these units, for service or installation has been via the windows in Chambers, and thus the installations have been compromised as a result of impaired access. Service of the faรงade units occurs once a year and requires the use of a cherry picker, necessitating a partial road closure and only a limited time frame in which to perform the required work. The disposal of condensate has also been a problem in the building, as access to the facades on a general level has been restricted and in some places completely unavailable.
1.3.
Window Cleaning The cleaning of windows in Selborne & Wentworth Chambers has traditionally been performed with the use of abseiling to access the facades and windows. This method provides an effective means of access for this type of work, however rope access is the least preferred method of faรงade access according to WorkCover NSW.
1.4.
The BMU for Selborne & Wentworth Chambers The decision to purchase a BMU for Selborne & Wentworth Chambers was made after considering the requirements for faรงade access and to provide access to the relevant contractors to perform the various works that will be required on each of the buildings facades.
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The BMU was purchased and installed by Building Maintenance Units Australia Pty Limited (BMU’s Aust.). The installation was supervised by Jim Campbell & Associates Pty Limited (JCA). In addition to; • • •
façade maintenance; air conditioning service and installation, and; window cleaning,
The immediate short term requirements for façade access include; • • • •
Building Code of Australia upgrade sprinkler installations; condensate disposal system installations; long term façade option studies, and; emergency façade access situations.
The purchase of the BMU to achieve access as described above must be accompanied with the appropriate training and procedures.
2. RESOURCES & PUBLICATIONS 2.1
Resources
The resources used to develop this management plan follow: • • • • • • •
AS 2550.13 – 1997 Cranes – Safe use – Building Maintenance Units. WorkCover NSW Publications including ‘Risk Management at work – Guide 2001’. The City of Sydney and their procedures for working over public spaces. The BMU Manufacturers on site practical training. The Manufacturers operating manual for the machine. A Hazard Identification and Risk Assessment including the control measures prescribed to eliminate and minimise the hazards that have been identified. A dynamic and constant review process achieved through inspection, assessment and consultation with machine operators prior to and after performing various work.
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3. TRAINING & REVIEW DOCUMENT DEVELOPMENT The following steps are used to develop the required documentation and training. Input Information AS 2550.13 WorkCover NSW BMU’s Aust. Information The City of Sydney
Input Process Hazard ID and Risk Assessment Amalgamation of resources
Control Measures Fall prevention - equipment
Management Plan a. b. c. d. e. f.
Control Measures Fall prevention - operators
g.
Control Measures Correct and compliant machine operation
Operator Training & Manual Work pre – assessment SWMS Log/record book Operator checklist Operator assessment & Review of operator performance through supervision
Control Measures Safe means of façade access
Procedure review Performance assessment. Take on all information and reevaluate management plan. Assessment by manufacturer and JCA Pty Limited.
Performance Outcomes Safe and effective operation of the unit for the public, tenants and operator.
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4. BMU SECURITY – RESTRICTING UNAUTHORISED ACCESS Those who will be requiring regular access will be: • • • • • • •
Building owners CCL Maintenance staff Window cleaners AC installers Façade Engineers Glaziers Builders
Those requiring one off access and modified training will be: •
Any other contractor requiring one off access for unique work.
To ensure that only authorised persons use the machine, a series of processes must be followed prior to the building manager issuing the keys and the equipment necessary to operate the BMU. All operators, wether they require regular or casual use of the machine must complete a SWMS + Checklist + Logbook for every day that they are on site and for every different job that is undertaken. Work on the Phillip Street Façade can only be conducted on weekends and a charge will be levied to cover the cost of the required Council permit. Normal weekend operating hours are from 7am to 5pm on Saturday only. Special arrangements must be made to use the BMU on a Sunday. Work can start at 6am during the week. For Barristers on the Phillip Street façade of the building they will be able to have the use of the BMU on Sunday’s without extra charge, if they are unable to guarantee the use of the machine on a Saturday. Conditions change from time to time and the procedures must reflect these changes.
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5. HAZARD ID AND RISK ASSESSMENT 5.1
Examples and Scenarios
Task 1
Connecting Cradle
Hazard
Risk Assessment
Control Measures
Rolling cradle on to feet.
Squashed feet and broken toes
Wear steel capped shoes at all times.
Cradle is heavy and awkward
Back and muscle injuries
Ensure that two people are used to move the cradle.
Falling off ladder
Fall injuries.
Ensure the ladder cleats are used at all times.
Severe injury if close to parapet and death.
Ensure the ladder cleats are used at all times. Never mount ladder close to parapet.
2
Mishandling cradle hooks
Severe head injuries for people standing underneath
Always ensure that no one is nearby when attaching rope hooks.
Low garage roof.
Hitting your head on the garage roof
Install hazard type and sign on the garage.
Cradle connecting hook not inserted
Cradle will fold and lean when lifted from roof. Operators may fall out. Injure operators. Operators might fall out of cradle.
Always ensure that the cradle hook is inserted.
Moving West Colliding Gantry with fixed objects
Operators must undergo comprehensive training. Hazards must be cited prior to moving the machine. Operator #1 must act as observer whilst gantry is in
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motion Colliding with parapets and rails
Injure operators. Operators might fall out of cradle.
Operators must undergo comprehensive training. Hazards must be cited prior to moving the machine. Operator #1 must act as observer whilst gantry is in motion
Tranversing onto items/ people on rails
May cause injury to person on rail. May damage object on rail.
Always sight the track properly before traversing. Operator #1 must act as observer
Slewing gantry and colliding into people or fixed objects
May cause damage to the machine and injure persons.
Always ensure that area is clear before commencing slew. Operator #1 must act as observer.
Extending jib May cause damage to the machine and into fixed cause injury to the objects persons. Luffing up into fixed objects 3
Moving East Gantry
Colliding with fixed objects
May cause damage to machine and may cause head and neck injury to operators. Injure operators. Operators might fall out of cradle.
Only extend jib once gantry arm is fully luffed.
Always sight overhead obstacles. Never luff up near any obstacles. Operator #1 must act as observer. Operators must undergo comprehensive training. Hazards must be cited prior to moving the machine. Operator #1 must act as observer whilst gantry is in motion
Colliding with
Injure operators. Operators might fall
Operators must undergo comprehensive training.
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5
Moving Monorail
Descending unit
parapets and rails
out of cradle.
Tranversing onto items/people on rails
May cause injury to person on rail. May damage object on rail.
Always sight the track properly before traversing. Operator #1 must act as observer
Slewing gantry and colliding into people or fixed objects
May cause damage to the machine and injure persons.
Always ensure that area is clear before commencing slew. Operator #1 must act as observer.
Hands and long hair getting caught in rollers and drive gear.
Hand injury and scalp injury.
Always use chain pulley system to move cradle along monorail.
Moving cradle into position is awkward.
Muscular and back injuries.
Ensure that two people are used to push cradle into position.
Collision with A/C units and brackets
Units become dislodged and fall.
Always check the entire periphery of the cradle on descent.
Hazards must be cited prior to moving the machine. Operator #1 must act as observer whilst gantry is in motion
Operator #2 must act as observer.
Excessive movement due to wind.
Cradle becomes unstable.
Always use approved safety harness and approved lanyard.
Cradle becomes unstable.
Never use the BMU in windy conditions. Always use restraint lanyards.
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Ascending unit
Collision with A/C units and brackets
Excessive movement due to wind. 7
Performing AC installation
Dropping tools
Units become dislodged and fall. Cradle becomes unstable.
Always sight overhead obstacles. Operator #2 must act as observer and communicate with Operator #1
Head and neck injuries
Cradle ascent must be assessed every 3 storeys or when lanyards are removed.
Cradle becomes unstable.
Never use the BMU in windy conditions
May cause injury or death to people underneath.
Always use restraint lanyards. All tools must be attached to lanyard inside cradle.
Dropping the May cause injury or A/C unit or death to people materials underneath.
All materials must be fastened to the cradle until all anchors and fixings have been set.
Dropping mobile phones.
Mobile phones are to be used only in case of emergency and when in use must not leave the cradle boundary.
May cause injury or death to people underneath.
Access to light well must remain restricted and signage and barricades posted.
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Performing maintenance
Dropping tools.
May cause injury or death to people underneath.
Access to footpath underneath must be restricted with signage, bollards, hazard tape. All tools must be attached to lanyard inside cradle.
Dislodging May cause injury or render/morta death to people r/debris from underneath. faรงade
All materials must be fastened to the cradle until all anchors and fixings have been set.
Dropping mobile phones
Mobile phones are to be used only in case of emergency and when in use must not leave the
May cause injury or death to people underneath.
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outside cradle.
cradle boundary. Access to light well must remain restricted and signage and barricades posted.
9
Performing inspection
Dropping camera outside of cradle
May cause injury or death to people underneath.
Access to footpath underneath must be restricted with signage, bollards, hazard tape. Camera to remain within confines of the cradle at all times.
Dropping stationery outside of cradle
May cause injury or death to people underneath.
Stationery to remain within the confines of the cradle at all times
Dropping mobile phone outside of cradle.
May cause injury or death to people underneath.
Mobile phones are to be used only in case of emergency and when in use must not leave the cradle boundary. Access to light well must remain restricted and signage and barricades posted.
10 Using the turntable
Heavy load to turn
Muscle and back injury
Possible to Loss of use of get fingers fingers and hands. or hands Disability. caught in rotating table
Access to footpath underneath must be restricted with signage, bollards, hazard tape. Always use motorized turntable facility. Always ensure that persons stand clear of turntable whilst it is in use.
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5.2
Window Cleaning – Hazardous Materials The cleaning of windows requires particular attention as the window mastic contains asbestos. There precautions and measures must be taken to ensure that the ongoing safety of building occupants and BMU operators.
MEMORANDUM: TRACES OF ASBESTOS IN WINDOW MASTIC The mastic in the windows of Selborne & Wentworth Chambers contains traces of asbestos. The mastic surrounds the glass in the window panes, providing a seal for the window. The affected windows are those that are original to the building. The new windows in Selborne & Wentworth Chambers, which are bronze in colour, are not affected and do not utilize mastic containing asbestos. CCL has been advised that provided the mastic remains in good condition and is not disturbed it presents no material danger. A management plan has been developed and implemented by CCL to address the risk associated with the window mastic. The plan involves testing, inspections and ensuring that some simple rules are observed. Under the plan the following measures must be strictly observed by all occupants of and visitors to the building: • • • •
•
•
The mastic must not be disturbed, removed or damaged in any way. All persons occupying space in Chambers must be aware of the presence of asbestos in the window mastic. The mastic has been sealed and CCL has been advised that it presents no danger in its current form, however it must remain in place and remain undisturbed. All building work carried out in Chambers must be approved by Counsel’s Chambers Limited prior to any work taking place and must be carried out in accordance with the Rules for Tradespersons and Contractor on site Procedures. Counsel’s Chambers must be notified of any intention to repair or replace air conditioning units. This type of work may affect the window mastic in which case the appropriate safety measures will need to be put in place. The replacement or removal of glazing is prohibited unless prior notification is submitted to and approval obtained from Counsel’s Chambers Limited. Counsel’s Chambers Limited will require advice to be obtained from an Environmental or OH&S Consultant and any work that is to be carried out on the windows that will affect the window mastic will require that the mastic is removed by a licensed asbestos contractor.
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5.3
Window Cleaning – Procedures The following instructions outline the process for cleaning windows: •
The cleaning of windows in a conventional manner using squeegees and sponges has the potential to disturb the in situ mastic containing asbestos.
•
All exposed surfaces of the mastic containing asbestos agents within the external window frame have been sealed with a suitable fibre bonding agent.
•
All window cleaners must be aware of the presence of asbestos so that the material is not disturbed and that any accidental damage is report to Counsel’s Chambers Limited.
•
The condition of the material will be inspected on a regular basis to ensure the condition of the material is not deteriorating or otherwise contributing to an unacceptable health risk.
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6. PROCEDURES AND TRAINING 6.1
Operator Manual Operator #1 – Controls the ascent and descent of the cradle Operator #2 – Controls the position of the gantry units. All documentation is to be read in conjunction with the verbal instruction and physical demonstration provided to the operator during the training process. This is a one off training but needs to be revised annually. This will be especially useful for those who have been trained but not used the BMU in a while. See Annexure C for detailed operation instructions for the BMU system.
6.2
Safe Work Method Statement The Safe Work Method Statement (SWMS) attached as Annexure A outlines the method that the operator will approach the work with on a daily basis. One of these must be completed along with a checklist for every day and for every particular job the BMU will be used for.
6.3
Operator Checklist Each individual item of work requires a completed checklist every day for each separate day of work and must be completed with the SWMS and handed back to the building manager upon completion of work. The building manager will ask you to complete the section of the checklist that records your recommendations where you feel the use of the BMU can be made safer. This satisfies the necessary consultation required under the OH&S Act and Regulation. The operator is obliged to inform the building manager of any issues that relate to the safety of operators and of the unit. The operator is also obliged to inform the building manager of any incident or potential incident that takes place during the course of using the BMU.
6.4
Log book – record of use You will be required to complete the log book every day when using the BMU.
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6.5
Operator Training Prior to use of the machine, all operators must undergo complete training, covering each of the following ten (10) modules, and their respective contents. Following is a schedule of the ten modules and their respective learning outcomes and objectives. 6.5.1
Security • Getting your key and equipment. • Power to the machine. • Retaining the BMU key. • BMU operation in remote and local. • When the BMU is not in use. • Returning your key and equipment.
6.5.2
Safety The safety aspects of using the BMU are broken done into: 6.5.2.1 Harnesses • What the fall arrest is for. • How to put your harness on. • How to connect your lanyard. • Storing your lanyard. 6.5.2.2
Cradle safety features and procedures • Emergency brake. • Manual descent. • Manual ascent. • Operator #1 & Operator #2 and their roles. • Pre-operational inspection.
6.5.3
Cradle Operation • Going up and down • Bottom obstruction bar. • Feeding in the power cable on the way up. • Operation limits. • Watching for obstructions on the way up and down. • Drive rope and safety rope arrangement. • Safely connecting the cradle at various locations on the roof – fall prevention.
6.5.4
Gantry Operation • Use of each of the movements. • Ensuring path of travel is free from obstruction. • Ensure that power cable is unobstructed. • Moving into and out of drop positions. • Operator #1 & #2 and their respective roles.
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•
Reversing the cradle for north and south face drops.
6.5.5
Turntable Operation • Ensuring the pin is always in. • Driving the machine safely onto and off the turntable. • Driving the machine in local mode only. • Limit switching. • Keeping clear of machine and staying in cradle. • Connecting the remote control. • Turntable operation.
6.5.6
Monorail Operation • Connecting to the monorail. • Raising bottom obstruction bar. • Splitting the cradle. • Joining the cradle. • Moving on the monorail. • Supervision by building manager.
6.5.7
Combined Drop • Connecting the cradle. • Raising bottom obstruction bar. • Positioning the cradle. • Moving in small increments. • Aligning the cradle for ease of movement. • Maintaining a vertical cable orientation at all times. • Supervision by building manager.
6.5.8
Changeover technique • Always having two ropes connected. • Positioning the cradle close to the changeover point. • Supervision by building manager. • The changeover process: o Smoothly perform the next operations: o Connect the chain to the red eye. o Loosen the safety rope but keep it connected. o Check to see that the chain is not fouling the winch body. o Lower the cradle until the chain takes up the slack. o Continue to lower on the changeover end only to get slack in the drive rope. o Connect the drive rope to the yellow eye. o Raise the cradle on the changeover end only until the slack is taken up by the drive rope. o Leave the safety rope connected. o Swap the (red) chain to the yellow monoblock. o Swap the safety rope to the red eye. o Disconnect the chain. o Select dual winch operation before descending.
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•
6.5.9
The reverse process: o Smoothly perform the next operations: o Connect the chain to the red eye. o Loosen the safety rope but keep it connected. o Check to see that the chain is not fouling the winch body. o Lower the cradle until the chain takes up the slack. o Continue to lower on the changeover end only to get slack in the drive rope. o Connect the drive rope to the yellow eye. o Raise the cradle on the changeover end only until the slack is taken up by the drive rope. o Leave the safety rope connected. o Swap the (red) chain to the yellow monoblock. o Swap the safety rope to the red eye. o Disconnect the chain. o Select dual winch operation before descending.
Pod Operation • • • • •
Connecting the pod Connecting the obstruction bar Revised emergency procedures. Revised maximum load. Emergency brake procedures.
6.5.10 Documentation • • • • • •
Hazard ID & Risk Assessment before every job. CCL sign off on the above before every job. Council fees for Phillip Street use. Checklist for operation. Feedback on units operation. Booking in on the calendar
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7. PERFORMANCE OUTCOMES & REVIEW POLICY The following pages in this document are provided for the BMU operators. Annexure A is a generic Safe Work Method Statement, a completed version of which is required before an operator uses the machine. Annexure B is a Checklist for the operator to follow before and after using the machine, to ensure that all the necessary procedures are followed. The checklist provides sections for comments for the operator to complete when required. Annexure C is the Standard Operating Manual provided by the manufacturer. By following the instructions provided during the training and within the manual and by observing the SWMS that has been developed and signed off on, each operator ensures the safe operation of the BMU and completion of work on site. The consultation and review process will provide dynamic means of improving the safety process and will be incorporated into the overall management plan for the BMU. The procedures will be reviewed by JCA and BMU’s Aust for correctness and appropriateness.
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8. ANNEXURE A - SAFE WORK METHOD STATEMENT Company Name:
Client:
Work Activity/Task:
Faรงade: Front / Middle front / Middle back / Rear Floor:
Date: Prepared by:
Sign off to be provided immediately prior to taking control of the BMU. Sign off to take place during a toolbox talk.
Signature: Item
Job Step Break the job down into steps
Potential Hazard What can harm you?
Controls What you are going to do to make the job as safe as possible?
Person Who will ensure this happens
Reviewed by:__________________________ CCL Staff Member
_____________________ Position
__________________________ Signature
______/________/______ Date
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Item
Job Step Break the job down into steps
Potential Hazard What can harm you?
Controls What you are going to do to make the job as safe as possible?
Person Who will ensure this happens
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Item
Job Step Break the job down into steps
Potential Hazard What can harm you?
Controls What you are going to do to make the job as safe as possible?
Person Who will ensure this happens
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9. ANNEXURE B – OPERATIONS CHECKLIST In affixing my signature to this page, I confirm that I have undertaken the following tasks. Please tick each box as you complete each task: Before going on to the roof to use the machine:
□
I have completed the operator training with the building manager and completely understand the processes involved in operating the BMU.
□
I understand the emergency procedures associated with this machine.
□
I will operate this machine with at least one other person.
□
Both persons operating this machine are 18 years of age or older.
□ □ □ □ □ □ □
I have checked for weather warnings and wind conditions at http://www.bom.gov.au/weather/nsw/ I have inspected the weather and the wind and rain is not prohibitive to gaining access to the façade. I have performed a site inspection and have completed a SWMS. I acknowledge that by taking control of the machine, I am responsible for all that occurs as a result of the machine operation, either as a direct or indirect consequence of my actions. I have confirmed that my working load is no greater than 300 kgs including the weight of the persons to operate the BMU. I have checked with the building manager that access to the light wells has been restricted to eliminate the danger of falling objects for persons below. If I am working over Phillip Street I have all of the following:
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o Approval from the City of Sydney o Pedestrian access restricted between Martin Place and King Street. o Signage indicating work taking place above has been installed on the footway. o Informed the building manager a minimum of 4 days prior to scheduled work.
□ □ □
I have collected a key from the building manager. I have collected two harnesses and two lanyards from the building manager, and have fitted them in his/her presence. I have safety restraints for all of the tools and materials that I intend to use.
Before getting into the machine:
□
I have safely and correctly connected the cradle to the Gantry.
□
I have connected the power to the machine as instructed.
□ □ □ □ □ □
I have switched the key position to remote and have removed the key and have it safely in my possession. I have loaded and fastened all equipment and tools to fall restraints as required. I have checked my partner/fellow operators harness and lanyard and found it to be correctly fitted and safe to use. I have the correct PPE gear for the work I will be doing. I have conducted the pre-operational inspection and filled in the inspection log located in the rooftop kitchen. I will be sure to make note of the condition of any window mastic I observe and report it to the building manager upon completion of work.
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Getting into the cradle I will:
□
Attach my lanyard to the anchor point provided first.
□
Operate the machine as I have been instructed.
□
Not bring any unnecessary items into the cradle.
□
Ensure that the operator not driving the machine acts as the observer to sight any obstacles.
After finishing with the machine
□ □ □ □ □
I have disconnected the cradle and parked it correctly. I have switched the unit off and removed the key and returned it to the building manager. I have disconnected the power cable to the machine and ensured that it is fully retracted on its reel. I have returned both sets of fall restraint lanyards and harnesses to the building manager. I have cleaned the cradle and removed all tools and materials.
Before handing this checklist back to the building manager.
□
I have made suggestions on how to improve the safe operation of the BMU where applicable. Provide details if you have: ________________________________________________________ ________________________________________________________
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________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________
□
There was an incident or potential for an incident during the operation of the machine today. Provide details of the incident: ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________
□
I have signed off on the log book in the building managers office..
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â–Ą
I have returned this checklist along with my SWMS to the building manager for their records and for their review.
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