FM - Retrofitting Feb/March.15

SOLUTIONS FOR THE BUILT ENVIRONMENT FACILITY MANAGEMENT

RETROFITTING

FEBRUARY | MARCH 2015 $10.95 inc GST

Achieving sustainability through planned retrofits WORKPLACE DESIGN Diversifying conventional settings and spaces INDOOR CLIMATE Smart controlling solutions for dynamic solar shading CYBER SECURITY Protect your BMS from hackers

www.fmmagazine.com.au

WIN A VEGAS 515 VACUUM CLEANER

FEBRUARY | MARCH 2015

CLEANING | OH+S | STORAGE | GREEN BUILDING | FLOORING | LIGHTING | ENERGY EFFICIENCY | SECURITY | FITOUT | HEATING + COOLING | FIRE SAFETY

41442_01_Cover.indd 1

12/12/14 11:53 AM

20 | Indoor climate

A

ll solar shading, whether mounted outside,

is no early coordination and we all agree to work together

one of the most energy efficient office buildings in Sweden

out of the building. A vital part of this energy that we refer

inter pane or inside the glass, must be

(maybe even give a bit of the potential deal to somebody

and the measured results on actual building consumption has

to is in the form of daylight. That’s why, when using indoor

motorised so it can be controlled on the

else), the results will most likely be negative. I’m told that

stabilised on approximately 40 kilowatts per hour per square

shading solutions, my advice would be to first choose the type

basis of the changing outdoor climate. I

approximately 90 percent of all new ‘energy smart buildings’

metre per year.

of dynamic solar shading and then choose the glass, so as to

have often met project consultants who

end up underperforming compared to targeted levels. In my

assume that manually controlled solar shadings are moved and adjusted more than 50 percent of the time. Experience and recent research shows something very different.

opinion, the reason for this is lack of early coordination.

create the best possible combination.

U to g-value

For many years now, the U value has been the key standard

Yesterday was all about U value. Today and tomorrow it will

to judge the energy efficiency of glass. However, the present

combined. Often there is a plan to engage a system integrator

be dynamic g-value. In many countries solar shading is still

and the future belong to a new measuring standard – the

Another important aspect is how the different systems are given the responsibility to commission the building system. In

considered an accessory, something you add when the HVAC

g-value. It is the measure of the total amount of energy

based company Estia, has shown that manually controlled

my opinion, based on personal experience, more is not merrier

and glass does not do the job. But it should be considered a

entering the building through a combination of glass and solar

shades are moved on average 1.75 times per week during a year.

in this case. For two reasons mainly – first, solar shading is

necessity from the start. Especially in those markets where the

shading. It has a much higher potential of success as it relates

This means that all pre-calculations on energy made so far

operated in the transparent parts of the façade and affected

shading tradition is to mount inside the glass – countries like

to not only energy and cost savings, but also to human health.

show results that are far too good and are, in fact, unrealistic.

by both daylight and temperature. Instead of controlling it

Australia, India, the UK and the US.

A recent study on live buildings, conducted by Lausanne-

The solar shading industry, today, offers a wide spectrum

by combined algorithms, allow it to act by itself based on the

Using indoor solutions that combine solar shading and

Many European countries have started demanding dynamic g-values in their building regulations. The Building

of smart controlling solutions – everything from smaller,

changing climate conditions and let heating, cooling and light

glass, the gain you potentially harvest from the shading is

Research Establishment Environmental Assessment

plug-and-play solutions to sophisticated devices working on

follow using its own sensors or shared in-data. The one system

dependent upon the quality of the glass used. If you place even

Methodology (BREEAM) is currently looking at how its rating

open protocols like KNX. The packaged solutions often already

that can manage everything is still far from being invented.

the best reflecting shading fabric behind a low E coated glass,

system can be updated. l

include a range of smart functions for both basic energy savings

The other reason is more of legal nature – responsibility.

you can rarely save more than three to five percent of energy.

and security at a cost-effective price. But at the same time there

Both in the construction phase and during future operation, it

But if the same shading is placed behind a clear glass, you can

To find out more about the benefits of dynamic solar shading,

are limitations on future flexibility. An open system such as

will be clear (or clearer) who is responsible for problems such as

expect savings of up to 20 to 40 percent. How?

log on to the official website of European Solar Shading

KNX may initially demand more in terms of time and cost, but

malfunctioning. This will not only save time but also money.

will be more open to cooperate with other vital systems in the building and be more flexible to changes in configuration.

The past two years have shown a strong growing interest

Coated glass, normally with a very good U value, is made in a way that it neither lets in heat nor lets it out. Therefore,

Planning for the occupants

the energy you stop with the shading cannot be reflected

Organisation (ES-SO), www.es-so.org.

Anders Hall is the international affairs manager of Somfy International.

Solar shading is related to the people occupying the building.

in northern Europe for KNX because of the need to combine

Research has already proven the importance of factors like

functions to reach energy targets. But I also often see examples

view of the outside and control of natural light and glare for

of when a project tends to be ‘over technified’. For instance,

the comfort of people living inside. Another factor is the ability

a small school with 30 to 50 solar shadings on two façades

to satisfy people’s personal needs. For solar shading this

rarely needs KNX control. By using a packaged control

spells a local indoor switch, which has been proven to provide

solution, it can reach up to 80 percent of the potential savings,

customer satisfaction.

plus the system can easily be managed by a janitor. But on a

Soon after Somfy introduced this concept to key clients

10-storey office or hospital, with more than 150 shadings on

in Norway and Sweden in 2007, it became the new standard.

around six façades, it would be a completely different story.

Interestingly, it also proved that people rarely use these

In recent times, larger buildings have started using Internet

switches, as they realise that the automatic shading is moving

Protocol (IP) as the backbone, as it enables a combination of

to save energy. However, for this to work, tenants must be

different systems to cooperate and share data.

well-informed.

Assessment and implementation

project in Gothenburg, Sweden. It was aiming to become the

To optimise harvesting of all the positive potential from

‘Green Build Gold’, in other words, a building that consumes

dynamic solar shading you should always start by asking, and

energy below 75 kilowatts per hour per square metre per year.

answering, some initial questions:

As heating and cooling accounts for a lot of energy in a country

l What type of solar shading would really meet our needs?

like Sweden (with a very cold climate and low sun path),

l Based on energy, safety and security, and user satisfaction,

a decision was made to target a temperature of 22 degrees

In 2008, I was associated with the KV Husvärden building

what functions should we expect to need? l Why are these functions required? Are they ‘need to have’

or, perhaps, ‘nice to have’?

Celsius at all times during office hours. Additionally, a ‘dead zone’ was allowed on plus or minus 2.5 degrees Celsius when occupied before any climate functions started to work.

This is a good starting point to plan the installation. But there

The tenants were not informed of this. The plan worked well

should already be a plan and benchmark set for other systems

and there were very few complaints from occupants about the

like HVAC, light and the eventual system integrators to make

temperature inside the building.

sure that the combined solution is optimised. Here, we enter

There is no scientific explanation for this, but it is most

an area hosting one of the major challenges the different

likely a result of ‘adaptive comfort’ during the time of the year

industries are facing together – coordination.

and how we dress based on the climate.

I believe that cooperation is working together – not working

We must remember that even a single degree accounts for

at the same time. Unfortunately, the latter is still mostly the

a lot of energy consumption in a year, particularly affecting

case. We all do our best to provide smart solutions, but if there

larger buildings with greater occupancy. The project is still

FM FEBRUARY | MARCH 2015

www.fmmagazine.com.au

www.fmmagazine.com.au

FEBRUARY | MARCH 2015 FM

26 | INDOOR ENVIRONMENT

This is the ‘new normal’ and it embraces challenges such

To position a building in the best possible light, facility

as globalisation, outsourcing, the growing complexity

managers must focus on the following ‘low hanging fruit’:

around technology, competition for talent and virtual teams.

l conduct sample ‘offline’ NABERS IE assessment to

Workspace design is responding with increasingly flexible arrangements such as activity-based working, hot desking and

determine how various spaces in the building currently perform

mobile offices. Working in places of such change, the human

l arrange regular commissioning and calibration audits

body is placed under greater stress than experienced before, as

l ensure filtration is monitored and maintained at its

people struggle to adapt.

Other considerations include worker mobility. A 2003 Lincolne Scott survey of 550,000 square metres of Brisbane office space found that, on average, desks were only occupied for 29 hours per week. The same study found that people were hired to work for an average of 40 hours per week, and landlord systems typically operated for 58 hours per week.

This means that nearly half of the time unoccupied spaces are being lit and air-conditioned.

The challenge for FM is how to best describe and contract

highest quality l conduct sample particle counts and review whether

filtration is most appropriate for tenancy l conduct sample carbon dioxide readings for air quality

assessments l support tenancy designs that use task-ambient

strategies l review comfort stability and assessments

(via temperature readings or surveys).

The role of a facility manager in modern workplaces

a method of operating air-conditioning and lighting that best

is more complicated than ever. The ‘new normal’ requires that

suits the tenant without diminishing the asset value for the

facility managers enhance their building’s ability to furnish a

landlord.

productive internal environmental quality. l

One of the greatest influences is the looming indication of adverse climate change. 2014 saw the greatest number of

Rob Lord is the managing director of Seed Engineering.

records fall in Australian meteorological history. These same records are used by designers to size air-conditioning and make decisions about fresh air intake.

In conclusion...

Businesses are increasingly embracing dynamic new approaches to the way they occupy their office space. When planning their upgrades, office owners need to consider these changes and consider ways of delivering lighting, cooling and fresh air that will maximise indoor environment quality as well as energy efficiency.

Landlords also face certain challenges including the changing impact of weather severity on the facility. As tenants become more aware of productivity-based products, there may be common ground in broadening workplace leases to simultaneously address the concerns of both landlords and tenants.

Leases that go beyond NABERS Energy to also include NABERS IE are a suggestion. The success and prominence of the NABERS Energy rating tool is not just because energy is easy to measure. It is also a testament to the structure that supports and administers the scheme. The independence and repeatability of assessment allows credible comparisons of energy between tenancies. NABERS IE will bring the same credibility to IEQ comparisons and allow tenants to make an informed choice between tenancies.

For the last decade in the US there has been an average of US$8000 per employee spent on ‘health at work’ initiatives.

Therefore, it is crucial to consider what a firm spends and where. But perhaps the largest change is in recognising that it is necessary to have a working relationship between tenant and landlord with clear communication about productivitybased goals.

FM FEBRUARY | MARCH 2015

www.fmmagazine.com.au

SPONSORED CONTENT | 27

New Laminex Clipwall , high impact resistant, durable wall linings ®

C

lipwall, the latest offering from Laminex Australia, is set to revolutionise the commercial interiors industry with time saving qualities and contemporary designs.

Clipwall is an effective wall lining system that allows you to incorporate various patterns and textures with ease into any type of interior wall, and is particularly suited for larger walls.

It uses the innovative Uniclic® tongue and groove technology, to virtually seamlessly connect different panels.

With eight décor styles, ranging from neutral to woodgrains, Clipwall is an ideal fit for retail and commercial fitouts and settings like reception areas, office interiors and more. The floor-to-ceiling internal wall lining system is easy to install, giving architects, specifiers and designers the ability to incorporate different patterns and textures into commercial settings.

It eliminates the time-consuming process of plaster jointing and painting by offering a durable and impact resistant solution with prefinished panels. “Clipwall teams a forwardthinking wall lining system with a range of globally-inspired décors,” says Max Ekins, product design and development manager of Laminex, “giving design professionals a simple and cost-effective wall solution that

www.fmmagazine.com.au

41493_2_Laminex ADV.indd 27

has proven to be up to five times faster than alternative wall lining options.”

Clipwall Deco can be digitally printed, painted, screen-printed or covered with vinyl, textiles and wallpaper – providing designers, architects and specifiers with wider decoration options.

Available as 2785 x 600 x 10mm panels, the new range is scratch- and ultravioletresistant, splash-proof, easy to clean and also available in fire-resistant options.

To find out more about Clipwall, view décor options or learn about fabrication guidelines and further technical specifications, contact your Laminex representative or visit the Laminex website – www.laminex.com.au.

OVERALL BENEFITS OF THE NEW RANGE: Scratch-resistant – Laminex Clipwall panels come with a sturdy, scratch-resistant melamine layer on both sides, giving them better protection and making sure they last.

Virtually seamless system – patterns and textures in the décors and the fine tolerances of the Uniclic join provide a virtually seamless join; with plain colours and specific light conditions, a minimal join may be visible.

Hygienic surface – Laminex Clipwall is easy to keep hygienic, as the melamine

™

surface is sealed and wipeable, making it easy to clean.

UV-resistant – Laminex Clipwall is UV-resistant, ensuring panels retain their colour and keep looking great.

Splash-proof texture – the melamine protective layer protects the panels from superficial contact with water and splashing liquid.

Fire-resistant options – Laminex Clipwall is also available in Group 1 options for commercial spaces that require higher fireresistant materials.

Easy installation – Laminex Clipwall panels are equipped with the unique and patented Uniclic technology, which makes the panels very simple to clip together.

Instant decoration – Laminex Clipwall Deco can be digitally printed, painted, screen-printed or covered with vinyl, textiles and wallpaper – providing unlimited options for decoration.

Quick installation – Laminex Clipwall is very quick to install onto metal or timber framing and, because panels are pre-finished, no time is lost in filling, sanding or painting.

Environmentally friendly – Laminex Clipwall is environmentally friendly with E1 formaldehyde levels and Programme for the Endorsement of Forest Certification (PEFC™) labelled wood varieties. ●

FEBRUARY | MARCH 2015 FM

11/12/14 11:58 AM

30 | INDOOR positioning

l easy to maintain – between two and five-year battery life, and

The bottom line

l easy to integrate – good software development kits (SDK).

Starting with MSE Version 8.0, Cisco CMX is a real option for an enterprise seeking to deploy indoor positioning

Cons

solutions for location-enhanced wayfinding. An enterprise

l requires BLE beacons to maintain consistent accuracy

that wants navigation-quality indoor positioning today

l in effect, it is a new wireless network to manage

should supplement their current Cisco Wi-Fi and MSE

l short range – about 20 to 30 metres maximum, and

infrastructure with handset-based sensor fusion plus BLE

l low energy – will not penetrate walls, metal etc.

beacons. Alternatively, it could lay the foundation and address user needs now with stand-alone indoor mapping and digital

The bottom line

wayfinding, and plan its indoor LBS infrastructure around the

BLE beacons combined with handset-based sensor fusion is

Cisco MSE roadmap, starting with MSE 8.0 and 3600 or 3700

the most accurate, reliable and robust technology solution for

Series APs.

quality indoor positioning available today – as long as you only need to position smartphones and tablets.

Recommended solutions: Polestar (www.polestar.eu) and Senion Labs (www.senionlab.se)

How to get started The good news is that any enterprise solution that wants to provide anything from location-enhanced wayfinding to true indoor navigation can do so right now. While there are

delivered first as a smartphone that is able to scan the world

l Indoor navigation

2. Cisco Mobility Services Engine (MSE)

considerations and decisions to weigh in, and deployments to

around it in real time, using a variety of sensors to make over

This is the Holy Grail. It requires superb accuracy to

Cisco Mobility Services Engine (MSE), which is part of the

be carefully planned, there are no barriers to begin to leverage

support three key capabilities:

Cisco Connected Mobile Experiences (CMX) platform, brings

indoor positioning to provide a great visitor experience,

l driving the route visualisation; i.e. the camera view of

an entirely different, network-based approach to indoor

improve operational efficiency, and reduce lost revenues.

the route

positioning. While the current performance of MSE is not

l anticipating and providing audio and visual prompts for

comparable to Sensor Fusion + BLE, there are important

objectives for indoor positioning accuracy. If indoor navigation

upcoming turns and actions, and

advantages to this approach for enterprise clients.

is the goal and the need is short-term, then BLE + sensor

250,000 measurements every second. The phone is able to both map the space around it in three dimensions, and

simultaneously know its position, rotation and heading in space with an accuracy of centimetres – all in real time.

While Project Tango will enable future smartphones to

The key is to first evaluate the enterprise’s needs and

The latest MSE 8.0 release, with a FastLocate module

fusion is the best choice, and if location-enhanced routing or

add-on for 3600 and 3700 APs, is now sufficient for location-

location-enhanced wayfinding are good enough to start, then

enhanced wayfinding. Today, Enterprise clients can

you can look at Wi-Fi fingerprinting alone, or a Cisco MSE as

Indoor positioning technologies

supplement Cisco MSE with handset sensor fusion + BLE to

part of a broader network upgrade. l

inflection point in the market for the widespread adoption of

Over several years, we have tested all of these solutions in one

get quality indoor wayfinding today.

enterprise indoor location-based services.

way or another. We believe that the following two are the most

position themselves, in the short-term the biggest impact will be in enabling rapid, incredibly accurate indoor mapping of

l providing highly accurate visual confirmation to the

user about their current location.

buildings.

We believe that these four waves of innovation mark the

The key data points (for baseline requirements) are:

viable solutions today, with a hybrid, step-by-step approach

MSE version 8.0, 3600 or 3700 Series APs, and associated

being the best for enterprise clients:

requirements for PI (Prime Infrastructure) version.

1. Handset-based sensor fusion + BLE beacons

Pros

objectives for indoor location-based services. Up until recently, there were separate technologies and strategies for indoor

While iBeacons are fine for proximity-based interactions and

to think through and address all the broader enterprise IT

positioning, but now they are starting to converge – or at least

engagement, they are not suitable on their own for wayfinding

issues of wireless network management, including device/

be used in combination when needed.

or navigation. For that, the additional capability of handset

tag management, minimising or eliminating interference,

sensor fusion is critical to provide continuous, accurate and

security and unified management

What’s the best solution for indoor location-based services?

The answer depends on your organisation’s needs and

Connexient develops applications and use cases for digital wayfinding and indoor navigation that require strong indoor

reliable positioning. This combined approach, based on our

positioning performance. Let’s focus here. Why? Because

tests, is yielding outstanding positioning performance.

this is where you find the most value for the end user and the highest ROI for the enterprise.

First, let’s define the three levels of indoor positioning quality that are relevant to our solutions. l Location-enhanced wayfinding

l enterprise solution – Cisco has considered and continues

l improving rapidly – Cisco’s future roadmap is set to

improve the accuracy and refresh rates suitable for indoor navigation and all other indoor LBS use cases, and

Pros

l trusted partner – Cisco’s brand name is its credibility.

l high accuracy and high refresh rates – one to two metres,

Cons

sub-second refresh frequency l flexible – can work with Wi-Fi fingerprinting alone for

l accuracy – five to seven metres; not suitable for indoor

This solution can answer the basic question: where am

Android and without any outside inputs where there are

navigation, but very useful for location-enhanced

I? It must do this accurately and quickly enough to be

gaps in either Wi-Fi or BLE beacon coverage

wayfinding

actionable; i.e. a user actively navigating a venue can make useful decisions.

l relatively low-cost – under $10,000 (about $50 to $70 per

l latency – starting with MSE 8.0, notifications and refresh

beacon) including installation and calibration per one

rates can be reduced to approximately 10 seconds

l Location-enhanced routing

million square feet (93,000 square metres); the annual

l deployment – requires high access point (AP) density;

licence fees, though modest, vary based on the vendors

Here, the indoor positioning accuracy and refresh rates are sufficient to be dynamically integrated into route

l easy to install – beacons are about the size of a matchbox

visualisation so that the users can be actively guided and

l easy to calibrate – a few hours or a few days depending on

shown when they are off track.

FM FEBRUARY | MARCH 2015

Geoff Halstead is the chief product officer of Connexient.

the size of the facility

accuracy is highly dependent on the right density, location, calibration and other factors l cost – usually more expensive than BLE solutions, but

depends on what APs and coverage are already in place.

www.fmmagazine.com.au

www.fmmagazine.com.au

FEBRUARY | MARCH 2015 FM