1774 - Facility Perspectives Mar 12 v601 LOWRES

Volume 6 Number 1 MarchMay 2012
Retrofitting
increasing the built environments energy efficiency.
for green buildings:
ideaction 12
informal workspaces
spotlight on access
guide to fireproofing
Official magazine of the Facility Management Association of Australia

Print Post Approved 340742 00155 $9.95 inc GST
1774_Facility Perspectives Mar 12 v601.indd 1
28/02/12 1:08 PM
28/02/12 1:08 PM
contents
Level 6, 313 La Trobe Street Melbourne VIC 3000 Tel: (03) 8641 6666 Fax: (03) 9640 0374 Email: info@fma.com.au Web: www.fma.com.au Published by
ABN 30 007 224 204
430 William Street Melbourne VIC 3000 Tel: (03) 9274 4200 Fax: (03) 9329 5295 Email: media@executivemedia.com.au Web: www.executivemedia.com.au Offices also in Adelaide, Brisbane & Sydney Editor: Gemma Peckham Editorial enquiries: Tel: (03) 9274 4200 Email: gemma.peckham@executivemedia.com.au Advertising enquiries: Tel: (03) 9274 4200 Email: media@executivemedia.com.au Layouts Rohan Heddle Printed by Geon Printing Editorial contributors: George Mylonas, Rosie Bennett, Nicholas Burt, Andrew Aitken, Bryan Douglas, ISPT, Low Carbon Australia, The Australian Centre of Excellence for Local Government, Jones Lang LaSalle, Stephen Ballesty, Matthew Trigg, Johnny Yau, Barry Cheng, Steve Bramich, Building Commission, Nima Bahadori, Matthew Wright, Joe Manton, Bruce Bromley, Con Livanos, Richard Brew, Shane Brown, Julie Knudson, Ken Thompson. Stock images sourced from: iStock, ThinkStock and Getty Images. Cover image: iStock
04
04
CEOs message
10
Informal Workspaces
Open-plan offices without allocated desk space for all employees are becoming a trend in workplaces across Australia. Does this increase or decrease productivity and satisfaction amongst workers?
16
ideaction12 preview
With 2012 off to a great start, FMA Australia CEO Nicholas Burt looks at the range of projects that are taking shape in the industry.
16
The national facilities management conference
05
Chairmans message
Get the first look at all of the presentations, events and social gatherings on this years ideaction calendar.
Chairman Steve Taylor takes a moment to give insight into the work taking place in Australia and around the world to draw more attention to facilities management.
10
Hot-desking and other types of nonterritorial offices
Local government
06
Interview
George Mylonas discusses the benefits and drawbacks of removing individual workspaces within an office environment.
24
Facilities management is vital to local government organisations
A word with FMA Australias most recent life member, Stephen Ballesty.
FMA Australia CEO Nicholas Burt addresses the importance of facility management for one of Australias biggest owners of property local government.
COMpANy prOFILEs
The editor, publisher, printer and their staff and agents are not responsible for the accuracy or correctness of the text of contributions contained in this publication or for the consequences of any use made of the products, and the information referred to in this publication. The editor, publisher, printer and their staff and agents expressly disclaim all liability of whatsoever nature for any consequences arising from any errors or omissions contained in this publication whether caused to a purchaser of this publication or otherwise. The views expressed in the articles and other material published herein do not necessarily reflect the views of the editor and publisher or their staff or agents. The responsibility for the accuracy of information is that of the individual contributors and neither the publisher or editors can accept responsibility for the accuracy of information which is supplied by others. It is impossible for the publisher and editors to ensure that the advertisements and other material herein comply with the Trade Practices Act 1974 (Cth). Readers should make their own inquiries in making any decisions, and where necessary, seek professional advice. 2011 Executive Media Pty Ltd. All rights reserved. Reproduction in whole or part, without written permission is strictly prohibited.
Multibuild Urban Maintenance Systems Knauf EELCO Ecomaster Dulux Urban Group Energy Geckolighting Ilum-a-lite SMAC Technologies Powerpax Rheem BAC Magnetite Nuflow Environmental Control Services Building Services Engineers High Performance
Norfolk Logical Group Resene Perpetual Property Care Well Done City Care Wormald Equal Access ADT Security Dorma Rutledge Engineering Otis Programmed Property Services SGS Mainzeal MacMillan Plumbing Facility Management Association of New Zealand Opus
coming up in the June edition of Facility Perspectives
Industry focus: Hospitality

plus + Full ideaction12 wrap up + Green buildings: Lighting + Occupational Health and Safety + Education and training + Spotlight on cleaning + Young FMers + Relocation
Facility PersPectives VOLUME 6 NUMBER 1
28/02/12 1:08 PM
contents
28
retrofitting for green buildings
In a carbon-constrained environment, there is an imperative for facility managers to ensure that their buildings and operations are running efficiently in order to reduce their carbon output. Retrofitting is fast becoming one of the best ways to achieve energy efficiency.
50
50
The complexities of retrofitting Melbournes CBD
77
Maintenance + essential services
96
spotlight on access
New standards regarding the provision of accessible facilities are making building owners and managers consider a variety of access and egress options.
Essential services a building surveyors perspective
The City of Melbourne aims to retrofit two-thirds of its existing building stock by 2020.
77
84
56
The link between green buildings and worker productivity
Clean air, natural light and low acoustic interference all have effects on occupants of a building but to what extent?
Essential safety measures central to maintaining a safe and healthy built environment
96
Access to all Elvises and priscillas access to buildings and facilities
30
retrofitting for peak performance
Andrew Aitken from the Green Building Council of Australia discusses how to approach a building retrofit
60
Quality of life through sustainable facilities management in the Age of Environmental Thrift
86
Zen and the art of elevator maintenance
Evacuation a 100 people withof disability
36
FluoroCycle
Stephen Ballesty looks at how facilities managers can contribute to a truly productive and sustainable built environment.
Guide to fire protection
access to 106 Disability standard premises
92
Maintenance of fire protection equipment
Case study: MCG

A huge task: how managing the MCG differs from a great deal of other facilities management roles.
Australian Lighting Council CEO, Bryan Douglas, gives some insight into the FluoroCycle lighting recycling program, and how facilities managers can help to divert landfill.
68
retrofitting, policy settings and the role of the peak industry body
professional development
FM success 114 starts here
40
Melbournes landmark retrofit
500 Bourke Street, in Melbournes CBD, has undergone a remarkable transformation as the result of a large-scale retrofit.
FMA Australia outlines the policy settings that apply to retrofitting for energy efficiency, whats hindering progress, and what considerations should be most important.
107 A unique and iconic landmark

Go behind the scenes of this famous stadium, and discover what it takes to manage the facilities of such a huge venue.
75
Leasing + fleet management
Green retrofits and energy management
46
Financing the energy efficient future
Low Carbon Australia offers insight into the costs and funding associated with retrofitting your building.
A look at improving the energy efficiency of a building through building management and control systems.
118 Legislation rules
Facility Perspectives embraces Green printing Initiatives
This publication has been printed using ECOCLEAN print processes. Vegetable based inks and recyclable materials are used where possible.
28/02/12 1:08 PM
comPany ProFile
MAxIMIsING THE rETurN ON yOur susTAINABILITy INVEsTMENT
he recently passed carbon tax legislation is the latest in a raft of existing and proposed legislative and regulatory steps designed to enforce in some cases, or encourage in others, a move to more sustainable design, technology and practices across a range of industries. International studies confirm that the built environment represents between 35 50% of all GHG and Carbon emissions, making the sector an ongoing target for legislators and an opportunity for owners and occupiers to minimise environmental impact. Owners, operators and occupiers of property are actively responding to potential future impacts to operating cost, building value and tenancy optimisation by increasing their investment in active and passive sustainability technologies. These promise to minimise energy loss and consumption through such measures as the retro-fit of controllers, HVAC plant, lighting, insulation, and water assets, yet evidence supports that a key aspect typically remains missing from the mix - a suitably implemented Strategic Maintenance Plan. Failure to inspect, test and maintain the functionality and efficiency of plant and technology on a planned, preventative risk basis will see the gains of your new sustainability investments quickly eroded or even totally lost. Urban Maintenance Systems (UMS) is a long term, experienced provider of Facilities Management and Infrastructure Maintenance Services across a range of Government, Industry and Corporate Real Estate Sectors. UMS, certified to Quality ISO9001, Environmental ISO14001 and OH&S 4801 systems, can provide tailored advice on a strategic maintenance program for your business which not only maximises asset utility and life but reduces your net maintenance cost and carbon footprint.
For more information contact: Urban Maintenance Systems Email: info@ums.com.au Web: www.ums.com.au Enduring Partnerships Driven by Safety and Service Excellence
28/02/12 1:08 PM
From the ceo
CEOs MEssagE
elcome to 2012. It is shaping up to be a busy but important year for the facilities management industry. A range of projects continues to take shape. There are new professional development opportunities, different events being organised at state and territory levels, and a series of landmark national occasions to ensure that all members can be engaged and develop their relationships and networks with like-minded professionals. Research and policy have taken a front row seat as we move into 2012, and working with a range of industry and government partners, we aim to ensure that members remain well informed of issues that affect the industry. A major highlight during the December and January period was the development of a 7-point budget submission, which has been put to the Australian Government. This has been strongly endorsed by the Board and outlines the key advocacy planks for the association moving into 2012. To access a copy of the submission, email policy@fma.com.au or visit us on LinkedIn. A prime example of our role in equipping the industry with key knowledge and skills is the suite of new professional development courses that have been developed in conjunction with an external training partner, SGS. This relationship makes it possible to broaden the range of professional development opportunities available to members. In addition to this, the Diploma of Facilities Management is now fully operational and has a growing number of enrolments, providing a comprehensive mechanism for gaining the benchmark industry specific qualification. As you may be aware, recycling of fluorescent lighting is becoming an important issue for facilities managers. FMA will be holding a series of national events on this topic, beginning with South Australia and focusing on their landfill ban, which comes into effect in
September. The Board has also endorsed the organisation becoming a founding signatory to the FluoroCycle program, with whom the events are being presented. As I mentioned in the last edition of Facility Perspectives, the constitution is being reviewed and some new ideas have been put forward to refresh this important document. If you would like to have input you can access the current constitution on www.fma.com.au and send any comments you may have through to policy@fma.com.au. Looking forward, an extremely significant event is the national facilities management conference, ideaction12, which is to be held in Canberra in mid-May 2012. The program can be accessed on the ideaction website (www.ideaction12.com.au). This new-look website provides all the information you require for the line-up of key local and international speakers and promises to provide attendees with information on industry issues, technological innovations and changes in compliance and regulation. The program offers something for everyone. I encourage you to have a look at the program and to book early, as places for the site visits and some sessions are limited. The conference will also provide an opportunity to network at the end of the day with some of the highlight events, including the FMA Australia State and Territory Awards program, ideaction12 Gala Dinner and the Chairmans Welcome. I am looking forward to the coming year, with all the challenges and rewards that lie ahead. Until next time. Nicholas Burt Chief Executive Officer FMA Australia
28/02/12 1:08 PM
From the chairman
ChaiRMaNs MEssagE
elcome to 2012. Although we are already a few months into the year, there is still a long road ahead as the association continues to work its way towards its strategic goals. The consolidation that occurred during the latter part of 2011 set a strong foundation for the year ahead. Strategically, the organisation is placing itself to drive a broader profile than ever before. Strong examples, including our involvement with various projects such as the development of international and local standards for facilities management in conjunction with Standards Australia, the collaborative work with Low Carbon Australia, and work undertaken on the recognition of facilities management through the Australian Governments skilled occupation list, will ensure that there is a stronger presence and more recognition of the industry and its professionals. Since the last edition I attended the World Workplace conference in Phoenix, Arizona, and represented FMA Australia at the Board Strategic Planning day for Global FM. The input of Australia into the planning process has been crucial in driving development of a strategic plan for Global FM, which is in the final consultation stages with each of the international member organisations, with the vision to be endorsed prior to the end of the financial year. This plan not only sets out future opportunities, but also provides a mechanism for understanding the strength and benefit of connecting to Global FM. During my time at World Workplace, I also had
the opportunity to build connections with some of the topical speakers, and this provided a strong foundation for attracting them to participate in our National Facilities Management Conference, ideaction12, this year in Canberra. The various work being undertaken relating to skills, training and competencies, with bodies such as the National Framework on Energy Efficiency, the Office of Environment and Heritage, and Sustainability Victoria, are the sorts of positive steps being taken to understand and develop the facilities management profession. I encourage you to participate in these processes whenever possible to ensure that the outcomes (such as new training and funding) meet industry needs and expectations. The Portfolio Groups continue to work to draw a focus on the five key areas of our operations. The groups (Advocacy, Membership, Education and Training, Events and Corporate Support, and Knowledge) have action plans in place and will be continuing to seek interested individuals. It is not too late, even though the groups are underway, to become involved, and your feedback and participation are always welcomed. I look forward to having an opportunity to catch up with you at one of our upcoming events. Steve Taylor Chairman FMA Australia
28/02/12 1:08 PM
interview
A WOrD WITH FMA AusTrALIAs MOsT rECENT LIFE MEMBEr, sTEpHEN BALLEsTy
tephen Ballesty is the Sydney-based Director and Head of Advisory for global consultancy group Rider Levett Bucknall. He is a Past Chairman of the Facility Management Association of Australia, the former Deputy Chairman of the Australian Governments FM Action Agenda, and was the first non-North American to hold the position of Chairman of the IFMA Foundation. He is currently serving as Immediate Past Chairman of the IFMA Foundation. Stephen is a Fellow of the RICS and the AIQS, Chartered FM Surveyor and was FMA Australias national member of the year in 2007, and was one of the first recipients of FMA/IFMAs Certified Facilities manager (CFM) designation in 2008. He has contributed to multiple industry publications, including FM as a business enabler (2007), and is a regular presenter at conferences internationally. Stephen was awarded Life Membership of FMA Australia and the Chairmans Award for Excellence in 2011 for service to industry. Facility Perspectives spoke with Stephen to find out a bit more about his career trajectory. Facility Perspectives: How did you enter and how long have you been involved in the facilities management industry? Stephen Ballesty: My original training in quantity surveying/project management was traditional and focused on D&C projects, but I always had a strong interest in whole of life asset management issues. Of course the 1990s recession provided both challenges and opportunities, including a greater focus maintaining existing facilities and the rise of the FM profession. I joined FMA Australia in
1994, spent six years on my local New South Wales Branch Committee, including being New South Wales Chairman, then nine years on the national Board, including seven on the executive and serving as national Chairman. Along the way, during 200408, we achieved recognition with the Australian Government and industry with the FM Action Agenda, of which I was the Deputy Chairman, and the FM Exemplar Project: Sydney Opera House, demonstrating FM contribution to a more productive and sustainable built environment. In addition, in 2005 FMA Australia signed the first partnership with IFMA, established Global FM in 2006 and I joined the Board of the IFMA Foundation in 2007, where I continue to serve as Immediate Past Chairman. Reflecting on the past 20 years, I feel extremely privileged to have been involved with FM during this formative period and to have worked with some remarkable people FM people are the best! Its been fun for me, and its reinforced to me how important it is for society to have a strong FM profession. It all comes down to quality of life. For anyone who enjoys collaborating with motivated people, seeking solutions and breaking new ground on an industry level, I would recommend people get involved as FMA Australia volunteers. Over your time in the FM industry, what are the significant changes that you have witnessed? Over the past 20 years, in broad terms, there have been three major FM trends reshaping the FM industry, four if you count the growth in the importance of FM itself: 1. The industry influence evolution, from product suppliers to strategic consultants, and now the FM service providers 2. New technologies, regulations and user requirements 3. A rise in innovation, adoption of sustainability and alternative workplaces and the impact of social change, corporate responsibility and financial accountability. Today, in the age of environmental thrift (see page 60), we have a diverse and dynamic FM community embracing sustainability, technology and financial responsibility worldwide. How has facilities management grown commercially and professionally over this time? Where to begin? No longer is the typical FMer reactive and focused on narrow technical issues alone. Todays FM professional can be seen influencing every phase of the facility life cycle, providing strategic input from needs to conception, through delivery to operations and ultimately re-lifing and re-use of assets. The modern FMer has to be commercially focused and informed across a wide range of issues.
stephen Ballesty
CFM, FrICs, FAIQs, ICECA Life member FMA Australia
28/02/12 1:08 PM
interview
Do you agree that effective facilities management is becoming increasingly important? In your opinion, what has brought this about? Absolutely, over the past decade there have been multiple change drivers. Sustainability has been perhaps the most significant and visible driver, broadly covering our management of energy, water, waste and indoor ecology; however, this has become widely accepted and is now very much just standard good practice. Now, in our post-global financial crisis world, the challenge will be more facilities economics. This will see FMs focus intensify on areas such as the optimisation of the allocation of scarce resources, and the utilisation of our existing assets and infrastructure. Like sustainability, I do not see the facilities economics focus lessening any time soon. So yes, an effective FM profession is absolutely part of the solution, which will require more flexible and adaptable buildings suited to the shorter functional life spans and more frequent facility upgrades and use changes. What are the major challenges that you expect the industry and profession to face over the next decade? The major challenges will be achieving and maintaining recognition of FMs role through increased: 3 professionalism 3 research publications 3 education and training 3 regulatory reform and compliance streamlining 3 standardisation of contracts, service levels and performance benchmarking.
Specifically, FM collaboration between industry bodies, with other professions, and globally, will also be important to these pursuits and providing FM with a greater voice. What do you think facilities management will look like in 10 and 20 years time? The future is of course difficult to predict, which is why Abraham Lincoln said, The best way to predict your future is to create it! The world will continue to change and shrink; how we respond will define FM. I believe the FM industry will continue to be a combination of inhouse practitioners and outsource service providers; the latter will tend to polarise between large integrated global firms and more agile niche specialists. The industry development over the next decade will be very much shaped by the forces of sustainability, economic rationalism, a focus on value and risk management, workplace productivity and by increasingly individualised and sophisticated facility users. To be successful in the future, FM professionals, organisations and our industry leaders must be vigilant, adaptive and committed to expanding our knowledge of the built environment in a changing world. I believe we need to promote and support education and research for the advancement of FM worldwide. The future of FM should be bright it needs to be. FMs success will be our prosperity as society benefits from the improved management of the built environment.
FMA comment: Interested in becoming a member of FMA Australia? Visit www.fma.com.au or contact info@fma.com.au to obtain an application form.
A new evolution in Facility Management

Monitor, manage and control FM anywhere with Concept Evolution, the completely web-based Facility Management software solution, from FSI APAC.
Concept Evolution is:
a completely web-based, functionality rich, Facility and Maintenance Management software solution deployable regardless of borders accessible from anywhere easy and cost-effective to deploy and sustain
Isnt it time for your organisation to evolve?
Let us help change your world. T: +61 (0) 2 6241 7853 E: info@fsifm.com.au W: www.fsifm.com.au
Facilities management ad oz half1 1 21/10/11 16:21:12
28/02/12 1:08 PM
X 8
comPany ProFile
WHAT Is sOuND MAskING?
ts well known that noise and lack of speech privacy have a negative impact on employees comfort and performance. When attempting to resolve these problems, strategies are often pursued in the belief that good acoustics are achieved when the sound levels in a space are as low as possible, with zero being the best. Weve all heard the old adage silence is golden, but just as with lighting and temperature, the comfort zone for the volume of sound is actually not zero. In fact, if the background sound level in a space is too low, conversations and noise can easily be heard, even from a great distance. Many organisations use a sound masking system to maintain an appropriate ambient level in their facilities, which is typically between 42 and 48 dBA in commercial interiors. This technology consists of a series of loudspeakers, which are installed in a grid-like pattern in or above the ceiling, and a method of controlling their output (see photo). Sound masking systems have been used in various applications for decades, including commercial offices, call centres, banks, courthouses, libraries, military facilities, hotels and hospitals. In recent years, theyve gained even more popularity because of the increased use of open plan space and demountable partitions, rising densities and sustainable design practices, all of which have a significant impact on acoustics. Most people compare the masking sound to that of softly blowing air; however, its been specifically engineered to increase speech
privacy. Masking also covers up intermittent noises or reduces their impact by decreasing the amount of change between baseline and peak volumes in the space. Although the background sound level is technically higher, occupants perceive their space as quieter and more comfortable. Many systems also provide paging and music distribution, eliminating the need for a separate system. While every sound masking system introduces a sound into a space, overall performance can vary considerably. The single most important factor is to place an upper limit on the systems adjustment zone size, which should be no larger than three loudspeakers. Its also important to have fine volume and frequency control within each of these small zones to ensure consistency in the sound as occupants cross the open plan or move between rooms. Larger adjustment zones necessitate compromises that can dramatically impact speech privacy and occupant comfort, as well as the ease of making changes in the future, risking both the value and effectiveness of the system. Its also wise to learn what services are offered in conjunction with the sound masking system. This technology should be supported by professionals who can properly design and implement it and provide the user with ongoing support.
To learn more about this cutting edge technology call Multibuild 1300 348 000
28/02/12 1:09 PM
SOUND MASKING
PAGING
MUSIC
Your
Networked Solution
for Speech and
Privacy
Noise Control
Poor acoustics is the number one cause of workplace dissatisfaction and the most signicant factor affecting employee performance. The LogiSon Acoustic Network addresses this problem by distributing an engineered background sound throughout the workplace. The sound covers conversations and noise, while remaining comfortable and unobtrusive.
Guided Tour
Interested in learning more? Simply visit our website and listen to our virtual spokesperson describe the benets of sound masking and our services: www.logison.com
Benets
Noise control Speech privacy Improved productivity Lower project costs Facility exibility Quick ROI
Applications
Banks Call Centres Commercial Ofces Courthouses Dealerships Healthcare Facilities Hotels Houses of Worship Libraries Military Facilities Schools
Contact Us
Contact us for a demonstration and additional Nationally servicing Australia and New Zealand
Toll materials to 348 000 or 02 9682 4555 free 1300 assist in your decision-making process.
info@logison.com info@multibuild.com.au
2012 K.R. Moeller Associates Ltd. LogiSon is a registered trademark of 777388 Ontario Limited.
28/02/12 1:09 PM
10
inFormal worksPaces
HOT-DEskING AND OTHEr TypEs OF NON-TErrITOrIAL OFFICEs

gEORgE MyLONas, gEORgE MyLONas DEsigN
dvances in technology, escalating real estate costs and environmental concerns have led organisations to explore alternative office layout strategies, such as the nonterritorial office. The non-territorial office emerged as a result of the underutilisation of office workspaces and the need for organisations to maximise real estate cost efficiencies (Anjum, Paul & Ashcroft, 2005). Desk sharing results in reductions in facilities costs (Volker & van der Voordt, 2005), as it saves on office space as well as general and technical service expenses (de Croon, Sluiter, Kuijer& Frings-Dresen, 2005). Proponents indicate that the loss of assigned desks and any resistance to change will be counterbalanced by such advantages as reduced facilities costs, increased flexibility (van der Voordt, 2004), aesthetically appealing interiors, ergonomically designed furniture and modern technology (Volker & van der Voordt, 2005). This argument, however, ignores the impact that unsatisfied and unproductive employees may have on the organisations pursuit for cost savings.
The costs
One of the biggest disadvantages associated with the nonterritorial office is that they do not readily allow the basic needs of personalisation and territoriality. Losing an assigned workspace means a loss in the capacity to personalise ones space and mark ones territory, which can result in threats to identity (Brunia & Hartjes-Gosselink, 2009; Elsbach, 2003) and feelings of diminished control (Sundstrom, 1986). Personalisation of the workspace serves several functions. It distinguishes the occupant from others (Sundstrom, 1986) and decreases anonymity, as it allows for the expression of self-identity (Brown, 2009; Brunia & Hartjes-Gosselink, 2009) as well as group identity (Blom, 2000; Turner & Myerson, 1998) and status (Elsbach, 2003; Elsbach, 2004). Personalisation is also associated with
psychological wellbeing and coping with stress (see Wells, 2000). An inability to control ones space and belongings can have detrimental effects such as reduced motivation and stress-related ailments, and could lead to counterproductive behaviours like sabotage (Greenberger & Strasser, 1986). It may even be associated with less employee commitment to the organisation as well as reduced job (Brown, 2009; Donald, 1994; Wells, 2000) and physical environment satisfaction (Wells, 2000). The need to personalise can be so strong that even when personalisation and assigned workstations are prohibited, workers seek ways around it (Brown, 2009; Brunia & Hartjes-Gosselink, 2009). For instance, users arrive at work early to claim a particular workspace, or leave personal items in unassigned workspaces during their absence to claim their territory (Brunia & Hartjes-Gosselink, 2009; Elsbach, 2003; van der Voordt, 2004). Another major disadvantage associated with the non-territorial office is that of team cohesion. Rules requiring frequent workspace changes in a non-territorial office mean work groups do not regularly sit next to each other, which can affect some participants sense of belonging to a team (Elsbach, 2003). When team members are located in close physical proximity to one another they can and do form strong bonds of identification (Brown and Millward, 1993), which help to create a sense of team among employees (Millward, Haslam & Postmes, 2007). Although Millward et al found that being spatially dispersed did not alienate or marginalise employees, nevertheless, even in situations where team working is not important, hot-desking may reduce the strength of any team identification and may result in a loss of the overall investment in the organisation and a decline in general organisational citizenship behaviours. A further disadvantage is that older employees respond more negatively to non-territorial offices than younger staff (van der Voordt, 2004), with older workers reporting they are unable to carry around heavy books and laptops (Gorgievski, van der Voordt, van Herpen & van Akkeren, 2010), and are less positive about desk sharing, changing work locations and the extent to which the nonterritorial environment supports their productivity (Volker & van der Voordt, 2005). The non-territorial office is also likely to present an increasing problem for the ageing workforce, as well as workers with disabilities, as ergonomic design and workplace adjustments to suit individual needs are not as easily accommodated. Briefly, other disadvantages associated with the use of the nonterritorial office include workers finding changing work locations highly disturbing (Volker & van der Voordt, 2005). Workers either adapt or are forced to use the new non-territorial office, and longterm effects (e.g. health, wellbeing) of regularly acclimatising to different workspaces and different colleagues are not well known (Volker & van der Voordt, 2005). Sources of irritation include insufficient personal and collective storage spaces and security of personal property, as employees cannot leave their belongings
conTinued on pAge 12
28/02/12 1:09 PM
28/02/12 1:09 PM
12
inFormal worksPaces
conTinued from pAge 10
behind at their workspaces (Gorgievski et al., 2010). The overuse of open plan layouts in the non-territorial office, which results in higher density, also creates issues such as reduced privacy, lack of control of climate and lighting, noise distractions (Anjum et al., 2005; van der Voordt, 2004; Volker & van der Voordt, 2005), and difficulties concentrating (Kaarlela-Tuomaala, Helenius, Keskinen & Hongisto, 2009; Volker & van der Voordt, 2005). Compensating for these detrimental effects with greater work effort (Kaarlela-Tuomaala et al., 2009) and overstimulation may result in fatigue (Volker & van der Voordt, 2005).
The benefits
It is not all negative news when it comes to the use of non-territorial offices by organisations. Research conducted at a Dutch investment bank after flexible non-territorial working had been introduced found that productivity rose from 14 per cent to 51 per cent and that the percentage of workers who viewed it negatively dropped from 27 to eight per cent (van der Voordt, 2004). Also, employees of non-territorial offices have rated communication with colleagues, design and quality of the layout (Gorgievski et al., 2010; Volker & van der Voordt, 2005), openness and the opportunity to make a choice out of a variety of work locations (Volker & van der Voordt, 2005) positively. It is this choice of workspace that gives freedom and control to employees, which is one of the biggest advantages of the non-territorial office. Research by Lee and Brand (2005) found that perceived control (e.g. the variety of workspaces necessary for ones job being available) had a significant positive influence on both job satisfaction and, contrary to findings mentioned earlier, group cohesion. In studies on open plan spaces, researchers have concluded that the use of a variety of workspaces in the same office building is encouraged, because it facilitates the selection of a work location to suit the current work task, which also improves the feeling of control over the work environment (Lee & Brand, 2005). This research suggests that if employees have access to work environments that match their tasks, they are more likely to have a positive reaction. This is where the flexibility of the non-territorial office with a variety of work environments has benefits over the open plan assigned desk workplace. Having open spaces for interactions and collaborations, and the inclusion of cells for concentration and reflection, as well as long and confidential phone calls (Anjum et al., 2005; Batenburg & van der Voordt, 2008; Gorgievski et al., 2010; van der Voordt, 2004), is likely to create a good job-environment fit. Further, these combienvironments are better equipped to deal with individual differences such as coping strategies (Sailer & Hassenzahl, 2000), noise
sensitivity, extroversion, stimulus screening, age and locus of control, which impact on workers capacity to deal with noise, as workers can choose an environment that best suits them (Kaarlela-Tuomaala et al., 2009; Maher & von Hippel, 2005); however, it is worth noting that some research suggests that people are creatures of habit and like to work in the same place, and as such are not deriving the benefits of activity-related workspaces (Brunia & Hartjes-Gosselink, 2009; Qu, Zhang, Munemoto & Matsushita, 2010; Volker & van der Voordt, 2005). Briefly, another advantage associated with the non-territorial office is its provision of opportunities to establish new contacts, become better acquainted with less familiar work colleagues and acquire new knowledge, which is important for learning organisations. This increase in communication with cross-functional areas can result in new and innovative ideas (Anjum et al., 2005; Gorgievski et al., 2010; van der Voordt, 2004); however, there is limited evidence to support the idea that desk sharing improves communication (de Croon et al., 2005), and there is no clear research on the impact that it has on the generation of new ideas, and the value of these ideas to the organisations bottom line.
practical implications
Changing the work environment is a type of organisational change. And like most effective organisational change initiatives, it is important to involve stakeholders and obtain their buy-in to the process (Beer, Eisenstat & Spector, 1990; Kanter, Stein & Jick, 1992; Norton & Fox, 1997). Intensive involvement and collaboration with employees in the implementation of these newer ways of working will promote successful implementation (de Croon et al., 2005; Shepley, 2002). It is also vital for successful implementation that the non-territorial office supports the users tasks and reinforces the organisations culture. The job demands and characteristics should be carefully analysed before new offices are designed (Gibson, 2003; Gorgievski et al., 2010; Kaarlela-Tuomaala et al., 2009). Achieving a better work/job-environment fit should entail empowering employees by giving them sufficient direct influence in the way the office is designed and furnished, as a lack of user participation during the conceptualisation and implementation of the new nonterritorial office is likely to negatively impact on employee satisfaction (Gorgievski et al., 2010). Getting the design right has many benefits for the organisation. Research suggests that employees who are satisfied with the facilities of the organisation rate the support for their productivity by the physical environment significantly higher (Batenburg & van der Voordt, 2008). Further, an integrated and multi-disciplinary approach to office design is required. Facilities strategies in isolation of human resources management considerations are likely to impact negatively on organisational outcomes (Lee & Brand, 2005; Millward et al., 2007). Careful consideration needs to be given to the planning and allocation of workplaces as flexible working arrangements are ineffective if there are too many workspaces, whereas a shortage will result in irritation and force workers to use less suitable work locations to carry out their duties (Gorgievski et al., 2010; van der Voordt, 2004). For instance, employees whose jobs have little in common may be forced to sit together, or jobs requiring high and low degrees of concentration or communication may be grouped together (van der Voordt, 2004). Many workers report that the non-territorial arrangements result in a sterile, generic and impersonal environment (Elsbach, 2003; Gorgievski et al., 2010) and a decrease in the humanisation of
28/02/12 1:09 PM
inFormal worksPaces
13
costs and benefits of a non-territorial office costs 3 Prohibit or do not readily allow personalisation Benefits 3 Choice of work location can result in feelings of control
3 3
Team cohesion Viewed less favourably by older workers
3 3
Selection of work spaces to suit work tasks Better equipped to deal with individual differences such as coping strategies and noise sensitivity Establish new work contacts
3 3 3 3
Workspace adjustments to suit individual needs are not as easily accommodated Regularly acclimatising to different workspaces and different work colleagues Insufficient personal and collective storage Security of personal property as employees cannot leave their belongings behind at their workspace Over use of open plan layouts results in higher density and exacerbates issues associated with privacy, noise and concentration
3 3 3 3
Cost savings associated with reduced office space requirements Reduced environmental impact by lowering energy requirements More egalitarian as there is equal access to workspaces
whereby team members can work closely alongside each other in designated zones (Millward et al., 2007). The non-territorial office makes the most of advances in technology and available office space. However, a critical factor in the success or failure of the non-territorial office is the employee. Not having an assigned desk conflicts with human needs such as territoriality and personalisation. Organisations need to weigh up the benefits of modern design and technology with the non-territorial offices ability to meet these basic human needs and its impact on team cohesion. It is vital that the organisation using a nonterritorial arrangement conducts research and engages employees in the process to ensure that the newer ways of working best meet their needs. The organisation also needs to acknowledge the disadvantages associated with the non-territorial office and take steps to ameliorate them.
references
Anjum, N., Paul, J., & Ashcroft, R. (2005). The changing environment of offices. Design Studies, 26, 73-95. Batenburg, R.S., and van der Voordt, T.J.M. (2008). Do facilities matter? Paper presented at the European Facility Management Conference, Manchester, England. Beer, M., Eisenstat, R.A., & Spector, B. (1990). The critical path to corporate renewal. Boston: Harvard Business School Press. Blom, J. (2000). Personalisation a taxonomy. Extended abstracts from the CHI Conference on Human Factors and Computing System (pp. 393-401). New York: ACM.
Greater flexibility, which, for instance, can allow crossfunctional teams to easily co-locate
the organisation (Brunia & Hartjes-Gosselink, 2009). The removal of no-personalisation polices and the opportunity to personalise should be provided to employees in the non-territorial office to assist in overcoming dissatisfaction. Personalisation should improve satisfaction with the workplace and enable occupants to work better and easier, especially with work-related personalisation (Brunia & Hartjes-Gosselink, 2009). It could even save the organisation money that would be spent on hiring and training new employees due to reduced turnover (Wells, 2000). Further, personalisation can have a positive impact on organisational wellbeing, employee morale, organisational climate (Wells, 2000), and worker commitment (Brown, 2009). Organisations therefore need to look at offering opportunities for the display of more permanent ways to express individuality in a non-territorial office (Elsbach, 2003), such as bookshelves on which to place personal items, walls and bulletin boards with tackable surfaces to pin items (Wells, 2000), and allowing employees to choose personal screen savers (Brunia & Hartjes-Gosselink, 2009; van der Voordt, 2004) and laptop skins and stickers. Also, the opportunity for departments to adapt and personalise their workspace through the use of colour and personal or collective artefacts can assist in creating a group territory and group identity (Gorgievski et al., 2010; van der Voordt, 2004). Not all employees can easily adapt to the need to change work locations on a regular basis; therefore, providing personal desks to the workers who are unable to cope with the non-assigned desk situation and/or are in the office quite often (Gorgievski et al., 2010) or who are genuinely dissatisfied at not having their own desk (Volker & van der Voordt, 2005) is likely to overcome the issues of adaptation difficulties and dissatisfaction. In these assigned desk instances, reverse hotelling can take place where employees can book out their desks when they are not using them (Higginbottom, 2009). As such, having some assigned desks in the non-territorial work environment will not adversely impact on the space requirements of an organisation and can better accommodate special ergonomic needs of some workers. Organisations have also taken heed of claims of isolation, reduced sense of belonging and the undermining impact of team identification associated with hot-desking, and have implemented more team-sensitive policies
Brown, G. (2009). Claiming a corner at work: measuring employee territoriality in their workspaces. Journal of Environmental Psychology, 29, 44-52. Brown, R.J., & Millward, L.J. (1993). Perceptions of group homogeneity during group formation and change. Social Cognition, 11, 126-149. Brunia, S., & Hartjes-Gosselink, A. (2009). Personalization in non-territorial offices: a study of human need. Journal of Corporate Real Estate, 11, 169-182. de Croon, E.M., Sluiter, J.K., Kuijer, P.P.F.M., & Frings-Dresen, M.H.W. (2005). The effect of office concepts on worker health and performance: a systematic review of the literature. Ergonomics, 48, 119-134. Donald, I. (1994). Management and Change in Office Environments. Journal of Environmental Psychology, 14, 21-30. Elsbach, K.D. (2003). Relating physical environment to self-categorizations: identity threat and affirmation in a non-territorial office. Administrative Science Quarterly, 48, 622-654. Elsbach, K.D. (2004). Interpreting workplace identities: the role of office dcor. Journal of Organizational Behavior, 25, 99-128. Gibson, V. (2003). Flexible working needs flexible space? Towards an alternative workplace strategy. Journal of Property Investment & Finance, 21, 12-22. Gorgievski, M.J., van der Voordt, T.J.M., van Herpen, S.G.A., & van Akkeren, S. (2010). After the fire. New ways of working in an academic setting. Facilities, 28, 206-224. Greenberger, D.B., & Strasser, S. (1986). Development and application of a model of personal control in organizations. Academy of Management Review, 11, 164-177. Higginbottom, K. (2009). Grand designs. Edge Magazine. January. 2009. Kaarlela-Tuomaala, A., Helenius, R., Keskinen, E., & Hongisto, V. (2009). Effects of acoustic environment on work in private office rooms and open-plan offices longitudinal study during relocation. Ergonomics, 52, 1423-1444. Kanter, R.M., Stein, B.A., & Jick, T.D. (1992). The challenge of organizational change: how companies experience it and leaders guide it. New York: Free Press. Lee, S.Y., & Brand, J.L. (2005). Effects of control over office workspace on perceptions of the work environment and work outcomes. Journal of Environmental Psychology, 25, 323-333. Maher, A., & von Hippel, C. (2005). Individual differences in employee reactions to open-plan offices. Journal of Environmental Psychology, 25, 219-229. Millward, L.J., Haslam, S.A., & Postmes, T. (2007). Putting employees in their place: the impact of hot-desking on organizational and team identification. Organization Science, 18, 547-559. Norton, J.R., & Fox, R.E. (1997). The change equation: capitalizing on diversity for effective organizational change. Washington: American Psychological Association. Qu, X., Zhang, T., Munemoto, J., & Matsushita, D. (2010). Behavior concerning choosing workstations in non-territorial offices. Journal of Asian Architecture and Building Engineering, 9, 95-102. Sailer, U., & Hassenzahl, M. (2000). Assessing noise annoyance: an improvement-oriented approach. Ergonomics, 43, 1920-1938. Shepley, M.M. (2002). Predesign and postoccupancy analysis of staff behavior in a neonatal intensive care unit. Childrens Health Care, 31, 237-253. Sundstrom, E. (1986). Work places: the psychology of the physical environment and factories (pp. 217-251). Cambridge: Cambridge University Press. van der Voordt, T.J.M. (2004). Productivity and employee satisfaction in flexible workspaces. Journal of Corporate Real Estate, 6, 133-148. Volker, L., & van der Voordt, T.J.M. (2005). An integral tool for the diagnostic evaluation of nonterritorial offices. In: B. Martens and A.G. Keul (eds.), Designing Social Innovation. Planning, Building, Evaluating. Vienna, Austria: Hogrefe & Huber. Wells, M.M. (2000). Office clutter or meaningful personal displays: the role of office personalization on employee and organizational well-being. Journal of Environmental Psychology, 20, 239-255.
28/02/12 1:09 PM
14
comPany ProFile
MOrE sCOpE FOr INNOVATION
wned by Knauf, a global market-leading material manufacturer with approximately 23,000 employees and annual revenue of $7 billion, AMF creates modern ceilings that maximise building performance. Our head office in Germany is situated next to the Bavarian National Park and in the midst of a tourist region that forms the largest woodland in Central Europe. Following an investment of over $65 million, AMF now owns the single-largest mineral wool board production plant in Europe, and one of the worlds most modern. Our product range is divided into the following performance sectors: Fire Protection, Acoustics, Health & Hygiene, Sound, Light & E-tech and Material & Design. Our expertise is continually growing worldwide, making AMF a technological leader in performance ceiling systems.
complete range of edge details. Our VENTATEC grid system features a click-in system for complete demountability allowing building owners the flexibility to replace and remove sections of ceiling. AMF VENTATEC steel T-bar ceiling grid and THERMATEX ceiling unit packages are provided with limited manufacturers warranties.
SuSTAinABiLiTY
3
mAde in germAnY
3 3
AMF began production of mineral fibre ceiling tiles in 1963 using a patented manufacturing process. Through investments in state-of-the-art technology, AMF now attains an operating capacity of 60 million square metres of ceiling tiles per year sold in more than 90 countries. AMF ceiling tiles and ceiling grid are supplied in Australia through a national network of approved distributors represented in every state. AMF products are kept in Australia at all times, ensuring commodity, mid-range and high-end products are all available for immediate supply.
3 3
AMF THERMATEX tiles are 100 per cent bio-degradable and fully recyclable, made from materials found in nature, including clay, starch, perlite and 100 per cent bio-soluble mineral wool. AMF is a member of the Green Building Council of Australia, with products contributing towards GreenStar points for environmentally sustainable construction. AMF ceiling tiles are accredited under the Blue Angel, the worlds oldest and most recognised Eco-Label. AMF is ISO 9001 certified for quality management systems, ISO 14001 certified for environmental management and BSEN16001 certified for energy management.
more Scope for innoVATion

3 3 3
THermATeX And VenTATec

3
AMF THERMATEX ceiling tiles are available in a
The new AQUATEC tile is the worlds first washable fleecefinished acoustic tile with an RH of 100 per cent. AMF VENTATEC steel T-bar grid features a demountable click system for easy removal and installation. AMF High Light Reflectance (LR) ceiling products reduce the required number of luminaries, reducing energy consumption and improving the quality and quantity of natural light.
28/02/12 1:09 PM
PERFORMANCE CEILINGS
Mo re s c o p e f o r in n ova t io n
EMBOSSED TILES
PERFORATED TILES
STRUCTURED TILES
SMOOTH AND ALL MADE IN GERMANY! TILES
COATED TILES
I NNOVATIVE C EILING & G R ID S YS T E MS

Knauf AMF is one of the most innovative high performance ceiling manufacturers in the world. A wide variety of face patterns is available for every ceiling system. The design not only greatly inuences the appearance of the ceiling but also affects its technical performance in terms of acoustics, humidity resistance or hygiene. VENTATEC - The new T-grid for AMF Ceiling Systems The one-stop solution for performance ceilings and grid - MADE IN GERMANY
Knauf AMF Australia, New Zealand and Papua New Guinea Suite 103, Jones Bay Wharf, Lower Deck, 26-32 Pirrama Road, Mobile Number +61 (0) 433 305 222, Phone Number. +61 (02) 8198 9900, Fax Number +61 (02) 8198 9911 E-Mail: fabian@amfceilings.com.au, http://www.amfceilings.com.au
MADE IN GERMANY
28/02/12 1:09 PM
16
ideaction12 Preview
THE NATIONAL FACILITIEs MANAGEMENT CONFErENCE

Presented by the Facility Management Association of Australia Ltd (FMA Australia), ideaction is the premier facilities management event in Australasia.
his year ideaction12 will be held at the National Convention Centre in Canberra from 1618 May. Supported by a range of full- and half-day site visits to leading facilities throughout the Canberra region, ideaction12 will continue its tradition as the principal national event focused on the operation and maintenance of Australias buildings, precincts and community infrastructure.
asked to consider how current thinking around these and other ideas will affect the future of the facilities management profession and industry.
The best way to stay informed is to attend

Facilities management is increasingly in the public spotlight as many of the facilities managers core responsibilities are the subject of ongoing changes to regulation, compliance and other impacting factors. As the need grows for a well-informed industry, it is essential that a facilities management professional be armed with the best possible knowledge and resources for understanding the most recent changes, their potential impact and how facilities management is likely to progress. Delegates will learn of the latest trends in facilities management and the opportunities available to demonstrate and deliver greater value. By providing technical and strategic content, high level discussions, and networking opportunities, ideaction12 will deliver tangible outcomes and new knowledge to all attendees.
Looking to the future: putting ideas into action

Each and every day millions of Australians rely on facilities managers to do their jobs effectively, even though their role often goes unnoticed. Having experienced rapid growth over the past two decades, facilities management is today faced with an unprecedented array of challenges and opportunities, ranging from the delivery of public safety and essential services, to the impact of carbon pricing and the increasing need to deliver greater and more consistent levels of energy efficiency. The theme for ideaction12 is putting ideas into action. Delegates, presenters and key industry stakeholders will all be
28/02/12 1:09 PM
Let us do all the hard work.
The Milk Box understands that you dont want to carry heavy milk crates throughout your office, thats why we offer to deliver your milk direct into your office kitchen(s). Arrange for a quote today with the only milk delivery service catering exclusively to the corporate market. We guarantee that we will save you money, time and hassle.
Call 1300 766 760 or visit www.themilkbox.com.au
1774_Facility Perspectives Mar 12 v601.indd 17 MB0004 Facility Perspectives FP Ad 297x210_FA.indd 1
28/02/12 1:09 PM 16/9/11 7:41:22 AM
18
ideaction12 Preview
The conference program will focus on the key issues affecting facilities management and provide an opportunity to hear the latest research findings and practical information about the industry. Featuring renowned local and international speakers, the core conference program will provide participants with a range of experiential and research learning in three core streams: sustainability and environment, industry development and innovation, and government, compliance and regulation.Topics* will include: 3 Access to carbon neutral programs 3 Best practice supply chain management 3 Building information modelling (BIM) 3 Commercial facilities management 3 Energy efficiency and facilities management 3 Energy efficiency funding opportunities 3 The facilities manager and security 3 Fire safety standards and implementation 3 Green Star performance 3 Implementing a facilities management risk compliance program 3 Local government facilities management 3 National workplace health and safety (WHS) regulations 3 Organisational leadership in facilities management 3 Procurement and contracting strategies 3 Professional standards and up-skilling 3 Public and private sector trends in facilities management 3 Residential facilities management 3 Succession planning with an ageing workforce 3 Theory and trends in workplace management 3 Tri-generation and the facilities manager 3 The use of standards in facilities management 3 Why do managers still fail to make rational decisions? *Topics are subject to change
if you work in the following industries you will benefit from attending ideaction12:
Facilities management Administration Business development Catering Cleaning Consulting Contracting Customer service Design Education Engineering Facility planning Government Hospital engineering Maintenance planning Management consulting Procurement Project management Property management Real estate Recruitment Risk management Security Service providers Space management Strata management Sustainability Training And many more!
Site visits
Australian War Memorial and National Library half-day visit In the aftermath of the battle of Pozires in 1916, the Australian official war historian Charles Bean began to develop plans for a national memorial to commemorate the sacrifices made by his fellow Australians. He felt it was important for such a memorial to include an extensive military collection, in order to help Australians at home understand the wartime experience. Today, the Memorial commemorates the sacrifice of Australians who have died at war. It helps Australians remember and understand through maintaining the Roll of Honour and conducting national commemorative ceremonies. The tour of the Australian War Memorial (AWM) will give you an overview of the recent site developments including background, construction of the new buildings whilst maintaining existing operations, the integration of the old with the new and challenges of managing a National Heritage site. The development has received multiple architectural awards and incorporates a range of energy efficiency strategies into which you will be given insight. The second part of the site visit will be to the National Library of Australia. The origins of the National Library go back to the early years after Australian Federation in 1901, when the Commonwealth
Why do many business managers still fail to make rational decisions?

Keynote speaker Lionel Prodgers, Founder and Director of Agents4RM International and former Chairman of the British Institute of Facilities Management and EuroFM, will reveal all on Friday 18 May at ideaction12.
program snapshot
Below is a taste of what is available at ideaction12. The full conference program is available at www.ideaction12.com.au
Tri-generation and the facilities manager
Panel discussion Dr. Vyt Garnys, Managing Director, CETEC Jack Noonan, Consultant CETEC Pty Ltd, Craig Walter, AG Coombs Pty Ltd The green building revolution has seen the emergence of co-generation and tri-generation systems as a means of generating energy on site and reducing the environmental impact of the building. At present, there are approximately 44 sites across Australia which have adopted the technology with varied success. But do the benefits outweigh the costs? Two divergent views come together to explore some of the more significant opportunities and risks for facilities managers associated with the growing use of this technology. The Ageing FM Scene: the loss of knowledge base creates a real need for succession planning Presentation by Noel Sprague, Operations Support Manager, Leighton Investment & Facility Management Learn about a range of ideas to challenge organisations to start taking succession planning in the FM industry seriously. Most organisations talk the talk but nothing really eventuates, and identifying and keeping talent has become increasingly difficult. An increasing number of organisations struggle to fill specific FM roles and retain talent under increasing workloads and client expectations on service delivery. Have we developed a revolving door industry? We utilise sophisticated asset management systems for our plant and equipment but what about our people management? How do we integrate business excellence systems into succession planning? The facilities manager and security who cares? Presentation by Donald S Williams, Director, DSW Consulting The facilities manager is a key element in protecting the site and the tenants from a range of hazards. Security is the discipline that seeks to protect assets and functions from deliberate human action. This presentation will address the principles of security as a strategic tool that seeks to enable the business to continue despite the intent of those that would do harm. The presentation will address the questions: Why security and who cares?; What, if any, is the role of the facilities manager in security planning?; What is the responsibility of the facilities manager if security fails? and related issues.
industry development and innovation
government, compliance and regulation
28/02/12 1:09 PM
ideaction12 Preview
19
For more information on the program and how to register before 30 March for the early bird please visit
www.ideaction12.com.au
Parliamentary Library served both Federal Parliament and the nation. In 1927, the Library was moved from Melbourne to Canberra with the relocation of Parliament. An Act of Parliament in 1960 formally separated the National Library from the Parliamentary Library, and a new building for the National Librarys growing collections and services was opened on the shores of Lake Burley Griffin, Canberra in August 1968. Learn more about the background of the National Library, as well as recently undertaken major maintenance activities and the implications of these on a heritage building and controlled environment. The tour of the Library will include the recently constructed Treasures Gallery where you will hear more about this high-cost prestige fit-out, lessons learned and ideas to assist construction. National Gallery of Australia and National Portrait Gallery half-day visit This fascinating tour will give you behind-the-scenes insight into the recent site development at the National Gallery of Australia, which includes a $100 million extension. You will learn about the operation of tight tolerance HVAC systems and the new tri-generation system before seeing it all in action. A short walk will take you to the National Portrait Gallery, which displays some 400 portraits of people who have shaped and continue to shape Australia. Home to the nations portrait collection, the National Portrait Gallery comprises gallery spaces for the collection and temporary exhibitions, public areas including a caf, shop, function room, theatrette, education and school group areas, and basement car parking. The most significant building to be constructed in the Parliamentary precinct for more than 20 years, the new National Portrait Gallery opened to the public on4 December 2008 with a continuing series of vibrant exhibitions, lectures, education programs and events. Here you will find out more about the issues involved in the commissioning of a new building and how rectification of defects was managed whilst open to the public. The tour will focus on built-for-purpose and operational design. Canberra Airport full-day visit Capital Airport Group purchased Canberra Airport from the Commonwealth Governments Federal Airports Corporation in May 1998. At the time, the Airport consisted of the airport terminal, general aviation precinct and the RAAF Fairbairn base. Today, 13 years later, Canberra Airport has evolved into a multi-modal transport hub, business and retail destination. The multi-award-winning Brindabella Business Park is arguably Australias greenest business centre. It is home to approximately 5000 workers and encompasses 18 A-grade commercial buildings, totalling 100,000 square metres NLA. The former RAAF base at Fairbairn is now the Airports largest commercial precinct. It represents the second stage of the business hub and is currently occupied by approximately 2000 workers. Majura Park is the newest multi-faceted precinct, with an exciting combination of retail and commercial office accommodation (26,000 square metres NLA).
28/02/12 1:09 PM
20
ideaction12 Preview
Here is your opportunity to go on an exclusive airside tour and get an insight into the many facets of a major long-term private development and airport operations. Some of the areas covered will include: 3 development planning for an integrated airport and business park/s 3 site master planning issues 3 local and state planning issues (including noise exposure forecasts) 3 political insight 3 project planning, procurement and staging 3 modern terminal requirements 3 airfield infrastructure and operations 3 airport terminal layout and operations 3 baggage handling systems 3 special security requirements and systems 3 integrating airport operations and design features for a business park 3 features of Australias first 5 star Green Star building. 3 Australian National University (ANU) full-day visit. Located in the heart of Canberra, the Australian National University (ANU) is a celebrated place of intensive research, education and policy engagement and is home to an interconnected community of scholars. This tour will allow you to learn about a major educational campus development and its operations, including: 3 long-term development planning for a large campus 3 site master planning issues 3 local planning issues and approvals process 3 integrating the campus into the adjoining city precinct 3 project planning, procurement and staging 3 modern educational and scientific research building design features 3 campus infrastructure initiatives with an emphasis on energy and environmental issues 3 contemporary design features and sustainable design 3 building and maintenance support services 3 science precinct central services plant installation operational and environmental benefits 3 state-of-the-art student accommodation design features and comparison with a four-year-old facility 3 features of a 6 Star Green Star building design 3 integration of a heritage precinct into a modern campus.
Social events
No ideaction conference would be complete without the opportunity to network and enjoy some down time. ideaction12 will present a number of high-quality social events to enable you to engage with other professionals, make contacts and develop your professional networks. The Chairmans welcome reception will provide the perfect introduction to the conference, allowing you to catch up with clients and colleagues, whilst enjoying the stunning and sophisticated surrounds of the National Portrait Gallery. The ideaction gala dinner has cemented itself as one of the mustattend networking events for professionals working in facilities management. Nothing brings a group together in Australia like a sporting event, and this years ideaction gala dinner will do just that! Enjoy first-class food and some very unique entertainment in the extraordinary AIS Arena at the Australian Institute of Sport. This is sure to be an unforgettable evening, and you may even bump into some sporting stars. You wont want to miss it!
Visit www.ideaction12.com.au today to register and be a part of this exciting industry event.
28/02/12 1:09 PM
comPany ProFile
21
AusTrALIAN LIGHTING MANuFACTurEr HELps TECHNOLOGy DIsTrIBuTOr GO GrEEN
ngram Micro, Australias largest technology distributor, engaged EELCO to provide the lighting for its Advanced Logistics Centre at Eastern Creek, New South Wales. The new distribution centre, the largest in the Southern Hemisphere, measures 40,000 square metres, with more than 34 docks, 6000 additional pallet storage locations and an expanded (650 square metres) on-site configuration centre. Over the next 10 years, Ingram Micro estimates EELCOs lighting system will enable it to reduce greenhouse gas emissions by 1230 tonnes per year, compared with standard high-bay lighting. Its electricity consumption will be reduced by 1.15 gigawatts per year the equivalent of 150 average Australian households power consumption. A total of 677 EELCO1848A_5LT5 high-bay linear fluorescent lights, manufactured in Sydney, were installed in the centre. They offer much greater energy efficiency than traditional high-bay lighting; and reduce eye fatigue, improving health and safety, and productivity. EELCOs Mat Fear said linear fluorescent technology offers superior performance and longevity compared to emerging
technologies such as LED. The life expectancy of even high-quality LED light sources diminishes markedly in high ambient temperature environments typically found in Australian warehouses, factories and other high roof facilities, Mr Fear said. In addition to cost savings, were confident EELCOs lighting system will enable us to significantly reduce our carbon footprint, said Michael Colagiuri, Director of Operations & Logistics at Ingram Micro Australia.
QFM Software Driving FM Efficiency

QFM software from Service Works Global is an award winning facility, property and space management solution which:
Extends asset life and improves equipment reliability Optimises service delivery by reducing response times Delivers typical facilities cost savings of up to 15% Extracts meaningful business intelligence, to build long term FM budgets Improves space utilisation to reduce occupancy costs
For more information or to obtain a complimentary whitepaper:
T: 03 8676 0380 E: info@swg.com
28/02/12 1:09 PM
22
comPany ProFile
ENErGy CONsuMpTION pLuMMETs FOr LOCAL COuNCIL prECINCT
hilst many building owners and facility managers have been investigating ways to reduce energy usage and greenhouse gas emissions, one of Melbournes councils has been quietly putting real measures in place with astounding results. Moreland City Council is located in Melbournes northern suburbs and serves a population of around 140,000 people. The Civic Centre Precinct, located in well-known Bell Street, Coburg, consists of a range of period to modern buildings; from the old town hall (1890s) through to the more recent office blocks built in the 1970s very typical of many of inner Melbourne council buildings.
The commitment
In 2005 the Council made a commitment to reduce its greenhouse gas emissions by 20 per cent by the year 2015. In 2009, it further committed to become carbon neutral by 2012. This was followed by the development of a Carbon Management Strategy (CMS), which recommended a significant energy efficiency program be developed. Moreland has long had a reputation for its commitment to action on climate change; the development of the CMS included the appointment of an in-house energy efficiency project manager. This created additional momentum in energy efficiency initiatives. The Officers role is to analyse the entire energy use across the Councils operation and put some real solutions in place to reduce the Councils greenhouse gas emissions. A number of programs were put in place to help staff reduce their impact on the environment, making them more aware of how they could save energy in the workplace (i.e. improving lighting efficiency; turning off computers when not in use; and optimising the heating, ventilation and air conditioning systems). Amongst other projects identified for efficiency upgrades, the Council made a commitment to improve the thermal performance of the numerous Council buildings that make up the Civic Centre Precinct. The buildings had older-style air-conditioning systems and lighting technology, and many older doors and windows (mostly single glazed) that didnt seal very well.
real changes are made

The real changes became evident when the Council undertook a program to improve the building envelope of each of the various buildings in the precinct. This involved improvements to insulation in many of the older buildings, as well as professional draught-proofing of all external doors. The buildings on the north side of the precinct had well-designed shading systems installed in the 1990s, providing full shade from the strong summer sun whilst still allowing radiant heat to hit the glass in the winter months, enabling the building to warm naturally. However, the vast amounts of single glazing still allowed for significant heat transfer through the glass panes. In late 2010, the Council undertook a major project to secondary glaze all windows of the offices in the Civic Centre Precinct. By early 2011 all windows of the various buildings were treated with the new ecoGlaze system, which allowed additional components to
be added to the existing frames to create a still air space of around 12 to 18 millimetres (the desired separation for the best thermal performance). The choice of system was important as the building had a range of different window types, from large etched early 1900 windows (heritage significant), double hung sash windows, 1970 timber-framed windows spanning two levels and a large number of commercialgrade aluminium windows. The ecoGlaze system was able to cater for the varying types of windows with only a few custom fittings needing to be specially manufactured. The installed system boasts a reduction of heat transfer by at least 50 per cent via the window pane. With the draught-proofing of all external doors, insulation of the older hall buildings and the completed installation of the ecoGlaze secondary glazing system being in place for the past 12 months the Council has been able to collect real data confirming the energy reduction and subsequent savings. The reduction in energy consumption from 2010 to 2011 has been a whopping 60 per cent from natural gas and 27 per cent from electricity at the Civic Centre Precinct. Although this included some optimisation of HVAC systems and lighting improvements, the Councils energy efficiency project manager says the majority of savings can be directly attributed to the building envelope improvements. The Council is expecting to see further energy consumption reductions in the coming 12 months with the implementation of another major project to upgrade the precincts HVAC system. The Council and its commitment to the reduction of greenhouse gases should stand as a great example of what can be achieved if plans are put in place and acted upon in a strategic manner.
For more information about Moreland City Councils energy efficiency initiatives, contact Councils Climate Change Technical Officer Stuart Nesbitt: snesbitt@moreland.vic.gov.au For further information on the ecoGlaze system please contact 1300 326 627 or visit www.ecoGlaze.com.au.
28/02/12 1:09 PM
The elegant solution that converts existing windows to double glazed units
ecoMaster is committed to helping our clients reduce their carbon by improving the building envelope. We believe real solutions exist, and by working together we can deliver real change for you and our environment. ecoGlaze is our latest technology breakthrough that can deliver real change for the performance of your buildings.
Congratulations to Moreland City Council for reducing energy consumption across their Civic Centre Precinct by a whopping 50%. We are proud to have worked with you on this important project.
Enjoy reduced energy costs No mess installation, installed internally 50 % reduction in heat transfer Suitable for commercial grade aluminium Suitable for heritage windows
1300 326 627
w w w. e c o G l a z e . c o m . a u
1774_Facility Perspectives Mar 12 v601.indd 23 28/02/12 1:09 PM
24
local government
FACILITIEs MANAGEMENT Is VITAL TO LOCAL GOVErNMENT OrGANIsATIONs

Local government professionals should feel empowered to know, expect and deliver nothing but competent facilities managers and quality facilities management services.
What is involved?
The following are some of the typical activities undertaken by a facilities manager: Access and egress (lifts, escalators, etc) Asset management (mechanical services, etc) Building management control systems Cleaning and general maintenance (streets, buildings, etc) Compliance with standards and legislation Contract management Energy and water efficiency (lighting use, etc) Essential services provision (fire systems, etc) Maintenance planning Overseeing and payment of contractors Record keeping Responding to user and client requests Risk management (WH&S, etc) Security (overseeing guards, etc) Space management (community facilities, etc) Sustainability projects and implementation Tenant fit out compliance and approvals Tracking and recording consumption User engagement Utilities billing and verification Waste management
t its most basic level, facilities management involves the operation and maintenance of buildings. It provides healthy, productive environments, protecting the wellbeing of Australias workforce and the wider community. A fundamental function of local government is the management, operation and maintenance of buildings, precincts and infrastructure (both community and civil). Put another way, a fundamental function of local government is facilities management. A facilities manager can be a single individual or a team. Facilities management services (see box) can be delivered by dedicated inhouse professionals or can be outsourced in whole or part to external providers. Given that facilities management constitutes such a large portion of local government services, it is impractical to group such services together. Facilities management services in local government are therefore divided into separate areas/teams responsible for elements such as program management, maintenance planning and space management (provision of community facilities such as halls, childcare and community centres). In the past, many names have been used to describe a facilities manager. Some of the more common examples include: building manager, operations manager, building superintendent, building engineer, caretaker, asset manager, essential services manager and facilities services manager. Many local government professionals do not realise that what they do is, in fact, facilities management. That their roles and responsibilities belong to a much larger industry complete with its own networks, events, customs and industry bodies such as FMA Australia. Today, the industry is moving toward greater consistency through higher levels of professionalism as existing practices are aligned and new national and international standards are introduced.
Why does it matter?

Facilities management should not be a secondary concern. The provision of a safe and comfortable environment should
28/02/12 1:09 PM
local government
25
be expected by all those involved in or who care about effective and responsible local government. An effective, responsive and sufficiently resourced facilities manager is essential to the delivery of quality and effective local government. Aside from various health and safety risks, a building or facility that is not well maintained will become a barrier to effective community cohesion and development. You only have to experience just how distracting a flickering light can be to know that the poor operation and maintenance of a building reduces the capability to work, learn or interact effectively. A poorly maintained building is also an inefficient building. An inefficient building costs money often money that could be better directed to more worthwhile concerns. Pressure on available funds is further increased by the need to conduct general maintenance and essential upgrade works, with this situation typically resulting in one of two outcomes; either the funds are taken from other areas (salaries, equipment, et cetera) to pay for operating costs and upgrade works, or simply that building systems are not used or maintenance and upgrade works are not completed. In some local government areas the maintenance deficit has reached critical levels.
MA Australia, UMS and Hobsons Bay City Council outside the Williamstown Town Hall. (LR) Aaron Hovey and Ric te Boekhurst from UMS, Nicholas Burt, CEO, FMA Australia, Eddie Knight and Brendan Andersen from Hobsons Bay City Council, and Joe Papavero and Shane Comben from UMS. Image courtesy of Larry Pitt.
A good facilities manager recognises the value of formal education and continuing professional development. They see the worth in ongoing industry collaboration, which supports dialogue between facilities management professionals.
Know where you stand

Like most local government professionals, facilities managers are typically willing to help at every opportunity, but cannot do their job with insufficient skills, knowledge, resources or support. If a particular facilities management service is not being delivered satisfactorily (or at all) then it is important to understand why. It can be too easy at times to place blame where it is not deserved. The reason for a facilities management service failure may have more to do with communication and awareness issues than resources or leadership. For instance, not having a facilities manager dedicated to your facilities can cause issues if the process is not managed well. Of course, the opposite is also true; a lack of resources (particularly funding) and a lack of strategic facility investment and leadership at the organisational level are examples of key factors in many facilities management service failures. Facilities management can be a complicated area to deal with; so the more they understand a given situation, the better placed a concerned stakeholder will be to assist in improving it. Working in an industry that is only noticed when things go wrong limits our opportunity to celebrate and encourage the vast majority of work that is done very well and without complaint. So it is important to recognise best and leading practices through programs and awards such as the facilities management Awards for Excellence, presented annually by FMA Australia.
What to expect
Each and every day millions of Australians rely on facilities managers to do their jobs effectively, even though their role often goes unnoticed. Most people remain unaware of what a facilities manager even does. Strong interpersonal skills and a proactive approach to customer relations are essential competencies that come into their own when the facilities manager deals with unexpected events. Even with something as simple as a flickering light, the facilities manager can go from being seemingly insignificant to being, for better or worse, the most important person in another persons life. This is even more pertinent when you consider their responsibility for maintaining critical and essential services such as fire alarms and sprinklers, sanitation, air-conditioning, electricity and water supply, just to name a few. Despite the community having a high dependence on their abilities, there are currently no minimum legal standards or mandated certification requirements to being a facilities manager. This means that all those involved need to be extra vigilant in ensuring that those they engage have sufficient skills, knowledge and experience. Generally speaking, from your facilities manager it is responsible to expect either: 3 two years minimum experience and a Diploma of Facilities Management or Bachelor in related field, or 3 five years minimum experience with no formal education.
Where to next?
The facilities management industry continues to move from a wholly unregulated environment to one where new and merging industry-based standards enable greater consistency and certainty for professionals and clients alike. Nonetheless, it is up to facilities managers to work with all local government stakeholders to deliver effective outcomes. Equally, it is essential that local government professionals should feel empowered to know and expect nothing but competent facilities managers and quality facilities management services.
Nicholas Burt is Chief Executive Officer of the Facility Management Association of Australia (FMA Australia), the peak industry body for facilities management. For more information visit www.fma.com.au or email info@fma.com.au.
Tips
Ask to see the qualifications and evidence of experience Expect a Diploma of Facilities Management and/or sufficient industry experience Expect continuing professional development Expect them to be engaged in the wider industry
28/02/12 1:09 PM
26
comPany ProFile
GLG sETs A susTAINABLE pACE
LG GreenLife Group continues to grow and operate as one of Australias leading open space horticultural maintenance specialists, providing integrated landscape construction, maintenance and project management services to a wide variety of clients across Australia. Following their name change over one year ago from Grounds & Gardens to GLG GreenLife Group, the company has continued to grow and develop its business portfolio in an environmentally sustainable way, providing tailored, long-term solutions in the operation and care of facility grounds, creating optimal, safe and cost-effective environments. GLG recognises that achieving system sustainability requires a broad view of environmental stewardship with every endeavour made to limit the impact on eco-systems during service provision for the long-term health of the environment. Environmentally responsible considerations are incorporated into every aspect of the companys procurement policies, strategies and methodologies. The commitment to the ISO14001 certification warrants continual review and improvement to ensure environmental sustainability. Sustainable practices are adopted for all GLGs projects and incorporated into the everyday operations of the company. This culture is supported by the investment made into ECLIPS training provided to all GLG operational and managerial personnel. ECLIPS (Environmentally Certified Landscape Industry Professionals) is a program developed by Sustainable Gardening Australia, providing instruction for implementing key principles such as minimising water and chemical use, enhancing biodiversity and innovative plant selection. This proactive approach and commitment to training demonstrates
GLGs dedication to sustainable grounds maintenance, providing clients with confidence to outsource their horticultural maintenance requirements to a company that delivers services using the latest technologies and products, and exemplifies worlds best practice. As testament to their reputation as one of Australias most environmentally progressive companies in open space landscape management, GLG were contracted to maintain the complex environmental and open area design of Coomera Waters, a masterplanned, eco-sensitive harbour side village located halfway between Brisbane and the Gold Coast. GLG is responsible for the maintenance of the native gardens and turf areas, whilst retaining the environmental balance, assisting with the selection of plant species and providing advice on the best horticultural practices to sustain an eco-sensitive environment. Maintaining the balance of the ecosystem and environment of Coomera Waters could be seen by many organisations as a challenge. Specifically, GLGs environmental team understood that chemical leaching through the application of fertilisers would pose a threat to Coomeras environment and instead used sustainable methods to achieve the required outcomes. GLG take great pride in maintaining the Coomera Waters Village and Resort, and continue to maintain all newly developed stages. GLG GreenLife Group maintain a genuine passion and commitment to this relatively new era of sustainable landscape creation and maintenance whilst continuing to apply its philosophy of build, maintain and sustain to all urban and commercial open space projects.
For more information please visit www.glgcorp.com
28/02/12 1:09 PM
Grounds Maintenance Specialists

GLG GreenLife Group is devoted to the maintenance and care of commercial and institutional facility grounds, ensuring their ongoing functionality with our large range of landscape services. Encompassing a wide range of landscaping principles and disciplines all with a strong environmental focus, GLG can maintain and improve the effectiveness of any facilitys environment. GLG are the specialists in developing routine and sustainable maintenance programs, providing tailored, long-term solutions in the operation and care of facility grounds, creating optimal, safe and cost effective environments for people to work, live and play in.
Hospitals & Aged Care Schools & Universities Power & Water Utilities Development Estates Hotels & Resorts Transport: Road, Rail, Airports Defence Telecommunications Local Government Industrial & Commercial Properties Sporting & Recreation Housing Authorities
To find out more visit:
www.glgcorp.com
AUSTRALIA WIDE
BUILD | MAINTAIN | SUSTAIN
28/02/12 1:09 PM
28
comPany ProFile
COOL rOOFs sIMpLE, EFFECTIVE AND sAVING yOu MONEy
f you take a look at an aerial view of any major city, youre likely to notice one thing in abundance and that is a vast array of roof surfaces. These surfaces represent 20 to 25 per cent of the built environment, and act as solar radiators, absorbing heat into the building. In fact, up to 93 per cent of a buildings heat gain can be attributed to radiant energy (which is the suns rays converted to heat after absorption). This can contribute to a buildings lack of energy efficiency due to the artificial build-up of heat in urban areas, which must be counteracted using cooling systems. This, in turn, increases energy usage and associated greenhouse gas emissions. Insulation is an option, but that only treats the symptom of absorbed and stored heat. Luckily, theres a way to mitigate the effects of the suns rays before theyre absorbed into the building, and thats by creating a barrier between the sun and the building that reflects these rays before theyre absorbed and converted to heat. Dulux Cool Roofs reflect maximum amounts of the suns light energy as light, not heat, which reduces the build-up and storage of heat in urban environments. By reflecting more of the suns energy, the temperature of these surfaces can be reduced by between 20 and 40 per cent (compared to uncoated weathered Galv or Zincalume roofing), translating into cooler occupancy zones and lowering cooling energy demand, which delivers both cost and carbon emission savings. Duluxs InfraCOOL Technology reflects both visible (coloured) and invisible infrared light, which accounts for over 50 per cent of the
suns total light energy. Because of this rate of reflection, even dark surfaces can be made cooler using the InfraCOOL technology. Using Duluxs heat reflective coatings will: 1. Save you money Cooler roof surfaces translate directly to cooling energy savings. Comparative studies identify 20 to 40 per cent cooling energy saving potential relative to design. 2. Improve occupancy comfort Tenants will enjoy cooler and more pleasant living or working environments. 3. Reduce carbon based emissions Cool roofs directly reduce the artificial build-up of heat in urban areas. Globally, a Cool Roof strategy could offset 2.4 billion tonnes of carbon dioxide per year. InfraCOOL Technology can be applied to galv-zinc metal or concrete roof tiles in commercial or residential applications in protective membrane systems, extending the roof life cycle by 10+ years. Dulux can also deliver InfraCOOL benefits through its range of AcraTex elastomeric wall coatings, reducing heat penetration into buildings and lessening the thermal stresses on concrete and lightweight facades.
To find out more about InfraCOOL Technology from Dulux, visit the website: www.dulux.com.au/specifier/our-brands/dulux-acratex/infracool
28/02/12 1:09 PM
DULUX
PROPE
RTY Se rvices
Site Inspection ReportS
Detailed Coatings Specifications
Dulux Colour and Product Samples
RELIABLE SITE SUPPORT & SERVICES
Warranties
To ensure your commercial property receives the best decoration and protection from Dulux quality coatings please email propertyservice@dulux.com.au or call Dulux Customer Service on 13 23 77
dulux.com.au/specifier
30
retroFitting For green Buildings
rETrOFITTING FOr pEAk pErFOrMANCE

aNDREw aitkEN, ExECUtiVE DiRECtOR gREEN staR, gREEN BUiLDiNg COUNCiL Of aUstRaLia
ehind the unremarkable, low-slung faade of Trevor Pearcey House in Canberra lies an extraordinary building. Designed in the 1980s, with no consideration of energy efficiency or good indoor environment quality, the headquarters of Australian Ethical Investments (AEI) underwent a groundbreaking retrofit in 2007, and was awarded a 6 Star Green Star Office Design v2 rating as a result. Howard Pender, AEIs Director and the driving force behind the project, sums up the improvement: the existing building was akin to keeping milk fresh by storing it in a cardboard box. The refurbished building is an esky. The operational performance of the upgraded building confirms Penders point. Energy use has been halved, and water use is now 85 per cent less than the Canberra average, delivering combined savings of $22,500 per year. The big story, though, has been the boost to AEIs productivity. An internal survey of staff perceptions found they feel healthier and more comfortable in the building, and have reported a 6.2 per cent increase in productivity. Howard Pender estimates this small productivity improvement adds up to a big benefit: around $1.5 million of extra value over five years. Importantly, the retrofit of Trevor Pearcey House was completed on a conventional budget of $1700 per square metre, demonstrating that neither cost nor building age are restraints in delivering worlds best practice in green building design in Australia. Trevor Pearcey House is just one real-world demonstration of how an environmental upgrade can deliver a range of benefits, from reduced energy bills through to productivity gains.
energy efficiency the quickest win

When considering a building retrofit, the most obvious place to start is energy efficiency. The United Nations Environment Programme has found that up to 90 per cent of a buildings lifetime energy use is consumed during its operation for heating, cooling, ventilation, lighting, appliances and so on. The Intergovernmental Panel on Climate Change argues that global greenhouse gas emissions could be slashed by one-third simply through better design and operation of our commercial and residential buildings. The largest savings for new buildings come from designing and operating buildings as complete systems. But retrofitting existing buildings and replacing energyusing equipment would realise the largest portion of carbon savings by 2030. ClimateWorks Australia has found that the most cost-effective greenhouse gas abatement opportunity in
28/02/12 1:09 PM
31
our country is retrofitting commercial buildings. The quickest win would be removing, replacing or downsizing inefficient equipment to reduce energy waste. This is followed by retrofitting heating, air conditioning, ventilation and cooling systems (HVAC), appliances, lighting, water heating and insulation. According to ClimateWorks, around three-quarters of the emissions reduction opportunities identified are profitable to investors and thats before a carbon price is even introduced. In assessing the energy use of a building over the course of its life, generally the HVAC system consumes the largest proportion. However, weve witnessed radical improvements in the energy efficiency of central chilling plants in recent years, and its not unusual to see a doubling in energy efficiency when a chiller is upgraded. This could mean as much as a 15 per cent saving on annual energy costs, so HVAC upgrades offer a quick payback. And, extraordinarily, sometimes the more efficient chillers are cheapest. While upgrading an HVAC system may be a big decision requiring careful research and good advice, some improvements to buildings can be made cheaply and easily. Low-energy lighting systems can be installed at a small cost, with a fast payback. Replacing fans that circulate air around a building offers another quick win, as rapid technology improvements enable fans to work more efficiently, reducing energy usage and improving air flows at the same time. Considering the full lifecycle cost is key its not just a matter of how much the light or fan costs, but how much it costs during its lifetime. Research, such as The Warren Centres Low Energy High Rise project, identifies some of the practical means to improve the energy performance of Australias stock of large commercial buildings by addressing the non-technical barriers to energy efficiency. When considering energy efficiency, its important not to sacrifice comfort they are certainly not mutually exclusive issues. When you think about it, the most energy-efficient office building wouldnt have any air conditioning or any lights and as a result, no one would want to lease it. We must first and foremost remember that our buildings are designed for people, and we must consider energy efficiency in the context of the people who are going to live or work in the building. Tenant discomfort will affect their decisions about how much they are prepared to pay for the space, or stay there at all. A space can be energy-efficient and comfortable. The first refurbishment project in Australia to receive a 5 Star Green Star Office Design v1 rating 500 Collins Street in Melbourne tackled the issue of energy efficiency by installing a chilled beam airconditioning system, which requires less energy, creates less drafts and provides a better indoor environment than traditional systems. Improved energy efficiency does not simply reduce greenhouse gas emissions and energy bills. An independent productivity study conducted by Sustainability Victoria revealed an overall productivity increase of 12 per cent. One tenant reported a 44 per cent reduction in the average monthly cost of sick leave. Another tenant reported an increase in their billings ratio, despite a 12 per cent decline in average monthly hours worked. Fatigue levels and cold and flu symptoms have dropped by around one-quarter.
While there is much talk about complex technologies such as blackwater treatment plants, simple solutions can often provide the best outcomes. The quickest wins include replacing single flush with dual flush toilets, and installing non-flush urinals and water saving taps. In fact, while water-efficient taps were once difficult to source, now its hard to find anything else. The City of Gosnells in Perth achieved a 5 Star Green Star Office Design v2 rating for the retrofit of its Civic Centre in 2011. Waterefficient fittings and fixtures, as well as a rainwater tank used to store water for flushing toilets, have been installed to reduce water use. These measures are expected to cut the Councils water use by 35 per cent each year, saving 840,000 litres of water equivalent to the water in nearly 17 average-sized backyard swimming pools, from being flushed down the drain each year. At Trevor Pearcey House, water consumption dropped to 85 per cent less than the Canberra average following the retrofit. This was achieved through simple measures such as replacing single flush cisterns with dual flush versions; these reduced water consumption by 56 per cent. Upgrading urinals with waterless urinal cartridges and an automatic flush twice daily cut water consumption in urinals by a whopping 96 per cent. The installation of two tanks to supply the remaining toilet water demand from captured rainwater also saves thousands of litres of water a year.
goodbye energy guzzlers

Demolishing the vast majority of our building stock and rebuilding it to new, environmentally sustainable standards is not only impractical, its also counterproductive. However, upgrading these buildings makes economic, social and environmental sense. Construction analyst Davis Langdon has found that a large-scale refurbishment program of our offices that are more than 20 years old could prevent more than a million tonnes of greenhouse gas entering the atmosphere each year the equivalent of taking a quarter of a million cars from Australias roads. Brookfield and Investa have recently transformed IAG House at 388 George Street, a 30-storey commercial office block constructed in 1976, from an energy-guzzling tower into a symbol of sustainability in the heart of Sydney. In doing so, they have demonstrated that tackling the existing building challenge is not only feasible, but makes good business sense. Some of the features of the retrofit include a rooftop rainwater harvesting system that supplements the cooling towers; use of
Water, water everywhere

Of course, a good retrofit concentrates on more than energy efficiency. Increasingly, Green Star project teams are achieving the maximum amount of points available for water-saving initiatives, as technologies that support better water performance are readily available and generally cost the same as their less efficient counterparts.
28/02/12 1:09 PM
32
recycled and repurposed materials in the bathroom renovations; and installation of smart meters throughout the building, which deliver highly detailed energy usage data. What makes this achievement all the more impressive is that there was a tenant requirement to remain in-situ, on every floor, during refurbishment works. The project team developed a raft of innovative and sustainable solutions to overcome this challenge. Rather than replace existing systems, such as lift services and the HVAC system, the team reviewed each with the aim of maximising their operational and serviceable life. This reduced new material consumption and disposal of otherwise serviceable items. Bathroom refurbishment works were undertaken in stages to accommodate the tenants operational needs and avoid downtime. Materials such as partitions were re-used in order to avoid material wastage and increased resource use, minimising unnecessary additions to landfill. A new dual flush system was installed on all existing toilets to reduce the demand on the municipal water supply. Detailed coordination and cooperation between tenants and Brookfields management team ensured that the potentially complex upgrade of a fully-occupied building was executed with minimal disruption to tenants, neighbours or the environment. The building will now undergo commissioning and building tuning at least every quarter during the first year of operation. This process will ensure that the building maintains optimum energy efficiency and that all systems work to the intent of the design but in accordance with their occupation.
Harnessing the benefits of heritage buildings

Home HQ is just one of a number of heritage-listed buildings achieving a Green Star makeover. 39 Hunter Street in Sydney was the first heritage-listed building in Australia to achieve a 6 Star Green Star Office Design v2 rating. Today, it also has a 6 Star Green Star Office As Built v2 rating, confirming that the buildings design intentions were realised during the construction process. Most heritage buildings were constructed during a time before air-conditioning and electric lighting. As a result, architects focused on good thermal mass, high ceilings, passive shading, and large windows for air flow, temperature control and natural light the same features that green designers integrate into new building projects today. 39 Hunter Street was built in 1916, and had undergone alterations in the 1960s and 1970s, which effectively stripped it of many of its best and greenest features. Previous renovations had concealed decorative cornices behind suspended ceilings, while light wells had been obstructed, reducing the daylight penetration into the building. Today, an atrium stretches the full height of the building, allowing sunlight penetration. Raised floors enable mechanical, electrical and hydraulic services to be concealed and the heritage ceilings have been restored. A new ceiling fixture combines light and acoustic dampening. Sustainable materials were selected, and 95 per cent of all painted surfaces, carpets and adhesives are low in volatile organic compounds. The project team rose to the challenge that 39 Hunter
commissioning and tuning

The biggest missed opportunity to improve building performance is proper commissioning and tuning. Buildings need regular retuning to ensure they operate to their full potential. This doesnt require extra capital investment, but does require the maintenance team to reset building controls and make regular adjustments throughout the year. Currently, one of the biggest gaps in the market concerns recommissioning for new tenancies. When new tenants arrive, recommissioning is vital to ensure buildings are adjusted to the new tenants requirements. This doesnt cost a fortune and it can save a fortune, resulting in fewer complaints and fewer callouts. Trevor Pearcey House was awarded Green Star points for postconstruction commissioning. This process identified mechanical errors such as exhaust stacks opening during winter and the installation of a faulty hot water pipe. Without commissioning, both of these issues would have led to wasteful heat loss and higher energy bills. AEI has also conducted formal how the building works sessions for staff and developed a detailed building users guide. This approach has improved staff awareness of the building, boosting satisfaction levels and ensuring that the building operates to its full design potential. The Home HQ household retail centre on Sydneys North Shore was awarded the first rating under the Green Star Retail Centre v1 tool. Constructed upon the former Willoughby Council Depot site, the project achieved a 4 Star Green Star rating representing Best Practice environmental standards in its conversion of the existing heritage-listed industrial warehouse. Home HQ was awarded one Green Star innovation point for the installation of interactive screens in the central information station, which display the centres energy and water consumption. This is plotted against historical water and energy use data so visitors can compare current and past usage, while the building services team can constantly measure and monitor the buildings performance.
28/02/12 1:09 PM
33
Street presented, and the result is as spectacular as it is sustainable. Clearly, operating from a dinosaur is not necessarily a bad thing. Investa has found that some of the old buildings in its portfolio, with pneumatic, air-based control systems, are performing better than some of the buildings with new, electronic control systems. Why? Because they are well operated. It seems that its not the technology that is the limiting factor, but the ability to operate it properly. Its clear you dont always need new technology to get better performance.
Buildings are about people

Ultimately, operating a building to its full potential regardless of its age, size or condition will yield the best results. A well-trained facilities management team is vital, as is communicating with building occupants. Engaging with building occupants to find out whats working and what isnt, and hearing their ideas on where improvements can be made, can often reveal the cheapest and easiest upgrade solutions. Facilities managers often tell us that the single most common factor that makes them change the way they operate their building is tenant complaints. But if a tenant says that staff are too cold, the solution is not necessarily turning up the thermostat. Instead, clever and creative facilities managers look to why its cold. Is there a draft? Is the airflow suitable? Theres no doubt that the connection between building commissioning, tuning, operations and management is an untapped opportunity and one that the Green Building Council of Australia
aims to make the most of with its new Green Star Performance rating tool. Until now, we have only developed rating tools that address just two per cent of Australias property and construction market. While weve established a firm foothold in the design and construction of new buildings, were now looking at how we address the 98 per cent of Australias buildings that are not brand new. Once released, Green Star Performance will be able to rate all building types, and provide benchmarks that building owners and operators can use to set targets to increase energy and water efficiency, reduce waste and improve factors that influence productivity, health and learning, such as indoor environment quality. The rating tool will enable building owners and facilities managers to track their buildings operational performance and drive ongoing upgrade and retrofit programs. The US Green Building Councils rating tool for Existing Buildings Operations and Maintenance, LEED-EBOM, drove more certifications last year than all the other LEED tools have done in their history. We think Green Star Performance will have the same impact in Australia.
For more information on Green Star Performance, visit: www.gbca.org.au/performance
28/02/12 1:09 PM
34
comPany ProFile
FINALLy, THE sOLuTION TO GrEENWAsHING ENVIrONMENTAL prODuCT DECLArATIONs

Engaging with b-efficient has delivered the majority of its clients a minimum saving of 50 per cent off the lighting component of their electricity bills. In an era where companies are attempting to focus on their core business with a limited infrastructure, these savings contribute positively to the P & L offering savings that dont restrict the cash flow to small and medium enterprises. This ensures their commitment to environmental protection as well. There are few limits to what is available in the world of green building retrofits and when it comes to lighting it doesnt have to cost the earth. b-efficient offers site surveys to all business types. A simple overview and assessment of your current energy situation is compared to the prospective energy saving solutions you may be eligible for. Delivering a return on investment to our clients is our responsibility. Retrofitting and installing energy efficient lighting solutions is our business every day. Our clients trust us to ensure that their footprints are coloured green. They consist of aged care facilities, retail, parking stations through to hospitals, CBD buildings and family-owned success stories. Companies from all industries, public and private, have approached us for assistance on how they may save money on their energy bills and contribute to a climate that will continue to outlast us all. There are various products available including T8/T5 retrofits, LEDs, shopfitters, spotlights and high bay lighting lamps. Retrofitting for green buildings need not be complicated or a burden on those willing to invest in strengthening our environmental future. We know this: investing in b-efficient lighting solutions has proven to deliver a positive return on investment.
To see if you are eligible for green financial savings, it is possible for an obligation-free energy efficient assessment to be arranged by making contact with b-efficient. Visit their website at www.b-efficient.com.au. 1300 233 533
hankfully during this challenging period of healthy debate on climate change there has emerged a clear interest and subsequent benefit in green renovations. In July 2009 the New South Wales Government amended the Electricity Act (1995) encouraging the advent of new energy savings opportunities; to give birth to a greener, more sustainable and cost-effective business community. Now more than ever, showing a responsible attitude towards energy refining solutions actually has a return on investment. The aim of the Energy Savings Scheme of 2009 was to increase the uptake of resourceful, approved energy efficient technologies by creating a healthy financial incentive that would encourage businesses to actively seek to reduce their consumption of electricity. b-efficient (a division of Urban Group Energy) focuses on providing its commercial clients with a green solution comprising energy efficient lighting retrofitting poor quality lighting that has a disregard for the future with an option that consists of a positive outcome for the environment and that of your business bottom line.
28/02/12 1:09 PM
Eco-Saver T8/T5 Replacement Eco-Saver T8/T5 Replacement Eco-Saver T8/T5 Replacement Eco-Saver T8/T5 Replacement Eco-Saver T8/T5 Replacement Eco-Saver $150 per tube just inin energy costs Eco-Saver T8/T5 Replacement costs Eco-Saver T8/T5per Replacement Eco-Saver T8/T5 tube just Save over T8/T5 Replacementenergy Save over $150 Replacement
Save over $150 per per tube just energy costs Save over $150 per tube just inin energy costs Save over $150 tube just in in energy costs over $150 tube just in in energy costs energy costs Save over $150 per per tube just energy costs Save over $150 per tube just energy costs Save over $150 per tube just in Save

Features Features Features traditional 36W T8 T8 fluorescent tube Features traditional 36W fluorescent tube Features Replaces Replaces Featurestraditional 36W T8 T8 T8 fluorescent tube Featurestraditional 36W fluorescent tube Featurestraditional 36W T8 theT8 fluorescent tube Featurestraditionalthe fluorescent tube Replaces less than 50% of energy Uses less than 50% 36W Uses Replaces traditional of 36W energy tube Replaces Replaces Replaces fluorescent

Eco-Saver T8/T5 replacement Eco-Saver T8/T5 replacement Eco-Saver T8/T5 replacement Eco-Saver T8/T5 replacement Eco-Saver T8/T5 replacement Eco-Saver T8/T5 replacement Eco-Saver T8/T5 replacement Eco-Saver T8/T5 replacement Eco-Saver T8/T5 replacement
Replaces traditional of theT8 theT8 fluorescent tube Replaces traditional energy Uses less than 50% 36W the fluorescent tube (approximately) 50% of of energy Uses less than (approximately) 50% 36W energy Uses less than Uses less than 50% of the of the energy Uses less than 50% energy (approximately) 50%on on tube energy Usesyear warranty of tube the (approximately) Uses less (approximately) 50% of 3 less than than the energy (approximately) 3 year warranty (approximately) (approximately) on on on tube (approximately) tube 3 year3 year warranty on adapter 3 year warranty on adapter year warranty tube 7 7 year warranty warranty 3 year3 year warranty on tube warranty on tube 3 year3 year warranty on tube warranty on tube 7 year7 year warranty on adapter Saving Scheme 7 year warranty on adapter warranty on NSW Energy Approved underadapter Energy warranty under NSW 7 year7 year warranty on adapter Saving Scheme Approved on adapter 7 year7 year warranty on adapter Saving Scheme Approved on adapter Energy Saving Scheme warranty Approved under underimmediately Approved under NSW immediately Scheme Generates NSW NSW Generates savings Energy Saving savings Energy Approved under under Energy Saving Scheme Approved NSW NSW Energy Saving Scheme Approved under underimmediately Saving Scheme Approved NSW Energy Saving Scheme Energy Generates savings immediately installation Generates savings NSW for Generates savings immediately No Generates savings immediately electrician needed for Generates savings immediately No electrician needed installation Generates savings immediately installation No No Generates savings immediately hours No electrician needed for 45,000 Tube expectancy ofinstallation electrician needed for up up to 45,000 No electrician needed for installation hours electrician needed for installation No Tube life lifeneeded for installation electrician expectancy of to No Tube life lifeneeded for installation hours hours life expectancyneeded for installation electrician expectancy Tube No$electrician of up up 45,000 costs as as Save thousands onof to up 45,000 hours Tube $ thousands onof to to 45,000 Tube life expectancy of up to 45,000 Save expectancy maintenance maintenance costs Tube life expectancy of up to 45,000 hours hours Tube life $ savings onof up to 45,000 hours hours Tubethousands maintenance 45,000 Save $ as as savings on electricity billscosts as as well thousands Save expectancy electricity billscosts as well life expectancy of up to Save $ thousands on maintenance costs maintenance Save $ thousands on maintenance costs as Save $ thousands on maintenance costs as well as savingsyouron onfootprint bills as Save $ as savings electricitymaintenance costs as well as savings electricity bills Save $ thousands electricity maintenance well thousands carbon footprintcosts Reduceas savings on electricity well youron Reduce carbon on bills well as savings on electricity bills bills well as savingsyourelectricity bills bills well as carbon footprint savings onfootprint on carbon footprint Reduce your Reduce your carbon electricity Reduce Reduce your carbon footprint Reduce your carbon footprint Reduce your carbon footprint Reduce your carbon footprint
Benefits Benefits Benefits your energy billsbills and your carbon footprint Designed, Engineered andand Manufactured an an Benefits your energy and your carbon footprint Designed, Engineered Manufactured by by Benefits Reduce Reduce Benefits your energy billsbillsyour carboncarbon footprint Designed, Engineered andandand Manufactured an an Benefitsyourbills andandand your footprint Designed, Company. Manufactured by an by Benefits energyenergy billsyour carboncarbon footprint Designed, Engineered and Manufactured by an by an Benefits energy and your footprint Australian Engineered and Manufactured Australian Engineered by cutting your electricity consumption. footprint Designed, Company. Manufactured by Reduce your your electricity consumption. Reduce by cutting Reduce your carbon Designed, Engineered Reduce your energy bills and Reduce your

Australian all Australian New Zealand by an Australian Company. by cutting youryourelectricity for and your fluorescent tubes,Designed,all Australian and/ Manufactured Safety by an by cutting your electricity consumption. Meets Engineered Designed, Company. and Manufactured Engineered Reduce simple electricity and your carbon footprint byyour your energy bills consumption. Meets Company. bysimple replacement for consumption. A cutting energy bills consumption. carbon footprint Australian Company. Reduce electricity consumption. A cutting your electricity existing Australian by cutting your replacement existing fluorescent tubes, Australian Company. / New Zealand Safety AustralianAustralian (bewareNew Zealand Safety AustralianAustralianof cheap imports without Company. New /Zealand Safety Company. of cheap imports without bysimplesimpleeven need for for consumption.fit it! tubes, Meetsrequirements / / New Zealand Safety you not even need electrician Meets all Australian Meets all all A cutting do notyour electricity existingto fit it! tubes,tubes, requirements (beware you do your replacement existing fluorescent A simple replacement consumption. fluorescent by cuttingelectricity existing fluorescent A replacement for an an electrician to requirements (bewareNew Zealand A simplesimple replacement for existing fluorescent tubes,MeetsMeets all Australian /Zealand SafetySafety Ado do notneed for existing fluorescentfit it! replacement tubes, any all Australian safety certification). Safety anyAustralian / New of Zealand electrical (beware requirements safetyof cheapcheap imports without you do notnotfor commercialfor electrician fit it!offices, requirements (bewareNew /Zealand imports without you replacement for existing fluorescent tubes, you even even need an applications, requirements (beware cheap Safety all electrical / certification). A simplesimpleeven commercial existingfitfluorescent tubes,MeetsMeets all Australianof Newimports without you do notneed an an an electrician offices, A for all all need electrician to to to replacement electrician it! Perfect Perfect requirements (beware of cheapcheap imports without of imports without you do not even even an electrician to fit it! to fit it! need applications, any requirementsAustralia / New Zealand safety SAA any electrical to safety/ certification). withoutSAA electrical safety (beware of imports safety any electrical certification). requirements to Australia cheapcheap imports without you doparks, notcommercial an electrician offices, you parks, factories,electrician to fit it! to fit it! notdo commercial applications, offices, even need an warehouses etc. offices, even need applications, Approved (beware of New Zealand Approved safety certification). Perfect for for factories, warehouses etc. carcar all for all commercial applications, Perfect Perfect all any electrical safety safety certification). any electrical certification). Perfect for all commercial applications, offices, Perfect for factories, warehouses etc. offices, all commercial applications, any any electrical Australia /Zealand safety safety SAA electrical & C-Tick / certification). 100488EAto safety New 100488EAto Australia N534. Zealand safety SAA Approved safetyC-Tick New Zealand SAA Approved & certification). carcarPerfect factories, warehouses etc. parks, factories, warehouses tube just Perfectparks, commercialof $150 etc. tube just in car parks, factories,applications, offices, for all for An car averageall commercial applications, offices, Approved to Australia / NewN534. Zealand safety SAA An parks, saving$150 perper etc. in average saving of warehouses 100488EAto Australia N534.N534. safety SAA Approved Approved C-Tick N534. to Australia /Zealand / New New car parks, factories, warehouses etc. 100488EA & to Australia New 100488EA 100488EAto Australia N534.N534. Zealand safety SAA Approved & C-Tick / New /Zealand safety SAA 100488EA & C-Tick Approved & C-Tick carenergyaverage saving $150 perperjustjustjust in parks, costs. An An car parks, factories, warehouses etc. in energy costs. warehouses etc. tube average saving of $150 per tube An factories, of of $150 tube in average saving & C-Tick An An average saving of per tube just in just in average saving of $150 $150 per tube 100488EA & C-Tick N534.N534. 100488EA & C-Tick energy costs.underof $150NSW Energy Savingin energy An energyaverage saving of per tube just in just Scheme. energy costs. NSW Energy tube average saving Approved costs. thethe $150 per Saving Scheme. An costs.under Approved energy costs. energy costs.under thethe Energy Saving Scheme. Approved under under NSW Energy Saving Scheme. Approved costs. NSW NSW Energy Saving Scheme. energy the Approved Approved under under the Energy Saving Scheme. Approved the NSW NSW Energy Saving Scheme. Approved under under the Energy Saving Scheme. Approved the NSW NSW Energy Saving Scheme.
1774_Facility Perspectives Mar 12 v601.indd 35 321915A RHS_Urban Group Energy | 1774.indd 1
28/02/12 1:10 PM 13/02/12 9:48 AM
36
FLuOrOCyCLE
BRyaN DOUgLas, ChiEf ExECUtiVE OffiCER, LightiNg COUNCiL aUstRaLia
round 95 per cent of waste mercury-containing lamps in Australia currently end up in landfill. Facilities managers across Australia can have a profound impact in helping to change this statistic by alerting their organisations to the FluoroCycle scheme. The FluoroCycle scheme an Australian Government initiative has been developed to encourage recycling of mercurycontaining lamps. The scheme aims to encourage recycling within the commercial and government sectors in order to divert hazardous waste from landfill. Signatories to the scheme agree to undertake recycling or to encourage others to recycle. The majority of waste lighting is generated by government and industry, and for this reason the FluoroCycle scheme does not currently target households. FluoroCycle is a voluntary scheme and is supported by the Environment Protection and Heritage Council (EPHC) through the National Waste Policy. Lighting Council Australia, the peak body for Australias lighting industry, has been appointed the Administrator of the scheme. Organisations are encouraged to become Signatories to the FluoroCycle scheme and commit to recycling at premises over which they have control and/or to promote the scheme to their tenants or business networks. Signatories receive public recognition for their commitment to the environment and have full use of the FluoroCycle logo. There is no fee to apply for Signatory status.
past 20 years, there is no suitable replacement for mercury. Although the quantity of mercury currently used in a mercury-containing lamp is relatively low, the widespread use of these lamps across Australia for street lighting, offices, retail outlets, sporting venues and industrial sites contributes to the amount of mercury that is released into the environment. Without mercury vapour there would be no chemical reaction to create the light. The glass in a fluorescent tube is coated with phosphor with electrodes at each end. Mercury is added to the tube and when voltage is applied the electrodes energise the mercury vapour. The mercury vapour generates ultraviolet (UV) energy and the phosphor absorbs the UV energy, which causes the phosphor to glow, creating light. At present, the only viable solution to avoid continued mercury contamination of the Australian environment from waste lighting is to encourage Australian governments and industry to stop transporting waste lighting to landfill and to commit to recycling.
Which lamps contain mercury?

Linear fluorescent lamps, mostly used in offices, retail outlets and industrial sites, contain from around 1.2 to 15 milligrams (mg) of mercury. In Australia the maximum amount allowed is 15 mg. Many major lighting suppliers in Australia offer tubes that contain up to 5 mg as these align with European requirements. Mercury vapour lamps, often used for street lighting, can vary with the lamp wattage from 25 mg in a 75-watt lamp to 200 mg in a 1500-watt lamp. Metal halide lamps, also used for street lighting, vary with wattage from 20 mg (35-watt lamp) to 145 mg (1000-watt lamp) and sodium vapour lamps (high-pressure sodium/ceramic arc) can vary from zero, and 10 to 100 mg for 20- to 1000-watt lamps, depending on the type used. In comparison, compact fluorescent lamps (CFLs) contain between 1.4 and 5 mg of mercury and are used mostly in homes.
mercury and lighting

Even though most landfill sites have been suitably chosen so that there is no leakage to the groundwater system, mercury that ends up in landfill is converted to methylmercury and can be released through the atmosphere not just through soil or water. Once released, mercury can persist in the environment where it circulates between air, water, sediments, soil and biota in various forms. Atmospheric mercury can be transported long distances in the atmosphere, incorporated by microorganisms, and may be concentrated up the food chain. Although international lighting manufacturers have substantially reduced the amounts of mercury used in individual lamps over the In February 2009, in response to growing international concern about the global effects of mercury, the United Nations Environment Programme (UNEP) Governing Council decided to negotiate a legally binding instrument for the international control of mercury. The scope of this instrument is likely to include provisions for the disposal of waste consumer products that contain mercury. These international activities provide impetus for Australia in relation to the environmentally sound disposal of waste that contains mercury. FluoroCycle Guidelines 2010, page 3.
28/02/12 1:10 PM
37
Where can we recycle waste lighting in Australia?

Currently there are two major waste lighting recyclers operating in Australia: Chemsal (www.chemsal.com.au) and CMA EcoCycle (www.cmaecocycle.net). Both companies have facilities in most Australian states and territories. Many major waste management organisations in Australia have arrangements to pass on waste lighting to one of these recyclers. Both recyclers also offer sealed crushing bins for regional sites where the waste lights can be crushed safely without releasing the mercury. This reduces the volume by approximately 80 per cent, creating savings on transport costs. During the recycling process the lamps are crushed to extract the white phosphor powder where the bulk of the mercury accumulates. This powder is then sent to a thermal retort to recover the elemental mercury. The mercury, glass, phosphor and aluminium contained in the lights can all be safely recovered and the components may then be reused in other products.
What are the benefits of fluorocycle Signatory status?

Signatories receive public recognition for their commitment to the environment and may be the subject of case studies in newspapers, journal articles and in media releases. There are no fees to become a FluoroCycle Signatory and Signatories have full use of the FluoroCycle logo. Signatories also receive a certificate acknowledging their commitment to the FluoroCycle scheme. Some current Signatories include: the Westpac Group, National Australia Bank, National Electrical and Communications Association (NECA), Facility Management Association Australia (FMA Australia), Hills Holdings, Iluka Resources, IVECO Trucks, GHD Victoria, Sustainability Victoria, Zero Waste SA, the EPA South Australia, and SITA Environmental Solutions. Many other major corporates and government departments are currently preparing applications.
waste mercury-containing lamps and Type B Applicants are not currently recycling but will commit to put recycling arrangements in place within three to six months. A Facilitator is an organisation that commits to promoting FluoroCycle to their customers, members or networks. Facilitator categories include: Advocates, Collectors, Contractors, Government, Media Partners, Peak Bodies, Recyclers, Lighting Suppliers, and Trainers. Facilitators are asked to submit an Action Plan with their application outlining how they will promote the scheme. Organisations can apply for Signatory status online at www.fluorocycle.org.au.
How do we apply for Signatory status?

There are two groups of Signatories to the FluoroCycle scheme: Commercial Users and Facilitators. A Signatory can be both a Commercial User and a Facilitator. A Commercial User is defined as an organisation that owns or manages premises such as retail outlets, shopping malls, apartment blocks, office blocks, industrial facilities, mines, road and street lighting, hospitals and sporting venues. There are two categories of Commercial User: Type A Applicants are already recycling all their
Audit process
In order to maintain the integrity of the scheme, the senior executive within each organisation is asked to sign a Signatory Commitment document. The FluoroCycle scheme operates on the principle of self-certification and at the end of 12 months, a Signatory will be asked to submit a statement that the organisation is adhering to the requirements of the scheme. The Administrator will undertake random audits of Signatories to ensure compliance with their commitments to the FluoroCycle scheme.
Mercury (Hg)
Phosphor Powder
in conclusion
Organisations are encouraged to review their current waste management plans and include waste mercury-containing lamp recycling. In return they will be eligible to apply for Signatory status to the FluoroCycle scheme and receive public recognition for their commitment to the environment.
Please contact the FluoroCycle Administrator, Lorraine Lilley, at Lighting Council Australia (administrator@fluorocycle.org.au) or visit the FluoroCycle website www.fluorocycle.org.au for more information.
Glass
Aluminium
Four principal items are extracted during the recycling of mercury-containing lamps. All images courtesy CMA EcoCycle and Chemsal.
FMA Comment: FMA Australia is a founding Facilitator of the FluoroCycle program. If you would like further information on our various activities relating to the program please contact policy@fma.com.au
28/02/12 1:10 PM
38
comPany ProFile
GECkOLIGHTING sAVING MONEy, sAVING THE pLANET
eckolighting is an LED lighting specialist focused on developing and supplying Geckolighting Brand LED lighting products for commercial, industrial and mining applications.
Saving money, saving the planet

Geckolighting products reduce energy, maintenance and waste costs and are environmentally friendly. Saving money, saving the planet is Geckolightings motto. Generally, Geckolighting products such as LED replacements for fluorescent tubes reduce energy consumption for lighting by 70 per cent, and, because LEDs operate at lower temperatures, save an additional 12 per cent when air-conditioning is in use. In cool rooms and freezers, energy savings on lighting and refrigeration plant often exceeds the total energy used by standard lighting products.
...return on investment through reduced energy bills within two (2) years
Many commercial and industrial customers receive a return on investment through reduced energy bills within two (2) years. Customers with extended operating hours attain returns in shorter time periods.
better quality light

Reducing lighting costs does not mean reducing lighting quality. In fact, Geckolighting products are often installed specifically to resolve light quality problems by providing better quality light, or to improve light quality without resorting to costly upgrading of electrical infrastructure.
do not contain mercury

There are many benefits to consider other than just saving money, such as eliminating products containing mercury. Most lighting products contain mercury, whereas Geckolighting products do not contain Mercury and are RoHS compliant. While the danger of asbestos and Lead is widely known, little attention is given to mercury the most toxic non-radioactive material known. Blood levels above 2.8 micrograms per decilitre of mercury are cause for concern. A single CFL contains 5000 micrograms of mercury. Break one and you need to evacuate the area quickly, ventilate and clean up using protective equipment. This is always difficult and disruptive. Geckolighting products do not contain glass or phosphor powders, eliminating risk of broken glass and toxic materials from lighting products particularly critical in food preparation or processing areas.
...do not attract insects

Geckolighting products do not attract insects like standard lighting products because they do not emit UV or IR radiation. This is particularly beneficial in areas plagued by insects. One business about to relocate from a shopping centre across from a lake because of insects installed Geckolighting products to resolve the problem, and a car dealership was pleased when Geckolighting flood lights eliminated insects and seagulls chasing insects over the yard at night. Geckolighting has a comprehensive range of LED products developed specifically for the Australian and New Zealand 240v electrical system.
For product range and more information about Geckolighting products refer to www.geckolighting.com.au or call (08) 9371 2652.
28/02/12 1:10 PM
LED Lights are amongst the most economical

and environmentally responsible products on the Australian market. Geckolighting products are developed specifically for the Australian 240 volt electricity system.
Preferred Supplier
Gecko LED Lights

Replace existing light products Reduce electricity use Reduce CO2 emissions Reduce waste and waste handling Reduce maintenance costs Do NOT contain mercury and lead Do NOT emit UV Radiation Reduce fire risk Improve air conditioner efficiency
N24206
www.geckolighting.com.au
Geckolighting (Pearl Island Trading Company Pty Ltd ABN 151 31 113 258) PO BOX 444 BELMONT WA 6984 Phone: (08) 9371 2652 Fax: (08) 9371 2444 E-mail: sales@geckolighting.com.au
28/02/12 1:10 PM
40
MELBOurNEs LANDMArk rETrOFIT
00 Bourke Street, Melbourne, is a highly recognisable landmark building and is a key commercial and retail site for the National Australia Bank (NAB), accommodating approximately 3800 staff in 47,000 square metres of office space. This 30-year-old high-rise office building is a leading example of sustainable office refurbishment undertaken by landlord ISPT. The redevelopment at 500 Bourke Street is one of Australias largest examples of integrated base building and tenant fit-out, carried out whilst continuing to provide ongoing operational accommodation for the majority of NAB staff. The project has achieved a GBCA 5 Star Green Star Office Design v2 rating, with a 5 Star As-Built rating due first quarter 2012. The property has achieved a NABERS Energy rating of 4 stars, with aspirations of achieving 4.5 stars over the next 12 months, as well as a 4.5 star Indoor Air Quality rating. The internal fit-out supports NABs commitment to becoming carbon neutral, with the design planned to achieve a 5 Star Green Star Interiors rating. The refurbishment includes a completely new ground floor foyer, featuring plaster glass moulded ceiling panels, a new glazed facade, stone feature walls, an old-fashioned tuck shop and bluestone floors. The striking new glass canopy provides a signature street presence to this major building, creating a new identity in the Melbourne CBD office market. The 37-storey office refurbishment includes the creation of a 70place child care centre, an NAB academy for staff training, a new flagship retail bank branch and a two-level open-air retail plaza that has fast become Melbournes new foodie destination. The achievement of successfully refurbishing a 47,000 square metre building, whilst fully occupied, proved a challenge for all stakeholders. Parties involved included the building owner, ISPT,
the building manager, Knight Frank, the tenant, NAB, and the building contractor, Bovis Lend Lease. An integrated approach was considered to be the best option, incorporating base building and tenant fit-out works, saving both time and money for the landlord and tenant. To facilitate this project, communication proved to be a key factor in ensuring that all parties were kept informed as to what was happening on a daily, weekly and monthly basis. PCGs were held between all stakeholders, and a communication bulletin was established to facilitate engagement with all staff in the building. A key role in the refurbishment was that of the managing agent. Due to the complexity of the refurbishment, it was acknowledged that during the two-year building program an onsite presence of two building management staff was required, resulting in the appointment of a senior building manager and a facilities manager. The senior building manager was identified to be the direct point of contact regarding any refurbishment issues, whilst the facilities manager would take the lead for any day-to-day operational issues. 500 Bourke Street is a major critical site to the NABs banking operations, and therefore the main challenge for onsite building management was to keep the building operational at all times, whilst still enabling the builder to move forward with the refurbishment according to program. A critical part of the success of this process was communication, having the buy-in from the tenant, who acknowledged that during the refurbishment the building would not always operate as one would expect for an A-grade building. Due to the building being tenanted and operational during the building period, the planning stage was critical, with all parties having to agree to the staging of the program of works, and key dates, such as the changeover of plant and equipment, being agreed a year in advance. It was important
28/02/12 1:10 PM
41
Energy Efficient
High Bay Lighting Systems
Before After
One for one replacement saving up to 70% on running costs Guaranteed energy and maintenance savings using proven technologies Longer lasting superior illumination designed to AS/NZS1680
FOR YOUR OBLIGATION FREE* COST BENEFIT ANALYSIS
Call 1300 335 769 TODAY!
Quality Australian made EELCO High & Low Bay Lighting Systems are specially designed to replace conventional power hungry high bay lighting in warehouses, factories and other large industrial facilities. Huge rebates and government assistance packages are now available in some states.
*Eligibility criteria applies. Rebates vary from state to state.
w: www.eelco.com.au e: info@eelco.com.au
28/02/12 1:10 PM
42

to ensure that there were clear communication protocols in the event of mishaps that could either affect the operation of the site or the redevelopment works. The building manager played a vital role monitoring the builder during the project to ensure the works did not critically impact the operations of the tenant, at the same time ensuring that the physical asset was not compromised in the interests of the building owner. Building managers and facilities managers can often find themselves positioned in the middle of a play by a group of stakeholders (builder, tenant and landlord) who each have a clear objective during the redevelopment. At 500 Bourke Street, the building manager and facilities manager were critical to managing ongoing risks associated with an operational building being redeveloped. With NAB staff and general public access still available during construction, the risk profile and the likelihood of incident increased. The building management teams role was overseeing the operations of the property whilst being amongst the development activity. Often they found themselves acting as the conduit between the landlord, builder and the tenant, ensuring that OH&S matters were dealt with in a timely manner, and controls in place to mitigate against incidents on site that could affect one or all of the parties associated with the site. The building manager and facilities manager play a key role in achieving and maintaining NABERS targets by constantly monitoring and tuning the building automation system to ensure that the building services systems are operating efficiently and effectively to meet the tenants operational needs, whilst minimising the energy and water consumption of the site. Key sustainability features of 500 Bourke Street include: 3 re-use of the existing structure and faade, saving the embedded energy required to construct an all-new building
3 achieving 60 per cent of NLA with external views and equitable sharing of views and natural light 3 installation of high-efficiency chillers and upgraded heat rejection systems 3 customised building tuning of the integrated BMCS to maximise efficiency and minimise energy consumption 3 integrated fit-out of the base building and tenant interior upgrades 3 low VOC products and CO2 monitoring and control 3 energy efficient lighting and controls 3 centralised web/3G-based utilities monitoring system, Hydroshare, which includes automated leak detection and maintenance request alarms 3 reduced potable water consumption through highly efficient fixtures and fittings, rainwater harvesting and fire test water recovery 3 300 secure bicycle racks and change rooms. Overall, the role played by the building manager and facilities manager was critical in the delivery of a complex and world-class redevelopment of a size and scale never before witnessed in Australia. The key responsibilities of managing and monitoring risk, sustainability, operations and quality of delivered product placed the facilities manager under enormous pressure to ensure that all stakeholders met their key objectives. Communication through project control group meetings was crucial. It is important from the outset of the redevelopment of an existing building especially one that is to remain operational the facilities management team has a seat in these meetings throughout the life of the project, as at the end of the day they are left to manage the finished building long after the builders have gone.
28/02/12 1:10 PM
comPany ProFile
43
HOT prODuCT
NO MORE patChwORk CEiLiNgs with ONE-fOR-ONE REpLaCEMENt
lum-a-Lite is pleased to announce the release of the Azelite Azsence six-inch and eight-inch dimmable recessed down lights, ideal for the replacement of conventional PLC and PLT downlights (compact fluorescent downlights). This new product changes a standard PL fluorescent downlight from twin 26W PL with conventional ballasts to a 30W Azelite Azsence downlight saving up to 32 watts of energy per fitting. Lower wattage versions are available to meet most retrofit situations with similar great energy savings. George Stylianou, National Commercial Manager, Ilum-aLite, says, Finally there is a direct replacement in LED downlights. This represents great value for money and represents a one-for-one replacement for traditional PLC AND PLT fluorescent downlights with superior light output, energy savings and maintenance costs. The Azelite Azsence offers a wide range of applications, such as offices, shopping centres, retail stores, hospitals, medical clinics, commercial and public areas, hotel rooms and foyers, kitchens, bathrooms/restrooms and living areas. For New South Wales customers, the Azsence is registered with IPART for the New South Wales Energy Savings Scheme.
The Azelite Azsence is available exclusively from Ilum-a-Lite Pty Ltd 1800 133 666 or www.ilumalite.com.au Note: *8, 16, 24-watt are dimmable. 30-watt is not dimmable
28/02/12 1:10 PM
44
comPany ProFile
THE MODErN MAsTErs OF AIr CONDITIONING DEsIGN
inner of the 2011 Australian Cleantech Open Award, SMAC Technologies, is setting new benchmarks of energy efficiency and air comfort to new and retrofitted buildings. Today, ever more commercial developers and property owners are specifying the Shaw Method of Air Conditioning (SMAC) to be combined with complementary technologies in their buildings. One of the benchmarks was set by the Local Government Superannuations (LGS) building at 120 Sussex Street, Sydney. It stands as Sydney CBDs lowest energy intensity building with a NABERS 5.5 star base building; achieved without the need for any green power.
The technologies chosen for the retrofit at 120 Sussex Street include Australias innovative E1 lighting by Envirolite, Magnetic Levitation Chillers by Power Pax, Best of Class Building Management System and the Australian invented and patented SMAC air conditioning system by SMAC Technologies. The 5.5 star NABERS will soon be upstaged by another LGS building at 76 Berry Street, North Sydney, which has been granted a 6 star NABERS Base Building Commitment Agreement (once again with zero per cent green power). The retrofitted technologies at 76 Berry Street include all the technologies mentioned plus the Australian-designed Bennett Clayton tri-generation plant. A unique feature of the tri-generation plant is its modular design whereby five smaller gas engines are incorporated to provide flexibility in staging engines based upon varying thermal and electrical demand within the building. This is a significant deviation from conventional tri-generation designs based upon large machines, which often do not enable electrical and thermal load matching. The lead engineer on these projects is Peter Phillips of MPESConsulting Pty Ltd (www.mpes-consulting.com), an air conditioning specialist with 35 years experience across Australia and Asia. Peter says about Dr Shaw, the inventor of the Shaw Method of Air Conditioning, his work unlocks solutions to some of the difficult issues many HVAC engineers have been avoiding for years. Dr Shaws twin coil approach to psychrometric management of space conditions challenges the conventional concepts established early last century. His wisdom with regard to coil design enhances system performance through peak and part load operation, and improves comfort for building occupants. His control theory connection linking the psychrometric process to cooling generation defines how much more efficiently energy can be used to manage our densely packed cities. Dr Shaw is the unheralded modern master of air conditioning design. The LGS has implemented SMAC in six of its buildings and conducted a tenant survey regarding comfort and acceptance, the results of which have shown a measurable improvement in comfort and tenant productivity. Wayne Ryan (pictured) of SMAC Technologies (www.smactec.com) states, this improvement in comfort is attributable to SMACs optimised management of stable temperature and an integrated humidity control strategy. The control and management of humidity is often ignored in conventionally designed air conditioning systems. The results that SMAC is consistently producing debunk the assumption that low-cost technologies cannot achieve high levels of energy efficiency and air comfort.
28/02/12 1:10 PM
Open Awards Winner
2011
Australian Cleantech
1774_Facility Perspectives Mar 12 1 321141A RHS_SMAC | 1774.indd v601.indd 45
28/02/12 1:10 PM 2/02/12 10:21 AM
46
FINANCING THE ENErGy EFFICIENT FuTurE

By LOw CaRBON aUstRaLia
s energy costs rise, Australian companies have realised the necessity of employing efficiency measures to remain viable in a fiercely competitive marketplace.
defusing rising energy costs

Independent sources are predicting that by 2015, electricity pricing will be double 2009 levels. Industry predictions for rising energy costs send a message to business that now is the time to act on investigating, costing and installing energy efficiency measures and new energy efficient technologies. To help accelerate the take-up of energy efficiency, Low Carbon Australia (LCAL) was formed in 2010 by the Australian Government as a public company limited by guarantee with initial funding of more than $100 million. It has a structure, mandate and capability for the delivery of finance and advice to help in the move to a low carbon economy. LCAL has been operating in the marketplace since early 2010 and its experience to date has focused on providing energy efficiency finance in the commercial and industrial sectors. LCAL operates a revolving fund for clean technology finance through its Energy Efficiency Program (EEP). Low Carbon Australias initial finance offerings have targeted the commercial building sector. Buildings that exist today are expected to account for 80 per cent of total building emissions in 2020. Accelerating the implementation of energy-efficient retrofits could reduce emissions from the commercial buildings sector by over 30 per cent, delivering significant positive financial returns through energy savings. The benefit for the broader economy will be retail and office-based businesses that, through investment in smarter new energy technologies, industry process upgrades and building retrofits, are able to keep their costs down and retain a competitive advantage. The greatest potential for reductions is in the office, retail, education, community and health sectors (75 per cent of 2020 total emissions). Many studies have recognised that, with new energy efficient systems and equipment, nearly half of all energy consumed by buildings could be avoided and the energy savings would exceed the cost of upgrades, generally within five years or less. Looking at current energy consumption within the commercial sector, food service and food retailing industries account for 16 per cent of energy consumption in non-residential buildings, while non-food retail accounts for about 18 per cent and offices make up one-fifth of the total consumption. So if these sectors in particular are able to find ways to make inroads into reducing their energy costs, then the added benefit for the environment will be a substantial reduction of energy consumption in non-residential buildings. Investment of substantial capital is required (ClimateWorks best estimate for investment required in energy efficiency technologies to achieve cost-effective carbon savings of 21 megatonnes of carbon dioxide per annum in commercial buildings in 2020 is $12.2 billion, and to achieve the cost-effective industrial energy efficiency savings of 38 megatonnes of carbon dioxide equivalent per annum in 2020, a total investment of $18 billion is required to deliver least cost emissions reductions). In each sector there are well-documented market failures inhibiting investment in energy efficiency, and it is widely recognised that government intervention using innovative approaches to financing and risk-sharing is key to unlocking the desired efficiency gains and carbon savings. LCALs strategy is to offer finance at a market-competitive rate with adjustment for risk weighting, and usually on a longer fixed term
28/02/12 1:10 PM
47
than other financers in the market.LCAL has the flexibility to tailor the finance being offered to suit the individual companys needs and to match repayments of finance to the energy savings. A recent World Economic Forum (WEF) report, entitled A Profitable and Resource Efficient Future: Catalysing Retrofit Finance and Investing in Commercial Real Estate, found that globally, Australia had one of the most mature retrofit markets as a result of the longstanding reporting and NABERS rating system, coupled with additional government-led action, including the operation of Low Carbon Australia.
financing change
Low Carbon Australias CEO, Meg McDonald, said that even though financial managers realise that investment now is key to the future competitiveness of their business, current uncertainty in global markets made them cautious about tying up capital on building and technology upgrades. This means added emphasis on establishing a sound business case and driving retrofit and technology upgrade projects that demonstrate how they can lower costs and deliver the necessary rates of return to the business as well as their environmental benefits, she said. In its short time in operation, Low Carbon Australia has built experience and is developing a comprehensive portfolio of innovative finance offerings and early projects in partnership with leading providers under its Energy Efficiency Program. Low Carbon Australia has taken the approach of co-investing in innovative financing with companies with significant customer reach. This is a more effective means of driving change in the marketplace on a wide scale, achieving private sector financial leverage to realise greater total investment, greater capacity building of the marketplace and realising greater amounts of carbon savings than Low Carbon Australia could achieve investing its small fund alone. Low Carbon Australia products can then be accessed by small and medium sized business through the large financial, utility or leasing companies that support them.
financing alternatives
On-bill financing Through on-bill financing, energy customers are able to access low or interest-free financing for the installation of energy efficient products such as lighting, refrigeration, space heating and cooling. The energy efficiency projects upfront capital costs and loan are repaid through extra instalment charges on a customers bill over a set timeframe. The program can be designed so that the loan payments are usually equal to or less than the cost savings achieved by the energy efficiency measures
Meg McDonald, CEO, Low Carbon Australia
employed. Once the loan is repaid, the customers energy bill should decrease, with all savings going directly to the customer. Low Carbon Australia is partnering with Origin to provide Origins Energy Savings Guarantee (ESG) on-bill financing. Businesses can now take advantage of cash flow positive access to energy saving equipment and energy efficient building solutions, with no upfront capital expenditure, with end-to-end project delivery, and a guarantee on energy savings. This kind of financing for energy efficiency has had a proven track record overseas with variations of on-bill financing products available for more than 10 years in the American states of California, Connecticut, Rhode Island and Massachusetts. The European Commission Report Financing Energy Efficiency: Forging the link between financing and project implementation describes the Californian program offered by San Diego Gas and Electric, which, in two years of full deployment, has implemented more than 180 projects that are now operational, with more than 100 extra in project phases from pre-inspection to installation. The Origin ESG product is available now and being marketed to Origin customers as well as the wider market. Typical energy savings opportunities being targeted include upgrades to lighting, installation of motion sensors, installation of variable speed drives on fans and pumps, optimisation of building management systems and HVAC upgrades. This can work for all sizes of projects, including the relatively small projects. For example, a supermarket with an annual lighting energy usage of just over 38,000 kilowatt hours could reduce that consumption to around 25,000 kilowatt hours through retrofitting with LED lighting and energy saving measures. Even using an existing flat rate charge of 10.65 cents per kilowatt hour (and not factoring in likely future increased electricity costs), the estimated savings for the supermarket are around $1400 per year, with greenhouse gas emissions reduced by an estimated 13.5 tonnes of carbon dioxide equivalent annually. The cost of the retrofit is then repaid through utility bills, with repayments typically equal to or less than the amount of savings generated by the project.
energy efficiency operating and finance leases

Energy efficiency leases help overcome the constraint to businesses of providing up-front capital for energy efficiency equipment. Operating leases further offer owners and tenants the flexibility to upgrade as technology evolves and improves, and removes from the lessee residual value risk attached to the assets. Finance leases provide the owners and tenants the surety of ultimate ownership at a pre-established price. Low Carbon Australia has partnered with Alleasing to create an innovative equipment lease financing product called The Energy Efficient Equipment Lease or E3 Lease. It provides finance to acquire energy efficient equipment and tools to manage the equipment life cycle. Ownership of the asset is then transferred on payment of an
28/02/12 1:10 PM
48
agreed amount at the end of the lease, while lease payments may be at fixed or variable rates. For example, a company identifies that by replacing its current lighting with newer energy efficient lighting it could reduce its annual energy bills by $173,000. The company has no capital expenditure budget for energy efficiency initiatives and the project requires $560,000 of capital investment to proceed. An Alleasing and Low Carbon Australia financing package would require no up-front capital investment for the company, which would make a net saving of $46,000 in year one, growing to $120,000 in year five after lease payments. So, over five years the result of the upgrade would be a net cash injection to the business of over $400,000 and the company would save an estimated 5300 tonnes of carbon dioxide equivalent over the same timeframe. Macquarie Equipment Finance and Low Carbon Australia have formed an alliance to offer an Energy Efficient Asset Financing Program to help Australian businesses invest in energy efficient technologies, including new equipment and building upgrades, to help organisations substantially reduce their energy usage and operating costs. Finance available under this program includes: operating leases, lease rentals, finance leases, deferred payment options, sale and leaseback of existing energy efficient equipment, alignment of lease rentals with energy savings accrued from new equipment installation and flexible mid-term and end-of-lease options: upgrade, extend, purchase, or return.
property charge. Tenants pay a reduced power bill but contribute to repaying the upgrade works, and once the loan is fully repaid tenants then enjoy ongoing lower energy bills while building owners benefit from the greater market desirability of improved efficiency buildings. Low Carbon Australia, partnering with National Australia Bank and Eureka Funds Management, has created an EUA for the owners of 123 Queen Street in Melbourne, signed under the City of Melbournes 1200 Building Program. The owners of 123 Queen Street now have the funding for a trigeneration system, occupancy sensors and a faade upgrade that will result in the buildings National Australian Built Environment Rating System (NABERS) rating increasing from two to four stars. The Property Council of Australia/IPD Green Property Index, launched in March 2011, has demonstrated that property assets with a Green Star rating and/or NABERS rating outperformed assets with no ratings over the two years to December 2010, with higher rated properties attracting better returns than those with lower ratings.
clean energy loans

Low Carbon Australia also provides one-off direct loans for building owners, local councils and businesses to implement energy efficiency upgrades for energy efficiency projects in order to provide important demonstration value of cost-effective energy and carbon savings. There is a distinct need for this in the market, which is not being met at the current time. For example, mid-tier and smaller companies, property owners and organisations, such as local councils, have little internal capital and face constraints in raising finance to execute these projects. For example, Harvest Property has been able to use a Low Carbon Australia loan to finance the upgrade of OConnells OBM House in Brisbane to include new air-conditioning, more efficient lighting and energy metering. The upgrade is targeted at improving the NABERS rating from zero to four-plus stars and reducing the base building energy use by over 40 per cent. The buildings improved energy efficiency status has led to an improved attractiveness to both current and potential tenants. The recent Australian Property Institute and Property Funds Association report, Building Better Returns: A study of the financial performance of green office buildings in Australia, found a green premium in value for NABERS energy rated office buildings, with five star NABERS energy ratings delivering a nine per cent green premium in value and the 3 4.5 star NABERS energy ratings delivering a two to three per cent green premium in value.
moving to a low carbon economy

While the energy efficiency program is a large part of Low Carbon Australias growing business, the organisation also administers the Carbon Neutral Program, which certifies organisations and products as carbon neutral under the Australian Governments National Carbon Offset Standard (NCOS), which replaced the previous Greenhouse Friendly scheme in June 2010. Through the voluntary action of the schemes participants, which include some of Australias leading companies, more than 0.9 million tonnes of carbon dioxide equivalent were offset last financial year (2010/11).
For further information For further details on Low Carbon Australias financial products, how to register a funding proposal or to find out more about the NCOS Carbon Neutral program, visit www.lowcarbonaustralia.com.au or telephone during business hours on 07 3188 1600.
euAs
The New South Wales Local Government Amendment (Environmental Upgrade Agreements) Act 2010 (LGEUA Act) has introduced a new financing mechanism to New South Wales councils, and under similar legislation in Victoria, the City of Melbourne enables local councils to enter into an Environmental Upgrade Agreement (EUA) with building owners and financial providers. Environmental Upgrade Agreements allow building owners to access finance for environmental upgrades to their buildings, with repayments structured through a council levy on the property. The council then forwards payments to the finance provider. This allows for structured payments that remain with the property if ownership changes. The energy savings made cover the added
28/02/12 1:10 PM
The ONE event that connects the Air Conditioning, Refrigeration and Building Services industry
Could not be better. We attend a number of shows and no one does it as well as ARBS
An excellent show. Very well organised. Good cross section of trades. Great location
Well organised. It is a true global exhibition in terms of quality
ARBS 2012 is Australias ONLY International Air Conditioning, Refrigeration and Building Services trade exhibition. Showcasing the very latest innovations and industry technology ARBS connects over 250 local, national and international manufacturers and suppliers with thousands of decision makers, designers, specifiers, engineers, contractors and technicians. Save the date for this HVAC & R and Building Services mega event held over 3 days and featuring the trade exhibition, an informative seminar program and the national awards gala event.
Register NOW at www.arbs.com.au

7 - 9 May, 2012 Melbourne Convention & Exhibition Centre
28/02/12 1:10 PM
50
THE COMpLExITIEs OF rETrOFITTING MELBOurNEs CBD

By thE aUstRaLiaN CENtRE Of ExCELLENCE fOR LOCaL gOVERNMENt
The City of Melbournes 1200 Buildings program is the catalyst for the retrofitting of more than two-thirds of Melbournes commercial buildings. It is the first of its kind in Australia and places Melbourne at the cutting edge of the green building movement at the global scale.
1. introduction
Place Melbourne is the capital of Victoria, and Australias second-largest city. The City of Melbourne local government area has a residential population of about 95,500 and covers 37.6 square kilometres. It is the hub of the much larger Melbourne metropolitan region, which has a population of approximately four million people.
City workers and visitors increase the citys population to around 770,000 during weekdays, and more than 300,000 people may visit the city on weekend evenings. Just under half of the residents were born overseas or have at least one parent born overseas. The city has the youngest population of the Melbourne metropolitan region, with a median age of 28 years. More than 18,000 residents are international students. Focus The focus of the 1200 Buildings Program is to lead and support innovation for the retrofitting of over two-thirds of the citys 1800 commercial buildings, with a potential carbon saving of 383,000 tonnes of greenhouse gas per year by 2020. This is being achieved through a whole-of-building approach, with practical financial funding mechanisms to drive investment and innovation in the commercial sector. There is a strong emphasis on building relationships between key players, including tenants and building owners. As commercial buildings are retrofitted, they become centres of environmental innovation and showcase engineering excellence. Strategic direction The 1200 Buildings Program is part of the City of Melbournes Zero Net Emissions by 2020 Strategy that sets the City of Melbournes target for achieving carbon neutrality by 2020. The strategy identified areas for improved energy efficiency and reduced energy consumption. Over many years, the City of Melbourne has developed a range of environmental policies and programs to create a more sustainable, livable and workable city and CBD. The aim of these programs is to improve environmental performance, particularly by reducing energy consumption and greenhouse gas emissions, reducing water consumption, and improving water quality and waste management.
2. context
Challenges and opportunities Over the past decade, Melbourne has established itself as an international hub for business, education, medicine, arts and industry. It has seen unprecedented growth in high-rise developments and living in the city centre. Historic and
An example of a building retrofit at Norman Disney & Young, Melbourne
28/02/12 1:10 PM
51
vibrant residential areas continue to thrive, and rejuvenated public domains inspire many visitors. Increases in commercial floor space and the number of employees in office-based activities, as well as growth in the sales and tourism sub-sector, reflect a booming Melbourne economy. With rapid population growth across the metropolitan area, there is an increasing demand on public infrastructure, such as public transport, and further threats to the affordability of housing, particularly in the inner city. Growth has the potential to increase or cause negative social impacts if planning is not done well. Demands will continue to affect and deplete finite natural resources, which will have a substantial bearing on energy costs. As the understanding of human-induced global warming and the role of global carbon emissions has become more sophisticated, the need for urgent action to mitigate harmful pollutants has become increasingly clear. Early mitigation also has the potential to drive the development of new technologies and business opportunities. Local governments are, however, in the best position to understand and respond to these challenges and the impacts of climate change on their local communities. For well over a decade, the local government sector has advocated and worked collaboratively with local and regional communities to reduce greenhouse gas emissions through a range of programs and initiatives nationally and internationally. The City of Melbournes overarching response to these challenges is outlined in its Future Melbourne Plan, which aims for: a city for people, a creative city, economic prosperity, a knowledge city, an eco-city, and a connected city that leads by example and manages its resources well. The eco-city goals include: a zero net emissions city, the city as a water catchment, resources used efficiently, a city adapted for climate change, and living and working in a dense urban centre. One of the key strategies for achieving the eco-city goals is the Zero Net Emissions Strategy by 2020 (developed in 2003 and updated in 2008).
Solar panels on the roof of Queen Victoria Market.
3. development of the opportunity

Program details The 1200 Buildings Program is a 10-year plan (launched in March 2010) that sets out the City of Melbournes target to achieve carbon neutrality by 2020. The program is the catalyst for the environmental retrofitting of 1200 existing commercial buildings, or over two-thirds of the municipalitys non-residential building stock. The retrofits will improve energy efficiency and water use in buildings, reduce bills and improve buildings value. The 1200 Buildings Program aims to support building owners to realise energy and water efficiency, with huge potential carbon savings. The program achieves this through the provision of tailored support to building owners, which assists owners to understand their performance, assess options for improvements, and to access financial mechanisms to finance their initiatives. A key cornerstone of the program is the focus on a whole-ofbuilding approach, as outlined below. Resource efficiency (infrastructure introducing new innovative technologies) 3 funding 3 Sustainable Melbourne Fund 3 Environmental Upgrade Agreement 3 provision of other funding options e.g. Green Building Fund, Tax Breaks for Green Buildings, Smart Water Fund, Sustainability Fund
3 information sharing 3 Industry Capability Network. Capacity and relationship building 3 strategic partnerships 3 High level: Energy Efficiency Council, Property Council, Facility Management Association of Australia, Building Commission, City West Water, Green Building Council of Australia, Victorian State Government, Low Carbon Australia Ltd 3 key players: facilities managers, engineers, property managers, real estate agents, valuers, builders, banks, energy managers 3 targeted resources 3 tenant engagement tool. Leading by example 3 CH2 Building (Council House 2) 3 Queen Victoria Market solar panels 3 improving performance (energy/water) of existing council buildings 3 internal staff program to reduce waste (Enterprise Bargaining Agreement targets) 3 amending planning scheme to introduce green rating for all new office buildings 3 new council buildings incorporating ecologically sustainable development (ESD) initiatives.
4. implementation
Resource efficiency As the City of Melbourne is the instigator and main driver for the program, it has formed a number of strategic partnerships, which have provided assistance in addressing areas that required further expertise or where they did not have the necessary regulatory powers. Key partnerships have been formed with the Victorian State Government, National Australia Bank (NAB), the Green Building Council of Australia and Low Carbon Australia Ltd1. The NAB provided the City of Melbourne with its expertise, research and advice, leading to the development of an environmental upgrade finance mechanism. Other financial institutions were engaged in a process to test and develop the final Environmental Upgrade Agreement, which now underpins the program. For the Environmental Upgrade Agreement to be implemented, there needed to be legislative changes made to the City of Melbourne Act2. In May 2009, the Lord Mayor wrote to the Minister for Local Government, Victorian State Government, to seek this legislative amendment. This enabled the City, in partnership with Australian banks, to enter into voluntary arrangements with building owners to assist them to obtain loans to environmentally retrofit their buildings. This amendment to the City of Melbourne Act 2001 was passed by Parliament on 2
28/02/12 1:10 PM
52
Council House 2
September 2010, and signed into law on 14 September 2010. With foresight in 2002, the City of Melbourne established the Sustainable Melbourne Fund with an initial investment of $5 million. The purpose of the Fund is to seek new opportunities to invest in local sustainability projects, particularly in the areas of water, energy and waste, and business ventures and new technologies that deliver environmental and economic benefits. The Sustainable Melbourne Fund is now acting as the conduit on behalf of the City of Melbourne between participating banks and 1200 Buildings Program participants. It will assist Council by developing, assessing and processing Environmental Upgrade Finance applications on its behalf. Environmental Upgrade Agreements allow Council, in partnership with Australian financial institutions, to lend money to commercial building owners for environmental retrofitting works. Council recovers these funds through a special statutory charge on the property, called an Environmental Upgrade Charge. The Victorian Government has provided further support to the program by allocating $500,000 to support development of the financial mechanism to accelerate uptake of the 1200 Buildings Program.
capacity and relationship building

Barriers to implementing energy efficiency measures within commercial buildings have been linked to the disconnection between building ownership and building tenancy. Not only are running costs a small proportion of the overall rent in a building, often tenants have no direct incentive to seek changes because these costs are absorbed into the rent. Building owners have little incentive because the savings tend to be minor on total rent earned. To help overcome this disincentive, an online Tenant Engagement Toolkit is being developed with support from Low Carbon Australia.3 The toolkit will be available for use by building owners and tenants, to demonstrate the cost benefits of energy efficiency improvements, and users will be able to input their activities and calculate their savings. Low Carbon Australia and the City of Melbourne will continue to work together to establish energy efficiency and carbon saving methodologies to be used throughout the program.
Hall, these facilities were nearing the end of their lifespan. Rather than relocate staff to alternative offices, Council embarked on an ambitious plan to construct a new office building, Council House 2 (CH2). This would meet its spatial requirements and lead the way in the development of a holistic green environment. CH2 was designed to not only conserve energy and water. The quality of the internal environment of building has also been designed to improve the wellbeing of its occupants. CH2 demonstrates a new approach to workplace design, creating a model for others to learn from and follow. The design stage of the CH2 building was awarded a 6 Star rating (world leader status) by the Green Building Council of Australia (GBCA) under the Green Star rating system for environmental performance of commercial properties. CH2 was the first project to receive this rating. Throughout the construction program, valuable feedback was provided by the CH2 project team that assisted the GBCA to refine their rating system. In February 2010, the GBCA awarded CH2 a 6 Star As Built rating. The As Built rating was the final step in completing the 6 Star certification for the building. Council has committed to investing more than $2.5 million to retrofit 13 council buildings as part of the Honeywell Energy Performance Contract, which was announced on 15 October 2009. Two of these buildings are part of the 1200 Buildings Program: the Melbourne Town Hall and Commonwealth Bank Building.
5. outcomes
The 1200 Buildings Program is the first for Australia in both the target set and the primary financial assistance mechanism developed. Financial assistance mechanism in place: The Environmental Upgrade Agreement was developed to provide the incentive for environmental retrofits and to overcome the difficulty that many building owners have in accessing capital to finance their environmental projects. This financial mechanism is the first of its type in Australia to finance commercial retrofits. The Environmental Upgrade Agreement is similar to the PACE program4 in the United States. This has been successfully implemented in over 23 municipalities in the United States since the pilot program started in California in 2008. By contrast, United States municipalities need to raise capital through the issuing of market bonds rather than institutional financing. The City of Melbournes
Leading by example
In 2004, the City of Melbourne was faced with an accommodation dilemma for staff. Although centrally located close to the Town
28/02/12 1:10 PM
53
environmental upgrade finance mechanism is an innovative and practical approach to finance projects. The New South Wales Government has followed Victorias lead by recently changing relevant council by-laws5. Removal of this legislative impediment is paving the way for a similar financing model to be implemented for commercial and residential buildings by forward-thinking councils. Capturing the retrofit process A toolkit has been developed that captures the retrofit process by using different media. The kit includes a Retrofit Guide for First-time Retrofitters series. This covers introduction to retrofitting, using rating tools, liaising with tenants through a retrofit, complying with regulations, adopting an effective process, essential documents in retrofitting, retrofit technologies, and effective commissioning. Importantly, materials in this kit, including fact sheets and guides, are linked directly to the resources and services of industry associations in the built environment industry. Case studies Written case studies aim to capture the journey of each building owner including decisions, struggles and successes. Representing large (L), medium (M) and small (S) buildings, and corporate (C) and private owners (P), the current case studies are: 406 Collins Street (MP), 182 Capel Street (SP), 530 Collins Street(LC), 500 Collins Street (LP), 115 Batman Street (SP), 490 Spencer Street (SP), 385 Bourke Street (LC), 131 Queen Street (MP), Alto Hotel (Heritage) and Ross House (Heritage). Promotional videos have been developed to capture the work undertaken by owners of five very different buildings in Melbourne. Training and seminars The City of Melbourne has worked closely with industry associations to offer information and advice to key influencers in regard to retrofitting. Initial targeted events and seminars have been provided to building owners, facilities managers, and product and service suppliers. Future manufacturing events, an architects and specifiers trade show, Melbourne forums and introduction to retrofitting workshops are some of the events that have already been delivered through the program. Promotion of retrofit tools The City is actively promoting the Greening Your Building Toolkit, Low Energy High Rise 2 (Warren Centre) and the Existing Buildings Survival Strategies (Arup and the Property Council of Australia). Facilitated networks The City of Melbourne has provided information and support to owners, facilities managers and industry on an ongoing basis. The Small Buildings Network (bi-monthly meetings and building tours), Facilities managers Network and Engineers Australia retrofit seminar series are three examples of this work.
incentives and support to get the program moving. 3 The need for legislative support to ensure the uptake of the program and to entrench it within a supportive process is important. 3 Sophisticated marketing has given the initiative broad acceptance and has provided a platform to engage with others, use mentoring to best effect, and promote replication by others. 3 Robust reporting, monitoring and evaluation are built into the process, providing credibility. Appropriate metrics are required to make useful comparisons.
Contact details for further information 1200 Buildings website: www.melbourne.vic.gov.au/1200buildings/Pages/Home.aspx Further retrofit case study information is available from: www.melbourne.vic.gov.au/1200BUILDINGS/CASESTUDIES/Pages/ CaseStudies.aspx Sustainable Melbourne Fund website: www.sustainablemelbournefund.com.au/ Acknowledgements Thanks to the Australian Centre of Excellence for Local Government (ACELG) and University of Canberra for allowing this article (first published in August 2011) to be reproduced. Research for this case study commissioned by ACELG was undertaken by ICLEI-Oceania in collaboration with staff at the City of Melbourne and personnel at the University of Canberra. Further case study examples are available at www.iken.net.au.
1. The Australian Government established Low Carbon Australia in 2010 as an independent company with over $100 million initial funding. Low Carbon Australia provides financial solutions and advice to Australian businesses, government and the wider community to encourage action on energy efficiency, cost-effective carbon reductions, accreditation for carbon neutral products and organisations. For further information: http://www.lowcarbonaustralia.com.au/ 2. Certain differences between the City of Melbourne and other local governments across the State of Victoria are recognised, and additional provisions relating specifically to the Melbourne City Council are specified in the City of Melbourne Act 2001. This Act prescribes electoral arrangements for the Melbourne City Council and also specifies objectives for the Council, which are additional to the objectives in the Local Government Charter that apply to all councils. Source: Department of Planning and Community Development, Victorian State Government 3. Low Carbon Australia has provided a grant to the City of Melbourne, valued up to $200,000 ($100,000 in cash, $100,000 in kind) to develop an online toolkit to demonstrate the cost benefits of energy efficiency improvements to commercial buildings. Low Carbon Australia will also co-invest with National Australia Bank to help facilitate its work on the 1200 Buildings Program. 4. The Property-Assessed Clean Energy (PACE) Program in the United States covers the up-front costs for energy efficiency improvements and installation of solar energy systems for residential and commercial properties within a city or county. The property owner then repays the cost of these installations over 20 years through a special fee on their property tax bill. http://pacenow.org/blog/ about-pace/ 5. NSW Local Government Act 1993 has been amended, coming into force in February 2011. The amendment stipulates that, A council may levy an environmental upgrade charge in accordance with an environmental upgrade agreement. (Section 54l). Section 54D: Environmental upgrade agreement (extract) (1) A council may enter into an environmental upgrade agreement with a building owner and a finance provider in relation to a building. (2) An environmental upgrade agreement is an agreement under which: (a) a building owner agrees to carry out environmental upgrade works in respect of a building, and (b) a finance provider agrees to advance funds to the building owner to finance those environmental upgrade works, and (c) the council agrees to levy a charge on the relevant land for the purpose of repaying the advance to the finance provider. Section 54E: What are environmental upgrade works? (extract) (1) For the purposes of this Part, environmental upgrade works are works to improve the energy, water or environmental efficiency or sustainability of the building to which the agreement relates. (2) Environmental upgrade works include any works declared by the regulations to be environmental upgrade works. Source: http://www.legislation.nsw.gov.au/maintop/view/inforce/act+30+1993+cd+0+N
6. Lessons from the journey

Thereare someimportant early lessons from this innovative and ambitious program, and these include: 3 Complementary strategic approaches are needed to provide the reinforcement and robustness to support such an initiative and to provide the necessary policy framework. 3 Political support is crucial. Leadership has inspired the success of the initiative and built the confidence throughout the organisation to embrace the approaches. 3 Partnership is necessary to achieve the outcomes, especially leadership in the business sector where an alliance has been formed. 3 Sound economic foundations provide the business model,
FMA Comment: FMA Australia continues to work closely with the 1200 Buildings Program. For more information contact policy@fma.com.au
28/02/12 1:10 PM
54
comPany ProFile
pOWErpAx CHILLErs FEATurE HEAVILy IN GrEEN sTAr prOJECTs
owerPax is a Melbourne-based chiller manufacturer of ultrahigh efficient oil-free fluid chillers. In recent years PowerPax chillers have featured in more Green Star and NABERS rated projects than any other type of chiller available, pushing the product to be the most preferred in the Australian market and enabling the company to expand its operations offshore. Known overseas as Smardt, the company now boasts manufacturing facilities in Melbourne, Montreal in Canada, Plattsburg in the United States, Stuttgart in Germany, and a facility being completed in Guangzhou in China. All of these manufacturing plants are needed to meet the growing need for the companys chillers in these regions of the globe. PowerPax Smardt chillers exclusively use the Danfoss Turbocor range of oil-free magnetic bearing compressors. Invented and developed in Melbourne, the compressors are now produced in the United States, a joint venture of Danfoss and mainly Australian contributors. PowerPax were the first OEM chiller manufacturer to take up the technology, and with their experience now have the largest range of oil-free chillers available, as well as more than 3500 chillers installed globally over 1300 in Australia. The chiller range is constantly expanding in capacity and also features innovative concepts designed specifically for the needs of the existing building/retrofit market. The range now includes : 3 Water Cooled chillers 200 4000 kWR. 3 Air Cooled chillers 200 1200 kWR ( new release in 2012). 3 Evaporative chillers 200 1200 kWR.
Condenserless chillers (remote cooled) 200 1800 kWR. A range of split vessel chillers to 2000 kWR. All chillers feature high efficiency, especially at part load, and multiple compressors. A unique combination of both efficiency and redundancy. Split vessel chillers were developed specifically for the retrofit market. These water cooled chillers are unique in that their heat exchangers can be split down their length and re-assembled in existing plant rooms. The design, in most instances, eliminates the need for expensive cranes and building modifications. The chillers can also be easily manoeuvred through narrow passages and openings to reach their final installation situation. A patent is pending on the design. The PowerPax evaporative chillers feature a purpose-built evaporative condenser not an air cooled chiller retrofitted with an evaporative pad kit. These provide predictive performance similar to, and in many cases better than, traditional water cooled chiller plants without the need for any condenser water reticulation system, associated maintenance, and health risks. The Australian market, particularly energy rated buildings and retrofit, has driven PowerPax development of these unique products products that are now finding favour in the Smardt Chiller Groups overseas markets. Australian-built evaporative and split vessel chillers have recently starred at the AHR Expo in Chicago and Las Vegas. The previously little Aussie company has grown and come of age on the world stage.
3 3
28/02/12 1:10 PM
28/02/12 1:11 PM
56
THE LINk BETWEEN GrEEN BuILDINGs AND WOrkEr prODuCTIVITy
The GreenHouse green wall. Image Emma Cross Gollings Photography
A Jones Lang LaSalle report says that as green buildings become the new black, employers are looking at the positive effect on worker productivity to deliver bottom line savings.
Star Green Star rated buildings are now the norm for new office developments, but the next area of focus, according to a Jones Lang LaSalle report from late last year, will be on the workspaces contained within these buildings and how green buildings contribute to worker productivity. The report, Green Buildings Driving Employee Productivity, examines key drivers of worker productivity with a focus on indoor physical environment factors. The report says the key question for organisations will be measuring the impact of sustainability features on employee productivity and producing the cost benefit link. Rajiv Nagrath, Director, Corporate Solutions at Jones Lang LaSalle said, In a buildings context, measurement of productivity can be challenging, so the use of other tools to determine the factors influencing productivity of staff should be taken into consideration. Businesses are looking at ways to measure the impact of green buildings and employee productivity using a series of postoccupancy evaluation (POE) exercises. POE really makes sense only if proper pre-occupancy surveys are completed with substantial data on employees productivity, satisfaction, sick leave et cetera to establish baseline metrics. The metrics for productivity are still fairly subjective; however, peoples perception of their own productivity
and effectiveness are a good proxy for business productivity. The POE results coupled with other organisational measures, such as a before and after HR Engagement survey, can give a good overall indicator of the contribution of green buildings to improved worker performance. The office workspace is a strategic tool that needs to be linked not only to the operational bottom line, but also to every companys human resource strategy, said Mr Nagrath. The Report refers to a study by Greg Kats (2003), which indicated that from 33 green buildings studied and tested in the United States, a change in present value benefits of between $37 and $55 per square foot was achieved as a result of productivity gains. The results of the research suggested some of these gains can be attributed to green buildings having superior ventilation, lighting and general indoor environment. Factors that contribute to worker productivity include: 3 Indoor air quality: Install individual control of indoor air quality levels and ventilation. Provide high air-refresh rates and the possibility of regulating air speed.
28/02/12 1:11 PM
57
Offer natural ventilation where feasible. Avoid positioning printers/copiers adjacent to work positions to mitigate toner dust pollution. Use chemical-free cleaning supplies. Install low-emission wall and floor coverings. Provide air quality monitoring. 3 Lighting: Provide access to natural daylight through optimisation of daylight and suitable space planning. Separate ambient and task lighting. Avoid glare on computer screens from lighting and from office windows. Provide effective controls to occupants such as task lighting, blinds and shades to reduce solar glare. Commission automated systems such as occupancy/daylight sensors and shading systems. 3 Thermal comfort: Commission temperature level set points during transitional periods between hot and cold seasons. Provide access to control of temperature levels in shared spaces for a large portion of workstations, clustered where possible, based on defined office sections. Periodically monitor temperature levels, their evolution and stability. 3 Access to outside views and external space: Avoid placing temporary or permanent desk workstations in the interior of deep plan buildings. Ensure that the workplace layout maximises access to outside views. Adjust office furnishings and height of partitions to favour access to outside view. Provide access for staff to external space for use as break-out and collaboration space, where possible. 3 Acoustics: Use furniture and finishes that provide good acoustic performance. Locate copiers/printers to minimise noise. Monitor noise levels. Provide work areas that meet the needs of the occupant and their particular function (quiet areas, focus rooms, meeting rooms, lounges, copier rooms et cetera). Engage with staff to change the way they work and design workplace protocols to include awareness of potential noise issues. The Report also refers to a 2007 study commissioned by Sustainability Victoria and the Kador Group, which stated that Oakley Thompson, a law firm in Melbourne, reduced their average number of sick days per employee per month by 39 per cent after they relocated to 500 Collins Street, a 5 Star Green Star rated building. This resulted in a 44 per cent reduction in the monthly average cost of sick leave. In addition to the reduction in sick leave, there was a nine per cent improvement in the average typing speed of the secretaries and a seven per cent increase in the lawyers billing ratio. Mr Nagrath said, Although it will take some time to build hard financial evidence validating the productivity benefits of green attributes for commercial buildings, building owners and developers are incorporating green features into new developments or retrofits as a way to preserve asset value and mitigate any obsolescence risks in their buildings. Government tenants requiring 4.5 star energy NABERS ratings are also pushing the demand for green buildings.
420 George Street, Sydney
With energy costs rising, cost avoidance by being more energy efficient is paramount. Incorporating high NABERS ratings/Green Star ratings can help to avoid high energy costs. A one-star rating gain can save energy costs of between $2 and $4 per square metre per annum. (Source: Citi ASX-Listed Office Trusts: Does Green Pay? Jan 2010.) Another recent report by the Institute of Sustainable Development and Architecture, Bond University, in association with the Green Building Council of Australia (GBCA), found that the number of Green Star certified buildings has been growing exponentially since the Green Building Council of Australia introduced its rating scheme in 2002. Today, 11 per cent of commercial office buildings are Green Star certified. The report also found that Green Star certified buildings are almost twice as energy efficient as the average office building. Mr Quintal expects that the number of Green Star certified buildings in Australia will continue to increase as businesses recognise the significant cost benefits. The number of Green Star rated buildings has consistently increased throughout the global financial crisis. This is a step in the right direction for businesses wanting to make informed decisions on their real estate options in order to maximise productivity gains and energy efficiency, Mr Quintal concluded.
ABouT JoneS LAng LASALLe Jones Lang LaSalle (NYSE:JLL) is a financial and professional services firm specialising in real estate. The firm offers integrated services delivered by expert teams worldwide to clients seeking increased value by owning, occupying or investing in real estate. With 2010 global revenue of more than $2.9 billion, Jones Lang LaSalle serves clients in 70 countries from more than 1000 locations worldwide, including 200 corporate offices. The firm is an industry leader in property and corporate facility management services, with a portfolio of approximately 1.8 billion square feet worldwide. LaSalle Investment Management, the companys investment management business, is one of the worlds largest and most diverse in real estate with $45.3 billion of assets under management. Jones Lang LaSalle has over 50 years of experience in Asia Pacific, with over19,700employees operating in 78 offices in 13 countries across the region.We were the first commercial property firm to establishan Australianpresence in 1958 andcurrently employ over 1600 employees throughout our 12 offices across the country. The firm was named the Best Property Consultancy in Asia Pacific at The Asia Pacific Property Awards 2011 in association with Bloomberg Television. For further information, please visit the website, www.ap.joneslanglasalle.com
28/02/12 1:11 PM
58
comPany ProFile
rETrOFITTING HOT WATEr FOr ENErGy EFFICIENCy
Rheem Commercial Solar Test Facility, Rydalmere
hen reviewing your hot water system for energy reduction, consideration needs to be given to not only the amount of energy used for human consumption (DHW) and the efficiency of the heating plant, but also the amount of energy consumed in maintaining the ring main hot, the temperature of the hot water and the heat loss from other sources. Two methods available to reduce domestic hot water energy consumption are centralised solar water heaters with in-series gas or electric boosters supplying 55 80% of the hot water needs depending on geographic location, and centralised heat pump plant with sufficient storage capacity to meet peak demand periods. Heat pumps are useful in reducing energy consumption as they produce up to 3.5 times the energy as they use in generating hot water. To take advantage of solar and heat pump, the energy must be stored for use at a later stage and space must be available to house the required storage capacity. Solar installations are eligible to generate Small-scale Technology Certificates (STCs), which helps reduce plant capital costs. How much hot water is able to be produced will largely depend on the amount of available unshaded roof space with a northern aspect and plant space for storage tanks. Consider the shading that neighbouring buildings will provide during different seasons. In office buildings, the heat loss from ring mains can be as high as 50% of the total energy consumption of hot water. Rheem now offers solar systems with the ability to measure the amount of solar energy available and use this energy in preference to the gas or electric boost plant to maintain the building ring main at temperature.
It is not practical to lie solar collectors flat to reduce their visibility above parapets, and in frost prone areas indirect solar systems should be installed. Heat pumps are particularly useful when replacing resistance electric water heaters, where the three-phase infrastructure can be used to power the heat pump. Whilst recovering quicker than solar, heat pumps are still considered a slow recovery water heater, and for this reason sufficient storage must be made available to meet any peak demand requirements. Heat pumps generate noise and whilst there is plenty of other equipment in a commercial building that generates noise, their location must be considered. Heat pumps produce cold air as a by-product and so adequate ventilation must be allowed for if installed within a plant room. This cold air can be used to effect as needed. By the same token, locating the heat pump near any heat dissipating equipment will be beneficial to the heat pump performance and efficiency. It should be noted that commercial heat pump systems are not eligible to generate STCs. Operating a ring main at excessive temperatures increases the rate of heat loss. Systems should be turned down to a minimum of 60OC to maximise efficiency and comply with regulations. Alternatively, a centralised warm water system such as Rheem Guardian can reduce energy losses even further.
For more information on Rheem commercial solar and heat pumps call 132 552 to speak with a technical sales specialist.
28/02/12 1:11 PM
BUILT TOUGH
igh efficiency, low running costs H p to 22kW output U eats more than 6,500 litres daily H esigned for Australian conditions D lexible and reliable F ll weather performance A uality components for optimal Q performance and reliable operation ultitude of configurations to M suit virtually any requirement ow CO2 emissions L ucted and non-ducted models D
INSTALL A
28/02/12 1:11 PM
60
QuALITy OF LIFE THrOuGH susTAINABLE FACILITIEs MANAGEMENT IN THE AGE OF ENVIrONMENTAL THrIFT
Challenging owners, managers and tenants to rethink their approach to green building practices, particularly when it comes to re-lifing and repositioning existing property assets in a post-GFC world.
By stEphEN BaLLEsty, DiRECtOR, hEaD Of aDVisORy at RiDER LEVEtt BUCkNaLL
The Age of environmental Thrift

t is only in relatively recent times, with global challenges such as climate change and the financial crisis, that serious attention has been paid to the questions of the impact that our industry has on the natural environment and the use of scarce resources. Unfortunately, many projects are driven solely by their capital budgets, with scant regard for striking a balance between capital cost and long-term operating and maintenance costs. This approach will not lead to sustainable outcomes, environmentally or economically. The whole-of-life issues must be a vital consideration, particularly when public funds are being invested by government or through superannuation funds. Further, beyond the physical life cycle, consideration should also be given to the life cycle impact and potential of economic, functional, technological, legal and social obsolescence. Public opinion, reacting to this new paradigm, is now shifting us into the Age of Environmental Thrift. This emerging market era will see consciousness about productivity, the use of finite resources and extending the life expectancy of existing assets achieve a new primacy.
Many owners have embraced sustainability via PCAs quality grades, and design standards such Green Star and operational mandates via NABERS and Commercial Building Disclosure (CBD). However, this is only part of the story. For, when considering a new construction project, perhaps its not about how much does it cost to be green? or even how much will we save? The real questions should be: why are we using finite resources? What are the alternatives? If the answer is refurbishment of an existing asset then it is important to determine whether it can be successfully re-lifed or re-positioned instead of being replaced to objectively achieve a higher utilisation, greater long-term value and ultimately improved quality. Clearly, re-lifing an existing facility preserves resources and the embodied energy of those elements that are retained it does more with less compared to a traditional new build while the ability to objectively quantify quality means that resources can be better allocated to achieve an improved value proposition across a property portfolio. We must, as an industry, move beyond compliance and the temptation to simply greenwash traditional approaches to consider new approaches and our contribution to a truly productive and sustainable built environment.
28/02/12 1:11 PM
comPany ProFile
61
3C DELIVErs rETrOFIT rEMEDy
ate last year, BAC Australia announced the purchase of Australian company, Muller Industries Australia. Well known for its innovative approach through its range of award-winning 3C Fluid Coolers, the purchase of Muller Industries Australia expands BAC Australias suite of water-cooled heat rejection solutions. We have been interested in the Muller Industries product range for quite some time, as it expands our water-cooled product offering to customers, said Craig Johnston, Managing Director of BAC Australia. Since their introduction to the Australian marketplace almost 10 years ago, 3C Fluid Coolers have enjoyed tremendous success both locally and overseas for their range of environmental and health benefits. They use up to 75 per cent less water than traditional cooling towers, while also removing the risk of Legionnaires disease and the need for water treatment chemicals. 3C Fluid Coolers are also more energy efficient than typical air-cooled alternatives, and recent design improvements have only increased their environmental and performance credentials. 3C Fluid Coolers are being used in a wide range of applications, including both new builds and retrofits. A number of high-profile retrofit projects have adopted them as an economically and environmentally viable replacement to aging cooling towers, including in the healthcare and public building sectors. Manufacturers with high on-site water usage have also utilised 3C
Fluid Coolers to dramatically reduce their water consumption without the high energy penalty of air-cooled alternatives. With models suitable for capacities from 50kW HOR to 900kW HOR, BAC Australias 3C Fluid Coolers should be part of any retrofit project serious about improving its environmental credentials.
Built by Australians For Australians Support Australian Manufacturing
Baltimore Aircoil Aust. Pty Ltd 120 Wisemans Ferry Road, Somersby NSW 2250 Ph (02) 4340 1200 Fax (02) 4340 1545 www.baltimoreaircoil.com.au
28/02/12 1:11 PM
62

Beyond compliance
The built environment surrounds us and encloses us. It is the artificial world we have created to provide shelter, storage and control spaces, lighting and thermal comfort. It is, quite simply, the physical matrix for modern society; it is predominately where we work, live and play. The effective and efficient management of the built environment its design, delivery and operation is essential to your quality of life. Without our built environment, tomorrow we could wake up in a cave, and just imagine the day that would follow!
We shape our buildings, thereafter they shape us. Winston Churchill

The Australian Governments 1992 National Strategy for Ecologically Sustainable Development defines ESD as: using, conserving and enhancing the communitys resources so that ecological processes on which life depends are maintained, and the total quality of life, now and into the future, can be increased. It is not just a case of complying with regulatory imposts or achieving the minimum requirements, I dont believe our industry aspires to such mediocrity should we simply be maintaining the status quo, or should we be considering a new approach and reaching beyond? Throughout their life cycles, our buildings consume about 40 per cent of the worlds energy and contribute to a third of our global greenhouse gas (GHG) emissions, with 80 to 90 per cent of total life cycle emissions produced during a buildings operational phase (UNEP Sustainable Buildings & Climate Initiative, Common Carbon Metric Protocol for Measuring Energy Use and Reporting Greenhouse Gas Emissions from Building Operations, UNEP 2010, p.2). Closer to home, the building sector is responsible for 24 per cent of Australias total GHG emissions (ASBEC, The Second Plank Update Report 2010, p.14). Therefore, facilities management (FM) professionals, those responsible for managing the built environment, have the potential to directly influence up to 21 per cent of Australias total GHG emissions. The FM industry has arguably become an essential element in the effective running of public and private sector organisations. Facilities managers play a vital role in integrating myriad disciplines in the realisation of long-term objectives and the coordination of routine facility operations. In a post-global financial crisis (GFC) world, forward-thinking organisations are seeking solutions that maximise performance, enhance value, mitigate risks and minimise their environmental impact. Increasingly, FM is providing strategic advice on the efficient delivery and operation of our facilities with consideration of the true whole-of-life cost impacts, workplace strategy and business continuity. FM is also responsible for ensuring that services are delivered in a way that optimises not only the return on investment for owners and investors, but also achieves user satisfaction for tenants, occupants and visitors. Today it seems its not possible to be involved in FM without being an advocate for sustainability. The Facility Management Association of Australia (FMA Australia), established in 1988, has worked in partnership with the International Facility Management Association (IFMA) since 2005 and as a member of the Green Building Council of Australia (GBCA). Under a
Memorandum of Understanding signed in 2009, FMA Australia and the GBCA collaborate around key areas of interest. FMA Australia is also a member of the Australian Sustainable Built Environment Council (ASBEC). FMA Australia is currently a Sector Partner in the development of rating tools, such as the new Green Star Performance. This new GBCA tool will be designed to assess the operational performance of existing buildings. It will extend beyond rating only operational energy and water performance to include all categories currently used in Green Star: management, indoor environment quality, energy, transport, water, materials, land use and ecology, emissions and innovation. A new rating system for existing buildings, estimated to represent 98 per cent of the national building stock, will fill a gap in the Green Star suite of rating systems, by assessing the operational impacts in the built environment that follow the design and construction of buildings. The Australian Governments FM Action Agenda (2004-08) establishes the FM industry as the foremost contributor to a more productive and sustainable built environment through the provision of excellent and innovative management of facilities services. The FM Action Agenda under the chairmanship of John McCarthy, AO, developed a strategic framework for the recognition and growth of a sustainable and internationally competitive FM sector. This included a 20-point action plan across the platforms of innovation, education and training, regulatory reform and sustainability in 2004, which was further developed with widespread industry participation during the 2005-08 implementation phase. As part of this initiative the FM Exemplar Project: Sydney Opera House published the award-winning FM as a business enabler. At its conclusion, the FM Action Agendas intellectual property was transferred to FMA Australia as the relevant peak industry body and the term Facilities Manager was registered with the Australian and New Zealand Standard Classification of Occupations (ANZSCO). This has subsequently been joined by the roles of Facilities Administrator and Facilities Officer, with the latter to be listed in the 2012 Job Guide for Year 10 students throughout Australia. Another FM Action Agenda legacy project was the formulation of An Operational Guide to Sustainable Facilities Management, published in late 2010. This is a practical document that provides technical guidance in achieving a more sustainable FM approach in the Australian context; covering policy and legislation issues, implementing sustainability, energy efficiency, water management, waste management, indoor environment quality (IEQ), monitoring and reporting, procurement and knowledge transfer. The Guide is structured in a fashion that permits the user to focus on those areas most relevant to their circumstances, with self-contained sections presenting the issues and challenges involved and then identifying the tools and processes through which improved outcomes can be achieved. Internationally, the IFMA Foundation, a not-for-profit body committed to expanding our knowledge of the built environment in a changing world through scholarships, education and research, has produced the Sustainability How To Guides series during the past three years. These guides, with 12 publications to date as free downloads at www.ifmafoundation.org, focus on issues such as rating systems, energy, water, lighting, landscaping, food services and existing buildings. The major drivers for facilities managers to implement sustainable operational initiatives are: 3 compliance legislation is becoming increasingly more stringent (eg. NGERS and CBD)
28/02/12 1:11 PM
comPany ProFile
63
MAGNETITE: rETrOFIT DOuBLE GLAZING

q&a with MagNEtitE gENERaL MaNagER, aDRiaN LafLEUR
Why is glazing important to green Star and building efficiency?
Windows are often the weakest element of the building envelope. Up to 85 per cent of heat gain and up to 50 per cent of heat loss comes through windows. By insulating the existing windows you can achieve significant energy savings. Natural light, glare and noise affect the Indoor Environmental Quality (IEQ) score and reducing heating and cooling loads improves the Energy rating (Ene).
What industry sectors are you working in at the moment?

We have just finished a project in the hospitality industry and are currently working for state and local government as well as commercial heritage buildings.
Why are your clients coming to you?

Over the last 14 years we have built our reputation for offering effective noise abatement solutions. Noise reduction solves a problem immediately so the return is instant. In the last few years, energy efficiency upgrades have started to play a bigger role. Sustainability has been a major focus with mandatory disclosure and the ability of our product to suit the built environment and provide a cost-effective solution to existing glazing has been a major driving factor for our clients, especially in heritage buildings.
How much does double glazing cost? What is retrofit double glazing?
It is a process of attaching a second layer of glazing to existing windows. This can be applied direct to the existing window or with a secondary frame inside the existing window reveal. The addition of a second layer creates an air cavity that acts as an insulation barrier; the same as double glazing. Our system uses magnets to attach the second layer of glazing. This ensures an airtight seal creating optimum performance. The payback on double glazing in new commercial buildings can be as little as 12 months. Retrofit double glazing is also an affordable solution with costs as low as 50 per cent that of replacement double glazing.
Magnetite is a franchised network operating throughout Australia. Visit www.magnetite.com.au or call Adrian on 02 9565 4070 for more information
321912A RHS_Magnetite Aus | 1774.indd 1
9/02/12 11:24 AM
28/02/12 1:11 PM
64

3 market expectations improved environmental performance, and its impact on leasing and acquisition decisions 3 awareness a growing pressure for corporate responsibility to be demonstrated and reported on by companies 3 economics reduced waste and operating costs, and maintaining underlining asset values 3 productivity correlation between IEQ improvements and increased productivity, profitability and employee satisfaction.
expanded to include level of service, energy and water sub-metering and the presence of a life cycle/maintenance plan. Australia is again demonstrating leadership in understanding the impact that our built environment can have on quality of life. People shouldnt have to be engineers to appreciate and benefit from quality buildings.
A changing world
Ours is a world within which the creation of new and exciting facilities to challenge our imaginations, meet specific requirements and exceed market expectations will continue; however, the importance of our industry in supporting societys quality of life actually means we have no choice and will change. Not because people perceive it to be a worthy change, but because the economics of the Age of Environmental Thrift will demand it. With this as a central tenet, FM has been positioned as the foremost contributor in the delivery of a more productive and sustainable built environment for all. Sustainability is a moving target and there is an ever-increasing demand for new solutions within recessed financial markets and a dynamic technological context. Profound structural changes will be required to meet these sustainability and financial challenges; the way we organise ourselves, the way we conduct business and live for generations to come. Increasingly, building owners, facilities managers and tenants will feel the impact of this cultural change, which will make questions like, What is the whole-of-life impact of a development? or How can we economically extend the life of our existing facility by, say five, 10 or 20 years? more prevalent in project planning. The time has passed when demolition and redevelopment alone is the preferred option as to how we contribute to improve user productivity and quality of life.
REFERENCES 1. 2. 3. A Guide to Office Building Quality (2006 and 2011 draft) Property Council of Australia An Operational Guide To Sustainable Facilities Management (2010) FMA Australia Common Carbon metric: Protocol for measuring energy use and reporting greenhouse gas emissions from building operations (2010) United Nations Environment Programme http://www.unep.org/sbci/pdfs/UNEPSBCICarbonMetric.pdf ESD Operations Guide for owners, managers and tenants (2009) Australian Government Department of the Environment, Water, Heritage & the Arts Facilities Management (FM) Action Agenda: Managing the Built Environment series http://www.fma.com.au/cms/files/FMAA_Managing_Built_Env.pdf (2004-08) Australian Government Department of Industry, Science & Tourism Green Star Performance http://www.gbca.org.au/green-star/rating-tools/green-starperformance/3409.htm (2011) Green Building Council of Australia Sustainability How-To Guide series (2010-11) IFMA Foundation http://www.ifmafoundation.org/research/how-to-guides.htm Water Efficiency Guide: Office and Public Buildings (2006) Australian Government Department of Environment & Heritage
What about building quality?

It is significant to note that the Property Council of Australia (PCA) in its A Guide to Office Building Quality (2006), with separate matrixes for new and existing office buildings, included environmental criteria as a determinant of quality. Existing buildings are expected to be environmentally sound. In the latest edition of the PCAs A Guide to Office Building Quality, which took effect in January 2012, the environmental criteria for quality has been expanded from an Environmental Star Rating to specifically consider performance parameters for energy, water, waste and indoor environment for both new and existing office buildings. Additionally, building management criteria have been
4. 5.
6. 7. 8.
Stephen Ballesty, cfm, fricS, fAiQS, icecA Stephen is a Director | Head of Advisory at Rider Levett Bucknall. He is also a Past Chairman of FMA Australia, the former Deputy Chairman of the Australian Governments FM Action Agenda and was the first non-North American to hold the position of Chairman of the IFMA Foundation. He currently chairs the PCAs Office Quality Guide Committee and is serving as Immediate Past Chairman of the IFMA Foundation. Stephen is a Green Star Professional, a NABERS Assessor and was awarded Life Membership of FMA Australia in 2011 for service to industry. Acknowledgement of inputs by Eve Tan and Carly McIver at Rider Levett Bucknall, Matthew Trigg at FMA Australia and the inspirational work carried out by the IFMA Foundation.
Sustainable facilities can improve quality of life at work.
28/02/12 1:11 PM
comPany ProFile
65
THE sOLuTION TO yOur pIpE prOBLEMs

Nuflow are the specialists in trenchless pipe repair and relining. Throughout Australia and New Zealand, we provide a cost-effective solution to stormwater, sewerage, potable water, fire system and pressure pipe repairs.
tilising the latest technologies and epoxy resins, Nuflow can solve any problem with sewerage, stormwater or drainage systems. Blueline, the most versatile lining system in the world, can repair any type of pipe in diameters from 40 to 1000 millimetres. Sewerage, stormwater, trade waste or potable pipes under tonnes of concrete, roads or floors presents no problem to Blueline. Blueline can be installed on bends, junctions, traps, vertical or horizontal pipes all in one application. Our liner can be installed in sections of piping as required and completely restores structural integrity. The latest in epoxy lining for potable water, fire systems or pressure pipes from 12 millimetres to 300 millimetres, Redline is a simple restoration technique that completely coats the inside of pipes, preventing leaks and pipe corrosion. Unlike conventional repair options that can cause complete facility or site closure, this process can be managed to ensure minimum disruption to business operations or homes. We have done some amazing repairs and have come to learn that nothing is really impossible. If you have a problem, we will develop a solution for you.
cASe STudY: Amp BuiLding

Constructed in the late 1950s, the AMP Building at Circular Quay in Sydney underwent a $90 million refurbishment. On completion, it was discovered that the stormwater downpipes were failing. Nuflow was contacted as there is no other company in Australasia who could carry out the relining works, due to the pipes being in a vertical position. Work performed: Using our Blueline product, Nuflow relined four 150-millimetre galvanised steel stormwater downpipes totalling 440 metres, each with several incoming 100-millimetre and 150-millimetre lateral connections. The repair: The initial CCTV investigation confirmed that all four downpipes were extensively corroded. Each pipe needed to be
rehabilitated to its original internal diameter to ensure there was no flow restriction. The immediate concern was the areas already leaking, and we also wanted to be sure that no future problems ever arose. With a significant distance between access points, several incoming junctions and multiple bends, this job needed to be carefully planned. The level of difficulty and the length of liners required the works to be carried out in two stages. This meant that each line was divided into two, the top half from level 26 to level 13, then the bottom half from level 13 down into the basement. Results: The works were completed well within our estimated schedule and without any disruption or tenant displacement. The savings in time, noise, mess, disruption, risk of injury, further damage, and reinstatement of structures are immeasurable. The estimated re-pipe cost was $250,000, resulting in a saving of close to $100,000.
28/02/12 1:11 PM
66
comPany ProFile
A GrOuNDBrEAkING prODuCT FOr ENErGy EFFICIENCy
he OPEN General BMS is fully Australian made, designed from the outset using open industry standards to suit the needs of todays challenges of energy-efficient buildings. The system consists of fully programmable direct digital field controllers, powerful multi protocol networking devices, and a complete web-based open architecture user interface. The system consists of powerful BSeries field Direct Digital Controllers (DDCs), which are compact in size but with high input and output capacity. Apart from supporting the native BACnet protocol, the DDC controllers also have an on-board high-level interface port that allows communications to other protocols such as Modbus and Zigbee wireless for communication to other third party devices like electricity meters. The network devices are simple plug and play devices that transparently complete their functionality without complex setup requirements. The multi-protocol gateway, BNET, allows integration of other protocols and vendors in both wired and wireless mediums. The OPENXpress web user interface is one of the few interfaces in the market that allow a user to engineer, commission and complete daily activities of managing a
building from a simple web browser from anywhere at any time. The powerful graphics and reporting capabilities via the web meets the challenges of managing green buildings of today. The quality and reliability of the product was asserted when the OPEN Generals product range was BACnet Test Lab (BTL) certified. OPEN General is the first Australian-owned company to obtain such achievement/ certification. It also has C tick and metrological certifications. The product is now installed in over 50 buildings across Australia, across various industries from 5 star hotels to 4 star green buildings to large building retrofits saving significant energy. OPEN General currently has a distribution channel in every state in Australia with a 2012 plan to release in the international market. The OPEN General BMS is a groundbreaking product in the Australian market. It will benefit the air conditioning, refrigeration and building services market by giving local access to Australian made products with local support. The product is available to any qualified system integrator, encouraging more new entrants into the market to increase the competition to give more choice to the end users.
28/02/12 1:11 PM
System software package that has been designed from the outset using the latest and most popular web service VVS server allows software architectures. The powerful webISVIS R EPO R TING I V SIT IV IT cost effective simultaneous user accessM IMe UISSUUS overTaT standard web Me e IT VI IA S A b SA U MelVbIoMIlubrlooSuIATrVTIUASRATTAR browser. SMTenbS nUSTT A B ur lbo ellUMo, uneI, AUSSAR S Featuring Me ur beSoeA7TneR7BT 2A0B 20 r lbo ne, ulT-n9oAe, B-S9ART1B2SS2212 * Native BACnet Operator Workstationu b Au 7 2 BA 0 Ra a 0 rne 7r-9eMrB7Sy-e99M0M2SR2B0S121 , LIG H T IN G * Microsoft .NET WEB Architecture , 7- Mn-9,2M-1ayya 1202 0 a 7 2 * SQL Server Database Engine H EA T IN9Gay M1a2yMa 12 M 9y M ULTIPLE USERS H EAEA T G G H T IN IN y y PAG ERER PAG PAG ER H T IN IN * OpenWare English Programming Language H EAEA T G G SM S S SM SM S PAG H EA T IN G PAG ERER AIR AIR vendors BACnet devices C AR BO NAIR HAN HANDLING H EA T IN G IN G & Play otherHANDLING H EA T * Plug PAG ER SM S SM S PAG ERS ER PAG AIR AIR HANDLING HANDLING Support SM * Multi Vendor Integration ELECTRIC BLINDS SM S SM S AIR FIR E HANDLING AIR HANDLING AIR HANDLING W A T ERATO R ELEV ATO R R ELEV ATO ELEV * Powerful energy and NABERS reporting tools W IR ELESS ELEV ATO * Scheduling ELEV ATO R R OPENXpress is a powerful WEB based Building Management ELEV ATO R ELEV ATO R ELEV ATO R * Logging System software package that has been designed from the * Powerfull Alarm Handling (email, SMS) C O O LIN G outset using the latest and most popular web service software architectures. The powerful web server allows OPEN GENERAL G G - 2 Shearson Crescent, Mentone, Vic, 3194 IN G M ETER IN PTY LTD M ETER IN M ETER cost effective simultaneous user access over a standard web Telephone: 61 3IN G5111 Facsimile: 61 395855441 www.opengeneral.com 9585 M ETER M ETER IN G M ETER IN G browser. M ETER IN G IN G M ETER R EPO R TING R EPO R TING Featuring PDA R EPO R TING * Native BACnet Operator Workstation R EPO R TING R EPO R TING R TING W IRELESS * Microsoft .NET WEB ArchitectureR EPOR EPO R TING Internet Browser * SQL Server Database Engine LIG H TH TG G LIG IN IN LIG H T IN G * OpenWare English Programming Language * PlugULTIPLE USERS vendors BACnet devices & Play other LIG H T G LIG H T IN IN G M ULTIPLE USERS M ULTIPLE USERS M LIG H T IN G LIG H T INH T IN G LIG G * Multi Vendor Integration Support M ULTIPLE USERS M ULTIPLE USERS M ULTIPLE USERS * Powerful energy and NABERS reportingARAR BO N M ULTIPLE ULTIPLE USERS M USERS C tools C BO N * Scheduling ELECTRIC BLINDS ELECTRIC BLINDS C ARAR BO N C BO N FIR E E FIR FIR ELECTRIC BLINDS ELECTRICA T ER ARAR BO N N BLINDSC C BO NBO E C AR * Logging W WT ER A A T ER W ELECTRIC BLINDS FIR E E FIR ELECTRIC BLINDS BLINDS ELECTRIC W IR ELESS W IR ELESS W IR * W WT ER ELESSPowerfull Alarm Handling (email, SMS) A A T ER FIR E E FIR E FIR A A W W ELESS IR IR ELESS OPENXpress is a powerful WEB based OPENXpress is a powerful OPENXpress Building Management W WT ER T ER is a powerful WEB based Building Management WEB A WT ER W ELESS IR ELESS W GENERAL ELESS OPENXpress OPENXpress powerful WEB has been designed from the System software package that WEB based Building Management System software powerful has beenBuilding Management designed from the OPENIR W IRPTY LTD - 2 Shearson Crescent, Mentone, Vic, 3194 is ais apackage that based System software package that ha OPENXpressais apackage thatWEBbeenBuilding Management OPENXpress is latest andthatmostbeenoutset service from the and most OPENXpress latest Omost populardesignedservicethe powerful WEB G based web Management a powerful has Building from Systemusing thethe ispowerfulLINbased based Building Management software package and WEBpopulardesignedthe latest has C Facsimile: LIN C O O 61 395855441 www.opengeneral.com C O Telephone: 61 3 9585 5111 O O LIN G G outset Systemusing outset software web using Systemusing the latest andthat has web serverarchitectures. software packagepowerful been web service Systemthe package that most populardesignedallows the software package powerful beenserver from that has web service from C O O LIN G G System software latest and The has been designed allowsthe the The powe C O O LIN outset usingarchitectures. most popular web designed outset software architectures. The software software from COC O O LINoutset using using the latest and popular web service OLIN G G G outset using the latest and most popular web service O LIN CO outset simultaneous powerful cost effective simultaneous user software architectures.and Theuser access server allows web software architectures. most accesspopularstandard cost effectivethe simultaneous powerful web serverservice web cost effective latest Theuser mostweb over web allows over a a standard software architectures. Theuser access serverserver allows powerful web server allows web software architectures. The powerful web over standard software cost effective simultaneous user access browser.a allows web over a standard cost effective simultaneous powerful web browser. browser. architectures. The cost effective simultaneous user access over a standard web Featuring simultaneousaccessaccessaover Featuring web Featuring cost effective simultaneous user user over standard web cost a standard browser. effective browser. Featuring BACnet Operator Workstation Featuring * Native BACnet Operator W browser. * Native browser. * Native BACnet Operator Workstation browser. Featuring .NETOperator Workstation Featuring .NET WEB Architecture Featuring WEB Architecture * Native BACnet Operator Workstation Microsoft BACnet * Microsoft * Microsoft .NET WEB Arc Native * SQL ServerBACnetEngine Workstation * SQL Server Database Eng Native.NETOperator Workstation BACnet WEB Architecture * Native BACnet.NETOperator Workstation * Native Database Engine Operator * Microsoft Database Architecture SQLMicrosoft WEB * Server * SQL Server WEBEngine Architecture * Microsoft .NETDatabase Engine Language * OpenWare English Progra * Microsoft .NET WEB Server Database Programming * SQLOpenWare.NETProgramming Language OpenWare English WEB Architecture * Microsoft EnglishArchitecture * OpenWare other Programming SQLPlugPlayDatabase EngineEngine Language * & other Programming * OpenWare Englishvendors BACnetLanguage * Plug & Play other vendors Plug Server PlayDatabase Engine devices * SQL ServerEnglishvendors BACnet devices &SQL Server Database * Multi& EnglishEnglishSupport Language * Multi Vendor Integration OpenWareIntegration Programming Language OpenWare Play other vendors BACnet devices * Plug &OpenWareIntegration Support Language Play English Programming Multi*Vendorother vendors BACnet devices * Plug Vendor Programming * Plug energy andand vendors devices * Plug &PlugPlay other vendorsSupport devices * Powerful energy and NAB Play Play NABERS reporting * Multi*VendorotherIntegration BACnet tools Powerful& &IntegrationNABERSBACnet devices * Powerful energyother Support reporting tools Multi Vendor vendors BACnet * Multi Vendor * Multi*Vendor Vendor and NABERS reporting tools Multi * Powerful energy and Integration Support tools * Scheduling Scheduling energy NABERS reporting * Scheduling Integration Support Powerful Integration Support * Powerful and NABERS reporting tools Logging Powerful energy energy NABERS reporting tools * Powerful * Scheduling energy andand NABERS reporting*tools Logging * Logging Scheduling * Scheduling Scheduling Alarm Handling (email, SMS) * Powerfull Alarm Handlin * Scheduling * Logging Alarm Handling (email, SMS) Powerfull * Powerfull Logging * Logging * Logging Alarm Handling (email, SMS) * Logging Powerfull Alarm Handling (email, SMS) * Powerfull Powerfull Alarm Handling (email, 3194 * 2 Alarm Crescent, (email, Vic, SMS) OPEN GENERAL PTY PTY LTD - 2 Shearson Crescent, Mentone,GENERAL*PTY*LTD -Powerfull Alarm Handling (email, SMS) OPEN GENERAL LTD - 2 Shearson Crescent, Mentone, Vic, 3194 OPEN Vic, 3194 PowerfullShearsonHandlingMentone, SMS)
M ETER IN G C O O LIN G
OPEN PRESS
WEB SERVER
eneral.com .OpenGeneral.com www .OpenGeneral.com www .OpenGeneral.com www .OpenGeneral.com www .OpenGeneral.com www .OpenGeneral.com www .OpenGeneral.com www
or ent
Telephone: 61 361 3PTY LTDShearson Crescent, Mentone, Vic, 3194 61 3 9585 5111 Facsimile: 61 395855441 www.opengeneral.com Telephone: 9585 5111 - 2 Facsimile: 61 395855441 www.opengeneral.com Telephone: OPEN GENERAL PTY LTD - 2 Facsimile: 61 395855441 www.opengeneral.com OPEN GENERAL 9585 5111 Shearson Crescent, Mentone, Vic, 3194 Telephone: 61GENERAL PTYShearson Crescent, Mentone, Vic, 3194 3194 OPEN GENERAL 9585- 5111 Shearson Crescent, Mentone, Vic, 3194 OPEN GENERAL61 3PTY LTD Facsimile: 61 395855441 www.opengeneral.com OPEN 9585 5111 2 - 2 Shearson Crescent, Mentone, Vic, Telephone: 3PTY LTD 2 -LTDFacsimile: 61 395855441 www.opengeneral.com Telephone: 61 3 61 3 9585 5111 Facsimile: 61 395855441 www.opengeneral.com Telephone: 61 3 9585 5111 Facsimile: 61 395855441 www.opengeneral.com Telephone: 9585 5111 Facsimile: 61 395855441 www.opengeneral.com
1774_Facility Control Services | 1774.indd 322219A_EnvPerspectives Mar 12 v601.indd 1 67 28/02/12 1:11 8/02/12 12:34 PM
.OpenGeneral.com www
WEB SERVER WEB SERVE WEB SERVER WEB SERVER WEB SERVER WEB SERVER WEB SERVER WEB SERVER
PRESS OPEN PRESS OPEN PRESS OPEN PRE PRESS OPEN PRESS OPEN PRESS OPEN PRESS OPEN OPEN
xx x x
68
rETrOFITTING, pOLICy sETTINGs AND THE rOLE OF THE pEAk INDusTry BODy
By MatthEw tRigg, NatiONaL pOLiCy aDVisOR, fMa aUstRaLia
There is a growing trend toward the retrofitting of existing facilities to achieve higher levels of performance, notably energy efficiency. What policy settings are causing this? What is hindering progress? And what should we be really thinking about?
y now the tale should be a familiar one; the introduction of the carbon price and complementary measures from 1 July 2012 will begin a long-term and fundamental change in the operational expenditure planning central to almost all facilities management operations throughout Australia. The pressure to identify, then manage, more emissions-intensive activities will continue to increase as greater scrutiny is placed on an organisations emissions profile. As rising costs will no longer be able to be fully absorbed, building retrofit projects that were previously not viable will become viable. For the uninitiated, a retrofit is where a particular part(s) of an existing building is upgraded for an improved outcome. These can range from simple upgrading of lighting fixtures or window blinds to a large-scale intervention where the bulk of the services and finishes are removed and the whole space is refurbished. Retrofitting is different to recommissioning, which involves bringing existing equipment up to a designed or higher level of performance without the need to replace it. But this is only part of the story.
The upgrading of buildings has occurred for as long as there have been buildings. But the mainstream trend toward retrofitting existing buildings for higher levels of environmental performance has been progressing for over a decade, as government programs such as NABERS and BCA Section J have developed along with industry standards. Owner, user and tenant expectations have risen considerably (and continue to rise). Compounded by a limited understanding of what facilities management involves, these expectations strain professionals operating within typically very narrow parameters. This places pressure on facilities managers to meet these expectations, whilst also allowing scope for progress and innovation that deliver wider organisational benefits.
The policy settings

Interest and demand from government in delivering greater levels of efficiency and productivity from Australias built environments continues to increase.
BsE usEs THE rIGHT spANNErs TO HELp IkEA GO GrEEN
nternational homeware and furniture supplier, IKEA, has a strong commitment to going green in their stores, through energy and water conservation and minimising waste. Anyone who has assembled an IKEA furniture kit knows that the trick is to find, and use, the right spanner. For the design of three of their newest stores in Australia, IKEA has definitely found the right spanner with Sydney-based consulting engineers, Building Services Engineers. In these three stores, thermal energy storage has been used to store chilled water overnight, which is used to provide a significant part of cooling the following day. Chillers are run at optimum load; condenser water temperature is lower, therefore saving energy and reducing maximum electrical demand.
BSE principal Andrew Fraser said that ... thermal energy storage is a real option for sites with large volumes of water stored on site, for example for fire protection. It is simpler and more energy efficient than alternatives, such as ice storage. The technology is applicable on many sites, and cost savings are substantial as a smaller chiller can be used. The peak cost of electricity in Australian capital cities is up to 40 cents per kilowatt hour, compared with six cents per kilowatt hour for off peak electricity. IKEAs Australian Construction Manager advised ...the HVAC at Springvale has worked very well in the recent hot weather.... the store is currently using 11 per cent less energy than its goal based upon new IKEA international goals...
28/02/12 1:11 PM
69
While policies from all three levels of government influence the facilities management function, it is those from the state/territory level that have the most influence, followed closely by federal level policies and initiatives. For example, while now nationally harmonised and seeming to be a national issue, health and safety regulations continue to remain a state responsibility. Conversely, environmental performance in the built environment has traditionally been an exclusive state responsibility; however, the Commercial Building Disclosure program has been implemented by the Australian Government through its constitutional powers that give it responsibility for corporations (this program requires office buildings/tenancies over 2000 square metres to disclose a Building Energy Efficiency Certificate when advertised for sale or lease). More specifically in terms of retrofitting are programs that set stretch goals that force industry to progress and innovate in order to remain competitive. Principal examples of such goals are the various state and federal government accommodation strategies coordinated by the Government Property Group. Table 1 displays the high standards for those buildings wishing to attract or retain large government tenants. These are much higher than standard industry practice, with a 2.5 Star NABERS Energy rating considered average. Similar or higher standards are now being adopted by many of Australias large corporations as they take advantage of the operational and productivity benefits from their staff working in higher performing environments. The new offices of the large banks and other financial institutions are examples of leading corporate players pushing the boundaries of what levels of performance facilities managers inherit at project handover and are then required to deliver for the life of the asset.
Table 1
government office Buildings Sustainability ratings Targets matrix (government property group, 2011)
Energy
Water
Design
New buildings >2000sqm (net lettable area)
Base Building 4.5 Star NABERS
4 Star NABERS
5 Star Green Star Office Design v3
5 Star Tenancy Not applicable Green Star Office Interiors v1.1
4 Star Base Building 4 Star NABERS Green Star Office Design or As Built v3 4.5 Star NABERS 5 Star Tenancy Not applicable Green Star Office Interiors v1.1
Existing buildings >2000sqm (net lettable area) (owned or leased buildings)
Well reduce your footprint, so you can increase theirs.
BSE is an Australian-owned company specialising in the provision of award-winning, dynamic, practical and innovative building services solutions. For more information, call BSE today on (02) 9922 5200. www.bse.com.au
28/02/12 1:11 PM
70
FMA Australia regularly provides site tours of such leading facilities through our FM Smart series of events. Beyond existing activities, on the horizon there are countless policies and initiatives from all levels of government and industry that will significantly influence facilities management in Australia and how facilities managers are involved in the planning and delivery of retrofit projects. These range from the ongoing development of a National Energy Efficiency (White Certificates) Scheme to complement the emissions trading scheme, the implementation of mandatory residential building disclosure, the release of new fire safety standards (such as the wide-reaching AS1851-2012) and the development of a Green Star rating tool for building operations: Green Star Performance (for which FMA Australia is the first and only official Sector Partner).
Want to be involved?
The Policy Advisory Group (PAG) plays a crucial role in ensuring that the voices of facilities management are heard in the formulation of FMA Australias submissions, policy positions and in consultations with government and other industry stakeholders, as well as the development of industry standards and publications. Contact policy@fma.com.au for further information and to obtain an application form.
But should retrofitting be the focus?

The longstanding mantra of reduce, re-use and recycle continues to hold true for many areas of facilities management, not least where the option to retrofit is available (see Table 2, below). Before physical changes are considered, it should be ensured that the building is operating at its best possible level of performance. It is often forgotten that buildings can achieve 20 to 30 per cent emissions savings through improved management alone. The only way to achieve gains through management activities is to ensure that those responsible, notably the facilities manager, have the required skills, knowledge and competencies. This is another key area where, as the peak industry body for facilities management, FMA Australia is playing a leading role with the coordination and delivery of industry training and education (such as the Diploma of Facilities Management and various branch activities focused on delivering relevant content to attendees). For example, knowledge loss at project handover (and over the life of a building) contributes significantly to misunderstandings in how an asset is supposed to be maintained and what levels of performance are normal. The sharing of industry knowledge and
Table 2
development of consistent industry standards and guidance go a long way to alleviating the impact of these types of circumstances.
The role of the peak industry body

As the peak industry body for facilities management, it is a responsibility of FMA Australia to help its members understand the existing policy settings that affect the industry, to make them aware of what is on the horizon and to advocate on their behalf in forums that as individual professionals or private companies they are not able to access. FMA Australia ensures that facilities management professionals and organisations are increasingly understood, appreciated and engaged by relevant government decision makers. The Prime Minister recently reiterated her support for the facilities management industry, acknowledging that the sector makes an important contribution to Australias economic wellbeing. Delivered by the Hon. Mark Dreyfus QC, MP, Cabinet Secretary and Parliamentary Secretary for Climate Change and Energy Efficiency at the 2011 Awards for Excellence Gala Dinner, the Prime Ministers message expressed that facilities management has important and wide-ranging implications for the broader economy and for Australian communities. FMA Australia plays a significant role in building further government support for facilities management. For example, our recent 2012-13 Pre-Budget Submission (one of many submissions developed with the help of our Policy Advisory Group each year) advocated that facilities management has the ability to unlock short-term stimuli through industry innovation, as well as long-term productivity and security gains from outcomes such as reduced downtime, greater resilience and higher levels of energy, water and resource efficiency. FMA Australia is working with all levels of government, industry stakeholders, other peak bodies, professional associations and our international partners to develop a wide range of content, standards, activities and initiatives that will strengthen the foundation from which facilities management will develop into the future.
The four steps for delivering improved performance. Step one Reduce Optimise facilities management and user practices within the facility Step Two Re-use Recommission existing equipment to meet designed or higher standards Step Three Recycle Retrofit those elements able to deliver the most effective gains Low-High1 MediumHigh1 MediumHigh1 Step four Replace Demolish the building and start again
Downtime Cost Net Environmental Benefit Performance dividend (relative to effort)

Notes:
1 2
Low Low
Low Low
High-Very High1 Very High
Very High
High
Low-High2
Very High
High
Low-High1
High-Very High1
Dependent on scope of works
The loss of embodied energy from demolishing an existing structure can significantly reduce the net benefit of any new green building
28/02/12 1:11 PM
comPany ProFile
71
Sense & Sustainability

Revolutionise any buildings space with state of the art window film. Introducing Enerlogic Window Films.
HIGH pErFOrMANCE WINDOW FILMs, THE GrEEN sTOry
L
Designed to reduce heat transfer through windows by up to 43%, delivering maximum energy efficiency all year round. When professionally applied by HPWF, Enerlogic Window Films add as much as 92% more insulating power to a standard single-glazed window. This energy management solution can be applied to commercial buildings large or small.
Ask HPWF to provide a complimentary energy analysis audit for your building today.
arge expanses of glass in our workplaces are becoming more popular as designers create a greater harmony between inside and outside spaces. However this can lead to dramatic energy-sapping heat, annoying glare, damaging ultra violet rays, and a lack of privacy. The answer is HPWFs range of Energy Management Films (EMF). These incredible performers block out everything except your view, preventing up to 79 per cent of solar heat from passing through the glass, resulting in energy efficiency that delivers real energy savings. These films also cut glare by up to 93 per cent and block a remarkable 99 per cent of harmful UV rays. HPWF were the first window film company in Australia and New Zealand to have their films tested and rated with cooling stars and continue to lead the market, providing products of exceptional quality, performance and durability. Enerlogic Window Films, our latest solar window film, has the same thermal performance properties to double-glazing at almost quarter of the price, delivering maximum energy efficiency throughout each and every season. One of the most remarkable performance features is the films ability to reduce heat transfer through windows by 43 per cent; the possibilities have never been greener!
For more information on the HPWF range or Enerlogic Window Films visit www.hpwf.com.au
www.hpwf.com.au info@hpwf.com.au
28/02/12 1:11 PM
72
comPany ProFile
76 BErry sTrEET TO ACHIEVE 6 sTAr NABErs rATING
ith NABERS ratings becoming more and more important to building owners and tenants alike, we are seeing significant demand for green building upgrades. Designed and installed by Haden, the mechanical and electrical works carried out at 76 Berry Street, while the building was fully tenanted, show what can be achieved when the latest technology is used to create a sustainable solution. One that delivers significant energy efficiencies, environmental benefits and cost savings. In targeting a reduction in emissions of 80 per cent using Australian Technologies, 76 Berry Street has been recognised by AusIndustry; a specialist program delivery division within the Department of Innovation, Industry, Science and Research, as worlds best practice and awarded Exemplar status. The project, which used the SHAW method of air conditioning, Envirolite e1 lighting and Bennett Clayton tri-generation, is on track to achieving well above the highest rating of 6 Star NABERS Energy. From 1 November 2011, all commercial office buildings are required to disclose their NABERS Energy Base building rating and the tenancy base building lighting nominal power density when advertising for lease or sale and this information is recorded in a publicly accessible website database. Having completed the original construction of the mechanical systems back in the 1980s, Haden were able to bring a wealth of green building expertise, as lead contractor of the project, in the provision of our design and construction services.
An existing buildings heating, cooling, ventilation and lighting systems typically consume an estimated 40 to 50 per cent of its total energy bill. Existing buildings also have a higher rate of water usage, almost double the best practice rate required to achieve a 6 Star Green Star or NABERS rating. In the retrofit of 76 Berry Street, the existing direct expansion cooling system of the 26-year-old office building was replaced with a high-efficiency chilled water system. In addition, a tri-generation plant was installed, to: deliver a superior greenhouse emission profile aimed at delivering Australias lowest emission building incorporate thermal storage, providing stable, reliable output of electricity for consumption within the base building electrical infrastructure. Lower energy costs are not the only benefit as they create more environmentally friendly workspaces with a modern mechanical services system that is compliant with Australian and International environmental standards.Capitalising on strategies to reduce energy costs, Local Government Super, as the recipient of Green Building Funding in May 2010, allocated funds to complete the energy efficiency upgrade of 76 Berry St to achieve significant environmental savings. At the forefront of a green building retrofit revolution, Haden is proud to have delivered this unique and groundbreaking 6 star NABERS rated project.
28/02/12 1:11 PM
Haden is proud to support Local Government Super to achieve a 6 Star NABERS rating at 76 Berry Street, North Sydney.
Designed and installed by Haden to be Australias lowest emission building.

The mechanical and electrical upgrade of 76 Berry St is targeting a reduction in emissions of 80% using Australian technologies. The scope of this project is such that the entire building upgrade was carried out while fully tenanted. Haden were there at the beginning of this buildings life cycle, having completed the original construction of the mechanical systems back in the 1980s. It was a privilege to be able to bring Hadens wealth of building expertise in the engineering design and construction to the energy efciency upgrade of 76 Berry St, which is now on track to achieving a 6 Star NABERS rating.
Mark Williamson, Chief Executive Haden
Haden, at the forefront of a green building retrot revolution.
1300 4 HADEN
www.haden.com.au
NSW AU 16007 Head Of
28/02/12 1:11 PM
74
comPany ProFile
WHAT ArE yOu DOING TO rEDuCE Our ENErGy CONsuMpTION? WHy DOEsNT Our BuILDING HAVE A HIGHEr NABErs sTAr rATING?
re you constantly being asked these types of questions? Two thirds of your buildings energy is consumed by the air conditioning. After the obvious lighting and PFC upgrades have been done, the most effective way to reduce energy use is by providing more efficient control of your mechanical systems. At Logical Group, our track record in energy-efficient buildings speaks for itself. 3 Logical Group installed an Automated Logic Corporation (ALC) WebCTRL BMS in the KPMG building at King Street Wharf in the Sydney CBD in 2004. Based on the first years energy consumption, the building was the first in New South Wales to be accredited with achieving 4.5 star NABERS. This building has now achieved 5 star NABERS accreditation. 3 Logical Group installed an ALC WebCTRL BMS at Workplace6 in Darling Harbour in 2008. In 2009, Workplace6 was recognised by the Green Building Council of Australia as the first 6 Star Green Star AsBuilt office tower in New South Wales. Three of the four first 6 Star Green Star AsBuilt buildings in Australia were WebCTRL sites. This site is the headquarters of Google and Accenture. 3 In 2011, 120 Sussex Street, a 20-year-old office building, achieved the lowest energy usage of any commercial building in the Sydney CBD. This building achieved a 25 per cent energy reduction when Logical Group installed the first phase BMS in 2009, and then an additional 25 per cent when a SMAC air conditioning system was added. Logical Group focuses on four business areas that require superior BMS technology and skills: 3 Data Centres 3 Five Star+ Office Towers 3 Universities 3 Integrated Energy Monitoring and BMS. There are several factors that allow Logical Group to provide topend building management systems. First is WebCTRL, the web-based Native BACnet control system from Automated Logic Corporation (ALC). Automated Logic Corporation, a Tier One BMS manufacturer,
is the fourth-largest BMS firm in the large North American market. It is part of United Technologies, a fortune fifty company that also owns Carrier, Chubb, Sikorsky, Otis, and Pratt & Whitney. Much of the Logical Groups success comes from a standardised system architecture using WebCTRL. Coupled with Energy Reports (a complete energy tracking and reporting package), Environmental Index (a single number indication of building conditions), BUMP (a web-based after hours air conditioning call and tracking system for clients), and CTRL Spec Builder (a tool to prepare a points list and functional brief for building owners and consultants), Logical offers a complete energy management suite for FMs. The Logical Group has a total of fifty staff in Sydney (Automated Logic New South Wales) and Canberra (Automated Logic ACT). The senior eight staff in the Logical companies are all shareholders, ensuring long-term business stability. Logical have well over 100 sites, including five projects with BMS systems that exceed one million dollars: 3 IBM Cumberland Forest IBMs premier data centre. Mission critical site retrofitted over a three-year period. 3 Westpac North Ryde Data Centre Westpacs primary data centre, first controlled in 2006. Mission critical BMS upgraded with a multimillion dollar BMS as part of a major retrofit, completed in late 2011. 3 News Ltd Chullora News Corporations primary printing facility for Australia retrofitted over a four-year period. 3 University of Sydney Over forty projects installed during the past ten years on three campuses. 3 11 Talavera Road Large campus-style office complex in North Ryde. Currently undergoing a major upgrade. Contact the Logical Group if you want your Energy Solutions DELIVERED.
E- sales@logicalgroup.net T- (02) 9043 5120 (Sydney) or (02) 6297 6944 (Canberra) W www.logicalgroup.net
28/02/12 1:11 PM
75
GrEEN rETrOFITs AND ENErGy MANAGEMENT

JOhNNy yaU, BE (ELECt), aND BaRRy ChENg, phD (MECh)
acilities managers (FMs) have key performance indicators linked to the energy efficiency and consumption in their portfolio of facilities. Various government policies, along with incentive funds, such as Green Fund and ESC, are available. These incentives improve the rate of payback and assist in motivating companies to implement energy efficiency retrofits of their properties. There is a multitude of green retrofits solutions for buildings, dependent on the building conditions and budget: 3 controls optimisation 3 chiller modernisation 3 boiler modernisation 3 cogeneration installation 3 ventilation optimisation 3 lighting retrofits 3 solar films 3 power quality improvement 3 photovoltaic solar 3 rainwater harvesting 3 geothermal heating and cooling 3 solar hot water installation. This article will focus on controls optimisation through utilising the building management and control system (BMCS). This article will direct specific attention to data validation, as it is a common problem in energy management, and will list some of the common controls optimisation strategies, but will not go into detailed investigation of these solutions as this has been done in many articles. This article will look primarily at the steps taken to implement change. The first thing an FM needs to know is the equipment consumption capacity of their buildings equipment. Is the chiller or boiler the right size to meet the load of the building at different times of the year under varying load conditions? Is major plant over-sized? Is cascaded multiple equipment staged correctly to meet building load at different times? In any medium to large building facility, the mechanical equipment forms a complex system. Energy efficient operation of this equipment, while maintaining the comfort level of the occupant, is almost impossible without a powerful, well-installed and maintained building management control system (BMCS). It is a vital tool for facility and building managers to effectively manage their buildings. The first stage is to conduct a preliminary analysis to arrive at an overall evaluation of energy and utility saving potentials. Basic data such as equipment lists, energy bills, and site information, is required. For a large facility, a detailed feasibility study needs to be conducted. When the result of the preliminary analysis indicates the possibility of significant savings, the next phase is to establish goals and/or benchmarks identifying the objective(s) to be achieved, for example NABERS 5 Star rating, or 25 per cent saving compared to last year. This target will be compared with the baseline performance measured for the facility. Next, You cant control what you cant measure.
Most buildings have basic utility meters. These are the main meters that electricity, gas and/or water providers use to measure and bill the building. To effectively manage a buildings energy, the FM has to know the spectrum of how energy/water is distributed and consumed in each major piece of plant and in a group of equipment. This enables analysis and hence improvement action to be initiated. Sub-metering: It is important to design a sub-meter structure appropriate to each sites objective. Normally a single-line diagram will assist with this task. A typical sub-meter structure for a commercial building is illustrated below:
Diagram 1
Validation of data
Validating the data read from the sub-meters is vital. Errors in setting CT ratios, scaling factors, and CT polarities regularly cause faulty figures in the BMCS database. The validation procedure for nonutility sub-meters required by NABERS is detailed in Diagram 2. One of the common problems found in existing buildings is validating the sub-meters. Sub-metering for electricity, water and gas systems is commonly and widely used in the commercial building market. For instance, in a multi-tenancy commercial building, the sub-meters can be used for recording the usage of every individual tenant. However, not every sub-meter is suitable and accepted for NABERS rating. Types of sub-meters (non-utility meter) may be: 3 electricity whole current meters or direct connect meters without current transformers (CTs) 3 electricity meters with CTs (converted by K-factor) 3 water meters 3 gas meters (corrected by pressure correction factor). These meters can either be read manually, or via an RMRS (remote meter reading system) such as a building management system (BMS). The main purpose of validating meters is to ensure that the reading is correctly interpreted.
28/02/12 1:11 PM
76
According to NABERS: Up to 50 per cent of electricity non-utility meters and non-utility meters that use a remote meter reading system may be affected, with significant implications for NABERS ratings. For this reason, let us focus on this matter. The output signal from sub-meters is mainly given as a totalised energy (kWh) consumption reading. They are provided mainly in two different forms, Pulse or Modbus high-level interface. For Pulse meters, consumption measurements can only be used in a NABERS rating assessment if the pulse meter has an on-board counting mechanism that provides an absolute count (rather than a pulse to an external device) and is then read manually or remotely. The following validation checks must be carried out before a NABERS rating: 3 Validating between the meter and RMRS: To validate a unit of consumption shown on the RMRS corresponds to a unit of consumption measured at the meter. At least two readings of the non-utility meter and corresponding RMRS must be undertaken at the same two time periods, and the results documented. Where the results identify a discrepancy between the non-utility meter and RMRS, the RMRS must be adjusted and at least two more readings taken to confirm it is accurately measuring consumption. All readings and any adjustments must be documented. 3 Validating non-utility electricity meters: All non-utility meters with CTs require validation, and adjustment if necessary, to ensure that the CT ratio (meter multiplication factor/K factor) and wiring are correctly configured. To confirm the reading from the non-utility electricity meter you can use a power meter by measuring the actual current flow through the circuit being metered and the corresponding phase to the meter. If wiring and CTs associated with non-utility meters cannot be safely accessed and visually checked without a partial or total shutdown of the building, then the methods of verification using a power meter and verification from measured current are also being accepted. 3 Validating non-utility gas meters: All non-utility gas meters require validation, and adjustment if necessary, to ensure that the pressure correction factor corrects the measured volume of the non-utility meter to the same pressure conditions used by the utility meter. Record the meter pressure and the correction factor required to adjust the reading to cubic metres under standard pressure. This data can be collected from the non-utility meter and compared with the utility meter, or obtained from the gas supplier. As part of this validation, it is recommended that the manager responsible for the premises should have all single-line diagrams
updated and verified to reflect the current meter coverage locations. Finally, the minimum frequency of readings is: 1. at least as frequent as the utility meter under which the nonutility meter lies 2. at least quarterly (for instance, four readings with an average gap between readings of at least 10 weeks).
managing energy and comfort

Soaring energy prices and a growing environmental consciousness have renewed focus on sustainability, energy efficiency, and minimising building energy consumption; however, facilities managers know only too well that sacrificing human comfort costs even more in terms of lost productivity and revenue. A balance of maintaining comfort with energy saving operations is vital in a well-managed facility. A BMCS with both energy reporting and comfort monitoring features automates this dual goal process; it facilitates the management of energy while keeping facility comfort under close scrutiny.
improvement implementation
Analysis of monitoring data pinpoints areas where improved equipment operation can be achieved. Often specialist energy consultants highlight a broad area for potential improvement, but it is difficult and/or time consuming for the building manager to pinpoint exactly which equipment needs attention. A quality BMCS system easily drills down to the equipment causing the problem, and allows the facilities manager to adjust settings to create improvements.
Some of the most common BmcS green retrofits

Scheduled set-up night purge: This allows the facility to take advantage of the cooler outside air, at night when conditions are available, to purge the building before the start of the day to reduce the load of the equipment. This also has the advantage of removing stale air from the building. Optimal start/stop: This pinpoints the optimal starting and stop times, taking into consideration changing ambient conditions, with peak and off-peak rates to determine the start of the facilitys equipment. Demand control: This allows the facility to automatically, or manually in some cases, shut down non-essential loads to avoid exceeding a short-term total load (demand) that would generate demand charges from the utility. Load scheduling: This is related to demand levels; the facility uses the BMCS to schedule loads according to their demand levels. Optimal set points: To optimise a facilitys operation, it may be beneficial to reset set points according to zone and/or weather conditions.
education
Finally, facilities managers should have the responsibility of making all tenants aware of the means of saving energy. Tools such as the Tenant Energy Management Handbook from NABERS provide guidance for saving energy in the workplace.
conclusion
As discussed, an effective green retrofit requires several steps. First, identify relevant equipment within a site. Second, monitor utilities while ensuring that the data has been validated. Once energy saving routines have been implemented, monitor space conditions to ensure that the energy savings arent causing conditions to deteriorate.
(Endnotes) 1 The following information is for reference only. For details refer to NABERS Energy and Water for offices Rules for collecting and using data, July 2010.
Diagram 2
Cost Effective HVAC Managing Energy and Performance, Steve, Tom, 2007 World Energy Engineering Congress.
28/02/12 1:11 PM
maintenance + essential services
77
EssENTIAL sErVICEs A BuILDING surVEyOrs pErspECTIVE

stEVE BRaMiCh, BUiLDiNg sURVEyOR, BRaDDON BUiLDiNg sURVEyiNg
What are essential services?
ssential services are the fire and safety items of a building installed to ensure adequate levels of occupant and fire safety over the life of the building. Such features may be passive, for example fire-rated building elements such as walls, floors, fire doors and windows, while others will be active, such as sprinkler systems, fire detection systems, fire hydrants, fire hose reels and fire extinguishers. Many of Australias buildings were constructed prior to the introduction of the Building Code of Australia (BCA 2009); however, in all states, building control legislation requires existing buildings to be maintained so as to perform to a standard that is not less than the standard to which they were originally required to perform. Added to this is the duty of care by property owners to provide suitable means of occupant safety and egress in the event of an
BcA Table i1.1 - BuiLding fire inTegriTY feature (BCA refers to safety measures) Building elements required to satisfy prescribed fire resistance levels Materials and assemblies required to have fire hazard properties Elements required to be non-combustible, provide fire protection, compartmentation or separation
emergency. Priority, in order of importance, should be given to safe egress of occupants, preventing the spread of fire and property loss.
Why do they need to be maintained?

In simple terms for life safety reasons and to prevent the spread of fire to adjoining properties and to prevent property loss, not to mention possible environmental contamination in the event of a serious major fire. Maintenance of essential services must be routinely carried out over the life of a building. Applicable essential services, the applicable BCA part and/or Australian Standard, may include some or all of the following features taken from the Tasmanian approved Form 46 Schedule of Essential Safety and Health Features and Measures. Keep in mind buildings dont have borders, only people do. At least some of the features outlined below are common throughout all buildings, for example Means of Egress.
BcA provisions for determining standard of performance Section C, D1.12 C1.10 C2.5 to C2.14, C3.3, C3.11, D1.7, D1.8, E1.3, G3.4
relevant frequency of testing or inspection specified by the director of Building control: Annual inspection for damage, deterioration, or unauthorised alteration Annual inspection for damage, deterioration, or unauthorised alteration Annual inspection for damage, deterioration, or unauthorised alteration
Wall-wetting sprinklers (including doors and windows required in conjunction with wall-wetting sprinklers)
C3.4, C3.8, C3.11, D1.7, D1.8, G3.8 C2.12, C2.13, C3.4 to C3.8, C3.10, C3.11, D1.7, D1.8, D1.12 C3.4, C3.8, C3.11, D1.7, D1.8 C3.4, C3.5, D1.7, D1.8 C3.11 C3.12, C3.13, C3.15
As per AS 1851.3-1997 if sprinkler system installed, or every six months to ensure compliance, or to determine damage or deterioration and water supply availability As prescribed in As 1851.7-1984. Check operation of handles, closers and electronic strikes Annual inspection for damage, deterioration, or unauthorised alteration Annual inspection for damage, deterioration, or unauthorised alteration Annual inspection for damage, deterioration, and check operation of closers, handles and electronic strikes Annual inspection for damage, deterioration, or unauthorised alteration
Fire doors (including sliding fire doors and their associated warning systems) and associated selfclosing, automatic closing and latching mechanisms Fire windows (including windows that are automatic or permanently fixed in the closed position) Fire shutters Solid core doors and associated self-closing, automatic closing and latching mechanisms Fire protection at service penetrations through elements required to be fire-resisting with respect to integrity or insulation, or to have a resistance to the incipient spread of fire Fire protection associated with construction joints, spaces and the like in and between building elements required to be fire-resisting with respect to integrity and insulation. Smoke doors and associated self-closing, automatic closing and latching mechanisms Proscenium walls (including proscenium curtains)
C3.16
Annual inspection for damage, deterioration, or unauthorised alteration
Specification C2.5, D2.6 H1.3
As prescribed in AS 1851.7 1984. Check operation of closers, handles and electronic strikes Annual inspection for damage, deterioration or unauthorised alteration
28/02/12 1:11 PM
78
BcA Table i1.2 meAnS of egreSS feature (BCA refers to safety measures) Paths of travel to exits Discharge from exits (including paths of travel from open spaces to the public roads to which they are connected) Exits (including fire-isolated stairways and ramps, non-fire isolated stairways and ramps, stair treads, balustrades and handrails associated with exits, and fire-isolated passageways) Smoke lobbies to fire-isolated exits Open access ramps or balconies for fire-isolated exits Doors (other than fire or smoke doors) in a required exit, forming part of a required exit or in a path of travel to a required exit, and associated self-closing, automatic closing and latching mechanisms BcA Table i1.3 SignS feature (BCA refers to safety measures) Exit signs (including direction signs) Signs warning against the use of lifts in the event of fire Warning signs on sliding fire doors and doors to nonrequired stairways, ramps and escalators Signs, intercommunication systems, or alarm systems on doors of fire-isolated exits stating that re-entry to storey is available Signs alerting persons that the operation of doors must not be impaired Signs required on doors, in alpine areas, alerting people that they open inwards Fire order notices required in alpine areas BcA provisions for determining standard of performance D1.12, E4.5, E4.6, E4.8 E3.3 C3.6, D1.12 D2.22 BcA provisions for determining standard of performance D1.6 D1.7, D1.9 to D1.11, D2.12, G4.3, G4.6, G4.7 D2.2, D2.3, D2.8 to D2.11, D2.13, D2.16, D2.17
relevant frequency of testing or inspection specified by the director of Building control: Inspection every three months to ensure there are no obstructions and no alterations Inspection every three months to ensure there are no obstructions and no alterations Inspection every three months to ensure there are no obstructions and no alterations
D1.7, D2.6 D2.19 to D2.23 D1.6, D2.19 to D2.21, D2.23
Annual inspection for damage, deterioration, or unauthorised alteration Annual inspection for damage, deterioration, or unauthorised alteration Inspection every three months to ensure doors are intact, operational and fitted with conforming hardware
relevant frequency of testing or inspection specified by the director of Building control: Every six months to AS/NZS 2293.2:1995 Annual inspection to ensure the warning sign is in place and legible Annual inspection to ensure the warning sign is in place and legible Annual inspection to ensure the warning sign is in place and legible Annual inspection to ensure the warning sign is in place and legible Annual inspection to ensure the warning sign is in place and legible Annual inspection to ensure the warning sign is in place and legible
D2.23 G4.3 G4.9
BcA Table i1.4 LigHTing feature (BCA refers to safety measures) Emergency lighting Artificial lighting required to assist occupants movement and egress BcA provisions for determining standard of performance E4.2, E4.4 F4.4, H1.7
relevant frequency of testing or inspection specified by the director of Building control: Every three/six months to AS/NZS 2293.2-1995 Inspection every three months
BcA Table i1.5 fire figHTing SerViceS And eQuipmenT feature (BCA refers to safety measures) Fire hydrant system (including on-site pump set and fire-service booster connection) BcA provisions for determining standard of performance E1.3
relevant frequency of testing or inspection specified by the director of Building control: Weekly to AS 1851.41992 where pumps are installed or six-monthly using the 12-monthly schedule specified in AS1851.4-1992 Every six months to AS 1851.2-1995 Weekly to AS 1851.31997 Monthly to AS1851-2005 including amendments 1&2
Fire hose reel system Automatic fire sprinkler system Automatic fire sprinkler system designed in accordance with AS2118 as a residential or domestic system Portable fire extinguishers Fire control centres (or rooms)
E1.4 E1.5, G3.8, H1.2 E1.5
E1.6 E1.8
Every six months to AS 1851.1-1995 Annual inspection to ensure compliance of construction and contents with BCA As prescribed in AS/ NZS 1851.3-1997 or AS/ NZS 1851.16:1997 as applicable
Provisions for special hazards

Keeping exits clear in alpine regions
E1.10
28/02/12 1:11 PM
1774_Facility Perspectives Mar 12 1 321148A RHS_Nuflow | 1774.indd v601.indd 79
28/02/12 1:11 31/01/12 12:16 PM
80
BcA TABLe i1.6 Air HAndLing SYSTemS feature (BCA refers to safety measures) Smoke hazard management systems: 3 Automatic air pressurisation systems for fireisolated exits 3 Zone smoke control system 3 Automatic smoke exhaust system 3 Automatic smoke and heat vents 3 Air handling systems that do not form part of smoke hazard management system and which may unduly contribute to the spread of smoke 3 Miscellaneous air-handling systems covered by Sections 5 and 11 of AS/NZS 1668.1 serving more than one fire compartment 3 other air-handling systems Carpark mechanical ventilation system F4.11 BcA provisions for determining standard of performance E2.2
relevant frequency of testing or inspection specified by the director of Building control:
Monthly to AS 1851.6-1997 As prescribed in AS 1851.6-1997. Frequency routines modified for level 1- every six months As prescribed in AS 1851.6-1997. Frequency routines modified for level 1- every six months Every six months to AS 1851.5-1981 As prescribed in AS 1851.6-1997
As prescribed in AS 1851.6-1997
As prescribed in AS 1851.6-1997 Frequency as nominated by manufacturer on label attached to equipment in accordance with AS 1851.61997, Appendix B2 As prescribed in AS 1851.6-1997 BcA TABLe i1.8 occupAnT WArning SYSTemS feature (BCA refers to safety measures) Emergency warning and intercommunication system Building occupant warning system BcA provisions for determining standard of performance E4.9 Clause 6 of Specification G3.8 Clause 8 of Specification E1.5, Clause 6 of Specification E2.2a
Atrium smoke control system BcA TABLe i1.7 AuTomATic fire deTecTion And ALArm SYSTemS feature (BCA refers to safety measures) Smoke and heat alarm system BcA provisions for determining standard of performance Clause 3 of Specification E2.2a
Specification G3.8
relevant frequency of testing or inspection specified by the director of Building control: Monthly inspection to test operation. Replace battery or unit as necessary Weekly if not monitored as prescribed in AS 1851.8-1987 or monthly if monitored as per AS 1851.8-1987 Weekly if not monitored as prescribed in AS 1851.8-1987 or monthly if monitored as per AS 1851.8-1987
relevant frequency of testing or inspection specified by the director of Building control: Every three months to AS 1851.10-1989 Monthly as prescribed in AS 1851.8-1987
Smoke and heat detection system
Clause 4 of Specification E2.2a
Atrium fire detection and alarm systems
Clause 4 of Specification G3.8
BcA TABLe i1.9 LifTS feature (BCA refers to safety measures) Stretcher facilities in lifts BcA provisions for determining standard of performance E3.2 relevant frequency of testing or inspection specified by the director of Building control: Annual inspection to ensure compliance of facilities with BCA Periodic inspection as per manufacturer specification; however, no less than annual inspection Periodic inspection as per manufacturer specification; however, no less than annual inspection
Emergency lifts
E3.4
Passenger lift fire service controls
E3.7
BcA TABLe i1.10 STAndBY poWer SuppLY SYSTemS feature (BCA refers to safety measures) Standby power supply system
Non compliant exit door furniture
BcA provisions for determining standard of performance E3.4, Clause 6 of Specification G3.8
relevant frequency of testing or inspection specified by the director of Building control: Six-monthly testing to ensure auxiliary power is operable
28/02/12 1:11 PM
81
BcA TABLe i1.12 oTHer meASureS feature (BCA refers to safety measures) Glazed assemblies BcA provisions for determining standard of performance B1.4, F1.13
relevant frequency of testing or inspection specified by the director of Building control: Annual inspection to ensure no changes and that replacement complies with standard of performance Annual inspection to ensure that deterioration of balcony has not occurred Annual inspection to ensure that balustrades, barriers, safety fencing and gates are in place and check for damage and deterioration Inspection every three months to ensure safety devices are in place and operable Annual inspection to ensure continuing compliance
Balconies
Part B1
Balustrades, barriers and safety fencing
Part B1, D2.16, G1.1
Hazardous goods incorrectly stored
Refrigerated chambers, strong rooms and vaults
G1.2
details of essential safety and health measures:

The following essential safety and health measures are required to be maintained having regard to regulation 45 of the Building Regulations 2004 (Delete the measures not applicable or include measures where provided for) BcA TABLe i1.11 BuiLding cLeArAnce And fire AppLiAnceS relevant frequency of testing or inspection specified by the director of Building control: Annual inspection to ensure that unobstructed access to buildings and fire fighting facilities is maintained Annual inspection to ensure clearances are maintained
Bushfire protection measures
G5.2
BcA cLAuSe i1.2 mecHAnicAL VenTiLATion And HoT WATer, WArm WATer And cooLing WATer SYSTemS feature (BCA refers to safety measures) Mechanical ventilation and hot water, warm water and cooling water systems in buildings other than a system only serving a single sole-occupancy unit in a Class 2 or 3 building or Class 4 part BcA provisions for determining standard of performance F2.7,F4.5, F4.11, F4.12 AS 1668.2
relevant frequency of testing or inspection specified by the director of Building control: As prescribed in AS/NZS 3666.2:2002
measure (BCA refers to safety measures) Open space around large isolated buildings
BcA provisions for determining standard of performance C2.3, C2.4
Vehicular access around large isolated buildings
C2.3, C2.4
pLumBing feATureS deSignATed BY pArT 7 of THe pLumBing reguLATionS feature Tasmanian plumbing code provisions for determining standard of performance Relevant Performance Requirements of the Code or a Certificate of Accreditation issued under the Code relevant frequency of testing or inspection specified by the director of Building control:
BcA TABLe i1.13 BuiLding uSe And AppLicATion measure (BCA refers to safety measures) Classification and use of building BcA provisions for determining standard of performance A3.2 to A3.4
relevant frequency of testing or inspection specified by the director of Building control: Annual inspection to ensure that building is being used and occupied in accordance with its classification Annual inspection to ensure that hazards do not exceed approved levels
On-site wastewater management systems
The Director of Building Control has not specified and frequencies other than those specified in the relevant Certificate of Accreditation issued under the Tasmanian Plumbing Code. As prescribed in AS 2845.3-1993
Occupancy hazard
E1.5, E1.6, E1.10
Testable backflow prevention Relevant devices Performance Requirements of the Code Thermostatic mixing valves and tempering valves installed in early childhood centres, primary and secondary schools, hospitals and nursing homes, or similar facilities for people with disabilities, young people, elderly people or sick people Relevant Performance Requirements of the Code
eSSenTiAL SAfeTY And HeALTH meASureS emergencY eVAcuATion procedureS measure provisions for determining standard of performance AS 3745-2002 and AS 4083-1997 for Class 9a and 9c buildings
As prescribed in AS 4032.3-2004
relevant frequency of testing or inspection specified by the director of Building control: As prescribed in the Standard
Emergency control organisation and procedures
oTHer feATureS deSignATed BY THe BuiLding SurVeYor feature provisions for determining standard of performance
relevant frequency of testing or inspection specified by the Building Surveyor:
oTHer meASureS deSignATed BY THe BuiLding SurVeYor measure provisions for determining standard of performance
relevant frequency of testing or inspection specified by the Building Surveyor:

ArTicLe concLudeS on pAge 83
Note: The provisions shown shaded are from PART I of the Building Code of Australia.
28/02/12 1:11 PM
82
comPany ProFile
BEHIND ALL THE BEsT FINIsHEs Is THE rIGHT ADVICE.
e at Resene realise that the best products and colours are not enough to achieve the best finish you also need the right professional advice. Resene has significant experience in a wide range of commercial and residential projects through to nationwide chains. With this wealth of experience and knowledge, we are confident we can provide whatever assistance you need to make your next coating project a success. The Resene product range includes paint, specialist and protective coatings for residential and commercial buildings. To help building professionals keep abreast of new developments in our product range we have an innovative range of project services and reference materials, including technical and specification manuals, the Resene Total Colour System, samples and online information. Choose from our extensive range of Environmental Choice approved products including innovative products such as: 3 Resene CoolColour technology that is designed to reflect more of the suns energy, keeping the coating, substrate and building cooler. 3 Resene Zylone Sheen VOC Free and Resene Non VOC tinters, which enable you to achieve a VOC free finish on interior walls for better indoor air quality in an extensive range of Resene colours. 3 Resene Kitchen & Bathroom paints, formulated with antibacterial silver and MoulDefender to inhibit bacteria and mould growth. 3 Resene Write-on Wall Paint, a clear whiteboard-style finish that you can apply over your existing paintwork to turn it into a coloured whiteboard. You can then write all over the wall without damaging the paint. Ideal for conference and breakout rooms. 3 Resene waterborne enamels, ideal for trim, joinery and wet areas, with much lower odour and faster cure times than traditional solventborne products, minimising disruption to guests.
Quality products backed by ISO 9001 accreditation. Written warranties. Our professional and dedicated team can provide you with expert advice, specifications and colour support.
3 3
Quality
The key to Resenes reputation is its solid commitment to excellence and quality. Our internationally recognised quality systems and ISO 9001 accreditation allow us to guarantee our products for consistency and performance, so Resene quality is assured every step of the way. We are leaders in providing professional advice, high quality products and superb colours the three vital ingredients in any successful coating project. Whether your requirements are large or small, youll find that Resene has the service and products that are designed to suit the local environmental conditions, and you.
Please contact your Resene representative or your Resene ColorShop for further information; in Australia call 1800 738 383 or visit www.resene.com.au; in New Zealand call 0800 737 363 or visit www.resene.co.nz.
Why the professionals use resene

3 3
3 3 3
Full support at all stages of the project. Complete range of coatings including: 3 Decorative finishes; 3 Protective coatings designed to protect substrates in aggressive environments; 3 Applied finishes, including waterproofing membranes and a range of textured coatings. Technical expertise. Innovative colour scheme development and tools the Resene Total Colour System. Proven track record in project services.
28/02/12 1:12 PM

83
If building owners fail to comply with the maintenance requirements prescribed, penalties may apply, or worse, criminal charges may be laid if owners fail to maintain the buildings essential services. However, it should not be the threat of prescribed penalties that drives the essential services maintenance first and foremost it must be occupant safety. The Childers Backpackers fire in Queensland on 23 June 2000, resulting in 15 unnecessary deaths, is a tragic example of what can go wrong if property owners fail to maintain essential services.
A building surveyors perspective

Building surveying is the only profession that has specified duties under building control legislation. Many property owners, directly or through their appointed facilities manager, will engage the services of a suitable qualified building surveyor for inspections of essential services. Common problems that I encounter in my essential services inspections are blocked exits, locked exits, defective illuminated exit signs, fire hose reels and fire extinguishers not being regularly checked every six months, and incorrect exit door furniture. The engaged building surveyor has a legal duty, if not a professional duty, to enforce compliance where there is a potential for loss of life. Property owners and facilities managers have a legal obligation and a duty of care, no less than that expected of a building surveyor, to ensure essential services are well maintained. Building surveyors may include additional items that may require maintenance. As an example, a building may be subject to an alternative solution that requires monthly evacuation drills as part of the solution to ensure all occupants are familiar with the evacuation process. Unfortunately, the level of maintenance compliance in relation to essential services is low generally. My educated best guess would be no more than 40 per cent of class 2 to 9 buildings would maintain their essential services to an acceptable fully compliant level, often putting occupants at unnecessary risk of injury or death.
with Resene Zylone Sheen VOC Free
Freshen up your next paint job with Resene Zylone Sheen VOC Free, which combines the popular low sheen of Resene Zylone Sheen without the unwanted volatile organic compounds (VOCs) for better indoor air quality. Improved air quality can help prevent headaches, asthma, nausea, respiratory complaints and allergic reactions. And to suit all tastes, Resene Zylone Sheen VOC Free is available in a wide range of popular Resene colours using Resene non VOC tinters. Now thats fresh thinking. Available only from Resene.
conclusion
The Victorian Building Commission produces an Essential Services Maintenance Manual that is available to download at www.buildingcommission.com.au free of charge, and I urge all Facilities managers to maintain a copy to assist you with your duties and responsibilities. You are further urged to check your state Building Act and Building Regulations to ensure you are being compliant. Remember occupant safety first and foremost.
Steve Bramich, Building Surveyor, Braddon Building Surveying Devonport, TAS
Bibliography 1. Essential Services Maintenance Manual, Fourth Edition, 2009 Victorian Building Control Commission 2. Approved Form 45, 18 May 2011 Tasmanian Director of Building Control
Trust a Resene Eco.Decorator to do your job just right

When it comes to decorating, you need the right painter as well as the right paint. Now you can choose the services of an approved Resene Eco.Decorator to complete your decorating projects with the condence that the paintwork will be as good as the paint.
www.resene.co.nz/ecodecorator
28/02/12 1:12 PM
84
EssENTIAL sAFETy MEAsurEs CENTrAL TO MAINTAINING A sAFE AND HEALTHy BuILT ENVIrONMENT
ViCtORiaN BUiLDiNg COMMissiON
ssential safety measures within a building are central to ensuring a safe and healthy built environment in Victoria, and their maintenance is vital for the life, safety and health of occupants over a buildings lifetime. It is important that all those with responsibilities in owning, managing and operating buildings large or small are fully aware of, and understand, their responsibilities in the ongoing maintenance of these essential safety measures.
It is the role of the Building Commission to ensure the safety, liveability and sustainability of Victorias built environment. To this end, the Victorian Building Regulations 2006 (the Regulations) regulate to ensure adequate levels of fire safety and protection of people in a building or place of public entertainment as set down in the National Construction Code. These are known as the essential safety measures and are required to be maintained for the life of the building. The Commissions Essential Safety Measures Maintenance Manual, which is available from the Commission website, sets out in detail what is required and within what parameters building owners and managers must work to meet their regulatory obligations. Building Commissioner Tony Arnel said, It is important that all building owners and managers are informed of their obligations regarding maintenance of the essential safety measures in their buildings. Good maintenance practice of buildings not only makes good sense from a health and safety point of view, it is also a good riskmanagement business decision. Essential safety measures are the fire, life safety and health items installed or constructed in a building to ensure adequate levels of fire safety and protection from such things as legionella over the life of the building. They include all traditional building fire services such as sprinklers and mechanical services, as well as passive fire safety such as fire doors, fire-rated structures and other building infrastructure items like paths of travel to exits. Meeting the requirements may mean building owners and managers need to engage the services of a registered building practitioner, a licensed or registered plumbing practitioner or a licensed electrician. An essential safety measure, for the purpose of the Regulations, is provided for the safety of people in a building or place of public entertainment.
Why do they need to be maintained?

The objective of maintenance is to ensure that every essential safety measure continues to perform at the same level of operation that existed at the time of commissioning and issuance of the occupancy permit. The maintenance of essential safety measures involves: 3 ensuring the service is maintained at a level of performance specified by the relevant building surveyor (RBS) in the schedule to the occupancy permit or determination 3 conducting periodic inspections and checks in accordance with an Australian Standard or other specified method, as determined in the schedule to the occupancy permit or a determination 3 maintaining a record of the maintenance inspections and checks in the form of an annual essential safety measures report.
28/02/12 1:12 PM
85
and frequency of maintenance, but as a minimum should include the information provided above. Maintenance records may be electronically based. Hard copy records should be kept on site and be available at all times. Maintenance records can be in the form of maintenance record tags (in the case of hydrant landing valves, hose reels, portable and wheeled fire extinguishers and fire blankets), or log books (in the case of sprinkler, pumpset, hydrant, detection, smoke and heat alarm, alarm monitoring, sound, intercom, gaseous, aerosol, water mist, passive fire and smoke and HVAC and occupant evacuation systems).
Auditing
All councils have the power to perform audits of essential safety measures in Victorias buildings. Audits are conducted at random and heavy penalties can be incurred if the buildings essential safety measures have not been maintained. The Regulations prescribe penalties for each breach. Where it is suspected that essential safety measures are not being maintained in accordance with the Building Act 1993 (the Act) or the Regulations, an inspection may be carried out under Section 227E of the Act. Essential safety measures maintenance is essential in ensuring the safety and livability of all Australians.
For more information on your responsibilities as a building owner, download the Essential Safety Measures Maintenance Manual from the www.buildingcommission.com.au.
Reasons for ensuring maintenance of various services are, but not limited to: 3 general wear and tear, for example electromagnetic hold-open devices on fire doors, shut down of air-conditioning systems in the event of a fire, replacement of emergency lighting batteries and tubes 3 reliability of operating system, for example sprinkler systems, mechanical ventilation systems (used as smoke hazard management system), early warning and intercommunication systems 3 faults in commissioning of a system, for example emergency power supply 3 general housekeeping, for example ensuring travel paths to exits are not obstructed, fire-protective coverings are maintained, and portable fire extinguishers are in place.
owners responsibility
The Regulations do not specify a level of documentation to be kept by the owner. It is recommended that records of maintenance should be completed and made available to the building owner or agent at the time that the system and equipment maintenance is conducted. It is recommended that records should contain the following information: a. record reference b. name of building or site c. address of building or site d. date of maintenance/inspection e. system or equipment identification f. frequency of maintenance activity g. defects identified h. name of property owner or agent i. name and signature of the service person j. date the record was completed k. standard to which the maintenance is carried out.
OUR EXPERIENCED SERVICE YOUR PROTECTION

RELIABLE AND GUARANTEED 67 YEARS OF SERVICE
SAFE AND EFFECTIVE PEST CONTROL SOLUTIONS
form of records
If a person, such as a building surveyor, has been used to inspect and nominate essential safety measures, that person should provide advice as to the level of record-keeping required to satisfy the level
MELBOURNE ADELAIDE
03 9645 2388 08 8297 8000
www.adamscommercialpestcontrol.com.au
317637A_Adams Pest | 1774.indd 1
19/12/11 2:00 PM
28/02/12 1:12 PM
86
ZEN AND THE ArT OF ELEVATOr MAINTENANCE

By NiMa BahaDORi, sChiNDLER Lifts aUstRaLia
ith rising global populations, the high cost of fuel, urbanisation and peoples lifestyle changes, there is an ever-increasing need for safe and efficient mobility within our cities. Mobility in the way people transit from their homes to their places of work is the focus of a lot of resources as we search for better ways of transiting human traffic. One critical piece of the urban mobility puzzle is vertical transport within buildings, more commonly known as the elevator. Without elevators, urbanisation would simply not be possible and certainly the sorts of commercial buildings we are now accustomed to would look very different. Can you imagine having to climb the stairs up to level 25 for a meeting first thing in the morning? What most people may not realise is that elevator transport is the worlds safest mode of transport today. Riding in an elevator is safer than travelling in a plane, driving in your car, riding your bike and even safer than walking. As unusual as this may sound, more people are injured each year while walking than they are while riding in an elevator. To ensure that elevators remain the safest mode of transport, they must be well maintained much like a motor vehicle. Elevators have both mechanical and electrical components that make the elevator do what they are intended to do. From a maintenance point of view, the most common mechanical maintenance items requiring attention are the elevator landing and car doors and the contactors on older lifts. Electrical items requiring the most amount of maintenance include door lock and controller contacts, especially in older lifts. Modern elevators have a lot of safety devices, which are all designed with the safety of passengers in mind. These safety devices are inspected, tested and replaced as required by your elevator maintenance provider. Safety devices include: 3 machine brakes 3 landing door locks 3 car door electrical contacts 3 safety gear and speed governor 3 hoist way slow down speed monitoring devices 3 safety circuit 3 in-car communication devices. As a facilities manager, there are three main tiers of responsibility. Firstly, there is a legal responsibility. Many facilities managers are not aware that in most states of Australia, it is a legal requirement that the lifts are registered with the relevant state authorities on an annual sometimes biannual basis. To satisfactorily register the lift, the FM must ensure that the lift equipment is maintained by a reputable maintenance company in line with the original equipment manufacturers requirements.
28/02/12 1:12 PM
comPany ProFile
87
pErpETuAL prOpErTyCArE Our pEOpLE ArE Our sTrENGTH
erpetual PropertyCare is investing time and effort into staff development to ensure we are always able to confidently undertake any contract or project opportunity. This strategy was recently vindicated when our New South Wales State Operations Manager, Daniel Diaz, was recognised in the Building Services industry awards as Young Manager of the Year for 2011. Daniel won this award from a record number of nominations and we are proud of his achievement against such strong opposition. Daniel has worked for Perpetual PropertyCare since 2004 and has been an integral part of our success and growth. In an interview following his award, Daniel spoke about his total commitment to customer service and his passion for the industry, maintaining that quality service and exceeding customer expectations is still the most important aspect of facility maintenance contracts. Daniel also spoke of the importance that helping the developing Perpetual PropertyCares green cleaning program has had in his recent management responsibilities. He
is rightly proud of the contribution he has made to Perpetuals growth and how this has been positive in relation to job satisfaction and career opportunity. David Butcher maintains that the skills and confidence that management staff get through management courses, the positive work environment within the company, and substantial financial backing by the Berkeley Group, will take Perpetual PropertyCare to the next level and cement our position as a serious competitor in the facility service industry.
Innovative Solutions
Your Choice is Clear

Reliable Service
> Of ces > Educational Facilities > Event Venues > Industrial Sites
for the best sustainable solutions in
Quality Care
Contact Perpetual PropertyCare p 02 9641 2021 f 02 8020 6608 info@perpetualpropertycare.com.au www .perpetualpropertycare.com.au
The Right Choice
28/02/12 1:12 PM
88

There are also many standards and codes that are relevant to a lift, and these standards are primarily focused on improving the safety of passengers and the safety of those working on lift equipment. Standards in Australia include AS1735, BCA requirements for lifts in certain types of buildings. While an elevator is only required to comply with the code at the time of installation, proactive asset owners continue to invest in their assets every five to 10 years to ensure ongoing compliance. FMs can add value for building owners by ensuring that they are up to date on codes and requirements. The best way to do this is by contacting your maintenance service provider to conduct a lifecycle report on the elevators. The second main responsibility FMs have is to the people who work in and visit their buildings. The main action for an FM when it comes to their responsibility to people is safety. Ensuring that a reputable lift maintenance company is engaged to carry out periodic servicing and safety checks is perhaps the most important step. In addition to that, there are a lot of easy checks that an FM can do every day to improve safety. One of these would include going for a ride in each lift first thing in the morning and looking for issues such as: 3 lift not levelling with the landing floor 3 unusual noises as the lift travels up and down 3 check that the light rays work and trigger the doors to reopen 3 check the lift phone and ensure it is connected to a 24/7 manned customer service centre. In a commercial building with four lifts, this will take less than five minutes, but can save you a lot of time later. If you notice anything unusual, contact your service provider. Another responsibility facilities managers have is to the owners of the building to ensure that they are kept up to date with code and technology changes so as to ensure owners get the most from their asset and control their risk. In a typical CBD commercial building built in the last 15 to 20 years, the energy consumption of the lift is estimated at around 10 per cent of the total energy of the building. Modern technologies including smarter and more efficient variable frequency drives, electronic controllers, low energy permanent magnet machines, smart lighting and standby operation, as well as more environmentally friendly production and manufacturing, can
significantly reduce power consumption. While it is important to note that every building is different, we have seen energy savings of more than 50 per cent in some buildings following a modernisation, said Mr Craig Russell, Technical Director, Schindler Lifts Australia. Technologies have changed a lot over the last 10 years, improving safety, ride quality and efficiency, as well as power consumption, Mr Russell continued. One of the most useful tools for an FM is the Australian Elevator Associations (AEA) Owners Handbook. The handbook is designed to assist FMs and owners to understand and manage their responsibilities and what possible actions they can take to improve the safety of their elevator and reduce their risk. The AEA first developed the Owners Handbook in 2006 in response to building owners and managers questions about their risk, said Mr Russell. The second edition of the handbook was released in 2011 with updates, Mr Russell added. Free copies of the handbook are available from the Australian Elevator Association or from your AEA member elevator maintenance provider.
Schindler Lifts Australia is the largest supplier of new escalators and elevators in Australia today. Schindler designs, installs, services and modernises transport systems for almost every building type: office buildings, major airports, national shopping centre chains, exclusive residential apartments and specialty buildings. Useful links: www.australianelevator.com.au www.au.schindler.com http://science.howstuffworks.com/transport/engines-equipment/ elevator5.htm
28/02/12 1:12 PM
comPany ProFile
89
WELL DONE OuTsOurCING yOur FM suppOrT
client recently asked us if our operators had formal FM training. His main concern was the background knowledge and staged inquiry that is so important to avoid unnecessary call-out expense. The example given was that of an electrician dispatched by his staff to a remote location to fix a stove power supply problem only to find that the customer had run out of LPG! Well Done handles after-hours and overflow support calls for a range of FM clients, large and small, and is considered to be a specialist within the Australian contact centre industry in this area, but this was a thought-provoking question, nonetheless. In order to handle the range of complex services that we provide, extensive training programs are constantly in play, including Certificate III in Customer Contact and Certificate IV Frontline Management. However, we had not yet located a suitable FM course pitched below management level. The issue highlights the dilemma of FM managers. As the one with the credentials, its the FM manager who sets up the system parameters and directs the training and operations of generalist staff, but the challenge is to then be able to confidently outsource this work after hours for sensible cover 24x7. In this case, we determined that FM was central enough to our contact centre business that we offered to work with our client to develop suitable FM in-house training modules. Weve done the
same thing with our Council sector services with outstanding results. This whole exchange, however, highlights one other facet of the service: we work with you at Well Done, and see ourselves as part of your team. We aim to make it feel like you havent outsourced anything at all!
Kerrie McLeod, Sales and Marketing Manager Well Done International Pty Ltd Kerrie.mcleod@welldone.com.au www.welldone.net.au
28/02/12 1:12 PM
90
comPany ProFile
ITs ALL TAkEN CArE OF
rom asset management planning, to contractor procurement, to unblocking drains, City Care has built a solid reputation by delivering slick, efficient FM services to the New Zealand market. The company is in the top echelon of national providers and its contract portfolio features large, high-profile clients like Christchurch City Council, Wellington City Council and Z Energy. But City Cares General Manager of Facilities Management, Peter Lord, is not content with just delivering solid maintenance services, and is busy positioning the company to offer a new level of management support that will yield genuine strategic benefits for its FM clients. An innovative FM practitioner, Lord believes the majority of New Zealand organisations significantly underfund the property component of their businesses, leaving them vulnerable to failure of critical business infrastructure. Moreover, the advent of an unforeseen event, whether building fabric or services related, will likely result in the need for costly, unbudgeted remediation. Lord says one of the most valuable and compelling aspects of City Cares methodology is that it focuses greater attention on planned activities rather than falling back on reactive spend. He notes, By prioritising expenditure and planning for asset renewals, you can procure services more efficiently, thereby generating savings through undertaking a greater volume of work for the same cost. Through its specialised client-focused, condition-based asset management framework, City Cares FM service prioritises
expenditure based on the remaining life of each asset relative to its criticality to the business. This approach affords a 10 30 year view of the maintenance liability, providing a long-term plan that can be distilled down into annual work programs that are easily reconciled to the budget. City Cares service, therefore, turns the traditional cost-minimising mentality so prevalent in the FM environment on its head to deliver measurable strategic benefits to client organisations, alongside its more customary management and maintenance services. Contrary to conventional wisdom, outsourcing FM should not be seen by organisations as a way to save money, but as a significant long-term investment into the business, supported by a strategic partner committed to helping them manage their property assets in the most efficient and effective way, says Lord. With City Care taking care of their assets and premises, the Z Energy (formerly Shell) outlets are able to concentrate on their core business and on providing the best possible service to their customers. Zs Asset Manager Gail Calder says, City Care has provided us with the asset knowledge and management outputs that allow us to understand our funding requirements to operate our property assets over the next 30-year period, for varying levels of service. This is of major strategic benefit to our organisation. City Care is a major provider of construction, maintenance and management services across New Zealands infrastructure and amenity assets.
28/02/12 1:12 PM
taking Care of Business

faCilities ManageMent solutions
City Care Can provide you with: City Care is a leading New Zealand facilities management specialist, providing expert property services and infrastructure management for over 10 years. Working alongside property owners as a trusted practitioner, City Care prepares sustainable, long term strategies to manage risk and optimise asset management outputs. The result is prioritised spend delivered through manageable yearly action plans. To talk over a facilities management solution that works for you, contact Peter Lord on +64 3 941 6053 or email peter.lord@citycare.co.nz facilities management services asset management services project management services trade and technical services
Facilities Management Parks Water and Wastewater National Construction
www.citycare.co.nz
1774_Facility Perspectives Mar 12 v601.indd 91 320867A RHS_City Care | 1774.indd 1
28/02/12 1:12 27/01/12 12:32 PM
92
guide to Fire Protection
MAINTENANCE OF FIrE prOTECTION EQuIpMENT

MatthEw wRight, ChiEf tEChNiCaL OffiCER, fpa aUstRaLia
ommercial building maintenance is a broad and ongoing activity that requires the coordination of many skills, trades and stakeholders to realise owner and occupier requirements. Readers of this publication know that only too well. Maintenance of fire protection equipment is an aspect that, despite being regulated, can suffer from varying levels of expectation and acceptance from the parties involved. FPA Australia is conscious of this and is continuously advocating for improvement and refinement to these requirements in order to ensure that objectives are realised. Hopefully this article will provide a taste of some of the current key issues under consideration.
Statutory landscape
Despite the advancement represented by the amalgamation of the AS1851 suite, the success of the 2005 version has been limited by its varying adoption by different jurisdictions and also, its fair to say, its ease of applicability to all buildings. To provide an insight into the situation nationally, Figure 2 provides a general overview of how each state and territory currently references AS 1851 to determine maintenance activities and frequency, and whether AS 1851-2005 can be used automatically to meet the statutory requirements for typical commercial buildings. Note that Western Australia has been excluded as new regulatory requirements are currently being developed and implemented. As you can see in Figure 2, the different administrative provisions of each jurisdiction make it difficult for advancements in maintenance approaches to be readily adopted consistently. This is an issue for both the building owner or occupier and the maintenance contractor undertaking the work. Critically, though, administrative red tape can also quickly discourage the appetite to introduce or refine maintenance activities. FPA Australia considers that any such barriers, whether they are perceived or real, that prevent maintenance of fire protection equipment from being undertaken, should be eliminated. The key to the successful adoption of national maintenance requirements from a statutory perspective is therefore twofold: 1. Develop a quality standard that can be applied to a large range of building types. 2. Harmonise existing state and territory statutory requirements to allow adoption of maintenance standards in an efficient and consistent way to ensure maintenance is actually undertaken. FPA Australia has embarked on the first part of this process by supporting the development of Draft Australian Standard AS 1851 to supersede and improve upon the advancements made by the 2005 version. FPA Australia is simultaneously commencing discussions with the relevant state and territory regulators in relation to addressing the statutory inconsistencies.
The requirement for maintenance

Many of the activities sometimes captured under the term building maintenance, such as accommodation services, equipment procurement and installation, cleaning and general building health, attract differing levels of expectation but often remain a discretionary matter between owners, occupiers and agents. Maintenance of fire protection equipment, however, is not discretionary, and statutory requirements prescribe the type and frequency of maintenance required to ensure the performance of fire protection equipment installed in commercial buildings throughout Australia. Its the law. Maintenance of fire protection equipment in buildings has been a requirement of state and territory regulations for many years. Figure 1 is an extract from the Victorian Uniform Building Regulations 1945. As you can see, it contains the same key elements generally reflected by the current day equivalents around the country, namely:
element one
The owner is responsible for maintenance (current Queensland regulation also includes occupier responsibilities).
element Two
Maintenance must ensure that equipment functions as originally intended.
element Three
An independent authority must be satisfied that appropriate maintenance is occurring. So maintenance requirements are not new; however, they have definitely moved on to capture the sophisticated equipment in modern buildings. Inevitably, this has led to some complexity. The most recent evolution nationally was the amalgamation of 16 separate Australian Standards associated with maintenance of fire protection equipment into a single standard AS18512005 Maintenance of Fire Protection Systems and Equipment. Amalgamation not only brought requirements together into a single reference document, but also introduced a uniform structure for specifying requirements, aimed at improving consistency.
Figure 1 Uniform Building Regulations 1945
28/02/12 1:12 PM
guide to Fire Protection
93
draft Australian Standard AS 1851

During late August and early September 2011, FPA Australia hosted Public Comment Forums in each state capital regarding Draft Australian Standard AS 1851. Most FPA Australia seminar series relate to existing publications or activities in fire protection. The Public Comment Forums represented a new proactive initiative by FPA Australia to inform the membership and industry and to encourage informed comment, prior to publication of the draft AS 1851 to promote positive change. The draft standard was released for comment by Standards Australia on 17 August 2011 and represents a considerable evolution from the latest 2005 version. Changes include a reduction in administrative requirements, refined maintenance activities informed by field experience and studies, and aspects revised to avoid regulatory conflict wherever possible. Almost 600 people attended the Public Comment Forums and were provided with insights from the panel members in relation to: 3 local and national regulatory context in relation to building maintenance 3 an overview of the proposed changes 3 benefits and environmental implications 3 FPA Australia strategy for coordinating public comment and implementation of the Standard in the future 3 technical changes details. Attendees included a wide spectrum of industry stakeholders, including maintenance contractors, property managers and owners, certification consultants, regulators, insurers and educators. Comment on the draft Standard was encouraged via FPA Australia using an electronic process for the first time. Since the Public Comment Forums, the Standards Australia Committee responsible for AS 1851 FP001 have met to consider public comment received via FPA Australia, and comment provided directly to Standards Australia by other parties. A large amount of comprehensive public comment has been received by Standards Australia highlighting the interest of industry to improve the Standard. This has increased the workload of the Standards Committee; however, it is appreciated, as it will hopefully increase the quality of the final version and the willingness by all stakeholders to adopt it in the future.
installed equipment is not maintained to operate as intended. Accordingly, maintenance is everyones responsibility and clarity regarding the requirements is pivotal in ensuring it is undertaken. Thank you for the opportunity to provide this information. I hope that it provides a useful insight regarding the current work being undertaken in the fire protection aspect of building maintenance.
For more information, visit www.fpaa.com.au
State/Territory AS1851 referenced in can AS 1851-2005 be used Act or regulation automatically? ACT No. However, Fire Safety Policy 05 refers to the previous suite of AS 1851.1 to AS1851.10. No. (Although there is some reference in State Occupational Health and Safety requirements.) Despite Fire Safety Policy 05 referencing the AS 1851 suite of standards, this is not directly referenced in regulation. The latest version of AS 1851 could be suitable. No reference to AS1851. This means its up to building owners to select a standard that, when applied, can demonstrate that the performance required by a buildings Fire Safety Schedule is being achieved. This allows the latest version of AS 1851 to be applied. Not for new buildings subject to the BCA.
NSW
NT
Yes. Via the NT variation to the BCA AS1851.1 to AS 1851.10 only. For new buildings. Yes. Via Qld Development Code MP6.1.
QLD
Yes AS1851-2005 for all buildings. However QDC MP6.1 allows previous versions to be used as applicable at the time of building approval. Not in the first instance; however, in accordance with Ministers Specification SA 76, AS1851-2005 can be used if its demonstrated to be no more or less onerous than that prescribed by AS1851.1 to AS1851.16. Not for buildings subject to the Director of Building Controls Specific List; however, buildings constructed prior to 2004 may use any version of AS1851.
SA
Yes. Via Ministers Specification SA 76 which prescribes AS 1851.1 to AS 1851.16.
TAS
The future
FPA Australias main focus has been to refine AS 1851 to allow it to be used more readily and ensure appropriate maintenance is undertaken, recorded and issues reported and rectified; however, the Association has also identified a number of activities and documents that need to be developed post-publication of the new Standard to assist industry. The Public Comment Forums assisted in raising some of these issues. Some initiatives include raising the profile of regulatory requirements, and preparing guidelines to assist with interpretation and consistent implementation of maintenance requirements by maintenance contractors, owners, occupiers and other stakeholders. General consensus at the Public Comment Forums was that there is room for improvement across the fire protection equipment maintenance landscape. FPA Australia is more than willing to collaborate with other industry stakeholders to drive this improvement. The most significant requirements for installation of fire protection in buildings apply at construction stage. Depending on the size and type of building, meeting fire protection requirements can represent a significant financial commitment designed to provide minimum life safety and property protection outcomes often driven by statutory obligations. Sadly, such obligations and outcomes are unlikely to be met if the
VIC
Yes. But only for buildings constructed post-2004 to AS 1851.1 to AS 1851.10 as prescribed in the Director of Building Controls Specific List. No. For buildings constructed post-1994, the relevant Building Surveyor is responsible for nominating required standard of maintenance on Occupancy Permits; however, Practice Note 2007-23 issued by the Building Commission currently suggests AS1851-2005 may be suitable.
Not if an Occupancy Permit issued prior to the introduction of AS 1851-2005 references an earlier version of AS 1851; however, buildings constructed prior to 1994 may use any version of AS1851.
Figure 2 Overview of reference to AS 1851 for commercial buildings in State and Territory Acts or Regulations
FMA Comment: FMA Australia is a key stakeholder in the development of AS1851-2012, having been closely involved throughout the development process with Standards Australia. For more information contact policy@fma.com.au
28/02/12 1:12 PM
94
comPany ProFile
AssEss FIrE prOTECTION NEEDs ACCurATELy WOrMALD
f a fire occurs, being adequately prepared will help to minimise fire damage to people and property. However, according to fire protection specialist Wormald, many companies continue to make simple mistakes, which can affect their level of fire protection.
Fire wardens should be fully trained on their responsibilities, fire equipment and the emergency warning and communication systems in their premises.
Signage fire protection equipment & systems

Having basic fire protection equipment is essential for a business or facility of any size, but it is important that the correct fire protection equipment is in place, says Garry Kwok, National Technical Services Manager at Wormald. For example, a water fire extinguisher should never be used on an electrical switchboard; electrical fires are best treated with powder or carbon dioxide extinguishers. Providing appropriate signage is also essential to denote the proper use of fire equipment. Kwok continues, It is very important that wherever a fire extinguisher or other fire safety equipment is located, the correct signage is provided so a user knows exactly what it should be used for. It is equally important that fire exit signs are in place so that in the event of an evacuation people can be directed to escape potential danger quickly.
Servicing and maintenance

Kwok also advises that regular servicing and maintenance of fire equipment and fire protection systems are essential to help ensure that they will work appropriately if and when required. Well-maintained fire systems can help to save lives and property, he says. In addition to providing a broad range of fire protection equipment and solutions, Wormald also offers a number of fire safety training courses. Carrying out a comprehensive assessment of the premises will help identify potential fire hazards and help determine the fire protection solution required whether it is a basic fire extinguisher or fire hose reel, a fire sprinkler system, a passive fire solution or a more advanced fire detection and suppression system. Wormalds range of fire suppression systems includes the VanQuish system, a dry system specifically designed for cold storage facilities and the environmentally-friendly Inergen gaseous fire suppression system, which is suitable for data centres and facilities housing mission critical equipment.
For further information on Wormalds services, call 133 166 or visit www.wormald.com.au.
Staff training
In addition to having the correct fire protection equipment in place, staff members, particularly those assigned to a companys fire safety team, should be fully briefed and trained on what to do in the event of a fire. According to Kwok, fire wardens have a considerable amount of responsibility for the wellbeing of a buildings occupants but they are often unaware of the full extent of their duties. Basic fire safety training should be provided to all staff and it is important that each staff member is aware of the various classes of fire and the appropriate fire equipment to be used for each.
28/02/12 1:12 PM
Were behind you when you need us

If youre responsible for protecting your people and property from the threat of fire, its nice to know youre not alone.
It is estimated that 60% of businesses that suffer a serious fire fail to recover*. So even when lives are saved, jobs are lost. Reduce the likelihood of this by being prepared. Wormald, one of the leading fire protection companies in Australasia, can design and implement fire protection systems customisable to suit a range of situations whether you operate inside an office, classroom, healthcare facility, warehouse, mine or even a marine environment our products and services are fully compliant with Australian industry standards. We make fire protection simple and reliable. With over 120 years experience, we are proud of our mission to help protect the lives and livelihoods of your people. So you can get on with business confident that your people and property are supported by the worlds fire safety leaders. Thats peace of mind. Trust the fire safety experts. Call 1300 556 015 or visit www.wormald.com.au
* "Fire hazards in industry - By Norman Thomson (2002)

96
sPotlight on access
ACCEss ALL ELVIsEs AND prIsCILLAs ACCEss TO BuILDINGs AND FACILITIEs

JOE MaNtON, ViCE pREsiDENt, assOCiatiON Of CONsULtaNts iN aCCEss aUstRaLia (aCaa) aND DiRECtOR, iNstitUtE Of aCCEss tRaiNiNg aUstRaLia aND aCCEss aUDits aUstRaLia
have been fortunate enough to travel to many places around the world and one of the most interesting is Dreamworld. I dont mean the Gold Coast Dreamworld, but the Dreamworld where all buildings and facilities are accessible to everyone. This particular world has been developed based on a template of access for all, where everyone regardless of their age, ability, ethnicity, gender, or preferences can access and participate in all on offer, maybe not in exactly the same way, but in an equitable, dignified way. This world is interesting because it provides major benefits and opportunities for both users of the buildings and facilities, as well as building and facility owners and managers. It provides opportunities for more people to be involved in using a wide range of buildings and, therefore, the services that operate from them, thus increasing the economic benefits and returns to building operators. This Dreamworld was in part turned into reality on a recent visit to the annual Elvis Festival in Parkes, New South Wales. The town transforms into a giant tribute to Elvis, with most members of the community, local businesses, and more than 20,000 visitors participating in what can only be described as a Baby Boomer and
Grey Nomad pilgrimage to honour the man with the golden tonsils, the sexy swagger, and the gaudy suits. Many Elvises and Priscillas were spotted using aids such as wheelchairs, crutches, walking frames, white canes and hearing aids, as well as prams and strollers. In order to cater for this growing ageing demographic, the buildings and facilities in the town needed to be accessible. Of course, no one in this age group refers to themselves as having a disability; they have access challenges or are just getting older. The reality is that many people in this huge demographic have a wide range of disabilities including missing limbs or limited limb movement, arthritis, hearing and vision impairment, loss of stamina, and extremes of weight. Petrol stations, motels, hotels, caravan parks, service clubs, cafes and restaurants, shops, offices, service centres, the race track, function venues, hairdressers, betting shops, chemists and teller machines (and more) all needed to be able to meet the access needs of this often cashed up and demanding cohort. Buildings and facilities that were step-free, that provided accessible toilets and accessible parking, were full. Those buildings
28/02/12 1:12 PM
sPotlight on access
97
that did not provide suitable access missed out on a financial bonanza that is estimated to attract more than $9 million to the town over the duration of the five-day festival. As well as the Baby Boomers, families with young children also need accessible buildings and facilities. Car parking that is suitable for parents to unload strollers whilst struggling to restrain a toddler, step-free building entrances with self-opening doors that support a person pushing a pram, and toilets that can accommodate a parent of either gender as well as a small child all make the experience of using a facility easier. Signage that is clear, concise and incorporates international symbols assists all users, including people from non-English speaking backgrounds. Buildings and facilities that have been designed with noise reduction in mind also support improved building effectiveness for both staff and customers. Smart building designers, developers and managers are beginning to understand the significant benefits and opportunities of providing good access to buildings and facilities for everyone. The introduction of the Disability (Access to Premises) Buildings Standards across Australia in early 2011 will assist in supporting accessible developments, but the understanding of the benefits of good access is what will drive change. For building and facilities managers who think that people with disabilities make up only a small percentage of the community, it is time for a reality check. At last count, more than 20 per cent of the Australian population disclosed that they had a disability, and the ageing population of this country is set to increase at the highest rate of any westernised country over the next decade. Most of those people will have some type of disability or access challenge. Buildings and facilities that are accessible can only benefit from the patronage of people who will choose their shopping, leisure, travel and business destinations based in some part on the accessibility and ease of use of buildings, facilities, and services. Building and facilities managers would be wise to undertake a stocktake (an access audit) to determine the access barriers that currently exist in their facilities. This can then be used as a basis from which to develop an Access Action Plan that can be implemented over a planned timeframe.
An Access Action Plan is a positive step towards achieving access for all, and places the building or facilities manager in the drivers seat should an access complaint be made against the organisation. It demonstrates that access is important and that progress is being made to remove access barriers. Equally important is the need to ensure that in any plans for new buildings or upgrades to existing facilities, access is considered in the initial concept design stage and that this is checked and reviewed throughout all design and development stages. This will ensure that not only are mandatory requirements being met, but also that opportunities to provide the highest level of access possible are being realised. The more accessible the building or facility, the more benefits are available to attract building lessees, buyers, and customers. Access audits should be undertaken by accredited or qualified Access Consultants with sufficient experience and expertise in undertaking this type of work. Building and facilities managers should be clear about the type of access audit that is to be undertaken, including the scope of the work and the benchmark that is to be used for the audit. These should be discussed and agreed to prior to the audit commencing. Generally an access audit should include all areas of a building that will be used by occupants. This could include car parking, pathways, entrances, reception areas, offices and meeting rooms, activity and function areas, toilets and showers, kitchens, corridors, lifts, hearing augmentation, signage and wayfinding, as well as other key elements depending on the type and use of the building or facility. In addition, it is critical that consideration is also given to emergency exits. At the end of the day we need to ensure that every Elvis can leave the building in an equitable and dignified manner.
The Association of Consultants in Access Australia (ACAA) has a directory of Accredited Access Consultants, which can be accessed at www.acess.asn.org. The Institute of Access Training Australia and Access Audits Australia www.accessinstitute.com.au E: info@accessinstitute.com.au Ph: 03 9431 3472
28/02/12 1:12 PM
98
comPany ProFile
EQuAL ACCEss FOr THE WHOLE COMMuNITy
our aim
Equal Access Pty Ltd provides disability access consulting services throughout Australia. We are passionate about creating a more accessible built environment with equal access for all members of the community with a disability.
our services
Our key disability access consulting services include: 3 due diligence reports to assist property owners, investors, lessees, lessors, lenders and vendors when dealing with building acquisitions, portfolio reviews, capital improvement reports and loan services 3 review of design documentation for new and refurbishment buildings and their surrounds for compliance with the current access standards 3 building access audits or appraisals of existing buildings to identify shortcomings against the current access standards with recommendations to achieve compliance 3 accessibility design advice that is practical and sensible, including design documentation, project management and building permit consultation 3 design and preparation of mobility maps 3 assistance in the preparation of accessibility policy and guidelines, including Disability Action Plans 3 accessibility training sessions and workshops 3 assistance in the resolution of complaints lodged under the DDA and through the Australian Human Rights Commission 3 comprehensive online resources of accessibility services and products 3 specific design advice about egress and evacuation procedures for people with a disability.
Legislation
The current access standards have become highly complex, and include the Disability Discrimination Act 1992 (DDA), Disability (Access to Premises Buildings) Standards 2010 (Premises Standards), the Building Code of Australia (BCA) and a number of other Australian Standards. It is imperative for key stakeholders to seek the right disability access advice for any building project and ensure that they understand and meet their obligations under the current access standards. This is where Equal Access can help.
our expertise
We have provided disability access consulting services on a range of large and complex projects in private and government sectors including residential, retail, commercial, educational, public, health, aged care, aviation, public transport and industrial. We understand the needs of people with various disabilities such as mobility, hearing and vision impairments.
our staff
Our key staff members are accredited members of the Association of Consultants in Access Australia Inc. (ACAA) with extensive experience in disability access, building design, project management and building certification. This broad combination of expertise ensures you will receive a thorough assessment of the current access standards, a clear understanding of any disability discrimination obligations and practical building design solutions.
Contact us
Equal Access Pty Ltd Address: Suite 15, 17-19 Miles Street, Mulgrave Victoria 3170 Telephone: (03) 9001 5805 Bruce Bromley (bruce@equalaccess.com.au) Con Livanos (con@equalaccess.com.au) Lee Wilson (lee@equalaccess.com.au) Website: www.equalaccess.com.au
28/02/12 1:12 PM
28/02/12 1:13 PM
100
sPotlight on access
EVACuATION OF pEOpLE WITH A DIsABILITy

By BRUCE BROMLEy aND CON LiVaNOs, EqUaL aCCEss pty LtD
n May 2011, new federal and state legislation was introduced to improve access to buildings for people with a disability. The new access provisions do not specifically address egress or evacuation provisions for people with a disability, but there are still legal obligations that need to be met under the Federal Disability Discrimination Act 1992 (DDA) and Occupational Health and Safety (OHS) legislation. It is important for key stakeholders to understand their obligations and explore all appropriate options to ensure that people with a disability will be able to evacuate a building in an emergency.
dramatically increased over the years, the total number of Australians with a disability is rising due to population growth and an ageing population.
disability legislation
In Australia, discrimination of people with a disability is covered under the DDA. The DDA protects individuals from direct and indirect discrimination in many parts of public life, such as employment, education and access to, or the use of, any public premises. The use of a building includes the ability to exit from the premises. Federal legislation titled Disability (Access to Premises - Buildings) Standards 2010 known as the Premises Standards was enacted under the DDA in May 2011. In addition, each state and territory has its own building regulations that reference the Building Code of Australia (BCA). To ensure a level of consistency between federal and state legislation, the 2011 version of the BCA was updated to reflect the details outlined in the Premises Standards, including a number of new and updated standards that relate to access for people with a disability. The result has been a significant improvement of access provisions within Australia, which has been welcomed within the various disability sectors, but further updates are required.
defining disability
The term disability does not simply mean someone in a wheelchair. It covers a diverse range of conditions from mobility, vision and hearing impairments to intellectual and developmental disorders. Disabilities can be present from birth, or they can be acquired in an accident, and many people have multiple disabilities. People can also be subject to short-term disabilities or face mobility difficulties as a result of sporting injuries, operation rehabilitation or pregnancy. It is important to remember that everyone with a disability is unique. According to recent statistical data collected in Australia, almost 20 per cent of Australians have a disability, with little variation between males and females. Although this percentage has not
28/02/12 1:13 PM
sPotlight on access
101
egress provisions
People with a disability have the same rights as any other occupant to evacuate a building safely. Egress provisions are not currently covered in the Premises Standards, but they are still subject to discrimination complaints under the DDA. The current gap in the Premises Standards and the BCA compromises the safety of people with a disability who need to work, reside in or visit various buildings. Many buildings have multiple exits on different floor levels that are not accessible in an emergency, which could be interpreted as disability discrimination. Exits are not typically designed to be accessible and many older buildings, constructed under previous building regulations, do not even have an accessible entry or exit. New buildings are now required to have disability access into 50 per cent of ground floor entries (which can also be relied upon as exits) but this does not take into account people needing to exit from all areas on the ground floor or from upper levels. In the event of a fire or other emergency, where the main access points are not able to be used, occupants will be forced to find other exits. If these exits are not accessible, it presents an obvious safety concern for people with a disability.
insurance
With the new responsibilities listed under AS3745, organisations have increased obligations to ensure the safe egress of people with disabilities. This may affect an organisations insurance premium and cover.
What are the options?

In Australia, there is limited information about egress of people with a disability, so designers, owners and occupiers need to consider some of the options adopted overseas, such as the use of emergency refuges and stairway evacuation devices.
emergency refuges
Emergency refuges are being introduced into some building designs within Australia. These can be separate rooms adjacent to exits (typically fire stairs) or enlarged landings within fire stairwells that allow sufficient space for a wheelchair without affecting other occupants descent. Ideally, refuges should have sufficient fire resistance levels and an intercommunication system linked back to the main fire indicator panel. Emergency refuges are designed to be a safe place, whereby people with a disability can wait for assistance from emergency personnel. But emergency personnel may not be aware of the refuge, or fire could block access to the refuge, placing a person with a disability at risk. Ultimately, the only safe place in an emergency is outside the building. If a person is asked to remain in an emergency refuge whilst others are instructed to evacuate the building, there could also be a potential discrimination claim. Refuges can place a strain on emergency personnel resources as several emergency personnel may be required to lift a person in a wheelchair and carry them down stair flights, with even more required for alternating shifts if there are many levels to descend. This greatly affects resources required to aid others in an emergency. Another more viable option available to Australian designers, owners and occupiers is the installation of stairway evacuation devices, such as evacuation chairs, sleds and sheets.
fire engineered alternative solutions

The Premises Standards and the BCA include performance requirements that permit the use of alternative solutions. Although the Premises Standards and the BCA do not outline any specific egress provisions, several of the key performance requirements infer that egress for people with a disability needs to be considered. Both performance requirements DP4 and DP6 outline that the design of exits and egress paths should consider the mobility and other characteristics of occupants. If a building is designed using these performance requirements, key stakeholders should consider the needs of people with a disability. But in many cases, fire engineered alternative solutions do not incorporate appropriate design measures to cater for people with a disability. Typically, fire engineered alternative solutions (based upon DP4 and DP6) include a management plan as part of the alternative solution to address egress for people with a disability. Many alternative solutions simply refer to Australian Standard AS37452010 Emergency Workplace Evacuation as a reference document, which defers the responsibility of managing the evacuation of people with a disability to the building owner or occupier.
evacuation chair
Evacuation chairs are the most common type of stairway evacuation device for people with mobility impairment. They help to safely evacuate people with a disability and may also help an organisation to reduce its potential liability. Refuges and evacuation chairs can work well together, as a safe place is available for a person in a wheelchair to wait and then be transferred onto the evacuation chair. Evacuation chair technology has significantly improved in recent years; the chairs are simpler to use and are more ergonomic for both evacuee and assistant. They can be used in new or existing buildings with minimal impacts on the building as they can be stored in a cupboard or on a wall-mounted bracket.
other legislation
Australian Standard AS3745-2010 Emergency Workplace Evacuation now includes a number of specific requirements that apply to people with a disability; for example, staff and visitors with a disability must now be included in an organisations emergency planning. The standard also requires personal emergency evacuation plans (PEEPs) for all staff members with a disability and it suggests that stairway evacuation devices should be considered in emergency planning. As this standard is typically referenced within most state and territory OHS legislation, there is a duty of care for all employers to address egress issues for staff and visitors who have a disability. Any breach of OHS legislation could result in serious consequences for employers, especially where injuries or fatalities result from the inability to egress the building and people with disabilities have not been considered in the emergency planning.
emergency planning
Most states and territories have OHS legislation that requires organisations to implement emergency planning. Emergency planning needs to include a statement of intent, roles and responsibilities, a clear evacuation strategy and a management plan for people with a disability. In many cases, the needs of people with a disability have been overlooked in the development of emergency planning. A persons
28/02/12 1:13 PM
102
sPotlight on access
capacity to safely evacuate a building depends on their individual abilities. For example, someone with mobility impairment may find it difficult to use the stairs, and someone with vision impairment may not be able to rely on emergency lighting during a power failure. People with hearing impairments might not hear emergency warning systems, and people with intellectual disabilities might not be able to communicate effectively or follow instructions. A critical aspect of emergency planning is the development of personal emergency evacuation plans (PEEPs).
peeps
PEEPs are detailed documents that plan for the emergency evacuation of individuals with a disability. When preparing PEEPs, it is important to consult with those who are directly affected to ensure that their needs are met. Specialised equipment, such as vibrating personal notification devices, strobe lights, scrolling reader boards, directional sound alarms, evacuation chairs, evacuation sleds and evacuation sheets, should also be considered to improve the evacuation process.
finding the right advice

The current access standards have become highly involved and the current gap in egress provisions for people with a disability adds to the levels of complexity. It is important that all stakeholders involved in building design, maintenance and management seek appropriate advice on disability access and egress. Assistance can be sought from suitably qualified disability access consultants, building certifiers and fire engineers.
IMprOVE BuILDING sECurITy WITH ACCEss CONTrOL TECHNOLOGIEs
hatever premises you occupy, your basic security provisions must include the ability to control who and what enters your facility and when. With thorough planning, and the help of basic access control measures and innovative technologies, a secure facility can be achieved. An access control system acts as an electronic gatekeeper, allowing for the free flow of authorised personnel while denying entry to unwanted visitors. By shutting out walk-in thieves and trespassers, you can dramatically reduce your exposure to crime while increasing the security of your employees, visitors, information and assets. All premises have their own individual access requirements, and finding the best security solution may require expert advice. ADT Security can help you identify the most appropriate solution and offers a range of access control systems including managed, hosted or traditional access control systems. These technologies can be seamlessly linked to other security systems in your facility such as fire detection systems, intruder alarms, CCTV and building management. Whether you need consultation and advice on access control at the design stage, or effective solutions to an existing security problem, ADT Security can work with your business to provide systems that are reliable enough for the most security-critical applications and scalable to meet the needs of your business. Solutions range from a simple remote system for perimeter doors
to a fully sectorised installation with flexible access privileges and usage records.
For further information visit www.adtsecurity.com.au or phone 131 238.
28/02/12 1:13 PM
ALARM & FIRE MONITORING | CCTV SURVEILLANCE | ACCESS CONTROL | VISUAL VERIFICATION | VIRTUAL GUARD | INTEGRATED SOLUTIONS
TOTAL SECURITY SOLUTIONS
Facilities Management Starts with ADT

ADT Security is the worlds largest provider of electronic security solutions with over 130 years experience across residential, small business, retail, commercial, industrial and government sectors. We constantly work with the latest technology, drawing from a wide range of products and services, to provide the best protection for any environment. Our Facilities Management solutions are designed to detect unauthorised entry and help maintain your business integrity to keep track of visitor and employee movements. Intrusion Alarms and Monitoring CCTV Surveillance RFID Remote Visual Surveillance Fire Monitoring Access Control including proximity cards and keypad access Building Management Solutions
When it comes to security, we can design, install, integrate and maintain your customised security systems to meet all your needs.
For more information, call 131 238 or visit www.adtsecurity.com.au/facilitiesmanagement
Master Licences: VIC No. 65201491P | WA No. SA40562 | SA No. ISL152299 | NSW No. 405187443 | ACT No. 17501009 | QLD No. 3258669
28/02/12 1:13 PM
104
comPany ProFile
DOrMA LEADs THE WAy WITH As5007
S5007 Powered Doors for Pedestrian Access & Egress is the automatic door Standard that focuses on standardising the design, installation, test and safety requirements of all automatic pedestrian door assemblies. These assemblies include automatic sliding, swinging, folding and revolving doors in all types of buildings as classified in the BCA. The changes to AS5007 from previous Standards reflects the extensive technological improvements that have been made to all forms of automatic doors over the last decade. As market leader in the automatic door industry, DORMA Automatics is committed to complying with all sections of AS5007 and are working toward educating stakeholders in the requirements of the new standards. The focus on reliability and safety of the Standard and the design, installation and service directives within AS5007, have implications not only for automatic door manufacturers but also for architects, builders, fabricators and other stakeholders involved in the design and installation of the door system. AS5007 sets out requirements for the design and installation of automatic door operators. Consequently, architects and designers will be creating entrances and doorways that consider the safety distance requirements to avoid head, body and finger trap danger points during the opening cycle of the door. The maintenance and ongoing safety of a pedestrian door
also features prominently in AS5007. The Standard provides requirements for the testing, marking and regular servicing of the complete powered pedestrian door installation. One such directive requires automatic doors to be serviced at a minimum of every four months and outlines a requirement for regular service inspections and maintenance to be undertaken, in accordance with the manufacturers instructions. It is the responsibility of a building owner/facility manager to ensure this requirement of the Standard is adhered to. DORMA service technicians are trained to the service and commissioning requirements of AS5007 and all DORMA service documentation follows the criteria laid out in the Standard. Door signage requirements have also been improved under the new Standard. All automatic doors will now be accompanied by one of four distinctive types of door labels (dependent on the door type). The new labels are 150 millimetres wide and 75 millimetres high with a blue background and white arrows. The new designs ensure that all automatic doors and their direction of travel will be easily identifiable by all pedestrians as they approach the door.
For further information on AS5007 and all DORMA products and services please contact DORMA Automatics on 1800 675 411 or infoautomatics@dorma.com.
28/02/12 1:13 PM
In relationships, first impressions are important. In buildings, its the door that counts.
Door Control
Automatic Doors
Glass Fittings and Accessories
Movable Walls
Service
DORMA Service opening a door to the future.

automatic doors door closers movable walls
When you choose DORMA, you are supported by a nationwide network of accredited and fully trained technicians and agents, 24 hours a day, 7 days a week. This level of service applies not only to DORMA automatic door operators, but also extends to all types of automatic doors, door control products and movable walls. When you call DORMA Service you will speak to a DORMA staff member who knows the products and who can offer expert advice. Public safety and security are our paramount concern and reflected in our prompt response times - making DORMA the unrivalled industry leader in service support.
DORMA Australia Tel.1800 675 411 infoautomatics@dorma.com.au www.dorma.com.au
28/02/12 1:13 PM
106
sPotlight on access
DIsABILITy ACCEss TO prEMIsEs sTANDArD

By RiChaRD BREw, DiRECtOR, aRqUa aUstRaLis
magine the looks when I walk into a site office and say, Im the Access Consultant. Youre smiling already. I start explaining the Premises Standard to the builder, and his eyes begin to roll, his head starts shaking because Ive obviously got two heads and hes trying to see them both at once. The builders are generally after a quick fix. Then there are the straight-shooting post-trauma encounters that follow a complaint: Mate, just tell us what we have to do! For existing buildings, the DDA Disability Access to Premises Standard is for the greater part an opt-in system, which means if youre renovating or doing alterations or additions, and you go by the standard, then youre maximising your protection against a complaint. This is fantastic news for facilities managers its the legal protection youve been waiting for. My thumbed 2011 National Construction Code is 19.5 millimetres thick, yet my old 2007 Building Code of Australia is 39.5 millimetres. This means a net 20-millimetre reduction in compliance law, which flies in the face of the people saying were increasingly overregulated. Now, if you were cynical, you could say theyve taken out some chapters and 2011 is printed on finer stock, and you may be right, but you should also notice that under Part F2.4 Facilities for people with disabilities theyve also taken out the word Disabilities. It now reads F2.4 Accessible sanitary facilities. Thats right, youre on message; were no longer required to provide disabled facilities, because there arent disabled people. We just need to provide accessible facilities for people who want to access our buildings. Did you know that in 2001 the World Health Organization redefined what a disability is? This gets me excited. Prior to 2001, we understood a disability as something a person had, like a hole in the head. In their wisdom, the WHO adopted a social model of disability meaning that a person may have a pace maker, low vision or, say, a broken leg, but these arent disabilities. However, if the persons environment is adverse to the condition(s), for example there is a stepped entry to an x-ray lab, or they cant get a job because theyre wearing glasses, then its the context that effectively disables the person. This is exciting stuff, because like environmental and work health and safety laws, the new Access to Premises Standard challenges our understanding of buildings as being merely objects, and makes them something more active and engaging, like a venue in which things can happen, and requires them to be modified to the climate and needs of the day. This is the future for owners and managers who, from 2012, will have greater responsibility to change buildings to meet our social expectations and population needs. I was working in an office building in central Sydney last year and the building managers completely upgraded the foyer: all-new surfaces, fixtures and fittings even re-made the entry steps. It looks great; smiles all round. Clever chaps!
A problem for facilities managers is something along these lines: what if someone had to get to the neighborhood doctor whose practice is built in a crummy old house, and then they couldnt get in because theres a step at the door and everythings too narrow, and they werent able to consult a doctor about their bad hip, which was preventing them from entering the building in the first place? Im not trying to scare people into compliance, but if you were in that situation wouldnt you be mad, upset, and start asking, who built this place? Who designed it so I cant get in? Who in their right mind would approve the conversion of a suburban house into a health clinic? Wheres the manager? This is an understandable reaction, and under anti-discrimination law you would have a right to be upset, and would possibly be in line for some compensation that would go a long way towards a new hip. What business or employer would move into a building that discriminates? From experience, I find that creating and maintaining access is really a knowledge issue; its achieved by first enabling the people side of the building equation educate and professionalise the people implementing the standards and second, reduce the volume of technically detailed information to be processed.
Richard Brew is an Accredited Access Consultant, graduate architect with 14 years practice experience, and Director of Arqua Australis Pty Ltd.
28/02/12 1:13 PM
case study: mcg
107
A uNIQuE AND ICONIC LANDMArk

By shaNE BROwN, MELBOURNE CRiCkEt CLUB
he MCG is one of Australias greatest assets. It is also one of this countrys biggest and most popular stadiums, and an extremely busy venue accommodating cricket, Australian football, rugby, soccer, concerts and other major functions on its natural turf arena. The MCG is situated on Crown Land and is managed on a dayto-day basis by the Melbourne Cricket Club (MCC) on behalf of the Victorian Government and its MCG Trust. No other venue is more closely linked to its citys formation than the MCG is to Melbourne, and the stadium has constantly evolved to cater for societal changes since its inception back in 1853. Ask any Victorian and theyll be aware of the MCGs status and its role as the birthplace of Australian football, Test and one-day international cricket. It was also the main stadium for the 1956 Olympic Games and 2006 Commonwealth Games, and is the home of the annual AFL Grand Final and Boxing Day Test. Apart from sporting events, the MCG has staged many blockbuster music concerts, including Madonna, U2, Michael Jackson, The Rolling Stones and The Police, and evenPope John Paul II held a mass there when he visited Melbourne in 1986. In 2009, a crowd of 80,518 people braved wet conditions at the Sound Relief concert to help raise more than $7 million for those affected by the Victorian bushfires. More than 3.5 million people visit MCG sporting events in a calendar year, with AFL matches in 2011 averaging almost 57,000 spectators per game. For many patrons, their most treasured memories and experiences with family and friends have occurred while witnessing sporting and cultural events on this grand stage.
28/02/12 1:13 PM
108
comPany ProFile
AuDIO VIsuAL ENGINEErED
ustralia has some of the best audio visual facilities available, says Andrew Morrice, the new CEO of Rutledge Audio Visual Systems. The effective operational management of these buildings and precincts relies heavily on the most up-todate performance practices, specifically in the area of audio visual technology. This ensures every event and presentation is a success. So how do you get people to come back and use your facility? How do you ensure Australia continues to provide the best facilities? You provide them with the best that audio visual technology has to offer, and in return you create advocates who will not only spread the word about your capabilities, they will do so in glowing terms. For those not familiar with Rutledge Audio Visual Systems, they are the leader in the Audio Visual Industry, pioneering new standards for world-class audio visual systems and solutions since 1985. Our greatest resource is over 25 years experience in the design and implementation of integrated systems backed by Rutledge Assist our dedicated support and maintenance service for audio visual and video conferencing systems, bringing peace of mind to any facility manager. For the larger facilities, such as stadiums, we often have full-time maintenance staff on-site to ensure peak performance of our systems, says Morrice. Operating out of five states/territories across Australia, Rutledge employs over 200 staff, making it the largest dedicated audio visual company in Australia, with a wide range of specialist staff including designers, field engineers, service technicians, project managers, equipment procurers, system installers, software engineers and programmers.
Rutledge is the one-stop shop for all your audio and visual needs, specialising in systems for visual and sound reinforcement, boardrooms, lecture theatres, presentation facilities, conferencing, digital signage, and interactive/control systems. Every single project requires informed equipment selection and system design, as no two projects are exactly the same. From choosing the right projector to developing a stadium audio system, Rutledge understands the importance that each and every customer places on making the right decision for their individual needs. Morrice went on to say, Rutledge is backed by ISO9001 Accredited Product and Service Delivery Charter ensuring quality, on-time and on-budget delivery. Rutledge has the unique ability to manage not only large and complex systems, but also scale to deliver effective solutions, making it the partner of choice of a vast range of clientele including a number of blue chip Australian companies. With projects including the Melbourne Cricket Ground, Melbourne Convention Centre Development, Melbourne Rectangular Stadium, Toyota Headquarters and Sensis Headquarters, Rutledge has the experience and proven track record to deliver award-winning results. Morrice concludes We are living in a world of change where businesses are becoming more and more reliant upon real-time information, interactivity and cutting-edge presentation technology. Audio visual is no longer just nice to have, it is an essential part of everyday life, empowering businesses around the world.
For more information visit www.rutledge.com.au
28/02/12 1:13 PM
28/02/12 1:13 PM
110
case study: mcg

But its not just a rich history, jam-packed activity calendar and a spiritual bond with the community that sets the MCG apart from other facilities. There are many unique aspects of life at the MCG that require the constant attention of MCC management, staff and contractors to maintain the grounds hard-earned reputation as a world-class, multi-purpose stadium.
Safety management/crowd control

The MCC is a leader in health and safety in the events industry, with certification in the Victorian Work Cover Authoritys SafetyMAP system at Advanced Level for the MCG. The MCG was the first venue in Australia to have its safety system accredited by a regulatory authority. Needing to move large numbers of patrons in and out of the venue in a short space of time safely is one of the most important aspects of managing an event at the MCG. The MCC creates a safe venue for all employees, contractors and visitors by continually reviewing and improving safety systems, identifying and controlling hazards, and by constantly talking about safety with staff and contractors. On match days, the MCCs 24-hour security team is supported by a casual contractor workforce from SecureCorp, as well as Victoria Police members, to manage crowd control and behaviour. In recent times, a mobile phone text messaging service has been introduced, enabling patrons to anonymously inform the security control room of any antisocial behaviour that may require further action.
Versatility
The volume and variety of events taking place at the MCG requires a versatile surface that enables the stadium to switch from one sport to another in a short period of time. The venue also regularly converts from event mode to normal weekday business mode, with up to 100 event days scheduled in any calendar year. The quality of the MCG playing surface is critical to the stadiums operation and the MCC has developed one of the finest turf maintenance systems in the world. It has led the field in a range of turf management techniques designed to develop a playing surface that can be used efficiently and meets competition demands. The MCG pioneered the worlds first successful portable cricket pitch technology. The revolutionary system involves growing and nurturing cricket pitches off-site and dropping them into the centre of the arena at the start of the cricket season and removing them at seasons end. This enables the MCG to provide a safer playing surface for AFL players and allows events such as international soccer and rugby to be played on a world-class surface. In addition to hosting sporting events on a regular basis, the MCG is a 365-days-per-year function centre offering spectacular views of Melbournes city skyline and over the arena. Managed by Epicure, the venue has function spaces suitable for small gatherings through to large-scale events, whether they be weddings, annual conferences, awards nights or cocktail parties. The MCG is also home to the National Sports Museum, Australias finest repository of sporting artefacts and history. The museum is located on two below-ground levels of the Olympic Stand and is open daily, while stadium tours are also conducted when sporting events are not being staged.
Yarra park
One of the unique features of the MCG is that it is surrounded by more than 25,000 square metres of parkland in heritage-listed Yarra Park, adjacent to the stadium and bordered on one side by the busy Punt Road. Yarra Park has a significant indigenous pre-history, and is also noted for both its landscape and sporting heritage, dating back to the 1850s. From March 2010, management of Yarra Park was delegated by the Victorian Government to the MCG Trust, who in turnhanded operational management to the MCC. This places the MCC in the unique position of operating a stadium and a heritage-listed park on the stadiums edge. The MCC is in the process of constructing Victorias largest underground water recycling facility in Yarra Park. The facility will treat sewage from the local sewerage network and produce 180 million litres of Class A recycled water each year for re-use, primarily
profile/visibility
One of the MCGs standout features is the sheer size of the structure and its capacity. The stadium can hold up to 100,018 people (including 95,000 seats), making it the largest stadium in Australia and in the top 10 in the world. The MCG playing surface is approximately 20,000 square metres in area and measures 173.6 metres long by 148.3 metres wide, from fence to fence. Coupled with its size, the MCGs history and status make it one of the highest profile buildings in Australia. The MCG is a very public facility. Everyone has a vested interest in it. Along with the usual considerations with regards to facility maintenance such as cleaning, electrical and hydraulic services, data and communications, public address and television systems, and painting its global profile from a tourism and world-class sporting event perspective places additional pressure on ensuring everything works, but also increases security risk.
28/02/12 1:13 PM
comPany ProFile
111
TAkING sErVICE TO THE NExT LEVEL
t Otis we are leveraging technology to improve our service levels. In 2010 Otis introduced Elite Service whereby we can remotely access, diagnose and repair lifts. REM (Remote Elevator Monitoring system) monitors the operation of your lifts 24/7. Should a fault occur, REM automatically notifies our highly trained Elite engineers and by using sophisticated technology they access lift controllers to carry out diagnosis remotely. In over one-third of cases Elite Engineers have been able to repair the lift without dispatching a technician, greatly reducing repair times and inconvenience to passengers and owners. Where lifts are not able to be repaired remotely, diagnosis is communicated via our Next
Generation Mobile Mechanic Handtool to the attending technician, minimising site repair time. This combination of innovative technologies takes service reliability to the next level. To enhance customer communication Otis offers Event Driven E-mails (EDE) and eService, Otis online reporting service; ensuring customers are well informed on operational and maintenance status. Otis Elite Service is a comprehensive and new approach to lift service. Effectively, along with NextGeneration Service it represents the future of lift service. For an Otis Elite service customer, the future is now, said Craig Sheppard, Director of Service at Otis Elevator.
Otis Elite Service Beyond maintenance
Early accurate diagnostics Dedicated engineers Faster response time
Automatic E-mail reports Minimal lift repair time Unprecedented reliability
For more information call 1800 622 101 or visit www.otis.com
28/02/12 1:13 PM
112
case study: mcg

as irrigation in Yarra Park, as well as for cleaning and toilet flushing at the MCG. The recycling facility is being built underground, out of public view, without taking away from valuable surface land use or park amenity. It is part of the MCCs masterplan to restore Yarra Park to its former health and provide a sustainable, multi-use park on the MCGs doorstep.
The MCG also offers a limited amount of underground parking beneath the stadium, which is not common to most buildings and is an attractive feature for function guests, staff and tenants, as well as players/officials on match days.
constant renewal
The MCG has constantly evolved throughout its history, with various grandstands replaced at the end of their life cycles or in response to the changing needs of stadium users. A very robust asset management system is now in place to allow for long-term planning and funding of asset replacement and maintenance. The most significant recent undertaking was a $450 million redevelopment of the northern side of the stadium, which occurred between 2002 and 2006 and was completed in time for the stadium to host the Commonwealth Games. The work not only transformed the stadiums facilities but opened up the MCG to new opportunities as the year-round venue for multiple users that we see and love today.
precinct traffic management

For more than 80 years, Yarra Park has been used as a space to accommodate vehicles for those attending major sporting events, initially at the MCG but now also for the growing sports precinct containing Rod Laver Arena, Hisense Arena and AAMI Park. So the MCC is in the unique position of managing parking arrangements at its own stadium as well as on behalf of other venues. As a result, the MCC is developing a traffic management plan in conjunction with parking contractor Care Park and other stakeholders in the precinct to improve the flow of vehicles, pedestrians and cyclists using Yarra Park and surrounding streets.
28/02/12 1:14 PM
comPany ProFile
113
kEEpING up AppEArANCEs prOVIDING MAINTENANCE sOLuTIONs TO THE MCG
rogrammed is a leading supplier of maintenance services to major sporting and entertainment venues throughout Australia. Their most iconic client would have to be the Melbourne Cricket Club. The manager of the Melbourne Cricket Ground (MCG) and Programmed are proud of Programmeds long history of providing painting services to the stadium. As Australias most famous sporting venue, the MCG has a reputation to uphold and the quality and presentation of its facilities are crucial to this. With this in mind, Programmed has developed an enduring partnership with the MCG spanning over 40 years, including the commencement of the MCGs first painting maintenance program in 1997. Initially, this program brought the whole facility up to standard, and since then, the emphasis has been placed on maintaining this condition. The current contract involves maintaining all interior and exterior painted surfaces. The key benefit that the MCG has received from implementing a long-term maintenance program is the reduction of repaints (and the costs associated with them) due to the ongoing maintenance
work being carried out throughout the year. It also provides a degree of flexibility, which is essential for venues like the MCG. This program has enabled the MCG to achieve long-term cost savings, while at the same time ensuring that its facilities are consistently well presented.
WE CATER FOR ALL YOUR PROPERTY NEEDS

Painting Services Maintenance painting programmes Term break and out of hours projects Graffiti removal and anti-graffiti coatings Internal and external painting High pressure cleaning Corporate Imaging Signage and branding audits Identification and directional signage Signage design Project management Manufacturing and installation Sign servicing and repairs Grounds Services Gardens and grounds service Landscape planning and construction Water management and recycling Sports turf management Arboricultural services
To find out more information about our services, please visit us at programmed.com.au, call us on 1800 620 911, or email marketing@programmed.com.au
A5 Page Advert for Facility Perspectives 2012.indd 1
19/01/2012 9:38:46 AM
28/02/12 1:14 PM
114
ProFessional develoPment
FM suCCEss sTArTs HErE

JULiE kNUDsON, pRiNCipaL, OLyMpiC Bay MaNagEMENt, aND Ex-BOaRD MEMBER Of ifMas sEattLE ChaptER
hen stepping into a new facility position whether its your first time managing the built environment or youre an experienced facilities manager starting a new job you want to hit the ground running. User requests, emergencies and budget issues wont wait, and your ability to quickly gather critical pieces of information will pave the way to a successful transition. The following questions are designed to root out key information quickly so you can gain an insight into the true scope of your new role, understand how best to work with other departments to meet your goals, and learn the ins and outs of how your new employer operates. Checking off each area on this list is a quick way to jumpstart your facility management career.
members rely on your drawings. Treat them as a vital part of your infrastructure from day one.
What are your current obligations and responsibilities?

Another top priority should be laying your hands on copies of all existing contracts, vendor lists and maintenance agreements. Before you tackle the challenges that are sure to come, you need to understand your current obligations. When evaluating opportunities to save money, there are a number of avenues to explore. How are costs impacted by consolidating services, leveraging buying levels, grouping individual site services under a national contract, or bringing currently outsourced services in-house? Your ability to reduce costs or modify service levels may be hampered by existing contracts, so getting the details early will help you set reasonable goals. This is also a good time to learn how negotiations and buying decisions are made, who is involved during major contract discussions, and what help other departments can offer.
Are all building drawings current? When was the last modification?
Building drawings are the lifeblood of the built environment and should be among the first pieces of information you gather. Knowing the location of electronic as well as hard copy files can save you valuable time later, and awareness of any out-of-date drawings could prevent an embarrassing or even dangerous mistake down the road. Learn whos responsible for modifying the drawings. If its an outside source, such as an architect, contact them to introduce yourself and find out their fee structure for making changes. Its a good idea to batch changes when possible, but if modifications are significant, its better to bite the bullet and do them as soon as possible. While youre familiarising yourself with the drawing files, use this opportunity to work with your team and the information technology (IT) group to determine how documents are stored and protected. Hard copies should be neatly stored in hanging or flat files built just for this purpose, and electronic copies should be automatically backed up to an offsite location that can be accessed remotely. A variety of people building inspectors, emergency responders and internal team
Whats the status of disaster preparedness and recovery planning?

The importance of this function warrants a few follow-up questions: What are the responsibilities of my group? Has everyone received the proper training and tools to accomplish their assigned tasks? How frequently are preparedness drills run, and who manages them? When an emergency strikes, youll have no time for research. Find out now what planning is already in place and confirm that your team is ready to participate. Youre also likely to be coordinating activities with other groups such as IT, human resources (HR) and the executive team. Read the minutes from past meetings to learn what planning has already been done. Determine the scope of your groups responsibilities during every sort of emergency, and then discuss their understanding of whats expected of them. Be specific when asking about support tools or additional training they may require, such as handheld radios, passwords for remote access to building drawings, and operator training to view and control security cameras anything that will be critical when assisting emergency responders or coordinating recovery activities. Once you have a good understanding of the current lay of the land, youll be able to add any necessary training or equipment to your budget.
How are budgets created and expenditure levels communicated?

The budget process involves different mechanisms in every company. Learn how information such as monthly actuals and deviations are distributed, when reports and data are due, and what the finance department expects from you when its time to formulate the budget for the next year. Sometimes the formal budget process doesnt resemble the real world, so tap the historical knowledge of your team. Are deadlines frequently changed? Is it common to go through multiple rounds of cuts and
28/02/12 1:14 PM
comPany ProFile
115
GLOBAL CErTIFICATION
GS is the worlds leading inspection, verification, testing and certification company. Recognised as the global benchmark for quality and integrity, we employ over 70,000 people and operate a network of more than 1350 offices and laboratories around the world. The SGS Auditing Group has over 80,000 clients worldwide. With the successful delivery of more than 100,000 certificates, SGS is the worlds preferred auditing and certifying body. An SGS certificate is recognised globally as a symbol of both compliance with established standards and of business excellence. We can certify your company anywhere in the world in practically any standard. We are currently accredited by more than 40 national accreditation bodies and authorised to conduct certification audits under these accreditations in every country around the world. SGS provides a wide range of public and custom-designed courses, including industry-specific training. Choosing SGS as a service provider will help you reach the highest possible benchmark in professional training. Certification & Training Services include: 3 ISO 9001 - Quality Management Systems 3 ISO 14001 - Environmental Management Systems 3 ISO 50001 - Energy Management Systems 3 OHSAS 18001 - Occupational Health & Safety 3 SA 8000 - Social Accountability 3 BS 25999 - Business Continuity Management
3 3 3
ISO 14064 - Green House Gas Verification ISO 26001 - Social Responsibility ISO 27001 - Information Security Management
To learn more about SGS Australia and our range of services; please contact Melissa McConnell, Client Relationship Executive on melissa.mcconnell@sgs.com or 61 3 9790 3476 or 1300 765 725 www.sgs.com.au
hOw Can yOu
COntInuOuSly IMprOvE yOur EnErgy EffICIEnCy?

SgS Can prOvIdE
ISO 50001 | EnErgy ManagEMEnt SyStEM CErtIfICatIOn & traInIng SErvICES |
audItOr & awarEnESS traInIng | COurSE datES fOr 2012 avaIlablE

SGS is the worlds leading certification, testing, inspection & verification services organisation. Contact us today for more information on Certification Services & Training. SGS can also provide certification and training services to: ISO 9001 Quality, AS 4801/OHSAS 18001 Occupational Health & Safety and ISO 14001 Environmental - as well as many others
Melissa McConnell, Client Relationship Executive Melissa.Mcconnell@sgs.com 61 (03) 9790 3476 1300 765 725 www.SgS.COM.au
28/02/12 1:14 PM
116
ProFessional develoPment
negotiations? Are expense and capital budgets formulated using the same methodology? Are there other groups in the company whose activities impact your budget? Staffing levels often affect space and other costs, so HR will be a critical partner. Data centre heating, ventilating and air-conditioning costs may be impacted by new equipment or services talk with IT to determine their plans. Also work with your team to understand past purchasing patterns, as this information will be helpful when identifying potential areas for cost control going forward. If your company relies on an intranet or other shared access point for disseminating information, test your login and password early to ensure that you are ready to go.
Where are specifications books, operations and maintenance manuals and standard operating procedures stored?
Quick access to these materials will be handy in a time crunch. Become familiar with the location and indexing of your groups documentation. Identify opportunities to use electronic reference material when possible, as space considerations, automatic updates and sharing information outside your group may make this format beneficial in the long run. For both electronic and hard copy documentation, be sure you understand who is responsible for adding to and maintaining the materials your group uses. If anything requires routine updating, put it on the departments calendar now. Establishing good document management practices up front will emphasise its importance to the rest of your team.
Some pieces of information are universal in facility management. Use this checklist as a starting point to ensure that you have the most critical items at your fingertips: 3 organisational chart for the entire company, including titles and/or pay grades 3 chart of accounts from finance to help you evaluate invoices for approval 3 building drawings to establish where people, equipment and resources are located 3 contact lists for your department, key members of the executive team and vendors 3 emergency, evacuation and disaster recovery plans 3 key control list(s) with key hierarchy 3 budgets for current and previous years 3 facilities procedures (if these dont exist in written form, work with your team to get the information out of their heads and onto paper) 3 contracts for all major vendors and critical building components 3 job descriptions for all employees under your direction 3 calendar of events if your company is event-driven, such as a theatre or museum.
Are all preventive maintenance and other routine tasks up-to-date?

Knowing the current state of all preventive maintenance tasks and routine repairs or replacements is important when preparing your departments budget to cover services as well as equipment and spare parts. This information will also help you better understand your groups normal workload and may pinpoint areas for increased efficiency. Review data from any computerised maintenance management system or other system being used, and then talk with your technicians, engineers and operators. Ask if there are repair or maintenance tasks they routinely conduct that arent included in the normal property management schedule for a particular piece of equipment. Is your team utilising all the services included in equipment warranties or maintenance agreements? If youre spending too much time or money replacing and repairing items, involve the manufacturer to determine if everything is operating properly or investigate the feasibility of a replacement.
What are the terms of your current lease agreements?

A thorough review of existing lease agreements will show you potential opportunities for savings through amending the terms of the lease, by utilising outside services your landlord is required to provide, or by leveraging available tenant improvement dollars. You may also uncover responsibilities that have fallen off the radar of the executive group, such as acting as a landlord for a small subtenant. Be sure to seek out lease agreements for all locations in your portfolio. Take the time to understand your options under the rights of first refusal. Now is also a good time to contact the landlord or property management company and introduce yourself as their new primary point of contact.
find out how quickly you can get into the program. Its best to have a clear idea of which classes you want to take right off the bat, then discuss your course objectives and final goals with your supervisor. Be ready to demonstrate the direct benefit your additional skills and knowledge will bring to the company, in the event that you encounter push-back during the initial discussions. With the continued budget cuts happening across the industry, theres a chance your employer wont approve some or all of your continuing education plan. You dont want to lose too much time during a transition from one employer to the next, and having an action plan in place and a contingency plan in the event that youre required to pay for tuition yourself will allow you to move forward as quickly as your new employers policies and your own budget will allow. When looking for answers to these questions, youre likely to find that much of the initial knowledge comes from your own team. Their experience and understanding of how things get done in your new organisation is vital, so devote ample time to picking their brains. Other department leaders will be able to offer tips on navigating the budget process and the mechanics of sharing information internally. HR, your supervisor and members of the senior staff can explain expectations surrounding goal-setting, mentoring, performance monitoring and career development. Throughout this process, youre likely to uncover any number of major projects in need of attention. If you find that a significant amount of work needs to be done, its time to dust off your triage skills. Note which areas have outstanding action items, and then prioritise those tasks based on urgency and availability of resources. By establishing clear and realistic goals, youll position yourself and your team for success.
ABouT THe AuTHor
Julie Knudson has more than 15 years of experience managing a multi-facility environment and previously served on the board for the Seattle Chapter of IFMA. She is principal at Olympic Bay Management where she consults on select projects and uses her owner-side experience to advise industry vendors on ways to create better relationships with facility managers. Knudson may be contacted at +1-425-374-4664 or julie@olympicbay.com.
How is continuing education approved and budgeted?

Hopefully you enquired about the continuing education policy during the interview process. You may be subject to a waiting period, so
28/02/12 1:14 PM
Bayton is the ideal partner to tackle todays cleaning challenges

our value
At Bayton we make it easy for you by providing a single point of contact for all your facility needs, along with our one company one bill service.
Plus with over 65 years experience in the industry we have the expertise to get the job done on budget and on time, which is why we really are your no-compromise cleaning solution.
our services
Bayton Cleaning Co Pty Ltd is an Australian owned provider of cleaning and related services, with over 46 years experience in a vast range of industries.
our clients
Since 1965 our client base has steadily grown to our current portfolio of wellestablished partnerships, a testament to our ongoing delivery of superior, market-leading cleaning services. Our partnerships include: Alcoa Australia Rolled Products Best and Less CB Richard Ellis Commonwealth Bank CSC Fuji Xerox Johnson Controls Knight Frank Merck Sharp Dohme United Group Services
Our services include: General cleaning Tenancy and common area cleaning Detail cleaning Carpet cleaning and laying Hygiene services Recycling and waste management Graffiti removal Pest control Laundry services Testing and tagging
Like Bayton Cleaning Follow us @BaytonCleaning
Bayton Cleaning Co Pty Ltd P 02 9519 3644 E info@bayton.com.au
1774_Facility Perspectives Mar 12 BCC0009_magazine_ad.indd 1 v601.indd 117
28/02/12 1:14 16/01/12 3:06 PM
118
leasing + Fleet management
LEGIsLATION ruLEs
By kEN thOMpsON, aUstRaLasiaN fLEEt MaNagEMENt assOCiatiON
here is a lot of activity in the legislative area that has an impact on the management of vehicle fleets. We have had major changes to Fringe Benefit Tax (FBT) from 10 May 2011, the introduction of a new carbon tax (2014), the implementation of the fuel excise equalisation program (1 December 2011) and the introduction of the new uniform occupational health and safety (OH&S) laws from 1 January 2012. All of these will require the managers of organisations transport activities to devote more time to the fleet activities. Some of the changes are quite straightforward, while some, such as the uniform OH&S laws, will require substantial input and resources to ensure that the organisation is not at risk.
fringe benefit tax

From 10 May 2011 there was a major change in the Fringe Benefit Tax (FBT) system affecting all company-provided passenger vehicles available for private use and novated vehicles. It should be remembered that although levied on the private use of company-supplied vehicles, it is in fact a company tax, not a personal tax. FBT becomes applicable when a company-supplied vehicle is available for private use. The term is defined by the Australian Taxation Office (ATO) as not being parked overnight at the organisations premises. This means that even if the assigned driver is interstate and the vehicle is parked at the airport, the vehicle is still available for private use.
The Fringe Benefit Tax Conundrum

Company Supplied Passenger Vehicle Subject to Fringe Benefit Tax (FBT)
Parked overnight at Company premises
Owned Leased
There is often some confusion as to just what is, or is not, FBT applicable. See inset for a basic explanation. Some companies allow private use of vehicles in return for some payment from employees to offset the FBT charge. This is an arrangement between the employer and the employee, so this receipt of a reportable fringe benefit can be recorded against the employee by the ATO. For vehicles acquired before 10 May 2011, the old system is still applicable. On replacement, the new system will automatically become applicable. Transitioning over a four-year period from May 2011 to 1 April 2014, the applicable FBT rate changes to where all newly acquired vehicles become subject to a flat 20 per cent rate (see inset on page 120). AfMA lobbied for a change to the FBT legislation to ease the administration burden of fleet managers through the introduction of a flat rate, rather than the current multi-level system. We were pleased when a flat rate was announced; however, we were disappointed by the rate chosen. At 20 per cent, according to the Henry review, FBT will, when fully implemented, result in an additional $2.4 billion in tax for the organisation. In brief, the new FBT arrangements retain the old system for vehicles already acquired by the organisation before 10 May 2011 until their disposal. Vehicles sourced after 10 May 2011 will be subject to the new system. Phased in over four years, the new system begins with three levels, depending on distance travelled, transitioning eventually to a single 20 per cent rate for all vehicles from 1 April 2014.
carbon tax
Privately owned
Novated Lease
Vehicle available for private use.

Owned Leased
The full effects of the introduction of a carbon tax will not be known for some time. While fuel is not directly included in the tax scheme from 2014, the existing fuel rebate will be reduced by an equal amount to that which it would have been if fuel were subject to the carbon tax.
excise equalisation program

Salary Packaging Salary Sacrifice
These are not leases or methods of ownership they are simply financial instruments a method of payment usually using pre-tax dollars. Confusion arises as these terms are often used when referring to Novated leases.
Vehicle available for private use

Defined as not being garaged overnight at the company premises. Even if the assigned driver is physically unable to drive the vehicle by being overseas for example. If the employee is home office based then FBT is generally not applied. In addition the days when the vehicle is not available due to repair or servicing are not subject to FBT.
Novated Lease
A Novated lease is a three way agreement between an employer, employee and a vehicle supplier. The vehicle owner is the employee but by paying in pre-tax dollars it is deemed to be subject to FBT by the ATO. The FBT payment is usually paid by the Employee who also holds the vehicle residual value risk.
FBT and other Confusions

FBT is a company tax not a personal tax. Some companies allow private use of vehicles in return for some payment from employees to offset the FBT charge. This is an arrangement between the employer and the employee not between the employee and the ATO although the receipt of a reportable fringe benefit can be recorded against the employee.
This program was introduced by the previous government, but its introduction was delayed. From 1 December 2011, gaseous fuels used for transport purposes will be subject to excise or customs duty. Gaseous fuels are compressed natural gas (CNG), liquefied petroleum gas (LPG) and liquefied natural gas (LNG). The duty rates will be phased in from 1 December 2011 starting at 2.5 cents per litre for LPG and 5.22 cents per kilogram for LNG and CNG. A final rate of 12.5 cents per litre for LPG and 26.13 cents per kilogram for LNG and CNG will apply from 1 July 2015. Also from 1 December 2011, entities that have acquired, manufactured or imported gaseous fuels for use in eligible business activities may be entitled to fuel tax credits, provided relevant eligibility criteria are met. However, for heavy vehicles travelling on a public road, the road user charge may reduce any fuel tax credit amount payable for gaseous fuels to nil.
28/02/12 1:14 PM
Volkswagen Commercial Vehicles. A strong team for tough jobs.

An exciting new lineup of tough workers at amazing fleet deals. The new Volkswagen Commercial vehicle range covers all business requirements across all Australian businesses and your nearest Volkswagen dealer has every configuration and price covered to match your needs. This incredible range now features Delivery Magazine and 4x4 Magazines 2011 Ute of the year - the all new Amarok - plus the all new Crafter to cover off cargo requirements up to a massive 17 cubic metres. These brilliant new models join the legendary Volkswagen Transporter and the hugely popular, urban friendly Caddy Van. Get the commercial vehicle you want and the deal you deserve today at your local Volkswagen Commercial Vehicle dealer.
28/02/12 1:14 PM
120
leasing + Fleet management

Generally, most entities using gaseous fuels for non-transport purposes will not be able to claim a fuel tax credit because either: 3 no duty has been paid on the fuel as it was supplied for nontransport use, or 3 a fuel tax credit has already been claimed for the fuel by a business earlier in the supply chain. Information about the fuel tax credit can be found on the ATO website.
uniform occupational health and safety laws

January saw the introduction of uniform occupational health and safety laws, and most states have already indicated that they will adopt the legislation as a replacement for their own state-based systems. Directors and managers are expected to become a lot more attuned to the duty of care requirements for their transport activities, as there is a greater emphasis on the identification of risk and the organisations actions to ensure that the employee is not exposed to that risk. The responsibility of the organisation is to identify risk to anyone in the workplace; employees, workers, contract and sub-contract workers, even volunteers and visitors. AfMAs experience indicates that at present there is little emphasis by organisations senior management on OH&S and their transport activities. This is surprising as, on average, about 12 accidents or fatalities occur in Australian workplaces during every million hours worked, with 41 per cent of these transport related. This area of business activity is at last receiving the attention it deserves from lawmakers who also seem to be, by design, expanding both the scope and reach of the duty of care responsibility. Of course things become a little harder and more complicated when the workplace is in a vehicle and mobile. More importantly, when an employee is undertaking company business in a privately owned vehicle, the risks can multiply. For example, how does the company manage a privately owned vehicle being used to perform company business? It has to ensure
that it is fit for purpose for the task being undertaken, and determine whether it is adequately maintained and insured for business activity. If an organisation outsources its transport activities, does the OH&S responsibility go with the contract? The answer is still in the balance as to the extent to which the contract giver must ensure that the contracted organisation is managing the risks associated in moving their goods. There is no doubt that a responsibility does exist. A hard reality of the legislation is that in the event of an accident, its a weak defence to argue that an employee or employees were careless, disobedient or negligent. It is the companys responsibility to ensure that the workplace, wherever it may be, is safe, and if there is an incident it may be a judge who decides whether that was the case. Changes could see individual directors fined anywhere between $100,000 for a category 3 offence, to a $600,000 fine or five years imprisonment or both in the most severe OH&S breaches. We also believe that the new requirements will see the maximum penalties for duty of care breaches climb from $1 million to $3 million.
Changes to Fringe Benefit Tax: May 2011

Company Supplied Passenger Vehicle Privately owned Subject to Fringe Benefit Tax (FBT) Vehicle available for private use.
Owned Leased Novated Lease
concLuSion
There is no doubt that the last six months have seen more fleetrelated regulation changes being introduced with the potential to impact the organisations bottom line. Those with the responsibility for managing the fleet will need to apply their full attention to ensuring that the introduction of these new regulations is well managed. AfMA is a not-for-profit association for fleet managers those professionals who manage vehicle fleets within organisations. Our 575-plus members (November 2011) are represented across all levels of government and the private sector. With over 800,000 vehicles under their control, our members play an important role in the Australian economy and the fleet/transport industry. It has been estimated that about 75 per cent of locally produced passenger vehicles are purchased by fleets and in excess of 50 per cent of all yearly new vehicle registrations are taken up by fleets.
NB: The Australasian Fleet Management Association (AfMA) has attempted to provide a brief description/explanation of each of the issues involved. However, this article is presented as information only and it is not meant to be definitive in any way. Each organisation should independently identify any issues that may affect or impact on its operations.
Vehicles acquired pre 7:30 (AEST) May 10th 2011.
Vehicles acquired post 7:30pm (AEST) 10 May 2011
Applicable Fringe Benefit Tax Distance travelled Pre May 10th (1 April 31 March) 2011 0 15,000 km 26% 15,000 25,000 km 20% 25,000 40,000 km 11% 40,000 km Plus 7% For vehicles already acquired there will be no change to the current method.
Applicable Fringe Benefit Tax From 10th May 1st April 1st April 1st April 2011 2012 2013 2014 20% 20% 20% 20% 20% 20% 20% 20% 14% 17% 20% 20% 10% 13% 17% 20% FBT rate will be that applicable on the vehicle acquisition date and the rate will increase in subsequent years until the maximum of 20% is achieved.
Organisations can still use the cost reduction or the logbook method for the calculation of FBT
28/02/12 1:14 PM
comPany ProFile
121
MAINZEALs COMMITMENT TO FACILITIEs MANAGEMENT
ainzeal continues to be one of New Zealands premier construction contractors, with a history spanning some 40 years and in excess of 3150 projects completed. With operations in five centres nationwide, the company has significant experience in delivering complex and innovative projects. An example of this was Mainzeal being awarded the 2011 RMB Supreme Commercial Project of the Year Award for the construction of the Wellington Airport International redevelopment project. Mainzeal is passionate in its approach to building projects and strives to achieve the best possible outcome and highest standards for stakeholders at all levels of the development. Mainzeal actively demonstrates that the concepts of teamwork and partnership are part of its building delivery process. In the often complex world of construction projects, successful outcomes inevitably rely on having people with a deep store of energy and a passion to work together to achieve outstanding results. Mainzeals project teams are assembled with this in mind and its people are carefully chosen, not just for their skills and abilities, but for their willingness to put these principles into practice.
facilities management
Considering a whole-of-life approach during the design phase of a project is plain economic sense. Assessing the needs of the asset and developing a tailored, long-term management, servicing and maintenance plan enables clients to make well informed choices early in a project. Following the completion of a new project the contractor has an obligation to support the building for the defect liability period; however, the owner is also obliged to carry out ongoing routine servicing and maintenance. Furthermore, while materials and equipment will be supported with warranties, they must be inspected and maintained in accordance with the maintenance regimes described in the operating and maintenance manuals, or the validity of the warranty may be threatened. The Facilities Management division within Mainzeal has its roots in the Building Service Engineering team within Mainzeals construction division. It follows, therefore, that Mainzeal Facilities Management would maintain a proactive involvement with a number of construction projects that have been completed over the past years. This involvement takes the form of advising the client on the ongoing servicing and maintenance associated with the numerous elements that comprised the construction. Mainzeal Facilities Managements client base includes research and development facilities, a brewery, private hospitals, event centres, district health boards and a multi-denominational church. Mainzeal Facilities Management can provide comprehensive facilities management solutions by offering assessment, consulting and management services that will ensure the safe, efficient and profitable operation of the asset over its lifetime. The advantage of having Mainzeal as both the main contractor and facilities management provider is that the client receives a no-excuses solution. If Mainzeal builds it and maintains it, the performance of the building is Mainzeals responsibility.
Assessment
The assessment or evaluation of each asset, whether recently constructed or having been operational for some time, is an essential element of Mainzeals strategy. The need to assess the asset and its environs allows the specifications for the servicing and maintenance of each element to be developed as project specific, and are importantly aligned with the clients expectations. When the question of refurbishment or renovation of an existing asset is raised, it is important that all avenues are explored. For example, in the case of a 40-year-old commercial building where the occupants have commented on the quality of the internal environment, the immediate proposal provided by the design team may be to discard the existing air handling system and install a new system. Taking time to assess the situation may reveal that the buildings envelope comprises poorly insulated external walls and singular pane glazing. Evaluating the installation of suitable insulation and multi-pane glazing may conclude that the existing air handling
28/02/12 1:14 PM
122
comPany ProFile
system, with the addition of some pre-tempering of the supply air and a revised control system, is more than capable of maintaining a satisfactory internal environment. While the capital investment may not be reduced, the disruption of having to remove the reticulation systems associated with the original air handling system can be avoided. The advantage lies with an accelerated construction program, offering a return on investment in the form of an earlier occupancy of the asset.
Mainzeal Facilities Management has developed several approaches to the management of assets and the associated facilities found within. These are established within three basic categories; monitoring, coordination and comprehensive. With this range of services available, Mainzeal Facilities Management can tailor a solution to fulfil the needs of most clients and their assets.
For a comprehensive facilities management solution that will provide peace of mind for your new or existing project, contact Mainzeal Facilities Management at fminfo@mainzeal.com, or for more information visit www.mainzeal.com.
consultancy
The depth of our experience allows Mainzeal Facilities Management to conduct detailed investigations into all aspects of the building construction and property refurbishment. Advice on suitable plant, equipment and material can allow the client to achieve the optimum return on their investment. Combine this with an ability to analyse and model the use of both energy and water for any given site, and Mainzeal Facilities Management can offer clients an invaluable service in the management of their asset and associated facilities. When considering the ongoing operating expenses of an asset, utilising a predictive asset management tool has allowed Mainzeal Facilities Management to offer clients detailed analysis of the expected operating expenses for the future. Accurate forecast expenditure can be predicted for some 25 years, allowing the life cycle of the various elements and components within the asset to be identified. The potential of the asset management tool is exemplified when it is adopted during the design stage of any development. By running what-if scenarios, it has the ability to highlight the advantage of investing capital funds at the development stage of any project, offsetting future operating expenses during the life cycle of the asset. Essentially, this readily allows clients to make well informed choices on which materials, plant and equipment to incorporate in their projects.
management
Experience has shown that there is a need to offer a range of service choices when it comes to facilities management.
28/02/12 1:14 PM
Providing peace of mind through comprehensive Facilities Management
With over forty years of experience in the construction industry, Mainzeal understands the importance of designing, building, operating and maintaining safe, efficient and profitable commercial assets. Mainzeal Facilities Management ensures that its clients are able to make well informed decisions by assisting with the early production of a long term management, servicing and maintenance plan tailored to their assets. By monitoring for energy efficiency, providing continual control and ongoing commissioning of the internal environment of new and existing properties over the long-term, Mainzeal Facilities Management provides its clients with the peace of mind that allows them to focus on their core business. For more information contact us at fminfo@mainzeal.com Learn how we can build certainty for your next project: www.mainzeal.com
FACILITIES MANAGEMENT
1774_Facility Perspectives Mar 12 v601.indd 123 Mainzeal Facilities Management ad 16_01_12.pdf 1
28/02/12 p.m. 16/01/2012 2:38:171:14 PM
124
comPany ProFile
A pLuMBEr THAT sAVEs yOu MONEy
o its not a typing mistake or an oxymoron. MacMillan Plumbing Ltd is changing the stigma that surrounds the plumbing fraternity. Many people seem to think that plumbers turn up late (if at all!), seem to think the world revolves around them and are trying to retire on a months worth of work. We believe that there are five ways in which we can save facility managers money in an economy where budgets are set, and once they are spent it would be easier to get blood from a stone than get extra money as it is simply not available. These five areas are 3 perceived value/value engineering 3 preventative maintenance programs 3 market leaders 3 relationships/partnerships 3 guarantees.
perceived value
What is good value? Is it being $5, $10, $15 an hour cheaper than your competitor? Whenever this has been raised with me it is interesting to see that a competitor takes a one-hour job and stretches it to an hour and a half, or a twohour job becomes a three-hour job, so the initial perceived value actually dissipates into the background. My idea of perceived value is foreseeing issues before they become major. For instance finding a water main in a building over 23 storeys in which the water hammer had broken off all the bracketing resulting in the main cold water riser swaying like spaghetti. Bracketing the water main back into its correct location saved thousands of dollars when the water main split and flooded half the building. Peace of mind. What sort of price can you put on peace of mind knowing if you have a problem it will be fixed straight away with no fuss, done properly? Arguably, the one-man-band plumber may be cheaper in theory, probably due to lower overheads, but will the response times be met and could they be there in, say, 20 minutes when that crisis raises its head?
Value engineering
We saved a downtown high-rise building the equivalent of $27,000 by changing all the toilet cistern components at the same time. By buying in bulk at a much better rate and undertaking the work in one go instead of doing one toilet here and another there, resulting in multiple trips and labour costs, the building was now also saving money as no cisterns were running through, literally throwing money down the drain.
preventative maintenance programs (ppm)

Whilst the preventative maintenance program is nothing new, MPL are striving to take it to a new level. By cataloguing each building for types of fittings and possible spare parts, we can save money as we know what we need to fix for any fixture in the building before we arrive. Once we start seeing a pattern evolve, we can create an onsite inventory, which cuts down on further cost by not having to travel for spare parts, resulting in further savings. This all helps to predict the future failure and hopefully should minimise breakdowns and problems between each PPM service visit.
market leaders
In todays tough market, if you are not striving to be a market leader you will not succeed simple! MPL are constantly implementing ideas to set the bar and raise it again and again, so other services providers will follow our example in an effort to raise their standards. They say imitation is the sincerest form of flattery! Mark Sinclair, the managing director of FM Concepts Limited, has created a strong working relationship with MacMillan Plumbing over the last four years, and
28/02/12 1:14 PM
comPany ProFile
125
the FM Concepts team continues to utilise the services of MPL. As a facilities manager, we are consistently looking for proactive service providers who can help deliver the whole package service, such as having a sound administration function and employing qualified, friendly and knowledgeable technicians who you are comfortable allowing enter into our clients domain, are safe to use and assist and support the business of facilities management. Our approach initially is to try before you buy before committing to a service agreement. The appointment of MacMillan Plumbing across most of the property portfolio under the FM Concepts management has indeed been a positive experience. We particularly like the approach taken by MPL whereby all technicians are in uniform and are required upon completion of their task to be assessed by our managers about their performance. To date, the few after hours emergency calls we receive have been 100 per cent well managed in a timely manner.
guarantees
What are old tradesman guarantees you can run off the top of your head? Done right first time, on time or the first hour free, or tidy up after ourselves or the first hour free. Whilst all important there is about as much originality in these as socks from Grandma for Christmas. We have unique guarantees. The way I see it is if you cant think of new guarantees, how you are going to provide a new, exciting, unparallelled service? 3 Workmanship guarantee of seven years! The only reason I did not make it longer is we throw away the paperwork after this time! 3 Same day service If you call we will come! 3 If you are not satisfied with ANY part of our service the first hour is free! Just let us know what did not please you and we will take away the first hours labour! So if any of the above ring any bells, hit any nerves or perhaps you are just looking to surround yourselves with better services providers to make your job easier in 2012, Give us a call on 09 6344470!
Rohan MacMillan Owner, MacMillan Plumbing Ltd rohan@macmillanplumbing.co.nz www.macmillanplumbing.co.nz
relationships/partnerships
When youre often spending more time with your colleagues than your family, you will lead a pretty miserable existence if you do not get on with your workmates. I believe friendship and trust is one of the most important factors in nurturing a healthy service provider/ facility manager relationship. Whilst not expecting an invitation to your wedding, its human nature that the mutual respect of each other will always make you go that extra mile.
MacMillan MacMillan
PLUMBING & GAS PLUMBING & GAS PLUMBING & GAS
77YearWorkmanship Guarantee 77 YearWorkmanship Guarantee Year Workmanship Guarantee Year Workmanship Guarantee 1st Hour FREE Guarantee 1st Hour FREE Guarantee 1st Hour FREE Guarantee 1st Hour FREE Guarantee
If Ifyourenot completely happy with our Ifyoure not completely happy with our If youre not completely happy with our youre not completely happy with our service then the first hour isisfree. service then the first hour isis free. service then the first hour free. service then the first hour free.
Same Day Service Guarantee Same Day Service Guarantee Same Day Service Guarantee Same Day Service Guarantee
If Ifyoucall before 1pm. Ifyou call before 1pm. If you call before 1pm. you call before 1pm.
FMFM Plumbing ServicesProvider and PPM Specialists FMPlumbing Services Provider and PPM Specialists FM Plumbing Services Provider and PPM Specialists Plumbing Services Provider and PPM Specialists
0800 LAST DROP 0800 LAST DROP 0800 LAST DROP 0800 LAST DROP
Or contact Rohan: 021 794 456 Or contact Rohan: 021 794 456 Or contact Rohan: 021 794 456 Or contact Rohan: 021 794 456 rohan@macmillanplumbing.co.nz rohan@macmillanplumbing.co.nz rohan@macmillanplumbing.co.nz rohan@macmillanplumbing.co.nz www.macmillanplumbing.co.nz www.macmillanplumbing.co.nz www.macmillanplumbing.co.nz www.macmillanplumbing.co.nz
28/02/12 1:14 PM
126
comPany ProFile
Facilities management Association of New Zealand FIrsT CLAss NETWOrkING IN NEW ZEALAND
Facilities Management Association New Zealand board members
Val Moraes Chairman
John Braithwaite Vice-Chair
Carol Gould Board Member
Jason Happy Board Member
Jonathan Jepson Board Member
Ed Kidd Board Member
Peter Lord Vice-Chair
he FM profession has emerged in New Zealand. Be recognised and identified as one of the leaders in the profession within New Zealand by attending the Facilities Management Association of New Zealand (FMANZ) inaugural conference, The New Zealand FM Summit 2012 on 22-23 May 2012 in Auckland. This will be New Zealands premier facilities management event of the year, providing networking and first class learning opportunities. Leading international and local speakers will address topical facilities management issues in the fast emerging New Zealand FM market. Numerous trade exhibitors will also be showcasing their expertise and systems. Themed FM aiding growth and stability amongst uncertainty the conference addresses a core question relevant to the New Zealand and wider FM markets. Theme - Uncertainty is todays reality, driven by not only the ever-increasing technological and social changes over recent decades, but also by the great economic upheaval of the last few years. How do facilities managers aid their organisations growth and stability in such times, when they are often responsible for relatively inflexible facilities? New Zealand FM Summit 2012 aims to provide answers and solutions to the real challenges facilities managers face in todays business environment, both on a daily operational basis and at strategic levels. The conference venue is Eden Park, an iconic facility in the New Zealand public mind and a live demonstration of the innovation needed in responding to todays business environment. The venue recently hosted a number of games for the Rugby World Cup including the final won by the All Blacks. To accommodate the Rugby World Cups needs the venue was temporarily expanded and extensively refurbished. In addition, services to and from the ground were upgraded meaning the venue can be readily accessed by road (just a few minutes drive from Aucklands CBD with plentiful free parking on-site) or by rail. Come and be part of an historic event at an historic venue, both examples of innovation in response to uncertain times. Before the conference opens a one day training workshop is being held on 22 May 2012 at the same Eden Park venue. The workshop will offer great opportunities for learning and professional development. The workshop programme can be found at www.newzealandfmsummit.org .
A pre-conference dinner is being held on the evening of 22 May 2012 at the Pullman Hotel, Princes Street, Auckland. This social and networking evening promises to be a great warm-up for the conference the next day.
pricing for the The new Zealand fm Summit 2012 is

May 22nd 2012 Workshop - NZ$330 + GST (early bird) for FMANZ members or NZ$430 + GST (early bird) for non-members May 22nd 2012 Pre-conference dinner - The Pullman Hotel, (ex Hyatt) - NZ$75 + GST a head, discounted to NZ$700 + GST for a full 10-person table. Numbers limited May 23rd 2012 Conference - NZ$330 + GST (early bird) for FMANZ members or NZ$430 + GST (early bird) for non-members.
The full conference programme can be found at www.newzealandfmsummit.org/Programme.php and registrations open on 1 February 2012.
28/02/12 1:14 PM
new zealand fm summit 2012

New Zealand FM Summit 2012
Venue Eden Park Function Centre, Auckland, New Zealand Date 2223 May 2012
Summit Theme FM Aiding Growth and Stability amongst Uncertainty Uncertainty is todays reality, driven by not only the ever increasing technology and social changes from recent decades but also the great economic upheaval of the last few years. For more details contact www.newzealandfmsummit.org
320864A_Facility Management Assoc NZ | 1774.indd 1 20/12/11 11:43 AM
www.fmanz.org
Volume 5 Number 2 June August 2011
Volume 5 Number 3 September November 2011
Volume 5 Number 4 December 2011February 2012
Volume 6 Number 1 MarchMay 2012
Retrofitting
increasing the built environments energy efficiency.
for green buildings:
Information technology and social media:
connecting facilities
Fire protection What it means for you and your facility

Indoor environment quality The importance of glazing

ideaction 12
informal workspaces
spotlight on access
guide to fireproofing


1703_Facility Perspectives.indd 1
5/30/11 1:50 PM
1721_Facility Perspectives Sept 11 v503.indd 1
31/08/11 1:43 PM
1739_Facility Perspectives Dec 11 v504.indd 1
21/11/11 3:11 PM
28/02/12 11:19 AM
Would you like every edition of delivered to your home or office?

Subscribe online at www.isubscribe.com.au and keep up to date with the most comprehensive coverage of the facilities management industry.
Facility Perspectives
28/02/12 1:14 PM
128
comPany ProFile
Opus GuArDIANs OF CrITICAL FACILITIEs
nfrastructure maintenance and facilities management are core business for Opus, and the companys clients include major players in the electrical distribution and telecommunications industries, as well as ports companies, educational providers and tunnel structures including the Lyttelton Tunnel near Christchurch, New Zealand (pictured). Opus is a highly regarded global engineering and asset management consultancy with offices in Australia, New Zealand, the United Kingdom and Canada. Opus Facilities Management team currently provides asset and facilities management advice for Queensland University of Technology. Recent work includes improvements to the utilisation of existing university facilities, which has resulted in significant cost and other savings for the client. In New Zealand, Opus Facilities Management team has, since 1995, managed the non-electrical assets of New Zealands national electricity grid owner and operator Transpower. This work is as varied as the assets the team manages, including high voltage substations, emergency accommodation premises, national and regional operating centres, remote radio repeater facilities, warehouses and offices, and inter-island cable stations. Opus has an ongoing contract agreement with TelstraClear for the provision of maintenance and facilities management services for TelstraClears telecommunications network and occupied sites throughout New Zealand. Opus provides TelstraClear with worldclass solutions to their comprehensive spread of buildings and
facilities maintenance, including all aspects of critical environment building technical systems. This ranges from air conditioning, AC and DC electrical power, and UPS and generators, through to the more general aspects of property asset services such as lifts, cleaning, building fabric repair and grounds maintenance. Electricity and telecommunications are essential services for businesses and the communities they serve but can be all too easily overlooked until things go wrong. Due to the strong professional relationships Opus has worked hard to achieve with Transpower, TelstraClear and other clients, Opus Facilities Management team has been able to hit the ground running in the immediate aftermath of the devastating Christchurch earthquakes of 2010 and 2011. The outcome has been a rapid assessment of structural and other damage on-site at critical substations, efficient and effective temporary and long-term management of defects and emergency repairs to buildings and ground assets, including water supplies, drainage systems, and design and implementation of repairs (including planning and other statutory requirements). The Opus team are also specialists in project management and regularly provide specifically tailored building systems and services management for clients.
28/02/12 1:14 PM
Facilities Maintenance and Management

Opus has a proven track record of providing facilities maintenance and management services to both public and private sector clients. With a network of offices in Australia, Canada, New Zealand and the United Kingdom, we can draw upon the multidisciplinary expertise of over 2400 infrastructure professionals. We offer an integrated team approach tailored to specific client needs. Our clients have confidence and peace of mind that their assets are being managed efficiently and cost effectively, leaving them to concentrate on their business activities. Condition Assessment Compliance Management Refurbishment and Rehabilitation Project Management Maintenance and Capital Expenditure Planning Strategic Advice and Economic Assessments Quality Assurance of Contract Works Contract Financial Control Emergency Response For more information contact: AUSTRALIA Travis Gilbertson Tel: + 61 7 3367 4930 Email: Travis.Gilbertson@opus.com.au NEW ZEALAND Craig Skelton Tel: +64 9 355 9286 Email: Craig.Skelton@opus.co.nz
www.opus.co.nz
TRANSPORTATION BUILDINGS WATER & ENVIRONMENTAL INFRASTRUCTURE
28/02/12 1:14 PM
Whose BMS controls the f irst 6 star Greenstar AsBuilt building in NSW?
The Logical Group at Workplace6 in Darling Harbour
cient building in the Sydney CBD?

The Logical Group at 120 Sussex Street
rst 4.5 star ABGR rating in NSW?

The Logical Group at KPMG building King Street Wharf
REFER TO OUR ARTICLE INSIDE THIS ISSUE
Automated Logic New South Wales Automated Logic ACT www.logicalgroup.net
28/02/12 1:14 PM

1774 - Facility Perspectives Mar 12 v601 LOWRES

Caricato da

Informazioni sul documento

Descrizione originale:

Titolo originale

Copyright

Formati disponibili

Condividi questo documento

Condividi o incorpora il documento

Opzioni di condivisione

Hai trovato utile questo documento?

Questo contenuto è inappropriato?

Copyright:

Formati disponibili

1774 - Facility Perspectives Mar 12 v601 LOWRES

Caricato da

Copyright:

Formati disponibili

Volume 6 Number 1 MarchMay 2012

for green buildings:

Official magazine of the Facility Management Association of Australia

1774_Facility Perspectives Mar 12 v601.indd 1

1774_Facility Perspectives Mar 12 v601.indd 2

The national facilities management conference

Hot-desking and other types of nonterritorial offices

Facilities management is vital to local government organisations

coming up in the June edition of Facility Perspectives

Industry focus: Hospitality

Facility PersPectives VOLUME 6 NUMBER 1

1774_Facility Perspectives Mar 12 v601.indd 1

The link between green buildings and worker productivity

Access to all Elvises and priscillas access to buildings and facilities

retrofitting for peak performance

Zen and the art of elevator maintenance

Evacuation a 100 people withof disability

Guide to fire protection

access to 106 Disability standard premises

Maintenance of fire protection equipment

Case study: MCG

Melbournes landmark retrofit

107 A unique and iconic landmark

Leasing + fleet management

Green retrofits and energy management

Financing the energy efficient future

118 Legislation rules

Facility Perspectives embraces Green printing Initiatives

Facility PersPectives VOLUME 6 NUMBER 1

1774_Facility Perspectives Mar 12 v601.indd 2

MAxIMIsING THE rETurN ON yOur susTAINABILITy INVEsTMENT

1774_Facility Perspectives Mar 12 v601.indd 3

From the ceo

Facility PersPectives VOLUME 6 NUMBER 1

1774_Facility Perspectives Mar 12 v601.indd 4

From the chairman

Facility PersPectives VOLUME 6 NUMBER 1

1774_Facility Perspectives Mar 12 v601.indd 5

Facility PersPectives VOLUME 6 NUMBER 1

1774_Facility Perspectives Mar 12 v601.indd 6

A new evolution in Facility Management

Concept Evolution is:

Isnt it time for your organisation to evolve?

Facility PersPectives VOLUME 6 NUMBER 1

1774_Facility Perspectives Mar 12 v601.indd 7

WHAT Is sOuND MAskING?

Facility PersPectives VOLUME 6 NUMBER 1

1774_Facility Perspectives Mar 12 v601.indd 8

1774_Facility Perspectives Mar 12 v601.indd 9

HOT-DEskING AND OTHEr TypEs OF NON-TErrITOrIAL OFFICEs

Facility PersPectives VOLUME 6 NUMBER 1

1774_Facility Perspectives Mar 12 v601.indd 10

Facility PersPectives VOLUME 6 NUMBER 1

1774_Facility Perspectives Mar 12 v601.indd 11

Facility PersPectives VOLUME 6 NUMBER 1

1774_Facility Perspectives Mar 12 v601.indd 12

Team cohesion Viewed less favourably by older workers

Facility PersPectives VOLUME 6 NUMBER 1

1774_Facility Perspectives Mar 12 v601.indd 13

MOrE sCOpE FOr INNOVATION

more Scope for innoVATion

THermATeX And VenTATec