Official magazine of the Facility Management Association of Australia Print Post Approved 340742 00155 $9.

95 inc GST

Volume 4 Number 1
March - May 2010

H20 Management
How facility managers are minimising
stress on precious water resources

>MANDATORY DISCLOSURE: PERSPECTIVES FROM THE EXPERTS

>THE FUTURE LOOKS BRIGHT FOR LED LIGHTING
>TRENDS IN COPPER AND FIBRE NETWORK CABLING
 CLIENT FEATURE

SHRED-X DOCUMENT DESTRUCTION

MAKING SURE NOBODY KNOWS
YOUR BUSINESS

D
o you know how many documents
containing confidential or sensitive
material are produced in your
organisation daily? Do you know what happens
to those documents when they are no longer
required? The following three important tips can
help you to identify your organisations document
destruction needs and take steps to ensure your
company is privacy compliant.

1. Every business has information

that requires destruction
All businesses have confidential information that needs to be kept
private. Customer lists, price lists, employee records, business
strategies, sales statistics and correspondence all contain information
about business activity which would interest any competitor.
Incidental records such as phone messages, memos and drafts are
also useful for competitors and thieves. Furthermore, employees and
customers have the legal right to have their data protected. Without
the proper safeguards, such as Shred-X under desk boxes and on-site
secure containers, information ends up in the bin where it is readily
available to anybody, exposing your organisation to the risk of
criminal and civil prosecution, as well as the costly loss of
business.

2. Stored records should be

destroyed on a regular basis
The period of time that business records are
stored should be determined by a retention
schedule that takes into consideration their
useful value to the business and the governing
legal requirements. From a risk management perspective the only
Closing the environmental loop
acceptable method of discarding stored records is to destroy them, Shred-X is dedicated to minimising CO2 emissions and
documenting the exact date that a record is destroyed via a Shred-X promoting a sustainable future through recycling. After being
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3. Be wary of records storage companies An environmental certificate is then issued to our clients
providing shredding services outlining how their choice to have their documents destroyed
Many commercial records storage facilities offer records destruction by Shred-X has made a positive impact on our environment.
as a service to their customers by subcontracting the destruction of Here is an idea of how the paper you are throwing away is
the records to an external company. Any business using a commercial affecting the environment:
records storage firm should inquire as to the nature of the destruction 1 archive box full of paper per week over one year
services that are available. As the owner of the records you are equates to approximately:
ultimately responsible for their security and, therefore, should be Tree’s 10.14
selecting the vendor directly. Shred-X are happy to invite inspections Barrels of Oil 1.95
of our state of the art facility to ensure complete peace of mind when KWH of Electricity 3198
it comes to selecting us as your document destruction service Cubic Metres of Landfill 3.12
provider. Litres of Water 24,788.40
Tonnes of Carbon Emissions 1.0296
Shred-X Document Destruction can offer your organisation the peace
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analysis of your document destruction requirements.

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FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
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2 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
4 27 37
Offices also in Adelaide, Brisbane & Sydney

Editor-in-Chief
Ric Navarro
Regulars + News Cover Story: Water Energy and
Editorial enquiries: Tel: (03) 9274 4206 Chairman Steve Taylor thanks all Efficiency Environment
Email: ric.navarro@executivemedia.com.au
members of the FMA Australia Increasing concern over water The government’s mandatory
Advertising Manager and outlines the key challenges security Australia-wide has disclosure scheme for
Phil Haratsis of 2010. CEO David Duncan
Advertising enquiries: Tel: (03) 9274 4200
resulted in innovative plans for commercial buildings has
Email: media@executivemedia.com.au confirms his support for water harvesting, fire sprinkler undergone several amendments
education and training for Facility testing processes, and reducing in line with industry feedback.
Front Cover Image Managers, and discusses the
iStockphoto
facilities’ environmental
program for ideaction10. footprint.
Editorial contributors
Brian Ambler, Ton Cantwell,
Mark Feetham, Derek Hendry,
Carolyn Hughes, Chris Hunt,

4 27 37
Romily Madew, Sari Mattila,
Anita Mitchell, Gemma Peckham,
Chairman’s Message Fire Sprinkler Water Mandatory Disclosure:
Robert Schiller, Barney Tomasich, Saving Property Services
Viewpoint
5
Don Williams, Tetyana Wotton,
CEO’s Address New standards are set to reduce
Subbalakshmi Yerramilli.
the large volume water used in How will the mandatory

6 Fast Facts & News vital sprinkler system testing, disclosure of commercial
Layouts
Anthony Costin with additional benefits for building and energy efficiency

8 Education News building owners and managers. affect you? Anita Mitchell and
Printed by Chris Hunt assess the impact.
Geon Impact Printing
NSW pre-employment training
helps industry job seekers.
31 Harvesting our H20

42 Mandatory Disclosure:
Legal Viewpoint
With our main cities facing an

21 Ideaction 2010 ongoing water crisis, our Stakeholder concerns about the
buildings should be producers, new Mandatory Disclosure
2010 Conference program and rather than consumers, of our scheme have been met with
speaker presentation summaries. precious resources. swift response by Government.

77 Mediterranean
Connections 34 Making that footprint
smaller 46 Soft Landings: Closing
the loop between low
energy design and
The editor, publisher, printer and their staff and agents General Delegate Lionel Cottin of New technologies for the use of reality
are not responsible for the accuracy or correctness of the
text of contributions contained in this publication or for the French Facilities power and resources can help This new process extends
the consequences of any use made of the products, and
the information referred to in this publication. The editor, Management association business tackle environmental professional involvement after
publisher, printer and their staff and agents expressly
disclaim all liability of whatsoever nature for any provides an international challenges whilst improving building handover, and eases
consequences arising from any errors or omissions
contained in this publication whether caused to a
perspective of industry operational efficiency. buildings gently into operation.
purchaser of this publication or otherwise. The views
expressed in the articles and other material published
challenges.
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
Facility Perspectives embraces Green Printing Initiatives 47 Smart Grid, Smart City

accept responsibility for the accuracy of information Electricity networks incorporating

which is supplied by others. It is impossible for the
publisher and editors to ensure that the advertisements advanced technology can
and other material herein comply with the Trade
Practices Act 1974 (Cth). Readers should make their own
Cert no. SCS-COC-001164
improve energy efficiency and
inquiries in making any decisions, and where necessary,
seek professional advice.© 2010 Executive Media Pty This publication, has been printed using ECO-CLEAN print processes. Vegetable based inks and reliability and deliver improved
Ltd. All rights reserved. Reproduction in whole or part, recyclable materials are used where possible. environmental outcomes.
without written permission is strictly prohibited.

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1

50
Local Government
Local Government facility
management is an area of
growing innovation and
consistent development, with
tender processes forming an
increasingly important part of
large part, and energy efficiency
a central
50 Law surrounding the
tender process-
Applications for
facility managers
Facility Managers must
understand the tender process,
including the contract law that
regulates it. In this article,
Tresscox lawyers Brian Ambler
and Tetyana Wotton outline why
it’s important for facility
managers to understand the
synergies between the tender
contract and the process
contract in dealing with
government tendering.
56 The Future Looking
Bright for LED
Lighting
With constant pressure on
facility managers to address
energy inefficiency and cost
savings, the search is on for an
alternative light sources to
fluorescents. LED lighting,
already commonly found in a
variety of devices and
applications, is being lauded as
the future of large scale
commercial lighting.
62
Lighting and
Sustainable
Building
The challenge of sustainable
design and operation for
commercial buildings has been
met and overcome with
innovative designs by some
leading design companies.
62 Case Study: Office
Lighting Gets Six
Stars
Sydney’s One Shelley Street
state-of-the-art lighting control
and energy management system.
65 Office Interiors
Awarded 6-Star Green
Star Rating
Woodhead sets new benchmarks
in sustainable architecture at
Fujitsu’s head office in Victoria.
67 The Challenge of
Energy Management
Improving energy efficiency is a
key concern for facility managers
with an increasing number of
‘green buildings’ testimony to this.
69 Zillmere Joint Contact
Centre Seeing Stars
Zillmere Joint Contact Centre has
been awarded the highest Green
Star ating ever received by an
office building in Australia.
70
Chemical Emissions
from Building
Products
The condition of indoor air is
part of this comprehensive
research by Subbalakshmi
Yerramilli and Robert Schiller.
CONTENTS 3
73 78
Security + Essential Services +
Technology Maintenance
An efficient security system is an Derek Henry outlines a raft of
integral part of effective facility new regulations, laws and
management, and technological standards that impact on the
developments can offer a great delivery of essential services and
deal of scope to bolster facility facilities maintenance.
safety.
73 Facility/Security
Cooperation – the Coming up in the
writing’s on the wall June edition of
Graffiti is a threat that concerns Facility Perspectives
both facility and security
Facility Managers at the
managers. Security expert Don
coal face
Williams uses graffiti attacks as
an example of how facility and How FM’s are improving the
security managers can combine sustainability of mining camps
their knowledge, skill and and accommodation.
resources.
75 Trends in Facility
Network Cabling
Infrastructure
Cabling and networking
technology guru Barney
Tomasich, takes us on a quick
tour of standards, regulations
and trends in copper and fibre
cabling.
Client Features Plus
Shred X
Brookfield Multiplex + Building refurbishments:
Leighton Contractors the benefits of retrogreening
Muller Industries
+ Leasing & Fleet Management
Victoria University
Wormald
Apex Property Consulting + Office supplies, equipment &
RUD Chains furnishings
Harris HMC
Dorma + Guide to Green Purchasing
Rainbird Australia
Victoria University + Full ideaction10 wrap up
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
4 FROM THE CHAIRMAN
CHAIRMAN’S MESSAGE
W
ith 2009 behind us and with that the
global financial crisis, the economists
predict a much improved 2010. Similar
to most not for profit organisations, FMA Australia
has had to manage a period of stagnation or
downturn in the economy. This clearly impacts on
our ability to invest and grow.
It is pleasing to note however that considering
these recent difficult economic times, our
membership levels have remained relatively steady
albeit our attrition rate could be better. I would like
to personally thank every member for maintaining
their support of FMA Australia in 2009. As it
stands we currently have around 2,000 members.
If we consider the information that is known or
available, it is estimated that there are some
200,000 full time employees in Australia that are
involved in either managing or delivering activities
within the built environment. This quantity of
employees is our opportunity for growth. Just
imagine what FMA Australia could do if it had
“
5,000 members!
A key challenge for
FMA Australia is
in growing our
membership base.
A key challenge for FMA Australia is in growing
our membership base. By doing so, we are able to
drive forward more investment in providing value
back to you, our member. Critical mass is essential
in any business to enable sustainable growth. By
having critical mass our industry gains wider
recognition within Government, our voice will be
stronger hence we will be listened to more.
Collectively, I would like to encourage all members
to provide any ideas on how we can grow and
equally ask for your support in engaging non
members to join. The bigger we are, the bigger we
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
“
The bigger we are, the
bigger we can become,
the greater benefit our
industry will receive.
can become, the greater benefit our industry will
receive.
By us achieving an expansive membership base
will also raise the standard of FM within business
and ultimately provide leverage for you and your
career.
Another key objective for the FMA Australia in
2010 relates to education. You will probably have
seen our CEO’s recent announcement on the
development of the FM Diploma through
Holmesglen. This course will commence in
July/August 2010 and will be the most innovative
FM course available in Australia. Our vision is to
gain an excellent reputation in industry through the
results derived from this course. Our intent over
time is to advance the science of FM through
education and having employers consider this
qualification as a pre-requisite to employing Facility
Managers in the future. This is no different to what
happens with other professional industry sectors
e.g. finance or engineering.
Our future will also depend upon our ability to
attract, recruit and retain people into the FM
industry. FMA Australia and our industry is still
relatively young (ideaction in Perth in May is only
our 21st conference) and it has come a long way to
gaining expansive recognition with a diverse
employer base. To achieve greater levels of
recognition and indeed success we require a solid
foundation across education at various levels. This
will be our priority and we really hope you can
support this initiative with your colleagues, staff
and employer.
Steve Taylor
FMA Australia Chairman

CEO’S ADDRESS
W
elcome to another year of Facility Perspectives and what
I’m sure will be another period filled with challenges and
opportunities for those working in facilities management.
The past year has been a difficult one for our industry and for the
whole community, as the impact of the global financial crisis was felt
and many businesses were forced to review their forward priorities.
As the peak body representing the interests of facilities
management in this country, the challenge for FMA Australia has been
to determine how we can best improve recognition of the profession,
and better demonstrate the value that effective FM practices can add
to a business.
As you would be aware, one of FMA Australia’s key priorities in
recent times has been to deliver greater educational opportunities for
those working in our industry.
I am firmly of the view that FMA Australia’s pursuit of better
education and training initiatives will pay dividends for members and
for all those working in our industry.
As new technologies change the way people do business and
facility managers are required to drive change and ensure compliance
with an increasingly complex raft of regulations, our industry’s long-
term viability depends on having a workforce that is better-educated
and more versatile than ever before.
As you would be aware, last year FMA Australia, together with the
Australian Institute of Refrigeration, Air Conditioning and Heating
(AIRAH) unveiled the Vocational Graduate Certificate in Energy
Efficiency for Facility Managers, providing an opportunity to boost
skills in an increasingly important area, particularly given the
scheduled introduction of mandatory disclosure of energy efficiency in
commercial buildings later this year.
However, many in our industry have been concerned at the lack of
a holistic, vocational qualification that is designed by the FM industry,
for facilities management practitioners.
As I announced late last year, FMA Australia aims to correct this in
2010 with the introduction of the Diploma of Facilities Management.
Preparatory work for this initiative has been underway for over 12
months, with key industry stakeholders having been consulted and
provided input on key learning areas, competencies and requirements.
We have engaged Holmesglen Learning, Innovation and
Development to assist us with the process of gaining formal
accreditation for the Diploma, and a steering committee of high-level
stakeholders has been formed that will help ensure we are developing
an innovative, high calibre qualification.
I have been exceptionally pleased with the feedback and support
for this initiative I have received to date, and I look forward to keeping
you advised of progress in the next edition of Facility Perspectives.
Professional development forms another important part of FMA
Australia’s commitment to education. The diverse nature of facilities
management means that those working in the industry require a
broad range of skills, which naturally means the professional
FMA Australia extends its appreciation to the following companies for the generous support in the
development of FMA Australia’s Vocational Diploma of Facilities Management
FROM THE CEO 5
development opportunities we offer to members cover a wide range
of areas.
This diversity is reflected in the ‘Smorgasbord’ of professional
development courses and “Business Finance for Facility Managers”
FMA Australia is offering between now and the end of June. There are
a range of courses on offer, covering subjects including performance
management, conflict resolution, negotiation skills, mentoring, change
management within the FM sector and an intensive leadership
development programme for FM professionals.
Places in these courses are limited, so I urge you to visit our website
(www.fma.com.au) and register now for these innovative professional
development opportunities.
Of course, the biggest event for the facilities management industry
in Australia for 2010 will be ideaction10, which will be held in Perth
from 12-14 May 2010. This will be the first time that FMA Australia
has taken its national conference to Western Australia, known as ‘The
State of Excitement’.
As befits the state motto, FMA Australia has put together an
exciting program of site visits, presentations and social events that is
certain to make ideaction10 an informative, educative and thoroughly
enjoyable few days for all attendees.
This year’s program includes the introduction of a new poster
presentation session, providing a further opportunity for those in the
FM industry to present their ideas and innovations in a creative way.
I am also delighted that the keynote speaker this year will be Sam
Walsh, Executive Director, Rio Tinto/Chief Executive, Iron Ore and
Australia. Sam Walsh is one of Australia’s most respected corporate
executives, and his insights will be invaluable as we think about how
best to harness our industry’s resources and pursue opportunities for
growth in the years ahead.
The full program and registration details for ideaction10 are now
available on FMA Australia’s website, so I encourage you to register
quickly and take advantage of the earlybird special.
It is an exciting time to be involved with facilities management in
Australia. The continuing move towards improved sustainability in the
built environment means facility managers are in a stronger position
than ever before to influence the way our buildings are run and work
with management teams, tenants and service providers to deliver
better outcomes.
FMA Australia’s continued focus on improved education and
professional development opportunities for those in FM, coupled with
our credentialing opportunities and advocacy activities to government
will help secure the long-term viability of our industry, and will ensure
that Australia’s FM workforce is better qualified, better paid and
better able to contribute to the sustainability of our built environment
in the years ahead.
David Duncan
Chief Executive Officer
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
6 FAST FACTS + NEWS

$11.6 million to help 30 office buildings go green

A North Sydney office building will install five vertical wind turbines as part of an upgrade
supported by the Australian Government’s Green Building Fund that will reduce the building’s
environmental impact by generating energy in-house.
The owners of the Pacific “This round will generate $46 investment in 156 building retrofitting their buildings in
Highway-Miller Street corner million in total investment in improvements that together are terms of cost savings, reduced
building are among 30 improvements like upgraded projected to save more than emissions and improving their
applicants Australia-wide who building management systems, 127,000 tonnes in greenhouse buildings as workplaces.”
have been offered a total of modern heating and air gas emissions each year.
$11.6 million from the Green conditioning systems and “This round has resulted in a For further information on the
Building Fund’s fourth round. upgraded lighting,” Senator Carr higher proportion of successful Green Building Fund program
The Green Building Fund is a said. applications for improvements to visit www.ausindustry.gov.au,
Rudd Government initiative that “It will also result in projected small buildings and buildings call the hotline on 13 28 46 or
reduces energy consumption and savings of more than 26,000 located outside CBDs. email the hotline at
greenhouse gas emissions by tonnes of greenhouse gas “This shows that more and hotline@ausindustry.gov.au.
supporting building owners to emissions a year. more commercial building
retro-fit commercial office “To date this program has owners are becoming aware of
buildings. resulted in $218 million in total the triple bottom line benefits of

Silverpac digital thermostat

As issues of sustainability have grown more important, a new niche of electronics has emerged
to help manage energy use in the home or office.
Silverpac showcased an
intelligent thermostat as
CES that uses an
interactive touchscreen
interface.
The system features a
programmable 7-day cycle
that is managed through a 7
inch display that illustrates
how energy is being used in
the facility. The system can
even isolate the energy use
of specific appliances and
suggest alternative use
patterns to help save energy.
The system also has inbuilt
wi-fi, allowing it to send
usage data straight to the
utility company.

Thiess to build Queensland’s healthiest building

Thiess has signed a $123 million contract with Leighton Properties to build Queensland’s
healthiest building, King George Central, at 145 Ann Street in Brisbane’s CBD.
Managing Director David At 27 storeys, the 28,000m2 Heart Foundation Queensland design of commercial buildings
Saxelby said the office tower building will offer A grade office board director Harold Hope said on health and will raise the bar
would be the first such CBD accommodation in surroundings earlier this year that King George about how design will
development to commence in designed according to the Heart Central would be a breakthrough increasingly influence tenant
Australia since the start of the Foundation’s Healthy by Design for healthy workplaces. demand due to the need to
global financial crisis, and features. “The design of our encourage healthy living and the
came on the heels of the King George Central is the first communities, workplaces and resulting benefits of a healthy
recently completed 400 George building in Australia to be cities has a significant effect on workforce.”
Street Brisbane office tower, publicly endorsed by the Heart our health behaviours,” Mr Hope Construction is underway with
which has received a 5 Star Foundation, and will feature said. the project set to finish early in
Green Star – Office Design v2 user-friendly staircases to all “Our involvement with King 2012.
rating from the Green Building floors from the ground up, a bike George Central will increase
Council of Australia. fleet and a healthy choice café. awareness about the impact of

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
TO FIND THE RIGHT
PEOPLE YOU NEED
THE RIGHT PARTNER
We’ve been at the forefront of facilities management
recruiting since the beginning. We’re the experts in
recruiting individuals or teams for major property owners,
facilities service providers/contractors, corporate clients,
and government departments.
We place senior candidates including general and
operation managers through to building and facilities
managers on permanent and temporary contracts. Our
expertise ensures that we find the right person for you.

Contact your local Hays Facilities Management office.

Adelaide T: 08 8212 5242 E: cp.adelaide@hays.com.au
Brisbane T: 07 3231 2606 E: fm.brisbane@hays.com.au
Canberra T: 02 6230 5142 E: fm.canberra@hays.com.au
Hobart T: 03 6234 9554 E: fm.hobart@hays.com.au
Perth T: 08 9486 9553 E: fm.perth@hays.com.au
Melbourne T: 03 8616 8400 E: fm.melbourne@hays.com.au
Sydney T: 02 9249 2222 E: fm.sydney@hays.com.au

hays.com.au
8 FAST FACTS + NEWS

Maintainability of Facilities For Building Professionals

by Yit Lin CHEW, Michael (National University of Singapore, Singapore)

This book focuses on major components of a facility,

spearheading the integration
of maintainability, starting
right from the design stage.
To enable such integration,
improving the knowledge of
maintainability and setting
maintainability benchmarks are
two key issues. These objectives
are fulfilled with the
development of a
comprehensive defect library, a
material manual and a
maintainability scoring system.
These tools serve to define
acceptable standards in design
and construction practices, thus
enhancing long-term
maintainability of facilities.
Maintainability of Facilities:
For Building Professionals aims
to improve the standard and
quality of design, construction
and maintenance practices to
produce efficient facilities that
require minimum maintenance.
The text covers technical issues
related to maintainability of
and discusses the implications
and selection of materials for
high maintainability.
The target readers are
practitioners and students in
architecture, engineering,
building, real estate,
construction, project
management, facilities
management, quantity and
building surveying.
Contents:
3 Wet Area
3 Façade
3 Basement
3 Roof
3 M&E
3 Material Selection
3 Nondestructive Tests
3 Maintainability Grading
System
Page: 544pp
Pub. date: Jan 2010
ISBN: 978-981-4291-75-0
Price: US$65 / £43

NSW pre-employment training

THERE TO GUIDE YOU
From late 2010, office
building owners will need to
provide up-to-date and
accredited energy
performance information
when they lease or sell office
space covering more than
2,000m2 under the
guidelines of the Mandatory
Reporting scheme.
www.davislangdon.com
Our in-house assessors can
guide you through this
process with the strategic
advice and innovative
practices to manage costs
and add value to your asset.
For more information
please contact
Andy Bendell on
(03) 9933 8800.
helps industry job seekers
Australian Training Alliance (ATA) has conducted its first New
South Wales pre-employment training program for job seekers
who have been identified as suitable for work in the cleaning
industry.
A group of selected candidates attended the five day NSW pilot
program which was arranged in partnership with vocational
rehabilitation provider, CRS and the NSW Division of the Building
Service Contractors Association of Australia (BSCAA).
Hands-on training introduced candidates to cleaning methods and
procedures needed to maintain and clean storage areas, glass
surfaces, wet areas, food handling areas as well as carpeted and hard
surfaces. BSCAA member companies were on hand on the final day
of the program to interview participants for suitable cleaning
positions.
“We have developed a sustainable, highly successful and reputable
cleaning industry pre employment model. Through our partnership
with the CRS Australia and BSCAA NSW, we are bringing the
program to New South Wales to train suitable applicants and build a
talent pool of competent candidates to meet the demand for cleaning
vacancies,” said ATA’s CEO, Justin Scripps.
The Australian Training Alliance is approved to deliver nationally
accredited qualifications. It is a Registered Training Organisation
(RTO) established in 2005 to deliver flexible industry-driven training
programs at ‘pre’ and ‘post’ employment levels.
Any employers needing cleaners to commence new contracts, fill
current vacancies or who are prepared to provide work experience
opportunities are encouraged to contact Justin Scripps via email at
justin@australiantrainingalliance.com.au

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
 FAST FACTS + NEWS 9

New structure to strengthen renewable energy focus

West Australian Energy Minister Peter Collier has taken another step in developing a clear
direction for WA’s energy sector and delivering a clean energy future.
Mr Collier has outlined a plan to Mr Collier said SEDO had achieved a
integrate the Sustainable Energy great deal in raising awareness of energy
Development Office (SEDO) into the efficiency and encouraging greater use of
Office of Energy (OOE), ensuring a more renewable energy.
co-ordinated focus on the Liberal- “However, it is time to move into the
National Government’s priority of next phase of energy development,” he
providing secure, reliable, competitive said.
and clean energy. “We have moved beyond the need for a
He said this would also help the State separate focus on sustainable energy to a
Government meet its commitment to the more holistic understanding of how the
national 20 per cent renewable energy diverse parts of the energy sector need to
target by 2020, which is a key objective of complement each other to responsibly
the Strategic Energy Initiative, currently deliver what the community and economy
being developed. need.”
“To meet this commitment, it is The Minister said realigning the OOE
important to take a more co-ordinated aims to integrate strategic energy policy and
approach to renewable energy and energy planning, build additional capacity in the
efficiency,” the Minister said. area of competitive and efficient energy
“The new structure of the Office of markets and regulation, and streamline the
Energy will embed renewable and energy delivery of clean energy and community
efficiency research, development and incentive programs.
planning into all aspects of the broader “No jobs will be lost as a direct result of
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FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
10 FAST FACTS + NEWS
Smart software to cut buildings’ emissions
New smart software that actively optimises a building’s energy control systems can cut energy
and costs by up to 30 per cent, a recent study found.
The technology, developed by CSIRO, is
being charged with the potential to
dramatically reduce energy consumption
and costs for building owners, while
improving tenant comfort and reducing
greenhouse gas emissions.
Launched this week, BuildingIQ is being
used to control the heating, ventilation and
air conditioning systems that consume up
to 60 per cent of total energy in
commercial buildings. It also allows
tenants to provide real-time feedback on
comfort levels to building managers, as
well as broadcast information about energy
prices and the amount of energy being
consumed or saved in a building.
The technology is the result of over
15 man-years of work, by
CSIRO scientists.
Using
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FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
algorithms, the software promises to help cut a
building’s operating expenses and improve its
official National Australian Built Environment
Rating System (NABERS) star rating.
Federal environment minister, Peter Garrett,
announced last week that starting next year all
buildings over 2000sqm must publicly disclose
their energy efficiency whenever they are sold or
leased.
Former technology venture capitalist and
BuildinglQ founder, Mike Zimmerman, said the
heightened focus from investors, tenants and the
government on environmental initiatives was
contributing to the interest in the product.
“Owners want energy management initiatives
with strong, near-term, return-on-investment
profile and limited capital requirements, so our
solution is attractive,” he said.
Last year, a trial of the software at CSIRO’s
4.5 star rated Newcastle Energy Centre
achieved cost and energy savings of up to
30 per cent.
A recent study by Professors at UC Berkeley
and Maastricht University showed that green
buildings in the US sold for 16 per cent more
and had effective rents that were 6 per cent
higher than others.
SOURCE: ARCHITECTURE + DESIGN

Boral revitalises bricks and blocks
Boral has improved the versatility of its award-winning Masonry One brick system, introducing
lighter solutions and additional size options.
Boral’s concrete bricks are now
up to 12 percent lighter and are
available in three new sizes
including the Standard 76 brick
weighing a mere 3.15 kilograms;
the Brick & a half 119 at 4.7
kilograms; and the Double height
162 block at 6.2 kilograms. These
changes provide architects with
more flexibility and improved
productivity for the brickie on
site.
Masonry One bricks are also an
environmentally friendly solution,
consisting of 57 percent waste
material sourced from power
stations. The water used in the brick
is also fully recycled, taken from a
dam located on the manufacturing
site.
Maintaining the load-bearing
qualities of heavier units, these
materials have exceptional
resistance to chloride and sulphates,
making them more durable for
structures close to the sea.
Additionally, the Masonry One
bricks have a fire rating of 90
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FAST FACTS + NEWS 11
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Ideal for a range of residential and
commercial projects including
apartments and houses, the
Masonry One brick system is a low
cost alternative to clay building
products. It is simple to install,
render and cut with minimal
wastage, and by ensuring conformity
of size with bricks that are double-
sided and even-faced it makes
building quicker and rendering
easier.
John Nassif of Holdmark
Constructions is a frequent user of
Boral Masonry One: “We have been
using Boral’s concrete bricks across
the board for many years,” he says.
“The lightweight bricks have always
been easy to work with and are ideal
for both internal and common walls,
as well as external walls. It’s also a
plus to know that the bricks have
environmental benefits too.”
For more information contact Boral
on 1300 134 002 or visit
www.boral.com.au/masonry
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FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
12 FAST FACTS + NEWS

World’s tallest living wall takes root in Sydney

By Gemma Battenbough
Renowned French botanist, Patrick Blanc, has created the world’s tallest vertical garden at a
residential development in Sydney’s inner west.

However, the 33-storey north-
facing green wall is merely a
‘practice run’ for Blanc’s even
bigger installation planned as
part of the $2 billion Central
Park development at the
former Carlton Brewery site on
Broadway.
The living artwork, currently
installed at Frasers Property’s Trio
development in Camperdown,
uses 4,528 native Australian
plants from 69 different species
that are fed by a grey-water,
dripper-irrigation system.
“You can observe many of
these species growing wild on
maritime cliffs or along the cliffs
and rocky slopes in mountainous
areas, making this project a kind
of ‘Botanical Vertical Garden’,”
Blanc said.
In collaboration with Pritzker
prize-winning French architect
Jean Nouvel, Blanc will also add
vegetal wall panels to two
residential towers as part of the
Frasers Broadway development.
These living walls are set to
reach up to 150 metres in height
and cover up to 10 times the area
of the Trio prototype.
Blanc, who is credited with
inventing the concept of a vertical
garden, told Architecture &
Design that he is experimenting
with the use of tubes and
pyramids that can be entirely clad
in plants as part of his work on
the Frasers Broadway project.
As well as providing a green
aesthetic, vertical gardens can
also offer a reduction in energy
consumption through thermal
insulation, Frasers Property
managing director, Dr Stanley
Quek, said.
“Not only are Patrick’s vertical
garden installations captivating,
but also by putting these
sustainable pieces in cities we are
able to cut down on greenhouse
gas emissions and have them act
as a natural air purification
system,” Quek said.
The Trio development, which
was designed by Fender
Katsalidis, gives every apartment
a balcony edged with louvred
screens that act as a passive
sustainable design and give the
building a “dynamic”, ever
changing aesthetic, Karl Fender
said.
Patrick Blanc has worked with
many famous architects including
Jean Nouvel, Andrée Putman,
Francis Soler, Edouard François,
Jacqueline and Henri Boiffils,
Herzog and de Meuron, Marc
Newson, Saguez and Partners.
His only other projects in
Australia are the Qantas lounges
in Melbourne and Sydney (2007)
and Melbourne Central Shopping
Centre (2008).

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
 CLIENT FEATURE 13

MANDATORY DISCLOSURE
New scheme by the Federal Government enforcing the assessment and disclosure of the energy
performance of commercial buildings sets the scene for change

I
n the second half of 2010, landlords will be required to obtain Implications for Building
and disclose energy efficiency information to potential purchasers Owners and their
and lessees of commercial office space. Facility Managers
Agreed by the Council of Australian Governments (COAG) in July Practical application of the
2009, the final legislation for this new system of mandatory disclosure new requirements will force
is expected to be finalised in the coming months. The new scheme landlords and their facility
will be administered by the Department of Environment, Heritage, managers to look critically at
Water and the Arts (DEHWA) and the Federal Government has their current administrative
indicated that it is likely to require the disclosure of three separate and data management
items: processes regarding energy
1. A valid energy efficiency base building star rating, proposed to management. Ease of
be the NABERS Energy rating tool. compliance will depend on
2. A Building Energy Efficiency Certificate (BEEC). how organised, complete and
3. An Energy Efficiency Assessment Report. attainable the energy and
building records are for each
Two-Phase Implementation building’s assessment. Failing
The scheme has obvious implications to owners and tenants of to have these items available
commercial property Australia-wide in terms of how they buy and for disclosure once the
lease commercial buildings. It will commence in two phases. scheme is introduced will
3 Phase one is due to commence in the second half of 2010 and delay a sale or lease
includes commercial buildings with a net lettable area greater transaction going ahead.
than 2000m2, or individual lettable spaces greater than 2000m2 Furthermore, the Government
within a commercial building. has indicated that the
3 Phase two will consider the expansion of the scheme to include incoming legislation will
retail, hotels, schools and potentially hospitals. include a form of infringement
notice and possibly a publicity
process to motivate landlords
to meet compliance.
The other aspect for
landlords to consider is the impact that a poor energy rating and
efficiency assessment will have on the value of their property.
Tenants are increasingly looking for energy efficient office space to
occupy, whether it is due to internal policy and targets, government
policy, or the lowest possible outgoings. Landlords of poorly-rated
buildings may find their properties are no longer attractive to A Grade
tenants and will need to consider how to re-position their buildings in
the future. Options include:
3 Refurbishment to improve efficiency and reduce operating costs
3 A review of rent to remain competitive
3 Some other condition or enticement to attract prospective
tenants
James Vesper, Sustainability Manager – Services at Brookfield
Multiplex, has been working on a range of energy performance
programs for the company’s commercial clients – both from the
corporate occupier and the investor perspective. He is assisting the
company’s investment clients to be ready and compliant with the
mandatory disclosure requirements once the new scheme
commences.
Assisting clients to achieve and improve the requisite NABERS
rating is well in progress. This includes a number of energy and
metering initiatives which have led to improved NABERS ratings,
while some of the major refurbishment projects have also achieved
design ratings under the Greenstar tool.
From the corporate occupier perspective, Brookfield Multiplex’s
corporate real estate tenant advocacy stream welcomes the change
with green leases being an imperative for most of its clients. James
Vesper adds that many environmentally-savvy clients are already
tracking energy, waste and water consumption and Brookfield
Multiplex is able to work with them to implement their own targeted
ESD programs.

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
14 FAST FACTS + NEWS

Simplex goes global

Simplex Australia is leading a resurgence of accurate synchronised time and information display
technology in the Asia Pacific, Middle East, Europe and Africa regions.
Whether at an airport,
university, railway station or
hospital, it’s more than likely
that Simplex is keeping the
facility running on time.
Time display systems are one
of Simplex’s founding
technologies and now form part
of the company’s global product
range. The Middle East,
Singapore, Malaysia and Hong
Kong are just some of the areas
that have adopted Simplex’s
time products to grow their
respective markets.
With synchronised and
accurate time display critical for
many organisations, Simplex
offers a number of solutions for
a wide variety of applications.
“With our product range
offering solutions for so many
different applications, we’re
finding more and more global
opportunities for the brand,”
said Glenn Tant, Simplex
National Manager. “Working
with a diverse global customer
base has benefits for the local
Australian market too, as we’re
continuously recognising
different ways to do things,
allowing us to innovate and
provide consistently high-
performance, quality solutions.”
For government applications,
such as law courts, Houses of
Parliament, public museums,
libraries, and government
hospitals, the Simplex, Bodet
and Inova wall clocks offer a
range of sizes, shapes and
colours, suitable for all locations.
These can also be provided as a
mixture of digital and analogue
clocks.
For the transport industry,
Simplex and Bodet tower clocks,
along with Bodet digital outdoor
clocks, are ideal. The Bodet-style
outdoor wall clocks are large
enough to be able to be read
from a distance of more than 50
metres away. Simplex Time also
designs clock faces to
complement sandstone and
other historical railway buildings
and provides an array of options
for towers and churches.
Complementing these
products, Simplex recently
launched public messaging and
crisis communication devices
which can be synchronised with
both digital and analogue wall
clocks. Available in a range of
sizes, these can be programmed
and updated instantly to display
the date and time as well as
communicate urgent information
and warning messages.
For educational institutions
such as universities, schools or
college facilities, Simplex offers
an array of master clock
solutions including traditional
master clocks, which support
both impulse and sync wired
technology, and Power over
Ethernet (PoE) technology.
Simplex 6100 is a popular choice
for educational applications and
consists of a microprocessor
based program/timer which
controls bells and sirens
automatically without manual
interference.
Tailored products such as
digital swimming pool lap timers
are also available.

FMA Australia Online

Advertising Opportunities
FMA Australia’s website is the number one
repository of facilities management
knowledge with member services
information, events registration facilities,
recruitment and career position listings,
newsletter archives and news.
A quick search in Google on facilities
management or facility management
worldwide will provide testament to
this fact.
For more information about online
advertising at the FMA Australia
website contact:
Terry McCaffrey
Tel: (03) 9274 4200
Email: terry.mccaffrey@executivemedia.com.au

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
Green air conditioning?
Integrated Design The A.G.Coombs Group provides
Life cycle design for
low ongoing leading industry specialist service
environmental impact.
at any stage of the building life cycle
to minimise the environmental impact
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Commissioning
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Integrated HVAC and
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Rated outcomes in new
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Project Management
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DISEGNO COO3107B
16 FAST FACTS + NEWS

New Years resolution:

Buying Green
ECO-Buy has launched its training calendar for
the first half of 2010 and with a number of
workshops held in Melbourne, Sydney and
Brisbane, you can streamline your
organisation’s procurement for 2010.

AIR CONDITIONING, REFRIGERATION &

BUILDING SERVICES TRADE EXHIBITION

NEW PRODUCTS
NEW TECHNOLOGIES
NEW REGULATIONS Workshops include: 
3 Introduction to green purchasing – a great introduction or
NEW SOLUTIONS 3
refresher session
What is a green product? – explores the complex issues around
defining and developing green products and services
3 Developing and implementing a green purchasing policy –

One event covers it all 3

covers the context and importance of a green purchasing policy,
what makes a good policy and how to implement a policy
Behaviour change techniques for green purchasing – presented
Don’t miss out by Tim Cotter, psychologist and recognised thought leader, and
invaluable for people involved with promoting and embedding
green/sustainable purchasing principles and practices in their
organisation or community
12 - 14 April, 2010 3 Green contracts and tenders – learn how to simply and
effectively introduce environmental specifications into the
Sydney Exhibition Centre procurement process and influence your suppliers towards
environmentally preferable practices
3 Tracking and reporting – facilitated design process using ECO-
Register online now at Buy’s tracking and reporting diagnostic tool results in a defined

www.arbs.com.au
Call (03) 8623 3000 or email arbs@arbs.com.au
3
approach and action plan for your organisation
Marketing green products and services – covers green products
and purchasing, Life Cycle Assessment, product labelling,
environmental claims and green wash, regulatory framework and
requirements, sustainability market expectations and
segmentation, key marketing messages and approaches
3 Greening your supply chain – explores the what, why and how
of embedding environmental practices and principles in the
supply chain.

For full details about these workshops and registration information,

go to: http://www.ecobuy.org.au/

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
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18 FAST FACTS + NEWS
Top Ten Wireless Predictions 2010
Juniper Research has drawn up a list of predictions all neatly wrapped up as the top trends for
the mobile and wireless industry for 2010.
1. Mobile Data Traffic
Explosion to put strain on
3G networks
Though 3G is less than ten years
old, 2010 could be the year
when 3G networks begin to fall
over under the burden of mobile
data, due largely to some 35
million iPhones that have been
sold since launch.
There is a bit of irony in this:
for the last five years operators
have been looking for ways to
boost data traffic, and while
iPhone Apps have boosted
revenues as well as traffic for
Apple’s selected carriers, they
are also bringing the day closer
when networks need to be
overhauled.
The silver lining for carriers
may be that clogged-up
networks give mobile operators
a genuine excuse to charge more
for premium traffic, something
that Vodafone’s CEO seemed to
have been hinting at late in
2009.
It could even spur them into
action on LTE (long Term
Evolution) roll-outs.
2. Mobile Ecosystem starts
to go green
A combination of continuing
strong global subscriber growth
and ever increasing voice and
data usage levels means that the
mobile industry is under
increasing pressure to develop
strategies which both embrace
environmental sustainability and
substantially reduce average CO2
emissions both in the usage
phase and across the lifecycle of
a handset.
2010 will see a surge in the
deployment of high-profile
“green” handsets, featuring
recycled plastic casings, energy
saving modes and preloaded
“ecotainment” apps which
promote sustainable lifestyles.
More handsets will come
equipped with solar-powered
chargers; there will be greater
promotion of handset recycling
schemes. On the network side,
there will be an industry-wide
movement to address
inefficiencies, notably in base
station power consumption, and
a far greater emphasis on
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
developing markets on migrating
off-grid base stations to
renewable energy.
3. Mobile Heads for the
cloud
The surge in the popularity of
mobile applications – in large
part due to the success of
Apple’s App Store – has
prompted a rethink on the
optimal method by which apps
can be delivered to end-users.
The emergence of cloud-
based platforms – where thin
clients reside on the handset and
data is processed and stored
primarily in the cloud – will be
bolstered by the open standards
BONDI OneAPI initiative and
HTML5.
Increasingly, mobile IT
resources – such as storage,
platforms and software – will be
sold and packaged as services on
an on-demand basis. The model
also presents a substantial
opportunity for developers, who
will be able to develop apps
which are portable across mobile
devices.
4. New category of
Smartbooks to emerge
Juniper believes that Smartbooks
will create a new category of
device, falling between
smartphones and netbooks.
Unlike a netbook however, the
Smartbook will be 3G+/HSDPA
enabled, always on and have an
impressive all-day battery life.
If they are cheaper than
netbooks, as expected, they will
be even more popular. The
advantage over smartphones is
clear – the larger screen and
keyboard alone should make the
internet and entertainment
experience much more
compelling.
With the imminent launch of
new smartbook devices, the
industry is poised to make a big
push into this segment.
Smartbooks are likely to find a
rich seam in 2010.
5. Apps Stores all round
The sheer scale of downloads
achieved by Apple’s App Store –
2 billion in less than 15 months –
prompted operators, handset
vendors and OS providers alike
to consider emulating the Apple
approach. There are now around
30 apps stores; this number will
more than double in the coming
year, with the majority of Tier 1
operators expected to follow in
the wake of Vodafone and China
Mobile.
As for the apps themselves:
expect a plethora of branded
apps at the forefront of
advertising/marketing
campaigns, together with a host
of retail applications which
enable consumers to view and
purchase physical goods.
6. Mobile Social
Networking to integrate
with other applications
including M-Commerce
With mobile access to the likes
of Facebook, MySpace and
Twitter commonplace, adding
commerce capability is the next
step. And its development will
start in 2010.
Viral marketing is something
that marketers aspire to achieve
and there is no better way of
reaching that goal for those
younger than 35 than through
social networking on the move,
featured already in many
phones.
For popular products such as
MP3 downloads, beverages,
food (especially fast food),
brands and retailers will be
looking to add apps and links to
make commerce on the move a
natural extension of social
networking.
7. Near Field
Communications phones
appear in the shops
Juniper predicts that by the end
of 2010 it will be possible to
walk into the local phone shop
and churn your regular phone for
an NFC phone in a number of
countries. NFC combines smart
card and contactless technology
to enable transactions with
mobile devices by waving them
close to a reader. Applications
include lower value retail
purchases, transport tickets and
coupons, so NFC holds the
potential to make a real
difference to one’s life.
CONTINUED ON PAGE 20
 CLIENT FEATURE 19

FACILITIES MATTER
JOHN HESKETH, MANAGER, LEIGHTON CONTRACTORS FACILITY MANAGEMENT

T
he workplace environment has a significant impact on service
outcomes and it’s critical that facility owners understand these
relationships to maximise productivity and service quality. Yet
often these links are poorly understood resulting in missed
opportunities and sub-optimal performance. Leighton Contractors
brings a fresh approach to facilities management focused on
generating better service outcomes.
“Our structured process for managing critical environments, such
as health and aged care facilities, is designed specifically to optimise
reliability, integrity and continuity within our clients’ businesses” says
John Hesketh, manager of Leighton Contractors Facility Management
business unit. The approach is based on two fundamentals, firstly
building strong and highly effectively working relationships with our
customers and secondly, developing a deep understanding of their
goals, strategic direction and operations. With this knowledge
Leighton Contractors Facility Management establishes clear linkages
between service outcomes and facility performance and then
implements a tailored solution. Ultimately this enables clients to Bundoora Aged Care Facility, Victoria – 120 bed high care aged care facility.
measure the success of the facility management service in terms of
benefits. This is not a ‘one size fits all’ service but a solution that this systematic approach Leighton Contractors Facility Management
supports fully our customers’ operations and maximises the value has transformed the role of facilities manager from being seen as a
they obtain from their facilities management services. ‘necessary cost’ to a role focused on creating value and generating
Leighton Contractors Facility Management has developed and excellent service outcomes for its customers.
refined this approach through its experience in managing some of
Australia’s most important assets, including health, aged care, For more information on Leighton Contractors Facility Management
educational, telecommunications and transport facilities. Each of capabilities, please contact John Hesketh on (02) 8668 6205 or
these assets presents different demands and challenges but utilising john.hesketh@leicon.com.au.

More than a contractor...

We manage the facilities that matter to you.

Leighton Contractors. More than you’d imagine.

www.leightoncontractors.com.au www.investmentfacilitymanagement.com.au

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
20 FAST FACTS + NEWS
MANAGE YOUR
SITE’S TRAFFIC
Become more time efficient by using
Praxeo to monitor:
Who is on site and what are they doing.
Contractor insurances and individual
inductions.
Onsite compliance issues.
Work orders.
SLA’s and SLC’s.
Using the features within the Praxeo
terminal you can perform:
Onsite verification of company inductions.
Add new contractors onsite.
Track and manage SWMS’s.
For more information please call us on
1300 665 818 or visit our website
www.valoremsystems.com.
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
Since the 1H09 launch of the
Maxis FasTap service in Malaysia
and Nokia’s 6126 Classic
announcement, 2H09 hasn’t
seen much significant news for
NFC. In fact NFC may be in a
transition phase. Some people
think there won’t be any NFC
phones – because every phone
will have it, just as nearly all
phones have a camera now. The
word is that several vendors are
very close to shipping.
8. At least 10 LTE networks
will be launched into
service
The year 2010 will be when
super fast mobile broadband in
the form of LTE, offering speeds
up to 100Mb/s to the device,
could finally arrive – some 40
mobile network operators have
committed to LTE build-out and
Juniper believes that at least 10
will enter commercial service in
2010 in Japan, North America
and Europe.
Smartphones, flat rate data
tariffs and sophisticated (often
video) apps will drive the
bandwidth demand, which will
in turn drive the need to build
the LTE networks.
But with the cost of an LTE
build out coming in at US$1bn
plus for a medium sized country,
some operators are
understandably looking to use
HSPA (High Speed Packet
Access) for as long as possible;
after all, mobile broadband is
commercially deployed in 285
HSPA networks in around 100
countries with approximately
170 million connections.
9. Smartphones to get
augmented reality
makeover
Augmented Reality (AR) is still in
its infancy on the mobile – until
mid-2009, just a single AR app –
Wikitude – was available for a
single handset (the G1).
However, with a raft of new
Android handsets fitted with the
key AR-enablers – cameras,
Internet, GPS, accelerometers,
digital compasses – and with the
launch of the similarly-equipped
iPhone 3GS and Nokia N97, new
AR apps are emerging every
week.
In 2010, these launches will
accelerate dramatically as other
smartphone vendors begin to
incorporate digital compasses
and accelerometers in high-end
handsets. Meanwhile, more
handsets will feature preloaded
AR browsers to encourage
consumer adoption of the
technology.
10. Christmas Kindle sales
herald the rise of the
connected embedded
consumer devices
If 2009 Christmas sales of
Amazon’s Kindle eReader are
unlikely to grab quite as many
headlines as the iPhone
managed to in 2008 and 2009,
Kindle reaching the 2009
Christmas best seller-list in the
US could be good news for
operators, particularly if it
heralds a new revenue stream.
A host of consumer devices
with SIM cards embedded
directly into the device itself
could be on their way, from
gaming consoles to cameras, but
for the time being eReaders are
all the rage.
As with most good ideas, it
has not taken long for others to
follow suit – eReaders are
already on the shelves at the
book seller Barnes & Noble,
publishing house Hearst and a
launch from Murdoch’s News
Corp is round the corner.
The challenge for operators, of
course, will be to cut themselves
into some of the content
revenues in an increasingly
crowded market – it is
unfortunate, then, that Sprint,
Amazon’s carrier partner, cannot
manage an international roll-out
for Amazon for lack of GSM
coverage. That honour will go to
AT&T instead.
 ideaction‘10 21

FMA Australia’s
21ST National Conference
12-14 May 2010 Perth

It is with great pleasure that I extend an electronic communication for

invitation to you to attend ideaction10,
FMA Australia’s 21st annual conference
to be held for the very first time in Perth,
Western Australia.
FMA Australia has taken the initiative to
hold its conference in the “State of
Excitement” where you will be able to
enjoy a first class conference offering
unique site visits, and a diverse range of
topics and speakers including several
renowned keynote speakers, rounded off
with a social program befitting this
spectacular event in a magnificent state.
To support our industry’s policy on
sustainability, we will continue with
ideaction10. Please visit
www.fma.com.au for a comprehensive
look at our program, or to register online.
We will continue to update our site with
special offers for participants and their
families to enjoy Perth over the week or
weekends preceding or following our
conference.
I look forward to seeing you in Perth from
12-14 May 2010.
David Duncan
Chief Executive Officer
FMA Australia

ideaction10 will be supporting

Proudly supported by the following charity

platinum sponsor of ideaction10

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
22 ideaction‘10

Proudly supported by

Conference Program

platinum sponsor of ideaction10

Tuesday 11 May 2010

7.30am - 2.30pm WA Branch Annual Golf Day, Burswood Golf Course
5.30pm - 7.30pm WA Branch inForM Event - Connecting Young FM Professionals
Wednesday 12 May 2010
8.30am - 4.30pm Site visits
Fremantle full day Garden Island - Fremantle Port Authority - University of Notre Dame
12.30pm - 4.30pm Site visits
Perth half day Curtin University - Burswood Entertainment Complex
6.30pm - 8.30pm Chairman’s Welcome Reception, The Botanical - Kings Park
Thursday 13 May 2010
8.00am - 5.00pm Registration open
Official opening and keynote speaker - Sam Walsh, Executive Director, Rio Tinto / Chief Executive, Iron Ore
9.00am - 10.25am
and Australia
10.30am - 11.00am Morning tea
Session 1: The Runaway Pie Slice - The Disproportionate Growth of the Office Technology Footprint and
what to do about it - David McEwen, Colliers International
Session 2: Mandatory Disclosure of Commercial Office Building Energy Efficiency - Tom Cantwell, DLA
11.05am - 12.00pm Phillips Fox
Session 3: Green Buildings from Design to Management - Robin Mellon, Green Building Council of Australia
Session 4: Green Facilities Management and Why it is so Sexy to Gen Y -
Emma Hamilton-Foster, Currie and Brown
12.05pm - 2.00pm Lunch with keynote address
2.00pm - 3.00pm Poster presentations
Session 5: Making Sense of the Mobile Workplace - Sue Wittenoom, DEGW
Session 6: Life Cycle Cost Modelling - Donald MacDonald, Programmed Facility Management
3.05pm - 4.00pm Session 7: Local Government Super Sustainable Portfolio Program - Geoff Hilbourne, CBRE and Roger
Walker, Napier & Blakeley
Session 8: The 1, 2, 3 of a Sustainable Fitout - Ricardo Rizzi, ISIS
4.00pm - 4.30pm Afternoon tea
7.00pm - 12.00 midnight Gala dinner, Burswood Convention Centre
Friday 14 May 2010
8.30am - 2.00pm Registration open
Session 9: Applying the Guidelines of BSI PAS 55 to Facility Management - Ken Robertson, United Group
Services
Session 10: How Can Engagement and Education Produce Optimal Outcomes for Facility Managers -
Kelsie Prabawa-Sear, Eco Change Consulting
9.45am - 10.30am
Session 11: The Value of Education to the Facility Professional - Peter Robinson, International College of
Management
Session 12: Facilities Management in the Transport and Roads Business - A Queensland Perspective -
Michael Campbell, Transport and Main Roads
10.35am - 11.05am Morning tea
Session 13: A Case Study in Contemporary Community Engagement for Facility Managers - Peter Kavan,
Knox City Council
Session 14: Waste Management - Cost Savings and Environmental Kudos - Dr Anne-Marie Bremmer,
Encycle Consulting
11.10am - 11.50am
Session 15: Meeting the Challenge: Where Poor Design No Longer Means Poor Performance - Anthony
Calderone, Aurecon
Session 16: Using Facility Information to Manage in Turbulent Times - Michael Schley and Roy Aitken,
FM:Systems
12.00pm - 2.00pm Lunch with keynote address and close of conference

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1

Speaker Presentation Summaries
OPENING KEYNOTE: Sam Walsh,
Executive Director, Rio Tinto / Chief
Executive, Iron Ore and Australia
In June 2009, Sam Walsh was appointed as an
executive director to the boards of Rio Tinto plc and
Rio Tinto Limited and in 2004 was appointed Chief
Executive of Rio Tinto’s extensive Iron Ore group. His responsibilities cover
operations and projects in Australia, Canada, Guinea and India, as well as
for Dampier Salt and Rio Tinto Marine. He has overseen the rapid
expansion of this group – more than US$7 billion has been spent on major
infrastructure development since 2004 and in 2008 earnings were more
than US$6 billion. Prior to joining the Iron Ore group, Sam held a number
of management positions within Rio Tinto, including chief executive of the
Aluminium group. He has been with Rio Tinto since 1991. Prior to this,
Sam spent 20 years in the automotive industry and held senior roles with
General Motors and Nissan Australia.
SESSION 1: The Runaway Pie Slice – The
Disproportionate Growth of the Office
Technology Footprint and what to do
about it – David McEwen, Colliers
International
IT Energy Efficiency in Offices and Data Centres: –
The runaway pie slice – why IT equipment is your biggest footprint
headache; How IT affects NABERS energy ratings; Improving IT energy
efficiency: a holistic approach; Using technology to improve sustainability
outcomes.
SESSION 2: Mandatory Disclosure of
Commercial Office Building Energy
Efficiency – Tom Cantwell, DLA Phillips
Fox
The Mandatory Disclosure of Commercial Office
Building Energy Efficiency is proposing that when a
commercial office building with an NLA of 2000m2 or more is to be sold,
leased or sub-leased, an energy efficiency rating and assessment report
must be disclosed. Every facility & property manager is affected and there
are many legal implications if the law is not adhered to. Tom Cantwell,
senior partner at DLA Phillips Fox, will provide a legal overview of this
proposed scheme and what facility managers need to do in order to avoid
legal action.
SESSION 3: Green Buildings from Design
to Management – Robin Mellon, Green
Building Council of Australia (GBCA)
In the past 12 months, the GBCA has certified more
buildings through the Green Star environmental
rating system than in the previous six years of the
GBCA’s existence. Ratings have been achieved for the Design, As Built
(practical completion achieved) and Interiors phases of commercial
premises, as well as education, residential, healthcare and retail centre
facilities. As more of these buildings are completed, occupied and
managed, accurate research from Australia, the UK and the US is showing
the true costs and values of green buildings in their day-to-day use.
Management costs, as well as energy, water and waste bills, reflect the
economic savings possible. Productivity, satisfaction and staff retention
rates, as well as greater connectivity and marketing potential, demonstrate
the social enhancements possible. The reduced environmental impact is
felt through ecology, emissions and materials improvements. Using green
building case studies and feedback from the facility managers of green
buildings, this session will explore the benefits and opportunities which
exist, some of the systems which have been tried out worldwide, and the
shape of green buildings and green building management to come.
ideaction‘10 23
THURSDAY 13 MAY 2010
SESSION 4: Green Facilities Management
and Why it is so Sexy to Gen Y – Emma
Hamilton-Foster, Currie and Brown
A new era of facilities management is arising out of
the carbon covered ashes of the last 10 years.
Buildings are going green, and following closely
behind are the key players who keep them in action – facility managers.
These green buildings are the beacon of the future for us little people in
Gen Y. We want to be a part of this movement; in fact we want to be the
people making the difference. One of the first things we learnt at school
was the concept of sustainable development – building responsibility in
order to sustain resources for future generations. Imbedded into our
thinking from an early age, we have grown up with a sense of responsibility
for the planet and our own personal environmental footprint. A combination
of the fast-paced world we are used to, and the rapid rate of technological
advantages has meant that we have a drive to make change, and fast.
SESSION 5: Making Sense of the Mobile
Workplace – Sue Wittenoom, DEGW
Your people are increasingly mobile. It makes more
sense to think about space shared by the group,
rather than space owned by the individual. This
presentation will help you understand how much
space you really need when people are more mobile and explore ways to
introduce shared work settings in your workplace.
SESSION 6: Life Cycle Cost Modelling –
Donald MacDonald, Programmed Facility
Management
The presentation comprises a robust methodology
for effective life cycle cost. It is supported by a case
study of a state level social sector client who
successfully used the methodology to support their business case for
increased capital funding resulting in an increase from $5m per annum
to $24m per annum for their property portfolio consisting over 300
residential properties of varying age.
SESSION 7: Local
Government Super
Sustainable Portfolio
Program – Geoff
Hilbourne, CBRE and
Roger Walker, Napier &
Blakeley
This presentation will evaluate the project management process of
providing energy solutions across a property portfolio with multi-tenanted
buildings, recognising the need for cost driven, mutually beneficial
outcomes. This will be analysed through the case study of the recent works
undertaken as part of the Local Government Super Property Portfolio
Program.
SESSION 8: The 1, 2, 3 of a Sustainable
Fitout – Ricardo Rizzi, ISIS
This presentation aims to demystify the confusion
around what a sustainable fit out is and how it can
be achieved. The intention is to explain that simple
steps can be applied to any fit out, large or small,
and this is a useful way to gain confidence and experience in this new
and demanding area. The presentation will focus on practical and ‘budget-
compliant’ ideas and will also use ISIS’ own 5 star Green Star fit outs as
case studies of what sort of things work well, what can be difficult, and
staff reaction to their new working environment.
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
 24 ideaction‘10
Speaker Presentation Summaries
SESSION 9: Applying the Guidelines of
BSI PAS 55 to Facility Management –
Ken Robertson, United Group Services
The emergent understanding of asset management
across all industry sectors has triggered a
subsequent need for a standardised approach. The
British Standards Institute (BSI) PAS 55 – Part1: Specification for the
optimised management of physical assets was published in 2004 in
response to this industry demand. Could PAS 55 be the most appropriate
asset management framework to provide the required level of asset
management sustainability to FM clients? This presentation explains the
benefits of implementing elements of the PAS 55 system, with reference
to a collection of recent UGL Services FM contract case studies – where
ideas have been put into action.
SESSION 10: How Can Engagement and
Education Produce Optimal Outcomes
for Facility Managers – Kelsie Prabawa-
Sear, Eco Change Consulting
This presentation takes examples of successful
engagement and education programs used by
businesses to obtain positive environmental outcomes and applies them
to the needs of the FM industry – how can engagement and education
assist facilities managers to achieve the most efficient operation of the
built environment, the highest level of productivity and profitability and the
lowest possible environmental impact? Through engagement and
education programs, facility managers can expect to see large scale
improvements across a range of economic, social and environmental
measurables.
SESSION 11: The Value of Education to
the Facility Professional – Peter
Robinson, International College of
Management
• What do we need to achieve in order to have
a voice in the Boardroom?
• What are employers of tomorrow expecting?
• Overview of avenues available to increase our professional &
academic qualifications, and
• Career strategy and a place on the Board.
• Qualifications of current practising professionals in the field based
upon market research.
• Way forward with industry education and credentials.
SESSION 12: Facilities Management in
the Transport and Roads Business – A
Queensland Perspective – Michael
Campbell, Transport and Main Roads
Ever wondered what managing a 400+ buildings
portfolio including the construction of a $50 million
specialist laboratory complex would be like? This presentation will profile
the Queensland Transport and Roads building portfolio, including: – details
of the significant Brisbane CBD leased and owned office portfolio – a
description of the construction of a specialised roads and bridges
laboratory just outside the Brisbane CBD fringe – the portfolio
management of an office accommodation space of over 200,000m2
statewide including CBD and regional offices, roads maintenance depots,
vehicle inspection stations, transport customer service centres and
maritime safety facilities – description of an annual building projects
capital works program in excess of $20 million – commentary of the
business’s expertise with green and sustainability elements of office
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
FRIDAY 14 MAY 2010
design and fit-outs, and how this applies to the laboratory context and
office accommodation for a large public sector department building
portfolio.
SESSION 13: A Case Study in
Contemporary Community Engagement
for Facility Managers – Peter Kavan,
Knox City Council
This case study presentation explains to Facility
Managers how to use techniques like those
prescribed by the International Association of Public Participation (IAPP2)as
a basis for undertaking a successful community engagement process for
a project or other FM change initiative.
SESSION 14: Waste Management – Cost
Savings and Environmental Kudos – Dr
Anne-Marie Bremmer, Encycle
Consulting
This presentation discusses some of the common
myths and misconceptions about waste
management for buildings. Several case studies from Western Australia
are presented demonstrating that the implementation of an operational
waste management plan can save money, improve staff efficiency and
raise the organisation’s environmental profile. In the development of a
waste management plan, inefficiencies throughout the systems and
processes of an organisation can be identified. Highly visible recycling
systems send a positive message about your building and your
organisation’s commitment to environmental performance.
SESSION 15: Meeting the Challenge:
Where Poor Design No Longer Means
Poor Performance – Anthony Calderone,
Aurecon
Case study of a base building commercial office
upgrade with a view to improving energy efficiency.
A 12 month fine tuning period has been undertaken in which energy
metering and monitoring has been used to verify the design predictions.
SESSION 16: Using
Facility Information to
Manage in Turbulent
Times – Michael Schley
& Roy Aitken,
FM:Systems
Attendees of this session will learn more about the latest trends in FM
technology, approaches for using that technology in their own companies
and organisations, and hear real-world examples of how that technology
is used to increase efficiencies and disaster preparedness at a local area
hospital.
 ideaction‘10 25

Inaugural FMA Australia ideaction Poster Session

How would you like to present at a conference without having to stand in front of a room full of
people? This is your chance to tell people about an innovative FM idea or project…

There are many innovations and initiatives in the FM industry
that in themselves would most likely not qualify as sufficient
material for a conference paper. Indeed there are likely to be
many practitioners who would like to share their
achievements but do not consider these significant enough
to be submitted for presentations.
Introducing a poster session to the ideaction10 program
provides an opportunity for FM practitioners to share their
information with a vast cross-section of the industry.
Ideas for poster themes
The following list highlights some topics suitable for poster
presentations, however, entries can cover other topics not
listed:
• Facility performance measurement
• Regulation and policy affecting FM, including
development incentives
• Market drivers / trends impacting on FM in the future
• Change management
• The business case for investing in sustainable facilities
• Managing and operating a sustainable building
• Life cycle analysis
• Productivity and workplace performance
• Competitive advantage through facilities
• Green procurement – sourcing and selecting green
products and services
• IT innovation in FM
• Technology innovations in design, construction and
management of facilities
• Maintenance management practice
• Security and risk management
• Strategic facilities planning
• Energy ratings – how to realistically achieve a 6 star
rating
ideaction10 is all about putting ideas into action, and posters
are an excellent vehicle to highlight innovation and best
practice. To register a poster or for further information please
visit ideaction10 at www.fma.com.au

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
26 CLIENT FEATURE

DRICON DELIVERS IN DATA CENTRE

The critical role that data centres play in today’s business world demands that they be maintained at
optimum temperatures to remove much of the risk associated with the IT equipment housed within,
overheating and subsequently malfunctioning.

M
uller Industries is pleased to have
been involved in the successful
development of Fujitsu Australia’s
new, state-of-the-art data centre in
Homebush Bay which showcases energy
efficient design through the use of co-
efficiency and the latest heat rejection
technology.
The interior conditions of the data centre
have been designed to meet the international
standard of TA492.
This requires the Fujitsu Australia facility to
maintain a temperature of 23°C, plus or
minus 0.5°C while maintaining 50% humidity.
This is achieved through the combination
of Muller Industries’ Dricon technology and
Powerpax chillers which offers significant
levels of efficiency while removing the health
risks and chemical treatment which would
otherwise be present through the use of
cooling towers.
“These are air-cooled units, they’re not
water-cooled, so we’re moving away from
having to maintain water extraction units,
cooling towers, halving the concern around
legionnaires,” said Michael Gunton, General
Manager of Data Centre Services for Fujitsu
Australia when interviewed about the project
in the January 2009 issue of CCN (Climate
Control News).
“We’re at a level now where you can get
the same efficiencies in power without all the
hassles of dealing with the diseases and
treatments and everything that goes with it.”
According to Manfred Jarchow, Product
Solutions Manager at Muller Industries, this
project highlights the advantages of Muller
Industries’ technology.
“It’s pleasing to see that the market is
finally accepting these innovative and
sustainable technologies that reduce CO2
emissions,” Jarchow said. “The
Powerpax/Dricon package is becoming a
market leader.”

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FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
 WATER EFFICIENCY 27

FIRE SPRINKLER WATER SAVING

Fire safety is one of Victoria’s most important priorities, and a significant element of the state’s fire
protection framework is fire sprinkler systems. In order for building owners and managers to ensure
the safety of their building in the case of fire, sprinkler systems must be regularly maintained and
tested for operational readiness.

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
28 WATER EFFICIENCY
T
esting of fire sprinkler systems is vital, but current testing
practices consume vast amounts of water, and attract criticism
for using more water than is necessary or preferable. It is
estimated that approximately 500 million litres of drinking water is
used annually in fire sprinkler tests across Australia. Reduction in the
amount of water used to carry out testing and maintenance is
therefore an environmental priority for the building industry, and
there are a number of relatively simple methods by which reduction
in water usage can be made possible.
Recent changes to the Australian Standard AS1851-2005
Maintenance of Fire Protection Systems and Equipment have
provided an avenue of change for the fire protection industry.
Building owners can now adopt changes to their existing fire sprinkler
testing systems, which could drastically reduce water usage.
Along with its water saving potential, the AS1851-2005 standard
has numerous additional benefits, including clearer instructions,
improved documentation and a consistent approach for the
maintenance of fire safety and protection across all systems. Building
owners and managers can also expect a reduction of life cycle costs,
improved future planning and greater transparency of processes.
As part of a Victorian Government fire sprinkler water saving
initiative, Integrated Fire Services compiled a report focused on
changes that can be made to fire sprinkler testing as an effort to
mitigate the negative effects of testing on community water supply.
The project was funded and supported by City West Water, South
East Water, Yarra Valley Water, the Department of Sustainability and
Environment and the Building Commission.
It is important for building managers to
consider the risk of making a change
from weekly to monthly testing of the
sprinkler system…
For the purposes of determining the best method to reduce water
consumption in sprinkler systems, a program was initiated involving
15 case studies to determine the effects of water usage reduction
techniques in fire sprinkler system testing. The case studies allowed
the project team to visit real sites and apply water saving measures to
their testing procedures, to ascertain the most effective water saving
measures for different building types. The kinds of property used in
the studies ranged from high-rise office buildings to hotels, industry
manufacturing premises, shopping centres and hospitals.
The water saving opportunities identified during the case studies
were:
3 adjusting pressure settings
3 changing to monthly testing
3 installing pressure reducing valves
3 changing to monthly testing and installing pressure reducing
valves
3 installing a tank to capture and reuse or re-circulate water.
Each of these methods was applied to the case study sites, and an
estimate of annual water saving was made based on the results of the
trials. The results showed that in all cases a saving would be made,
with annual savings percentages ranging from 19% to 90% of current
annual water usage dependent on building type and water saving
method.
The water saving opportunities were listed in order of ease of
application, cost effectiveness and greatest water saving potential.
Number one on the list was pressure setting adjustment. Fire
sprinkler systems generally use pumps with large active relief valves,
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
and over one million litres each year can be lost through the process
of testing these systems. Traditionally, the installation of these
sprinklers has been carried out without regard to water consumption,
and pressure relief valves and pressure reducing valves have allowed
for high water consumption due to conservative settings.
Pressure settings on these systems can be adjusted to allow for
higher pressures and reduce the discharge of excess water, assisting
to fulfil community expectations in regards to water conservation,
and to reduce operational costs. Challenges include the need to
engage experienced professionals, and that water savings may not
reach their maximum if excessive installation pressures cause the
system to still require pressure relief to operate.
The case studies carried out showed that many properties would
see a decline in water usage by implementing this water-saving
measure, with savings ranging from 280 kilolitres per year for a high-
rise hotel, and 7,100 kilolitres per year for a medium shopping
centre.
The second opportunity listed in the report was monthly testing.
Testing is usually carried out on a weekly basis, but the opportunity
exists for facility managers to alter their testing schedules to AS1851-
2005 standards, which allows for a monthly testing schedule.
It is important for building managers to consider the risk of making
a change from weekly to monthly testing of the sprinkler system, and
to ensure that testing will still effectively detect any impairment of
water supply valves or essential equipment.
Water saving was identified in most case studies where monthly
testing was adopted, ranging from 28 kilolitres per year for a small
hospital to 6,574 kilolitres per year for a medium shopping centre.
Third on the report’s list of methods was pressure reduction. Many
pump-boosted sites operate with destructive pressure in their
pumps, which is managed by discharging water to storm water
drains. Options to reduce this water wastage include decreasing
pump speed, decreasing the size of the pump impellor, and installing
pressure-reducing valves to drastically reduce the volume of water
lost.
Installing a pressure-reducing valve is also beneficial in that they
take up very little space, are easy to maintain and can be very low-
cost. Some challenges that may be faced if using this option are the
need to gain expert advice, and the requirement to modify main
pipelines for the installation of pressure reducing valves.
Water savings for this method included a saving of 836 kilolitres a
year for a high-rise office, and 7,100 kilolitres per year for a medium
shopping centre. The report notes that similar water savings could be
observed through a pressure reduction project, with a lower capital
expenditure.
Re-circulation was the next water-saving method listed, and
provides an alternative to releasing excess water into storm-water
drains. This method substantially reduces the amount of valuable
drinking water that is extracted from the town mains, by re-
circulating the water used in testing. This re-circulation method can
use the existing pumps to circulate water for testing and can save a
substantial amount of water, however annual flow tests will still need
to be carried out using the town main water supply.
Following on from re-circulation, the capture and reuse of the
 WATER EFFICIENCY 29

water used for testing sprinkler systems was next on the list. The
water that is taken from the town main water supply is clean,
drinkable water that can be captured and either reused in fire
sprinkler testing systems, or redirected elsewhere in the building,
including toilets, urban irrigation, cooling towers, car washing and
carpark cleaning. One of the main challenges facing the capture and
re-use of testing system water is the necessity to install large-volume
tanks on the property.
The sixth opportunity identified was improved draindown zoning.
Draindown is the process of draining water from the fire sprinkler
installation for servicing or alterations to the system. This process can
provide challenges – one is that fresh water is used to refill the
system after draindown, and the other is that the draindown water is Urban Maintenance Systems is a
discoloured, malodorous, and may contain metals. Reducing specialist provider of Facilities and
draindowns by implementing an improved zoning system has a Infrastructure Maintenance Services
double benefit – reducing the wastage of potable water, and to Private and Government sectors
reducing pollution.
Last on the list of opportunities for building owners and facilities
throughout Australia.
managers was fire sprinkler draindown management, which entails
better managing the maintenance of sprinkler systems to reduce the
UMS Facilities Services specialises
need for any scheduled maintenance that necessitates system in the following:
draindowns. • Essential service compliance management
Similarly to zoning draindown systems, better management of • Programmed & reactive building maintenance
these systems will aid in reducing pollution from draindowns to • Building condition auditing & life cycle costing
stormwater, and will reduce the risk of the buildings being • Trade services – carpentry, plumbing, electrical,
completely unprotected from fire during maintenance works. The painting, gutter cleaning, mechanical plant
report recommends that “facility managers should instruct sprinkler maintenance
fitters to use the subsidiary valves in draindowns where they are • Capital improvement works planning & delivery
fitted. This step can be easily applied and benefits achieved • 24 /7 emergency response contact centre
immediately. Educating facility managers and service providers so
• Modern/functional information management
that they recognise this lost opportunity is key”.
system
All of the above measures can prove to be hugely beneficial to
building owners and facility managers due to their significant water- Urban Maintenance Systems
saving capabilities. Along with examining the potential water savings 352 Ferntree Gully Road Notting Hill VIC 3168
for each separate building type, the case studies brought up a few Phone: (03) 9265 5811 Fax: (03) 9265 5899
issues that building owners and facility managers will need to Email: info@ums.com.au Web: www.ums.com.au
consider prior to investing in a new fire sprinkler test method. PROVIDING SERVICES NATIONALLY
Insurance company feedback on the case studies noted that although Enduring Partnerships Driven by Service Excellence
consequences may arise from the adoption of a new maintenance
standard or a move to monthly testing, the general conclusion was
that there should be no objection to these moves. One case study – a
large paper manufacturing company – still required weekly testing of
the sprinkler systems due to the risk/hazard profile of the premises,
and the reliance of the business on its fire sprinklers and existing
weekly testing methods.
Maintenance requirements were also raised, with a few points
revealed during the case studies. Some buildings constructed after
1994 required a municipal building surveyor to change the
maintenance determination before monthly testing could be adopted,
and some buildings had design requirements that would require a
suitable professional to be engaged to change to monthly testing.
All sites were required to provide a pressure gauge schedule and
interface diagram prior to the adoption of monthly testing, and most
sites were already equipped with the monthly testing prerequisites
hardware.
Risk management was another major factor in assessing buildings
for adaptation to different testing methods, and it was found that few
sites had comprehensive system information that outlined details of
the testing, servicing and alterations of sprinkler systems.
Furthermore, no site had a formal contractor training system in place
to educate service providers of the correct system operation.
From the report, it is evident that there are numerous ways that a
variety of buildings can overcome the excessive water usage of their
fire sprinkler testing systems. A thorough investigation into the
potential water savings for a particular building will likely provide an
effective solution to water management in fire protection systems for
most types of buildings, which will in turn greatly contribute to
Australia’s water saving targets.

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
30 CLIENT FEATURE

PROJECT
PROJECT

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MANAGEMENT
EDUCATION
YOUR PATH TO MANAGEMENT
A SUCCESSFUL YOUR PATHWAY TO GLOBAL OPPORTUNITIES IN 2010 AND BEYOND
Victoria University’s Project Management courses are unique in Australia, in that

CAREER IN PROJECT they are delivered with the participation of all Faculties i.e. Business & Law, Arts,
Education & Human Development and Engineering & Science. This approach allows

MANAGEMENT
Project Management specialisation in any discipline.
The VU Project Management course offers an opportunity for an exciting career

GLOBALLY
change, often without leaving your industry and staying within your area of expertise.
The courses are designed to meet the needs of current and future managers in
industry and will equip professionals with advanced project management principles
and techniques. Using current case studies, we teach the nine knowledge areas and

T
here’s no better time to upgrade your career with a move five process areas nominated by the Australian Institute of Project Management
into Project Management. Australian businesses are facing a (AIPM) and the Project Management Institute (PMI), USA.
general shortage of skilled Project Managers to administer
Australian Project Managers are considered as some of the most skilled and efficient
their capital works or business development projects. In response to
professionals in the world. Enrol in any of our courses and soon you could be
this growing demand, Victoria University has just expanded its Post
working on projects around the globe.
Graduate Project Management education program across all higher
education faculties. It is the first time in Australia that Project Applications are now open for the 2010 intake into Project Management courses
Management Courses are conducted by the whole of the University, at the following levels:
as opposed to just one faculty, providing students with the UÊÀ>`Õ>ÌiÊ
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opportunity to specialise in a discipline of their choice. UÊÀ>`Õ>ÌiÊˆ«œ“>Ê UÊ*…Ê
The new Victoria University Project Management course expands Applications close on 15 February 2010.
on the significant value the formal Project Management education
Entry requirements: A degree or diploma and at least two years’ experience at
has brought to traditional project markets in the building and
a professional level in a relevant field. Formal qualification requirements may be
development sector, and is now bringing Project Management into
Ü>ˆÛi`ʈ˜ÊiÝVi«Ìˆœ˜>ÊVˆÀVՓÃÌ>˜ViðÊ
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a range of business streams. The Australian Project Management
the following faculties:
market covers all aspects of projects from concept, planning through UÊ
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implementation to completion, and often demonstrates the project’s UÊi>Ì…]Ê ˜}ˆ˜iiÀˆ˜}ÊEÊ-Vˆi˜ViÊ
operational life.
Project Managers in all markets are creating value and controlling For more information, please contact:
risk for project sponsors. Project managers are increasingly Vinayaga Sarma
becoming strategic business advisers to client organisations with the School of Engineering & Science
ability to significantly increase the value of project within a business Phone 03 9919 4714
environment and impact on the bottom line. The dynamic nature of Email vinayaga.sarma@vu.edu.au
changing project environments is creating a new and interesting
WWW.VU.EDU.AU
career path globally and in proportion to the value a Project
Manager can generate for a business Australian PMs are generally
well rewarded internationally.

For more information, please contact Mr. Vinayaga Sarma at

Victoria University, School of Engineering & Science on
(03) 9919 4714 or email Vinayaga.Sarma@vu.edu.au

,
"-ÊProvider No. 00124K

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1

HARVESTING
OUR H2O
BY ROMILLY MADEW,
CHIEF EXECUTIVE,
GREEN BUILDING COUNCIL OF AUSTRALIA
Given that Australians live on the world’s driest inhabited continent and we have had 15 years of
uninterrupted drought, our main cities are facing an ongoing water crisis.
A
ustralia has the fourth highest per capita water consumption
according to the Organisation for Economic Cooperation and
Development (OECD), after the United States, Canada and
New Zealand.
In fact, a recent Australian survey of business and political leaders
found that climate change-induced water shortages, drought and
bushfire were seen as greater threats to Australia than terrorism and
regional instability.
The survey, conducted by think tank Australian Davos Connection
and released in December 2009, surveyed 115 leaders drawn from
the business, political, community and academic fields, and found
that water scarcity would have ramifications for economic
productivity, population policy, regional development, agriculture and
urban planning, as well as causing other environmental problems.
“Water scarcity emerges as Australia’s biggest challenge – given
that many cities will grow fourfold by 2056 to provide sufficient jobs
to meet projected population growth, water scarcity may well pose
the biggest single threat to required economic growth and future
international competitiveness,” the report says.
Meanwhile, large office buildings in Australia are consuming up to
50,000 kilolitres of fresh potable water each year. Clearly, we need a
WATER EFFICIENCY 31
paradigm shift which recognises that buildings can be producers,
rather than consumers, of our precious resources.
Sydney harbourside development, Workplace6, is demonstrating
just how capable buildings are of contributing to positive
environment outcomes. An innovative blackwater recycling system
ensures the property uses just 10 per cent of the potable water of a
typical building of comparable size.
GPT Group’s development was the first building in NSW to achieve
a 6 Star – Green Star Office Design rating, and only the second to
gain a 6 Star – Green Star As Built rating. The Green Star ratings
achieved reflect ‘World Leader’ status in environmentally sustainable
design.
Among the many green features, an onsite black water treatment
plant with sewer mining capacity processes the building’s waste
water, transforming it into clean, recycled water for flushing toilets
and site irrigation.
Currently, around 11 per cent of mains water in Australia is used in
offices and other commercial buildings for drinking water and kitchen
use, fire sprinkler testing, toilet flushing, showering, garden watering
and cooling. With only a small percentage of these uses requiring
potable water, 90-95 per cent of this water could be saved if non-
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
32 WATER EFFICIENCY
ABOVE and TOP: Workplace6
potable water sources were available.
The system at Workplace6 has the capacity to produce
approximately 40,000 litres of recycled water each day. However, if
the building itself is not producing enough waste-water, the
treatment plant will draw from the public sewer (known as sewer
mining) and convert this into usable, recycled water.
The blackwater plant also provides irrigation water for two
neighbouring parks. Not only does the development’s design
decrease water consumption by 90 per cent when compared to an
average office building, but it is also giving back to the surrounding
environment.
Another pioneering technology at Workplace6 is the 600kVA tri-
generation plant, providing the building with heating, cooling and
air-conditioning.
The system uses a gas-powered generator to meet over a quarter
of the site’s peak base-building power demand.
Waste heat from the generator cooling system and exhaust flue is
captured and used to power an absorption chiller which is
supplemented with high efficiency Powerpax electric chillers. This
combination of low greenhouse systems is designed to reduce the
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
carbon footprint of Workplace6 by 70 per cent in comparison to a
typical existing office building.
The heat from the building is rejected to Sydney Harbour through a
series of plate heat exchangers in the building basement. According
to Director of Sustainability at Waterman AHW, Scott Brown, there
are several key benefits in using harbour water heat exchange,
despite the technology’s higher installation cost.
“One is that if you don’t have cooling towers you don’t have to
worry about legionella, in particular the need to prevent its formation
through the use of chemicals; the other is that we’re saving 8 million
litres a year of water that would otherwise have evaporated from the
cooling towers,” he says.
The 18,000m2 project also features 40 solar panels on the roof that
provide the building’s hot water. Intelligent façade design is also
implemented to make the most of the sun’s warmth in the cooler
months, while the high performance glazing maintains occupant
comfort in the summer.
These initiatives decrease the building’s reliance on artificial
lighting and air-conditioning systems, significantly reducing energy
bills.

ABOVE and TOP: Bond University
Workplace6 is at the edge of a green building tide that we can
expect to soon become a flood. A US recent report, from McGraw-
Hill Construction, has found that 85 per cent of America’s
construction industry believes that water efficiency will be an
extremely important aspect of a green building by 2013.
Significantly, respondents said that, on average, applying water-
efficient designs and products led to 15 per cent less water use,
10-11 per cent less energy use, and an 11-12 per cent reduction in
operating costs.
Part of the Green Building Council of Australia’s role is to expand
industry knowledge about Green Star and green building practices in
general. Many Green Star buildings are delivering practical education
opportunities and provide a valuable lesson in the importance of
environmental sustainability to Australia’s future.
The Bond University Mirvac School of Sustainable Development,
for instance, features a ‘Living Laboratory’ which encourages students
and visitors to engage with the building itself and understand how it
achieves high levels of sustainability.
Bond University’s world leading facility achieved a 6 Star Green
Star – Education PILOT certified rating for its sustainable features and
WATER EFFICIENCY 33
advanced design. A comprehensive water recycling system means
that the entire water requirement for landscape irrigation is sourced
from rainwater and recycled greywater. The potable water
consumption in the building has also been reduced by using water
efficient fixtures and fittings, as well as rainwater and recycled water.
Water meters monitor water usage and are linked to the Building
Management System to provide a leak detection system.
The permanent education centre features a digital building
management system which taps into the numerous energy and water
meters and displays live and historical data on a range of
environmental factors such as water and energy consumption and
energy generation. The Living Laboratory enables students, teachers
and other visitors to not only learn about the building’s water saving
features, but also to take those lessons away with them to apply them
in their own homes.
In the words of Hungarian Nobel Prize winner, Albert Szent-
Gyorgyi, “Water is life’s mater and matrix, mother and medium.
There is no life without water”. Through education, we hope more
Australians will take practical steps to preserve the precious water
resources in our own backyards.
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
34 WATER EFFICIENCY
MAKING THAT FOOTPRINT SMALLER
Business in Australia is taking on the challenges of environmental sustainability and
reduction of greenhouse gas emissions by implementing new technology to use power
and resources that help benefit both the environment and the business.
M
any of these innovative, highly technological products and
environmentally aware systems used by business in
Australia have been given a start or supported by
programs on offer through AusIndustry.
Reverse osmosis for water recycling is one method being
implemented by businesses that use water in their production
processes.
Simon Kibble, the general manager of technology and
development at Adchem, has been working on the installation of a
reverse osmosis plant to reduce his company’s environmental
footprint. The project is scheduled to be completed and running by
November this year.
Projects aimed at reducing water consumption in manufacturing,
such as at Adchem are among those that have received funding under
AusIndustry’s Re-Tooling for Climate Change Program.
The program offers dollar-for-dollar grants from $10,000 to
$500,000 to help small and medium manufacturers reduce the
environmental impact, through projects that improve the energy
and/or water efficiency of their production processes.
“At Adchem we use a significant amount of gas and with the
current concerns about greenhouse gas emissions we thought it was
important to consider ways to improve energy efficiency and reduce
our emissions,” Simon said.
Adchem operates the world’s largest single production facility for
the chemicals cupric oxide and basic cupric carbonate, at its
processing plant at Burra, South Australia. Annual production output
ranges from 6,000 to 9,000 metric tonnes of cupric oxide and 1,000
to 3,000 metres of basic copper carbonate.
The high purity chemicals are sold to customers in 20 countries
where they are used in further chemical manufacture. End use
applications are broad and include timber preservation, agriculture,
automotive, electronic, metal treatment and paint production.
“Installing a two-stage reverse osmosis plant means we can reduce
our use of mains water by 55 per cent by recycling the waste water
from our production process,” Simon said.
He said Adchem currently generates about 550,000 litres of waste
water a day. Putting it through the reverse osmosis plant means the
company can recycle and re-use up to 90 per cent of that water. Each
time the water is put through the reverse osmosis plant, the salt
content of the water is extracted and concentrated into 10 per cent of
the waste water. As part of the project, Adchem will construct two
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
large lined evaporation ponds
which will receive the high salt
waste water.
The system will also improve
the efficiency in operation of
boilers and in steam generation
needed in Adchem’s processes.
“The water we currently get
through the mains water has a
high level of calcium and magnesium salts and requires softening
prior to use. Putting higher quality water (low calcium and
magnesium and low total dissolved salts) into our boilers will help
them run more efficiently,” Simon explained.
He said in any water heating device, like an electric jug used to boil
water in the home, the scale inside builds up over time because of
the minerals and other impurities in the water.
“The pure water made through the reverse osmosis process will
help to eliminate the build up of scale and other deposits. It will also
reduce the amount of draining of water from the boiler which is
required to maintain the total dissolved salts in the boiler at an
operating level. These significant benefits will help to keep the boilers
clean and running efficiently,” Simon said.
The water generated by the reverse osmosis system at Adchem will
not only be used in their boilers, but also in their cooling towers and
for general process needs.
Reverse osmosis is the finest level of filtration available using a
membrane. The membrane can filter 95 to 98 per cent of dissolved
salts and other chemicals from water. This ultra-filtration system is
finding uses from small units to provide pure water for homes and
gardens right up to large desalination plants for broader domestic
consumption.
In Adchem’s case it is a $2.45 million dollar project assisted by a
$500,000 grant from AusIndustry.
Before applying for the AusIndustry grant, Adchem ran a four-
month trial in 2008, using a reverse osmosis plant.
“The review proved that the system would benefit the business as
well as the environment, so we went ahead and applied for the Re-
Tooling for Climate Change grant,” Simon said.
He said the application process was rigorous and made Adchem
analyse the process they wanted to undertake in depth.
“Analysing the project gave us more confidence that installing the

plant was a good idea. Although reverse osmosis is an established
process, it made us really look closely to make sure that it would suit
our needs,” Simon said.
The project is now under construction. Site works are expected to
begin in March; the plant will be installed in July and the project
should be completed by November.
“While the installation of the two stage reverse osmosis plant will
not affect production and employment levels at Adchem, it will have
a direct benefit on our environmental performance with the 55 per
cent reduction in our reliance on treated Murray River water, and
approximately 10 per cent reduction in our greenhouse gas
emissions,” Simon said.
AusIndustry delivers more than 30 products, worth nearly $2
billion, to more than 12,000 businesses and 85,000 individuals a
year.
Since its launch the Re-Tooling for Climate Change program,
targeted at assisting Australian manufacturers to improve their
production processes, reduce their energy use and cut carbon
emissions, has provided more than $10 million in grants to eligible
applicants. Re-tooling for Climate Change applications are open until
WATER EFFICIENCY CASE STUDY
WORMALD ENCOURAGES CUSTOMERS TO
SUPPORT NEW WATER SAVING INITIATIVE
Wormald is encouraging its customers to achieve water savings through a more water efficient fire
testing regime.
D
uring the last decade, Australians have reduced their average
water consumption by 20 to 30 percent*, thanks largely to
the community’s support for a wide range of both household
and commercial water saving initiatives.
As a leader and innovator within the Australian fire protection
industry, Wormald is supporting customers who want to further
reduce their water consumption during necessary regular servicing
and testing of wet fire protection systems.
By embracing the most recent industry-developed benchmark
maintenance standard—Australian Standard, AS 1851-2005 for fire
system maintenance—the number of wet tests can be reduced from
one every week to one per month.
The new testing regime’s individual tests are more comprehensive,
plus there is required surveying and reporting for the building owner,
including more detailed logbooks and records. The new regime is
also designed to reduce the risk of systems failing to operate when
needed. The combination of these new processes and the reduced
frequency of tests will result in a significant amount of drinking water
being saved each year.
Recognising the considerable water savings to be made through
this new testing, Wormald has set itself a goal to save 120 million
litres of water in Sydney each year. On a national scale, the
company’s target is 600 million litres of water per year—the amount
of water required to fill more than 13,000 average-sized swimming
pools.
“We are encouraging customers to consider adopting AS 1851-
2005 for their fire system maintenance compliance. Simply put, while
the number of regular wet system tests reduces, the
comprehensiveness and reporting for each test increases. Significant
savings of water used during testing over a year could be achieved by
moving from weekly to monthly testing. It can only help the
environment,” said Garry Kwok, National Technical Services Group
Manager, Wormald.
“Building owners and managers can be assured that this industry-
developed and supported standard, AS 1851-2005, provides the
necessary levels of maintenance for their fire protection, aimed at
WATER EFFICIENCY 35
2011-12.
Other climate change products currently open include:
3 the Green Building Fund—an initiative designed to help
Australian businesses implement cost saving energy efficiency
measures through retrofitting and retro-commissioning of
existing commercial buildings.
3 the Green Car Innovation Fund—a competitive grants program
supporting design and development activities in Australia to
reduce fuel consumption and/or greenhouse gas emissions of
passenger motor vehicles.
The Climate Ready Program—a competitive grants program
providing grants matching funding basis to support research and
development, proof-of-concept and commercialisation activities to
develop solutions to climate change challenges, closed for
applications in 2009.
Other AusIndustry products include innovation grants, tax and duty
concessions, small business development, industry support and
venture capital. For more information visit www.ausindustry.gov.au
call 13 28 46 or email hotline@ausindustry.gov.au.
ensuring that the systems will work when they are needed.”
Sydney Water’s ‘Every Drop Counts’ program supports this water
saving initiative. “Wormald can help Sydney Water’s customers
reduce their water usage through adoption of the new standard.
Many of our business customers have already successfully reduced
their water use through improvements to their fire testing
procedures, and we hope that Wormald’s initiative will encourage
others to do the same” said Andrew Kirkwood, Manager Customer
Sustainability, Sydney Water.
Call Wormald on 133 166 or visit www.wormald.com.au for further
information.
ABOUT WORMALD
Wormald is Australasia’s leading provider of fire protection solutions.
Since 1889, it has designed, manufactured, supplied, installed and
serviced fire detection and protection systems for a wide variety of
industries, including building and construction, health care, military,
government, leisure management, corporate, education and
domestic. www.wormald.com.au.
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
36 CLIENT FEATURE
MANDATORY DISCLOSURE OF
ENERGY EFFICIENCY
With the introduction of Mandatory Disclosure of Energy
Efficiency in 2010 it is inevitable that efforts to reduce
environmental impacts in the built environment are doomed to
failure unless structured operations and maintenance procedures
are implemented by building managers.
P
roactive property owners will undoubtedly
now look to their current building
management team for guidance and
advice to ensure their properties comply fully with
the new legislation. Building managers will
therefore now have to re-evaluate how they
manage, monitor and measure the building
services installations under their remit.
True energy efficiency lies in the transformation
and refurbishment of existing commercial building
stock to support much greater sustainable
environments. Building managers who embrace
this challenge will not only reduce energy
consumption and expenditure but also improve
the value of their clients’ asset. There are
tremendous opportunities in most existing
buildings to improve energy efficiency via
proactive O&M procedures making them more
APEX=
INFORMED PROPERTY DECISIONS
WHO & WHAT WE DO
Apex Property Consulting has provided
Tax Depreciation, Building Consulting &
Sustainability and Quantity Surveying
services since 2002. These services are
delivered through Apex’s online property
data platform, iOPS™ – Integrated
Online Property Solutions.
HOW WE DO IT
Clients automatically gain access to
the secure iOPS™ website where their
property data can be analysed and
manipulated to assist in modelling and
reporting. Additionally, data can be
extracted into other software systems,
negating double entry and ensuring
greater efficiency.
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
environmentally responsible. Building managers
must therefore be active participants in the
development of energy efficiency strategies. An
integrated team approach with external
consultants and a NABERS accredited assessor
are essential as part of this process.
Apex offer consultancy services which provide
strategic, commercial and regulatory advice
together with accredited NABERS ratings. Our
core strength is the ability to combine our
extensive knowledge of building services
installations together with first class analysis to
offer the highest quality commercial, economic,
strategic advice in this rapidly changing
commercial property sector.
For an overview of Mandatory Disclosure please
visit www.mandatorydisclosure.com
WHAT YOU GET
Apex combines property expertise and
technology to deliver you a competitive
edge. Through iOPS™ you get:
− 24/7 access to online property data
− analysis of property data from single
Find out how you can benefit
asset to property portfolio level
from free access to iOPS™,
− reduction in operating and
simply contact Keith at
management cost
kmerry@apexproperty.com.au
− incorporation of Apex services to
or ring your local office.
deliver a complete picture of your
property or portfolio
SYDNEY 02 8234 4500
BRISBANE 07 3234 4000
WHICH ENABLES YOU
MELBOURNE 03 9603 5200
TO MAKE INFORMED
PROPERTY DECISIONS. www.apexproperty.com.au

MANDATORY
DISCLOSURE
PROPERTY SERVICES VIEWPOINT
The Federal Government’s
new Mandatory Disclosure
of Commercial Building
Energy Efficiency –
How will it affect you?
A
ustralia is poised to implement a new scheme that will
require disclosure of the greenhouse performance of
buildings or tenancies over 2000 sqm upon lease or sale. The
indications from the Federal Government are that the scheme is to be
implemented in the second half of 2010.
Now is the time for owners and landlords of commercial buildings
to prepare for the onset of this new scheme, as it will add a new level
of transparency in the commercial building market.
This mandated level of transparency is something we haven’t seen
before in Australia and will create a whole new landscape—a level
playing field.
Tenants and investors will be able to see at a glance the 
energy ratings of buildings—like consumers can see the energy
rating stars on electrical appliances like fridges and washing
machines.
Why is this being implemented?
On November 12 2009, Federal Minister for the Environment,
Heritage and the Arts, Peter Garrett AM formally announced that the
parameters for the energy efficiency disclosure scheme for
commercial office buildings had been approved for implementation in
the second half of 2010.
The Government released a Regulation Document (RD)—
Mandatory Disclosure of Commercial Office Building Energy
Efficiency Commonwealth of Australia, November 2009.
This document states that the specific objective of a mandatory
disclosure regime is to, “Ensure credible and meaningful information
is publicly and readily available to potential purchasers and
renters/lessees on the relative energy performance of buildings.
This component ensures that potential buyers or tenants can
compare the performance of buildings on a ‘like-with-like’ basis when
making purchasing or renting/leasing decisions.”
Essentially the scheme is being modelled on the existing energy
efficiency rating systems for appliances and cars.
ENERGY + ENVIRONMENT 37
Chris Hunt Anita Mitchell
Regional Director— Head of Energy and
Property, Asset &
Integrated Facilities
Sustainability Services
Australasia & Strategy
Management, Asia Pacific,
Jones Lang LaSalle Jones Lang LaSalle
Issues to be aware of
What many owners and occupiers may not realise is that this
legislation is, in effect, retrospective in nature. Disclosure of ratings in
the latter half of 2010 requires the input of information gathered
from the latter half of 2009, as NABERS Energy ratings require 12
months of continuous data.
In consultation forums, the government has outlined that
transitional arrangements are being considered to allow for a smooth
introduction of the scheme. However these transitionary
arrangements will not be outlined to industry until the legislation is
released in early 2010.
What has to be disclosed?
The central requirement of the scheme is that when a commercial
office building that is greater than 2000 m2 NLA, or any part of such a
building that is greater than 2000 m2 NLA, is to be sold, leased or
sub-leased, the following must be disclosed:
3 in any advertisement about the sale or lease: a NABERS Energy
base building star rating (excluding Green Power1); and
3 to prospective buyers and tenants: a Building Energy Efficiency
Certificate (BEEC). This BEEC will now include an assessment of
tenancy lighting, guidance on energy efficiency improvements
and will also be the area for owners to outline Green Power
purchases.
Of particular note is that this scheme will exclude the
advertisement of Green Power adjusted ratings to allow for more
‘apples with apples’ comparisons. This may affect some buildings
that have significant purchases of Green Power as a way of reducing
their environmental impact while improving their star ratings via the
Green Power adjustment allowed for under the NABERS system.
Building Types Covered
The measure will initially cover only BCA class 5 buildings. These are
office buildings used for professional or commercial purposes (but
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
38 ENERGY + ENVIRONMENT

TABLE 1

Whole building > 2000 m2 NLA

Sale Lease Sub-lease
Base building rating ✔* ✔* If available
Tenancy lighting details ✔ (for all tenancies in building) ✔ ✔
Base building guidance ✔ ✔ If available
Tenancy guidance ✔ (for all tenancies in building) ✔ ✔
Part building > 2000 m NLA 2

Sale Lease Sub-lease

Base building rating ✕ (Strata titles excluded) ✔* If available
Tenancy lighting details ✔ ✔ ✔
Base building guidance ✕ (Strata titles excluded) ✔ If available
Tenancy guidance ✔ ✔ ✔
* WHEN A BUILDING HAS INADEQUATE METERING TO OBTAIN A BASE BUILDING RATING A WHOLE BUILDING RATING MUST BE DISCLOSED.

excluding buildings in retail, car park,

storage, production and public building
classifications of the BCA).

What does this mean for

occupiers?
Occupiers will no doubt welcome the
ease of information that will be a flow
on benefit from the scheme. Just like
comparing appliances, occupants will
soon be able to make ‘at a glance’
informed space decisions that will help
them to limit their carbon footprint
while also saving on energy costs.
Large occupiers need to be aware
that selling or leasing surplus space will
trigger the mandatory disclosure
requirements. The Regulation
Document (RD) also outlines that a
tenant wishing to sub-lease their
premises (above the relevant size
threshold) will also be required to
provide tenancy lighting details and
energy efficiency guidance for the
space being offered for sub-lease. In
this case, it will be a requirement that
the base building rating and energy
efficiency guidance must also be
provided to the potential sub-lessee if
they are available at the time of the
sub-lease as a result of an assessment
instigated by the building owner.

Scenarios for disclosure

requirements
The material required to be disclosed
will now vary according to the type of
transaction being undertaken. The
following overview of mandatory
disclosure requirements relating to
whole and part building scenarios was
provided in the RD: (SEE TABLE 1)

What is contained in a BEEC

(Building Energy Efficiency
Certificate)?
The RD outlines that the core
requirements for a valid BEEC (valid for
12 months) will include: (SEE TABLE 2)

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
 ENERGY + ENVIRONMENT 39

TABLE 2

BEEC Core Requirements BEEC Optional Information

• a certificate reference number, certification date and validity date; • offsets including Green Power and impact of such offsets on the greenhouse
performance rating of the building;
• the building name, address, post code;
• building energy and/or greenhouse performance history data (over multiple
• key building data, including size, year of construction etc
years);
• an appropriate base building star rating;
• benchmarking information specific to the building type and location;
• appropriate tenancy lighting details (W/sqm, estimated annual kWh per
• fuel mix data.
annum and lighting controls);
• detailed energy consumption and greenhouse gas emissions data;
• building assessor details, including name, trading address, assessor number;
• the presence of any co- or tri-generation facilities within the building;
• energy efficiency guidance for the base building and fixed lighting of the
tenancy space being offered for sale or lease.

What should you do to prepare?
The following three point plan is recommended:
1. Know your NABERS Energy rating for your buildings that may
trigger the thresholds and keep these up to date for any that
may be transacted (leased or sold). Failure to do this may hold
up transactions going forward. Be aware that NABERS is a
retrospective rating, so you need to gather as much information
as possible now, dating back to July 2009 and set up systems to
capture the required data going forward. Also, the first NABERS
Energy rating you conduct for an asset may require some
metering or the gathering of new information that has not been
collated before, so it is imperative to start preparations as soon
as possible.
2. Know your NABERS Energy improvement strategy-operational
performance improvements without significant capital
expenditure can reap significant NABERS performance
improvements, especially if you allow time for these
enhancements to take effect.
3. Bring forward your capital upgrade plans to further improve the
performance of your asset now, knowing that this may not flow
through to your rating for another 12 months.
Acting now is imperative not only to ensure compliance with the
new scheme, but to protect and enhance your building’s value and
market attractiveness going forward.
Penalties
The RD proposes to utilise civil penalties as the primary means of
enforcing the scheme and mentions a possible maximum penalty of
$100,000 for each offence of non disclosure. A supplementary
‘publicity’ mechanism may also be used, under which the name of
any person or entity which had not complied with the disclosure
requirements would be published on a publicly available website.
There will also be criminal offences for misleading or fraudulent
behaviour in relation to the preparation of certificates and
assessments.
Exemptions
The proposed scheme provides for a limited number of general
exemptions to the disclosure, e.g. temporary buildings, buildings to
be demolished, non-serious purchasers or lessees, and where a
person made reasonable attempts to obtain a certificate but could
not obtain one.
The exemptions will be specific to circumstances where gaining a
certificate is impractical or unreasonably delayed due to no fault of
the vendor offering the building for sale or lease. Exemptions will also
apply to short, temporary or emergency leases that are negotiated for
a period of less than 12 months. The requirement to disclose
information would arise, however, where such leases are
subsequently extended beyond 12 months.
An additional note was provided for newly refurbished buildings,
where a NABERS Energy rating based on historic energy use may not
reflect the current energy efficiency of the building.
The RD notes that if an office building has been substantially
refurbished within the previous 12 months of an impending sale or
lease, the scheme would allow the star rating to be modelled in
accordance with the NABERS Energy simulation protocol.
1 GREEN POWER IS GOVERNMENT ACCREDITED RENEWABLE ELECTRICITY.

Jones Lang LaSalle research on Sustainability

Jones Lang LaSalle’s recent research shows a significant 89 per cent of Corporate Real Estate Executives consider sustainability criteria in
making leasing decisions and a further 90 per cent of respondents consider energy labels (such as NABERS Energy) in administering their
portfolios, showing that occupants continue to utilise green building certifications and energy labels in their decision making.1

Sustainability as a Factor in Location Decisions Energy Labels and Location Decisions

2009: What consideration does your company give to energy labels in administering its’ portfolio?
89% consider sustainability 3%
in their location decisions 10%
90% consider energy
labels in administering
their portfolio

We only select buildings that carry an

energy label (3%)
46%
We don’t consider energy labels (10%)
We consider energy labels somewhat
(41%)
We always consider energy labels (46%
41% Energy labels not used in our primary
geography (0%)

1 JLL AND CORENET GLOBAL: PERSPECTIVES ON SUSTAINABILITY: RESULTS OF THE 2009 GLOBAL SURVEY ON CORPORATE REAL ESTATE AND SUSTAINABILITY

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
40 CLIENT FEATURE

6 EASY STEPS TO RECYCLING

IN THE WORKPLACE

O
ne of the biggest challenges for
facility managers today is the
collection and disposal of waste.
Regardless of the size of the facility, the
collection and handling of waste is a critical
function. It is also an expensive one. In
Australia, we currently dump around 700 kg
of waste per person to landfill each year. How
much that costs is difficult to measure but
there have been studies indicating that it is in
the tens of billions of dollars a year. That is
money that could be better spent on roads,
education and healthcare.

Reduce, Reuse, Recycle

After so many years of successful campaigns
by organisations such as Planet Ark, Clean Up
Australia and Keep Australia Beautiful, the
catch phrase Reduce, Reuse, Recycle has
almost become a mantra for responsible
environmental practice in the workplace and
at home.
Recyclable material makes up almost 80%
of total household waste in Australia.
Therefore, it should be easy to make a big
impact upon the mountains of landfill that we
generate each year. Unfortunately that
doesn’t seem to be happening.
Contamination threatens the viability of
recycling at home and the workplace by
increasing the costs to collectors, recyclers
and the community. An effective system of
collecting each waste stream can reduce cross
contamination by as much as 90%.
How often have you seen or heard of a
recycling scheme not working and the
material being dumped to landfill. This can
encourage staff and patrons to think cynically
about the viability of recycling schemes. This
may be the case in some situations, but
generally, recyclers can’t get enough material
to meet their capacity. Here are 6 easy steps to get you started:
1. Find out where the waste occurs and estimate the percentage of
What can we do? each waste stream – paper, plastic, glass etc. This is often
The 3 most important things any business can do to make a big referred to as a waste audit;
improvement in reducing their environmental impact are nothing new 2. Establish your priorities – be realistic about the extent and time
… Reduce, Reuse & Recycle. Finding innovative ways to implement frame; small steps are better;
this basic strategy can be a challenge; particularly for a “time poor” 3. Plan your strategy- consult with your waste collection contractor
facility manager who has enough to think about on a daily basis. for advice and find a “Champion” who can drive the programme
At work, most of our waste is hidden away where we don’t notice forward;
it; in habits and procedures we do without thinking. A Victorian study 4. Get everyone involved; launch your recycling programme &
showed that the hidden costs of waste for most businesses were 5 to communicate with staff and patrons; explain the why and how;
10 times higher than the actual waste disposal costs. So it makes 5. Celebrate success – it doesn’t have to be expensive; just
good financial sense to get started on a recycling programme as soon something to let everyone know that they are contributing to a
as possible. successful and worthwhile scheme;
6. Monitor and tweak the programme; keep open to new ideas.

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
8 West Link Place, Richlands, Brisbane Queensland 4077
Phone: +61 7 3712 8000 Fax: +61 7 3712 8001
Email: sales@rud.com.au www.bins4recycling.com.au
42 ENERGY + ENVIRONMENT
MANDATORY Tom Cantwell,
DISCLOSURE
LEGAL VIEWPOINT
In the February edition, Gemma
Peckham looked at the proposed
introduction of legislation targeting
energy consumption in commercial
buildings. Her article canvassed a
presentation given by Tom Cantwell, a
partner in the DLA Phillips Fox
Melbourne Real Estate team, and
leader of the firm’s Property
Infrastructure and Development group.
Both Peckham’s article and Cantwell’s
presentation focussed on implications
of the scheme and the issues that had
been brought forth since the proposal
was released.
In response to the issues raised during
the consultation process, the Australian
Government revised the proposal and
in November 2009, after publication
date, released a Regulation Impact
Statement (RIS) and Regulation
Document (RD). The changes to the
scheme are substantial and pleasingly
reflect the major concerns indentified
by industry in the consultation process.
This article critically examines the
changes that have been made to the
scheme and what the scheme now
requires.
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
Partner, Head of Property Infrastructure and
Development Group, DLA Phillips Fox
I
n December 2008, the Australian Government’s Department of
Environment, Water, Heritage and the Arts (DEWHA) issued a
Consultation Regulation Impact Statement and Consultation
Regulation Document (Consultation Documents) regarding the
proposed Mandatory Disclosure of Commercial Office Building
Energy Efficiency scheme. Such a scheme was considered necessary
after finding that commercial buildings account for at least 10% of
Australia’s greenhouse gas emissions, having risen 87% between
1990 and 2006, and that office buildings contribute the most
significant proportion of emissions for the commercial sector.
The scheme required particular disclosure of the building’s energy
efficiency to prospective purchasers or lessees of commercial office
buildings. The scheme would apply to the sale, lease or sub-lease of
premises with a Net Lettable Area (NLA) greater than 2000m2 or any
part of a building with a NLA that is greater than 2000m2. It would
initially only apply to commercial office buildings, as defined in the
building Code of Australia, and not to State and Territory
governments.
Under the Consultation Documents, the scheme required the
disclosure of each of the following:
3 A National Australian Built Environment Rating System
(NABERS) Energy star rating in any advertisement about the sale
or lease. The NABERS Energy rating specified was a whole of
building rating.
3 A valid Building Energy Efficiency Certificate (BEEC) to
prospective buyers and tenants. The BEEC would include the
NABERS Energy star rating as well as detailed energy
consumption and greenhouse gas emissions data.
3 An Energy Efficiency Assessment Report (EEAR) to prospective
buyers and tenants. The EEAR would include targeted
information with respect to the opportunities to improve energy
efficiency in buildings and would be valid for seven years.
3 A valid BEEC and EEAR to a central registry.
In January and February 2009, information forums were held
across Australia to discuss the scheme. Over 400 representatives
from industry and government attended these forums and over 40
written submissions were received on the Consultation Documents.
The information forums and written submissions demonstrated
broad support for the scheme. The majority of players indicated
strong support for the mandatory disclosure of base building ratings
and for the use of NABERS Energy in the scheme.
The consultation process uncovered two major concerns with the
proposed scheme. The first was with the requirement for NABERS
whole building ratings as opposed to base building ratings. Whole
building ratings involve both a tenancy rating and a base building
rating. Tenancy ratings account for tenant lighting, general power
loads for IT and other equipment, as well as tenant installed
supplementary air-conditioning systems. Base building ratings include
energy used by common services, for example environmental control
systems for heating, cooling and ventilation, lifts, hydraulics, car
parks, lobbies etc.
The concern was that Energy tenancy ratings are generally a
measure of tenant behaviour rather than the energy efficiency of the
tenancy itself. The configuration and area of tenancies can vary

substantially from one tenant to the next and tenancy energy
efficiency is largely beyond the control of building owners. There
were also concerns raised regarding the legal, practical and technical
barriers to obtaining the necessary information from tenants and that
the burden fell solely on the landlord or building owner.
The second major concern was about the usefulness of the EEARs,
the additional burden they created and whether the seven year
validity period was too long. There was general consensus that EEARs
should be more comprehensive if they are to be useful to potential
purchasers and lessees countered by concern as to the cost and
availability of the expertise required to produce accurate reports and
the general skills shortage in this area.
The Australian Government listened to industry, responding
effectively and comprehensively to these concerns. In response to the
first, the scheme was refined so that instead of NABERS whole of
ENERGY + ENVIRONMENT 43
building ratings being required, the scheme will require the disclosure
of base building ratings and only tenancy lighting power density and
lighting control details. This information would be included in the
BEECs for ease of administration. A number of industry submissions
supported this approach as the basic tenancy lighting and its control
systems are generally provided by the owner of the building.
In response to the second concern, instead of separate EEARs, the
scheme will require guidance on potential energy efficiency
improvements to be assessed concurrently and disclosed as part of
BEECs. The RD states that this will streamline the assessment process
and ensure that the guidance provided is meaningful and up-to-date -
the BEECs remain valid for 12 months only.
The consultation process raised other less significant issues. The
Australian Government responded to these in the following ways:
3 Where offices have been substantially refurbished within the
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
44 ENERGY + ENVIRONMENT
previous 12 months, the scheme will allow star ratings to be
modelled in accordance with the NABERS Energy design
protocol, rather than using data which would be inaccurate.
3 Strata title buildings will be excluded from the requirement for
disclosure of base building ratings. Their disclosure will be
limited to tenancy lighting efficiency.
3 The base building star ratings are to be publicly accessible on the
central registry. Public disclosure by exhibition on the buildings
will be promoted on a voluntary basis.
3 A number of submissions considered the 2000m2 threshold
would not capture enough office buildings and that it should be
reduced to 1000m2. The Government maintained that the
2000m2 threshold is reasonable and is to be retained.
3 There was widespread concern that governments will not be
legally obligated to participate in the scheme. While the scheme
was not revised to make government disclosure mandatory
(creating the legislation under the Corporations power of the
Constitution means there is no room to do so), the RD confirms
that agreement should be sought from all levels of government
to opt-in to the scheme and for the public disclosure of
certificates.
3 A number of submissions requested a gradual phasing in of the
scheme as opposed to full implementation in mid-2010. The RD
retained the current implementation timeframe, noting that
given the publicity the project has achieved over the past 18
months, a large proportion of industry are well aware of the
impending implementation and have been taking steps to ensure
compliance.
Cost effectiveness and administration of the scheme had been
expressed by industry as concerns. Although the RD specifies that
financial support for the installation of sub-metering could be
considered as a complimentary measure, it falls outside the scope of
the scheme and would need to be delivered through a separate
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FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
mechanism. The RD goes no further in terms of addressing the
financial burden the scheme will immediately place on those required
to disclose.
Cantwell had echoed industry’s concern that the NABERS Energy
scheme was intended to be voluntary and has not undergone the
scrutiny that a compulsorily rating system might have had. Further he
pointed out that by the nature of the scheme, there is a state-by-state
differentiation between the actual energy consumed and the rating
obtained due to different operating base lines and different energy
sources in each state.
The RD specifies that there will be an investigation into the
development of one nationally-consistent rating band and that it is
intended that NABERS Energy will use a nationally-consistent rating
band prior to the implementation of the scheme.
The Mandatory Disclosure of Commercial building Energy
Efficiency is set to be implemented in mid 2010. Cantwell provided
some recommendations that might help landlords and Facility
Managers to be prepared for the commencement of the scheme.
These included collecting and analysing power bills, collecting NLA
surveys, tracking occupancy levels and hours of use and gaining an
intimate knowledge of the building to find out how it’s performing in
its current state and what adjustments could be made to achieve a
higher rating.
With the scheme due to commence mid 2010 it is now more
important than ever to begin to take these measures. The Australian
Government has indicated that compliance with the scheme will be
required immediately. Until the legislation and regulations are
introduced the form of the scheme will continue to evolve. It will be
interesting to observe how the scheme comes into operation and in
the coming years to judge the effectiveness of the scheme in reducing
Australia’s greenhouse gas emissions from commercial office
buildings.
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Innovation for generations.

46 ENERGY + ENVIRONMENT
SOFT LANDINGS
CLOSING THE LOOP
BETWEEN LOW ENERGY
DESIGN AND REALITY
“
If aeroplanes fell onto runways in a violent belly flop no one
would travel in them,” says Roderic Bunn, project manager of
the UK Soft Landings Framework. “And yet, buildings are
mostly belly-flopped into operation.”
Soft Landings is an acclaimed new process that extends
professional involvement after building handover. It removes the belly
flop and eases buildings gently into operation, monitoring and tuning
them to ensure optimal energy efficiency and occupant satisfaction. It
effectively closes the loop between design intentions and reality.
Mr Bunn is looking forward to returning to the warmth of Australia
to give a seminar on the Soft Landings Framework at the Air
Conditioning, Refrigeration and Building Services Exhibition (ARBS
2010). The event is being held in Sydney from 12-14 April 2010.
The initial Soft Landings concept emerged from some UK
government sponsored research in the 1990s, and was later further
developed into the framework it is today with the help of industry
funding. But it was in a Melbourne café in late 2007 that Mr Bunn
decided it was time to get it seriously out into the world.
“I thought, enough’s enough! We cannot keep just handing over
buildings and walking away thinking that everything will work as
intended. Both technology and the end users need to be hand-held
for far longer. ”
Under the Soft Landings framework, there is a graduated handover
where designers and constructors remain involved with buildings past
practical completion, to assist clients during the first months of
operation and beyond, to help fine-tune and de-bug systems and
ensure occupiers understand how to control and best use their
buildings.
The process takes up to three years, although by the third year it
should just be a case of checking that all is well and conducting final
occupant satisfaction and energy surveys.
There is now an active Soft Landings User Group in the UK which
serves as a neutral forum in which members can share experiences
and lessons learned, and gain advice from others.
In many ways, Mr Bunn says, Soft Landings is just applied common
sense, and many companies will find they already do elements of it.
“By formalising the process, and integrating it from the start of a
project, it’s possible to do a lot of work at the design stage to make
the later commissioning process much smoother and the building’s
performance much better,” he said.
If the briefing is right and the design is right, then it’s mostly a case
of following the script,” added Mr Bunn.
“The script” is the Soft Landings Framework, which is flexible and
customisable to suit the requirements of any project. It’s freely
downloadable at www.bsria.co.uk/bookshop.
Of course, it demands some changes in the way projects are run.
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
Soft Landings involves all significant members of the supply chain,
which may mean changing the point in the project at which some
sub-contractors are appointed in order to have key specialists on
board earlier. It may also require changes in procurement processes
to support the right specifications and decisions about equipment.
And there are obviously some costs involved, requiring budget for
steps such as pre-handover and aftercare. But these costs should be
offset by a more energy efficient building, with higher levels of
occupant satisfaction, and energy consumption that is closer to
design predictions.
In his seminar at ARBS 2010, Mr Bunn will provide more details
about how Soft Landings integrates into the project lifecycle—from
planning through to construction and then in building handover. He’ll
talk about migration planning, environmental and energy logging,
seasonal commissioning checks, controls interface training and post-
occupancy evaluation.
Mr Bunn sees the energy efficiency side of Soft Landings as being
particularly relevant for Australia, as so much of our energy is “dirty”
and we know we need to make more sustainable buildings. He’s
hoping that the Australian industry will adopt the framework as
eagerly as its UK counterpart. In the UK, it is being picked up by
clients and supply chain members who realise it’s needed and want
to take custody of environmental factors. The Framework is ready
and tested, and now with support from industry, property investors
and building occupiers, every project can have a soft landing.
Quick Facts – ARBS 2010
What: The Air Conditioning, Refrigeration and Building Services
Exhibition (ARBS) is the largest event of its type in the
southern hemisphere, and is set to attract around 10,000
visitors from around Australia and the world. On display
will be the latest innovations in building, heating, cooling,
air conditioning, ventilation and refrigeration products
and services.
When: 12-14 April, 2010
Where: Sydney Exhibition and Convention Centre, Darling Harbour
Info: www.arbs.com.au or arbs@arbs.com.au or 03 8623 3014
Roderic Bunn, project manager of the UK Soft
Landings Framework will present his latest research
at ARBS 2010, on 12-14 April, 2010.

SMART GRID,
SMART CITY
Key points
3 Smart grids are electricity networks incorporating advanced
technology that can improve energy efficiency and reliability and
deliver improved environmental outcomes.
3 They provide significant new commercial opportunities for the
electricity, technology and telecommunications sectors.
3 To investigate the benefits of smart grids the Federal
Government is inviting consortia to participate in a A$100
million federally funded demonstration project.
In 2009 the Federal Government announced that it would provide
up to A$100 million to develop a commercial scale smart grid
demonstration project in partnership with the energy sector. The
National Energy Efficiency Initiative: Smart Grid, Smart City
demonstration project (Project) is designed to encourage the
development of a smarter and more efficient grid network in
Australia. The Federal Government has recently invited industry bids
to deliver the Project.
What is a smart grid?
Smart grids are electricity power grids that integrate advanced
technology such as smart meters, sensors, communications
equipment, digital devices and analytic tools to enhance the energy
efficiency and reliability of electricity grids. This is done
by automating, monitoring and controlling the flow of energy from
the point of generation to the plug.
What are the benefits of smart grids?
Practical outcomes of a smart grid can include enabling:
3 energy companies to accurately charge energy according to time
of day or load factors using smart meters which measure power
ENERGY + ENVIRONMENT 47
usage and report back to the network
3 energy companies to monitor the operation of networks on a
real time basis
3 users to obtain real time information on energy usage and adjust
their aggregate energy consumption or time shift consumption
to take advantage of off-peak rates for both environmental and
cost reasons
3 appliances to communicate with the energy network and
automatically stop or reduce their power consumption during
peak load periods (e.g. battery charging or high demand
equipment such as clothes dryers)
3 a reduction in emissions and improved environmental outcomes
by helping to reduce energy consumption
3 energy companies to defer expensive new generator investments
by helping to reduce loads at peak times
3 energy companies to accurately detect where energy
transmission systems have failed and also where and when they
have been restored resulting in faster restoration of power
outages
3 energy companies to monitor and respond to energy that is
being fed back into the grid by small distributed systems (e.g.
solar panels and wind turbines), and make quick adjustments at
generation locations and switching points to compensate for
changes (e.g. changes in cloud levels or wind levels during a
day).
What is the Smart Grid, Smart City project?
The recently announced Project is a demonstration project that will
result in the deployment of a live, fully integrated smart grid network
on a commercial scale in a single distribution area involving up to
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
48 ENERGY + ENVIRONMENT
9,500 homes.
The Project will employ advanced information technology and
telecommunications technology such as smart meters, sensors and
digital devices to create a more efficient “smart grid” network. It will
also gather important information and data about the potential
benefits of smart grid appliances, network improvements and
technological efficiencies as well as the effects of smart meters on
consumer behaviour.
It is anticipated that this data will be made publicly available in
order to facilitate broader industry investment in smart grids across
the country.
The Project will explore the capacity of smart grids to integrate
renewable energy sources into the network and the integration of
smart grids with other infrastructure such as gas, water and
communication technology, including possible interaction with the
National Broadband Network (NBN). The project will also investigate
other network improvements that can increase the reliability of
supply and enable distributed storage of electricity.
The objective of the project is that it will illustrate the societal,
environmental and economic benefits of smart meters and smart
grids and identify potential barriers to broader industry adoption. The
project should therefore reduce the risk and uncertainty for investors
in smart grids by demonstrating how technology can improve
network reliability, deliver environmental and economic efficiencies
and drive customer behaviour.
Smart Grid, Smart City – Key Dates
Date Description
28 January 2010 Closing date for consortia to submit
applications
April 2010 Successful consortium to be announced
July 2010 Commencement of Project
June 2013 Project completes
construction . interiors . maintenance . electrical . h a r r i s h m c . c o m . a u
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
What needs to change to facilitate Smart Grids?
One of the objectives of the Project is to shine some light on exactly
this issue; however, the answer is likely to lie in a combination of
measures which include:
3 regulatory changes to facilitate investments in smart grids,
particularly in relation to energy price regulation taking into
account expenditures required to establish smart grids 
3 investment incentives
3 facilitation of the essential radio communications links required
by smart grids by making available appropriate radio
communications spectrum
3 regulatory measures designed to ensure the proposed NBN
investment can be leveraged to assist in the establishment of
smart grids
3 policies designed to encourage trans sectoral cooperation (such
as development of standards and certifications) to foster
cooperation between traditional energy generators, renewable
energy suppliers, distributors, telecommunications and IT
companies and the manufacturers of domestic and commercial
equipment and appliances.
for further information contact:
Mark Feetham, Partner, Middletons
T: +61 2 9513 2540 E: mark.feetham@middletons.com
ABOUT THE AUTHOR
Middletons has leading specialist practices in Energy & Resources and
Technology & Communications with substantial expertise across the entire
range of energy, technology and communications issues. Middletons is a full
service commercial law firm with offices in Melbourne, Sydney and Perth.

MAINTENANCE PLANNING:
A PROACTIVE POST-GFC STRATEGY
In this post-GFC world, it’s tempting for building owners and managers to cut costs wherever possible.
Before taking the knife to your maintenance budget, consider the long-term impact on asset
performance and how you can optimise your maintenance spend.
A
ccording to Travis Lambe, Divisional Manager of Harris HMC
Maintenance: “Wisely allocating your maintenance dollars is
more critical than the actual amount you spend. Maintenance
activities should align with a total asset management strategy and
deliver value over the building’s life, not just in the immediate
future.”
What does maintenance mean?
Maintenance can be categorised in three ways:
3 initial corrective – the initial work that brings a building up to
standard
3 planned/preventative – cyclic, programmed maintenance works
undertaken over the life of a building
3 emergency corrective – an immediate response required to
restore safety, security or structural integrity.
In the current economic climate it might be inviting to forsake a
planned maintenance program in favour of a reactive, emergency-
only approach. As Travis explains, that can be a big mistake.
“Most building issues are best dealt with promptly – while the
problem is minor. Leaving an issue unresolved can accelerate
deterioration and lead to major damage, often requiring additional
rectification which costs more in terms of dollars, time and
inconvenience. A quality, customised maintenance program works
proactively to provide preventative upkeep, checking and
remediation works which over time is more cost-effective than
incurring major repair costs or experiencing building failures.”
What are the advantages of a maintenance plan?
A program of planned maintenance:
3 provides a systematic, site-specific approach
CLIENT FEATURE 49
prevents the neglect of any minor issues
3 supports high levels of regulatory compliance
3 delivers a consistent standard of presentation and amenity
3 minimises emergency corrective maintenance
3 facilitates informed decision-making making and management.
“A proactive preventative program is tailored to the specific
building or tenancy. It supports compliance with building codes and
OH&S regulations by checking exit and emergency lighting, statutory
signage, fire services, tripping hazards and more,” explains Travis. “It
also identifies and rectifies minor issues such as leaking taps, blown
lights, doors that need adjustment, blocked gutters, and general
patching and painting.”
“A telltale stained ceiling tile leads to a leaking roof or gutter,
which can be rectified before more significant damage occurs. A
wobbly stair-tread is fixed before an accident happens. It’s about
sound risk management - the short-term spend for the long-term
gain.”
Quality maintenance planning and delivery
As part of the Harris HMC group, Harris HMC Maintenance is ideally
resourced and positioned to develop and deliver high-quality
customised maintenance programs. Harris HMC has a proud 25-year
history in the building industry and operates through four distinct
business units: Construction, Interiors, Electrics, and Maintenance.
“Our Maintenance Division was established 25 years ago,” explains
Travis, “and is characterised by a depth of cross-platform skills and
knowledge, tried-and-trusted systems and processes, and a positive
professional culture. We provide complete project management of a
vast range of trades (and sub-trades) and the expertise to put
resources on the ground when and where they’re needed.”
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
50 LOCAL GOVERNMENT – TENDERING

LAW SURROUNDING THE TENDER PROCESS

APPLICATIONS FOR FACILITY MANAGERS
BY BRIAN AMBLER, PARTNER AND TETYANA WOTTON, SOLICITOR,
TRESSCOX LAWYERS*
Private enterprise and government agencies will often procure goods and services through the tender
process. It is therefore important for “professionals involved in the strategic and operational
management of facilities for public and private sector organisations throughout Australia, as well as
those professionals who support the industry through the provision of products and services”1 to
understand the law regulating the tender process.

G
oods and services are exchanged through the medium of a
contract. According to the fundamental principles of contract
law, a contract is formed at the point where an ascertainable
offer made by a capable party is accepted by another capable party.
Additionally, there must be a common intention to be legally bound
by the agreement, and both parties must provide consideration. In
the case of contracts within the Facility Management sector, a valid
contract would exist where two parties have agreed to enter into a
contract for the supply of Facility Management services.
Consideration would then be provided by payment of a sum of
money by one party in exchange for the provision of management
services by the other party. Importantly, once a legally binding
contract is in place, a number of remedies are available for breach of
contract.
Before entering into a contract, a government agency and
potentially the private sector that requires the provision of goods or
services will often issue a request for tender. A request for tender is
“a published notice inviting suppliers who satisfy the conditions for
participation to submit a tender in accordance with requirements of
the request for tender and other request documentation”2. Suppliers
interested in providing those goods or services will then submit a
tender, otherwise known as a “price, bid, offer, quotation, consultant
proposal or expression of interest”3. The purpose of the tendering
process is for the requestor to locate a preferred supplier in order to
enter into a contractual relationship for the provision of the goods or
services.
It is apparent, therefore, that the tendering process precedes the
contractual relationship. A request for tender, for the purposes of
contract formation, is not an offer. Instead, it is an ‘invitation to treat’,
or, in other words, a “request to negotiate or make an offer with a
contract in mind”4. As such, in Pratt Contractors Ltd v Palmerston
North City Council5, it was found that “the starting point is that a
simple uncomplicated request for bids will generally be no more than
an invitation to treat, not giving rise to contractual obligations”.
This reality poses a number of problems for suppliers, who, unless
their tender is accepted, have no apparent contractual rights. In an
economy where the cost of preparing a tender is constantly
increasing, this is particularly unnerving. The Courts have accordingly
realised that “this approach to the tendering process simply does not
accord with the parties’ legitimate expectations”6, and as such, have
formed the institution of the “process contract”.
The Process Contract
The process contract is separate from the tender contract. The tender
contract is formed when a requestor decides upon a particular offer
from one supplier. The process contract essentially exists solely to
protect the “integrity of the bidding system”7. The process contract
applies to both public and private tendering, and creates “binding
CONTINUED ON PAGE 52

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
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SERVICE PTY LTD.

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VENTSHAFTS IN THE SHIRE COUNCIL AREA
Having carried out more than 7,000 ventshaft
inspection/maintenance/renewal and relocation projects for
Sydney Water, our company offer the following Inspections and
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■ Each ventshaft database sheet shall include – Location, Condi-
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■ The reports and photos, shall be placed on Microsoft Excel
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52 LOCAL GOVERNMENT – TENDERING

TABLE 1: PROCUREMENT GUIDELINES BY STATE GOVERNMENT AGENCIES.

STATE/ TERRITORY DOCUMENT NAME AVAILABLE AT

NSW Code of Practice for Procurement www.nswprocurement.com.au
VIC Procurement Policies (Master Manual) www.vgpb.vic.gov.au
QLD Queensland Government Procurement Plan 2009-2012 www.qgm.qld.gov.au
SA State Procurement Act 2004 www.spb.sa.gov.au
WA Guide to Tendering with Western Australian Public Authorities www.dtf.wa.gov.au
NT Procurement Directions www.nt.gov.au
ACT Government Procurement ACT 2001; and Procurement Policy Unit www.procurement.act.gov.au
TAS Purchasing Principles; and Purchasing Policies www.purchasing.tas.gov.au

obligations on the party calling for tenders to evaluate each tender in
a certain way”8. However, process contracts are not automatic, with
their existence dependent “upon a consideration of the circumstances
and the obligations expressly or impliedly accepted”9.
In Hughes Aircraft Systems International Inc v Airservices
Australia10, two corporations tendered for a government contract. In
negotiations prior to the submission of tenders, the parties agreed to
a set of guidelines for the assessment of tenders, in particular that
there would be “fairness between the tenderers”. The Court found
that Hughes Aircraft relied on these representations in deciding to
participate in the tender process, and therefore selection of a tender
“was required to follow the procedures and be in accordance with
the criteria specified”11. A breach of the process contract was found
when Airservices Australia failed to abide by the agreed guidelines for
assessment and awarded the contract to another tenderer. Hughes
Aircraft was subsequently awarded damages.
Therefore, where a request for tender sets out specific guidelines
for the assessment or treatment of tenders, it could be said that a
process contract is formed. If the requestor departs from these
specified “terms”, they could be found to be in breach of the process
contract. In this case, any “wronged” supplier would be entitled to
seek damages for any losses sustained in preparing the tender and, in
some circumstances, for loss of profit.12
It is increasingly common for requestors to attempt to exclude a
process contract from the tender process. The legality of such an
exclusion clause in the request for tender is uncertain. In Cubic
Transportation Systems Inc v New South Wales13, an attempt to
exclude a process contract was read down by the judge who held
that there was in fact a process contract in place. However, in State
Transit Authority (NSW) v Australian Jockey Club14 the judge found an
exclusion contract to be valid, stating that it was “abundantly clear
that the plaintiff… was entitled to deal with individual tenderers
differently and was under no obligation to follow any particular
process”. Despite inconsistencies in the law, it is likely that such a
provision would be invalid where parties have agreed to a definable
assessment process and that process has been departed from.
It is apparent therefore that the process contract is a common law
concept existing to protect the “integrity of the bidding system”15.
However, statute appears to also provide for the creation of legal
obligations in the tender process. In particular, Section 52 of the
Trade Practices Act 1974 provides that “a corporation shall not, in
trade or commerce, engage in conduct that is misleading or deceptive

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FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
 LOCAL GOVERNMENT – TENDERING 53

or is likely to mislead or deceive”. Therefore, if a request for tender Conclusions

outlines criteria for assessment that are markedly different to those
actually intended to be used, the requestor may be found to have
breached this section of the Act.
Tendering For Government
In addition to the process contract, government procurement is
further regulated through the existence of a number of procurement
guidelines. This is because “it is a matter of public concern that the
government’s buying and selling should be properly conducted and
that legal measures which encourage the responsible conduct of
government business are to be encouraged”16. Whilst procurement
guidelines are not legally binding, it is important to consider and
understand the relevant guidelines when submitting tenders for
government as they are “the policy framework under which agencies
govern and undertake their own procurement”17.
At a national level, government agencies must abide by the
Commonwealth Procurement Guidelines. A copy of the guide is
available at www.finance.gov.au/publications/fmg-
series/procurement-guidelines/index.html. This guide applies to
procurement carried out by officials in agencies and in bodies subject
to the Commonwealth Authorities and Companies Act 1997 and
states that “value for money is the core principle underpinning
Australian Government procurement”18. According to the guide, value
for money can be enhanced by: “encouraging competition by
ensuring non-discrimination…promoting the use of resources in an
efficient, effective and ethical manner; and making decisions in an
accountable and transparent manner”.19
The States also provide procurement guidelines by which
government agencies must abide. Whilst they all follow similar
principles, there are different provisions in place which may affect the
procurement process. A list of the core applicable guides is provided
(SEE TABLE 1).
The tender process is essentially made up of two different contracts
that exist side by side: the tender contract and the process contract.
In the case of government tenders, procurement guidelines may also
influence the tender process. The scope of these contracts and
guidelines should always be understood by a supplier before they
submit a tender to either a corporation or government agency.
For any further information on the tender process, please contact
Brian Ambler, Partner, on (02) 9228 9215 or Tetyana Wotton,
Solicitor, on (02) 9228 9306 at TressCox Lawyers.
*(WITH ACKNOWLEDGEMENT TO MELISSA SMITH, SUMMER CLERK, WHO GREATLY CONTRIBUTED TO
THIS ARTICLE)
REFERENCES
1 FACILITY MANAGEMENT ASSOCIATION OF AUSTRALIA WEBSITE -
HTTP://WWW.FMA.COM.AU/CMS/INDEX.PHP?OPTION=COM_CONTENT&TASK=VIEW&ID=16&I
TEMID=32
2 COMMONWEALTH OF AUSTRALIA, COMMONWEALTH PROCUREMENT GUIDELINES (DECEMBER
2008) 46
3 NSW GOVERNMENT, CODE OF PRACTICE FOR PROCUREMENT (JANUARY 2005) 11
4 P. J. BUTT, BUTTERWORTHS CONCISE AUSTRALIAN LEGAL DICTIONARY, (3RD ED, 2004) 235
5 [1995] 1 NZLR 469 PER GALLEN J AT 478-479
6 MACQUARIE GENERATION V CNA RESOURCES LTD [2001] NSWSC 1040 AT [52]-[53] AS
SUMMARISED IN NICOLAS SEDDON, GOVERNMENT CONTRACTS: FEDERAL, STATE AND LOCAL,
(4TH ED, 2009) 325
7 R V. RON ENGINEERING & CONSTRUCTION (EASTERN) LTD [1981] 1 S.C.R. 111 AT 273
8 NSW DEPARTMENT OF COMMERCE, TENDERING MANUAL, (DECEMBER 2006) CHAPTER 2, 6
9 PRATT CONTRACTORS LTD V PALMERSTON NORTH CITY COUNCIL [1995] 1 NZLR 469 PER
GALLEN J AT 478-479
10 (1997) 76 FCR 151
11 HUGHES AIRCRAFT SYSTEMS INTERNATIONAL INC V AIRSERVICES AUSTRALIA (1997) 76 FCR
151
12 NICOLAS SEDDON, GOVERNMENT CONTRACTS: FEDERAL, STATE AND LOCAL, (4TH ED, 2009)
353
13 [2002] NSW SC 656
14 [2003] NSWSC 726 AT [25]
15 R V. RON ENGINEERING & CONSTRUCTION (EASTERN) LTD [1981] 1 S.C.R. 111 AT 273
16 NICOLAS SEDDON, GOVERNMENT CONTRACTS: FEDERAL, STATE AND LOCAL, (4TH ED, 2009)
314
17 COMMONWEALTH OF AUSTRALIA, COMMONWEALTH PROCUREMENT GUIDELINES (DECEMBER
2008) V
18 COMMONWEALTH OF AUSTRALIA, COMMONWEALTH PROCUREMENT GUIDELINES (DECEMBER
2008) 10
19 COMMONWEALTH OF AUSTRALIA, COMMONWEALTH PROCUREMENT GUIDELINES (DECEMBER
2008) 10

Central Goldfields Wollondilly

Shire Council
Shire Council
PO Box 194, Maryborough VIC 3465
Tel: (03) 5461 0610
A better working relationship
Fax: (03) 5461 0666
Email: mail@cgoldshire.vic.gov.au
PO Box 21, Picton, NSW 2571
www.centralgoldfields.com.au
Phone: (02) 4677 1100

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FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
54 CLIENT FEATURE
DORMA AUTOMATICS
FIRST TO MARKET WITH AUTOMATIC SLIDING
DOOR COMPLIANCE
Powered Doors for Pedestrian Access and Egress
I
n September 2007, Standards Australia released a new
automatic door standard, entitled AS 5007 “Powered doors for
pedestrian access & egress.” Replacing the 1992 Standard
AS4085, the new Standard 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.
AS5007 sets out the requirements for the design and test methods
for drive units, door leaves and components of powered pedestrian
doors. The standard also provides requirements for design of the
shopfront installation, verification of testing methods, product
identification marking and commissioning of the complete powered
pedestrian door operator.
The DORMA EL301 and HD operators are the first automatic
sliding door operators compliant and accredited with AS5007.
The EL301 & HD automatic door operators are certified by an
independent NATA accredited laboratory and have been tested
against the following Standard requirements:
3 1,000,000 continuous cycle test at maximum door weight
3 2,000 cycles in a temperature controlled chamber (1,000 at -15
C and 1,000 at +50 C)
3 Self-monitored Safety PE Beams (Photo Electric Cells)
3 Self-monitored Presence Sensors (protective devices)
3 Accelerated cycle test
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
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. AS 5007 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 and is of great importance to facility
managers and building owners when it comes to service obligations
and duty of care. 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 manufacturer’s instructions. It is
the responsibility of a building owner / facility manager to ensure this
requirement of the Standard is adhered to.
For further information on AS5007 compliant products or servicing
requirements, please contact DORMA Automatics on: 1800 675 411
or infoautomatics@dorma.com
AS5007
Glass Fittings and
Door Control Automatic Doors Movable Walls Service
Accessories

DORMA Automatics
First to Market with Automatic Sliding Door Compliance.
In September 2007, Standards Australia released a new automatic door standard entitled
AS5007 “Powered doors for pedestrian access and egress”. Replacing the 1992 Standard
AS4085, the new Standard focuses on standardising the “design, installation, test and safety
requirements of all automatic pedestrian door assemblies.”

The DORMA EL301 and HD operators are the first automatic sliding door operators compliant
and accredited with AS5007.

EL301 & HD automatic operators are certified by an independent NATA

accredited laboratory.

D NATA Certificate - AS5007

D 1,000,000 continuous cycle test at maximum door weight

D 2,000 cycles in a temperature controlled chamber

(1,000 at -15IC and 1,000 at +50IC)

D Self-monitored Safety PE Beams (Photo Electric Cells)

D Self-monitored Presence Sensors (protective devices)

D Accelerated cycle test

DORMA Automatics . 1800 675 411 . infoautomatics@dorma.com . www.dorma.com.au

56 LOCAL GOVERNMENT – LIGHTING

THE FUTURE LOOKS

BRIGHT FOR
LED LIGHTING

With constant pressure on

businesses and residences to
address energy inefficiency, the
search is on for an alternative light
source to fluorescents. Light emitting
diode (LED) lighting is already commonly
found in such applications as garden lights,
torches and bicycle lamps, and is lauded to be
the future of commercial lighting.

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1

I
n fact, Melbourne’s iconic Westgate Bridge is set to receive an
LED facelift, with more than seven kilometres of multicoloured
LED lights planned for installation on the bridge by the end of
2010.
LED lights are a promising alternative to the lighting currently used
for large areas, because they have a longer lamp life, highly
directional light which reduces loss of light through distribution in all
directions, are more energy efficient and reach full brightness
immediately without a warm-up period.
A reasonable question to ask would be why LED has been so slow
to take off, given its obvious advantages over other light sources. LED
was originally only available in colours such as green, but a white LED
has recently become available. Despite this progress, frustrations
regarding the high prices, low light output and relative ignorance
regarding life span have all hampered LED’s advancement in the
market.
The light at the end of the tunnel for LED is that constantly
improving technology is helping LED to be taken more seriously. As a
means of discovering the benefits of LED replacements for
fluorescents, energy efficiency firm CarbonetiX in October 2008
embarked upon an independent evaluation of LED versus fluorescent
lighting. The Solid State Lighting Trial was undertaken in partnership
with the Victorian Government Sustainability Fund, managed by
Sustainability Victoria, and with the support of the City of Frankston.
The report addresses the existing obstacles that LED lighting faces,
as well as predicting trends that will increase the likelihood of LED
becoming a viable alternative to fluorescent lighting by 2015. The
report also presents recommendations aimed at aiding building
owners to achieve immediate energy savings with fluorescent
lighting.
Fluorescent lighting and LEDs
As fluorescent lighting is the most commonly used lighting source in
commercial applications, the task of replacing fluorescents with LEDs
LOCAL GOVERNMENT – LIGHTING 57
will be a large one. Fluorescent lighting is the primary source of
lighting in offices, supermarkets, schools, hospitals, and many other
buildings, and has such widespread use due to its efficiency,
reliability and affordability.
Now, LED lights provide an alternative to the fluorescent linear
tubes that are commonly used, and claim to be more energy efficient
than their predecessors.
The trial
In addition to addressing the barriers to uptake of LEDs as a
fluorescent substitute, the evaluation carried out by CarbonetiX
discusses a trial of the LED lights in a community centre in Frankston,
highlighting the observed benefits and drawbacks of switching to an
LED system.
The Solid State Lighting Trial was carried out over a year, from
October 2008 to October 2009. First, an initial desktop evaluation of
1200mm long LED tubes was carried out for brightness and luminous
efficacy. As part of this process, nineteen different manufacturers
were evaluated according to their LED specifications.
The six tubes that appeared to be the best on paper were then
tested for light output and power consumption in a typical office light
fitting. The cost of tubes varied from $50 to $120.
An obstacle that was encountered when changing the tubes was
the necessity to remove the starter in the light fitting, and in some
cases, the power factor correction capacitor and the iron-core ballast
required disconnection or to be bypassed. The findings showed that
performance levels of the LED lights differed greatly, and some of the
tubes had an unappealing blue light.
The best performing LED tube then underwent photometric testing
in a NATA certified laboratory, and proved to have an efficacy of
approximately 80 lumens per watt. The report noted that this
superior lamp also emitted a good colour of light, between cool-
white and daylight.
Bruce Rowse, director of CarbonetiX, was surprised by the result.
CONTINUED ON PAGE 60
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
58 CLIENT FEATURE
ADELAIDE AND RAIN BIRD® MAXICOM2
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A
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Between them they use many millions of litres of water each season.
Not surprisingly, when the council was warned that it – along with
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This included the installation of the Rain Bird Maxicom2 Irrigation
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From the Maxicom2 Central Controller, irrigation systems at
multiple sites can be scheduled in a wide variety of ways to suit all
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
climates, locations and watering restrictions.
In one 2-week period, the Ledger Sportsfield in the City of Charles
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$313.00 (23.4%) by trialling the Maxicom2 System.
The City of Adelaide Council recorded a total saving across 14
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The City of Greater Geelong, Victoria ran trials with some irrigation
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60 LOCAL GOVERNMENT – LIGHTING
“The useful light provided by the best lamp in a standard office troffer
(fluorescent fitting), was similar to that of a used halo-phosphor
fluoro tube—a surprising result as earlier testing we had undertaken
had indicated LEDs were just not bright enough to be used as a
fluorescent substitute.”
The best performing lamps were then installed in the Mahogany
Neighbourhood Centre in the City of Frankston, and the change from
fluorescent to LED was performance-monitored.
The community centre comprises an office, and meeting and
training rooms, and is in constant use by community groups,
operating 7 days a week. Prior to the changeover to LED, the centre
was illuminated by halo-phosphor tubes, estimated by CarbonetiX to
have overall efficacy of between 30 to 50 lumens per watt.
According to Rowse, “the LED tubes produce light that is strongly
directional. This can offer a significant advantage by ensuring that all
the light is directed to where it is needed and not lost in the back of a
fitting.” As such, the consensus was that the LED lamp could
effectively replace the fluorescent tubes with little or no light lost. All
176 fluorescent tubes were then replaced with the LED tubes.
Pre- and post-surveys regarding the light quality in the centre
revealed that occupants and users noted either no change or an
improvement in the quality of light in the community centre.
According to an assessment, levels of illumination were around the
same as before but power consumption had dropped by more than
50%, from 40 watts to 18 watts per light.
Nine months after the installation, the lamps were still performing
at the same level as they had after installation, without any failures.
Despite the optimism that this lends to LED technology, nine months
is not sufficient time to deduce whether the lamps will operate for
50,000 hours, as claimed by the manufacturer.
As a result of the trial, it was established that LED lamps might be
a viable alternative to fluorescent tubes, provided that the LED emits
sufficient light. However, there are still some factors that will hinder
the progress of LED into the commercial market, namely cost, a lack
of information about depreciation and lamp life, and exaggerated
performance claims from LED manufacturers.
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
Cost
The highest performing tube chosen from the range of LED lights
submitted for testing was also one of the most expensive, nearing the
upper limit of $120 per tube. As a contrast, a good fluorescent tube
costs approximately $5. This creates a large barrier to widespread
uptake of the technology due to excessively high outlays for a
changeover.
At current prices, it is estimated that it would take ten years for an
organisation to recoup the monetary benefits of investing in LED
lighting. It is likely, however, that demand for the new method of
lighting will drive prices down over the next five years. In the US, the
Department of Energy held a series of workshops looking at potential
advancements in solid-state lighting manufacturing, and attendees at
the workshop predicted about a 70% decrease in the costs by 2015.
This reduction should come about as the result of an 85% decline in
the cost of the packaged LED, which accounts for around 40% of the
cost of the luminaire.
With costs of LED tubes potentially dropping to $20 or $30, and a
halved energy output for lighting, the report estimated that
businesses should be able to receive a payback in energy saving
within approximately three years.
The cost of retrofitting a building with LED lighting to replace the
fluorescents will vary, depending on the procedures required. Some
LED models merely require the starter in the fitting to be removed,
adding no extra cost to the changeover, whereas others require the
fitting ballast to be bypassed, significantly increasing the cost of
installation. As a result, the payback period may be extended for
some installations.
Lumen depreciation and lamp life
As lamps age, light loss, known as lumen depreciation, occurs. A
typical fluorescent tube, for example, will be emitting 15% to 20%
less light at the end of its life than it did at the time of installation.
LED lighting is a relatively new technology and is rapidly changing
and developing. LED lamp manufacturers are claiming life spans of
50,000 to 100,000 hours for their new products, but such claims are

unable to be substantiated, as a new lamp would need to be tested
for approximately 6 years before the claim can be proven valid. By
this time, the lamp would almost certainly be obsolescent.
In the US, the Illumination Engineering Society (IES) has developed
two standards by which the life span and light output of an LED light
may be determined. One of these, the LM80 Approved Method:
Measuring Lumen Maintenance of LED Light Sources, involves a
controlled 60,000 hour test, from which data can be extrapolated
that will predict the life span of an LED lamp up to 36,000 hours. This
can then help to estimate the number of hours by which time light
output will drop to 70% of its original. This estimate is called the
‘L70’ life of the lamp. According to the report, however, few
manufacturers are providing data on lamp life in accordance with this
standard.
Exaggerated performance claims
What manufacturers do provide, however, are claims of luminosity
above that found in the initial trials. Even the best LED tube trialled
for the report produced only 80% of the light claimed by the
manufacturer. The trial found only one tube that was a viable
alternative for halo-phosphor tubes.
Exaggerated claims are a barrier to uptake of LED due to a decline
in credibility and insufficient light performance. With manufacturers
making unsubstantiated claims, the industry will not progress as
quickly as it could. Fortunately, standards are being put in place that,
if followed and regulated, will build consumer confidence and
eventually expand the LED market.
LED light output on the up
Over the two years of the trial and report, a great improvement in
LED efficacy was observed. Manufacturers have begun to claim
efficacy of up to 110 lumens per watt, and in the US a prize is being
offered for the first manufacturer to produce a solid-state light that
produces 150 lumens per watt or above.
The report claims that if the current rate of improvement
continues, it is possible that by 2015 commonly available lamps will
show efficacy of at least 120 lumens per watt.
LOCAL GOVERNMENT – LIGHTING 61
As fluorescent lamps lose light in the fittings, the range of efficacy
is currently somewhere between 56 lumens per watt for a poor
fitting, and 100 lumens per watt for a superior fitting. The CarbonetiX
report claims that by 2015, LED tubes should be available that
produce 50% to 100% more lumens per watt than existing
fluorescent tubes.
All of the above factors indicate that LEDs may sometime in the
near future become a superior choice to fluorescent lighting, which is
relatively static in terms of its progress compared to LED
advancements. The report predicts that we should see LED tubes
readily available from electric wholesalers and retailers, as well as
LED fixtures available with the same dimensions as fluorescent
fixtures.
What about the meantime?
While we wait for LEDs to become as convenient and cost effective
as they are energy efficient, what should be done with existing
fluorescent light fittings?
Any building owner or facility manager should predict a switch
from fluorescent to LED lighting by 2015. The report suggests that in
the meantime, building owners and facility managers should explore
other options to reduce their current fluorescent lighting use to
increase both financial and energy savings.
Three common factors that can be addressed are over-illumination,
lower performance fluorescent tubes, and low performance light
fixtures.
To address these problems, there are plenty of solutions.
Removing excess tubes to minimise over-illumination, replacing
lower-performing tubes with new high-performance tubes, fitting
mirror-like reflectors into existing fittings to reflect light downwards,
and undertaking an illumination assessment using a lux meter, will
ensure that the building’s lighting is operating as efficiently as
possible.
According to Rowse, “these alternate options should be considered
as bridging technologies whilst LED performance, price and reliability
continue to improve over the next few years”.
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
62 LIGHTING

CASE STUDY

OFFICE LIGHTING
GETS SIX STARS
Rated world class in the sustainability
stakes, Sydney’s One Shelley Street
has propelled green office design
into a new realm. A huge
contributing factor in the
building’s environmental 6
Star Green Star rating is
the lighting control and
energy management
system.

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1

L
ocated on the banks of Sydney’s Darling Harbour, the new
Sydney premises of the Macquarie Group has set new
standards in sustainable office design. Developed, built, owned
and managed by Brookfield Multiplex, One Shelley Street boasts a
host of environmental initiatives that include innovative lighting, air
conditioning and water management technologies. In November
2008 it was awarded a 6 Star Green Star - Office Design v2 Certified
Rating from the Green Building Council of Australia—just the third
office building in Sydney’s central business district to do so.
Mindful of global environment drivers, Brookfield Multiplex
earmarked One Shelley Street for the coveted Green Star certification
from the building’s inception. Similar to the UK’s ‘Building Research
Establishment Environmental Assessment Method’ (BREEAM) and
the USA’s ‘Leadership in Energy and Environmental Design’ (LEED)
system, Green Star is a holistic environmental rating scheme that
evaluates both the sustainable design and potential performance of a
building. Its highest rating is 6 Star Green Star, indicative of ‘World
Leadership’ in environmentally sustainable design and/or
construction.
The use of light—both natural and artificial—plays a key role in
Green Star accreditation, with points awarded for various lighting
credits related to both indoor environment quality (IEQ) and energy
management. From an architectural standpoint, the innovative design
by architects fitzpatrick+partners includes a high-performance facade
and central atrium for promoting natural light ingress. This is
complemented by an advanced lighting energy management system,
conceptualised by lighting designers Vision Design (a specialist
service of WSP Lincolne Scott), and founded on a lighting control
system from Philips Dynalite.
Smart & sustainable
The impressive One Shelley Street structure essentially comprises two
window-dressed buildings separated by a central atrium. The vast
majority of the 11-level 33,000-square-metre premises is devoted to
open-plan office areas, with multiple meeting room ‘pods’ jutting into
the atrium cavity, several board and multimedia rooms, two
cafeterias, plus kitchens and amenities on both sides of each level.
The designers specified that a centralised control system from
Philips Dynalite be deployed to manage lighting energy consumption
for the entire building. “In the last five years, we’ve found that not
only are lighting technologies more efficient, but the management
structure for controlling them is becoming smarter,” says Nani
Melwani, Services Manager for Brookfield Multiplex. “The intelligent
lighting system is one of the key sustainability initiatives used in this
building.”
According to Donn Salisbury, Associate at WSP Lincolne Scott and
head of Vision Design in Sydney, the lighting design incorporates
several strategies to optimise energy consumption. A distributed
single-lamp solution was selected for the office areas, utilising high-
performance luminaires incorporating16mm T5 linear fluorescents to
achieve the required uniform lux levels (320 to 400lux). “The
resulting light power density is just over 5W per square metre—
significantly below the targeted level of 9W per square metre
outlined in the initial brief,” says Salisbury. Moreover, the control
system permits lighting levels to be tailored to the use of space,
allowing total flexibility for zone switching and dimming, ensuring no
areas are overlit or illuminated when not in use.
Fundamentally, the lighting system is programmed to operate in
two distinct modes—‘trading’ and ‘after hours’—which are timer-
based. Although the precise timing and functionality is individually
configurable for each floor and/or zone, it essentially corresponds to
‘lights on’ at the commencement of trading mode, followed by a
timed sequence of dimming to ‘lights off’ when the system goes into
after hours mode. At this time, motion sensors are activated in
amenities areas and lift lobbies to initiate lighting if motion is
detected, with a 30-45min time-out sequence. Intermittent-use
areas, such as the meeting pods, utilise motion detection at all times.
When in trading mode, daylight harvesting sensors ensure that the
LIGHTING 63
perimeter lighting is dimmed when natural light is available. “There is
a massive amount of perimeter on this building, coupled with the full-
height, high-performance glazing. Even on a cloudy day you get
excellent usable daylight penetration from outside, so the perimeter
lights should rarely be on anywhere near 100 per cent during the
day,” Salisbury says.
DALI masterclass
A key consideration in sustainable commercial fit outs is making sure
the building will accommodate re-configuration as tenancy
requirements change. This means the lighting solution—for the open
office areas in particular—needs to cater for a multitude of different
scenarios and be easily configurable.
To ensure the required level of flexibility, the digital addressable
lighting interface (DALI) data protocol and transport mechanism is
used in the main open office areas at One Shelley Street. Up to 64
individually addressable DALI devices—including the fluorescent HF
ballasts and various sensors—can be controlled by a single DALI
network (or ‘universe’). Moreover, control groups/zones can be
configured and reconfigured from a computer terminal, without
reconfiguring the fittings themselves.
According to Salisbury, this is where the DDBC320 DALI controller
from Philips Dynalite comes into its own as the only controller on the
market that can control three DALI universes—up to 192
ballasts/devices per controller. “We have used a single controller for
each ‘quadrant’ (or half-floor) in the two adjacent buildings,” he says.
“Yet all the DALI ballasts can be individually controlled—be they
dimmed or switched—depending on how you set up the zones.
There’s ultimate flexibility to cater for tenant functionality and
environmental influences—dimming wherever and whenever.”
Another energy-saving feature of the DDBC320 DALI controller is
that it powers down the DALI universe when not in use. The
controllers have integral relays that switch off standby power to the
DALI ballasts, when luminaires are dimmed to zero per cent. “That is
the difference with this system,” says Anthony Seddon, Philips
Dynalite NSW State Manager. “With most DALI systems all the
ballasts have to be powered up all the time, because they need to
know if the signal is coming. But with this system there’s no wasted
energy.”
Salisbury adds that this is not such an issue for buildings that
operate 24/7, but the reality is most commercial buildings shutdown
for long periods every day. “In today’s modern buildings, clients do
not expect to see the energy meter ticking over when the building is
shutdown—and this can add up in buildings of this size,” he says.
“With the ability to shut off the system’s power, you have all the
benefits of the DALI system without the energy sacrifice after hours.”
The window into the lighting control system is delivered by the
Philips Dynalite MapView graphical user interface located in the
basement server room. This provides a visual schematic of the entire
lighting system, plus allows easy configuration of timed events and
facilitates scene adjustments.
“The software makes it very easy to reconfigure the zones on each
floor, leveraging the individually addressable DALI fittings,” Brookfield
Multiplex’s Melwani says. “Plus, we have the power to adjust scenes
both temporarily and permanently. The graphical interface shows all
the lighting levels, indicating where the daylight harvesting system
kicks in. It’s not uncommon for perimeter lux levels to be under 50
per cent during daylight hours.”
Salisbury too is a fan of the MapView user interface. “Other
systems are nowhere near this level,” he says. “It’s incredibly simple
for end-users—the building manager can see what’s connected floor
by floor and access any part of the system with a sweep of the
mouse.”
Energy by numbers
Another energy goal for the One Shelley Street building is to meet the
‘National Australian Built Environment Rating System’ (NABERS)
Energy rating. This evaluates the actual energy consumption and
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
64 LIGHTING
greenhouse gas emission performance of an existing building, and is
derived from the actual amount of energy (electrical, gas, coal and
oil) a building or tenancy consumes over 12 months.
According to Melwani, a separate energy monitoring system sub-
meters all electricity, water and gas consumption across the whole of
the One Shelley Street building. “Initially we looked at integrating the
lighting control with both the energy management and building
management system (BMS),” he says. “But we ultimately decided
that this would eliminate some of the smarts of the MapView system.
As a result, certain key data from the MapView server are fed into the
BMS, so it can see when certain floors are activated.”
Floor lighting may be switched on as the result of timed events,
activation of motion sensors, or manual override via a host of
attractive user touch screens spaced at regular intervals on each floor
of the building. These Philips Dynalite DTK600-SS LCD touch screens
(with stainless steel facia) display an interactive graphical
representation of each floor, with details of each zone available with a
tap of the LCD panel. This allows employees to control the lighting in
their workspaces—particularly after hours when the default state is
lights off and workers might need to manually extend the lighting in
selected zones. The touch screens are also used to put the system
into after hours ‘cleaning mode’.
Given the predominance of open-office areas at One Shelley Street,
it is not surprising that these have attracted most of the lighting
energy management focus. However, as with any large, high-end,
office building, there are many other important areas that are also
controlled by the fully integrated Philips Dynalite lighting system.
These include LED architectural lighting in the central atrium lobby
areas and adjoining multifunction room; DSI control of lighting and
blinds in various meeting/board rooms; and relay control of lights
used in public/amenities areas. The system, which was engineered
and installed by HeyDay Electrical, also supports integration with
third-party AV systems in meeting rooms.
The entire lighting control system is founded on Philips Dynalite’s
sophisticated peer-to-peer communications serial bus network,
DyNet, which links the multitude of controllers with over 300 multi-
function sensors and around 75 LCD touch screens throughout the
building. “Electrical isolation between all the quadrants and other
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
Nani Melwani,
Services Manager for
Brookfield Multiplex:
“The intelligent
lighting system is
one of the key
sustainability
initiatives used in
this building.”
(IMAGE): The central atrium is overlooked by a
series of meeting ‘pods’, which feature motion
sensors and time-out sequences to minimise
energy usage.
areas is achieved using network bridges or gateways,” Seddon says.
“This and the distributed intelligent control architecture help ensure
maximum network availability—if any one part of the network goes
down it doesn’t affect anything else.”
Crowning glory
One Shelley Street is the crowning glory of Brookfield Multiplex’s
nine-year redevelopment of Sydney CBD’s King Street Wharf
precinct, a new lifestyle destination that comprises commercial,
office, retail, entertainment and residential spaces. “We’re really
happy with how the building has turned out,” Melwani says. “We set
out from the start to achieve the 6 Star Green Star rating for design
and now we are hoping to achieve the ‘as built’ rating in the near
future.”
The contribution of the lighting control system to this Green Star
certification should not be underrated; although it is too early in the
building’s life to quantify any energy savings, they are predicted to be
significant. With lighting typically accounting for 30 per cent of a
commercial building’s electricity consumption, it will presumably not
be too long before such lighting/energy management systems are
installed in major office buildings as a matter of course.
About Royal Philips Electronics
Royal Philips Electronics of the Netherlands (NYSE: PHG, AEX: PHI) is a
diversified Health and Well-being company, focused on improving people’s
lives through timely innovations. As a world leader in healthcare, lifestyle
and lighting, Philips integrates technologies and design into people-centric
solutions, based on fundamental customer insights and the brand promise of
“sense and simplicity”. Headquartered in the Netherlands, Philips employs
approximately 116,000 employees in more than 60 countries worldwide.
With sales of $38 billion in 2008, the company is a market leader in cardiac
care, acute care and home healthcare, energy efficient lighting solutions and
new lighting applications, as well as lifestyle products for personal well-being
and pleasure with strong leadership positions in flat TV, male shaving and
grooming, portable entertainment and oral healthcare. News from Philips is
located at www.philips.com/newscenter. 
www.dynalite-online.com
 SUSTAINABLE BUILDINGS 65

OFFICE INTERIORS AWARDED

6-STAR GREEN STAR RATING
Architectural firm Woodhead has set new benchmarks in
sustainable architecture, achieving a 6 Star Green Star
rating from the Green Building Council of Australia.

T
heir design at Fujitsu’s 6,050 sqm Victorian head office,
awarded the Office Interiors v1.1 Certified Rating, representing
‘World Excellence’ in environmentally sustainable design,
achieved a Green Star score of 85, the highest score to date awarded
to any Australian office interiors project.
Located in “The Gauge”, a Green Star accredited building at
Melbourne’s Docklands, this prestigious industry accreditation
recognises Woodhead’s commitment to sustainable design.
Woodhead Regional Principal, Gary Beer said, “The sustainable
solutions within the fit-out and the building have provided a
noticeable difference to the air quality, a fresh, light environment
which will contribute to the well being of Fujitsu staff”.
“Fujitsu engaged with Woodhead to further enhance our
commitment to sustainability as we aim to embrace energy efficiency
through all that we do,” states Greg Fawcett, General Manager
Facilities, Fujitsu Australia. “Deploying a sustainability strategy
throughout our facilities at Fujitsu reflects our commitment to
reducing our carbon footprint in all areas of our business. In
alignment with Fujitsu’s Sustainability Consulting practice which
reduces an organisation’s carbon footprint through their IT
infrastructures, we too will notice a marked reduction in our energy
bills from implementing a Green office.”
All of the floors in the new fitout have been planned so that
general staff are situated at the perimeter of the space, where
daylight and views are prominent. The carefully planned internal
shared spaces complement the exposed structure of the building as
well as the day to day working environment of its users.
Spatial planning has resulted in the necessary departmental
affiliations with level four as typical office space, level five as a
conference floor and reception on level six.
“Fittings and furniture are not the only part of making an office
space work; creating healthy working environments, through the use
of new and sustainable technologies is now the key to designing great
workplaces,” Fawcett said.

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
66

To learn how the right glazing solutions can improve your energy efficiency,
contact Express Glass on 1300 666 234 or visit www.expressglass.com.au.

Improve the energy efficiency of your building.

A ustralia’s governments have agreed to a

new national mandatory disclosure scheme
aimed at improving the energy efficiency of
commercial office buildings.
Within the next few months, building owners will be
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If you’re serious about improving your property’s Call Mark Jennings today on 1300 666 234,
energy efficiency and NABERS star rating talk to email markj@expressglass.com.au,
about the right glazing for you. or visit www.expressglass.com.au.

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
 ENERGY EFFICIENCY 67

FMA AUSTRALIA – TOOLS OF

CHANGE e-BOOK
THE CHALLENGE OF ENERGY MANAGEMENT IN
AUSTRALIA’S COMMERCIAL BUILDINGS
In recent years, everyone working in
facility management has become
increasingly aware of the
importance of the need to improve
energy efficiency in our
buildings.

T
his fact is reflected in the
increasing number of ‘green
buildings’ that are being
constructed around Australia. Many of these
buildings successfully fuse striking architectural
design features with intelligent systems that
dramatically reduce a building’s environmental footprint.
However, Australia’s building stock is replenished at a
low rate (between 2-3% per annum). The real
challenge is to improve the environmental
performance of Australia’s existing buildings.
Despite increased environmental concern, a range
of government and business programs designed
to draw-down energy use, improved technologies
and well-established, well-tested methodologies
that have been proven to bring-about real
reductions in energy consumption in commercial
buildings, take-up of cost effective approaches in
Australia have been comparatively low.
CONTINUED NEXT PAGE

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
68 ENERGY EFFICIENCY
Why is this the case?
One theory suggests that the way information about energy
conservation has traditionally been disseminated relies on an
assumption that owners, facility managers and their colleagues
will embrace and act upon information pertaining to energy
efficiency and conservation so long as the financial and
performance advantages of taking action are clear, and any
actions recommended are rational and practical.
It has become increasingly clear, however, that this view is
perhaps too simplistic – and that there are in fact a whole range
of other drivers and influences that are limiting improvements in
the energy efficiency of Australia’s built environment.
To enhance the prospect of generating real improvements, a
range of other factors need to be considered before designing
an energy management strategy. These include:
3 Gauging whether information is first noticed, then
evaluated positively;
3 Assessing whether peers, subordinates and managers are
aware of the energy efficiency opportunities;
3 Understanding the level, energy and money that can be
saved by undertaking a particular activity;
3 Encouraging a personal commitment to energy efficiency
among key personnel;
3 Skill in planning, managing and communicating energy
efficiency; and
3 General environmental concern.
Helping Facility Managers overcome barriers to
change
FMA Australia’s Tools Of Change e-Book helps facility
managers to deal with each of these factors, by coupling
technical information with practical advice that helps to
overcome resistance, communicate effectively with those from
whom cooperation is most critical and put into place energy
management strategies that deliver results, and make CO2
emissions reductions a habit.
An older building is not, by definition, a poorly performing
building. Real improvements in the energy efficiency of
commercial buildings can be brought about through more
effective management.
To achieve peak efficiency, however, buildings must be
monitored, maintained and run optimally.
Building services must consume as little energy as possible
and tenants, building owners, facility managers and contractors
all have a role to play in ensuring the best outcomes. Facility
managers are ideally placed to coordinate and oversee this
process.
Many of the barriers that prevent the uptake of energy
efficient management practices are as much about people’s
attitudes as they are about cost or technology.
Tools Of Change recognises this fact, and sets out a clear
pathway that will succeed in changing the frequently-
encountered view that emissions reduction is ‘someone else’s
problem’.
The Pathway
For ease of use, Tools Of Change is divided into four sections,
each of which guides users along the pathway of a building
energy efficiency project.
These sections are:
3 Planning
3 Investigation
3 Ideas
3 Action
Practical energy conservation measures, stakeholder
engagement techniques and case studies are presented along
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
the way, providing ‘real life’ examples of the concepts
discussed.
This structured pathway approach allows an individual facility
manager or a team to communicate what is required
throughout their entire organisation, get out ahead of the
momentum and lead the charge.
Benefits for Facility Managers
The drive for energy efficiency puts facility managers in the box-
seat in terms of influencing change, as well as demonstrating
their value and contribution to an organisation’s senior
management team.
Tools Of Change has been developed by people who practice
and understand effective facility management. Unlike many
generalist publications which treat facility management as a
lower-order priority, this e-Book is targeted specifically at those
who are responsible for ensuring the smooth, cost-effective
operation of buildings.
Facility managers have an opportunity and practical tools to
participate actively in energy reduction strategies and must act
urgently to quantify the problem, change perceptions and
benchmark progress.
Embracing this reality will allow organisations to preserve
service levels, streamline infrastructure and demonstrate
ongoing bottom line financial impact—as well as reducing their
carbon footprint.
The greatest chance for an energy efficiency campaign to
succeed is to combine methodologies that include information,
planning materials and feedback to participants on their
progress of their program.
Achieving some early, visible results will then act as a catalyst
for all who are involved in the effort, maintaining enthusiasm for
progress and spurring people on to achieve even better results.
Tools Of Change equips facility managers with a planning
structure, tools and resources, and most importantly, a strategy
for gathering feedback on the progress than can then be shared
with others.
The Outcome
By following the pathway set out in ‘Tools Of Change’, facility
managers will maximise their opportunity to bring about real
change in their organisation’s approach to energy use.
The e-Book will help facility managers incorporate more
effective energy management practices into their day-to-day
activities and responsibilities. By leading change and changing
attitudes in their own organisation, facility managers are well-
placed to achieve tangible results that include:
3 Measured reductions in CO2 emissions;
3 Cost savings from improved energy efficiency;
3 Spreading of key enablers of wider change through the
facilities management community;
3 The possibility of wider ‘tipping-point’ adoption of energy
saving and linked practices;
3 Identification and training of potential ‘energy champions’
within an organisation; and
3 Improving recognition and respect for the practice of
facilities management within their own organisation and
across the built environment sector.
Tools Of Change will be available for download from FMA
Australia’s website (www.fma.com.au) in March 2010.
This project has been undertaken by FMA Australia in
partnership with Melt FM, and has been made possible by the
support of Australian Government’s Green Building Fund.

ZILLMERE JOINT CONTACT
CENTRE SEEING STARS
Queensland Government’s new $44.5 million Zillmere Joint Contact Centre in Brisbane has been
awarded the highest Green Star – Office Design v2 rating ever received by an office building in
Australia. Eden Cox investigates.
W
ith a completion date in April 2010, the
building will provide 24 hour access to
Smart Service Queensland and the new
Queensland Police ‘Policelink’ service, which will
provide non-urgent police services.
“The Green Building Council awarded the project an
extremely high 92 points out of 105, including four
innovation points out of a maximum five,” Public
Works Minister Robert Schwarten said. “The building,
designed by the Department of Public Works, has
achieved its targeted Green Star rating through an
intricate project design using industry-leading
technology and initiatives,” he said
“This score well exceeds any other project in
Australia, making the Joint Contact Centre the
country’s most ecologically sustainable office building
and comparable to any in the world,” said Minister Schwarten.
The Green Building Council of Australia Green Star ratings include:
4 Star (45 points, representing Best Practice), 5 Star (60 points,
representing Australian Excellence) and 6 Star (75 points,
representing World Leadership).
“Particular emphasis has been placed on energy and water
efficiency, recycling and reuse of water, production of renewable
energy on site and worker comfort and health,” said Minister
Schwarten. “The building makes use of an extensive photovoltaic
installation on the main roof that will produce up to 84 kilowatts of
solar energy,” he said.
This innovative photovoltaic cell technology will reduce emissions
and peak demand, whilst reducing the building’s reliance on the
electricity grid.
Further energy-saving initiatives include the air conditioning system
which includes thermal storage and off peak cooling, and the use of
low energy lighting and intelligent lighting controls to improve
efficiency and ensure that the workspace is neither too dull nor too
bright. The use of high-frequency ballasts for light fittings will
eliminate flicker, and improve employee comfort.
A water harvesting and re-use system minimises mains water
consumption by collecting rain water and storm water and treating
office grey water for reuse. The building will have water efficient
fixtures and appliances
Worker comfort is an important feature of the design. To achieve
this, Microclimate® workstation screens have user adjustable built-in
air vents that draw conditioned air from underfloor ductwork. Fresh
air supply in the building reaches 150 per cent above that required
under AS 1668.2-1991.
External views and exposure to natural light are maximised
ensuring that as much of the workspace as possible has external
views, reducing eyestrain for employees by allowing long distance
vision.
The workspaces are also designed to reduce internal noise levels
by utilising extensive acoustic treatments and material selection.
The building design incorporates substantial use of Low VOC
products (Volatile Organic Compounds). This will reduce chemical
offgassing that can be detrimental to occupants ’ health, whilst the
provision of systems to remove indoor pollutants from printing and
photocopying areas will improve indoor air quality.
Passive design features such as double-glazing and sandwich panel
roof and wall cladding provide insulation, whilst a large piece of land
SUSTAINABLE BUILDINGS 69
that surrounds the Joint Contact Centre will be revegetated with local
native plant species to improve the natural ecology of the area.
This revegetation is designed to create a more natural environment
that is low maintenance and less reliant on artificial irrigation, whilst
enabling native wildlife and flora to thrive.
Environmental impacts during construction have been minimised
with fortnightly inspections by an environmental scientist to ensure
correct environmental safeguard measures have been implemented,
including the recycling of construction waste materials and the use of
non-PVC materials.
Once completed, the building’s systems will be tested and
monitored by a state-of-the-art computerised Building Management
System that will control and monitor systems, including the electrical,
water use and recycling and air conditioning systems, to ensure
optimum function.
The Building Management System has inbuilt monitoring and
diagnostic features that will allow engineers to continuously monitor
and report on building systems through a wide range of metering
points and sensors.  
And there is more to the Joint Contact Centre than world-leading
green innovation.
Whilst the two government agencies occupying the Centre will
have physically separated and secured tenancy, and supporting
infrastructure for each, the design of the building provides valuable
flexibility to rapidly expand or decrease the capacity of both Policelink
and Smart Service Queensland to respond to changing circumstances,
such as emergency situations.
Furthermore, the establishment of Policelink at the Joint Contact
Centre will provide enormous benefit to the community and
Queensland Police.
“Community members will have the choice of contacting Policelink
24/7 at the new Joint Contact Centre in Zillmere, or contacting their
local police station directly for non-urgent assistance,” said Police
Minister and Member for Nudgee, Neil Roberts.
“This will reduce the call burden in existing business units, free up
operational police officers and improve client service provided to the
community,” he said.
Until then, Policelink and Smart Service Queensland will be
anxiously awaiting relocation to the world-leading 6 Star Green Star –
Office Design v2 facility, which promises to deliver on efficiency,
worker comfort and ecological sustainability and make great leaps in
innovative design.
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
70 SUSTAINABLE BUILDINGS

CHEMICAL EMISSIONS
FROM BUILDING PRODUCTS
BY SUBBALAKSHMI YERRAMILLI, CETEC PTY. LTD
AND ROBERT SCHILLER, CETEC PTY. LTD

People generally spend as much as 90 percent of their time indoors, and therefore the
condition of indoor air has a vital impact on human health. Today, buildings are designed
to be airtight to save energy, resulting in less fresh air intake and the potential for a
general build up of pollutants in the indoor environment. The overall quality of indoor air is
influenced by thermal acceptability and air contaminants.

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
 SUSTAINABLE BUILDINGS 71

M
any researchers have investigated the volatile organic
compounds (VOCs) within new and established buildings.
With established buildings the total volatile organic
compound (TVOC) concentrations though low are higher than found
in outdoor air. However, much higher VOC concentrations can be
detected in new or renovated buildings, persisting above baseline
levels for several weeks or even months. Indeed up to 96% of VOCs
found in large office buildings following construction had resulted
from materials used to construct and furnish the building.
The World Health Organisation defines VOCs as organic
compounds with boiling points between 50°C and 260°C, excluding
pesticides. The term encompasses a very large and diverse group of
carbon-containing compounds. There are probably several thousand
chemicals, synthetic and natural, that can be called VOCs. Of these,
over 900 have been identified in indoor air. They include acetone,
aliphatic and aromatic hydrocarbons and chlorinated solvents, from
sources such as paint, adhesives, carpets and cleaning agents.
Formaldehyde, a very volatile organic compound, can also be found
inside buildings. It can be found in products such as composite wood
(MDF, plywood), foam insulation, textiles and adhesives.
South Korea has regulations for the acceptability of building
products for indoor use. Building products must be tested to set
criteria that include a requirement for chemical emissions. Those
products that fail are banned as construction materials. In Germany
there is the Committee for Health-Related Evaluation of Building
Products that has a mandatory scheme for the use of selected
construction products which may present a danger to human health
or a significant deterioration of human comfort.
However, in Australia there are no regulations for chemical
emissions from building materials. Instead organisations formed to
drive the adoption of “green building” practice; e.g. Green Building
Council of Australia, have provided guidelines for the emissions of
VOCs and formaldehyde from building materials. Industry
Associations have followed (e.g. Carpet Institute of Australia) with the
development of environmental certification schemes that include the
consideration of material emission limits.
Architects are now universally requiring certified sustainable
products. The emerging trend is that building material suppliers are
required to provide documentation of their product’s conformance to manufacturers/suppliers to obtain emission data for their product to
material emissions limits in order for the product to be used in a demonstrate compliance with relevant criteria. At the same time,
building. CETEC has established a VOC emission “fingerprint” database of
various building materials that is used in CETEC’s indoor air quality
Chemical emission testing of materials investigations.
Throughout the world there are different approaches to testing Table 1 shows some typical values for building products currently
chemical emissions from building products. These include small used in Australian buildings. In most cases the guideline requirement
chamber or a large environmental chamber. A small chamber is used is to have less than 0.5 milligrams per square metre per hour at 24
to test representative portions of whole materials; (e.g. carpet). A hours or seven days depending on the product. This guideline
large chamber is used to test whole items; (e.g. furniture). requirement has been established through organisations such as
The emissions from materials are collected for a specified period Green Building Council of Australia via the Green Star rating scheme.
and this may vary depending on the emission test method; (e.g. at 1 Such guideline requirements have evolved into de facto regulations or
day, 7 days, 14 days or 28 days). Emission acceptance criteria can architectural requirements for the acceptability of a product for use in
also vary, focussing upon TVOCs emitted or considering the actual a building.
chemicals present in the emissions and their toxicity profile. Most Australian manufactured building materials have been
It is important to have a clear understanding of the time period for capable of meeting the acceptance criteria. Over the last few years,
emission collection and the acceptance criteria when comparing TVOCs and formaldehyde levels have been reduced to satisfactory
different materials or assessing a product with respect to an emission levels. Feedback is also provided to manufacturers/suppliers of
limit (e.g. Green Building Council of Australia). Imported product may building product about the indoor health impact of their product as it
have emission data that is not compatible with Australian relates to TVOCs, VOC species and formaldehyde.
requirements. Building materials originating from non-Australian sources can
show levels of chemical emissions above the acceptance criteria. As
Typical building product emissions well there is the potential for compounds with known toxic effects to
The Green Building Council of Australia Green Star scheme has been be present. Non-Australian manufacturers would appear not to be as
a driving force in Australia for the testing of emissions from building diligent in seeking to minimise the indoor air quality impact of their
construction, furnishings and furniture. The extent of reach has gone product.
beyond those particular products specified to be tested as per Green Paints, coatings, adhesives and sealants are not represented in
Star. Table 1. This is because the voluntary schemes such as Green
In the recent years CETEC has been actively assessing a wide range Building Council of Australia Green Star do not emphasise the
of materials used in buildings. This has enabled emission testing of these products. For products such as paints,

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
72 SUSTAINABLE BUILDINGS

coatings, adhesives and sealants VOC content is used as a measure of

environmental impact. Unfortunately VOC content and chemical
emissions results are not that comparable. Thus a low VOC content
product may not necessarily be a low VOC emission material.

Improving indoor air quality

The focus upon limiting emissions from building products should be
positive for improving the indoor environment. The European
experience has been that attention to the chemical emissions of
materials has led to the reduced presence of some VOC chemicals.
For instance some relatively toxic substances (e.g. benzene,
halogenated hydrocarbons) are now less likely to be found in the
indoor environment.
The Australian outcome has been that formaldehyde levels in new
buildings have been reduced to relatively low levels. This has been
achieved through the formaldehyde minimisation requirements
specified by Green Building Council of Australia Green Star scheme. It
is very likely that a new building will have formaldehyde levels less
than the World Health Organisation limit of 0.1 milligrams per cubic
metre.
There has also been a reduction in TVOCs found in new buildings,
though not necessarily to benchmark levels. More than ten years ago
it was possible that a new building could provide up to 5 milligrams
per cubic metre level of TVOCs. Now it is probable that the TVOCs in
a new building will be of the order 0.3 to 1.5 milligrams per cubic
metre. Nevertheless, the expectation should that a new building,
especially a “green” building would attain less than 0.5 milligrams per
cubic metre TVOC.

TABLE 1 TYPICAL CHEMICAL EMISSION FROM BUILDING PRODUCT/MATERIAL.

Application Material Typical Chemical Emission mg/m2/hour Criteria Acceptance mg/m2/hour

0.1 – 0.3 TVOC <0.5 24 hours
Carpet (Australian)
0.04 – 0.01 4-PC <0.05 24 hours
0.2 – 0.7 TVOC <0.5 24 hours
Carpet (non-Australian)
0.04 – 0.01 4-PC <0.05 24 hours
Flooring
Vinyl (Australian) 0.05 – 0.2 <0.5 24 hours
Vinyl (non-Australian) 4 <0.5 24 hours
Rubber 0.5 - 2 <0.5 24 hours
Cork 0.1 – 0.4 <0.5 24 hours
<0.05 – 0.2 TVOC <0.5 7 days
Plasterboard
<0.02 Formaldehyde
0.02 – 0.1 TVOC <0.5 7 days
Cement Sheet
0.01 – 0.04 Formaldehyde
MDF 0.1 – 0.3 TVOC <0.5 7 days
Plywood 0.1 – 0.3 TVOC <0.5 7 days
Particleboard 0.1 – 0.3 TVOC <0.5 7 days
High Pressure Laminate <0.05 TVOC <0.5 7 days
Fit-Out <0.05 TVOC <0.5 7 days
Bamboo
0.1 Formaldehyde
0.1 – 0.4 TVOC <0.5 7 days
Ceiling Tile
<0.01 – 0.05 Formaldehyde
0.05 – 0.2 TVOC <0.5 24 hours
Fibreglass Insulation <0.03 Formaldehyde
<0.05 TVOC <0.5 24 hours
Polyester Insulation <0.01 Formaldehyde
Rubber Insulation 0.1 – 0.5 <0.5 24 hours
Natural Wood 0.2 – 0.5 TVOC <0.5 7 days
Foam 0.1 – 0.6 TVOC <0.5 7 days
Steel/Aluminium <0.01 TVOC <0.5 7 days
Oil-Based Glue 5 TVOC <0.5 7 days
Furniture Items
Water-Based Glue <0.05 TVOC <0.5 7 days
Plastic (PP, PE, ABS, PVC) <0.05 – 0.2 TVOC <0.5 7 days
Stone/Marble <0.01 TVOC <0.5 7 days
Fabric 0.05 – 0.2 TVOC <0.5 7 days

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
 SECURITY 73

Graffiti is a threat that concerns both facility and security managers. The Facility Manager is responsible
for refurbishment or replacement of damaged surfaces and usually bears the costs. The security
manager is tasked to protect the site, the budget and the reputation of the occupants and owners from
all forms of deliberate human action including graffiti. In this article, security expert Don Williams* uses
graffiti as an example of how Facility and Security Managers can combine their knowledge, skills and
resources so that they can protect the site and reduce the costs, with risk analysis providing a structure
to bring the relevant knowledge together.

A
combined, disciplined assessment will form the basis of a
reasoned and defensible proposal and cost benefit analysis to
prevent and, if the risk is realised, respond to graffiti attacks.
Facility Managers are usually aware of the prevalence of graffiti
attacks and may have implemented response measures such as an
on-call graffiti removal contract or holding appropriate cleaning
materials. The Security Manager, with his specialist knowledge and
contacts can help in defining the likelihood of such attacks and the
consequences across a broad range of areas beyond the physical
damage to the site.
Scoping the Problem
Risk analysis1 enables the managers to work together to determine
the actual graffiti-related risks faced by the site.
Establishing the context will include historical data, usually based
on facility management records as well as determining the prevalence
of this type of damage in the area. The context definition should also
address if ‘urban or ambush art’ is an increasing or decreasing trend
in the region based on the age and interests of the population. The
context should also identify if the site is on a transit route for graffiti
artists. State and local council laws and ordinances with related
proscription or art-support programs are all part of the larger context.
The Security Manager in particular should have a thorough
knowledge of crime prevention through environmental design
(CPTED); as such knowledge will prove invaluable in assisting the
Facility Manager in protecting and maintaining the site.
One of the issues the context statement may address is that graffiti
is not new, with examples having been recorded in ancient Rome.
Although the means of applying graffiti and of removing it have
changed, it might be suggested that as we have examples that have
lasted over 2000 years things are actually better now than they were
from the Facility Manager’s point of view.

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
74 SECURITY
Defining the threat vectors requires an understanding of the
motives behind graffiti and what the perpetrator is trying to achieve.
The motives for graffiti attacks range from random vandalism, artistic
endeavour or protest action.
The context will provide a definition of the assets to be protected
which include, as well as the façade of the structure: the image of the
site, the reputation of the owner, the ‘name owner’, tenants and the
budget.
Once the assets and threats are understood, the exposure and
vulnerability of the site can be determined which enables the
managers to assess the likelihood and consequences of the risk that
the site will be subjected to in relation to graffiti attack.
Likelihood
The likelihood of an attack can be assessed based on previous history
but if it is a new building or the population, internal or external to the
site, is changing, predictive analysis is required. Assessing the
likelihood of graffiti attacks and how to reduce it may rest primarily
with the Security Manager. Likelihood considerations could include,
but should not be limited to:
3 the nature of the building façade, does it lend itself to graffiti
using different marking materials;
3 the naming of the site and the nature of the tenants, which
might increase the chances of protest attacks;
3 the prominence of the building, either the ability for the ‘art’ to
be seen or, at the other extreme, the ability to work without
observation or detection;
3 the prevalence of graffiti attacks in the area, discussions with
other Facility and Security Managers in the geographic area and
of similar facilities can assist, as can liaison with the local police
and council staff;
3 the sight-lines, visibility, lighting, after-hours presence and other
security-specific factors;
3 the existing attitudes and policies in relation to vandalism, ‘urban
art’ and graffiti.
For entertainment and sporting venues the likelihood may change
with the nature of the next gig. At these venues it is becoming more
and more apparent that graffiti occurs during an event, within the
venue, so prevention, detection and remediation treatments are
required.
Consequence
The direct costs of graffiti removal can involve: cleaning with special
solvents, replacement of damaged glass, signage and panels—some
of which can be expensive or even irreplaceable resulting in
consideration of replacing an entire façade. The potential for damage
to the reputation of the site, naming organisation and the owners can
also be assessed. Reputational damage ranges from the image of the
site being unkempt to international media attention as in the ‘No
War’ graffiti attack against the Sydney Opera House in March 2003.
This extreme case of image damage also highlights some of the other
consequential considerations and costs. While the Opera House had
identified graffiti as a security risk and had the capability to remove
the damage, it required personnel trained to work at heights, with
appropriate safety harnesses, tethers for all equipment and care for
the preservation of the external tiles, none of which were of concern
to the perpetrators.
Depending on the type of graffiti, it may be offensive to the local
community and lead to escalation of activity against the site and the
tenants. In some cases the content of the graffiti may need translation
from other languages and cultures, including socio sub-groups within
the Australian mainstream.
Graffiti may in fact gain support from elements in the community.
Some causes (such as anti-whaling) may gain broad support and lead
to further graffiti attacks over a short period of time.
If the site is Heritage Listed then an additional range of
consequences arise due to issues with repair and replacement of
material.
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
Cooperative Solutions
Consideration of the observations in the likelihood and consequence
analysis enables treatments to be identified that will reduce the
likelihood of the risk occurring or mitigate the consequences should
the risk be realised. The managers can review the measures in place
to see if they are effective and develop new treatments. In some
cases they will not be able to alter the factors as they are beyond
their control, but by combining their knowledge they should be able
to develop effective alternative solutions.
As Facility Managers have their networks and means of exchanging
information, for example this magazine, so security professionals
have links that allow them to find out how others have dealt with
similar problems. If the two managers share their knowledge, the
most effective and efficient measures are likely to be developed and
deployed.
The following are few examples of joint treatments that have been
implemented:
3 improvements to lighting and camera positions aligned with
policies for monitoring and responding to incidents at all times
of day and night;
3 a prestigious venue tested the use of protective film over mirrors
in rest rooms; the films, designed for external use, protected the
mirrors from scratches and etching and is considerably cheaper
than replacing the specially designed and manufactured mirrors;
3 collection of used spray cans by facility staff helped the Security
Manager work with the manufacturer to trace the point of sale
and for the local police to remind the retailer of the controls over
sale to minors;
3 educational programs for staff and, in conjunction with local
councils, neighbourhood youths on respect for buildings;
3 the application of Crime Prevention Through Environmental
Design (CPTED) principles to improve sight lines and
‘ownership’ of the space; and
3 development of zero-tolerance policies that require graffiti to be
identified and removed as soon as possible to prevent ‘Broken
Window’2 type copy-cat incidents.
Summary
To provide a safe and secure environment the responsible disciplines
must work together with mutual respect.
Cost benefit analysis based on formal assessment of likelihood and
consequences provides a defensible case for additional resources,
particularly if the analysis reflects both the facility and security
management disciplines. Coordination, cooperation and mutual
respect for each others’ profession can lead to more effective,
efficient and justifiable solutions. There is also strength in submitting
joint proposals to the executive when seeking additional funding for
initiatives that will protect the facility, reputation and image of the
owners and tenants.
Similar considerations to those offered in relation to graffiti can be
used to assess and address most incidents where deliberate human
action is involved.
ABOUT THE AUTHOR
*Don Williams CPP: Don is a strategic security consultant with qualifications
in Security Management and Security Risk Management as well as Project
and Resource Management and is a Certified Protection Professional (CPP).
Don has provided professional consulting services over 20 years. He has a
particular specialty in bomb safety and security. He is a member of ASIS
International, the Institute of Security Executives, the Institute of Explosives
Engineers, and the International Association of Bomb Technicians and
Investigators. He is an Allied Member of the Venue Managers’ Association.
dswconsulting@grapevine.net.au.
1 BASED ON THE PRINCIPLES IN AS/NZS ISO 13000 RISK MANAGEMENT PRINCIPLES AND
GUIDELINES AND AS HANDBOOK 167 SECURITY RISK MANAGEMENT
2 A SECURITY CONCEPT THAT STATES THAT ONCE ONE WINDOW IS BROKEN MORE DAMAGE
WILL OCCUR IMMEDIATELY BASED ON A 1969 STUDY BY PHILLIP ZIMBARDO.

TRENDS IN FACILITY
NETWORK CABLING
INFRASTRUCTURE
BY BARNEY TOMASICH,
BUSINESS DEVELOPMENT MANAGER,
ANIXTER AUSTRALIA
There is a great deal happening in the world of facility network cabling. Settle in while I take you on
quick tour of standards, regulations and trends in copper and fibre cabling.
Trends in Copper Cabling
Cabling is that part of the building that can either be a facility
manager’s best friend or worst enemy. Be aware, there are some
“non-negotiables” when it comes to copper cabling. To be
forewarned is to be forearmed.
As the government regulator in this area, the Australian
Communications and Media Authority (ACMA) requires that all office
network copper cabling must be physically separated by a space of
50 mm from all 240-volt power cabling. If 50 mm is not possible,
then there must be some physical barrier between the two, such as
corrugated conduit. The ACMA inspectors do carry out random
audits to ensure compliance. If your office facility does not comply—
even if it is hidden in the ceiling or in the partitions of modular
furniture—they have every authority to turn off the network until the
TECHNOLOGY + IT 75
fault is rectified. Not a good situation for a facility manager. The
reason for this is safety. If such an installation did not have adequate
surge protection and was struck by lightning, the results could be
tragic.
The current minimum for data and voice cabling infrastructure is
Category 5e (Cat 5e). Although introduced as a solution for Gigabit
Ethernet (GbE), Cat 5e has gradually been replaced for this
application in most new installations by Category 6 (Cat 6), which is
far more efficient at running GbE. Many predict that Cat 5e will
become extinct within 3 to 5 years and that Cat 6 will become the
new minimum. Cat 6 has a bandwidth of 250 MHz and is much more
robust. Anixter has an excellent white paper titled Gigabit Ethernet
over Copper Cabling for those not convinced.
The problem with twisted-pair cabling to date has been that GbE
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
76 TECHNOLOGY + IT

TABLE 2 OPTICAL FIBRE CABLING TYPE PROPERTIES

requires all four pairs, leaving none spare for other
applications. However, a standard has been
developed that would enable GbE to be
transmitted over two pairs, releasing the other two
pairs for other applications such as voice and
video. Unlike Cat 5e and Cat 6, Category 7 (Cat 7)
has an overall shield and foil-shielded twisted-pair
cables (S/FTP). With its individually shielded pairs,
Cat 7 promises to carry multiple applications
within a single cable.
While the industry was waiting for the promise
of Cat 7 to be realized last year, a new cabling
Category titled Augmented Category 6 (Cat 6A)
was ratified. With a bandwidth of 500 MHz, this
cabling is capable of 10 GbE to the desktop. The
construction is predominantly UTP, although an
F/UTP (overall foil-shielded twisted pair) also
exists.
The IEEE 802.3an 10GBASE-T standard has
been ratified for some years and has been eagerly
awaiting the coming of Cat 6A. To date, most
applications for the Cat 6A have been in data
centres, replacing fibre backbones, and in offices
with mission-critical, long-term leases.
Before dismissing Cat 6A as unnecessary,
consider that cabling infrastructure typically is
required to last at least 10 to 15 years, which is
three to five times longer than any other
component in an IT infrastructure. Think back 10
years. We thought 10 Mbps was more than we
would ever require! If you want a great snapshot
of what IT and facility managers all over the world
are planning in the coming years, I have an
excellent global research report from CommScope available entitled developed ZWP single-mode fibre that opens up numerous
A Report on Global Enterprise Network Trends. wavelengths. ZWP single-mode fibre means that less expensive
Coarse Wave Division Multiplexing (CWDM) technology can be used
TABLE 1 COPPER CABLE TYPE SUMMARY instead of the more expensive Dense Wave Division Multiplexing.
Category Type Diameter* Bend Radius* Bandwidth Application The latter uses the existing narrow bandwidth slots available and
requires accurate and expensive lasers. The former uses all the
5e UTP 5 mm 20-25 mm 100 MHz 1 Gbps (just)
wavelengths from 1260 nm to 1625 nm opened up by the ZWP fibre
6 UTP 6 mm 25-50 mm 250 MHz 1 Gbps (well) (refer to Table 2). Consequently, it uses lower cost lasers that do not
7 S/FTP 8–9 mm 60-80 mm 600 MHz 1 Gbps require the same accuracy.
Some argue that we should be using single-mode fibre for indoor
6A UTP 7–8 mm 30-60 mm 500 MHz 10 Gbps
backbone applications as well. If it were just a matter of the cost of
6A F/UTP 7–8 mm 50-70 mm 500 MHz 10 Gbps cabling, single-mode would be a logical choice as it is less expensive
7A S/FTP 8–9 mm 60-80 mm 1000MHz 10 Gbps
than multimode fibre cabling. When you consider the complete end-
to-end solution however, including the opto-electronics costs, it is an
*Note: Constructions vary dramatically from manufacturer to manufacturer.
entirely different story, and the multimode solution is significantly less
expensive.
Trends in Fibre Cabling On the connector front, SC is the current world standard.
There are three emerging product trends in fibre cabling: However, a new miniature small form factor connector has been
3 OM3 and OM4 multimode fibre introduced. The LC connector is half the size of the SC, has lower
3 Zero water peak (ZWP) single-mode fibre loss, lower cost and is easier to terminate. The LC will become the
3 LC small form-factor (SFF) connectors new world standard connector this year and is already appearing on
Most buildings today use OM1 62.5/125-multimode fibre. OM1 is switches and transceivers. It has already been chosen as the world
capable of 220-metre distances at 1 Gb Ethernet but only 26 metres standard connector for industrial cabling and storage area networks
at 10 Gb Ethernet. Good cabling practice dictates that whatever you (SANs).
have at the desktop (e.g., 10/100 Mbps), you should have ten times
that in your backbone (e.g., 1000 Mbps or 1 Gbps) where 80 percent ABOUT THE AUTHOR
of the traffic resides. As the trend toward Gigabit Ethernet (GbE) to Barney Tomasich is the Business Development Manager for Anixter
the desktop continues, 10 GbE will be commonplace in the Australia. Barney is a Building Industry Consulting Service International
backbone. OM3 can do 300 metres at 10 GbE and, as such, has all (BICSI) Registered Communications Distribution Designer (RCDD). He also
but taken over as the indoor backbone of choice. OM4 was also has BICSI qualifications in wireless (WD), outside Plant (OSP) and LAN
recently ratified and can do 550 metres at 10 GbE. (NTS) and is a Green Building Council of Australia Green Star Accredited
Externally, for distances more than 2 km, single-mode fibre is ideal. Professional (GSAP). He has presented numerous technical papers at
Existing single-mode fibre is restricted to two wavelengths (1310 nm industry conferences throughout the world.
and 1550 nm) due to imperfections in the glass from hydroxide (OH) You can contact Barney at 0404-089-057 or barney.tomasich@anixter.com.
ions, called “water peaks.” A couple of manufacturers have now

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1

THE FRENCH CONNECTION
Facilities Management is an industry that is undergoing major transformations worldwide. In this
edition, Facility Perspectives talks with General Delegate Lionel Cottin of Association des Directeurs et
Responsables de Services Généraux (Arseg) about the challenges facing the Facilities Management
industry in France.
FP: Please tell us about Arseg?
LC: Arseg was created in 1975 by a dozen facilities managers who
wanted to exchange their experience and good practice. 35 years
later, the association still has the same mission, as well as working
towards better recognition of the stakes and values of the FM
profession, and gathers more than 2000 professionals throughout the
hexagon. Arseg organises dozens of conferences and meetings each
year, and publishes newsletters and a monthly magazine, Arseg Info.
It co-organises Siseg Expo, the biggest annual exhibition dedicated to
FM in France, and develops tolls such as the French FM costs
database Buzzy Ratios. Arseg also delivers the annual awards of the
FM profession in France.
FP: How has the FM profession in France been affected by
the global economic situation?
LC: First, of course, the real estate market has seen a severe
downturn. Prices per square metre (either for buying or renting office
spaces) fell quite rapidly as companies stopped their investments and
projects. The building construction market and all of its suppliers saw
very difficult times, especially from the end of Q1 2009. Nearly all the
companies reviewed their investment programs at that time, some
making severe decisions regarding all types of costs—especially those
relating to FM. A lot of suppliers began to suffer from harsh
turndown in their business, from furniture companies (-30% to -40%
of total income) to other services suppliers (catering, cleaning, safety,
reception). We expect that, when the recovery comes, there will be
fewer operators in all mature markets, and newcomers in emerging
ones, probably linked to sustainability, health and mobility.
FP: Sustainability is a huge issue in Australia. How is
sustainability perceived in France?
LC: For years, focus on a sustainable future has merely been a nice
ideal and quite a distant problem in France. This is partly because the
nuclear lobby emphasised that the issue did not concern France due
to the country’s high level of nuclear electricity production—the
highest in the world. The French people really began to develop a
wider, more responsible and concrete view of sustainability only in
recent years, since the Kyoto protocol was signed. A ministry was
created at that time, but with very few financial and political means.
The efforts of personalities and scientists such as Yann Artus-Bertrand
or Nicolas Hulot, really raised the issue to another level during the
last French presidential campaign, in 2007. Since then, the minister in
charge of sustainability has been greatly important in government and
the agenda is developing rapidly, especially regarding office buildings.
The targets regarding energy efficiency are very ambitious and the
entire profession is now working together, from architects to
construction companies up to maintainers and facilities managers, to
develop solutions. That’s the reason Arseg has been a member of the
French association HQE, which develops the high environmental
standard for buildings, since 2006, and was elected to the board in
2009.
FP: What are the key issues facing the FM industry in
France over the next 5 years?
LC: First of all, the energy efficiency of office buildings is a large
issue. The goal is to move from the current situation of something like
250 kwh/m2 to a maximum consumption of 90 kwh/m2 in 2012, and
50 kwh/m2 in 2020. In fact, a lot of projects are now considering
“positive energy buildings”, which combine wind, solar and
GLOBAL FM 77
geothermic power, electric vehicles, energy saving equipment and
more effective technical maintenance.
But other big issues are facing the FM industry, such as the
technological revolution and the evolution of ways of working,
making it more and more difficult to know how the office of the
future will look. Mobility, home offices, densification, standardisation,
proximity offices, dematerialisation—evolution is moving faster and
faster. How much space will you need in 5 or 10 years for the same
number of people? What will the spaces look like? What kind of
services will they need? These are big questions for a lot of
companies, in particular the owners.
Another consideration will be to implement efficient FM in the
public sector and the small and middle-sized businesses. They are still
far behind the private sector in France and the next 5 years will see a
massive demand from these sectors. The industry has to be ready as
things are always more complicated with the public sector and small
businesses.
FP: Where do you see Arseg in 5-10 years?
LC: We are planning a huge effort to develop our Internet tools in
order to offer more interactive ways to exchange and to create
professional communities within the FM profession. These tools will
also have to allow quick and efficient access to very precise and up to
date information in all FM related topics. On the other hand, we plan
to develop our programs of conferences, local meetings, site visits
and educational sessions as the demand for this is still growing,
despite (or maybe because of!) the development of virtual networks.
The other main goal is definitely to gain some influence via an
extensive lobbying effort aimed at decision-making groups in the
political and economic spheres. This is something very difficult to
achieve in France, all the more as their view of the FM profession is
almost nonexistent. We have to make them understand the issues of
the profession and to prove that we can be a powerful and reliable
partner with whom to build and achieve common goals. The first step
has been made through the sustainable agenda. Another step for us
will be to evolve the name of the profession, as the French translation
for FM, which is “services généraux”, doesn’t mean much and is old
fashioned. Maybe that means that in 10 years, Arseg will not be
called Arseg any more!
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
78 ESSENTIAL SERVICES + MAINTENANCE

ESSENTIAL SERVICES UPDATE

BY DEREK HENDRY, MANAGING DIRECTOR,

HENDRY GROUP OF CONSULTING COMPANIES

AUST: Sealing Service Penetrations is Critical

Commercial building owners, managers and contractors who manage
buildings with fire and smoke resistant structures must recognise that
they play a critical part in building occupant fire safety. Essential
safety measures regulations have recognised this fact by
strengthening the regulations over the years.
Substantial statutory penalties under most state regulations apply
to building owners and occupiers that knowingly allow any
inadequately sealed services penetrations or breaches in fire and
smoke resisting structures to exist. Equally severe penalties exist for
simply chocking open fire and smoke resisting doors in a fire isolated
stairwell or passageway. To comply with the provisions of the
Regulations and AS1851-2005–Part 17, all building service
penetrations through fire and smoke resisting structures should be
inspected regularly depending on the state. Where inadequately
sealed services penetrations or breaches are found, they must be
rectified in a prescribed time frame.
In the past 12 months, thousands of people had to be evacuated
from buildings, one in Melbourne and two in Queensland—a large
hotel, a department store and an apartment building as a result of
minor fires that caused undue smoke penetration through the
buildings. Although there were no major personal injuries there was
however considerable disruption to businesses, loss of revenue and
some minor personal injuries. In Queensland fines may well be issued
to the owners of these buildings if their mandatory inspection records
of the passive fire safety installations were found not to be up to date
or there were breaches of the fire and smoke compartmentation in a
building.
The implications of these fires could have potentially been much
worse.

NSW: Entertainment Venues

Managers of places of public entertainment should take note of the
NSW legislation that has been recently amended with the inclusion of
the terminology ‘Entertainment Venue’ to replace the previous ‘Place
of Public Entertainment’ (PoPE) terminology and the related PoPE
licensing system.
The intention of these amendments is to facilitate the use of live
entertainment at pubs, restaurants and registered clubs around NSW
by removing unnecessary regulation, in particular the previous need
for development consent and PoPE licensing, while at the same time
retaining appropriate safeguards for public amenity and safety.

AUST: Access to Roof Mounted Air-Con Units

To avoid accidents, facility managers should study the specific
legislative requirements for access to roof mounted air conditioning
units on their buildings. Part 1.2 of the BCA requires mechanical
ventilation and hot water, warm water and cooling water systems in a
building other than a system only serving a single sole-occupancy unit
in a Class 2 or 3 building or Class 4 part to be maintained in
accordance with AS/NZS 3666.2.
Section 2 of AS/NZS 3666.2 ‘Operation and maintenance of air-

FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
80 ESSENTIAL SERVICES + MAINTENANCE
handling and water systems of buildings-microbial’ requires easy and
safe access for cleaning, inspection and maintenance to all plant,
equipment and components of air-handling and water systems of
buildings by complying with the relevant requirements of AS 1657,
AS 1470, AS/NZS 1892.1 and AS/NZS 2865.
AS1657 ‘Fixed platforms, walkways, stairways and ladders—
Design, construction and installation’ has specific requirements such
as the cross fall for drainage of platforms and walkways should not
exceed 1 in 35 or 1.64 degrees. There are no exceptions for
walkways not to be protected by guard railing other than at points of
access or where there is a permanent structure not more than
100mm distance from the edge of the walkway which must give the
same protection of guard railing. 600 wide expanded mesh on flat
solid roofs does not comply with AS 1657. AS 1657 requires the
walkway to be considered a platform, owing to the fact that the
walkway, if level and provided the walkway/platform is not more
than 300 mm above the roof, defined on the edges, not at the edge
of the roof or over a sky lite, it may not be necessary to provide guard
railing, provided the platform/walkway is 600 mm wide.
QLD: Evacuation Routes Free of Obstruction
Building owners and managers have to be aware of the new
requirements in the recent changes to the Building Fire Safety
Regulation 2008 (BFSR) specifically legislating against unauthorised
modification to evacuation routes, i.e. failing to maintain integrity of
safe passage.
FACILITY PERSPECTIVES
VOLUME 4 NUMBER 1
Pursuant to the new BFSR, it is an offence to make unauthorised
modification to evacuation routes i.e. installation of unapproved
mechanical ventilation systems, holding open of fire and smoke
resisting doors or fail to seal holes and service penetrations in a walls
of fire isolated passages or compartments.
Substantial penalties apply for non compliance and knowingly
allowing deficiencies to exist. It is now mandatory for building
owners/occupiers to repair deficiencies in fire resisting construction
within a specific time frame (1 month from notification).
It is an offence under BSFR to:
3 Install or alter a mechanical ventilation or air conditioning system
in a building in a way that, in the event of a fire, may allow air to
flow onto an evacuation route of the building from another
space in the building, including fire-isolated compartments.
3 Allow penetrations or gaps around services penetrating a wall on
the perimeter of a fire-isolated compartment or passageway to
exist.
3 Fail to seal a hole in a wall on the perimeter of a fire-isolated
compartment or passageway.
3 Chock open a door on the perimeter of a fire-isolated
compartment or passageway (unless approved with fail safe/
interlocked door release devices).
These requirements are consistent with the Queensland
Government’s approach to fire safety and the modelling of aspects of
the BSFR on the national fire systems maintenance benchmark
(AS1851-2005). If owners and occupiers comply with their passive
fire safety installation maintenance requirements these provisions will
seem much simpler to manage.
AUST: Fitouts Halted
Facility managers have experienced delays on some fitout projects as
a consequence of construction industry employees and
subcontractors not having completed basic Occupational Health and
Safety (OH&S) induction training.
In most states, construction induction schemes are endorsed by
each state’s workplace safety authority and workers are required to
be issued with a ‘card’ as evidence of their OH&S induction training.
A visit by the local WorkSafe/Cover authority officer or a union
accreditation will certainly impact on the project, if contractors have
not been properly inducted.
AUST: Vacating Premises? Make Good
Upon the expiry of a tenant’s lease a number of facility/property
managers come to grief when the tenant vacates. Some managers
have ‘make good obligations’ in the lease which serves the purpose.
Other lease agreements fail miserably for all sorts of reasons. When
reletting the space, the manager’s new tenant has regulatory show
stoppers to contend with. Generally, this is because removal
(demolition) of partitions and remedial fire stopping of penetrations,
repositioning of exit/emergency lights have not been performed
under a building approval or have been installed incorrectly. This
changes the incoming tenant’s work schedules and occupation date,
as well as requiring extra funds to solve sometimes questionable
‘exiting’ building works, causing problems for all. Approvals and
audits should be instigated by managers when a tenant vacates
before the new tenant is forced to make claims on the building
owner.
ABOUT THE HENDRY GROUP
Derek Hendry is the Managing Director of the Hendry Group of Consulting
companies, including Essential Property Services. Derek pioneered the
‘private certification’ system of building approvals in Australia, and his
nationally based consultancy offices assist clients in all facets of building
control and essential safety measure audits. The Hendry Group publish an
e-newsletter entitled Essential Matters, available online at
www.emau.com.au, and their new service, BCA Illustrated (at
www.bcai.com.au), offers 3000 illustrations explaining and interpreting the
BCA as it applies to your building.
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